TO: FROM: SUBJECT: Honorable Chairman and Members of the Planning Commission Rafael Guzman, Director of Planning Update on Phase 2 Part 2 of the Nonconforming Buildings, Structures, and Use and the Abatement Thereof (Review for Neighborhood D ) DATE: June 15, 2015 RECOMMENDATION Receive and file. BACKGROUND On October 28, 2013, the City Council directed staff to implement a three-phase plan to address nonconforming conditions throughout the City: Phase 1 - Immediate (within 1 year) Relief EFFECTIVE MAY 28, 2014 Extend the abatement period - Approved Modify the thresholds for improvements and additions Approved Phase 2 - Short-term (2-6 years) Remedy ONGOING Review and consider modifications to various development standards that can result in nonconformities (i.e. setbacks) Review and consider Alternative Development Standards to allow existing conditions to address common nonconforming issues that cause friction (i.e., driveways length, lot coverage, open space, parking, driveways width, etc.) Review other possible strategies within the Zoning Code. Phase 3 Long-term (6 years plus) Solution Comprehensive Zoning Code update Update to General Plan Land Use Element On March 3, 2014, the Planning Commission recommended approval of amendments related to Phase 1 (Immediate Relief) of the plan. The amendment included the extension of the nonconforming abatement period to the 2022 which provided relief of immediate pressure of the previous abatement deadline. On April 14, 2014, the City Council approved amendments related to Phase 1. Page 1 of 3
Staff Report - Part 2 (Phase 2) Nonconforming Buildings ( Neighborhood D ) June 15, 2015 Page 2 of 3 On September 2, 2014, the Planning Commission considered a plan to address Part 1 of Phase 2 of the abatement of nonconforming buildings, structures, and uses. The plan including the application of analysis conducted for Neighborhoods 1, 2, and 3 that identified common issues, potential solutions, and the possible affects the solutions could have. On October 20, 2014, the Planning Commission recommended approval of amendments related to Part 1 of Phase 2 (Short-Term Remedy) of the plan. The amendment included: The reduction of the required setback for side-street facing garages from twenty (20) feet to ten (10) feet; The allowance for attached or detached carports to be located within the side yard setback; and The required setback for accessory buildings, garages, and carports that rear upon an alley shall be no less than twenty (20) feet from the opposite side of the alley and no less than fifteen (15) feet for single loaded alley. On November 17, 2014, the Planning Commission directed staff to move forward with the nonconformity review and analysis of Neighborhoods 4, 5, 6, 9, and D. The review and analysis will identify the nonconforming issues that are present and will allow staff to develop remedies for reducing nonconforming conditions. On February 17, 2015, the Planning Commission received and filed the Review for Neighborhood 4 on its Consent Calendar. On March 16, 2015, the Planning Commission received and filed the Review for Neighborhood 5 on its Consent Calendar. On April 20, 2015, the Planning Commission received and filed the Review for Neighborhood 6 on its Consent Calendar. On May 18, 2015, the Planning Commission received and filed the Review for Neighborhood 9 on its Consent Calendar. DISCUSSION A review of 407 residential and commercial properties within Neighborhood D has been completed. In an effort to ensure a comprehensive and thorough assessment of the nonconforming conditions, all development standards in the Bellflower Zoning Code were systematically applied to each lot. The review was conducted with the use of the City s Geographic Information System (GIS) software, aerial photos, electronic permit records, and field visual surveys. At the conclusion of the review of Neighborhood D, staff has determined that 83% of the lots have at least one (1) nonconforming condition. The attached Neighborhood D Review provides a breakdown of the nonconforming conditions found in the neighborhood.
Staff Report - Part 2 (Phase 2) Nonconforming Buildings ( Neighborhood D ) June 15, 2015 Page 3 of 3 As stated earlier, Part 1 of Phase 2 included a focused analysis of Neighborhoods 1, 2, and 3, which resulted in approved amendments to the Zoning Code that addressed previously nonconforming side street facing garages, carport side yard setbacks, and setbacks for accessory buildings, garages, and carports that rear upon an alley. Staff has applied the recently implemented amendments to the Zoning Code and has included a Report Card for Neighborhood D. The Report Card demonstrates the successful abatement of nonconforming conditions that have resulted from the implementation of amendments related to Part 1 of Phase 2. At the conclusion of the review for each subsequent neighborhood, staff will provide a monthly update to the Planning Commission. The monthly updates will include an assessment of the nonconforming conditions identified and a Report Card that demonstrates the successful abatement of conforming conditions that have resulted from the implementation of amendments related to Part 1 of Phase 2. Once each of the five (5) neighborhoods has been reviewed, an analysis will be completed and presented to the Planning Commission. ATTACHMENT Attachment A Neighborhood D Nonconformity Review Doc 321766
NEIGHBORHOOD OVERVIEW Neighborhood D is bounded by Alondra Boulevard to the north, Walnut Street to the south, Hayter Avenue to the west, Lakewood Boulevard / State Highway 19 to the east. Neighborhood D contains a total of 440 lots. Neighborhood D contains 24 lots that are part of a planned development and 9 lots that are vacant. Accordingly, 407 lots were assessed for nonconforming conditions: 278 lots zoned R-1 (Low Density Residential), 52 lots zoned R-2 (Medium Density Residential Zone), 44 lots zoned R-2 (Medium Density Residential Zone) that were developed with 1 residence and, pursuant to Bellflower Municipal Code 17.14.020(A), were assessed under R-1 development standards, 2 lots zoned R-3 (Multiple Residential Zone), and 31 lots zoned C-G (General Commercial). Characteristics of Residentially Zoned Lots The lots are zoned R-1 (Low Density Residential), R-2 (Medium Density Residential Zone) and R-3 (Multiple Residential). Most of the residences in Neighborhood D were originally constructed between 1941 and 1955. R-1 (LOW DENSITY RESIDENTIAL ZONE) The average size for lots zoned R-1 (Low Density Residential) is 6,685 square feet and the average size of a residence is 1,278 square feet. After applying the current residential development standards established in the Bellflower Zoning Code, it has been determined that 231 of 278 of the lots zoned R-1 (Low Density Residential) (83%) have at least one (1) nonconforming condition. Required Front Yard Setback (20 feet) 21 lots have a nonconforming front yard setback (8%) Required Interior Side Yard Setback (5 feet) Out of the 278 lots zoned R-1, 200 lots have a nonconforming interior side yard setback of less than 5 feet (72%). Required Rear Yard Setback (15 feet) 19 lots have a nonconforming rear yard setback of less than 15 feet (7%) 27 lots have a nonconforming parking condition because they are developed with a 1- car garage or no garage at all (10%) Page 1 of 4
Required Driveway (Minimum 10 foot width) 15 lots have a nonconforming driveway because they have a driveway width of less than 10 feet (6%) R-2 (MEDIUM DENSITY RESIDENTIAL ZONE) ASSESSED UNDER R-1 DEVELOPMENT STANDARDS The lots in this category are zoned R-2 but, because they are developed with a singlefamily residence, were assessed under R-1 development standards (BMC 17.14.020(A)). The average size for these lots is 5,687 square feet and the average size of a residence is 985 square feet. After applying the current residential development standards established in the Bellflower Zoning Code, it has been determined that 26 of 44 of these lots (59%) have at least one (1) nonconforming condition. Required Front Yard Setback (20 feet) 7 lots have a nonconforming front yard setback (16%) Required Interior Side Yard Setback (5 feet) Out of these 44, 22 lots have a nonconforming interior side yard setback of less than 5 feet (50%). Required Rear Yard Setback (15 feet) 5 lots have a nonconforming rear yard setback of less than 15 feet (11%) 2 lots have a nonconforming parking condition because they are developed with a 1-car garage or no garage at all (5%) R-2 (MEDIUM DENSITY RESIDENTIAL ZONE) The average size for lots zoned R-2 (Medium Density Residential) is 5,660 square feet and the average size of a residential development is 1,464 square feet. After applying the current residential development standards established in the Bellflower Zoning Code, it has been determined that 39 of the lots zoned R-2 (Medium Density Residential) (75%) have at least one (1) nonconforming condition. Required Front Yard Setback (Formula for calculating front yard setback established in BMC 17.14.020) 3 lots have a nonconforming front yard setback (6%) Page 2 of 4
21 lots have a nonconforming parking condition because they do not provide an adequate number of 2-car garages (40%) R-3 (MULTIPLE RESIDENTIAL ZONE) The average size for lots zoned R-3 (Multiple Residential) is 82,665 square feet and the average size of a multifamily residential building is 54,665 square feet. After applying the current residential development standards established in the Bellflower Zoning Code, it has been determined that both lots zoned R-3 (Multiple Residential Zone) (100%) have at least one (1) nonconforming condition. Both lots have a nonconforming parking condition because they do not provide an adequate number of 2-car garages Characteristics of Commercially Zoned Lots The lots zoned General Commercial are clustered along the northern and eastern boundaries of Neighborhood D along Alondra and Lakewood Boulevards. A total of 31 commercially zoned properties exist. Required Front Yard Setback (10 feet) 17 lots have a nonconforming front yard setback of less than 10 feet (56%) Required Landscaping (5% of the parking area with a minimum 10-foot wide landscaped planter adjacent to all rights-of-way 20 lots do not conform to the landscaping requirement in that there is less than 5% landscaping in the parking area (65%) Parking Requirement (1 parking space / 300 sq. ft. of building area) 4 lots have a nonconforming parking condition because they does not provide the minimum number of parking spaces required for the building size (13%) Nonconforming Uses 7 lots have nonconforming uses in that they are zoned C-G, but are developed with residential uses (23%) Page 3 of 4
NEIGHBORHOOD D REPORT CARD The Report Card evaluates the impact of prior amendments (Phase 2, Part 1) on the 376 residentially zoned lots in Neighborhood D. Side Street Facing Garage (former code required a 20-foot side yard setback; code now requires a 10-foot side yard setback) 29 lots have a side street facing garage, 6 were nonconforming (2%), all of which are now in conformance with the Zoning Code Carport Side Yard Setback (former code required a 5-foot side yard setback; code now allows for carports to encroach into the side yard setback) 30 lots have a carport with a nonconforming side yard setback of less than 5-feet (8%); all of which are now in conformance with the Zoning Code Alley Facing Garage (former code required a minimum 5-foot setback from an alley, code now requires that the setback for accessory buildings, garages, and carports that rear upon an alley shall be no less than twenty (20) feet from the opposite side of the alley and no less than fifteen (15) feet for single loaded alley 22 lots have an alley facing garage (6%); all of which are now in conformance with the Zoning Code Neighborhood D Review Complete: May 26, 2015 Neighborhood D Review Presented to the Planning Commission: June 15, 2015 Doc 321767 Page 4 of 4