Mansionization and Neighborhood Compatibility City Council September 8, 2014

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.

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.

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

All Non-RS Parcels

RS in Hillside

Properties with Historic Designation

RS in Lower Hastings

All Remaining RS

(Outside of Hillside and Landmark Districts) Development Trends 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

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

Other Cities 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” 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

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.

Mansionization and Neighborhood Compatibility City Council September 8, 2014

747 S. Los Robles Avenue

580 Madeline Drive Adjacent Homes: