NEIGHBORHOOD CONSERVATION One Size DOES NOT Fit All (La Brea Hancock) Staff: Christine Saponara, Katie Peterson, Giselle Corella.
Project 1.) BMO/BHO - Amending current Single Family Zoning Regulation 2.) New Zones 14 Neighborhoods New Zones for the Code
BMO/BHO at a GLANCE (1) Building Envelope (2) FAR 0.50 (7,500 and less) 0.45 (7,500 and more) (3) Exemptions: Reduce exemption for covered porches, patios, breezeways from 250 sf to 150 sf Eliminate exemption for over-inheight ceilings Retain other existing exemptions (4) Bonus 20% Bonus Options for R1 Zone: Eliminate all bonuses 20% Bonus Options for RA, RE, RS Zones: Keep all existing bonuses, except one No bonus for meeting additional green building standards BMO BHO
Project 1.) BMO/BHO - Amending current Single Family Zoning Regulation ICO AREA Council District Valley Village 2 La Brea Hancock Neighborhood 4 Faircrest Heights Neighborhood 10 South Hollywood 4 Larchmont Heights 4 2.) New Zones 14 Neighborhoods New Zones for the Code Old Granada Hills 12 Lower CD 5 5 Kentwood 11 Mar Vista/ East Venice 11 Beverlywood 5 Inner CD 5 5 Fairfax Area 5 Bel Air 5 The Oaks of Los Feliz 4
SINGLE-FAMILY ZONES One size DOES NOT fit all R1 ZONES RS ZONES RE ZONES RA ZONES
A TOOL FOR COMMUNITY VISION Building Envelope acts as exterior limits to address potential impact on adjacent property Does not mandate design, allows for variety of shapes and styles Building Envelope
ENCROACHMENT PLANE Allows 20 height at setback line 45 angle above 20 Wall height measured at building perimeter ENCROACHMENT PLANE ENCROACHMENT PLANE BMO BHO
A N I M A T I O N ENCROACHMENT PLANE
ENCROACHMENT PLANES-OTHER CITIES PASADENA SANTA MONICA
NEW ZONES PROVIDE OPTIONS R1-A R1-B R1-C Highest FAR:.55-.65 Moderate FAR:.45-.55 Standard FAR:.35-.45 R1-D R1-E R1-F Lower FAR:.30-.40 Standard FAR:.35-.45 Lowest FAR:.30-.40
R1-A BUILDING ENVELOPE FAR :.55 -.65 Building envelope permits two stories in front, consistent with the context.
R1-B BUILDING ENVELOPE FAR :.45 -.55 Building envelope permits two stories in front, consistent with the context; FAR is reduced.
R1-C BUILDING ENVELOPE FAR :.35 -.45 Building envelope permits two stories in front, to a length similar to existing buildings in the area.
R1-D BUILDING ENVELOPE FAR :.30 -.40 Building envelope permits 1 ½ stories in front, with reduced wall height at setbacks.
R1-E BUILDING ENVELOPE FAR :.35 -.45 Building envelope maintains one story scale along street front, with two stories permitted in the rear.
R1-F BUILDING ENVELOPE FAR :.30 -.40 Building envelope permits one story only throughout.
What New Zone Fits Your Community?
What fits your community best? What we ve done: Visual Survey Studied various neighborhood typologies Data Analysis ICO Request
What fits your community best? What we ve done: Visual Survey Studied various neighborhood typologies Data Analysis ICO Request
What fits your community best? What we ve done: Visual Survey Studied various neighborhood typologies Data Analysis ICO Request
What fits your community best? What we ve done: Visual Survey Studied various neighborhood typologies Data Analysis ICO Request
What fits your community best? What we ve done: Visual Survey Studied various neighborhood typologies Data Analysis ICO Request
What fits your community best? What we ve done: Visual Survey Studied various neighborhood typologies Ordinance No. 183497 Beverly Grove RFA o Reduced FAR (0.42) o Rear Garage Bonus o Articulation Bonus Data Analysis ICO request
What Fits your community? R1-C / Rear Garage R1-E / Rear Garage OR LOT SIZE FAR >6,000 SF lot 0.45 6,001 to 7,000 0.43 7,001 to 8,000 0.41 8,001 to 9,000 0.39 9,001 to 10,000 0.37 Over 10,001 0.35 LOT SIZE FAR >6,000 SF lot 0.45 6,001 to 7,000 0.53 7,001 to 8,000 0.51 8,001 to 9,000 0.39 9,001 to 10,000 0.37 Over 10,001 0.55
Let s Discuss. What features do you like in your neighborhood? What are the most important neighborhood conservation issues here? Does your neighborhood have mostly one or two story houses or a mix? Do you want more or less regulation (bigger or smaller house size, more or less of lot used)? Where should garages be located on the lot? If your neighbor is planning a new house, what design advice would you give? Can you think of houses in your neighborhood that are particularly problematic or successful? What do you like or dislike about them? Does the suggested zone address your concerns? If not, what other issues need to be addressed? Building envelope? Massing? Number of stories? Other issues?
Thank You for Listening More Info and Survey at: http://preservation.lacity.org/neighborhoodconservation Questions: Christine Saponara (213) 978-1363
Zoning Strategy