West Hollywood’s Planning Commission tonight will review a proposed Zone Text Amendment (ZTA) to increase the allowed projections above height limits for hotel rooftop structures in order to allow hotels to enhance rooftop spaces, attract more guests, and boost revenue. Improved rooftop amenities, City Hall claims, could contribute to making West Hollywood a more appealing destination. The ZTA is designed to give hotel developers clear guidelines while maintaining city control over development and its impact on the community. By establishing clear regulations, the city says it can ensure formal reviews that incorporate community feedback, particularly on issues like noise and privacy.
The proposed ZTA is specific to the physical rooftop structures that may exceed height limits and does not address the specific activities or uses that could take place on those rooftops. All hotels, regardless of zoning district, must obtain a CUP. Any impacts of proposed hotel structures exceeding height limits would be conditioned during CUP review. Ancillary uses are regulated separately through the CUP process and are not part of this amendment. Structures at or below the height limit are also regulated by the CUP process and are outside the scope of this ZTA.
PUBLIC CORRESPONDENCE: “I have lived in some noisy cities, including NYC, Chicago, and now, West Hollywood. What the older cities have that Southern California does not is old architecture that has thick walls and insulated windows that can block out this constant barrage of disturbances. No amount of your so-called modern noise mitigation features, which too often seem to take the form of plastic canopies, astro turf, and potted plants, make a dent in the constant nerve-wracking bombardment of sound that comes at my windows and right through them, regardless of whether they are open or closed.” — Annette Kazmerski
The Planning Commission has received feedback from the public and hotel operators on this ZTA. Hotel operators generally favor maintaining and expanding rooftop structures to improve amenities for guests and possibly offer services to the public. However, residents living near hotels often express concerns about noise and are mostly against additional rooftop structures that could increase activities.
The ZTA aims to balance public concerns with regulations that allow hotels to better serve their guests while addressing neighborhood impacts. The draft includes several key elements.
The proposed amendment allows hotel rooftop structures to project up to 15 feet above the height limit or existing roofline, covering no more than 50% of the roof area. The percentage is intended to accommodate necessary rooftop features, such as service kitchens and restrooms, without covering as much area as a full story. Requests for specific rooftop uses would still require CUP approval.
PUBLIC CORRESPONDENCE: “The Chamberlain Hotel has a 5 foot high Plexiglas railing in place. When there are groups, we can easily hear their laughs, cheers, applause, etc. That is fine. When it is continuous music or other sounds, it is not. The bottom line is that if there is any modification to the Chamberlain’s CUP, the new CUP must still contain the existing clause that reads: “No prerecorded or broadcast music that can be heard beyond the roof deck is allowed.” That continues to be the bottom line. If that is not there, the neighborhood has no recourse.” — Martin Gantman
Permitted projections include occupiable enclosures, noise walls and fences, shade structures, retractable roofs, restrooms, or other similar improvements. However, hotel guest rooms or penthouses are not allowed as part of this amendment.
Any rooftop structure exceeding the height limit would require a new or amended CUP. This would give the public a chance to provide input, and the Planning Commission could impose conditions on the structures. Noise studies would be mandatory for new or significantly expanded rooftop structures if potential noise impacts are identified. The studies would assess the cumulative effects of multiple noise sources and recommend mitigation measures. These studies would also provide context for the public to give input during the CUP process, where conditions would be set before a public hearing.
Requirements for lighting, noise reduction, setbacks, and design are included in the ZTA. Outdoor lighting for hotel rooftop structures above the height limit must be installed to prevent glare or direct illumination onto neighboring properties. Light trespass must not exceed 9.1 foot-candles at property lines, and intensity is capped at 3,000 lumens.
PUBLIC CORRESPONDENCE: “Mitigations do not work, code compliance is overwhelmed and residents and homeowners are tired of the ‘bait and switch’ with such proposals as we have already seen this happen numerous times on the boulevard. How could the loud pop noise of pickleball benefit our residents throughout the day and night? It is already causing significant disturbance at the Montrose Hotel which just made this change.” — Bobbie Edrick & Jim Banks, Co-captains Norma Triangle Neighborhood
Noise reduction measures for rooftop structures with potential noise impacts include enclosing mechanical equipment and constructing noise barriers at least five feet high, or higher if specified in the noise study. The barriers must be made of solid materials like masonry, plexiglass, or glass, with no gaps. If amplified sound or music is proposed, the sound system must comply with city noise standards and undergo testing by city staff before permit approval. Speakers must be positioned no higher than five feet off the floor and angled downward, away from off-site receptors. Noise sources must be set back at least 10 feet from the roof’s edge or further if recommended by the noise study.
Rooftop structures projecting above the height limit must be set back 18 inches for each foot of height above the roofline. The amendment also includes landscaping requirements, with a minimum of two square feet of landscaping for every linear foot of building frontage adjacent to residential zones. Native or non-invasive plants are required.
PUBLIC CORRESPONDENCE: “I can see no reason whatsoever that hotels, which are already given special treatment in our city over the needs of local small businesses, and even less private clubs (which is the case with the SoHo House), should be able to profit at the expense of the beneficial use of surrounding residents and homeowners’ homes. This is beyond a nuisance, one cannot sit in their own home, even with double- paned windows shut tight, on a summer evening when it would be nice to be able to let some fresh air in, and hear themselves think, let alone read a book, have a conversation with guests or watch TV.” — Susana Lagudis
Before applying for a CUP or CUP amendment to exceed height limits, a neighborhood meeting is required. Notices for such applications must be sent to properties within 1,000 feet of the parcel’s boundaries.
Existing CUPs for hotels are tied to the land and would not be modified by this ZTA. However, the amendment allows hotels to request projections up to 15 feet above the existing height limit through the CUP process. Each application would be evaluated individually, with conditions tailored to address potential impacts, including noise and community effects.
On June 6, 2024, the Planning Commission held a public hearing on the proposed ZTA. The Commission continued the item to allow for additional research on project eligibility, noise mitigation, enforcement procedures, setbacks, screening, aesthetics, hours of operation, and permit review processes. This research and analysis have been incorporated into the revised ZTA.
PUBLIC CORRESPONDENCE: “The Le Parc Hotel is allowing for outside tennis lessons to be held on their rooftop courts. I love that people are being more active and staying healthy. However, the hotel allows the tennis instructors to connect to their surround sound speakers and play their music as loud as they want to. I constantly have to listen to a base inside my own home from the music and it’s been a nightmare since these lessons have been going on. I tired to speak with the hotel and come to an agreement and set parameters, but they don’t care. They said they‘ll have their engineer look into it or they‘ll check to see if it’s loud. There has been no change to the sound system and I’m pretty sure no one even goes up to check on the courts.” — Jeni del Pozo
Regarding project eligibility, the Commission questioned whether criteria should differentiate between commercial and residential zones. Currently, hotels are regulated under Section 19.36.150, which applies to both zones. Several hotels are above the existing height limit due to pre-existing conditions or CUP approvals. Staff determined that uniform regulations should apply citywide, given the proximity of commercial zones to residential areas. The ZTA accounts for potential impacts across all zones with standards designed to address both visual and noise concerns.
Noise mitigation was a significant topic. The Commission discussed appropriate barrier heights, sound absorption materials, speaker placement, and whether noise studies should consider the canyon effect or require independent third-party providers. Based on consultations with noise experts, the ZTA maintains a minimum barrier height of five feet but allows for project-specific adjustments. The materials for sound barriers will be determined based on individual project studies. Speaker placement is restricted to a maximum height of five feet, with downward orientation to minimize noise spillover. The ZTA also specifies that project-specific noise studies should consider the combined effects of multiple noise sources.
PUBLIC CORRESPONDENCE: “As a resident of a building adjacent to the Holloway House, I strongly oppose allowing hotels to host unlimited loud events on their rooftops. I work from home during all hours of the day, and the noise from the events they already host is very disruptive. If they were allowed to host unlimited events, it would greatly impact my quality of life and ability to do my job. Weho has plenty of bars and event spaces and does not need to expand to allow these events in the midst of residential areas.” — Emma Stone
The city will require noise studies to be conducted by qualified independent consultants. The city also plans to develop a list of approved noise consultants for future use.
The Commission also discussed enforcement options, including decibel levels, noise monitors, and complaint-based mechanisms. Staff recommended retaining the current “reasonable person” standard rather than strict decibel limits, as the standard allows more flexibility in enforcement. Noise complaints will continue to be addressed immediately by Code Enforcement. Additional CUP conditions may be imposed during reviews.
The ZTA includes visual impact guidelines, including setbacks for rooftop structures. The maximum height for projections remains at 15 feet, with a setback of 18 inches per foot of height. Design compatibility is addressed through CUP findings rather than development standards. Existing rooftop operations are regulated through each hotel’s CUP.
Landscaping requirements were adjusted to align with Chapter 19.26, prioritizing drought-tolerant and native plants. Additional landscaping adjacent to structures projecting above the height limit is required.
The amendment does not regulate special events permits, which are covered under Chapter 19.55. Existing hotel CUPs already include hours of operation, and the ZTA does not alter those agreements.
Regarding permit review procedures, the Commission requested a 1,000-foot noticing radius for CUP applications. This requirement has been added. Periodic compliance checks were considered but not included, as they may not be appropriate for all projects. The city’s existing revocation process under Section 19.80.060 remains applicable.
The city’s noise ordinance, under Chapter 9.08, balances unavoidable urban noise with excessive disturbances. The ordinance uses a “reasonable person” standard, prohibiting amplified sound plainly audible at 25 feet from its source. This standard applies to noise from hotel rooftop structures. The ZTA adds minimum noise mitigation measures and requires project-specific noise studies for any rooftop structures exceeding height limits.
Code Enforcement currently monitors rooftop activities as part of hotel CUPs and special events permits. Noise complaints are handled promptly, with corrective actions taken as needed. The city can issue violations, impose fines, or deny future permits for non-compliant properties.
The Planning Commission will consider recommending the ZTA to City Council, setting the framework for future hotel rooftop developments that exceed height limits. Each application will undergo review to determine appropriate conditions and mitigation measures specific to its impact on the community.
hard no. sound mitigations don’t work. more problems for residents that live here..only benefit people that visit here (and the hotels $). Put residents first.