baseline hillside project kick-off meetings...baseline hillside project kick-off meetings february...
TRANSCRIPT
![Page 1: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/1.jpg)
Baseline Hillside Project
Kick-Off Meetings
February 2009
![Page 2: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/2.jpg)
Regional TopographyWith Community Plan Boundaries
The darker the great, the
steeper the slope
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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.
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Where are we now?
![Page 5: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/5.jpg)
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)
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Baseline Mansionization
OrdinanceAdopted by City Council on May 6, 2008
Effective on June 29, 2008
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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
![Page 8: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/8.jpg)
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.
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Result of BMO
R1 Neighborhood (6,200 sq-ft Lots)
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Result of BMO
Previous Development Potential
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Result of BMO
Previous Development Potential
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Result of BMO
Development Potential After Baseline Mansionization Ordinance
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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.
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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
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Where Are We?
� Hillside-Related Specific Plans:
� Mulholland Scenic Parkway
� Hollywoodland
� Mount Washington/Glassell Park
� San Gabriel/Verdugo Mountains
� Coastal Bluffs
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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).
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Northeast Los Angeles OrdinanceAdopted by City Council on November 26, 2008
Effective on January 16, 2009
(Ordinance No. 180,403)
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Northeast Los Angeles OrdinanceLocation
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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.
![Page 20: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/20.jpg)
The Oaks Interim OrdinanceAdopted by City Council on April 9, 2008
Effective on May 31, 2008
(Ordinance No. 179,814)
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The Oaks ICOGriffith Park
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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.
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Public Input Received(Boards around the room, please review and place a
sticker near the issues you deem most important)
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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 …
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Review of Core Issues
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What’s Happening?Hillside Standards Not Applied to All Hillside Lots
� Currently Hillside Standards Applied Based
on Street Improvement, Not Topography.
![Page 27: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/27.jpg)
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.
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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
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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
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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
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� 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
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Issues-Bulk, Height, Scale
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Issues-Bulk, Height, Scale
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Issues-Bulk, Height, Scale
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Issues-Bulk, Height, Scale
![Page 36: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/36.jpg)
� 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
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What’s Happening?Grading Limits, or Absence of Them
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What’s Happening?Grading Limits, or Absence of Them
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What’s Happening?Grading Limits, or Absence of Them
![Page 40: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/40.jpg)
What’s Happening?Grading Limits, or Absence of Them
Recent Cut/Fill Proposal
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What’s Happening?Retaining Walls
Old Retaining Wall Regulations
Current Retaining Wall Regulations
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Issues-Access
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Issues-Access
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Issues-Safety
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Issues-Safety
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Interconnected RelationshipsSize/Scale
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
![Page 47: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/47.jpg)
Interconnected RelationshipsBulk
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
![Page 48: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/48.jpg)
Interconnected RelationshipsHeight
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
![Page 49: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/49.jpg)
Interconnected RelationshipsLot Coverage
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
![Page 50: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/50.jpg)
Interconnected RelationshipsSite Location
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
![Page 51: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/51.jpg)
Interconnected RelationshipsGrading/Retaining Walls
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
![Page 52: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/52.jpg)
Interconnected RelationshipsLandscaping
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
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Interconnected RelationshipsInfrastructure
Size/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure
![Page 54: Baseline Hillside Project Kick-Off Meetings...Baseline Hillside Project Kick-Off Meetings February 2009. Regional Topography With Community Plan Boundaries The darker the great, the](https://reader030.vdocuments.net/reader030/viewer/2022041021/5ed1b6d49f7ccc70ed3587ad/html5/thumbnails/54.jpg)
Interconnected RelationshipsSize/Scale
Bulk
Height
Lot Coverage
Site Location
Grading/Retaining Walls
Landscaping
Infrastructure