HomeMy WebLinkAbout02_Materials Rec'd at meetingCampbell, James
From: Allan Beek [abeek @flash.netj
Sent: Wednesday, June 16, 2010 4:24 PM
To: Campbell, James
Subject: Development Standards
Attachments: Development Standards.doc
Jim, I would appreciate it if you would forward this to the Planning
Commissioners. I am not skilled enough to find their Eaddresses on the city
website. Thank you, Allan Beek
1
DEVELOPMENT STANDARDS SUGGESTIONS
FREE THE ARCHITECTS
One purpose of residential development standards is to encourage architects to
do original and innovative work, by using City standards that restrain client demands
for more bedrooms and more earnings potential. City standards should be simple and
clear, leaving the architect's inventiveness free from micro - management.
DOG EAT DOG IS A LOSING GAME
There is philosophical appeal in the idea that everyone has the right to do as he
chooses with his own property. For many years Houston, bastion of free enterprise,
operated on that principle and refused to enact zoning. Eventually even Houston gave
up and admitted that when everyone tried to maximize his own property value,
regardless of the damage to his neighbors, all were losers.
KEEP YOUR EYE ON THE BEDROOMS
Limiting rhy (and my neighbors') building size raises our property values by
improving the neighborhood. But it also lowers our values for rental or resale. At
what point does the one exceed the other? This tension is always present in zoning
decisions. To make sure that this trade -off is kept in mind, the examples that follow
are illustrated with the size and number of bedrooms in the units that result.
FIT IT IN THE BOX (1)
It is agreed that a flat roof at maximum height on every building is NOT
desirable; we should permit a variety of roof configurations, each averaging not more
that the height limit. But it is hard to define the "average" height of a dome, cylinder,
warped roof element, or, as with dormers, many small elements at different heights.
Rather than attempt this daunting task, let us make it easy to define a "roof
box" of acceptable height, and then declare that any structure that fits entirely inside
such a "roof box" is also acceptable, regardless of its shape.
Simple roof boxes and their height will be discussed below.
FIT IT IN THE BOX (2)
Determining floor area involves calculation of wall thickness, stairwells,
chimneys, garages, etc.
Rather than go through this, let the architect specify a "size box" with vertical
walls and with a shape that makes its area easy to define, that sits entirely within the
setback lines, and show that the first floor of the house fits entirely within this box.
The City will control density by setting a limit on the area of this box. Within
bounds discussed below, the architect can reduce the area of this box to meet the City
standard by cutting off corners, making indentations, etc., thus providing yards, entry
ways, and open space.
A second, similar box that sits entirely within the first, limits the spread of the
second floor. Over the second box, the two -story height limit applies. Over the part of
the first box not covered by the second, the one -story height limit applies.
ROOF BOX DETAILS
(1) The principle now used is sound: No part of a roof element may exceed the
maximum height limit, and its average height must not exceed the height standard.
(2) Elements of the roof box include only that part directly over the size box;
including the eaves would bias the height calculation and make the average appear to
be lower than it really is.
The final two feet of downward sloping or horizontally projecting eaves do not
have to fit within the size box or the roof box, but upward- sloping eaves, as at the peals
of a shed roof, do have to fit inside of both boxes.
(3) The simplest roof element is a plane triangle whose corners have heights of
f, g, and h. The average height of the element is defined to be (f+ g+ h) 13.
(4) The most complex roof element defined is a plane trapezoid with parallel
horizontal upper and lower edges, the upper being of height f and length a, and the
lower being of height g and length b. The average height of the element is defined to
be [fa + gb + (f + g) (a + b)1/3(a + b)
(5) If a = b, this simplifies to a plane parallelogram of average height (f+ g) /2.
If a = 0, it simplifies to the triangle mentioned above, with two corners at the same
height, g = h. Average height = (f +2g)/3.
(6) On an east -west lot, there are good reasons for using a south - facing shed
roof: It gives best exposure to solar cells, and it gives a north - facing studio, beloved by
artists. But it also puts a maximum- height obstacle against sunlight trying to reach
the lot to the north. The butt end of the peak of an ordinary roof can do the same
thing. So in order to protect neighbors' right to see the sky, the height standard shall
also be the maximum allowed height in a strip eight feet wide along any property line
with another residential lot on the other side.
On typical 30 -foot lots with 3 -foot side setbacks, the house will be 24 feet wide
and each half of the roof will be 12 feet, 6 feet above standard height and 6 feet below.
The 8 -foot strip along the property line will cover 3 feet of setback and 5 feet of house,
falling 1 foot short of the place where it would reach and restrict the roof.
SIZE BOX DETAILS
(1) It is suggested that the sum of the areas of the two size boxes be used in
place of traditional "floor area."
(2) It is also suggested that the "R -1.5" principle of restricting congestion be
adopted throughout the city.
(3) It is also suggested that the second floor size box be set back from the front
by one third of the lot length.
For a little old 30x85 lot with 10- front, 5- back, and 3 -foot side setbacks, the
basic buildable is 24x70 = 1680, and times 150% it is 2520. Subtracting 18x20 = 360
for a two -car garage leaves 2160. Developed as a single - family home, this could be an
average 4- bedroom, or a large 3- bedroom, or a luxury 2- bedroom home.
Developed as a duplex, it could be any of these seven combinations:
Small 5- Small 1- Averg 3- Averg 1- Averg 2- Averg 3- Large studio
Minml stdo Minml 5- Minml I- Small 3- Averg 1- Averg stdo Minml 5-
The 1/3 lot length second floor setback is 28.3 feet, leaving 80 — 28.3 = 51.7 feet
for building, or 24x51.7 = 1240 sqft for building on the second floor. Add 1680 from
the first floor, and there is 2920 sqft available, of which 2520 can be used. This leaves
400 sqft for open space, such as a 15x13.3 back yard (two stories high).
2
(4) On larger lots, such as the 80x100 subdivided after WWII, the setback lines
restrict where the house may be placed but are clearly not intended to be where the
walls are constructed - -- there is to be an unspecified but large amount of open space.
It is suggested that the extent of this open space be clarified by reducing the amount
of buildable area inside the setback lines by 40% of the amount that it exceeds the
basic 1680 of the little old lots.
For an 80 wide by 100 deep lot with 20- front, 15- back, and 5 -foot side
setbacks, the basic buildable is 70x65 = 4550. This exceeds 1680 by 2870, so we
subtract 40% of 2870 = 1148, giving 4550 - 1148 = 3402. Applying the R -1.5 150%
gives 5103. for the sum of areas of the two size boxes. Deducting 360 for a two -car
garage gives 4743 sqft for the unit(s). This is more than enough for a luxury six -
bedroom single - family home. Developed as a duplex, it could be any of these:
Lrg 4- Lrg 5- Lux 4- Lux 4.- Lux 4- Lux 5- Avg 5-
Avg 5- Sml 5- Avg 3- Lrg 2- Sml 4- Sml 2- Avg 5-
The 1/3 lot length second floor setback is 33.3 feet, leaving 85 - 33.3 = 51.7 feet
for building, or 70x 51.7 = 3619 sqft for building on the second floor. Add 4550 from
the first floor, and there is 8169 sqft available, of which 5103 can be used. This leaves
3066 sqft for open space - -- nearly the second floor area, and usable anywhere.
For a Corona del Mar 30x118 lot with 20- front, 5- back, and 3 -foot side
setbacks, the basic buildable is 24x93 = 2232. This exceeds 1680 by 552, so we
subtract 40% of 552 = 220.8, giving 2232 - 220.8 = 2011.2. Applying 150% gives
3016.8 for the sum of areas of the two size boxes. Deducting 360 for the garage gives
2656.8 for the unit(s). This is more than enough for an average six- bedroom, large
four - bedroom, or luxury three - bedroom single- family home. As a duplex, it could be:
Lrg 2- Lrg 3- Lux stdio Lux 1- Lux 2- Lrg 1- Avg 4-
Lrg 1- Lrg stdio Sml 5- Sml 3- Sml 1- Sml 4- Sml 1-
The 1/3 lot length second floor setback is 39.3 feet, leaving 113 - 39.3 = 73.7
feet for building, or 24x73.7 = 1768 sqft for building on the second floor. Add 2232
from the first floor, and there is 4000 sqft available, of which 3016.8 can be used.
This leaves 983.2 sqft for open space - -- enough for a back yard 12x40.
(5) The size boxes must not have deep fissures or cracks that give "open space"
that is not really open. They may have semicircles or right - angled notches cut out
where every point of the "open space" has a full 90 degrees of view away from the
structure. But a deep penetration such as a side yard must be at least ten feet wide in
order to have points outside the box that do not have this full 90 degree view.
(6) -These illustrations are based on the following table of typical floor areas.
When a bedroom is added, only about half of the added area goes to the bedroom
itself, the rest goes into added hallways, closets, stairs, bathrooms, kitchen. etc
Bedrooms
Minimal
Small
Average
Large
Luxury
(Studio) 0
329
414
521
656
825
1
553
696
876
.1103
1388
2
777
978
1231
1550
1951
3
1001
1260
1586
1997
2514
4
1225
1542
1941
2444
3077
5
1449
1824
2296
2891
3640
6
1673
2106
2651
3338
4203
3
04
C ,6mrdel c 4iar
RUIDEVSS ASSOCIATAO.\
Volunteers working since 1987 to protect, preserve and improve our community's quality of life.
BOARD OF DIRECTORS: June 17, 2010
PRESIDENT:
Dear Jim:
Karen Tringalt
VICE PRESIDENT:
Jim Campbell, Principal Planner
Debra Allen
City of Newport Beach
TREASURER:
3300 Newport Boulevard
Marjorie Sawyer
Newport Beach, CA 92663
SECRETARY:
Elizabeth Torelll RE.' Proposed Zoning Code Changes — Corona del Mar Village
CdM VILLAGE: D
Dear Jim:
Dennis Baker
Baul tau
Be ye Butterworth O
On May 20, 2010 City of Newport Beach y ou and Gre g Ramirez p
resented
HARBOR VIEW HILLS:
Debra Allen Survey Results
In April 2010, CdMRA mailed its newsletter to all 6,350 residential households in
CORONA HIGHLANDS: Corona del Mar (Zip 92625). Included in that newsletter was an article about the
Cadjerem,ar proposed zoning code changes which specifically impact CdM properties and a
survey question regarding the existing 1.5 floor area exception which has a direct
SHORE CLIFFS: impact on lots in the CdM Village,
Sandie Hewlett
CAMEO HIGHLANDS: Over 88% of survey respondents wanted to maintain the character and village
Marjorie Sawyer atmosphere in the Flower Streets, and didn't believe that it can be achieved if the
Korea Tringali floor area ratio is increased over what it is today. Based on the number of
respondents and the overwhelming majority opinion, we can say with a 95%
CAMEO SHORES confidence level that between 78 % -98% of all Corona del Mar residents would
Laura Diaz have responded the same way.
MEMBERS AT LARGE: Additional Comments
THE TERRACES Following the Board's vote, further discussion ensued on alternative approaches
Margaret Ryckff to planning techniques that could accomplish the goal of preserving the CdM
Roberta Kuhlmann village atmosphere by restricting large scale homes on the small village lots.
Examples included elimination of a third floor component by lowering the height
JASMINE CREEK limit, or considering floor area bonuses If a specific home design resulted in
Bill Simaas significantly reduced visual mass. While implementation details were not
Bruce Beardsley discussed, and no public outreach on alternatives has been conducted, the
Board believes that these or other alternatives do exist which will accomplish our
w or.ra : residents' expressed desires to maintain our village atmosphere, which has been
"" "dms °' °`g integral to the charm of this neighborhood.
EMAIL;
iafi ccdmra.org
3334 East Coast Highway #179 09 P.O. Box 1500 AP Corona del Mar, Cal fornia 92625
CAMEO HIGHLANDS: Over 88% of survey respondents wanted to maintain the character and village
Marjorie Sawyer atmosphere in the Flower Streets, and didn't believe that it can be achieved if the
Korea Tringali floor area ratio is increased over what it is today. Based on the number of
respondents and the overwhelming majority opinion, we can say with a 95%
CAMEO SHORES confidence level that between 78 % -98% of all Corona del Mar residents would
Laura Diaz have responded the same way.
MEMBERS AT LARGE: Additional Comments
THE TERRACES Following the Board's vote, further discussion ensued on alternative approaches
Margaret Ryckff to planning techniques that could accomplish the goal of preserving the CdM
Roberta Kuhlmann village atmosphere by restricting large scale homes on the small village lots.
Examples included elimination of a third floor component by lowering the height
JASMINE CREEK limit, or considering floor area bonuses If a specific home design resulted in
Bill Simaas significantly reduced visual mass. While implementation details were not
Bruce Beardsley discussed, and no public outreach on alternatives has been conducted, the
Board believes that these or other alternatives do exist which will accomplish our
w or.ra : residents' expressed desires to maintain our village atmosphere, which has been
"" "dms °' °`g integral to the charm of this neighborhood.
EMAIL;
iafi ccdmra.org
3334 East Coast Highway #179 09 P.O. Box 1500 AP Corona del Mar, Cal fornia 92625
Caramrdel Ctifar
xrsi uFxrs nssocuriod
Volunteers workings ince 19&710 preserve and improve our community's quality of life.
BOARD OFDIRECTORS:
June 17, 2010
PRESIDENT.
Jim Campbell, Principal Planner
Karen Tringall
Page Two
VICE PRESIDENT:
Debra Allen
TREASURER:
Conclusion
`Marjo "e SR`.
SECRETARY.
The CdMRA and its Board appreciates the efforts to modernize and simplify the
Elizabeth Torelll
Tor•
zoning code in our city, but remains concerned that increasing the allowable
square footage through the elimination of the floor area ratio may have the
CdM VILLAGE:
unintended consequence of encouraging designers, architects and home owners
Dennis Baker
to design directly to the maximum limit, resulting in, significantly larger homes on
Panlaartlaa
small village lots.
Bettye Buaernorth
Bonnfe Duckworth
The village atmosphere and charm of 'Old Corona del Mar" has been and
Paul GlaWenke
Bud Banner
continues to be one of the reasons we are such a desirable and vibrant
Michael ricerg,
neighborhood in Newport Beach. We want to work with you to find a way to
Elizabeth Torelll
Tord
maintain our vitality ver the next 20 ears b implementing zoning ode
changes that support this vision and goal. Absent f further review or consideration
IRVINE TERRACE:
of other altematives (third floor elimination, FAR bonuses, etc.) the CdMRA
Val Slow
Board of Directors requests that the 1.5 FAR limitation be kept for the small lots
Bernie Sralvad
In Corona del Mar Village just as it is on Balboa Island.
HARBOR VIEWHILLS: Sincerely
Debra Allen
CORONA HIGHLANDS
Cadjeremiar
Ly
SHORE CLIFFS:
Sandie Harken
CAMEO HIGHLANDS: Karen E. Tringalf, President
Marjorie sawyer CdM Residents Association Board of Directors
Karen Tringali
CAMEO SHORES
Laura Dietz
MEMBEBSATLARGE:
THE TERRACES
Margaret Ryck-ir
Roberta Kuhlmann
JASMINE CREEK
Bill Simons
Bruce Beardsley
WEBSITE:
www.cdmra.org
EMAIL:
ha/o&dmra.org
3334 East Coast Highway #179 Cap P.O. Box 1 SOO sa=y Corona del Mar, Cal forma 92625