Wednesday, February 6, 2008

This Was Not in My Back Yard

I never knew peep from neighbors 4 lots away. Seems sorta large to me.

How do you like this title from the Left Coast:

Proposed Mansionization Interim Control Ordinance and Interpretive Guide. 2/20/2007.

From Los Angeles comes this idea.

The following applies to multi-story homes only. Zoning for one story homes shall remain per current code. Clarifying guide information is in italics. This I.C.O. is intended to mitigate the impact of new large scale homes and additions on adjacent existing smaller homes. It Is not intended to prohibit the construction of spacious two story residences.

1. Allowable number of stories: a. Two b. Lofts not allowed above second floor.

2. Allowable height: Per current code

3. Additions to existing structures: a. When 49% or less of the existing structure is demolished, second story additions above the remaining structure are exempt from this I.C.O. All other new construction shall comply.
b. When 50% or more of the existing structure is demolished, all new construction shall comply with this I.C.O.
c. Existing structures 750 SF or less (excluding garage): Second story additions above the existing structure are exempt from this amendment. All other new construction shall comply.

4. Floor area ratio or F.A.R. shall be maximum 60%. The F.A.R. is the maximum square footage allowed by this I.C.O. for a single family residence. It is calculated by taking 60% of area within property lines. Below are typical lot types with property lines shown. Conditions may vary for your property so consult with the city prior to design and construction. a. F.A.R. includes i. garage
ii. any areas under a roof or floor above iii. fireplaces iv. accessory buildings b. F.A.R. excludes i. shafts ii. balconies open to the sky
iii. incidental areas under eaves and similar projections

5. Maximum second floor area - 40% of F.A.R. (excludes stairs and shafts) This I.C.O. limits the area of the second floor to 40% of the F.A.R. For example, if the area within the property lines is 8,000 SF. The F.A.R. would be calculated as 60% x 8,000 SF = 4,800 SF. The maximum second floor area would then be calculated as 40% x 4,800 SF = 1,920 SF. If, in this example, you plan to build to the maximum F.A.R. of 4,800 SF and you wanted to build the maximum allowable area for your second story, you would then have a 2,280 SF first floor and a 1,920 SF second floor. If you plan to build to less than the maximum F.A.R. of 4,800 SF, your second floor area is still limited to 40% of the F.A.R. or a maximum of 1,920 SF.

6. Setbacks Setbacks are imaginary lines limiting the allowable footprint of the building and defining the minimum size of the front, side and rear yards. Current zoning code typically observes a 5’ set back for side yards, a 15’ setback for rear yards and a 20’ setback for front yards. These setbacks are measured from the property lines. Setbacks are used by the City to preserve street profile, fire access, privacy, light and air among other purposes. They help create a certain quality of environment. Confirm setback locations for your property prior to design and construction. In this I.C.O. the setbacks have an additional purpose of promoting variation in the building fa├žade through the introduction of the averaged setback lines. The intent is to soften the impact of large two story residences on the adjacent properties. The number of possible facade variations allowed by the average setbacks is only limited by the designer’s imagination.

... and so on. There are at least 4 regulations here that could have brought this house into reasonable dimensions for this older neighborhood.

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