planning & community development department update on mansionization and neighborhood...

Planning & Community Development Department

Update onMansionization and

Neighborhood Compatibility Study

City CouncilJanuary 26, 2015


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City Council Direction

• On September 8, 2014, the City Council directed staff to work with the Planning Commission to develop a strategy to encourage development on single-family residential parcels to be compatible with neighboring properties


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Single-Family Residential (RS)

The City Council directed staff to focus this discussion on development of properties zoned for Single-family Residential (RS) uses that do not have historic designations (in blue).


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Work Plan and Strategy

On September 19, 2014, staff presented to the Planning Commission a strategy to separate the City into 3 different phases and study areas:

• Phase 1: Lower Hastings Ranch Overlay area – Winter 2014 to Summer 2015

• Phase 2: Non-Hillside Overlay area and Non- Historic Properties – Early Spring 2015 to Fall 2015

• Phase 3: Hillside Overlay areas – Fall 2015 to Summer 2016


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Phase 1: Lower Hastings Ranch

Phase 1:Lower Hastings Ranch Overlay


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Selected to be the 1st phase because:

• Relatively small and defined boundary

• An established neighborhood with homes that are mostly single-story, ranch-style architectural features, share similar topography

• Parcels were graded and developed relatively at the same time – between the late 1940’s and early 1950’s

• Parcel sizes generally range from 10,000 sq.ft. to 15,000 sq.ft. and homes range from 1,500 sq.ft. to 4,000 sq.ft.


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• In early December 2014 - conducted a visual survey of the homes and architectural styles of the neighborhood

• Sent mailers to all property owners/occupants informing them of the issue and inviting them to neighborhood meeting

• December 18, 2014 - Lower Hastings Ranch neighborhood meeting attended by approximately 30 residents

• Distributed surveys for neighborhood input, completed surveys due to Planning staff January 30, 2015

• 2nd Neighborhood meeting tentatively set for late February/early March


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Moratorium

• At the neighborhood meeting, residents expressed concerns that a moratorium was needed to address issues that could result from development under existing rules

• Pursuant to California Government Code Section 65858, the City Council may establish a moratorium to protect the City from a threat to the public health, safety or welfare – requires a four-fifths vote from City Council

• Only one moratorium on the same subject can be adopted (for a total of two years) by a City at any time in the City’s history

• Should the City Council seek to establish a moratorium, the issue would need to be agendized for a future meeting

• Because of the State requirements regarding moratoriums, it will be to important to consider the scope of the moratorium


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Phase 2: Non-Hillside, Non-Historic

Phase 2:Non-Hillside & Non-Historic


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• Not subject to design guidelines or a separate entitlement process that would review the project for neighborhood compatibility

• Existing development standards do not reflect unique characteristics attributable to specific neighborhoods

• Homes include a wide range of architectural styles and sizes, and were constructed over a longer period of time (roughly 130 years)

• Distributed throughout different areas of the City

• Wider range of parcel size - 7,200 sq. ft. to 40,000 sq. ft. and in general, home sizes range from 1,000 sq.ft. to 9,000 sq.ft.


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Early Spring 2015 Spring 2015 Summer 2015 Fall 2015


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Phase 3: RS in Hillside Overlay

Phase 3:Hillside Overlay


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• Currently reviewed for neighborhood compatibility through the Hillside Development Permits (HDP) process

• Selected to be studied in the last phase because they are afforded some protection through the HDP process

• Each parcel can be unique in topography and size

• Parcel size range from 6,000 sq.ft to 30,000 sq.ft, home sizes range from 2,000 sq.ft. to 7,000 sq.ft.


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Update onMansionization and

Neighborhood Compatibility Study

City CouncilJanuary 26, 2015


140 Glen Summer Road

• Property is not in a hillside district or designated landmark district

• Property adjoins Weston-Bungalowcraft Landmark District to the east> Weston-Bungalowcraft Landmark District established

based on context of early speculative tract housing based on pattern-book house plans by Rex Weston.

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Possible Landmark District

• The homes on Glen Summer Road could be eligible for designation as a landmark district> Represents context of period revival architecture in

Pasadena> Period of significance likely 1927 – 1940> House at 140 Glen Summer Road would have been a non-

contributing building to the eligible district due to 1950 construction date

> District would be separate from Weston-Bungalowcraft Landmark District which represents a specific context of early speculative tract housing based on pattern-book house plans

• Certificate of Appropriateness not required for demolition of non-contributing houses in eligible landmark districts, but would have required if designated as a landmark district.

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Process for Landmark District

The process for creation of Landmark District is legislative and takes about one year.• Proponents engage City to discuss designation and boundaries

• Neighborhood meeting

• Application submittal

• Review by Historic Preservation Commission

• Review by Planning Commission

• Review by City Council

• Adoption of Ordinance

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Current condition of property 1/26/15


Glen Summer Road Partial Eastern Streetscape

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128 Glen Summer Road 136 Glen Summer Road(adjacent to north)

150 Glen Summer Road(adjacent to south)

160 Glen Summer Road 168 Glen Summer Road



Glen Summer Road Partial Western Streetscape

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135 Glen Summer Road(directly across)



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