1 intac;t :-''?'- _,_ll Submitted in~ &'!I\ Date: _Oj!-:::' 1 _ Committee PLUM September 1, 2011,1tem #6, 0(/ -z,;; "1/ Amendment 1 Council File No:6 _ v_ STUDIO CITY RFA ORDINANCE AMENDME~f~ No -Ct) /)/ 9eputJI%, ------------ The following includes the consensus draft language for the Studio City Residential Floor Area (RFA) Ordinance This document has been a work in progress for the last 18 months and now has the full support of all the Studio City organizations including the Studio City Residents Association, the Studio City Neighborhood Council, the Studio City Against RFA, and Councilmembers representing the area 1 Maximum Residential Floor Area for New Home Construction The maximum residential floor area contained in all buildings and accessory buildings shall not exceed percent of the lot area This regulation shall apply to all non-hillside R1 and RE zoned lots within the RFA district Additional FAR may be permitted based on the lot size and zone, as outlined in Table 1 TABl-E 1 - NEW CONSTRUCTION Zone Lot Size Use of Use of Use of two Use of Use of four none of one Options 2 5 three Options 2 ' ' ' 5 the Option 5 Options 2 5 Options 1 R1 Lot 5,000 sq- 0 FAR 08 FAR 0 FAR 08 FAR 05 FAR ft to 10,000 R1 Lot<: 10,000 0 FAR 07 FAR 01 FAR 05FAR 09 FAR RE- Lot< 15,000 0 FAR 05 FAR 07 FAR 09 FAR 01 FAR RE- Lot<: 15,000 0 FAR 0 FAR 05 FAR 06 FAR 07 FAR Buil(ling e9cli!i0ns will pi;) permitted as setforth in Table 2 below, as long as 50% of the existing house ano unaltered lf more than 50% of the house is peing altere(! than the project should comply I with the new h0!estan(jards 2 No balconies facing an abutting single-family residential use are permitted if more than one Bonus Option i::; utiliz lo, unless any such t?alcony is (i) fully inse)t into building or (ii) have three) siqes My 1 lnclosed or (iii) a J!Jiie!Balcony for aesthetic purposes, not to E)xceed 18" in de)pth, 15 sq~ft total, and the) opening np l9rgerthan 6 fe )1 For projects thatchpose to utilize balconies the squ9r l foot9ge pf the b91conies will beinclu(ledin the FAR Prpportional Stpri ls Option or Build in~ Step back from Frpnt Facade Step back Option in Subsection 1 (a) below arerequir ld tp b lused as an pption when three or more options are being utilized R lducecj Height Option or PitchecfRooJOption in Subsectipn 1(a) b ll9w are re)quired to be used as an op!io~ when twp or mor l options are i:? ling utilized 5 All!>in(Jle-story hous ls, re)g<jrqless offar, shall l;>e pe)rmitted to be con!>tructed to th l m;;lximum FAR permitt lq py the!!lse)iine 1\11ansioniz;;ltion Orgin;;lnce without the use of <loy ppnus options As long <!S the height of the building is less than 18 feet and the fioor to C!liling height is no more than 1 feet For R1 zoned properties that have a lot size less than 10,000 square feet, an additional 005 FAR may be allowed for utilization of one of the methods listed in Subsection 1 (a) Up to four () bonuses may be utilized for a total increase of 020 FAR from the base 0 FAR For R1 zoned properties that have a lot size more than 10,000 square feet, an additional 00 FAR may be allowed for utilization of one of the methods listed in Subsection 1 (a) Up to four () bonuses may be utilized for a total increase of 016 FAR from the base 0 FAR
For REzoned properties that have a Jot size Jess than 15,000 square feet, an additional 002 FAR may be allowed for the utilization of one of the methods listed in Subsection 1 (a) Up to four () bonuses may be utilized for total increase of 008 FAR from the base 0 FAR For RE zoned properties that have a Jot size equal to or greater than 15,000 square feet, an additional 001 FAR may be allowed for the utilization of one of the methods listed in Subsection 1 (a) Up to four () bonuses may be utilized for a total increase of 00 FAR from the base 0 FAR a Residential Floor Area Bonus Options Additional FAR may be permitted as outlined in Paragraph 1 of this Subdivision if any of the options listed below is utilized 1) Proportional Stories Option The total residential floor area of each story other than the base floor in a multi-story building does not exceed 75 percent of the base floor area; 2) Building Step back from Front Facade Step back Option At least 75% of a portion of the building facing the front yard above 1 feet shall be stepped back an additional 10 feet from the required front yard setback The length of the garage is exempt from the 75% calculation ) LEED Gold Green Building Option For new single family dwelling shall be in substantial compliance with the requirements for the US Green Building Council's (USGBC) Leadership in Energy and Environmental Design (LEED ) for Homes program at the "Gold" level or higher Prior to submitting an application to the Department of Building and Safety for a building permit, the applicant shall be required to obtain an authorization to submit for plan check from the Department of City Planning In order to obtain this authorization, the applicant shall provide: (i) Documentation that the project can be registered with the USGBC's LEED for Homes Program; (ii) A preliminary checklist from a USGBC-contracted LEED for Homes Provider, which demonstrates that the project can be registered with the LEED for Homes Program with a target of certification at the "Gold" or higher level; (iii) A complete set of plans stamped and signed by a licensed architect or engineer that include a copy of the preliminary checklist and signed declaration identified in Subparagraphs (2) and () of this paragraph and identify the measures being provided for LEED Certification at the "Gold" level Each plan sheet must also be signed by a USGBC-contracted LEED for Homes Provider verifying that the plans are consistent with the submitted preliminary checklist The Department of Building and Safety shall refer applicants to the Department of City Planning prior to issuance of a building permit to obtain a clearance to verify the project compliance with the originally approved plans If changes are made to the project, the applicant shall be required to submit a revised set of plans, including the three requirements listed above, with all revisions necessary to make the project in substantial compliance with the requirements for PLUM Item# 6, September 1,2011 2 Studio City RF A, Amendment 1
LEED Certification at the "Gold" level ) Title- 2 plus 15% Green Building Option Project exceeds the energy efficiency performance of a home built to the Title-2 requirements by at least 15% Projects can minimize the amount of energy used by installing energy-efficient systems, such as Energy Star appliances, as well as by minimizing the amount of energy lost as a result of the building envelope All projects should have an Energy Usage Plan and should document in detail which features/measures will be implemented in order to limit energy usage Energy Usage Plans should correspond to the requirements of Title-2 5) General Articulation Option All sides of the building facade shall be relieved by one or more variations that, in total, are no less than 20% of the facade and have a minimum average depth of 9" These may include facade details such as recessed windows, insets, pop-outs, or window trim For existing homes and additions to utilize this option, only new exterior walls and all existing walls that are altered are required to have the articulation 6) Additional Side Yard Setback Option All side yard setbacks shall be at least two feet greater than the minimum required pursuant to the zone, and shall be maintained at a minimum for the entire depth of the property For existing homes and additions to utilize this option, only side yard setbacks of new exterior walls are required to have the additional setback 7) Reduced Height Option The maximum height of a building shall be reduced by 20% of the' maximum allowable height pursuant to the zone For existing homes and additions to utilize this option, new addition and parts of the existing house where the roof lines are altered are required to be at the lower height 8) Pitched Roof Option New construction or building additions shall include a single or multiple pitched roof(s) on all roof area above 1 feet that has a minimum slope of :12 ( foot vertical rise for every 12 foot horizontal run) for the roof area, a maximum 15% of the roof area is allowed to have a slope less than :12 For existing homes and additions to utilize this option, new addition and parts of the existing house where the roof lines are altered shall only apply in the calculation 9) Placement of Garage Option (i) Detached garages; or (ii) Attached garages located at the front or side of the house no wider than one half the width of the house; or (iii) Attached garages located at the front or side of the house shall not have a door wider than eight (8) feet and no more than two (2) doors total with a minimum one ( 1) foot space between the doors PLUM Item# 6, September 1,2011 Studio City RF A, Amendment 1
2 Maximum Residential Floor Area for Additions to Existing Homes For additions to existing homes at or above a residential floor area of 0 of the lot area, the maximum residential floor area contained in all buildings and accessory buildings shall be permitted up to 0 percent of the lot area without using a Bonus Option listed in Section 1A ( 1) to 1A (9), with the exception of RE11 and RE20-zoned properties, which are limited to a residential floor area of 5 percent of the lot area (for lots that are less than 15,000 square feet), or percent of the lot area (for lots that are 15,000 square feet or greater), without using a Bonus Option TABLE: 2: BUILDING ADDITIONS Zone/ Lot Existing FAR Use of Use of Use of two Use of three Size none of the one Options 2 <s Options 2,, 5 0ptions 1 Option 2 5 R1/ Lot FAR< 00 00FAR 0FAR 08 FAR 05 FAR <1 0,000 R1/ Lot Between -------- 0 FAR 08FAR 05 FAR <1 0,000 00 to 02 FAR R1/ Lot Between -------- 08 FAR 05 FAR -------- <1 0,000 0 to 07 FAR R1/ Lot Between -------- 05 FAR -------- -------- <1 0,000 08 to 052 FAR R1/ Lot FAR s; 05 -------- -------- -------- -------- <1 0,000 R1/ Lot FAR< 00 00 FAR 01 FAR 05 FAR 09 FAR <:10,000 R1/ Lot Between -------- 01 FAR 05 FAR 09 FAR <:10,000 00 to 01 FAR R1/ Lot Between -------- 05 FAR 09 FAR -------- <: 10, 000 01 to 05 FAR R1/ Lot Between -------- 09 FAR -------- -------- <:10,000 05 to 09 FAR R1/ Lot FAR s; 09 -------- -------- -------- -------- >1 0,000 RE- Lot< FAR< 0 05 FAR 07 FAR 09 FAR 01 FAR 15,000 RE- Lot FAR< 0 0 FAR 05 FAR 06 FAR 07 FAR <:15, 000 ' Building addition$ will be permitted as set forth in Tal;>le 2 below, as long as 50% of the existing house intact and unaltered If more than 50% of the house is being <Jitered th<jn the project should comply With the new house standards 2 No b<jiconies facin(j Cjn <!bljttinfj single-family residential use <Ore permitted if more than one Bonus Option is utilized, unless any l:luch balc;ony is (i) fully inset into l;>uilding or (ii) have three sides fully enclosed or (iii) a JulieLB<>Icony torae$thetic purposes, not tp exceed 18" in depth, 15 total, and the openingno Jarger tn<!n 6 feet For projects th<tt choose to utilize balconies the square footage of the i;>alconieswill be inqludedin!he FAR, ProportionaiStRri!'ls Option or Building Step b<jck from Front Fac<td\9 St!9P back Option in Subsection 1(a) below <Jre required to be used,il!> an option wnen three or more options are being ytilize\l: Reduced Heign!OptiQn gr Pitched Roof Option in Subsection 1(a) below are required to oe us!'ld as <tn option whentwo or mpre option$ ;;~re oeing utilized: "All single-story houses, ref)ardless pffar, shall be permitted to l:le constructed to the maximum FAR permitted oy the B;;~seline Mansionization Ordin<tnce without the use of 11ny bonus optipns: As long as the heiqht ofthe buildins:j is le$s than 18 feet and the floor to ceilingheightis no more than 1 feet PLUM Item # 6, September 1, 20 II Studio City RF A, Amendment I
Areas Exempt from the Total Residential Floor Area: The following areas shall not be counted towards the total Residential Floor Area a) The first 00 square feet of covered parking area b) Detached accessory buildings not exceeding 200 square feet c) The first 250 square feet of attached porches, patios, and breezeways with a solid roof if they area open on at least two sides d) Porches, patios, and breezeways that have an open lattice roof e) The first 100 square feet of any story or portion of a story of the main building on a lot with a ceiling height greater than 1 feet shall be counted only once f) A basement when the elevation of the upper surface of the floor or roof above the basement does not exceed two (2) feet in height at any point above the finished or natural grade whichever is lower Minimum House Size: In no event shall a lot be limited to less than 2,000 square feet of residential floor area if one bonus method is used as part of the project 5 Damaged or Destroyed Legally Non-Conforming Houses: Because the RFA was never intended to penalize or punish any existing homes that may not conform to the RFA regulations following its passage, legally non-conforming buildings damaged or destroyed, whether related or unrelated to natural disaster or declared emergency, to be rebuilt with the same FAR, even if it does not comply with the RFA regulations The City Attorney is requested to provide language in the ordinance to protect against homeowners intentionally damaging or destroying an existing legally non-conforming structure in order to circumvent the provisions of the RF A 6 Posting and Reporting: During time of construction, from when permits are pulled to the issuance of the Certificate of Occupancy a clear and legible "Studio City RFA Clearance Sheet" must be posted on the property in public view by the applicant This document must identify: the property address, applicants name and emergency phone number, new construction or existing home addition ( %) of existing house being altered, lot size, proposed home square footage, Proposed height, floor area ratio, and bonuses utilized to achieve the FAR The City Department of Building and Safety shall also post this information on the project description online at the property activity report PLUM Item# 6, September 1, 2011 Studio City RF A, Amendment I 5