HomeMy WebLinkAbout02 - - Small Lot Ordinance - 9/12/2017SPECIAL STUD Y SESSION
AGENDA REPORT
MEETING DATE: SEPTEMBER 12, 2017
SUBJECT: SMALL LOT ORDINANCE STUDY SESSION
DATE: SEPTEMBER 1, 2017
FROM: DEVELOPMENT SERVICES DEPARTMENT
ITEM NUMBER:
PRESENTATION BY: BARRY CURTIS, ECONOMIC AND DEVELOPMENT SERVICES
DIRECTOR
FOR FURTHER INFORMATION
CONTACT:
RECOMMENDATION
Barry Curtis, AICP (714) 754-5278
harry.curtis@costamesaca-gov
Provide direction to staff, as appropriate.
BACKGROUND
At the City Council's direction, a joint study session of the City Council and Planning
Commission to discuss small lot subdivisions was scheduled. The study session will provide
an overview of the Small Lot Ordinance, provide data regarding projects approved since the
Ordinance was adopted in 2414, provide examples of projects that have resulted and
address options to proceed.
The Small Lot Subdivision Ordinance (SLO) was adopted by the Council on April 1, 2014
through Code Amendment CO -13-04 by a vote of 3 to 2 (Councilmembers Monahan,
Rig heimer and Mensinger voting in favor; Councilmembers G e n i s and Leece voting against).
The SLO was amended by the City Council on April 21, 2015 through Code Amendment
CO -15-01 by a vote of 3 to 2 (Councilmembers Monahan, Righeimer and Mensinger voting
in favor; Councilmembers Foley and Genis voting against). The amendment reduced the
interior side yard setback from ten feet to five feet and allowed required open parking to be
provided in a two- or three -car garage provided a minimum of one open parking space is
provided per lot.
OVERVIEW
Small Lot Subdivisions
Small lot subdivisions are defined in the Zoning Code as follows:
A residential development containing a maximum of 15 detached or townhome style units
with no common walls where each unit is independently constructed on an individual parcel
and the land is subdivided into fee simple parcels containing each unit. Each individual lot
is provided with either a direct access to public street/alley or an easement through a
recorded subdivision map.
Small lots subdivisions are one of the four types of Residential Uses permitted in the Zoning
Code. The other three types of Residential Uses permitted are: Single-family dwellings,
multiple family dwellings and common interest developments (CID). The list below identifies
the key characteristics of each type of residential use.
1. Single -Family Dwellings
■ One dwelling unit per lot
2. Multi -Family Dwelling
• More than one dwelling unit per lot
• May include SFD, CID, townhomes, or apartments
3. Common Interest Developments (CID)
• Two or more common interest units: Attached or detached
■ Exclusive right to occupancy of a unit
■ Streets and alleys, landscaping, recreation areas, etc. are for common use by
all residents of the development
• A Homeowner's Association is required to maintain the common use areas
4. Small Lot Subdivisions
■ Maximum of 15 detached or townhome-style units with no common walls
• Subdivision of the land with each unit on an individual lot is required
■ No commonly owned areas
The Zoning Code Land Use Matrix table establishes which type of residential uses are
permitted in various land use categories. The chart below summarizes this information:
RI R2 -MD R2 -HD R3
Zoning Districts. Single Fam Multi-Fam Res Multi-Fam Res Multi -Faro
Residential Med. Density High density Residential
Max. Density 7.26 du/AC 12 du/ac 14.52 du/ac 20 du/ac
Res. Land Uses
Single
Family Dwellings P F P
Multi -Family
Dwellings F P P
Common Interest P F
Dev.
Small Lot P
Subdivision
Since its adoption in April 2014, 43 projects totaling 151 single-family detached units have
been approved under the SLO. After demolition of the 101 residential units on those 43
parcels, a net increase of 50 new single-family detached homes have been added to the
City's housing stock.
SLO Projects
Number of
Projects
Total Units
Approved
Net New
Units
Number of Small Lot Projects
32
11
Approved Units - SFD
110
41
Demolished Units
75
26
Net New Units - SFD
35
15
Average Lot Size
4,128 SF
3,146 SF
To date, all units approved subject to the SLO are single-family detached units located in
R2 -MD and R2 -HD zoning categories. No projects subject to the SLO are located in R3
zoning. Seven projects subject to the SLO are located in Urban Plan areas; four of which
2>
■ Zone
SLO Projects ■
Number of Small Lot Projects
32
11
Approved Units - SFD
110
41
Demolished Units
75
26
Net New Units - SFD
35
15
Average Lot Size
4,128 SF
3,146 SF
To date, all units approved subject to the SLO are single-family detached units located in
R2 -MD and R2 -HD zoning categories. No projects subject to the SLO are located in R3
zoning. Seven projects subject to the SLO are located in Urban Plan areas; four of which
2>
received a residential bonus from an Urban Plan. Two of those four projects are located in
R2 -MD zoning and two are located in R2 -HD zoning.
In addition to the approved SLO projects discussed above, seven such projects are under
review for future consideration by the Planning Commission (Attachment 1 ).
Orange County Cities with SLO Ordinance
The following Orange County cities allow lot sizes less than 3,500 square feet:
+ Anaheim
+ Dana Point
+ Huntington Beach
+ Irvine
■ Laguna Niguel
+ Lake Forest
■ Orange
+ San Juan Capistrano
+ Santa Ana
•
SealBeach
• Tustin
Common Interest Developments (CID)
Prior to the approval of the SLO, small lot -type projects were developed as Common Interest
Developments. Since 2010, 42 CID projects, totaling 825 single-family attached and
detached units have been approved. After demolition of the 90 residential units on those 42
parcels, units developed through the CID process have resulted in a net increase to the
City's housing stock of 735 new single-family units since 2010.
Of the 825 CID units, 402 units are single-family attached units and 423 units are single-
family detached units. The units were developed in a range of zoning categories: R2 -MD,
R2 -HD, R3, PDC, as well as industrial (MG) and commercial zones (C1 -MG and C2 -MG),
Seventeen CID projects are located in Urban Plan areas and eight of the 17 received a
residential bonus from an Urban Plan; five of the projects were located in the R2 -HD zone
and three were located in the R2 -MD zone. (Attachment 2).
The following is a summary of CID projects approved since 2010.
CID Projects
2010
Number of
Projects
4
Total Units
Approved
22
Net New
Units
2
2011
3
8
4
2012
7
28
18
2013
11
164
142
2014
9
247
215
2015
6
267
265
2016
2
89
89
2017
0
0
0
Total
42
825
735
CID Projects
Single -Family
Attached Units
Total
Total
# of
Number of
Number of
Net New
Zoning Category
Projects
New Units
Units
Units
Approved
Demolished
R2 -MD
6
29
7
22
R2 -HD
2
7
4
3
R3
1
10
13
-3
MG; C1 -MG; C2 -MG
6
356
0
356
PDC
0
1 0
0
0
Totals
15
1 402
24
378
5
Concerns
ardina the Small Lot Ordinance
Concerns have been expressed by the public and the Planning Commission regarding
projects subject to the SLO. In an effort to respond to those concerns, staff has been working
with applicants to revise their projects. Examples of concerns that have been expressed and
changes staff has brought forward to the Planning Commission include the following:
Concern Remedial Action
Open Space Reduce the amount of pavement on the project site to increase
the perception of open space/green space. An example would
be the use of "grass blocks" in driveways or parking areas.
Lack of Privacy Privacy/window view analysis is required to demonstrate
impacts of proposed project on existing adjacent uses and to
propose options to mitigate impacts, such as frosted glass,
smaller windows, and alternate location of windows.
Fencing materials Staff requires block walls between proposed project and
existing uses to provide a long-term property separation.
Request for Staff requires projects to meet zoning code development
Variances or standards. Since the current Planning Commission was
Adjustments seated, no variances have been granted for SLO projects.
-
ir. • 1 L4o a if I I I=
Total
Total
# of
Number of
Number of
Net New
Zoning Category
Projects
New Units
Units
Units
Approved
Demolished
R2 -MD
13
201
55
146
R2 -HD
9
71
8
63
R3
1
5
2
3
MG; C1 -MG; C2 -MG
3
118
1
117
PDC
1
28
0
28
Totals
27
423
66
357
ardina the Small Lot Ordinance
Concerns have been expressed by the public and the Planning Commission regarding
projects subject to the SLO. In an effort to respond to those concerns, staff has been working
with applicants to revise their projects. Examples of concerns that have been expressed and
changes staff has brought forward to the Planning Commission include the following:
Concern Remedial Action
Open Space Reduce the amount of pavement on the project site to increase
the perception of open space/green space. An example would
be the use of "grass blocks" in driveways or parking areas.
Lack of Privacy Privacy/window view analysis is required to demonstrate
impacts of proposed project on existing adjacent uses and to
propose options to mitigate impacts, such as frosted glass,
smaller windows, and alternate location of windows.
Fencing materials Staff requires block walls between proposed project and
existing uses to provide a long-term property separation.
Request for Staff requires projects to meet zoning code development
Variances or standards. Since the current Planning Commission was
Adjustments seated, no variances have been granted for SLO projects.
Units fronting on Staff encourages two -unit projects to have front or street facing
alley entry doors. Front doors facing the street side increase
visibility from the street and orient units to the neighborhood.
Parking No encroachments into setback areas for parking are allowed.
Visitor parking must be easily accessible and separate from
resident parking
No tandem parking spaces allowed to meet parking
requirements.
Options for Consideration
The following options are available for consideration regarding Small Lot Subdivisions:
1. No Change: The City could retain the current Small Lot Ordinance.
2. Modi : Staff could be directed to modify the development standards for Small Lot
Subdivisions to address concerns that have been raised, such as:
a. Increase open space requirement up to 40 -percent
b. Prohibit alley facing front doors
c. Establish a minimum lot width
• Minimize number of flag lots with multiple drive approaches
Limit street curb cuts for new driveways
d. Modify Design Guidelines for second floor setbacks
e. Prohibit small lot subdivision in urban plan areas
3. Rezone: The City could rezone all R2 and R3 properties to R1 to preclude property
owners from developing more than one unit per lot. Additional action would need to
be taken to modify the Zoning Code and General Plan to eliminate exception for lots
smaller than 7,260 SF in R2 zoning. Rezoning could also address public concerns
expressed regarding issues not limited to SLO development (e.g. limiting new
development to a single story).
4. Repeal: The Council could prohibit further approvals of small lot subdivisions by
repealing the Small Lot Ordinance. This action would not preclude development of
additional residential units utilizing the product type and development standards
allowed on R2 and R3 zoned parcels.
5. Moratorium: The Council could adopt a moratorium on small lots subdivisions which
would halt development of all small lot projects until the moratorium is lifted. The initial
moratorium period is for 45 days followed by a maximum of two extensions of 10
months and 15 days and one year, respectively. Approvals and extensions of a
moratorium require a four-fifths vote of the City Council.
ENVIRONMENTAL DETERMINATION
Not applicable
LEGAL REVIEW
None
PUBLIC NOTICE
None
CONCLUSION
Staff wD-I ro ide a work program for review, once direction is provided by the City Council.
BARRY C. (XJRTIS, AICP
Director of Economic and Development Services
►,TiM- 211" i. -iii M
1. Small Lot Subdivisions List of Approved/Pending Projects
2. Common Interest Developments List of Approved Projects
MO
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