11/23/2016 City of Los Angeles Mail - BHO Vacant Land, Gerard tract

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Sharon Dickinson <sharon.dickinson@iacity.org>

BHO Vacant Land, Gerard tract1 message /: ■ ........- ........... ................... ........... .................. ............ - ■ ■■ Vz' —— - —— ——— ..

wiiliam morrow <williamiouismorrow@yahoo.com> Tue, Nov 22, 2016 at 3:14 PMReply-To: william morrow <wi!liamlouismorrow@yahoo.com>To: "sharon.dickinson@lacity.org" <sharon.dickinson@lacity,org>

WILLIAM MORROW 21017 DUMETZ ROAD WOODLAND HILLS CA. 91364 Cell 818.621.6748

Dear City Officials,

SMALL LOT DISSERTATION

As i see it , all the effort has been to curtail the building of out of scale homes & ! don’t disagree with this. I have shown you plans of my retirement home to prove to you that the code wil! not allow the building of a 1,500 sq. ft. home when the average size of homes is over 1,800 sq.ft. I have discussed with many of you all the issues which make combining BMO & BHO impossible to be fair to smali hillside lots. These are the following reasons that make my 2,780 sq. ft. impractical & uneconomical to build on.(1) slope analysis Most lots in Gerard Tract including mine are steeper 45% which only allows a floor area of 350 sq. ft. per 1,000 sq. ft. of iot area. (2,778 sq. ft. x .35 = 973 sq.ft.) With the guaranteed min. of 1,000 sq.ft plus a 30% bonus gives you a 1,300 sq. ft. home.New code eliminates that bonus. Even with this size the encroachment plane wilt not allow this to work unless there is additional excavation & retaining walls in a basement type design. Much more expensive to build. This would be the smallest home in the area.

(2) Side yard manipulation The 45 Degree Encroachment Plane @ 20’ building height does not work on down hill lots over a 2:1 slope. Increasing setback of a balcony an additional 3 feet from required side yard setback to stop some one looking into adjoining rear yard is beyond my comprehension . The 5‘ indentation @ 45’ back will never be seen from street. Why do it? Complicates Design.All the conditions being put on small lots are forcing homes to excavate deeper into the ground. What are my rights where I have owned , paid taxes & Maintained property for 30 years. $100,00 invested & at the time of purchase could build 2,000 sq.ft..i have also discussed BMO/ BHO with both plan checkers & supervisors. They have told me that it wil! become so complex that would have trouble checking & do not under stand why so complicated. You have made the work of Architects & Building Designers the impossible task to create a well designed interior plan. The emphasis of BMO/ BHO has been on manipulating the exterior without thought of to how lay out interior space effectively . The general opinion is that freedom of design has been eliminated on small lots because of code complexity. It seems to me that small lot owners will be in for a big surprise when they are told all the fees that they have to pay. My costs will be over $30,000 without architectural plans & hearings involved. The fees req'd for having less than 20‘ paved street are enormous when almostthe entire Gerard Tract can't meet that requirement because of both building & site improvements project into right-of way.Costs of construction wil! go way up & lot values will go down. Notification of lot owners has not happened. WHY NOT? There are many areas of Los Angeles which have this same small lot problem. I have been active in my own building design business for 55 years & have never seen such a confusing set of new regulations. The city has concentrated on BMO with the squeaky wheel getting all the oil.Here are lists of vacant lots in woodland hills with owners names, APN & sq. ft. of lots. Please review & as you can see that there are 100's of lots that are under 5000 sq. ft. & in the same predicament as my smali lot.Lets give some attention to small lots before it is too late. Right now small lot owners don't have a voice because of not

being notified. Some one please make an effort to notify these owners so that the have the right to voice their opinions & to understand what will happen to the value of their property.

https ://mai[.google.com/mail/u/0/?ui=2&ik=e0c49b70e2&view=pt&search=inbox&th=1588e51f9576e875&siml=1588e51f9576e875 1/2

11/23/2016 City of Los Angeles Mail - BHO Vacant Land, Gerard tract

WILLIAM MORROW55 years of design excellence !

21017 DUMETZ ROAD WOODLAND HILLS CA. 91364 Cell 818.621.6748

2 attachments

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