baseline hillside project kick-off meetings...baseline hillside project kick-off meetings february...
TRANSCRIPT
Baseline Hillside Project
Kick-Off Meetings
February 2009
Regional TopographyWith Community Plan Boundaries
The darker the great, the
steeper the slope
Purpose of Meeting
� Get everyone up to speed.
� Show public input received so far.
� Explain some of the issues raise.
� Obtain broader scope of early input.
� Help us establish scope of Baseline Hillside Project.
Where are we now?
Where Are We?
� Baseline Mansionization Ordinance
� Preliminary Research Phase
� Existing Specific Plans in Hillsides
� Hillside Area Definition Amendment
� Northeast Los Angeles Zone Change
Ordinance
� The Oaks ICO (Hollywood Hills)
Baseline Mansionization
OrdinanceAdopted by City Council on May 6, 2008
Effective on June 29, 2008
Baseline Mansionization Ordinance� Created separate method of calculating Residential Floor Area.
� Established new Baseline FARs for each Zone.
� Included 20% Area Bonus, incentive to break up mass of building or build using USGBC LEED For Homes® Program.
� Encouraged varied roof lines by tying Building Height to Slope of Roof.
� Added two new Districts used to protect unique neighborhoods:
� Single-Story Height District
� Residential Floor Area Overlay District
Baseline Mansionization Ordinance
� Applies to over 300,000 properties zoned single-family.
� Excludes Hillside Areas and Coastal Zone.
� 77% of lots zoned R1; 39% are R1 and in the 5,000 & 6,000 sq-ft
ranges.
� Over a third of properties have development potential between
2,500 – 3,500 sq-ft, or between 3,000 – 4,200 sq-ft when 20%
Bonus utilized.
Result of BMO
R1 Neighborhood (6,200 sq-ft Lots)
Result of BMO
Previous Development Potential
Result of BMO
Previous Development Potential
Result of BMO
Development Potential After Baseline Mansionization Ordinance
Objectives Met
� The adopted ordinance addressed many concerns raised by communities:� Prevent mansionization on citywide basis.
� Address problems in Code which contribute to large “box-like” structures.
� Preserve scale of single-family neighborhoods.
� Tackle mass & bulk issues directly.
� Maximize design flexibility.
� Minimize looming factor.
� Slightly larger “box” built green.
� Balance individual property rights with needs of overall community.
Where Are We?
� Preliminary Research Phase
� Review of Existing Hillside Regulations &
Boundaries
� Existing Hillside-Related Specific Plans
� Best Practices – Other Jurisdictions Throughout
California & Country
� Next Phase …
� Review Variances & Other Deviations
� Review Public Input to Develop Hillside Objectives
Where Are We?
� Hillside-Related Specific Plans:
� Mulholland Scenic Parkway
� Hollywoodland
� Mount Washington/Glassell Park
� San Gabriel/Verdugo Mountains
� Coastal Bluffs
Where Are We?
� Revising Hillside Area Definition to be based
on topography NOT street boundaries.
� Removing Hillside Area designation from lots
which are clearly flat, leaving only true hillsides to
address.
� Baseline Mansionization Ordinance will
automatically apply to properties which will no
longer have Hillside Area designation (unless
within Coastal Zone boundary).
Northeast Los Angeles OrdinanceAdopted by City Council on November 26, 2008
Effective on January 16, 2009
(Ordinance No. 180,403)
Northeast Los Angeles OrdinanceLocation
Northeast Los Angeles Ordinance
� Ordinance dealt with a variety of issues, but it’s most significant changes were:� FAR – New Floor to Area Ratios based on topography/slopes.
� Height – Use of slope to calculate overall height limit.
� Grading – Limits on grading for hillside lots.
� Retaining Walls – regulates height and length of walls to protect safety.
� Ridgeline Protection – separate height limits on identified ridgelines.
The Oaks Interim OrdinanceAdopted by City Council on April 9, 2008
Effective on May 31, 2008
(Ordinance No. 179,814)
The Oaks ICOGriffith Park
The Oaks ICO
� Temporary Solution:
� Ordinance established new Floor Area Ratios to
limit size of structures.
� Based on Lot Size, using separate square-footage
intervals (independent of Zone) to determine max
size of home.
� Established minimum sized home of 1,600 sq-ft.
� Currently Working on Permanent Solution.
Public Input Received(Boards around the room, please review and place a
sticker near the issues you deem most important)
Hillside Issues/Concerns Raised
� Neighborhood Character & Scale.
� Environmental Impacts of Hillside Development.
� Grading & Slope Stability.
� Landscaping & Open Space.
� Run-Off & Drainage.
� Infrastructure.
� Emergency Access.
� Project Review Process.
� Construction Activity.
� Miscellaneous …
Review of Core Issues
What’s Happening?Hillside Standards Not Applied to All Hillside Lots
� Currently Hillside Standards Applied Based
on Street Improvement, Not Topography.
What’s Happening?Not All Properties Are Created Equal – Size & Scale
� FAR currently 3 times the Buildable Area (lot
size minus setbacks).
� No distinction between Zones.
� No distinction between topographical
differences.
What’s Happening?Not All Properties Are Created Equal – Size & Scale
3 Lots of Equal Size (75’ X 200’ – 15,000 sq-ft) with Different Topography
Max.
Floor
Area
35,100
sq-ft
Max.
Floor
Area
35,100
sq-ft
Max.
Floor
Area
35,100
sq-ft
15% Average Slope 45% Average Slope 66% Average Slope
What’s Happening?
15% Average Slope
45% Average Slope
66% Average Slope
3 Lots of Equal Size (75’ X 200’ – 15,000 sq-ft) with Different Topography
What’s Happening?
15% Average Slope
45% Average Slope
66% Average Slope
3 Lots of Equal Size (75’ X 200’ – 15,000 sq-ft) with Different Topography
� Lot size alone is not the best method of
determining an appropriately sized home.
� Physical site conditions, such as topography,
needs to be taken into account.
What’s Happening?Not All Properties Are Created Equal – Size & Scale
Issues-Bulk, Height, Scale
Issues-Bulk, Height, Scale
Issues-Bulk, Height, Scale
Issues-Bulk, Height, Scale
� Currently, there are no grading limits.
� Properties only limited to how much they can
afford to grade, and how much they can haul
out within their own time constraints.
What’s Happening?Grading Limits, or Absence of Them
What’s Happening?Grading Limits, or Absence of Them
What’s Happening?Grading Limits, or Absence of Them
What’s Happening?Grading Limits, or Absence of Them
What’s Happening?Grading Limits, or Absence of Them
Recent Cut/Fill Proposal
What’s Happening?Retaining Walls
Old Retaining Wall Regulations
Current Retaining Wall Regulations
Issues-Access
Issues-Access
Issues-Safety
Issues-Safety
Interconnected RelationshipsSize/Scale
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
Interconnected RelationshipsBulk
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
Interconnected RelationshipsHeight
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
Interconnected RelationshipsLot Coverage
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
Interconnected RelationshipsSite Location
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
Interconnected RelationshipsGrading/Retaining Walls
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
Interconnected RelationshipsLandscaping
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
Interconnected RelationshipsInfrastructure
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
Interconnected RelationshipsSize/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure