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2022-02-01 CC Agenda Packet - PRESENTATION - ITEM C9 -R-1 Multi-Unit Options Study and RecommentationsCITY OF EL EGUNDO R-1 Multi -Unit Options Study and Recommendations DRAFT RECOMMENDA vi It's, i M-itt • '�`� 4 T CITY COUNCIL MEETINGS �. February 2, 2022 �. +�� �r ";► .rr M * �- - Planning Commission C1,11 W ELSEGUNDO JK A City Council Michael Allen, AICP Development Services Director Eduardo Schonhorn, AICP Planning Manager John Kaliski, FAIA, NCARB Principal Amee Bha>tt Protect Manager, Urban Design Amanda Lee Senior Designer ELSEGUNDO J K A 2 CITY CHALLENGE TO JKA How can the built -form character of El Segundo's single-family neighborhoods be honored while implementing the requirements of recent State housing legislation, i.e. SB 9, etc.? a I I V t l l M N,411•N!•14 rl ACH Single -Family Residential (R-1) IIYI„ I..%w i My Kxf PROJECT TIMELINE November 2021 December 2021 January 2022 Kick -Off Meeting - 12/13/21: Presented • 01 /13/22: Presented Existing Conditions Draft Recommendations s, JKA Observation and Report at Planning to Planning Commission Documentation of Commission Study Existing Conditions Session • Revised Draft Recommendations to • Existing Conditions, Developed Draft Include Any Comments Findings, and Recommendations for from Planning Considerations Report R1 Zones Commission to Staff February 2022 1* 02/01 /22: Present Draft Recommendations to City Council Pa Adopt R-1 Multi -Unit Lot Split Recommendations Ei )EGLINDO J K A IN THIS PRESENTATION 1.0: SB 9 Summary 2.0: General Urban Lot Split Recommendations • SB 9 Built -Form Parameters • Lot Split Lines • High Hazard Area Constraints ■ Application Requirements, Occupancy, and Affordability 3.0: Built -Form Recommendations: Lots >25' in Width • Vehicular Access + Parking • Unit Size • Setbacks ■ Modulated Massing Height/Story Limitation ■ Landscaping 4.0: Built -Form Recommendations: Lots <25' in Width ■ Vehicular Access • Parking • Unit Size • Setbacks ■ Modulated Massing • Height/Story Limitation • Landscaping 5.0: Feedback from Planning Commission r.r= oil r � �. I! r+ i w Kr �_A� _ 1.0: SB 9 Al AMW - �SEouNDo J K A SUMMARY SB 9 -THE HOUSING OPPORTUNITY AND MORE EFFICIENCY (HOME) ACT R Promotes residential housing density; allows and expedites urban lot splits on a parcel in a single-family zone With the lot split, 2 residential units per lot allowed within a R-1 zone: maximum of 4 units on the original parcel • Provides State -mandated development standards and allowances that cities are required to meet 6 Lot splits permitted; no discretionary reviews/hearings SB 9 - THE HOUSING OPPORTUNITY AND MORE EFFICIENCY (HOME) ACT In order to utilize SB 9, parcels must be: within a city (per US Census designation) m within single-family zones In order to utilize SB 9, parcels cannot: be established through prior exercise of an urban lot split be owned by any person or a person in concert with, anyone who has previously subdivided an adjacent parcel using an urban lot split n demo >25% of (e) exterior structural walls unless: h Local ordinance allows it Site has not been occupied by a tenant in the last 3 years TO General Urban b"0t Split' RECOMMENDA •ECgi•dUNDOL. v ve M TIONS GENERAL URBAN LOT SPLIT RECOMMENDATIONS OIncorporate key built -form parameters of SB 9 into the City zoning code. ■ A parcel map may subdivide an existing parcel to create two new parcels of approximately equal lot area, provided that one parcel shall not be smaller than 40% of the lot area of the original parcel proposed for subdivision • Both newly created parcels are at minimum 1,200 square feet ■ Allow no more than 2 dwelling units per lot, for a total of 4 units ■ Each unit must be at minimum 800 square feet See Section 15-4G-3-A ` Lot >1,200 sf 40% < Lot < 60% Lot >1,200 sf. 40%< Lot < 60% Units 0 ®®0 > 800 sf. eachlo -13 o - r r �. • GENERAL URBAN LOT SPLIT RECOMMENDATIONS 0 Require lot line splits to be typically parallel to public street frontages. Unless constrained by existing structures, unusual site geometry, or natural features Allows the street -adjacent lot to match the existing front yard and building frontage character of the neighborhood See Section 15-4G-3-B > f .. ..Ito-! 0, .. / • ,� > /�•- .jc /- r - - 'oCr�t. • 'v- �nr- GENERAL URBAN LOT SPLIT RECOMMENDATIONS 0 Ensure that the parcel in consideration of an urban lot split is not located within one of the following high hazard areas: f ■ Either prime farmland or farmland of statewide importance ■ Wetlands ■ Within a very high fire hazard severity zone ■ A hazardous waste site ■ Within a delineated earthquake fault zone • Within a special flood hazard area ■ Within a regulatory floodway ■ Lands identified for conservation in an adopted natural community conservation plan * Habitat for protected species ■ Lands under conservation easement ■ A historic district or considered historic property See California Government Code Section 65913.4 GENERAL URBAN LOT SPLIT RECOMMENDATIONS 0 Any application for a building permit to create a two -unit residential development or a lot created pursuant to an Urban Lot Split on a single-family residential lot shall be ministerially approved. CSee Section 15-4G-6: Application Process 0 Each unit may be rented separately, however rental terms shall not be less than 31 consecutive days, nor shall rental terms allow termination of the tenancy prior to the expiration of at least one 31-day period occupancy by the same tenant. See Section 15-4G-7: Tenancy 0 At least one of the units in each two -unit residential development, or at least one unit on any lot created pursuant to an Urban Lot Split, must be constructed and offered for sale or for rent as a moderate, low, or very low-income unit, restricted for occupancy by a moderate, low or very low-income household, as defined in and pursuant to the procedures in the City's Affordable Housing Policies and Procedures. See Section 15-4G-8: Inclusionary Units 3.0: Built -Form Recommendations . LOTS >25 1 IN WILT EL;jEGUND0 JK A 15 BUILT -FORM RECOMMENDATIONS: >25' LOTS OFor lots that are alley - adjacent, require vehicular access from the alley. ►► Cross easernents may be required as part of subdivision mapping (See Section 15-4G-3-C) ■ Exception: when 80% or more of the properties on the same block face on the same side of the street have existing vehicular access of the street S / t Soi . of 1 See Section 15-4G-4-A —4-p.. ■ ■ ■ �' o.. BUILT -FORM RECOMMENDATIONS: >25' LOTS 0 When no alley exists, allow a maximum of one, maximum 10' wide access drive in the front yard. • Cross easements may be required as part of subdivision mapping (See Section 15-4G-3-C) . L 60% 0" � C _70, 0" See Section 15-4G-4-B 0 " po .0 BUILT -FORM RECOMMENDATIONS: >25' LOTS ORequire minimum one parking space per unit. • Exceptions: ■ If car share vehicle is located within 1 block of parcel ■ If parcel is located within rz-mile walking distance of either a high - quality transit corridor or a major transit stop 9• O� 9'. � 9 p _ •O. _70.o. ®0 SO• 11 „0 See Section 15-413-4-C r�J � ,�p0 • BUILT -FORM RECOMMENDATIONS: >25' LCTS OMaintain max. 0.6 FAR. See Section 15-4G-4-E(1) 0 Units should be >800sf per State requirement and <1,050sf. + Square footage range allows for more flexibility to create aesthetically pleasing homes ■ Unit size limitations should not create a net loss in square footage See Section 15-4G-E(2) �. Sp. -�„ 7 0„ �� i BUILT -FORM RECOMMENDATIONS: >25' LOTS 22 ft. min. or the F Front Yard prevailing dimension, whichever is less G Side Yard 4 ft- H Rear Yard 4 ft. per State req. ■ "Prevailing": the numerical value describing the average front yard setback dimension of each lot within the block of the development, exclusive of the lowest 25% and the highest 25% dimensions Lots >25' allow porches or verandas in a front yard setback not fully enclosed on 3 sides that may encroach into the front yard setback a max. of 6' ■ No setback requirements for an existing structure or new structure constructed in the same location and to the same dimensions of an existing structure See Section 15-4G-4-F 4 d 3 ,0 �.• s J 0" _7p; BUILT -FORM RECOMMENDATIONS: >25' LOTS ORequire second levels to be <90% of the area of the first level. See Section 15-4G-4-H(1) © Offset all attached garages a minimum T from the front building facade plane. ■ Creates major and minor massing elements Consistent with the character of existing single-family homes in El Segundo See Section 15-4G-4-H(2) 1" 0 601, I 0. _70, , , O �0 1 BUILT -FORM RECOMMENDATIONS: >25' LOTS 0 The height of structures must not exceed 24' and 2 stories. Recommendation: change to 26' Sp. p„ _70" • 0- See Section 15-4G-4-I o NOTE: This standard added based on feedback from PC. BUILT -FORM RECOMMENDATIONS: >25' LOTS 0 Maintain minimum 4' separation between buildings. ■ Ordinance requires building separation for lots <25', recommend that this standard be for lots >25' •0. 0„ 0 NOTE: This standard added based on feedback from PC. BUILT -FORM RECOMMENDATIONS: >25' LOTS 0 Require minimum two 24" box trees at the front yard. I 0„ _70, i See Section 15-4G-4-J r ffr rr" i - C i 40- uiltTorMMe'c 6-- mmendatio I ITS <25'IN_W ki, r�1,3, - - - - - - - - - - - L JK A 25 BUILT -FORM RECOMMENDATIONS: <25' LOTS 0 Require vehicular access from the alley. ■ All lots in El Segundo <25' in width are alley - adjacent +� Cross easements may be required as part of subdivision mapping (See Section 15-4G-3-C) See Section 15-4G-5-A BUILT -FORM RECOMMENDATIONS: <25' LOTS 0 Require 1 off-street parking space per du. ■ Cross easements may be required as part of subdivision mapping (See Section 15-4G-3-C) ■ Exceptions: R If car share vehicle is located within 1 block of parcel ■ If parcel is located within 1/2-mile walking distance of either a high - quality transit corridor or a major transit stop See Section 15-4G-5-B '? 0" 0 r BUILT -FORM RECOMMENDATIONS: <25" LOTS O Maximum 1.0 FAR. See Section 15-4G-5-C(1) OUnits should be >800sf per State requirement and <875sf. See Section 15-4G-5-C(2) I 2S• 01, 0- BUILT -FORM RECOMMENDATIONS: <25' LOTS 22 ft. min. or the E Front Yard prevailing dimension, whichever is less F Side Yardt. G Rear Yard 4 ft. per State req. ■ "Prevailing": the numerical value describing the average front yard setback dimension of each lot within the block of the development, exclusive of the lowest 25% and the highest 25% dimensions ■ Increasing the side yard setback would prevent 4 units at 800sf min. from fitting on a site <25' in width ■ No setback requirements for an existing structure or new structure constructed in the same location and to the sarne dimensions of an existing structure See Section 15-4G-5-D ` % 0•• - O 2g• 01 BUILT -FORM RECOMMENDATIONS: <25' LOTS 0 Require a max. 6' front yard porch or veranda on the ground level. ■ Porches and verandas may not be fully enclosed on 3 sides (railings and/or columns permitted) ■ Porch or veranda may encroach into the front yard setback a max. 6' * Creates major and minor massing along the street -facing facade See Section 15-4113-5-F 3• —_ 0y SAD NOTE: This standard added based on feedback from PC. BUILT -FORM RECOMMENDATIONS: <25' LOTS 0 The height of structures must not exceed 24' and 2 stories. it Recommendation: change to 26' See Section 15-4G-5-E r NOTE: This standard added based on feedback from PC BUILT -FORM RECOMMENDATIONS: <25' LOTS 0 Require minimum one 24" box tree at front yard. _ =r y'. i ro See Section 15-4G-5-G t.� 1 Rww-- - f * M-10- W-1 5.0: Feedback from , PLANNING CO.MMISSIONlT,.l..,--.�.;,h 01�SEGUNDO J K A FEEDBACK FROM PLANNING COMMISSION 0 Include a height and story limitation for all lots 0 Require a porch or veranda on lots <25' in width to create massing modulation © Include a building separation standard for lots >25' in width 2S. �; 6. 1� IS spar 1Qo ,0 S°. °' _70. 0. 0. n io -� + ''.'� •, ;" +�, ^ r 'G°l* +tau � = . ri:. CITY OF EL E GUNDO=w-~ R-1 Multi -Unit Options Study and Recomm - ndations UESTa0Q S OR CO THANK Y( M E NP x�