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CDC - Item 4A - Residential "Mansionization" Workshopcivic PRIDE ♦ r r �� r � . 0 ROSEMEAD COMMUNITY DEVELOPMENT COMMISSION TO: HONORABLE CHAIRMAN AND MEMBERS ROSEMEAD COMMUNITY DEVELOPMENT COMMISSION FROM: ANDREW C. LAZZARETTO, EXECUTIVE DIRECTO DATE: OCTOBER 10, 2006 SUBJECT: RESIDENTIAL "MANSIONIZATION" WORKSHOP T SUMMARY The City of Rosemead Planning Department has been holding a series of workshops with the Planning Commission and local designers. Staff has been working with our consultant, Sandra Bauer to formulate proposed changes to our development codes and a set of interim design guidelines that will ultimately be incorporated into our updated General Plan and Zoning Ordinance. Staff Recommendation Staff recommends that the Community Development Commission provide feedback and comments on the issues presented and provide additional comments if necessary, to allow staff to finalize the draft residential infill design guidelines. ANALYSIS Existing Conditions The transition of many Rosemead neighborhoods from smaller to larger homes over the last decade has created challenges for infill home designers and Planning Department staff in reviewing development proposals. This workshop is intended to stimulate discussion that could ultimately result in adoption of new guidelines for architects, engineers, homeowners and their designers. The guidebook will assist in better understanding of what the City desires with respect to re- developing infill lots in the R -1 and R -2 zones. The existing requirement for a Conditional Use Permit (CUP) for homes larger than 2,500 square feet has not had complete success in producing high quality, neighborhood sensitive, design themes. The process is at times subjective in nature on what constitutes "good" home design. If new guidelines are adopted they will ultimately be incorporated into the City's new General Plan and Zoning Ordinance which is currently being updated. APPROVED FOR C.D.C. AGENDA: ITEM NUMBER: 0 C.D.C. Meeting October 10, 2006 Page 2 of 2 FINANCIAL REVIEW If the City adopts the new design standards better identified construction techniques for will be required. In addition, applicants 0 for single family homes this would result in larger homes and more architectural relief will be required to submit more detailed drawings and these changes should save review time by City staff. It may take more explanation time with potential applicants to determine if development criteria and standards are met. Tighter and /or more restrictive regulations could potentially have a positive impact on the aesthetic quality of life of our community, resulting in higher property values and property taxes. Submitted by: Brad Johnson Planning Director Attachments A: Planning Commission Staff Report, August 7, 2006 B. Powerpoint presentations C. Draft Residential Design Guidelines D. Outreach letter /list to Developers /Architects 1 ROSEMEAD PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DEPARTMENT DATE: AUGUST 7, 2006 SUBJECT: PLANNING GUIDELINES ADDRESSING 'MANSIONIZATION' SUMMARY Over the past several years, the City of Rosemead has received an increasing number of applications to build residential structures that exceed the size and scale of other homes in the neighborhood,.. A similar trend is occurring nationwide, which has prompted new regulations and planning guidelines to address a range of issues including architectural integrity, neighborhood character, open space, privacy and related concerns. The following report presents a series of standards and guidelines that would enable the City to respond affirmatively to the trend toward ' mansionization.' The proposed regulations address development intensity, architectural design, neighborhood and use compatibility, setbacks, parking requirements, and overall structural bulk and mass in order to optimize aesthetic values, livability and community cohesion. Staff Recommendation Staff recommends that the City Co intent of initiating a discussion abo Ultimately, it is hoped that this re to guide revitalization of the City's residential population and protects protecting valued community re development of relevant goals and ANALYSIS' uncil review the guidelines and standards herein with the ut how best to manage changes in the City of Rosemead. view and discussion will lead to the adoption of standards neighborhoods in a manner that accommodates a diverse private rights while strengthening the quality of life and sources. This discussion will also contribute to the policies for the ongoing General Plan update. Mansionization is defined as the modification or replacement of an existing home with one that is much larger than the surrounding homes. The term was first documented in 1989, when a proposed 7,150 sf home sparked controversy in the City of Glendale. Over the past 17 years, mansionization has become an increasingly controversial issue, not only in ' Information provided in this discussion is drawn from: Building Up and Tearing Down: Capturing the Dynamics of Redevelopment in Established Neighborhoods, Anne Morrison, Virginia Tech Dept. of Urban Affairs and Planning, August 2005 (online: www.nvc.vt.edu /uap /docs /Student %20Projects project_and_ report_ morrison.pdf); Wordspy (http: / /www.wordspy.com); and Much Ado About Mansionization, editorial by Charlotte Laws, Ph.D. on Buzzle.Com (http: / /www.buzzle.com /editorials/ 7- 11- 2005- 72962.asp);. APPROVED FOR PLANNING COMMISSION AGENDA: ITEM NUMBER: 0 0 Planning Commission Meeting August 7, 2006 Paae 2 of 4 California but across the nation. In fact, mansionization is part of a long -term trend that has been unfolding since the middle of the 20`h century, when the average home provided under 300 square feet (sf) per family member. By 2003, the average home provided nearly 900 sf per family member, a near tripling of space that reflects changes in the way that Americans define personal space and use their homes. Mansionization also reflects a renaissance of inner cities: whereas very large homes have long been part of suburban development, their presence in urban areas is an outgrowth of the increasing cache of metropolitan living. Buyers are drawn to the older neighborhoods, the proximity to public transportation and shopping, the pedestrian scale and established landscaping. At the same time, older homes provide far less space than many buyers now require, and carry higher maintenance costs. As a result, the market value of metropolitan housing is often overshadowed by the value of the land. These factors produce a situation that is ripe for mansionization. The transition has lead to an intense debate, and sometimes disagreement, about the nature of community, and the drawbacks and benefits of this type of redevelopment.. The issues stem from a complex interplay between the major goals of planning and public policy: to accommodate land use needs, provide a sense of place, encourage community ties, facilitate economic diversity, maintain housing affordability; `protect private property rights, minimize environmental impacts, and provide public, goods. The drawbacks of mansionization can be broadly summarized as: 6 Loss of Historic Resources: often, the homes that are modified or replaced date back 50 years or more. Their elimination represents a loss of historic homes, and a loss of the historic nature of the neighborhoods as well; ! Disruption of Neighborhood Character: Homes in the older neighborhoods tend to be of similar size, roofline, setback, height and general design, which produces a harmony of scale.that is often sacrificed to modern homes with their dissimilar size, layout and design. 1 Effect on Neighbors' Quality of Life: The size and scale of the new mansions can lower quality of life by reducing neighbors' access to sunlight, air circulation, and privacy, as well as the frequent loss of mature trees and open space. 11, Impact on Property Taxes: The increased value of the larger homes produces rising property taxes that can make the housing market more restrictive. 1 Environmental Impacts: Larger homes are associated with increased runoff (due to loss of permeable land), increased consumption of building materials as well as energy supplies and water, and increased sewer flows. At the same time, there is clearly a strong market for this product. Large urban homes allow their owners to live in a neighborhood with character, in a central location that is near a full range of services and-amenities, and in a home that meets their needs. Mansionization can result in community benefits as well, and these can be broadly summarized as: Alternative to Sprawl: Mansionization offers an alternative to sprawl wherein homebuyers can create upscale housing in more compact central neighborhoods rather than expanding the suburban fringe. Increased Property Values: Neighbors often welcome the increased property values that accompany mansionization, since is provides an assurance that their housing investment will also gain in value. Planning Commission Meeting August 7, 2006 Page 3 of 4 1 Increased Tax Revenues and Reinvestment Dollars: The larger homes typically result in higher tax revenues, and often act as a spur for reinvestment and redevelopment of older commercial and service sectors as well. 1 Environmental Benefits: Larger homes can optimize the use of existing public utilities and infrastructure while reducing the demand on public services. 1 Adaptability: Urban theorists have suggested that this trend is ultimately a natural progression that stems from prosperity, and that the growing presence of large new homes in old neighborhoods is consistent with old urban models in which incomes and building types freely mix. In the larger context, the value of a wide- ranging discussion is evident. A thoughtful review. of trends, community preferences, and planning options will provide the City with a timely opportunity to respond productively to the unique challenges and opportunities of mansionization in Rosemead. Two tables are attached for review. The first tablet presents a list of interventions that have been used by communities across the nation to limit the adverse impacts associated with oversized homes. This table presents a comprehensive set of options, describes their _ . efficacy and drawbacks, and highlights areas where the different methods have been used. The second table provides a compilation of guidelines and standards developed by six California cities to deal with mansionization. The options range from an 'how to compilation of tips, graphic illustrations, standards and guidelines developed by Rancho Palos Verdes to the uniform zoning standards developed by Burbank. Some cities (such as Temple City) undertook extensive public outreach efforts to assess the perceptions and goals of its citizens. As a whole, these guidelines demonstrate the large overlap of goals and values shared by these diverse California cities, and point to distinct differences in the approaches used to manage mansionization. In reviewing the table and discussing the issues raised, the City's decision - makers can focus their discussion on several key questions: 1. What approach would best serve the City of Rosemead? Should the City develop recommendations and suggestions, or adopt enforceable standards? 2. What should the guidelines look like? Is it important to provide a highly visual and graphic set of guidelines, or can it focus primarily on narrative descriptions? 3. How much information does the City need in order to make these decisions wisely? Should Rosemead inventory its housing stock to identify historic homes and neighborhoods? Should it poll citizens about housing needs and goals? Should the City quantify the extent and location of demolitions, new homes and additions? 4. How much time should be given to this task? Should the guidelines be enfolded into the overall General Plan update and public outreach that will be part of that effort, or should interim guidelines be set in place to allow a more timely response? 5. Which aspects of housing should be addressed, and how? After looking over the regulations, interventions and guidelines used by other communities, as presented in the attached tables, which issues and tools should be given priority in Rosemead? To facilitate the initial debate, blue highlighting has been used to call attention to promising issues and solutions in the attached tables, and a PowerPoint presentation will be provided that briefly reviews the history, planning significance and tools for addressing mansionization. 2 Building Up and Tearing Down capturing the Dynamics of Redevelopment in Established Neighborhoods, op cit.); • Planning Commission Meeting August 7, 2006 Pace 4 of 4 On July 31, 2006 the Planning Department along with Bauer Planning & Environmental Services, held a public workshop that was advertised to forty designers, architects, developers and applicants who currently or have historically processed applications for larger single - family home projects in the City. Ten individuals from the public attended the two -hour meeting and all attendees participated with meaningful and positive input to the City's presentation and interactive discussion on the topic. All members of the public agreed that formal guidelines "whether flexible or rigid zoning standards" would be preferable to the current subjective, uncertain and lengthy Conditional Use Permit process. FINANCIAL REVIEW Financial impacts are unknown at this time. As noted above, however, the City's decisions may have ramifications for tax revenues, property values, housing affordability, and redevelopment. LEGAL REVIEW Depending on the City's actions, the potential legal issues may include takings, procedural due process, substantive due process,, .-equal protection, creation of nonconformities, variances, local adjudicatory relief, and husing affordability. City attorney review would be appropriate prior to approval of any draft guidelines or regulations. PUBLIC NOTICE PROCESS This item has been noticed thru the regular agenda notification process. Submitted by: Sandra Bauer, BPES & Brad Johnson, Planning Director Attachment A: Interventions Employed to Modify Effects of Oversized Homes Attachment B: Review of Municipal Guidelines and Ordinances to Promote Neighborhood Compatibility Attachment C: Powerpoint presentation "City of Rosemead — Planning Guidelines & Standards Addressing Mansionization" O N r N a j Z z O G L] a z U L'1 O I Z O C z O G Q J G • V v u s s o � u u � E e F = C � 7 U ^ V V 0 R O V M G u - 0 V E O O C � u F u � c U '.z v✓ Y C a C v F R 0 w V C � o R V r✓> q W C O v V p u v _ C _ F � R W u,w O O V E � v V � T W y R V V U \ •K 'J ^ ti V R Q y C ' R G:� u _ v � v u s s o � u u � E e F = C � 7 U ^ V V 0 R O V M G u - 0 V E O O C � u F u � c U '.z v✓ Y C a C v F R 0 w V r O F � o R V r✓> O N O E 4 V .. 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O O 'y O O E J E m m m m d m O N C d d N N N N C C N U m C N O7 N m N N N N w ml O O) O N N N 0 N Q Q W v Q tA � fAwW i g W w .," 00 ZNF 013 W W U W Z LL X5(7 w W C U %Np. U Cl) W U) F Z W L, N 0 July 19, 2006 Dear Developer/ The City of Rosemead is requesting your attendance at a community workshop on Monday July 31, 2006 at 10:00 a.m. in the Rosemead Council Chambers, located at 8838 E. Valley Boulevard.) This workshop will allow you to participate in an interactive discussion on the construction of new, infill homes within existing Rosemead neighborhoods. The discussion will focus on what other Cities are doing to address the issue of "Mansionization" and what measures may be appropriate for Rosemead to consider. This will include issues such as: • Should Rost reviews? • Should the € • Should new • Is the condit homes an of • What guidel Following the work into a presentation t pm. During the pre various options and development guidel to have a clear and During September t recormmendations fi including the new g your early and cony Thank you in advar City and the develo discussion on this it Sincerely, Brad Johnson Planning Director City of Rosemead adopt formal or informal residential design guidelines and ines be mandatory or voluntary? elines be incentive based to encourage design changes? I use permit /public hearing process for larger, single - family ,riate process? and standards would best serve the community of Rosemead? iop, City staff will incorporate recommendations from the workshop the Planning Commission that is scheduled for August 7th at 7:00 oration, staff will provide a powerpoint presentation that reviews resents recommendations for formal code amendments and /or a ok to allow the City of Rosemead Planning staff and homebuilders ncise guidance document on residential home design standards. October, we hope to present the Planning Commission's consideration by the City Council, with an ultimate goal of delines and standards as part of the General Plan update. Clearly, wing participation will be of great value to this overall process. for your participation in this important collaboration between the nent community. 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