HomeMy WebLinkAbout14. Consider Mansionization & New Single-Family Residential Dev Standards StudyMAYOR i OF THE CITY COUNCIL
CITY MANAGER
FROM: OFFICE OF
7 i E. SCHINDLER,DIRECTOR OF i DEVELOPME
DATE: r
iRESIDENTIA
DEVELOPMENT rf -tSTUDY
That the City Council consider a mansionization study coupled with new single-family residential
development standards.
On October 24, 2017, the City Council adopted a temporary moratorium on lots splits within the
R-1 zone, as a means to address oversized development on lots. At the November 28, 2017
City Council meeting, the Council denied a request by City Staff to extend a moratorium on
subdividing parcels in the R-1 zone and, as such, directed staff to research the time and cost
needed to complete a mansionization study. At the January 9, 2018 City Council meeting,
Council directed staff to solicit the services of a consultant to conduct a study on
mansionization. "Mansionization" is the practice of demolishing smaller, older houses in a
neighborhood, replacing them with new ones that occupy the maximum amount of lot space
possible, and dwarf surrounding dwellings.
In January 2018, staff sent requests for proposals (RFPs) to 32 consulting firms, in response
staff received four proposals from: Winter & Company, Civic Solutions, Inc., John Kaliski
Architects, and SP2. The scope of work included: analysis of size, massing, design, setbacks,
site location, and other factors related to the issue of mansionization in Downey. Review of
relevant plans and policies, the Zoning and Municipal Code, General Plan, and relevant design
guidelines and Zoning Code provisions from other cities, and conducting community meetings
are also included in the work. The consultant would prepare all necessary documentation to
comply with the requirements of the California Environmental Quality Act (CEQA), assist with
preparation of reports and presentations for Planning Commission and City Council public
hearings. It is anticipated that this project would take approximately seven months to complete.
Based on a review of the submitted proposals, three firms were selected for interview: Civic
Solutions, Inc., John Kaliski Architects, and SP2. Upon completion of this solicitation it's staff's
opinion that JKA is the most qualified firm to undertake this endeavor. JKA's project team has
completed several other zoning studies and code amendments with design guidelines for the
cities of Burbank, Culver City, and Santa Monica. Their understanding and expertise of the
subject, in addition to their experience with various jurisdictions impressed staff.
MANSIONIZATION STUDY
MAY 8, 2018
Notwithstanding this, staff could not ignore the price difference between the three submittals.
The proposed consultant costs from the three are as follows:
Accordingly, staff negotiated with JKA to achieve the "not to exceed" amount of $91,366.00.
Based on City Council's direction and the Request for Proposals received by staff, staff is
requesting the City Council provide direction regarding proceeding or not with a mansionization
study, coupled with new single-family residential development standards.
If City Council approval is provided to proceed with amansionizatin study coupled with new
single-family residential development standards, the cost of $91,366.00 for this activity would be
included in the Community Development Department Fiscal Year 2018-19 budget from the
General Fund Reserve account.
Attachement: "A — John Kaliski Architects Scope of Services
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TASK 1 — BACKGROUND REVIEW AND GOALS
1.1 KICKOFF MEETING
John Kaliski Architects (hereinafter referred to as "JKA") team will meet with City staff to
define project goals, establish communication protocols, review project timeline, deliverables
and finalize scope of work.
1.2 FIELD TOUR
JKA will attend a one -day field tour of R-1 neighborhoods and document existing conditions
with specific emphasis on review of existing contexts in relationship to new, single-family
structures and additions to existing residences.
1.3 REVIEW OF EXISTING PLANS
JKA shall review existing plans and documents, as provided by the City, including, but not
limited to, the General Plan and Zoning Code. Additionally, JKA shall develop a comparative
R-1 zoning analysis comparing Downey standards and guidelines to three similar
jurisdictions.
Task 1 Milestone/Deliverables
Meeting agenda and minutes.
•, Written and illustrative report describing existing conditions, including delineation
of neighborhood contexts and typologies, review of existing conditions and zoning,
and comparative analysis of similar R-1 neighborhoods and design guidelines.
Report should be in Word doc and PDF formats, in print and digital.
TASK 2 — COMMUNITY MEETINGS
2.1 COMMUNITY MEETING 1
JKA, with staff support, shall organize a community meeting and attendant materials, such as
a digital slide presentation to review existing conditions, solicit community input, and establish
project goals and objectives.
2.2 COMMUNITY MEETING 2
JKA, with staff support, shall organize a community meeting that presents evolved options for
standards, guidelines, and potential code amendments based on the feedback from
Community Meeting 1 and the Planning Commission Study Session.
Task 2 Milestone/Deliverables
• Flyers and materials in English and Spanish inWord, PDF, JPEG in print and
digital formats.
• Digital Slide Presentations in Microsoft PowerPoint format.
• Meeting Agendas and sign -in sheets
Attachment "A"
• Meeting Exercises.
• Summary of each meeting's outcomes and action items, if appropriate.
• Electronic community surveys, if necessary and as directed by City staff.
,TASK — PLANNING COMMISSION STUDY SESSION
3.1 PLANNING COMMISSION STUDY SESSION
JKA will present a report on options to the Planning Commission during a study session and
solicit ideas and directions from the Commission to further shape the outcomes of the
Project.
Task 3 Milestone/ Deliverables
• Digital Slide Presentation in Microsoft PowerPoint format.;
Summary of Study Session and action items.
TASK 4 — PREPARE AMENDMENTS
4.1 ADMINISTRATIVE DRAFT ADMENDMENTS
JKA will develop draft text amendments to the Existing Zoning Code inclusive of "strikeouts
and additions to the R-1 development standards. Administrative draft amendment should be
inclusive of proposed design guidelines and amended language from the existing Zoning
Code. This will be based on the input received from the Community Meetings and the
Planning Commission Study Session.
4.2 PUBLIC REVIEW DRAFT AMENDMENTS
JKA will prepare a Public Review Draft Amendment for R-1 zoning standards and proposed
design guidelines.
Task 4 Milestone/ Deliverables
• Administrative Draft documents, inclusive of strikeouts of current Zoning Code
and amended and/or added language, in Word doe, PDF, JPEG, in print and
digital formats.
• Public Draft documents in an easy -to -read format, inclusive of a narrative
summary of the changes outlined within the document in Word doe, PDF, JPEG
in print and digital formats.
• Handout of Proposed Design Guidelines for public review in Word doe, PDF,
JPEG, in print and digital formats.
TASK 5 CEQA
5.1 CEQA EXEMPTION
JKA, with the assistance of MIG, will file a Notice of Exemption with the Los Angeles County
Clerk.
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Task 5 Milestone/ Deliverables
• Stamped and dated Notice of Exemption from filing with the Los Angeles
County Clerk.
• City is responsible for filing fee.
TASK 6 PUBLIC HEARINGS
6.1 PLANNING COMMISSION PUBLIC HEARING
JKA will prepare a digital slide presentation outlining the proposed zoning code text
amendments and design guidelines, present them to the Planning Commission, and receive
final input and direction.
6.2 CITY COUNCIL PUBLIC HEARING
JKA shall prepare a final digital slide presentation outlining the proposed zoning code text
amendments and design guidelines, as well as Planning Commission recommendations.
Task 6 Milestone/ Deliverables
• Edits and changes to the zoning code text amendments and design guidelines
in Word doc and PDF formats, in print and digital.
• Final digital slide presentation in Microsoft PowerPoint format.
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