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

2. 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.

3. 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.

4. 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.

5. 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.

6. 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.

7. City Council Public Hearing Residential Building Height Standards
Study Area

8. City Council Public Hearing Residential Building Height Standards
Study Area

9. City Council Public Hearing Residential Building Height Standards
Study Area

10. 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)

11. 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

12. City Council Public Hearing Residential Building Height Standards
Building Envelopes

13. 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.

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

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

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

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

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

19. Massing Impacts: South Pacific Street

20. Massing Impacts: Coastal Stringline

21. View Impacts: Public View Corridors

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

23. 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

24. 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 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

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

26. – = ( 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)

27. 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

28. “Warped plane” height limit per the 1992 Code

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

30. View Impacts: Public View Corridors

31. Terraced Development: San Diego

32. Terraced Development: San Diego

33. Terraced Development: North County

34. Terraced Development: San Clemente

35. Terraced Development: Oceanside