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PC: Consideration of a Zoning Code Text Amendment, P2018-0124-ZCA, Amending the Zoning Code as it Relates to the Standards and Requirements for Height Projections, Including Culver City Municipal Code (CCMC) Section 17.300.025.
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Meeting Date: July 11, 2018
Contact Person/Dept: Gabriela Silva, Associate Planner;
Michael Allen, Current Planning Manager
Phone Number: (310) 253-5736 / (310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: (Email) Master Notification List (06/27/18); (Posted) City website (06/27/18); (Published) in Culver City News (06/21/18)
Department Approval: Sol Blumenfeld, Community Development Director (06/29/2018)
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RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution No. 2018-P004 (Attachment No. 1) recommending to the City Council approval of Zoning Code Text Amendment P2018-0124-ZCA related to height projections.
PROCEDURES
1. Chair calls on staff for a brief staff report and the Planning Commission poses questions to staff as desired.
2. Chair opens the public hearing, and receives comments from the general public.
3. Chair seeks a motion to close the public hearing after all testimony has been presented.
4. Commission discusses the matter and arrives at its decision.
BACKGROUND
As part of the Current Planning Division's ongoing implementation of the Zoning Code, staff has identified that the current language within the "height projection" section of the Zoning Code requires modification. Over the past few years, as new development has proliferated, many architects have struggled with designing and locating structures for roof-top access, as well as other roof-mounted equipment, while complying with the requirements of Zoning Code Section 17.300.025 - Height Measurement and Height Exceptions. As indicated in Table 1 below, this Zoning Code section allows roof-mounted structures for the housing of mechanical equipment, antennas, elevators, and stairways to project up to 13'-6" above the height of the building (the roof line), provided that the roof-mounted feature is set back at least one (1) foot from the edge of the structure for every foot in height that it projects above the roof on which the feature is situated. Specifically, for stairwells, elevators, and mechanical equipment, which must comply with other requirements of the Building Code and/or mechanical and electrical codes, applicants have sought relief from portions of this section or have made significant revisions to their plans. This has been challenging due to the need to locate these types of features at different locations, including near the edge of the buildings. At times locating mechanical equipment according to certain Zoning Code restrictions can significantly impact the system's efficiency. Similarly, locating a stairwell or elevator a specific distance from the building edge, can lead to less desirable or efficient floor layouts that are designed around the location of these access points. Specifically relating to elevators, the various occupancy clearances, equipment clearances, and manufacturer's requirements, results in a structure significantly more than 13'-6" in height above the roof line.
These constraints have resulted in the need to process Administrative modifications or obtain code interpretations from the Board of Zoning Appeals. For example, the City recently processed one Administrative Modification relating to building height due to the need for a new roof-top structure (elevator) at the roof level of a parking structure. Similarly, a recent request for installation of rooftop solar panels was required to be modified, resulting in less panels, and, thus, less solar energy production. Even with the modifications, a Zoning Code Interpretation (ZCI-18-01) was presented to the Board of Zoning Adjustment (BZA) in order to make the overall proposal feasible by allowing the support structure within what would otherwise be a step-back area. In another instance, a project was forced to forgo a rooftop open space deck for office users due to the inability to provide the necessary elevator for accessibility by persons with disabilities within the allowable height projection. Since there have been a number of these kinds of requests and plan changes involving roof-mounted features due to complications with meeting these specific Zoning Code standards, staff believes that it may be prudent to modify the zoning provisions to permit them at increased heights and without step-backs from the building edge.
Zoning Codes are a product of their times and the original purpose of the projection limit and step-back requirement was to ensure that ancillary rooftop structures were minimized in their size and visual impact. However, in many cases this is impractical and inconsistent with the realities of the actual construction standards. Furthermore, it is staff's opinion that these types of structures are typically minimal in their footprint and if allowed at the edge of a building and at a greater height will not have major visual impacts or create problems relative to bulk, mass, and aesthetics.
ANALYSIS/DISCUSSION
The Zoning Code currently specifies the maximum allowable height for structures in the various tables corresponding to the different Zones within the City, including Table 2-3, 2-4, 2-6, 2-7, and 2-9, with allowable height projections identified for select features in specific scenarios identified in Section 17.330.025 of the CCMC. These allowances are listed in the table below.
Based on the feedback received by City staff, staff researched industry standards for equipment and elevators, as well as Zoning Codes from other nearby jurisdictions. The research showed that many elevator designs necessitate a minimum clearance for the cab of approximately eight (8) feet, plus an additional six (6) to eight (8) feet for overhead clearance and hoist area, and in many cases an additional four (4) to five (5) feet for a machine room. This results in a height of eighteen (18) feet for an elevator with a machine room, consistent with the allowance in the City of Santa Monica Zoning Code, and up to twenty-one (21) feet, with the average of these being 19'-6" in height. The information for other jurisdictions is listed in Table 2 below.
CCMC Section 17.300.025.C provides a list of various types of architectural features, equipment, and structures (e.g. parapets, elevators, equipment rooms) that may project above the building height and the building height limit, specifies the height of the projection and additional criteria or limitations, such as step-backs. The proposed amendment will address projection height limits and associated setbacks related to elevators and the positioning of stairwells and mechanical equipment and eliminate the required step-back from the building edge.
Section 17.300.025.C specifies that in multiple-family residential zones and non-residential zones, roof-mounted structures for the housing of mechanical equipment, antennas, elevators, stairways, tanks, towers, ventilating fans, or similar equipment required to operate and maintain the structure will be allowed to project up to a maximum of 19 feet, 6 inches above the height of the building, and will not be required to provide a minimum setback from the edge of the structure on which they are situated. In addition, the proposed amendment would exempt non-habitable elements such as trellises or carports structures over installed on a parking structure roof deck for the purpose of supporting solar panels and solar equipment to be exempt from the 15% roof coverage limitation. These proposed changes are shown in strikeout/underline below.
SUMMARY
By amending the subject Zoning Code section, and allowing specific roof-mounted structures to project higher above the roofline and to be located anywhere on the roof, the Zoning Code will address the practical aspects and constraints of actual construction situations, while continuing to provide clear standards for approval, enforcement, and preservation of safety and the general welfare.
PUBLIC NOTIFICATION
CCMC Section 17.630.010 requires public notification via a publication in the Culver City News, a minimum of fourteen (14) days prior to the formal Public Hearing. Accordingly, a public notice was published on June 21, 2018. In addition, the public notice was posted on the City website and distributed electronically on June 27, 2018. As of the writing of this report, staff has not received any public comments, in writing or any other form, with regard to the proposed Zoning Code Amendment in response to the public notice.
ENVIRONMENTAL DETERMINATION
The proposed Zoning Code Amendment (P2018-0124-ZCA) is within the scope of the Culver City General Plan Update Program EIR approved on September 24, 1996 (PEIR 1), the Culver City Redevelopment Plan Amendment and Merger Program Subsequent EIR approved on November 16, 1998 (PEIR 2), and no new significant information has been found that would impact either PEIR 1 or PEIR 2. Therefore, no new environmental analysis is required, pursuant to Sections 15162 and 15168 of the California Environmental Quality Act (CEQA).
ATTACHMENTS
1. Draft Resolution No. 2018-P004
2. Exhibit A: Proposed Zoning Code Text Changes in "strikethrough/underline" format
MOTION
That the Planning Commission
1. Adopt Resolution No. 2018-P004 (Attachment No. 1) recommending to the City Council approval of Zoning Code Text Amendment P2018-0124-ZCA related to height projections.