Planning & Community Development Department

Mansionization and Neighborhood Compatibility

City CouncilSeptember 8, 2014

Planning & Community Development Department

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Housing Trend

• 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.

Planning & Community Development Department

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Introduction

“Mansionization” - a trend in development of replacing older homes with new construction that is larger and potentially out of scale with homes around them.

Planning & Community Development Department

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Existing Regulations

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

Planning & Community Development Department

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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

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

Planning & Community Development Department

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Zoning Code Updates

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

Planning & Community Development Department

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Action Cities

Encourage “good design practices” by offering incentives.  

Los AngelesTemple 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

Other Cities

Planning & Community Development Department

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Recommendation

• 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.

Planning & Community Development Department

Mansionization andNeighborhood Compatibility

City Council September 8, 2014

Planning & Community Development Department

747 S. Los Robles Avenue

Planning & Community Development Department

580 Madeline Drive

Adjacent Homes: