Attachment B - Proposed Amendments to the Downtown Community Plan These changes to the DCP are proposed in addition to the changes adopted on March 10, 2020 per Resolution 11239 (CCS) and August 25, 2020 per Resolution 11284 (CCS):
Section 2A.4, Entitlement and Tier System, page 28
The LUCE addresses the Downtown area from a broad policy perspective, outlining goals and objectives, but defers the specific land-use standards to the Downtown Community Plan. The DCP implements a modified version of the LUCE Tiering system, which provides distinct entitlement processes for projects of certain sizes and/or land uses.
The DCP entitlement system differentiates between housing projects and commercial projects, and relies upon process thresholds to crate distinct entitlement pathways for each project type, which are summarized in Chapter 4, 9.10.050, Application Thresholds Table. Downtown housing projects are strongly encouraged to support a strong economically diverse residential neighborhood component to Downtown vitality. These are consequently provided more generous floor area thresholds than their commercial counterpart. Housing projects are defined in Chapter 4, Standards and Regulations,
9.10.050.
• “Base” Projects Typically, developments that conform to Tier 1 standards are referred to as “base” projects. Base projects must meet minimum project requirements for setbacks, design and open space, and pay adopted fees for items such as affordable housing, trip reduction, cultural arts and childcare fees. Projects that provide the required percentage of Affordable Housing Production Program (AHPP) on-site are allowed an additional floor of housing for a maximum of three stories and 39 feet.
1. Housing Projects
Any streamlined housing project up to 75,000on sites less than 43,560 sq. ft. may be processed through an administrative Administrative approvalApproval. Any housing project that meets the definition of “housing development project” under the Housing Accountability Act and that, consistent with the Housing Accountability Act, complies with all applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the project application is deemed complete, may be processed through an administrative approval up to the thresholds established by Section 9.10.050.
2. Commercial Projects
Smaller commercial projects that conform to Tier 1 standards may be processed through an Administrative Approval.
Development Review Projects
Certain Tier 2 commercial projects and certain Tier 3 housing projects on site that are 43,560 sf or greater are permitted by Development Review Permit (DRP), allowing typical mixed-use housingthese projects to be approved through discretionary review and a Planning Commission public hearing that gives community members a venue to share thoughts and input on proposed projects. By law, Planning Commission decisions are appealable to the City Council. The project requirements for Tier 2 and nonnegotiated Tier 3 housing projects are unique to Downtown. This system of project requirements is intended to incentivize and place a priority on the development of housing in Downtown, implement affordable housing requirements that result in a greater number and a more diverse unit mix, and ensure greater discretionary review for larger housing projects and commercial projects. Two types of projects qualify for Development Review Permits within the DCP.
1. Housing Projects on Sites 43,560 Square Feet or Greater Tier 2. Tier 2 housing projects are considered non-negotiated projects. These projects are required to comply with affordable housing requirements and affordability mix as established in Chapter 4, Standards and Regulations, 9.10.070 and must also contribute augmented fees at Tier 2 levels.
Tier 3. In the Transit Adjacent Zone only, larger hHousing projects that conform to Tier 3 height standardsare larger than 90,000 sf are considered non-negotiated discretionary projects. These projects are required to comply with affordable housing requirements and affordability mix as established in Zoning Ordinance Section 9.10.070 and must also contribute augmented fees at Tier 3 levels.
2. Commercial All Other Projects Tier 2Between 10,000-30,000 SF.
Tier 2 non-residential projects between 10,000-30,000 square feet are considered non-negotiated discretionary projects that must contribute to the community benefits program at Tier 2 levels.
Chapter 2A.4, page 29
Development Agreement Projects
Development Agreements are used to process specific properties where special conditions of size, shape, geography or existing or desired development require particular attention and additional analysis.
This approach allows the city to address the specific physical conditions and challenges posed by these sites and negotiate for significant benefits from larger individual development projects. In the Downtown district, several project types will require a negotiated development agreement, regardless of proposed height and tier, with negotiated community benefits approved by the City Council. Guidelines for on-site benefits that are aligned with the community benefit priorities for Downtown are listed in Table 2A.4.
Commercial All Other Projects.
All Tiers. Non-residential commercialhousing projects greater than 30,000 square feet of floor area shall be required to be processed through a development agreement. Under no circumstances shall projects be considered for increases beyond height or FAR standards set forth in this Plan.
All development agreement projects are expected to provide community benefits that contribute to Downtown’s priorities and fees in excess of Tier 3 fee requirements. Table 2A.3 provides guidelines to priority areas that should guide development agreement negotiations. These priority areas are a baseline for further negotiation.
Chapter 4, page 177
These changes are proposed as part of implementation of the Housing Element Update:
9.10.050 Application Thresholds Table
Streamlined Housing Project All Other Projects
Administrative Approval Projects up to 75,000 sfSites
less than 43,560 sf
Less than 10,000 sf
Development Review Permit Tier 2 greater than 75,000 sf Tier 3 Projects greater than
90,000 sfSites 43,560 sf or
greater
10,000 - 30,000 sf
Development Agreement N/A Greater than 30,000 sf
A. “Streamlined Housing Project” means a use consisting of any of the following:
1. Residential units only
2. Mixed-use developments consisting of residential and nonresidential uses in which nonresidential uses do not exceed 25% of the total building square footage and are limited to neighborhood commercial uses and to the first two floors of buildings that are two or more stories
3. Transitional or supportive housing
B. Administrative Approval Review Procedures.
1. For projects eligible for an Administrative Approval under Table 9.10.050 and exempt from Development Review Permit Requirements under 9.10.050(C)(1) or (2), an applicant shall conduct a community meeting to receive community input on the proposal, which. The community meeting shall be conducted prior to submitting an application, and with noticing and reporting on the community meeting as required in guidelines adopted by the Director.
2. Following receipt of a recommendation decision from the Architectural Review Board, the Director shall issue a decision determination on the Administrative Approval in accordance with SMMC Chapter 9.39.
C. Housing Exemptions. The following types of projects are exempt from Development Review Permit requirements:
1) 100% Affordable Housing Projects
2) Tier 2 Streamlined Housing Projects – Streamlined housing projects on sites that are less than 43,560 sf including projects that have been granted modifications and waivers in accordance with Santa Monica Municipal Code Chapter 9.43 Modifications and Waivers. that meet the definition of “housing development project” under the Housing Accountability Act, Government Code Section 65589.5, (“Housing Accountability Act”) and that, consistent with the Housing Accountability Act, comply with all applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the project application is deemed complete, up to the thresholds established by the Zoning Ordinance.
9.10.030 Applicability and Relationship to Santa Monica Municipal Code and Other Regulations A. Applicability. The Downtown Community Plan establishes the area’s regulations and standards and shall guide all land use and development and circulation related decision-marking processes for the Plan area.
B. Relationship to Santa Monica Municipal Code and Other Regulations
1. General. If provisions in the Downtown Community Plan and Article 9 of the Santa Monica Municipal Code (“Zoning Ordinance”) are in conflict, the provisions in the Downtown Community Plan shall be applied. Where land use regulations, development standards, administrative regulations, and general terms and definitions are not specifically addressed by the Downtown Community Plan, Article 9 of the Santa Monica Municipal Code (“Zoning Ordinance”) shall be applied. Land use regulations for DCP land use districts may be found in Chapter 9.10 of the Zoning Ordinance. a. Projects that include affordable housing on City-Owned properties shall be exempted from the Downtown Community Plan and Zoning Ordinance pursuant to Section 9.01.040(A)(1)(d).
Chapter 4, page 178
9.10.060 Development Standards
Table 4.2 prescribes the development standards for Downtown districts. Additional regulations are denoted with Section numbers in the right hand column or with individual letters in parentheses. Section numbers refer to other Sections of this Ordinance, while individual letters in parentheses refer to subsections that directly follow the table.
Table 4.2 Development Standards—Downtown Districts
Standard LT (east)
LT
(west) NV
BC
(promen
ade)
BC
(2nd & 4th
Streets) TA OT WT
Additional
Regulations
Parcel and Intensity Standards
Minimum
Parcel Size
(sq. ft.)
7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500
Minimum
Parcel Width
(ft.)
50 50 50 50 50 50 50 50
Minimum
Parcel Depth
(ft.)
150 150 150 150 150 150 150 150
Maximum FAR SMMC
Section
9.04.080
Determining
FAR
Housing
Projects 3.00 3.00 4.00 3.00 3.50 4.00 3.00 3.25
SMMC
Section
9.31.195,
Multiple-Unit
Dwelling
Projects
100%
Affordable
Housing
Projects
3.50 3.50 4.50 3.50 4.00 4.50 3.50 3.75
Tier 1 1.25 1.25 1.75 1.75 1.75 1.75 1.75 1.5
Tier 1 – With
Housing 1.5 1.5 2.25 2.25 2.25 2.25 2.25 1.5 Section
Tier 2 1.75 2.25 2.75 2.75 3.0 3.0 2.25 1.75
SMMC
Section
9.10.070
Project
Requirements
for Tier 2 and
Tier 3 Projects
Tier 2 – With
Housing 2.25 2.75 3.5 2.75 3.5 3.5 2.75 2.25 Section
9.10.070
Tier 2 with
Housing for
Parcels that
Front on
Wilshire, not
located
adjacent to a
residential
district and
Have a LUCE
designation of
Downtown
Core
- - - - - - - 2.75
Tier 3
- - - - - 3.5 - -
SMMC
Section
90.10.070
Project
Requirements
for Tier 2 and
Tier 3 Projects
Tier 3 – With
Housing - - - - - 4.0 - -
100%
Affordable
Housing
Projects
2.75 3.25 4.0 3.25 4.0 4.0 3.25 2.75
Standard LT (east)
LT
(west) NV
BC
(promen
ade)
BC
(2nd & 4th
Streets) TA OT WT
Additional
Regulations
100%
Affordable
Housing
Projects—
Parcels that
front on
Wilshire
Boulevard,
are not
located
adjacent to a
residential
district, and
have a LUCE
designation of
Downtown
Core
- - - - - - - 3.25
Building Form and Location
Maximum Building Height (ft) SMMC
Section
9.04.050
Measuring
Height
Tier 1 – Base
Standard 32’ 32’ 32’ 32’ 32’ 32’ 32’ 32’
Housing
Projects
65’ 65’ 84’ 65’ 65’ 84’ 65’ 70’
100%
Affordable
Housing
ProjectsTier 1
– Housing
Projects
Including OnSite
Affordable
Housing in
Compliance
with AHPP
75’39’ 75’39’ 94’39’ 75’39’ 75’39’ 94’39’ 75’39’ 80’39’ Tier 1 – Base
Standard 32’ 32’ 32’ 32’ 32’ 32’ 32’ 32’
Tier 2 40’ 50’ 60’ 60’ 60’ 60’ 50’ 40’
Tier 2 – With
Housing 50’ 60’ 60’ 60’ 60’’ 60’ 50’ 50’
Tier 2 with
Housing for
Parcels that
Front on
Wilshire, not
located
adjacent to a
residential
district and
Have a LUCE
designation of
Downtown
Core
- - - - - - - 60’
Tier 3 - - - - - 84’ - -
Tier 3 – With
Housing - - - - - 84’ - -
100%
Affordable
Housing
Projects
60’ 70’ 70’ 70’ 70’ 84’ 60’ 60’
Standard LT (east)
LT
(west) NV
BC
(promen
ade)
BC
(2nd & 4th
Streets) TA OT WT
Additional
Regulations
100%
Affordable
Housing
Projects—
Parcels that
front on
Wilshire
Boulevard,
are not
located
adjacent to a
residential
district, and
have a LUCE
designation of
Downtown
Core
- - - - - - - 70’
Height
Transitions to
Residential
Districts
See (A)
(1)
See (A)
(1) N/A N/A N/A N/A N/A See (A)
(1)
Minimum
Ground Floor
Height
11’
Maximum
Ground floor
Height
16’ 16’ 16’ N/A 16’ 16’ 16’ 16’
Building Form Regulated by Building Type
Minimum
Stepbacks (ft)
Required
above Ground
Floor
15% of
façade
15% of
façade
15% of
façade N/A N/A 15% of façade
15% of
façade
15% of
façade
See (C)(2)
Build to Line See (C)(1)
Minimum
Upper Level
Stepbacks
35% of façade, see (C)(3)
Minimum
Open Space
Varies by
lot width,
see
(B)(1)
Varies
by lot
width,
see
(B)(1)
Varies by
lot width,
see
(B)(1)
N/A
Varies by
lot width,
see
(B)(1)
Varies by
lot width,
see
(B)(1)
Varies by
lot width,
see (B)(1)
Varies by
lot width,
see (B)(1)
Minimum Side
Interior
15% of
façade,
see
(C)(5)
15% of
façade,
see
(C)(5)
15% of
façade,
see
(C)(5)
N/A
15% of
façade,
see
(C)(5)
15% of
façade,
see
(C)(5)
15% of
façade,
see (C)(5)
15% of
façade,
see (C)(5)
Minimum
Unbroken
Primary
Façade
Length
10’ wide by 5’ depth, see (C)(7)
Building
Frontage Line
(Ground Floor
Setback)
See (D) See (D) See (D) See (D) See (D) See (D) See (D) See (D)
Minimum
Interior Side
and Rear –
Adjacent to
Residential
District
10’ see
(A)(1)
Illustr.
4.32 10’ see
(A)(1)
Illustr.
4.32 N/A N/A N/A N/A N/A
10’ see
(A)(1)
Illustr.
4.32 Rear Adjacent
to Alley 2’ for first 16’ of building height measured from rear property line Standard LT (east)
LT
(west) NV
BC
(promen
ade)
BC
(2nd & 4th
Streets) TA OT WT
Additional
Regulations
Parking See SMMC Chapter 9.28 Parking, Loading, and Circulation Active Design
Active Design See (E)
Pedestrian
Oriented
Design
See (E)
Additional Standards
Accessory
Dwelling Unit SMMC Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units Accessory
Food Service SMMC Section 9.31.030 Accessory Food Service Accessory
Structures SMMC Section 9.21.020, Accessory Buildings and Structures Affordable
Housing
Production
Program
SMMC Chapter 9.64, Affordable Housing Production Program Automobile/V
ehicle Sales,
Leasing, and
Storage
SMMC Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage Bicycle
Parking SMMC Section 9.28.140, Bicycle Parking
Density Bonus SMMC Chapter 9.22, Density Bonus
Exceptions to
Height Limits SMMC Section 9.21.060, Height Exceptions
Fences,
Walls, and
Hedges
SMMC Section 9.21.050, Fences, Walls, and Hedges
Home
occupation SMMC Section 9.31.160, Home Occupation
Junior
Accessory
Dwelling Units
SMMC Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units Landscaping
and Street
Trees
SMMC Subsection 9.11.030(F), Chapter 9.26, Landscaping
Lighting SMMC Section 9.21.080, Lighting
Multiple-Unit
Dwelling
Projects
SMMC Section 9.31.195, Multiple-Unit Dwelling Projects
Multiple-Unit
Dwelling
Projects
Located on
Community
Assembly
Surface
Parking Lots
SMMC Section 9.31.196, Multiple-Unit Dwelling Projects Located on Community Assembly Surface Parking Lots Off-Street
Parking and
Loading
SMMC Chapter 9.28, Parking, Loading, and Circulation
Refuse and
Recycling
Screening and
Enclosure
SMMC Section 9.21.130, Resource Recovery and Recycling Standards Signs SMMC Chapter 9.61, Signs
Screening SMMC Section 9.21.140, Screening
Standard LT (east)
LT
(west) NV
BC
(promen
ade)
BC
(2nd & 4th
Streets) TA OT WT
Additional
Regulations
Solar Energy
Systems SMMC Section 9.21.150, Solar Energy Systems
Refuse and
Recycling
Screening and
Enclosure
SMMC Section 9.21.130, Resource Recovery and Recycling Standards Sustainability SMMC Chapter 8.106, Green Building Standards Code Chapter 4, Section C, page 184
A.BUILDING HEIGHT TRANSITION TO RESIDENTIAL DISTRICTS
1. In the Wilshire Transition District and along the east side of Lincoln Boulevard, buildings shall not extend above a plane starting at 30 feet in height directly above the parcel line abutting any residentially zoned parcel, or where there is an alley, the centerline of the alley, and from that point, extending in at a 45-degree angle from vertical toward the interior of the site, up to the maximum building height (see Illustration 4.32). The 30 foot height measurement shall be taken from the same reference grade as determined for the subject site pursuant to SMMC Section 9.04.050.
B. OPEN SPACE
1. Minimum Open Space Requirements, per (B)(2)
Lot width of 50 feet or less None
Lot width between 51 feet and 150 feet 20% total: 10% located at Ground Floor or Podium at 1 or 2 Levels above Ground and 10%
without regulated location
Lot widths greater than 150 feet 5% total: 12.5% located at Ground Floor or Podium at 1 or 2 Levels above Ground and 12.5%
without regulated location
The open space requirements established in this subsection B supersede the open space requirements established in Section 9.21.090 of the Zoning Ordinance.
2. The minimum area required for open space is expressed as a percentage of the buildable area (i.e. remaining parcel after required setbacks) and is based on lot width. Unless otherwise noted, this open space may be public or private.
3. Required open space can be accommodated at-grade, on a podium one or two levels above the ground floor, in private exterior balconies that are a minimum of 35 sf each, roof gardens, or any combination thereof.
4. 25% of the overall open space required for a project must be designed as common open space.
5. Ground floor building setbacks resulting from compliance with subsection (D) shall not be counted towards compliance with this requirement. Building setbacks that exceed the minimum requirement may be included towards compliance with this requirement, provided any overhanging encroachments have a minimum vertical clearance equivalent to the ground floor height requirement.
6. Stepbacks resulting from compliance with subsections (C)(2) and (C) (3) may be counted towards compliance with this requirement
7. For lot widths greater than 50’ in width, the maximum height to width ratio of any Courtyard is 1.7:1 (e.g. a Courtyard within a 60’ tall structure must have a minimum dimension of 35’). Where sides of a Courtyard are unequal in height, they may be averaged to determine the effective height. The minimum Courtyard dimension on any side shall be 20 feet.
8. Projections and Encroachments into the Courtyard are permitted on all sides, provided that the minimum dimension of 20’ is maintained.
9. Breaks in buildings required by Maximum Unbroken Primary Facade Length of subsection (C)(67), shall count toward Open Space Requirements if it connects to an interior open space.
10. All visible portions of a required setback, not used for vehicular or pedestrian access to the building, shall consist of hardscape, planting areas, and/or pedestrian amenities like entry courtyards, plazas, entries, outdoor eating and display areas, or other uncovered areas designed and accessible for public use.
C. BUILDING MODULATION STANDARDS
In order to modulate building mass and express a design concept, new buildings or additions to existing buildings shall be designed in three dimensions on the front and sides to ensure light and air into buildings and down to the street.
1. Build-To Line. Buildings with nonresidential uses on the ground floor and not facing a residential district shall be constructed at the building frontage line for 70 percent of linear street frontage.
Building entries required to be recessed due to technical codes may be counted towards this requirement. This requirement may modified upon finding that:
a. An alternative configuration can be approved based on the findings in Chapter 9.43.020, Minor Modifications.
b. The alternative configuration meets the objectives of the DCP Design Guidelines. c. Entry courtyards, plazas, small parks, entries, outdoor eating and display areas, or other uncovered areas designed and accessible for public use are located between the build-to line and building, provided that the buildings are built to the edge of the courtyard, plaza, small park, or dining area; and
d. The building incorporates an alternative entrance design that creates a pedestrian-oriented entry feature facing the street
2. Minimum Required Stepbacks Above Ground Floor.
a. Districts with 50 or 60 up to 70 feet Maximum Allowable Height Limit. Minimum required stepbacks from the building frontage line are established above the ground floor. The Minimum Required Stepback Above the Ground Floor and below 39 feet shall be 15% of the front façade area. Stepbacks shall be a minimum of 5 feet and are not required to be open to the sky.
Projections into the required stepbacks are permitted pursuant to 9.10.120(A). b. Districts with 84 Feet Maximum Allowable Height Limit. Minimum required stepbacks from the building frontage line are established above the ground floor. The Minimum Required Stepback Above the Ground Floor and below 60 feet shall be 15% of the front façade area. Stepbacks shall be a minimum of 5 feet and are not required to be open to the sky. Projections into the required stepbacks are permitted pursuant to 9.10.120(A).
c. Bayside Conservation District. In order to maintain a consistent streetwall, a stepback is not required below 39 feet.
d. Corner Lots of 50 feet or Less in Width. All corner lots with a width of 50 feet or less are permitted to measure stepbacks from the property line above the ground floor provided that: i. A minimum ground floor height of 16 feet is provided. ii. No architectural structure, form or feature including but not limited to, columns, piers, and wing walls shall occupy the ground floor setback area.
3. Minimum Upper Level Stepbacks.
a. Bayside Conservation District and Districts with 50 feet or 60 up to 70 feet Maximum Allowable Height Limit. Minimum required stepbacks from the building frontage line are established for the upper levels of proposed buildings. The Minimum Upper Level Stepback above 39 feet shall be 35% of the front façade area. Stepbacks shall be a minimum of 5 feet and are not required to be open to the sky. Projections into the required stepbacks are permitted pursuant to 9.10.120(A).
b. Districts with 84 feet maximum allowable height limit. Minimum required stepbacks from the building frontage line are established for the upper levels of proposed buildings. The Minimum Upper Level Stepback above 60 feet shall be 35% of the front façade area. Stepbacks shall be a minimum of 5 feet and are not required to be open to the sky. Projections into the required stepbacks are permitted pursuant to 9.10.120(A).
c. Corner lots of 50 feet or less in width. All corner lots with a lot width of 50 or less are permitted to measure stepbacks from the property line above the ground floor provided that: i. A minimum ground floor height of 16 feet is provided. ii. No architectural structure, form or feature including, but not limited to, columns, piers, and wing walls shall occupy the ground floor setback area.
4. Alternative Stepback Compliance for Districts with 50 feet or 60 up to 70 feet maximum allowable height limit. In order to provide flexibility for compliance with the stepback requirements in subsections (C)(2) and (C)(3), the Planning Commission, Architectural Review Board, or Landmarks Commission, whichever is the first reviewing authority of an application, may approve building modulation above the ground floor for 25% of the front façade (on corner lots of 50 feet or less in width, the stepbacks shall be measured from the property line) area subject to the following findingsmay be approved pursuant to the procedures set forth in Section 9.10.110, but shall be subject to only the following finding:
a. The Planning Commission/Architectural Review Board/Landmarks Commission finds that tThe alternative compliance creates a three dimensional frontage which reinforces the architectural concept and is appropriate to its unique location and context.
5. Minimum Side Interior Stepback. A minimum of 15% of the exposed side interior building façade area above 39 feet shall be setback a minimum of 5 feet from the side property line.
6. Alternative Side Interior Stepback Compliance for All Districts. In order to provide flexibility for compliance with the side interior stepback requirements in subsection C(5), in all districts the side interior stepback may be reduced to 12” provided that the open space requirements established in 9.10.060 B(1) are increased to the following:
Lot width of 50 feet or less None
Lot width between 51 feet and 150 feet 25% total
Lot widths greater than 150 feet 30%
7. Maximum Unbroken Primary Façade Length
a. All new or modified buildings shall orient the primary façade to the Frontage line.
Secondary facades orient to the side and rear yards.
b. Corner buildings shall have a primary façade fronting each sidewalk c. For facades that are greater than 150’, a break of 10% of the façade length with a 5 foot minimum depth is required. This dimension can be broken into two breaks, provided each break is greater than 5a minimum of 10 feet in width. The break must extend from above the ground for 60 percent of the height of the project. The break is not required to be continuous.
Chapter 4, Section E, page 191
E. PEDESTRIAN-ORIENTED DESIGN STANDARDS.
Ground floor pedestrian orientation is required for all projects throughout the Downtown and where applicable, shall be designed to accommodate commercial uses and activities. 100% Affordable Housing projects are exempt from the provisions of this subsection (E).
1. Outdoor Dining. Dining areas may encroach into building setbacks as long as a minimum unobstructed pedestrian pathway of 8’ in width is maintained. On 6th and 7th Streets, the minimum width is 6’.
a. On the Promenade, dining may encroach up to 12 feet from the abutting property frontage to accommodate outdoor dining. Uses located in the Promenade encroachment zone shall be in accordance with approved Third Street Promenade outdoor dining standards and subject to an encroachment permit.
2. Pedestrian-Oriented Frontage Design for New Development.
Where commercial space is required, the following shall apply:
a. Where commercial space is provided, aA minimum of 50’ depth of ground floor commercial space shall be provided in the Lincoln Transition, Neighborhood Village, and Wilshire Transition Districts. b. A minimum of 6550% of the Frontage shall be transparent and include windows, doors, and other openings.
i. Sill height should be no higher than 2.5’ and head height should be no lower than 8’ above finished grade.
ii. Openings shall have transparent glazing or openings that provide views into work, display, or sales areas, lobbies, or similar active spaces, or into windows displaying merchandise or items other than signs. Such display windows shall be at least 3’ deep. This requirement may be modified by the Architectural Review Board if it can be demonstrated that the fulfillment of this requirement materially interferes with the project’s ability to meet the requirements of Municipal Code Chapter 8.36 – The Energy Code.
c. Building Frontages shall be designed to be divided into 30 foot bays or less for commercial leasing flexibility and functionality and to create a fine-grained rhythm along the street
3. Pedestrian-Oriented Ground Floor Design for New and Existing Development All new development not required to have active commercial frontages shall include the following pedestrian-oriented standards:
a. No more than 20% of a building’s street-level frontage, but in no case exceeding 75’, may be continuously blank or featureless.
b. The following design elements shall be incorporated into the street-facing façades at the ground floor level:
i. Variations in visual interest designed to be experienced by the pedestrian point of view, which may include, but not necessarily require, such measures as, change of materials in a complimentary manner, sensitive composition and juxtaposition of openings and solid wall and/or building frame and projecting elements such as awnings and marquees to provide shade and shelter;
ii. Exterior lighting which provides for a secure nighttime pedestrian environment by reinforcing entrances, public sidewalks and open areas with a safe level of illumination which avoids offsite glare; c. Residential uses at the ground floor street frontage shall incorporate primary entries, which may include planted areas, front stairs and/or other elements that contribute to a pleasant pedestrian environment. Pedestrian-oriented design elements may also include street furniture or other seating surfaces on private property and design amenities scaled to the pedestrian such as awnings, drinking fountains, paseos, colonnades, plazas, noncommercial community bulletin boards, public or private art and alternative paving materials in areas of pedestrian access. d. Leasing galleries associated with a housing project shall not exceed 20 linear feet of ground floor street frontage.
e. Glass with a visual transparency value of at least 65% shall be used at the ground floor level to allow maximum visual access to the interior of buildings. f.e. Mirrored and highly reflective glass shall not be permitted at any level of the structure. g.f. Entries shall be spaced at a maximum of 100 feet.
h.g. Entries shall be articulated by one or more of the following: a canopy, awning or other covering, signage, or recessed doorway.
i.h. When storefront security grates or grilles are provided, they shall be: located inside exterior windows; retractable into pockets or overhead cylinders; and completely concealed when retracted.
j.i. The Raised Terrace is a frontage type permitted in the Ocean Transition District. They are defined by raised shop frontages with café dining in Zone 3, so the eye of the sitter is approximately at level with walking passerby.
i. The raised platform shall be between 7 and 36 inches in height as measured from the sidewalk grade.
ii. This type is suitable for Restaurant and Hotel uses. iii. The floor to floor height of the Raised Terrace Frontage shall be between 16 to 21 feet tall as measured from the terrace grade to the top of the finished floor. iv. Fenestration shall be a minimum of 65% of the Facade’s first floor wall area. v. Awnings shall only cover windows and doors.
vi. The dining area shall be enclosed with a permeable fence and or a row of planters to delineate the space.
vii. Primary pedestrian access to upper stories with Ground Floor Active Frontages is flexible and may be from the raised terrace, from a side, or any other pedestrian space. k.j. Materials for fences, walls, and gates should be durable and complement the building and site design. Vinyl shall not be used.
Section 2A, page 18
This chapter also includes a discussion of the process thresholds for various development types as well as the required community benefits and fees. Housing, particularly Affordable Housing, is strongly desired Downtown, and therefore encouraged through standards, such as 0.5 floor area ratio increase, and process incentives. Private property owners and/ or developers should read this section before commencement of design, to better understand what permit type to apply for, and what the City might require from projects to meet the community’s long-term expectations. Community benefit formulas for Tier 2 and non-negotiated Tier 3 non-housing projects are included in Chapter 4, Standards and Regulations.
Section 2B, page 39
Bedroom Mix Requirements (see Zoning Ordinance)
Tier 2 and Tier 3 “average bedroom factor” requirements will result in a larger diversity of units within Downtown.
Community Benefit Priorities – Negotiated Projects (see Chapter 2: Downtown Districts) In addition to conforming to the Tier 2 and Tier 3 average bedroom factor requirements, negotiated projects provide the opportunity to increase the number of larger units suitable for families to the maximum extent feasible. These additional units could be paired with deed restrictions on rent to make them affordable to workforce and middle-income households.
Incentives for Housing Construction (see Chapter 4: Standards and Regulations) To encourage the production of housing Downtown, projects that meet the definition of “Housing Project” as defined in Section 9.10.050 may qualify for a floor area ratio bonus of 0.5 FAR.
Section 2B, page 54
Action CCP1.1A Adopt DCP which anticipates at least 2500 new units in the Downtown area.
Lead Agency: City Council
Timeframe: 2017
Policy CCP1.5 Provide a 0.5 floor area ratio (FAR) bonus for qualifying mixed-use residential projects within maximum FARs for each district.