Residential Building Height Standards City Council Public Hearing Residential Building Height Standards

City Council Public Hearing Residential Building Height Standards Issues Reinstatement of the 1986 Z.O. changed residential building height standards for those portions of the Coastal Zone outside of the Downtown Redevelopment Area (Study Area). Building height limit for many properties increased from 27 to 35 feet. Basis of building height measurement changed from existing grade at all points to average finished grade. Maximum number of stories for many properties increased from two to three.

City Council Public Hearing Residential Building Height Standards Issues Neither the ‘86 nor the ‘92 Z.O. require façade articulation for stories above the ground level. Both the ‘86 and ‘92 codes allow projections above the base height limit, with the ‘86 Z.O. placing fewer parameters on such projections. With notable exceptions, most development in the Study Area falls under 27 feet in height. Reduced front yard setbacks for beachfront development have contributed to “canyon” and “wall” effects along South Pacific Street. Large single-family homes functioning as vacation rentals often have greater parking demand than that accounted for by current parking standards.

City Council Public Hearing Residential Building Height Standards October 1992 December 2008 May 2009 Residential building height is limited to 27 feet within much of the Study Area. CCC informs City that future projects will be reviewed under the 1986 Zoning Ordinance. Staff informs CC that City is legally obliged to apply the ‘86 Z.O. within the Study Area.

City Council Public Hearing Residential Building Height Standards January 2010 February 2010 May 2010 PC conveys its desire to solicit public input on residential building height in the Study Area. PC directs staff to initiate a series of public meetings to discuss current residential building height standards. Public workshop conducted. Opinion evenly divided between maintaining status quo & reinstating ‘92 standards.

City Council Public Hearing Residential Building Height Standards July 2010 Sept. 2010 May 2009 – Present PC public hearing conducted. PC directs staff to revisit its recommendations in light of public input. 2nd PC public hearing conducted. PC recommends reinstatement of ‘92 Z.O. standards with added controls. Five projects exceeding 27 feet have been approved; eight projects are pending.

City Council Public Hearing Residential Building Height Standards Study Area

City Council Public Hearing Residential Building Height Standards Study Area

City Council Public Hearing Residential Building Height Standards Study Area

Planning Commission Recommendations City Council Public Hearing Residential Building Height Standards Planning Commission Recommendations Standard ‘86 Ordinance Recommendation Building Height Limit 35 feet 27 feet Basis of Measurement Average Finished Grade Existing Grade at All Points beneath Bldg Maximum Stories Two (R-1) Three (R-T and R-3) Two (All Zones)

Planning Commission Recommendations City Council Public Hearing Residential Building Height Standards Planning Commission Recommendations Standard ‘86 Ordinance Recommendation Façade Articulation None required Five-foot average setback for stories above ground level Height Projections No parameters on max. height or area Maximum 10 feet above height limit; 10% of ground floor bldg. footprint Parking Two spaces for single-family dwellings Existing Grade at All Points beneath Bldg

City Council Public Hearing Residential Building Height Standards Building Envelopes

City Council Public Hearing Residential Building Height Standards Considerations Stretching from Eastside Capistrano to Saint Malo, the Study Area includes a variety of neighborhood types and topographic features. With notable exceptions, residential building height throughout the Study Area generally conforms to the recommended 27-foot height limit. The Coast Hwy Vision and Strategic Plan was prepared and approved with the expectation that properties along the Tremont St. and Cleveland St. corridor could be (re)developed to 35 feet and three stories. Beachfront properties have unique impacts and unique development potential.

City Council Public Hearing Residential Building Height Standards 1443 South Pacific Street

City Council Public Hearing Residential Building Height Standards 1443 South Pacific Street

City Council Public Hearing Residential Building Height Standards 1443 South Pacific Street

City Council Public Hearing Residential Building Height Standards 1443 South Pacific Street

City Council Public Hearing Residential Building Height Standards 1661 South Pacific Street

Massing Impacts: South Pacific Street

Massing Impacts: Coastal Stringline

View Impacts: Public View Corridors

Five-Foot Average Setback (Upper Floors) City Council Public Hearing Residential Building Height Standards Five-Foot Average Setback (Upper Floors)

City Council Public Hearing Residential Building Height Standards Basis of Height Measurement under the ‘92 Code Existing grade above all points Topo mapping does not provide this degree of precision Difficult to depict in profile drawings when cross-slopes exist Can only be precisely depicted in complex and costly 3D renderings

Roof Element Height = Average Existing Grade – Ridge Elevation Measurement of Bldg Height from Average Existing Grade Adjacent to the Perimeter of Each Roof Element Determine existing grade @ representative points around each roof element Calculate the average (i.e. mean) of these existing grades Subtract this average grade from the ridge elevation: Roof Element Height = Average Existing Grade – Ridge Elevation

Topo certified by licensed surveyor High side of the lot Representative grade points around roof elements 3 distinct roof elements 22-foot vertical drop

– = ( 35.3 + 35.9 + 26.5 + 27.0 ) / 4 = 31.18 Ridge Elevation (57.9) Average Existing Grade (31.18) Roof Element Height (26.72)

Over 27’ but under 35’ at highest point above existing grade Ridge A No maximum overall height limit Ridge B Ridge C Floor area below grade does not count against the height limit, as long as grade is maintained

“Warped plane” height limit per the 1992 Code

View Impacts: Public View Corridors Seaside Coast Hwy Railroad Pacific Terrace Coast Hwy Railroad

View Impacts: Public View Corridors

Terraced Development: San Diego

Terraced Development: San Diego

Terraced Development: North County

Terraced Development: San Clemente

Terraced Development: Oceanside