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CC - (1) Discussion of Retaining Consultant Services to Conduct Follow-Up Studies and Prepare Recommendations for R-1 Neighborhood Development Standards for Certain Single Family Residential Neighborhoods to Address Larger Single Family Homes; and (2) Direction to the City Manager as Deemed Appropriate.
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Contact Person/Dept: Sol Blumenfeld / CDD
Thomas Gorham / Planning
Phone Number: (310) 253-5700
(310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [] Attachments: Yes [X] No []
Commission Action Required: Yes [] No [X] Date:
Commission Name:
Public Notification: (E-Mail) Meetings and Agendas - City Council (02/18/16); Ongoing Topics - Planning and Zoning “Mansionization” (02/11/16 and 02/18/16); (Published) Culver City News (02/11/16)
Department Approval: Sol Blumenfeld, Director of Community Development
(01/20/16)
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RECOMMENDATION:
Staff recommends the City Council (1) discuss the retention of consultant services to conduct follow-up studies and prepare recommendations for R-1 development standards for certain single family residential neighborhoods to address larger single family homes; and (2) provide direction to the City Manager as deemed appropriate.
BACKGROUND/DISCUSSION:
At the City Council meeting of December 14, 2015, the City Council unanimously introduced a proposed ordinance approving Zoning Code Amendment, P-2015-0103-ZCA. On January 4, 2016 the City Council adopted the Ordinance 2016-001 which became effective on February 3, 2016 (Ordinance). During deliberations on the introduction of the Ordinance, the City Council directed staff to research and prepare a report on the use of consultant services to prepare zoning code amendments related to R-1 development standards to address unique neighborhood conditions. The City Council requested information on what other local jurisdictions have done to address concerns regarding mansionization on a neighborhood specific basis. These standards could include use of neighborhood specific Floor Area Ratios (FAR), setbacks and heights based on lot size or prevailing neighborhood conditions.
Staff has conducted research on the methods and measures other cities have used or are currently using to address mansionization. As noted in the attached table (Attachment No. 1), many of these cities have adopted or are studying similar measures to those that Culver City recently adopted. These measures include reduced FAR, lot coverage, setbacks, second floor stepbacks, basements, height, driveway placement and garages, balconies and other similar measures. The table also identifies those cities that hired a consultant to prepare mansionization studies.
In summary, the cities of Beverly Hills and West Hollywood both used consultants to conduct their studies.
City of Beverly Hills
The City of Beverly Hills hired a consulting firm to study development standards to address bulk and massing issues for the central Area of their city. The scope of work included the following:
• Kick-off Meeting and City Tour
• Stakeholder Interviews
• Single Family Bulk and Mass Issue Report
• Single Family Bulk and Mass Issue Workshop
• Single Family Bulk and Mass Study
• Public Review- Workshop with Planning Commission, Planning Commission Study Session, Community Open House
• Draft Standards, Public Review, and Adoption
The cost of the consultant study was $148,000, and the study took approximately 12 months to complete and adopt code changes.
City of West Hollywood
The City of West Hollywood hired a consulting firm to study development standards to address bulk and massing issues for the West Hollywood West R1 neighborhood and develop an overlay district with development standards and design guidelines. The scope of work included the following:
• Background Review and Goals
• Community Engagement
• Existing Conditions Analysis
• Identify and Prioritize Options
• Draft Report
• Public Review- Planning Commission and Council Review
• Final Document - Neighborhood Overlay District Ordinance and Design Guidelines
The cost of the consultant study was $163,000 and the study took approximately 12 months to complete and adopt code changes and design guidelines. The City of West Hollywood is moving forward with another study for the Norma Triangle R1 neighborhood and has recently issued a Request for Proposals (RFP) for consultant services.
FISCAL IMPACT:
Based upon the experiences of the Cities of Beverly Hills and West Hollywood, staff estimates the costs for a consultant to prepare development standards in R-1 neighborhoods may range up to $163,000 depending upon the scope of work. There will be additional costs related to Planning Division and City Attorney’s Office staff time to review draft documents and prepare necessary ordinance(s) for consideration by the Planning Commission and the City Council.
ATTACHMENTS:
Summary Table of Other Cities’ Single Family Dwellings Zoning Studies
RECOMMENDED MOTION(S):
That the City Council:
1. Discuss the retention of consultant services to conduct follow-up studies and prepare recommendations for R-1 development standards for certain single family residential neighborhoods to address larger single family homes; and
2. Provide direction to the City Manager as deemed appropriate.