Baseline Hillside Project Kick-Off Meetings February 2009
Regional Topography With 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 Ordinance Adopted 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 boxlike 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 Ordinance Adopted by City Council on November 26, 2008 Effective on January 16, 2009 (Ordinance No. 180,403)
Northeast Los Angeles Ordinance Location
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 Ordinance Adopted by City Council on April 9, 2008 Effective on May 31, 2008 (Ordinance No. 179,814)
The Oaks ICO Griffith 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 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 3 Lots of Equal Size (75 X 200 15,000 sq-ft) with Different Topography
What s Happening? 15% Average Slope 66% Average Slope 45% Average Slope 3 Lots of Equal Size (75 X 200 15,000 sq-ft) with Different Topography
What s Happening? 15% Average Slope 66% Average Slope 45% Average Slope 3 Lots of Equal Size (75 X 200 15,000 sq-ft) with Different Topography
What s Happening? Not All Properties Are Created Equal Size & Scale 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.
Issues-Bulk, Height, Scale
Issues-Bulk, Height, Scale
Issues-Bulk, Height, Scale
Issues-Bulk, Height, Scale
What s Happening? Grading Limits, or Absence of Them 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 Recent Cut/Fill Proposal
What s Happening? Retaining Walls Current Retaining Wall Regulations Old Retaining Wall Regulations
Issues-Access
Issues-Access
Issues-Safety
Issues-Safety
Interconnected Relationships Size/Scale Size/Scale Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location
Interconnected Relationships Size/Scale Bulk Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location
Interconnected Relationships Size/Scale Height Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location
Interconnected Relationships Size/Scale Lot Coverage Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location
Interconnected Relationships Size/Scale Site Location Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location
Interconnected Relationships Size/Scale Grading/Retaining Walls Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location
Interconnected Relationships Size/Scale Landscaping Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location
Interconnected Relationships Size/Scale Infrastructure Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location
Interconnected Relationships Size/Scale Infrastructure Bulk Landscaping Height Grading/Retaining Walls Lot Coverage Site Location