Northern Hills Conservation District Third Community Meeting. Ben Milam Elementary School February 13, :00pm

Transcription

1 Northern Hills Conservation District Third Community Meeting Ben Milam Elementary School February 13, :00pm

2 Purpose of this Meeting Review comments received from the January 23 rd community meeting. Review options to include in a voting ballot that will be mailed to each property within the proposed district.

3 Ground Rules Prior to speaking, please state your name and address this meeting is being recorded by audio Only one person speaks at a time; please limit remarks to 2 minutes Focus on the topic; avoid side conversations Please set all cell phones and pagers to vibrate

4 Application submitted An zoning change application was submitted by property owners to the city in August of 2006 for a conservation district feasibility study to be conducted by the Department of Development Services 75% of the property owners in the proposed boundaries have signed a petition in support of conducting a feasibility study The district includes the: Southern block face of 3600 and 3700 blocks of Armstrong Avenue 3600 and 3700 blocks of Cragmont Avenue 4300 and 4400 blocks of Glenwood Avenue 3600 block of Overbrook Drive The area is in City Council district 14

5 Proposed Boundary

6 What are Important Characteristics of the Neighborhood? What does the neighborhood want to conserve?

7 Recap At the November 28 th meeting community meeting, the neighborhood discussed a number of items that they wanted to protect, conserve and prohibit in the district. Staff, based on comments from the first community meeting and field survey, have tried to suggest possible standards to meet the needs and desires of the neighborhood.

8 Tonight s s Meeting Tonight s meeting is a discussion. Tonight staff is reviewing the options that have been suggested by the neighborhood at the previous community meetings. The options on following slides are the options that are currently on the ballot, if no additional suggestions or comments are received, the information reviewed tonight will be sent to you in the ballot. If there are additional regulations, items, or suggestions you want added on the ballot, tonight is your last opportunity to add them.

9 Neighborhood Characteristics Some of the standards that concern the neighborhood include: Lot Coverage Building Scale Setbacks Materials Landscaping Accessory Structures Fencing

10 Other Characteristics Are these significant to maintain the character of your neighborhood? hood? Stories Floor Area Ratio Structure Width Land Uses Lot Width Demolition Non-Conforming Uses Glass Types Sidewalks Front Yard & Parkway Driveways and Parking Screening Paving Doors and Windows Roof Materials and Style Porch Enclosures Wrought Iron and Metal Elements

11 Characteristics Is this significant to maintain the character of your neighborhood? od? Front Yard Setbacks Existing Zoning: 25 feet for all structures, except where two or more main buildings exist on a blockface, any new building must be setback the average of the front yard setbacks of the two closest main buildings on the same blockface; up to a maximum of 40 feet. Setbacks in a row Skewed setbacks Current Ballot Options: - Maintain existing zoning - Record all existing setbacks and maintain those setbacks.

12 Excluding the setbacks, this shows what is buildable area in the existing zoning district. Setbacks determine the buildable area on a lot.

13 Characteristics Is this significant to maintain the character of your neighborhood?

14 Characteristics Is this significant to maintain the character of your neighborhood? od? Side Yard Setbacks Existing Zoning: Maintain the space between structures Current Ballot Options: 5 for single family structures (existing) 10 feet on one side and 5 feet on the other (required for side yard driveway.) Other suggestions

15 Characteristics Is this significant to maintain the character of your neighborhood? od? Rear Yard Setbacks Existing Zoning: Rear setbacks for main structures help to ensure that there will be some space left open at the rear of the lot Current Ballot Options: 5 for single family structures (existing) 10 feet 20 feet Other suggestions

16 Characteristics Is this significant to maintain the character of your neighborhood? od? Lot Size Existing Zoning: Maintain the space between structures Options Minimum lot size is 7,500 sq ft (existing) Lots may be subdivided Lots may not be subdivided Minimum lot size is as lots are currently configured. Other suggestions

17 Characteristics Is this significant to maintain the character of your neighborhood? od? Lot Coverage Existing Zoning: The existing zoning (PD 193) allows for 45% lot coverage for residential. The range for existing lot coverage is 8% to 42% with the average being 21% 45% of 7,500 is 3,375 sq. ft. on the ground Lot coverage does not restrict how big structures can be, it can only restrict what is buildable on the ground.

18 Characteristics Is this significant to maintain the character of your neighborhood? od? Lot Coverage Lot coverage includes: main house, garage, carport, gazebos, poolhouses, patios, tool sheds, and storage buildings. Lot coverage does not include; driveways, sidewalks, pools, or tennis courts.

19 Buildable Area

20 Buildable Area

21 Lot Coverage 35 percent This shows what is allowed on the GROUND

22 Lot Coverage 40 percent This shows what is allowed on the GROUND

23 Lot Coverage 45 percent This shows what is allowed on the GROUND

24 Lot Coverage 50 percent This shows what is allowed on the GROUND

25 Characteristics Is this significant to maintain the character of your neighborhood? od? Lot Coverage Current Ballot Options: Maintain existing lot coverage (21% = average) 40% lot coverage for new construction 45% lot coverage for new construction (typical R-75 zoning) 50% lot coverage for existing homes

26 Characteristics Is this significant to maintain the character of your neighborhood? od? Floor Area Ratio FAR regulations are intended to allow the construction of houses that are sized in proportion to the lots on which they are built, while reasonably accommodating the demands of today s housing market. FAR is the ratio of floor area of structures on a lot to the total lot area. Example Square feet Lot square feet FAR Main House 1,500* 10,000 1,500 / 10,000 =.15 FAR Accessory Structure 500* 10, / 10,000 =.05 FAR Total Lot FAR =.20 Main House Accessory Structure 7,500 * 20,000 7,500 / 20,000 =.375 FAR 2,000 * 20,000 2,000 / 20,000 =.1 FAR Total Lot FAR =.475 ** FAR includes the total square footage of the house, whereas lot coverage JUST regulates what is on the ground.

27 The Blue House The Pink House The Yellow House The Purple House The Orange House Lot Size: 50' x 150' = 7,500 sqft..5 FAR = 3,750 total sqft. The house is 1 story and is ~ 40' x 93' Lot Size: 75' x 150' = 11,250 sqft..5 FAR = 6,625 total sq. ft. The house is 2 stories with a detached access. structure The house is 55' x 47' (2,952 x 2 = 5,185) The accessory structure is 22' x 20' (440) Lot Size: 60' x 150' = 9,000 sqft..5 FAR = 4,500 total sqft. The house is 2 stories with a detached access. structure The house is 50' x 35' (1,750 x2 = 3,500) The accessory structure is 50' x 20' (1,000) Lot Size: 45' x 150' = 6,750 sqft..5 FAR = 3,375 total sqft. The house is 1 1/2 stories The house is 35' x 64' (1 st story = 2,250, ½ story is 1,125) Lot Size: 50' x 150' = 7,500 sqft..5 FAR = 3,750 total sqft. The house is 1 stories The house is 35' x 78' (2,750) The accessory structure is 40' x 25' (1,000)

28 Characteristics Is this significant to maintain the character of your neighborhood? od? FAR (Floor Area Ratio) Current Ballot Options: Maintain existing average FAR =.31.5 FAR for new construction.55 FAR for additions to existing houses. No regulation Other suggestions

29 Characteristics Is this significant to maintain the character of your neighborhood? od? Landscaping Current Ballot Options: Write requirements for removing mature trees and what would be suitable replacement (specific regulations would be determined at a later meeting). Limit impervious surface to a certain percentage. Maintain lawn and green space.

30 Characteristics Is this significant to maintain the character of your neighborhood? od? Building Materials Current Ballot Options: Multiple options will be given to regulate what building cladding materials are allowed or prohibited. The predominant building materials are brick and stucco.

31 Characteristics Is this significant to maintain the character of your neighborhood? od? Roof Materials & Style Current Ballot Options: Multiple options will be given to regulate what roofing materials are allowed or prohibited. Most of the roof in the district are made of composition shingles or slate

32 Characteristics Is this significant to maintain the character of your neighborhood? od? Windows and Glass Current Ballot Options: Only transparent, stained or leaded glass is allowed in doors and windows Must be typical to the architectural style Vinyl and aluminum frames are permitted Prohibit vinyl and aluminum window frames Prohibit highly reflective glass

33 Height

34 Height

35 Height ** In PD 193, the height of the yellow box may not exceed 30 feet

36 Height looming is a tool some conservation districts have implemented. Height looming typically is used to require greater side yard setbacks s the higher the structure.

37 Height Existing Zoning: Current zoning stipulates that the highest point of a structure with a gable, hip, gambrel or dome roof may not exceed 42. Dormer eaves may not project above 30.

38 Characteristics Is this significant to maintain the character of your neighborhood? od? Height & Stories Current Ballot Options: Height is measured to the peak of the structure. Height is measured to the midpoint of the roof. Maximum height cannot exceed the tallest house on the block. Limit height to feet Houses can be no more than two stories.

39 Characteristics Is this significant to maintain the character of your neighborhood? od? Architecture The district contains Colonial Revival, Spanish Eclectic, Tudor, and Prairie styles. Should new construction be limited to specific architectural styles? It should be noted that both the Secretary of the Interior s Standards and fundamental principles of historic preservation discourage new construction that merely attempts to copy historical styles. New construction can be built in a contemporary manner provided it is consistent with a neighborhood s character and respects prevailing historical styles without strictly emulating them.

40 Characteristics Is this significant to maintain the character of your neighborhood? od? Architecture Current Ballot Options New construction should be built in one of the contributing architectural styles present in the neighborhood Establish criteria for each architectural style (Tudors should have this, this and this to be a Tudor etc) If a structure is demolished, it should be built back in the architectural style that was demolished. New additions should be compatible with the existing structure. Additions visible from the street must be clad in the materials compatible with the architectural style of the house.

41 Characteristics Is this significant to maintain the character of your neighborhood? od? Demolition Current Ballot Options Regulate Demolition: Houses in the district that are listed as contributing may only be demolished if the cost of bringing the house into compliance with all applicable building codes is greater than 80 percent of the house s value(excluding land) according to DCAD. Applicable costs could include: foundation, roofing, electrical, mechanical and plumbing. No demolition standard

42 Other Demolition Standards M Streets Applies to High Tudor houses only. May be demolished only if the cost of bringing the house into compliance with all applicable building code requirements using materials similar to the original materials is greater than 80 percent of the structure s value according to DCAD. Also, Certain features on contributing structures are not allowed to be removed or must be duplicated. M Streets East - Applies to all contributing main structures. May be demolished only if the cost of bringing the house into compliance with all applicable building code requirements using materials similar to the original materials is greater than 80 percent of the structure s value according to DCAD. Kessler - Applies to all contributing main structures. May be demolished only if the cost of bringing the house into compliance with all applicable building codes and zoning requirements is greater than 80 percent of the house s value (excluding land) according to DCAD. Hollywood Santa Monica Certain features on contributing structures are not allowed to be removed.

43 Characteristics Is this significant to maintain the character of your neighborhood? od? Accessory Structures Current Ballot Options: Must be located in the rear 30 percent of the lot Must be located to the rear of the main structure May be attached or detached but must be located in rear yard Prohibit new front entry garages and grandfather those that are existing Allow front entry garages only on Overbrook and Glenwood Height Materials Architecture

44 Characteristics Is this significant to maintain the character of your neighborhood? od? Accessory Structures Current Ballot Options for Setbacks: Side yard setbacks Allow zero Three Ten foot Rear yard setbacks Zero Three Ten foot setbacks. If entry is from the rear, a twenty foot setback is required unless a automatic garage opener is installed.

45 Characteristics Is this significant to maintain the character of your neighborhood? od? Fences, Walls, and Retaining Walls Many of the fences are shorter facing the street Many are also set back from the main plane of the front facade Many of the fences begin at the midpoint or at the back of the side façade - this helps preserve the open, landscaped character of the district