Transcript SL: Single Level Overlay District would be the 12th

Planning & Community Development
Zoning Code Amendment:
SL (Single-Level) Overlay District
City Council
October 10, 2016
Project Description
Planning & Community Development
• SL Overlay District would allow property owners
to impose on themselves a prohibition on the
construction of new second floors and
enlargement of existing second floor on properties
zoned RS-1, RS-2, RS-4, RS-6, and RM-12.
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Background
Planning & Community Development
• Planning Commission (March 23)
> Staff recommended a series of amendments to the ND
(Neighborhood District) zoning overlay to address
“mansionization”.
> Staff also suggested an amendment to create a
property owner-initiated process where residents of
Lower Hastings Ranch could impose on themselves a
prohibition on second floor construction.
 Commission recommended the overlay process apply to all
single-family zones citywide and use qualification thresholds for
creation of new Landmark Districts
» 60% of houses are single-story and support from 51% of property
owners.
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Background
Planning & Community Development
• City Council (April 25)
> City Council initiated a Zoning Code Amendment to
create one-story overlay
 Higher qualification thresholds of 80% of houses are singlestory and support from 70% of property owners.
» Due to significance of second story prohibition
 Applicable citywide.
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Background
Planning & Community Development
• Planning Commission (July 27)
> Supported citywide application
 Single-family and two-family districts
> Qualification thresholds
 70% of houses are single-story and support from 66% of
property owners.
> Added minimum size requirement
 One blockface
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Zoning Overlay Districts
Planning & Community Development
• Zoning Code Section 17.28
• Supersede specific development standards of
base zoning district
> Examples:
 HL (Height Limit) Overlay District
 LD (Landmark) Overlay District
 OC (Office Conversion) Overlay District
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Zoning Overlay Districts
Planning & Community Development
• There are currently 11 Zoning Overlay Districts:
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AD: Alcohol Overlay District
HD: Hillside Overlay District
HL: Height Limit Overlay District
HL-1: Height Limit Overlay District
HH: Hospitality Home Overlay District
IS: Interim Study Overlay District
LD: Landmark Overlay District
ND: Neighborhood Overlay District
OC: Office Conversion Overlay District
PK: Parking Overlay District
SS: Specialty Shop Overlay District
SL: Single Level Overlay District would be the 12th
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Single-Story Overlay District
Planning & Community Development
• Applicability
> Single-Family zoned properties
 RS-1, RS-2, RS-4, RS-6
> Two-Family zoned properties
 RM-12
» Development pattern is very similar to single-family zones.
» Many development standards are the same.
> Would not apply to single-family and two-family
Planned Developments
 PD-6 (Eaton Wash) and PD-9 (El Mirador)
• Application and Process
> Modeled on Landmark District process
 Resident-driven process
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Single-Story Overlay District
Planning & Community Development
• Application:
> Map of proposed boundaries;
 Natural or man-made, such as streets, tract map lines, or
ridgelines in order to achieve continuity, but shall have a
minimum size of one blockface and 15 properties.
> Documentation that at least 70% of the houses in
proposed overlay are one-story;
> Petition showing support of at least 66% of property
owners within the proposed overlay; and
> A legal description of the proposed district.
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Single-Story Overlay District
Planning & Community Development
• Planning Commission Review:
> Petition showing property owner support.
 If support falls below 66% the application is considered
withdrawn and cannot be resubmitted for at least one year.
> Planning Commission makes formal recommendation
to approve, disapprove, or modify the application.
• City Council Review:
> City Council makes final decision to approve,
disapprove, or modify the application.
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Single-Story Overlay District
Planning & Community Development
• Modify boundary of established SL overlay
> Same process as to establish.
> The adjusted area (enlarged or reduced) must meet the
minimum qualification thresholds as to establish.
• Elimination of SL overlay
> Same process as to establish.
> Support of 66% of property owners.
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Recommendation
Planning & Community Development
• Planning Commission / Staff Recommendation:
> Approve the Zoning Code Amendment to create
Section 17.28.120 (Single-Level Overlay District).
• Single-Level Overlay District
> At least 70% of the houses in proposed overlay are
one-story; and
> At least 66% of property owners within the proposed
overlay support second story prohibition.
> Boundaries
 Natural or man-made, such as streets, tract map lines, or
ridgelines in order to achieve continuity, but shall have a
minimum size of one blockface and 15 properties.
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Recommendation
Planning & Community Development
• Recommend City Council:
1) Adopt the environmental determination that the
proposed Zoning Code Amendment is categorically
exempt from environmental review pursuant to the
guidelines of the California Environmental Quality Act;
2) Adopt the Findings to Amend the Zoning Code;
3) Approve the Zoning Code Amendment to Section
17.28 (Zoning Overlay District) of the Pasadena
Municipal Code to create Section 17.28.120 (SingleLevel Overlay District); and
4) Direct City Attorney to prepare an ordinance and
return within 60 days.
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Planning & Community Development
Zoning Code Amendment:
SL (Single-Level) Overlay District
City Council
October 10, 2016
Single-Story Overlay District
Planning & Community Development
• Blockface (Zoning Code definition):
> “The lots abutting on one side of a street, between the
two nearest intersecting streets or a City boundary.”
• Size of blockface dependent on length of street
> Could be relatively short in some parts of city and
relatively long in others
 Hillside areas can have long, windy streets
> Dead-end streets
 One side of street minimum
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Single-Story Overlay District
Planning & Community Development
• Examples:
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Single-Story Overlay District
Planning & Community Development
• Staff is recommending a minimum size of 15
properties to create a Single-Level Overlay
District
> Staff evaluated various neighborhoods citywide and
found the size of a typical blockface was approximately
15 properties.
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