HomeMy WebLinkAbout20191017_PC_PresentationPlanning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
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Cottage Preservation October i7, zosg
Planning Commission-October 17.2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
In May 2019, City Council initiated Code
amendments and directed staff to :
1
1. Reduce third floor massing -
2 . Reduce height and bulk of single-unit dwellings and
duplexes in Multiple Unit Residential (RM) Zoning
Backgroun
Districts; and
3. Incentivize the preservation of beach cottages.
Community Development Department- Planning Division 2
Planning Commission-October 17,2019
anal Materials Presented At Meeting by Staff
Cottage Pre n Code and LCP Amendments(PA2019-181)
W
StoryThird
and Massing
Problem
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3
rr
Loss of
Cottages j
Problem
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
0
ProblemLoss
of
Cottages
Cottage Block Redeveloped Block
Community Development Department- Planning Division 5
Planning Commission-October 17.2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
Comments related to cottage preservation :
i
1. More difficult to remodel and preserve cottage
1` than to rebuild new-
2 . Incentive-based ordinance versus firm restriction of
property rights;
Community
and
Meeting 3. Increased additional floor area for nonconforming
structures appropriate if it discourages cottage tear
downs .
August
Community Development Department- Planning Division 6
Planning Commission-October 17,2019
Ile N 4d Add.t nal Materials Pre ented At Meeting by StaffSmallerresidentialstructures, one or two-u at e v 10pnagrn rdments(PA2019-181)
Representative of traditional development patterns
Typically one story, except for small second story above parking in rear
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IN
What is a
cottage?
6mmunit
V
y ueVelopment UepartMenT- rianning Umsion
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
Why we are losing beach cottayes?
Nonconforming Parking
Additions to existing homes limited to so%
Building Code limitations
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4
Community Development Department- Planning Division
P1
Proposed
Increase allowed additions for nonconforming structures due to parking from
10% to 50%
Exempt from Building Code valuation thresholds that trigger full Building Code
compliance ( * not applicable in special floor hazard area )
1st Floor
IF t
Side View
25
What qualifiesforpreservation?
i6' max single-story No third floor
24' max 2nd story o No third floor decks
2nd story limited to rear half o Deed restriction
Rear half of lot
2nd Floor
24' max
16' max 15t Floor
Side View 25
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
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Y
1
y
Cottage I
I
PreservationExample E
Before ems:
Community Development Department- Planning Division 11
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
lop
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y
Cottage I
Preservation
Example
I I r
After
Community Development Department- Planning Division 12
Rear half of lot Planning Commission-October 17,2019
ented At Meeting by Staff
Cottage Preservation Code and LCP endments(PA2019-181)
Floor
1 ' .
24' max
16' max
FloorClst
Side View
Cottage
Preservation i
Example
O
Community Development Department- Planning Division 13
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
Staff Response
Comments
1. Nonconforming parking limitations an impediment
Received
2. Must still fit form-based building envelope
3. Flexibility needed to allow for a realistic alternative
Options
Parking 1. Reduce 5o% allowable addition;
2. 5o% addition, but no more than 750 sf; or
3. Limit total floor area to 75% of maximum allowable
Large additions Typical CDM lot allows 3,348 sf (2,511 sf limit)
possible Typical Balboa Island lot allows 2,720 sf (2,040 sf
limit)
Community Development Department- Planning Division 14
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Staff Response Cottage Preservation Code and LCP Amendments(PA2019-181)
1. Many cottage developments consist of z units and in some
cases 3 units
Comments
2 . Agree should not apply to 4 or more unit developments
Received 3. Recommend revising code to apply 1-3 unit projects
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Apply only I 4 e
single-family 1
dwellings
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Cottage Duplex on Fourth St
Community Development Department- Planning Division 15
Planning Commission-October 17.2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
Staff Response
3.. Recommend revising code language to preclude
Comments through deed restriction
Received
A, BAY f I ON T At E FY N
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fLQ
BAL IEEIIA AVE
A LPrecludeShort-
ARP,LL E
Term Rental Use rt Harbo, AE4K AVE
t Q1111 I ALL11 I
kBAYf 'IN EL 6T n
Short-Term Lodging on Balboa island
Community Development Department- Planning Division L6
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
Staff Response
1. Decks are common amenities
Comments
2 . As proposed, 2nd floor deck allowed provided under
Recei16 feet total height
r
FloorndPreclude2I
Deck
r
r
DIAMOND AVE -
Cottage with Znd Floor Deck
Community Development Department- Planning Division 17
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
Adopt Resolution No . PC2019-033 (Code
Amendment)
Adopt Resolution No . PC2019-034 (LCP
Recommended Amendment)
Action Recommend further modifications :
Prohibit Short-Term Rentals
Applicability (1-3 unit projects)
Optional : Limit area/percentage of addition
Community Development Department- Planning Division 18
Planning Commission-October 17,2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
City Council review
Submit LCP Amendment to
California Coastal Commission (CCC)
City Council adoption after CCC
approval
Community Development Department- Planning Division 1 Q
Planning Commission-October 17.2019
Item No.4d Additional Materials Presented At Meeting by Staff
Cottage Preservation Code and LCP Amendments(PA2019-181)
Jaime
Principal Planner
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Community Development Department- Planning Division 20