1. from cottage to castle? Mark Brodeur, FIUD Principal RRM Design Group San Juan Capistrano, CA San Clemente Residential Massing Study

2. Presentation Outline Quick Facts About the History of Home Expansion Process to Determine Appropriate Bulk/Mass Control Tools Analysis of FAR buildout over past 5 years (Redondo Beach Analysis) Analysis of lot coverages historically versus present Intense Visual Preference Survey (slide showing ranks) Neighborhood Meetings Tools to Control Bulk and Mass Lot Coverage Floor Area Ratio Building Height First Floor Setbacks Second Floor Setbacks Incentive Program Elements Example of Home Applying Bulk/Mass Control Tools

3. The average size of a new American home went from 983 sq ft in 1950 to 2,265 square ft in 2000. In 1980, about half of all new single family homes had garages that could hold two cars or more. Now, the figure is more than 80 percent nationwide, and 92 percent in the Western US. In 1950 86% of homes were 1 story, in 2000 52% were 2 stories or more. Nearly one in five new homes is built with a garage large enough to hold three cars or more. Nearly 25 percent of buyers wanted a 3 car or larger. QUICK FACTS ABOUT THE HISTORY OF HOME EXPANSION Source: National Association of Home Builders

4. Process to Determine Appropriate Bulk/Mass Control Tools

5. ANALYSIS OF FAR BUILDOUT OVER PAST 5 YEARS 725 AMY LN 5088343240238340.7520004158009072 1200 STANFORD AVE 5200335854138990.7519924161015008 513 CAMINO REAL 5650378045342330.7519897507003007 727 AMY LN 4984314858537330.7520004158009073 1064 AVE D 6357435440047540.7519987509027031 1032 AVE A 6361432942547540.7519917509030002 731 AMY LN 5124323558638210.7520004158009075 2007 GRAHAM AVE 5183338547238570.7419894155003016 ADDRESSLOT AREA LIVING AREAGARAGE TOTAL AREAF.A.R. YEAR BUILTAPN

6. 35 % Lot Coverage ANALYSIS OF LOT COVERAGES HISTORICALLY VS. PRESENT 75 % Lot Coverage 50 % Lot Coverage

7. INTENSE VISUAL PREFERENCE SURVEY

12. NEIGHBORHOOD MEETINGS

13. Tools to Control Bulk and Mass

14. LOT COVERAGE Lot Coverage is determined by dividing the area within the lot which is covered, by the total lot area (including but no limited to; paved driveways and walkways by the gross lot area). Area of the Which is Covered Lot Area Lot Coverage =

15. FRONT YARD LOT COVERAGE The Front Yard Lot Coverage is determined by dividing the area within the front yard, which is covered, including but no limited to; paved driveways and walkways by the gross front yard lot area. Area of the Lot Which is Covered Front Yard Lot Area Front Yard Lot Coverage =

16. FLOOR AREA RATIO Gross Floor Area of a Building Gross Lot Area FAR = A FAR is obtained by dividing the gross floor area of a structure as measured from the outside of the exterior walls, which includes all living spaces, basements, attics, and garages by the gross area of the lot.

17. Example #1 3900 sq.ft. (building) 5000 sq.ft. (lot) FLOOR AREA RATIO 0.78 FAR =

18. Example #2 2600 sq.ft. (building) 5000 sq.ft. (lot) 0.52 FAR = FLOOR AREA RATIO

19. BUILDING HEIGHT Single-family homes are limited to 2 stories and a maximum height of 30 feet above the existing grade. The highest point of the first floor shall not exceed 16 feet above the existing grade.

20. BUILDING HEIGHT ON SLOPES Building height of single- family homes located on a sloping lot are limited to a maximum height of 30 feet above the existing grade. The second and and third stories above the first floor shall be setback 10-feet accordingly to resemble a wedding cake effect.

21. FIRST FLOOR SETBACKS

23. SECOND FLOOR SETBACK AVERAGING

24. SECOND FLOOR SETBACKS 3

25. Incentive Program Elements

26. Table II-2 Floor Area Ratio Bonuses Desired ElementsMinimum DimensionFAR BonusNotes Front Porch8 deep by 10 wide.04Porches must be fully covered by a roof Rear or Alley Loaded Garage.06Garage must be located in the rear behind the house. Where there is an alley, garage must face the alley. Bermuda or Hollywood Driveway 3 wide center grass strip along the center of driveway.02 Additional Second Floor Setbacks Average 10 setback more than required First Floor Setback.04 Side Facing Garage90 degrees to the Public Street 0.3Reduces the dominance of front facing garages Front Yards with less than 20% Coverage.02Maximum permitted front yard lot coverage is 50 %. of front yard area. INCENTIVE PROGRAM ELEMENTS (FAR BASED)

27. Example of Home Applying Bulk/Mass Control Tools

28. APPLICATION OF BULK/MASS CONTROL TOOLS

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