Transcript Update on Mansionization and Neighborhood Compatibility Study City Council

Planning & Community Development Department
Update on
Mansionization and
Neighborhood Compatibility Study
City Council
January 26, 2015
City Council Direction
Planning & Community Development Department
• On September 8, 2014, the City Council directed
staff to work with the Planning Commission to
develop a strategy to encourage development on
single-family residential parcels to be compatible
with neighboring properties
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Single-Family Residential (RS)
Planning & Community Development Department
The City Council directed staff to focus this discussion on development of properties
zoned for Single-family Residential (RS) uses that do not have historic designations (in
blue).
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Work Plan and Strategy
Planning & Community Development Department
On September 19, 2014, staff presented to the
Planning Commission a strategy to separate the
City into 3 different phases and study areas:
• Phase 1: Lower Hastings Ranch Overlay area – Winter 2014 to
Summer 2015
• Phase 2: Non-Hillside Overlay area and Non- Historic
Properties – Early Spring 2015 to Fall 2015
• Phase 3: Hillside Overlay areas – Fall 2015 to Summer 2016
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Phase 1: Lower Hastings Ranch
Planning & Community Development Department
Phase 1:
Lower Hastings
Ranch Overlay
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Phase 1: Lower Hastings Ranch
Planning & Community Development Department
Selected to be the 1st phase because:
• Relatively small and defined boundary
• An established neighborhood with homes that are mostly single-story,
ranch-style architectural features, share similar topography
• Parcels were graded and developed relatively at the same time –
between the late 1940’s and early 1950’s
• Parcel sizes generally range from 10,000 sq.ft. to 15,000 sq.ft. and
homes range from 1,500 sq.ft. to 4,000 sq.ft.
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Phase 1: Lower Hastings Ranch
Planning & Community Development Department
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Phase 1: Lower Hastings Ranch
Planning & Community Development Department
• In early December 2014 - conducted a visual survey of the
homes and architectural styles of the neighborhood
• Sent mailers to all property owners/occupants informing them
of the issue and inviting them to neighborhood meeting
• December 18, 2014 - Lower Hastings Ranch neighborhood
meeting attended by approximately 30 residents
• Distributed surveys for neighborhood input, completed
surveys due to Planning staff January 30, 2015
• 2nd Neighborhood meeting tentatively set for late
February/early March
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Phase 1: Lower Hastings Ranch
Planning & Community Development Department
Moratorium
•
At the neighborhood meeting, residents expressed concerns that a
moratorium was needed to address issues that could result from development
under existing rules
•
Pursuant to California Government Code Section 65858, the City Council may
establish a moratorium to protect the City from a threat to the public health,
safety or welfare – requires a four-fifths vote from City Council
•
Only one moratorium on the same subject can be adopted (for a total of two
years) by a City at any time in the City’s history
•
Should the City Council seek to establish a moratorium, the issue would need
to be agendized for a future meeting
•
Because of the State requirements regarding moratoriums, it will be to
important to consider the scope of the moratorium
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Phase 2: Non-Hillside, Non-Historic
Planning & Community Development Department
Phase 2:
Non-Hillside &
Non-Historic
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Phase 2: Non-Hillside, Non-Historic
Planning & Community Development Department
• Not subject to design guidelines or a separate entitlement
process that would review the project for neighborhood
compatibility
• Existing development standards do not reflect unique
characteristics attributable to specific neighborhoods
• Homes include a wide range of architectural styles and sizes,
and were constructed over a longer period of time (roughly 130
years)
• Distributed throughout different areas of the City
• Wider range of parcel size - 7,200 sq. ft. to 40,000 sq. ft. and in
general, home sizes range from 1,000 sq.ft. to 9,000 sq.ft.
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Phase 2: Non-Hillside, Non-Historic
Planning & Community Development Department
Early Spring 2015
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Spring 2015
Summer 2015
Fall 2015
Phase 3: RS in Hillside Overlay
Planning & Community Development Department
Phase 3:
Hillside Overlay
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Phase 3: RS in Hillside Overlay
Planning & Community Development Department
• Currently reviewed for neighborhood compatibility through
the Hillside Development Permits (HDP) process
• Selected to be studied in the last phase because they are
afforded some protection through the HDP process
• Each parcel can be unique in topography and size
• Parcel size range from 6,000 sq.ft to 30,000 sq.ft, home
sizes range from 2,000 sq.ft. to 7,000 sq.ft.
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Phase 3: RS in Hillside Overlay
Planning & Community Development Department
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Planning & Community Development Department
Update on
Mansionization and
Neighborhood Compatibility Study
City Council
January 26, 2015
140 Glen Summer Road
Planning & Community Development Department
• Property is not in a hillside district or designated landmark
district
• Property adjoins Weston-Bungalowcraft Landmark District
to the east
> Weston-Bungalowcraft Landmark District established based on
context of early speculative tract housing based on pattern-book
house plans by Rex Weston.
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Possible Landmark District
Planning & Community Development Department
• The homes on Glen Summer Road could be eligible for
designation as a landmark district
> Represents context of period revival architecture in Pasadena
> Period of significance likely 1927 – 1940
> House at 140 Glen Summer Road would have been a noncontributing building to the eligible district due to 1950 construction
date
> District would be separate from Weston-Bungalowcraft Landmark
District which represents a specific context of early speculative
tract housing based on pattern-book house plans
• Certificate of Appropriateness not required for demolition
of non-contributing houses in eligible landmark districts,
but would have required if designated as a landmark
district.
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Process for Landmark District
Planning & Community Development Department
The process for creation of Landmark District is legislative
and takes about one year.
•
Proponents engage City to discuss designation and boundaries
•
Neighborhood meeting
•
Application submittal
•
Review by Historic Preservation Commission
•
Review by Planning Commission
•
Review by City Council
•
Adoption of Ordinance
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140 Glen Summer Road
Planning & Community Development Department
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140 Glen Summer Road
Planning & Community Development Department
Current condition of property 1/26/15
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Glen Summer Road Partial Eastern
Streetscape
Planning & Community Development Department
128 Glen Summer Road
136 Glen Summer Road
(adjacent to north)
140 Glen Summer Road
150 Glen Summer Road
(adjacent to south)
160 Glen Summer Road
168 Glen Summer Road
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Glen Summer Road Partial Western
Streetscape
Planning & Community Development Department
167 Glen Summer Road
159 Glen Summer Road
149 Glen Summer Road
135 Glen Summer Road
(directly across)
127 Glen Summer Road
119 Glen Summer Road
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