Overlay zoning districts are intended to produce development
that conforms with the land use requirements of the applicable primary
zoning district, while providing flexibility in the application of
development standards where important site, neighborhood, or community
characteristics require particular attention in project planning.
(Ord. 01-594 § 2, 2001)
A. Purpose. The -DA overlay zoning district is used to identify sites and areas within the city that are subject to the requirements of adopted development agreements in compliance with Chapter
19.66 (Development Agreements).
B. Applicability. The -DA overlay zoning district may be combined with any zoning district established by Section
19.04.020 (Zoning Districts Established).
C. Allowed Land Uses. The land uses that may be allowed on
a site within the -DA overlay district shall be limited to those specified
in the applicable development agreement.
D. Permit Requirements. The land use permit requirements of
the primary zoning district shall apply to all proposed development
and land uses within the -DA overlay district, except as otherwise
provided by the terms of the applicable development agreement.
E. Development and Land Use Standards. Proposed development
and land uses within the -DA overlay district shall comply with all
applicable development and land use standards and exaction requirements
specified in the subject development agreement and, to the extent
that they are not in conflict with the terms of the development agreement:
1. The
provisions of this article that are applicable to the primary zoning
district applied to the site; and
2. The
provisions Article 19-3 (Site Planning and General Development Standards).
F. Zoning Map Notation. Upon the effective date of an ordinance
placing a property in the DA Overlay District, the Zoning Map will
be amended to show the overlay designation. After execution by all
parties, the development agreement will be added to the city's
Development Agreement Master List with the effective date and expiration
date of the development agreement noted. Upon the expiration or earlier
termination of a development agreement, the Community Development
Director shall remove the development agreement from the city's
Development Agreement Master List. The DA Overlay may be removed from
the property by way of a Zone Map Amendment.
(Ord. 01-594 § 2, 2001; Ord. 12-902 § 6, 2012; Ord. 19-956 § 5, 2015; Ord. 19-1058 § 14, 2019Ord. 24-16, 6/24/2024)
A. Purpose. The -AB overlay zoning district is used to identify
sites and areas within the city where density and height bonuses described
in General Plan Table 3-2 footnote ("Avenues") and General Plan Goal
LU-2.7 (Avenues density and height bonus) may be applied.
B. Applicability. The -AB overlay zoning district may be combined with the CN2 zoning designation established by Section
19.04.020 (Zoning Districts Established) on the first two properties on the north side of Melrose Avenue west of San Vicente Boulevard (corresponding to the street address 8711 Melrose); on the south side of Melrose between Westbourne and Westmount Drives (corresponding to the street address 8564 – 8590 Melrose); and on the southeast corner of Melrose Avenue and Norwich Drive (corresponding to the street address 8650 Melrose).
C. Allowed Land Uses. Any land use normally allowed in the
primary CN2 zoning district may be allowed with the -AB overlay zoning
district.
D. Permit Requirements. The land use permit requirements of
the primary CN2 zoning district shall apply to all proposed development
and land uses with the -AB overlay district.
E. Development and Land Use Standards. Proposed development and land uses with the -AB overlay district shall be subject to all applicable development standards of the primary CN2 zoning district, and of Article 19-3 (Site Planning and General Development Standards), and of Section
19.10.050(C) (Avenues Commercial Development Bonuses).
(Ord. 12-890 § 5, 2012; Ord. 15-970 § 4, 2015)
A. Purpose. The West Hollywood West neighborhood is composed
of an eclectic mix of homes creating a distinct neighborhood character.
The West Hollywood West Neighborhood Overlay District (WHWNOD) is
used to provide additional development standards designed to maintain
the character of the neighborhood.
The WHWNOD has been developed to achieve the following goals:
1. Manage
change within the West Hollywood West Neighborhood;
2. Protect
desirable qualities and characteristics of the neighborhood valued
by current residents and property owners;
3. Ensure
that new residential construction and remodels enhance the existing
eclectic character and quality of the West Hollywood West neighborhood;
4. Allow
flexibility for creative design solutions; and
5. Provide
clear rules and guidelines for owners, builders, and design professionals
to facilitate an efficient process when preparing applications for
new single-family/multi-family dwellings and additions.
This section is intended to amend and supplement the development standards set forth in the Title 19 Zoning Ordinance of the West Hollywood Municipal Code. Residential development within the WHWNOD shall comply with the Title 19 Zoning Ordinance to the extent not in conflict with this section. This section shall control in the event of any conflicts with another provision of the Title 19 Zoning Ordinance. The West Hollywood West Neighborhood Design Guidelines are intended to supplement the WHWNOD regulations in this section to help achieve the goals set forth above.
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B. Applicability. The West Hollywood West Neighborhood Overlay
District shall be combined with all R1-B zoned properties within the
following boundaries: Melrose Avenue to the north, North Doheny Drive
to the west, North La Cienega Boulevard to the east, and Beverly Boulevard
to the south. The West Hollywood West Neighborhood Overlay District
shall also include 8846-8908 Rosewood Avenue.
C. Allowed Land Uses. Any land use allowed in the primary R1-B
zoning district may be allowed within the WHWNOD.
D. Permit Requirements. The land use permit requirements of
the primary R1-B zoning district shall apply to all proposed developments
and land uses within the WHWNOD.
E. Development and Land Use Standards. Proposed development
and land uses within the WHWNOD shall be subject to all applicable
development standards of the primary R1-B zoning district, and of
Article 19-3 (Site Planning and General Development Standards), in
addition to the standards set forth in this section.
TABLE 2-7
WEST HOLLYWOOD WEST NEIGHBORHOOD DISTRICT
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GENERAL DEVELOPMENT STANDARDS
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[Explanatory Notes Follow the Table, on Next Page]
|
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Development Feature
|
Requirement
|
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R1B
|
WHWNOD
|
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Minimum lot area1
|
5,000 sq. ft.
|
Residential density2, 6, 7
|
2 units per lot of less than 8,499 sq ft;
|
Floor area ratio (FAR)
|
0.5
|
0.512
|
Setbacks required
Primary structures
|
Minimum setbacks required. See Section 19.20.150 for setback measurement.
|
Front, 1st story
|
Average of front setbacks of the 2 structures closest to the
front property lines on the 2 adjacent parcels, with the following
minimums/maximums.3
|
|
10 ft. min. in Norma Triangle, 15 ft. min. elsewhere; 30 ft.
max.
|
15 ft. min., 30 ft. max.
|
Front, 2nd & upper stories
|
An additional 6 ft. for 2nd and upper stories in addition to
the 1st story setback.4
|
As required by Section 19.14.120.E.1.
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Sides, interior lot
|
5 ft.
For lots less than 50 ft. wide, 10% of average lot width, with
3 ft. min. (See 19.36.320 for additions to nonconforming buildings.)
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5 ft.
For lots less than 50 ft. wide, 10% of average lot width, with
3 ft. min. (See 19.36.320 for additions to nonconforming buildings.)
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Street side, corner lot
|
5 ft.
|
5 ft.
|
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10 ft. for reversed corner lots.5
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Rear
|
15 ft. For lots with a depth less than 75 ft., 20% of the average
lot depth, but not less than 10 ft.
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Between structures
|
As required by Section 19.20.040 (Distance Between Structures)
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Flag lots
|
As required by Section 19.20.150 (Setback Measurement and Projections into Yards)
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Open space
|
None required other than setbacks
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Basement, front setback
|
none
|
10 ft
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Basement, side setback
|
none
|
5 ft.
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Basement, rear setback
|
none
|
5 ft.
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Height limit
|
Maximum structure height. See Section 19.20.080 (Height Measurement and Exceptions).
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Primary structures
|
25 ft., 2 stories
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Height limit
Accessory
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15 ft., 1 story
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12 ft., 1 story, where within 5 ft. of the property line;
15 ft., 1 story, where 5 ft. or beyond from the property line.9
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Landscaping
|
As required by Chapter 19.26 (Landscaping Standards) 10
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Safety and Seismic Safety
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For new construction and building additions, as required by Chapter 19.32 (Seismic Safety). Critical facilities, sensitive facilities (such as schools and daycare) and high occupancy facilities (such as religious facilities and hotels) are also subject to Chapter 19.32.
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Parking
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As required by Chapter 19.28 (Off-Street Parking and Loading Standards) 11
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Sidewalks
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Sidewalks shall be provided at a minimum width of 10 ft. See Section 19.20.160.
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Signs
|
As required by Chapter 19.34 (Sign Standards)
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Notes:
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(1)
|
Minimum lot area for parcels proposed in new subdivisions and
lot line adjustments. Condominium, townhome, or planned development
projects may be subdivided with smaller parcel sizes for ownership
purposes, with the minimum lot area requirement determined through
the subdivision review process, provided that the overall development
site complies with the lot area requirements of this chapter.
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(2)
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Maximum number of dwellings allowed for each specified unit of land. See also Chapter 19.22 (Affordable Housing Requirements and Incentives) for possible density bonuses.
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(3)
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If a parcel on either side of the site is not zoned residential,
or if the site is a corner lot, the first two adjacent residential
lots shall be used for the purposes of calculating the average setback.
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(4)
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The Community Development Director may modify or waive this
requirement to accommodate what he/she deems to be exemplary design.
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(5)
|
Where the front yard of a key lot adjoining a reversed corner
lot is less than 10 feet in depth, the reversed corner lot may have
a street side yard of the same depth, to a minimum of five feet. See
Figure 2-1.
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(6)
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Density limits may be exceeded to permit legalization of illegal dwelling units in accordance with Section 19.36.270.
|
(7)
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See also Section 19.06.080 for required density development standards.
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(8)
|
See 19.14.120.E.1 for relevant building massing and modulation
standards for the West Hollywood West neighborhood.
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(9)
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See Section 19.14.120.E.4 for additional rear accessory structure
standards in the West Hollywood West Overlay District.
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(10)
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See Section 19.14.120.E.5 for additional landscape standards
in the West Hollywood West Overlay District.
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(11)
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See Section 19.14.120.E.3 for additional parking standards in
the West Hollywood West Overlay District.
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(12)
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Garages attached to the primary structure shall be included
in the FAR. Detached garages up to 400 square feet shall not be included
in the FAR. Accessory structures, other than garages, are included
in the FAR calculation.
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1. Building
Massing and Modulation.
a. All primary two-story structures and primary structures greater than
15 feet in height shall meet ONE of the following conditions:
(1) Floor area of the second level shall not exceed 75 percent of the
floor area of the primary structure's first level, and front and side
building elevations shall not be single solid planes, with a variation
of at least three feet in depth and width; OR
Figure WHWNOD-1
SECOND FLOOR AREA AS A PERCENT OF FIRST FLOOR
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(2) A minimum of 25 percent of each building elevation shall be set back
at least three feet from the remaining area of the elevational plane.
Figure WHWNOD-2
VARIATION OF ELEVATIONAL PLANE
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a . No primary structure shall have a single, unbroken
roofline across the front of the building. At least three feet of
the roofline frontage shall have either a vertical change of direction
or a three-foot minimum horizontal change of direction. The Planning
and Development Services Director may waive this requirement if the
width of the primary structure's frontage is less than 50 percent
of the lot width, or if the roof line is curved.
Figure WHWNOD-3
ROOFLINES WITH CHANGE OF DIRECTION
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b. No primary structure shall have a single, unbroken
roofline across the front of the building. At least three feet of
the roofline frontage shall have either a vertical change of direction
or a three-foot minimum horizontal change of direction. The Community
Development Director may waive this requirement if the width of the
primary structure's frontage is less than 50% of the lot width,
or if the roof line is curved.
c. Balconies.
(1)
Front Balcony. Size limitations and privacy screen requirements
do not apply to a balcony that is located on a building's front
elevation.
(2)
Side Balcony Size. A balcony that is located on a building's
interior side elevation shall not be larger than 80 square feet in
area.
(3)
Rear Balcony Size. A balcony that is located on a building's
rear elevation shall not be larger than 144 square feet in area.
(4)
Privacy Screen Location. If a privacy screen is provided, it
shall be set back at least 18 inches from the exterior building face.
If a privacy screen is flush with the exterior building face, it will
be included as floor or wall area for the purpose of provision Subsection
E.1.a. Ensure that privacy screen does not prevent proper drainage
from the balcony.
(5)
Allowed Projections into Setbacks. All projections into setbacks
shall meet the standards set forth in Section 19.20.150.E of the Municipal
Code, provided that balconies shall not project into the required
side setback.
d. No roof decks shall be permitted on any structure.
e. Basements shall be permitted and shall not be included in the calculation
of FAR.
1 .
Height Measurement Exceptions. All structures shall comply with the height limits in Section
19.20.080 of the Municipal Code. Notwithstanding Section 19.20.080.C.2 architectural projections that provide passive solar and venting functions that are not more than 15 percent of the roof area shall not be considered mechanical equipment as described in Section 19.20.080.C.4.
2.
Parking and Driveways. W.H.M.C. Chapters
19.28 and
19.36 apply in the WHWNOD, except as otherwise provided below:
a. The maneuvering room required under Section 19.28.090.A.1 shall not
be required for single-family dwellings and duplexes.
b. Required parking may be located between the front setback and the
front of a residential unit, provided that the parking area is not
wider than 10 feet, and is not within the front setback.
Figure WHWNOD-7
FRONT PARKING
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c. The enclosed or covered parking required under Sections 19.28.090.D.2
and 19.36.311.D shall not be required in the WHWNOD.
d. Driveways shall not be required to lead to a garage.
e. Driveway width. Driveway pavement shall be limited to a maximum width
of 10 feet when located within the front 30 percent of the property.
Minimum driveway width shall be nine feet.
f. There shall be no more than three feet between the side property
line and the exterior edge of the driveway's pavement, unless additional
spacing is necessary to accommodate the placement of porte cochères
to the minimum extent necessary.
Figure WHWNOD-8
DRIVEWAY PLACEMENT
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g. Visibility Considerations. Landscaping adjacent to a driveway shall
not interfere with motorists' views of the sidewalk and pedestrians'
views of vehicles exiting the driveway.
(1) Nothing shall obstruct the motorist's view within the triangle drawn
from five feet back from the property line to a distance of 10 feet
from the side of the driveway on the driver's right side as they make
a forward exit from the property and 10 feet from the centerline of
the driveway to the driver's left side.
(2) Fences, walls, and vegetation that are over 28 inches in height shall
not be located within this triangular zone, except that trees that
do not have foliage below six feet in height may be located in the
triangular zone. Existing walls and landscape on adjacent property
will be considered an existing non-conforming condition.
Figure WHWNOD-9
DRIVEWAY VISIBILITY CONSIDERATIONS
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h. Garages and Carports.
(1) Attached Garages. A garage attached to the primary structure shall
be set back a minimum of five feet from the nearest front elevational
plane (i.e. façade) of the building. Attached garages shall
be included in the FAR calculation of the subject property.
(2) Detached Garages. A detached rear garage shall comply with Subsection
E.4, except that the area of detached rear garages, up to 400 square
feet, shall not be included in a property's FAR calculation.
(3) Subterranean Parking. Subterranean or semi-subterranean parking shall not be permitted, unless: (1) the subterranean parking utilizes lift mechanisms that are concealed and comply with all applicable noise regulations in Chapter
9.08 and Section
19.20.090 of the Municipal Code, and (ii) there are no ramps visible from the street associated with subterranean parking. Code compliant subterranean parking shall not be included in FAR calculations.
(4) Carports. Carports in the side or front yards shall be permanent
structures. Pop-up or temporary shade structures shall not be used
as carports in the side or front yards.
Figure WHWNOD-10
ATTACHED GARAGE
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(5) Refer to the West Hollywood West Design Guidelines for additional
guidance on parking and driveway design.
3. Accessory Structures. This section modifies and supplements the standards set forth in Sections
19.36.300 and
19.36.310 of the Municipal Code.
a. Limitation on Use. Accessory structures shall not have cooking facilities,
but living and sleeping quarters are permitted.
b. Location. Accessory structures may be placed up to the property line
provided that they comply with all applicable building and fire safety
codes.
c. Window and Door Placement. No window or door openings shall be located
within five feet of a property line.
Figure WHWNOD-11
ACCESSORY STRUCTURE OPENINGS
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d. Size Limit. Accessory structures are not limited in size, but shall
be included in the calculation of the FAR for the subject property
and any applicable site coverage requirements. Detached rear garages,
up to 400 square feet, are not included in the FAR calculation.
Figure WHWNOD-12
ACCESSORY STRUCTURE SIZE LIMIT
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e. Distance Between Structures.
(1) Distance Between Accessory Structures and Primary Structures. A minimum
distance of six feet shall be required between any primary residential
structure and an accessory structure established on the same parcel,
and primary and accessory structures shall not be connected by a covered
walkway.
(2) Accessory Structures Attached to Detached Garages. Accessory structures
allowed within the rear yard may be attached to a detached garage,
provided that the non-garage uses comply with the requirements of
this section. Accessory structures may not be built above the garage.
f. Site Coverage. The site coverage limitation under Section 19.36.300.A.3
shall not apply in the WHWNOD.
g. Height Limit. Accessory structures shall not exceed a height of 12
feet and one story at the property line, and shall not exceed a height
of 15 feet and one story when sited at least five feet from the property
line.
h. Exterior Lighting. Standards set forth in WHMC Section
19.20.100 shall apply. In addition, no exterior lighting shall be located within five feet of a property line.
Figure WHWNOD-13
ACCESSORY STRUCTURE SITE COVERAGE
|
Figure WHWNOD-14
ACCESSORY STRUCTURE HEIGHT
|
Figure WHWNOD-15
ACCESSORY STRUCTURE EXTERIOR LIGHTING
|
i. Design Standards. The structure shall be:
(1) Sited and constructed on the subject parcel in a manner that minimizes
negative impacts (e.g., light, noise, etc.) to adjacent residents
to the maximum extent feasible.
(2) Designed so that all roof drainage is directed to the subject site.
All drainage shall be retained on-site, or directed to the street.
j. Refer to the West Hollywood West Design Guidelines for additional
guidance on accessory structure design.
4.
a. Site Grading. Retaining walls shall not exceed a height of 42 inches.
b. As part of a Development Permit, existing elevations of the project
site shall not be raised or lowered more than 18 inches.
c. Fences and Walls.
(1) Fences and walls erected along interior property lines shall be pre-finished
on the outward face.
(2) Visibility Considerations. Nothing shall obstruct the motorist's
view within the triangle drawn from five feet back from the property
line to a distance of 10 feet from the side of the driveway on the
driver's right side as they make a forward exit from the property
and 10 feet from the centerline of the driveway to the driver's left
side.
(3) Fences or walls within the front setback shall be a minimum of 18
inches from the nearest edge of the sidewalk. The space between the
sidewalk and fence or wall shall be covered with a groundcover or
paving material. If vegetation is located within the space between
the sidewalk and the fence or wall, its mature height shall not exceed
18 inches and adequate irrigation shall be provided.
(4) Entry elements or features shall be subject to the same height requirements
as fences.
(5) Pedestrian gates may be solid for the allowed fence height for a
maximum of four feet wide.
d. Vegetation.
(1) Vegetation within the front setback and parkway that has a mature
height over 18 inches shall be planted to maintain a clear area between
its mature width and the nearest edge of the sidewalk. The space between
the sidewalk and vegetation must be covered with a groundcover or
paving material.
(2) Effect on Traffic or Public Safety. Trees and shrubs shall be planted
and maintained so that their mature height and width do not interfere
with traffic safety sight areas, or public safety. Landscaping adjacent
to a driveway and the walls of the building shall be designed not
to interfere with motorists' views of the sidewalk and pedestrians'
views of vehicles exiting the project. Nothing shall obstruct the
motorist's view within the triangle drawn from five feet back from
the property line to a distance of 10 feet from the side of the driveway
on the driver's right side as they make a forward exit from the property
and 10 feet from the centerline of the driveway to the driver's left
side.
e. Acoustical Trespass. Refer to Chapter
9.08 and Section
19.20.090 of the Municipal Code.
f. Light Trespass. Refer to Section
19.20.100 of the Municipal Code.
g. Refer to the West Hollywood West Design Guidelines for additional
guidance on site planning and landscape design.
F. Required Findings.
1. When
reviewing a Development Permit application in the WHWNOD, the review
authority shall approve the Development Permit, with or without conditions,
only if it first finds:
a. The findings in Section 19.48.050.A through C. can be made in the
affirmative;
b. Neighborhood Fit. The massing, scale, and proportion, as well as
landscape, site, and streetscape design of the proposed project complement
the existing neighborhood;
c. Quality Materials and Details. The proposed project exhibits use
of quality materials and details appropriate to the design concept
that will ensure proper execution of the design; and
d. Variety in New Construction. For new constriction, that the building
is a unique design and not identical to others on surrounding parcels.
The West Hollywood West Design Guidelines provide detailed guidance
for finding neighborhood fit, quality materials and details, and variety
in new construction.
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(Ord. 14-946 § 6, 2014; Ord. 15-960 § 5, 2015; Ord. 19-1058 §§ 15, 16,
2019; Ord. 24-16, 6/24/2024)
A. Purpose. The Norma Triangle neighborhood is composed of
an eclectic mix of homes creating distinct neighborhood character.
The Norma Triangle Neighborhood Overlay District (NTNOD) is used to
provide additional development standards designed to maintain the
character of the neighborhood.
The NTNOD has been developed to achieve the following goals:
1. Manage
change within the Norma Triangle Neighborhood;
2. Protect
desirable qualities and characteristics of the neighborhood valued
by current residents and property owners;
3. Ensure
the new residential construction and remodels enhance the existing
eclectic character and quality of the Norma Triangle neighborhood;
4. Allow
flexibility for creative design solutions; and
5. Provide
clear rules and guidelines for owners, builders, and design professionals
to facilitate an efficient process when preparing applications for
new single-family/multi-family dwellings and additions.
This section is intended to amend and supplement the development standards set forth in Title 19 Zoning Ordinance of the West Hollywood Municipal Code. Residential development with the NTNOD shall comply with the Title 19 Zoning Ordinance to the extent not in conflict with this Section. This Section shall control in the event of any conflicts with another provision of the Title 19 Zoning Ordinance. The Norma Triangle Single-Family Design Guidelines are intended to supplement the NTNOD regulations in this section to help achieve the goals set forth above.
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B. Applicability. The Norma Triangle Neighborhood Overlay District
shall be combined with all R1-B zoned properties within the following
boundaries: Vista Grande to the north, Doheny Drive to the west, Hilldale
Avenue to the east, and West Lloyd Place to the south.
C. Allowed Land Uses. Any land use allowed in the primary R1-B
zoning district may be allowed within the NTNOD.
D. Permit Requirements. The land use permit requirements of
the primary R1-B zoning district shall apply to all proposed developments
and land uses within the NTNOD.
E. Development and Land Use Standards. Proposed development
and land uses within the NTNOD shall be subject to all applicable
development standards of the primary R1-B zoning district, and of
Article 19-3 (Site Planning and General Development Standards), in
addition to the standards set forth in this section.
TABLE 2-7
NORMA TRIANGLE NEIGHBORHOOD DISTRICT GENERAL DEVELOPMENT STANDARDS
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[Explanatory Notes Follow the Table, on Next Page]
|
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Development Feature
|
Requirement
|
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R1B
|
NTNOD
|
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Minimum lot area1
|
5,000 sq. ft.
|
Residential density2, 6, 7
|
2 units per lot of less than 8,499 sq. ft.; See Table 2-4 in Section 19.06.040.
|
Floor area ratio (FAR)
|
0.5
|
0.511
|
Setbacks required Primary structures
|
Minimum setbacks required. See Section 19.20.150 for setback measurements
|
Front, 1st story
|
Average of front setbacks of the 2 structures closest to the
front property lines on the 2 adjacent parcels, with the following
minimums/maximums.3
|
10 ft. min in Norma Triangle, 15 ft. min elsewhere; 30 ft. max.
|
10 ft. min, 30 ft. max
|
Front, 2nd story & upper stories
|
An additional 6 ft. for 2nd and upper stories in addition to
the 1st story setback.4
|
A minimum of 60% of the second story front elevation shall be
set back a minimum of three feet from the first floor wall in addition
to the requirements in Section 19.14.130.E.1.
|
Sides, interior lot
|
5 ft. For lots less than 50 ft. wide, 10% of average lot width,
with 3 ft. min (see 19.36.32 for additions to nonconforming buildings)
|
5 ft. For lots less than 50 ft. wide, 10% of average lot width,
with 3 ft. min (see 19.36.32 for additions to nonconforming buildings)
|
Street side, corner lot
|
5 ft.
|
5 ft.
|
10 ft. for reversed corner lots.5
|
Rear
|
15 ft. - For lots with a depth less than 75 ft., 20% of the
average lot depth, but not less than 10 ft.
|
Between structures
|
As required by Section 19.20.040 (Distance Between Structures)
|
Flag lots
|
As required by Section 19.20.150 (Setback Measurement and Projections into Yards)
|
Open space
|
None required other than setbacks
|
Basement, front setback
|
None
|
May not extend beyond the above ground portion of the structure
|
Basement, side setback
|
None
|
May not extend beyond the above ground portion of the structure
|
Basement, rear setback
|
None
|
May not extend beyond the above ground portion of the structure
|
Height limit, primary structures
|
Maximum structure height. See Section 19.20.080 (Height Measurement and Exceptions) 25 ft., 2 stories
|
Height limit, accessory structures
|
15 ft., 1 story
|
12 ft., 1 story, where within 5 ft. of the property line; 15
ft., 1 story, where 5 ft. or beyond from the property line.8
|
Landscaping
|
As required by Chapter 19.26 (Landscaping Standards) 9
|
Safety and seismic safety
|
For new construction and building additions, as required by Chapter 19.32 (Seismic Safety). Critical facilities, sensitive facilities (such as schools and daycare) and high occupancy facilities (such as religious facilities and hotels) are also subject to Chapter 19.32.
|
Parking
|
As required by Chapter 19.28 (Off-Street Parking and Loading Standards) 10
|
Sidewalks
|
Sidewalks shall be provided at a minimum width of 10 ft. See Section 19.20.160.
|
Signs
|
As required by Chapter 19.34 (Sign Standards)
|
Notes:
|
---|
(1)
|
Minimum lot area for parcels proposed in new subdivisions and
lot line adjustments. Condominium, townhome, or planned development
projects may be subdivided with smaller parcel sizes for ownership
purposes, with the minimum lot area requirement determined through
the subdivision review process, provided that the overall development
site complies with the lot area requirements of this chapter.
|
(2)
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Maximum number of dwellings allowed for each specified unit of land. See also Chapter 19.22 (Affordable Housing Requirements and Incentives) for possible density bonuses.
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(3)
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If a parcel on either side of the site is not zoned residential,
or if the site is a corner lot, the first two adjacent residential
lots shall be used for the purposes of calculating the average setback.
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(4)
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The Community Development Director may modify or waive this
requirement to accommodate what he/she deems exemplary design.
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(5)
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Where the front yard of a key lot adjoining a reversed corner
lot is less than 10 feet in depth, the reversed corner lot may have
a street side yard of the same depth, to a minimum of five feet. See
Figure 2-1.
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(6)
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Density limits may be exceeded to permit legalization of illegal dwelling units in accordance with Section 19.36.270.
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(7)
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See also Section 19.06.080 for required density development standards.
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(8)
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See Section 19.14.130.E.4 for additional rear accessory structure
standards in the Norma Triangle Neighborhood Overlay District.
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(9)
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See Section 19.14.130.E.5 for additional landscape standards
in the Norma Triangle Neighborhood Overlay District.
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(10)
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See Section 19.14.130.E.3 for additional parking standards in
the Norma Triangle Neighborhood Overlay District.
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(11)
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Garages attached to the primary structure shall be included
in the FAR. Detached garages up to 400 square feet shall not be included
in the FAR. Accessory structures, other than garages. are included
in the FAR calculation.
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1. Building
Massing and Modulation.
a. All primary two-story structures and primary structures greater than
15 feet in height shall meet ONE of the following conditions:
(1) Floor area of the second level shall not exceed 75 percent of the
floor area of the primary structure's first level, and front and side
building elevations shall not be single solid planes, with a variation
of at least three feet in depth and width; OR
FIGURE NTNOD-1
SECOND FLOOR AREA AS A PERCENT OF FIRST FLOOR
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(2) A minimum of 25 percent of each building elevation shall be set back
at least three feet from the remaining area of the elevational plane.
FIGURE NTNOD-2
VARIATION OF ELEVATIONAL PLANE
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b. A minimum of 60 percent of the second story front elevation shall
be set back a minimum of three feet from the first floor wall. No
portion of the second floor front elevation may cantilever.
FIGURE NTNOD-3
VARIATION OF FRONT ELEVATIONAL PLANE
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c. First floor plate height shall not exceed 11 feet in the front one-third
of the building.
FIGURE NTNOD-4
FLOOR PLATE HEIGHT
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d. No primary structure shall have a single, unbroken roofline across
the front of the building. At least three feet of the roofline frontage
shall have either a vertical change of direction or a three-foot minimum
horizontal change of direction. The Community Development Director
may waive this requirement if the width of the primary structure's
frontage is less than 50 percent of the lot width, or if the roof
line is curved.
FIGURE NTNOD-5
ROOFLINES WITH CHANGE OF DIRECTION
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e. Balconies.
(1) Front Balcony. The total square footage of balcony area located on
a building's front elevation shall not be larger than 120 square feet.
FIGURE NTNOD-6
FRONT BALCONY SIZE
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(2) Side Balcony Size. The total square footage of balcony area located
on a building's interior side elevation shall not be larger than 60
square feet. Side balconies shall not project beyond the first story
exterior wall. A translucent or solid privacy screen 42 inches in
height shall be provided.
FIGURE NTNOD-7
SIDE BALCONY SIZE
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(3) Rear Balcony Size. The total square footage of balcony area located
on a building's rear elevation shall not be larger than 80 square
feet in area. A translucent or solid privacy screen five feet in height
shall be provided along the side elevation.
FIGURE NTNOD-8
REAR BALCONY SIZE
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(4) Allowed Projections into Setbacks. All projections into setbacks
shall meet the standards set forth in Section 19.20.150.E of the Municipal
Code, provided that balconies shall not project into the required
side setback.
f. No roof decks shall be permitted on any structure.
g. Basements shall be limited to a maximum of 300 square feet in area
and shall not be included in the calculation of FAR. Cooking facilities,
showers, bathtubs, windows, lightwells, and external entrance/exit
are prohibited. Setbacks for basements shall be consistent with building
setbacks.
2. Height Measurement Exceptions. All structures shall comply with the height limits in Section
19.20.080 of the Municipal Code. Notwithstanding 19.20.080.C.2, architectural projections that provide passive solar and venting functions that are not more than 15 percent of the roof area shall not be considered mechanical equipment as described in Subsection C-419.20.080.C.4.
3. Parking and Driveways. WHMC Chapters
19.28 and
19.36 apply in the NTNOD, except as otherwise provided below:
a. The maneuvering room required under 19.28.090.A.1 shall not be required
for single-family dwellings and duplexes.
b. Required parking may be located between the front setback and the
front of a residential unit, provided that the parking area is not
wider than 10 feet, and is not within the front setback.
FIGURE NTNOD-9
FRONT PARKING
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c. The enclosed or covered parking required under 19.28.090.D.2 and
19.36.311.D shall not be required in the NTNOD.
d. Driveways shall not be required to lead to a garage.
e. Driveway width. Driveway pavement shall be limited to a maximum width
of 10 feet when located within the front 30 percent of the property.
Minimum driveway width shall be nine feet.
f. There shall be no more than three feet between the side property
line and the exterior edge of the driveway 's pavement, unless additional
spacing is necessary to accommodate the placement of porte cocheres
to the minimum extent necessary.
g. Driveway gates shall not open into the public right-of-way.
FIGURE NTNOD-10
DRIVEWAY PLACEMENT
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h. Visibility Considerations. Landscaping adjacent to a driveway shall
not interfere with motorists' views of the sidewalk and pedestrians'
views of vehicles exiting the driveway.
(1) Nothing shall obstruct the motorist's view within the triangle drawn
from five feet back from the property line to a distance of 10 feet
from the side of the driveway on the driver's right side as they make
a forward exit from the property and 10 feet from the centerline of
the driveway to the driver's left side.
(2) Fences, walls, and vegetation that are over 28 inches in height shall
not be located within this triangular zone, except that trees that
do not have foliage below six feet in height may be located in the
triangular zone. Existing walls and landscape on adjacent property
will be considered an existing non-conforming condition.
FIGURE NTNOD-11
DRIVEWAY VISIBILITY CONSIDERATIONS
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i. Garages and Carports
(1) Attached garages. A garage attached to the primary structure shall
be set back a minimum of five feet from the nearest front elevational
plane (i.e., façade) of the building. Attached garages shall
be included in the FAR calculation of the subject property.
FIGURE NTNOD-12
ATTACHED GARAGE
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(2) Detached garages. A detached rear garage shall comply with 19.14.130.E.4,
except that the area of detached rear garages, up to 400 square feet,
shall not be included in a property's FAR calculation.
(3) Subterranean parking. Subterranean or semi-subterranean parking shall
not be permitted.
(4) Carports. Carports in the side or front yards shall be permanent
structures. Pop-up or temporary shade structures shall not be used
as carports in the side or front yards.
(5) Refer to the Norma Triangle Single-Family Design Guidelines for additional
guidance on parking and driveway design.
4. Accessory Structures. This section modifies and supplements the standards set forth in Section
19.36.300 for the purpose of allowing accessory structures to provide additional living space for the primary single-family dwelling unit on the property. Second Residential Units, as defined in 19.90.020, provide complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation, for this overlay, and would be governed by Section
19.36.310. This section does not modify or supplement the provisions of Section
19.36.310.
a. Limitation on Use. Accessory structures may be used to provide additional living space and sleeping quarters to a primary single-family dwelling unit. Cooking facilities are not permitted in accessory structures used to provide additional living space to the primary single-family dwelling unit. Second residential units, which do have cooking facilities, are subject to the provisions in Section
19.36.310.
b. Location. Accessory structures may be placed up to the property line
provided that they comply with all applicable building and fire safety
codes.
c. Window and door placement. No window or door openings shall be located
within five feet of a property line.
FIGURE NTNOD-13
ACCESSORY STRUCTURE OPENINGS
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d. Size Limit. Accessory structures are not limited in size, but shall
be included in the calculation of the FAR for the subject property
and any applicable site coverage requirements. Detached rear garages,
up to 400 square feet, are not included in the FAR.
FIGURE NTNOD-14
ACCESSORY STRUCTURE SIZE LIMIT
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e. Distance Between Structures.
(1) Distance Between Accessory Structures and Primary Structures. A minimum
distance of six feet shall be required between any primary residential
structure and an accessory structure established on the same parcel,
and primary and accessory structures shall not be connected by a covered
walkway.
(2) Accessory Structures Attached to Detached Garages. Accessory structures
allowed within the rear yard may be attached to a detached garage,
provided that the non-garage uses comply with the requirements of
this section. Accessory structures may not be built above the garage.
f. Site Coverage. The site coverage limitation under Section 19.36.300.A.3
shall not apply in the NTNOD.
g. Height Limit. Accessory structures shall not exceed a height of 12
feet and one story at the property line, and shall not exceed a height
of 15 feet and one story when sited at least five feet from the property
line.
h. Exterior Lighting. Standards set forth in WHMC Section
19.20.100 shall apply. In addition, no exterior lighting shall be located within five feet of a property line.
FIGURE NTNOD-15
ACCESSORY STRUCTURE SITE COVERAGE
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Figure NTNOD-16
ACCESSORY STRUCTURE HEIGHT
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Figure NTNOD-17
ACCESSORY STRUCTURE EXTERIOR LIGHTING
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i. Design Standards. The structure shall be:
(1) Sited and constructed on the subject parcel in a manner that minimizes
negative impacts (e.g., light, noise, etc.) to adjacent residents
to the maximum extent feasible.
(2) Designed so that all roof drainage is directed to the subject site.
All drainage shall be retained on-site, or directed to the street.
j. Refer to the Norma Triangle Single-Family Design Guidelines for additional
guidance on accessory structure design.
5.
a. Site Grading.
(1) Retaining walls shall not exceed a height of 42 inches.
b. As part of a Development Permit, existing elevations of the project
site shall not be raised or lowered more than 18 inches.
c. Fences and Walls.
(1) Fences and walls erected along interior property lines shall be pre-finished
on the outward face.
(2) Visibility Considerations. Nothing shall obstruct the motorist's
view within the triangle drawn from five feet back from the property
line to a distance of 10 feet from the side of the driveway on the
driver's right side as they make a forward exit from the property
and 10 feet from the centerline of the driveway to the driver's left
side.
d. Vegetation.
(1) Effect on Traffic or Public Safety. Trees and shrubs shall be planted
and maintained so that their mature height and width do not interfere
with traffic safety sight areas, or public safety. Landscaping adjacent
to a driveway and the walls of the building shall be designed not
to interfere with motorists' views of the sidewalk and pedestrians'
views of vehicles exiting the project. Nothing shall obstruct the
motorist's view within the triangle drawn from five feet back from
the property line to a distance of 10 feet from the side of the driveway
on the driver's right side as they make a forward exit from the property
and 10 feet from the centerline of the driveway to the driver's left
side.
e. Acoustical trespass. Refer to Chapter
9.08 and Section
19.20.090 of the Municipal Code.
f. Light trespass. Refer to Section
19.20.100 of the Municipal Code.
g. Refer to the Norma Triangle Single-Family Design Guidelines for additional
guidance on site planning and landscape design.
F. Required Findings.
1. When
reviewing a Development Permit application in the NTNOD, the review
authority shall approve the Development Permit, with or without conditions,
only if it first finds:
a. The findings in Section 19.48.050.A-C can be made in the affirmative;
b. Neighborhood Fit. The massing, scale, and proportion, as well as
landscape, site, and streetscape design of the proposed project complement
the existing neighborhood;
c. Quality Materials and Details. The proposed project exhibits use
of quality materials and details appropriate to the design concept
that will ensure proper execution of the design; and
d. Variety in New Construction. For new construction, that the building
is a unique design.
The Norma Triangle Single-Family Design Guidelines provide detailed
guidance for finding neighborhood fit, quality materials and details,
and variety in new construction.
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(Ord. 17-995 § 6, 2017; Ord. 19-1058 § 17, 2019; Ord. 24-16, 6/24/2024)