Residential Design Guidelines - Redondo Life

Chapter I – Introductionon October 7, 2003, and associated amendments to theZoning Ordinance were adopted by the City Council onOctober 21, 2003.D. Implementation of the Design GuidelinesThe Residential Design Guidelines should be used as astarting point for the creative design process. Property ownersand developers are encouraged to involve PlanningDepartment staff and adjacent property owners in the designprocess prior to making a significant investment.This document is comprised of design standards (mandatory)and design guidelines (discretionary). Standards that employthe word “shall” are intended to be mandatory and reflectrequirements in the Zoning Ordinance. Guidelines whichemploy the word “should” or “encourage” are not mandatory,but reflect recommended or desirable design solutions (whilenot precluding other design solutions) that meet or exceed theintent of the guideline.Decisions on new single family homes, additions to existingsingle family homes, and minor additions to multiple-familydevelopments are made by Planning Department staff,pursuant to Administrative Design Review procedures (Section10-2.2500 of the Zoning Ordinance). A decision denying theapplication may be appealed and set for public hearing beforethe Planning Commission.Decisions on multi-family developments and additions of 1,000square feet or more to multiple-family developments are madeby the Planning Commission at a public hearing, pursuant toPlanning Commission Design Review procedures (Section 102.2502 of the Zoning Ordinance). The decision of thePlanning Commission is appealable to the City Council.During the review of development proposals by PlanningDepartment staff, each submittal will be checked to ascertain ifthe mandatory zoning standards have been followed and tosee if the intent of the discretionary design guidelines havebeen reasonably complied with. Developments in compliancewith the standards and guidelines will receive favorablecomment and approval. Developments are not expected tomeet the letter of every discretionary guideline in order to beconsidered in reasonable compliance with the overall intent ofthe guidelines.City of Redondo Beach –Residential Design Guidelines, adopted October 7, 2003Page - 6

Chapter I – IntroductionE. Organization of GuidelinesChapter IV Multi-Family Design GuidelinesThe Residential Design Guidelines are organized into fourchapters. 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LNLD LNACCS TE LS O NA VNU RCT IS A VL O S OBMLNN FAOR PEH AG RA N TA VL FIEA LHO RMG AN L NI TNAAI BGS ON P LVR UL AHN D A VG AT ES A VL O SBO MLNO CRK E FE L ER LNH AR R IMA N LNH AY NE SL NChapter III Neighborhood Specific Design GuidelinesA VNT OSV OR H E S AVR AGH A MAVC BMA IN STAFB ER STA WKHIN S AVR DAC KAI NPR TUCI S AVR IN DG EL NA TGE S AVH UN TI NG T ON L NA RSMNS PE YE R LL APN TA VR OB IN SO N S TA H ARGMA VR TAE SI AB LV DF LA GL ER LNTSVA RT AE IN HS TVA NAG O D MVR AENK LRLACMO NLET L NL APN T AVI NBOS O NS TR E N LGNVN AAA RHPLV DBNTIOIAVABE R Y AVPRA TGS A VEC UR TIS A VA RCN E GIE LNR MOON DL NO RMO ND LNNLM LP AH S0TT160 T H61S TT HO MAS A VJO HNA NLPT A VE LS ON AVNL AFG LE R LNVD MOVD ART ASN F OI XDO N STOGR DAF OVVA RT AVE IN HS TNAD LNNOMO RLNN DM ORO9 T H5S T1S PU RG E ON A VA RCN E GIE LN C AR N EG IE LNA RCN E GIE LNN ERGACR NEE S TA VB LO S SO ML NO OGD MR DAA N OFS TThis chapter provides design guidelines for new constructionand reconstruction of single-family homes and additions toexisting homes in the R-1 single-family zone.U R IT T ABVF AR RE L AVA R EFL L AVV AI LA VL APT A VNV O R HE S AVA RE STI A BL VDIE LNE BSL D AAVE C IRWH TIR REPY A VE RPY A VMAT HE WS A VR TAE SI A BL VDR TAE SIA B LV DE LNL IYWMAN H AT TN B EAA C H BL VDU FDO UR A VEH LUA ND A VT ERAS IA B LV DB AT A NR DA VNE S TNRA VA TBA AN R DS TOJO H NR NES T AEVR RAFE L A VD UF O UR A VVAG R E N LNF AR RL L AEVRNLWAR F IED A VLS TNO NT A N RABDB LO S OML NF O UUDR A VA TBA N RDA HRA MAVL IEYWAR F IEL D AVJO HR F IEAWL D AVU FDO UR A VB INOS O NS TWB LO S SO ML NWAR FIE LD A VG R E N LNN H AAT TA N BA C H BEL VDMChapter II Single-Family Design GuidelinesE DRO N DO B EA C HA VS AN TA F E AVGCity of Redondo Beach –Residential Design Guidelines, adopted October 7, 2003MAR IN E AVS PA CE PA R KD RNRThis chapter describes major identifying features andcharacteristics of the single-family neighborhood in twodifferent neighborhoods: the Avenues Neighborhood and theBeryl Heights area (see map below). Several additionaldesign guidelines appropriate for each unique neighborhoodare provided.MAI NRE A VMAR IN E AVA RMI NE A VA VIA TIO N P LThis chapter provides the purpose of the Design Guidelines, ageneral description of the City’s residential neighborhoods, asummary of the community participation process used todevelop the guidelines, and how the guidelines areimplemented.Page - 7

Chapter II –Single-Family ResidentialA. ApplicabilityThese design guidelines apply to all new buildings andstructures in the R-1 single-family residential zone.B. Administrative Design ReviewNew single-family developments and most additions aresubject to Administrative Design Review (refer to Sections 102.2500 and 10-5.2500 of the Zoning Ordinance). Through thisprocess, staff works with the applicant to achieve anacceptable design compatible with the neighborhood. If anagreement cannot be reached between staff and the applicant,the applicant can appeal the staff decision to the PlanningCommission. Applicants are encouraged to involve staff andadjacent property owners in the design process prior to theAdministrative Design Review and prior to making significantinvestment.C. Zoning AmendmentsThe following are recommendations for amendments to theZoning Ordinance that will work in conjunction with the designguidelines to reduce the appearance of mass and bulk andenhance neighborhood compatibility. These amendments willlater be drafted as an ordinance and will not be included aspart of the design guidelines document.1. Floor Area RatioFloor Area Ratio (FAR) is the relationship between a building’stotal floor area and the total area of the lot. FARs havetraditionally been used in nonresidential developments. Ashomes are increasingly designed to the maximum limitspermitted under the Zoning Ordinance, FARs have become auseful tool in limiting maximum square footage for homes.The FAR is obtained by dividing the Gross Floor Area (GFA) ofa structure by the total area of the lot. The GFA is measuredfrom the outside of the exterior walls, and includes all livingspaces , garages and other accessory structures. The GFAdoes not include decks and balconies, attics, or basementswhere the finished first floor above the basement (or the roofof the basement where there is no first floor above) is no morethan 2 feet above existing grade within the front forty feet ofthe lot, or basements not located within the front forty feet ofthe lot.FLOOR AREA RATIO GROSS FLOOR AREA OF A BUILDINGTOTAL AREA OF THE LOTLotDimension40 X 10050 X 10040 X 15050 X 150Table II-1 Floor Area RatioLotMaximum MaximumSizeBuildingBuilding(sq.ft.) Size (sq. Size (sq.ft.), FAR ft.), 4,2007,5004,8755,250MaximumBuildingSize (sq.ft.), FAR0.83,2004,0004,8006,000Although FAR limits help ensure the buildable area of homesis proportionate with the size of the lot, it does not necessarilyreduce the appearance of bulk from the public view. Thereforeit is important to combine FAR limits with other planning toolssuch as required first and second floor setbacks, front yard lotcoverage limits, and other design elements to achieveneighborhood objectives.City of Redondo Beach –Residential Design Guidelines, adopted October 7, 2003Page - 8

Chapter II –Single-Family ResidentialCity of Redondo Beach –Residential Design Guidelines, adopted October 7, 2003Page - 9

Chapter II –Single-Family ResidentialReviewing the visual impact of homes built in recent years, itappears that homes can be built with FARs in the range of0.65 to 0.8 and still maintain compatibility with theneighborhood through use of various design tools. Thereforeit is recommended that a maximum FAR of 0.65 beestablished, and that FAR bonuses be permitted up to amaximum of 0.8 if the development incorporates designelements beneficial to the character of the neighborhood suchas locating garages in the rear, providing greater second floorsetbacks in the side or rear, and providing a front porch.2. Floor Area Ratio BonusesThere are certain architectural and site features, such as frontporches and detached garages in the rear, considered highlydesirable because they add a sense of neighborhood andenhance the transition from private to public space along thestreet. These features are also important for their historicaluse in residential neighborh

Driveway Guidelines 24 8. Sidewalks/Parkways 25 9. Walls and Fences 26 10. Materials 27 PAGE III. NEIGHGORHOOD SPECIFIC GUIDELINES . The design guidelines were adopted by the City Council . Chapter I - Introduction City of Redondo Beach -Residential Design Guidelines, adopted October 7, 2003 Page - 6