Santa Monica City Council restricts new construction to 45% – Creating potential unintended consequences
The Santa Monica City Council adopted regulations that aim to limit the size of the city’s single-family neighborhoods even though a majority of residents say the new rules will prevent them from renovating their homes to accommodate growing families. The new regulation will restrict the size of new construction to 45%, about a 35% restriction compared to the original 61% baseline. In a bit of good news for those with second story homes, the City Council did allow for homes to be remodeled up to 55% (includes garage space). The revisions will be in place beginning January 1st.
City Hall has spent a year and a half reworking the rules on building height and size that apply to the Sunset Park, North of Montana and North of Wilshire neighborhoods, as well as a small portion of the Pico neighborhood, after residents complained that they were being boxed in by the large houses being built around them — or by two-story homes erecting an additional two-story Accessory Dwelling Unit (ADU).
The issue of lot cover
age was complicated by the ADU issue as California lawmakers recently approved a set of bills that allow property owners to build larger ADU’s (up to 1,200 sq. ft.) as well as a junior ADU’s without it counting against the lot coverage standard. Local and state lawmakers have heralded ADU’s as a way to address California’s housing crisis.
Unfortunately, neither the planning commission nor the City Council sought the advice of local real estate professionals, developers and architects when making such a drastic decision. Some on the City Council were extremely concerned/paranoid that developers would build a large home and then consume the whole backyard with more structures. What they fail to understand is the majority of buyers for new construction single-family homes are growing families with young children that value yard space over building secondary structures. The 45% restriction along with building height and set-back restrictions, will make it very difficult to accommodate a second-level home that can house bedrooms all on the same level per the testimony of architects. This could end up pushing some families away from Santa Monica. A simple adjustment to 50% or 55% would have made things a lot easier from a build-ability standpoint while also accomplishing more appealing looking homes.
Furthermore, the only way to make up for more s”saleable” square footage is to either add very expensive basements or the much cheaper alternative, which is an ADU. The ADU’s would be maximized, and frankly, many will build two-story ADU’s to maximize saleable square footage, thus you will now have properties appearing as duplexes…which will look even more cumbersome/ugly then the homes that created complaints. A two-story ADU will further limit privacy as they would look down directly into backyard space. This will be the unintended consequence of the city council’s decision.
It will not be surprising if upset property owners try to make this a ballot initiative or those in the north of Montana neighborhood approach the city with a plan to create their own set of guidelines.
By John Skinner
RED ALERT- Santa Monica looking to severely restrict single-family homes
On October 22nd, the Santa Monica city council will possibly finalize regulations that seek to further restrict a homeowners ability to remodel or build a new home. After initiating an interim zoning ordinance of a maximum lot coverage of 55%, the city is looking to further restrict the lot coverage to 45% for two-story homes, making it one of the most restrictive in Southern California. Some City planning officials are concerned the city is moving way too quickly with these proposed regulations and are STRONGLY ENCOURAGING residents to voice their opinions at the October 22nd City council meeting at 6:30pm and by e-mailing your thoughts to councilmtgitems@smgov.net with the subject line- R1 Update.
The lot coverage used to be 61%, so a drop to 45% would signify over a 35% reduction for two-story homes and when you account for an attached garage, it drops even further. The City of Santa Monica calculates square footage including outside walls and the full size of an attached garage. The City of Los Angeles measures inside the walls and only counts 1/2 of the garage space. Currently, the Pacific Palisades has 65%, Mar Vista has between 50-60% based on lot size, Venice has 55% and Brentwood is at 45%.
The city has spent the year considering how to incentivize renovating homes rather than replacing them in the city’s four single-family neighborhoods — Sunset Park, North of Montana, North of Wilshire and a small part of Pico.Unfortunately, in trying to inhibit builders from building “McMansions”, the chosen path “over-corrects” the issue and severely inhibits those with inherited floor-plan flaws (i.e.- lone master upstairs), especially those with lots less than 6,000 sq. ft.
Despite input from property owners stating they were comfortable with 55% lot coverage, the city planning commission recommended further reductions. New one-story homes would cover 50% of the lot and new two-story homes would cover 45%. Homeowners remodeling their existing one-story home could cover up to 55% of their lot but those with a second story would be out of luck.
Upper-story maximum parcel coverage of 22.5% is also being proposed. It is currently 30%. The new restriction would make it extremely difficult on people who own homes on smaller lots to have adequate bedroom spaces on an upper level.
The standards would also encourage accessory dwelling units, or ADUs, which homeowners build in their backyards and rent out. The state of California is mandating this to help address the housing crisis. Interestingly, property owners who already have homes at the 61% maximum, would be able to build ADU’S, thus covering over 70% of the lot. Thus creating an even bigger gap between those who already have bigger homes and those who do not. IF YOU ARE A SANTA MONICA PROPERTY OWNER, MAKE SURE YOUR VOICE IS HEARD.
Two mixed use projects proposed for Downtown Santa Monica
The Santa Monica planning commission is recommending two development agreements with NMS properties that will create much larger mixed use sites than what currently occupy the land. The locations are 1560 Lincoln Blvd. (currently Denny’s) and 1415 5th street.
Both projects are right near the light rail line connecting Downtown Los Angeles with Santa Monica. The increase in residential units will continue to add to the congestion that already plagues the area.
Check out the full article here: Mixed use projects recommended for Downtown Santa Monica
(Source: Santa Monica Daily Press)
