The height limitations (HL) overlay zone is intended to set special restrictions on maximum building heights in designated areas of the city in order to preserve access to extraordinary scenic views and vistas, as well as to preserve and maintain bulk and scale relationships for selected areas. These regulations are intended to preserve and protect the existing character of certain districts, according to stipulations established in the general plan/local coastal program land use plan.

   A.   HL-1. In all low density areas identified in the HL overlay zone map, except the Central Sunset Palisades planning area, no structures shall exceed fifteen feet in height when measured from the highest point on the roof to the highest point of site grade, nor shall any such structure exceed twenty-five feet when measured from the highest point of the roof above the center of the building footprint at site grade (See also Chapter 17.102).

   B.   HL-2. In the Central Sunset Palisades planning area, no structures shall exceed fifteen feet in height when measured from the height of the center of the building pad (the finished building pad grade designated on the final tract grading plan at the time of recordation).

   C.   HL-3. In the South Palisades planning area, heights of all buildings shall vary from one to two stories, with two-story structures being allowable only in areas which will not substantially block ocean overviews from U.S. Highway 101. Heights of structures immediately landward of the required general plan bluff setback shall not exceed fifteen feet in height measured from the highest point of the roof to the center point of the building footprint at site grade existing as of January 23, 1981. Heights of other structures shall not exceed a maximum of twenty-five feet above the grade existing as of October 12, 1976.

   D.   HL-4. In the Dinosaur Caves planning area, in addition to the limitations of Chapter 17.102, heights of all structures shall not exceed the height of the southbound lane of U.S. Highway 101 adjacent to the buildable frontage of the properties along Shell Beach Road. No structures shall exceed twenty-five feet in height above site grade unless maximum views are maintained over the rest of the property. In the North Dinosaur Caves planning area, the maximum roof height shall not exceed ninety-eight feet above sea level. In the South Dinosaur Caves planning area, the maximum roof height shall not exceed one hundred eighteen feet above sea level.

   E.   HL-5. In the Freeway Foothills planning area, heights of structures shall not significantly detract from views of coastal landforms. Structures shall be limited to three levels above existing grade as of January 23, 1981 and shall be limited to twenty-five feet in height above existing grade at any point.

   F.   HL-6. In the HL-6 subzone of the Shell Beach planning area, the maximum height of buildings, as measured from site grade shall be limited to twenty-five feet and shall appear to be no more than two levels or floors.

   G.   HL-7. In the HL-7 subzone of the Spyglass planning area, heights of structures shall be limited to twenty-five feet as measured above site grade.

   Special height limitations for ocean fronting parcels in the following planning areas shall be described below:

   A.   North Spyglass Planning Area. For structures adjacent to public lateral accessways (along this bluff top), special consideration shall be given to siting and design standards including: reduced height of structures adjacent to said accessway, setting back of each floor to reduce vertical bulk appearance and encouraging variations in setbacks of structures adjacent to the lateral accessway consistent with the requirements of the view consideration overlay zone.

   B.   Motel District Planning Area. Structures adjacent to any public lateral accessway shall be sited and designed with special consideration to reduced height of structures adjacent to said accessway, setting back of each floor to reduce vertical bulk appearance and encouraging variations in setbacks of structures adjacent to the lateral accessway consistent with the requirements of the view consideration overlay zone.

   C.   Commercial Core Planning Area. Beginning at the inland extent of the public boardwalk identified in the city's local coastal program, one story facades no higher than twelve feet in height above site grade (including roofs) shall be permitted immediately adjacent to the boardwalk. Additional story facades beyond the first level shall maintain the following minimum setbacks from the inland extent of the public boardwalk:

 

 

   Additional levels beyond those described above shall be treated similarly up to the maximum height permitted by the zone, providing said maximum height is consistent with the requirements of the view considerations overlay zone.

   Development within these "stepback" areas shall be limited to see-through balcony railings no higher than forty-two feet, and roof overhangs consistent with the applicable regulations of this zoning ordinance. Ocean fronting parcels of record (as of January 23, 1981) that are less than fifty feet in depth shall be required to provide setbacks of upper floors to reduce vertical bulk along the beachfront; however, due to their small size the standards related above shall not be applied as a minimum setback but rather the setbacks of upper floors on these parcels shall be determined on a case-by-case basis.