Transcript Contract Amendment for the General Plan EIR

Planning & Community Development Department
Mansionization and
Neighborhood Compatibility
City Council
September 8, 2014
Housing Trend
Planning & Community Development Department
• Property values have increased in recent years
• Original houses are being replaced with larger structures
or remodeled with large-scale 2-story additions
• Potential to create an out of scale relationship between
adjoining houses and a reduction of the neighbors’ access
to direct sunlight and privacy.
2
Introduction
Planning & Community Development Department
“Mansionization” - a trend in development of
replacing older homes with new construction that is
larger and potentially out of scale with homes around
them.
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Existing Regulations
Planning & Community Development Department
Development in certain areas are reviewed for
neighborhood compatibility through existing regulations:
• Hillside Overlay – Hillside Development Permits
• Historic Designations – Certificate of
Appropriateness
• Lower Hastings Ranch – Development standards
that are applicable only to homes in this area
Discussion could be expanded to other areas in the City
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All Non-RS Parcels
Planning & Community Development Department
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RS in Hillside
Planning & Community Development Department
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Properties with Historic Designation
Planning & Community Development Department
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RS in Lower Hastings
Planning & Community Development Department
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All Remaining RS
Planning & Community Development Department
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Development Trends
Planning & Community Development Department
2010 to 2014
(Outside of Hillside and Landmark Districts)
New single-family residences
21 final inspections
Second-story additions
38 final inspections
Additions over 500 square feet
180 final inspections
Total Building Permits
13,481 permits issued
• Accounts for less than 2% of permits issued
• Although a small percentage, could adversely impact the
character of a neighborhood and may encourage further
mansionization to occur
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Zoning Code Updates
Planning & Community Development Department
Previously adopted Zoning Code Updates:
• Ordinance 6434 (1991) – Established max. top plate height and
FAR; added encroachment plane and changes to max. lot
coverage
• Ordinance 7057 (2006) – Required garages to be located
behind the primary structure if it is the prevailing location for
other garages on the block; added max. size for accessory
structures
• Ordinance 7179 (2009) – Added restrictions for additions to use
matching nonconforming setbacks/encroachment plane;
lowered the maximum height limit; increased max. lot coverage;
changed FAR max. and how FAR is calculated
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Other Cities
Planning & Community Development Department
Action
Cities
Encourage “good design practices” by offering incentives.
Los Angeles
Temple City
Create Overlay Districts such as a “Residential Floor Area
District” or a “Single-story Height District”
Los Angeles
Establish a maximum home size regardless of lot size
Manhattan Beach, Malibu
and Los Angeles
Require discretionary permits for certain development rights
Rancho Palos Verdes
and Malibu
Require design review
Beverly Hills, Arcadia,
San Marino, and
Glendale
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Recommendation
Planning & Community Development Department
• Receive the report and direct staff to bring the
issue of mansionization to the Planning
Commission to develop a strategy and
recommendation for potential revisions to the
City’s Zoning Code.
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Planning & Community Development Department
Mansionization and
Neighborhood Compatibility
City Council
September 8, 2014
747 S. Los Robles Avenue
Planning & Community Development Department
580 Madeline Drive
Planning & Community Development Department
Adjacent Homes: