..:: Studio City Residents Association ::..

THE FACTS ABOUT THE STUDIO CITY OVERLAY/RFA

For the past two years, the Studio City Residents Association (SCRA), with the support of the SCNC, has worked diligently to pursue an ordinance that would address the size of development in Studio City. The Planning Department after a two year study has produced a proposal, known as the Studio City Overlay/RFA that addressed concerns of overbuilding on residential lots on the flat lands in Studio City. Some in attendance at the hearing stated that they had not received adequate notice of the proposal therefore the City Planning Department continued the recent hearing so that further public hearings could be held. The new hearing date is set for April 22, 2010 at Van Nuys City Hall, second floor, 14410 Sylvan Street, 8:30 a.m. www.planning.lacity.org.

According to the Planning Department, the proposed Residential Floor Area (RFA) Overlay restricts square footage to 33 percent of the lot size. If the owner articulates the design, i.e., the design is more than a square box, then 40 percent of the lot size is allowed. The typical 400 square foot garage, an accessory building not exceeding 250 square feet or breezeways that open on two sides are not included in calculating the square footage. For more details about exceptions see the Planning Report. Case Number CPC-2009-3741-CE at page A-1.

Here’s how it works:

Houses in Studio City are on average 1,970 square feet on lots from 5,000 to 8,000 square feet. For purposes of this exercise, assume the smaller lot size of 5,000 square feet (a substandard lot) with a 1,970 square foot house: under the above proposal, the house can be remodeled or rebuilt to 2,000 square feet, not including 400 square feet for the garage or the other exceptions. If the house is on an 8,000 square foot lot, then the 1,970 square foot house can be remodeled/rebuilt to 3,200 square feet plus extra for the garage and exceptions. If there is a reason to exceed the limit, there is a variance procedure in place to allow for the proposed increase.

Frequently Asked Questions:

The following questions come from comments received by the SCRA office staff and conversations with both SCRA members and non-members who have spoken with both the SCRA Board and the SCRA Overlay Committee.

1. Exactly what is the purpose of the RFA?

As stated in the report by the City Planning Department, "It is important to note that the proposed RFA district is not intended to prohibit any and all new development or large homes, but it is a measure to reasonably restrict buildings that are substantially larger than the range of existing homes size and are incompatible with the surrounding residential neighborhood." (Department of City Planning: Staff Report Feb 25, 2010)

2. But if my house burns down, can I replace it to the same size?

This concern comes from a flyer that stated, "If you have a house fire or water damage that destroys your home, you may not be able to rebuild your house to its current size." This statement uses the word "may," which creates an ambiguity about what would be allowed. The SCRA has received assurances that the final RFA will include language that provides protection to the homeowner for the right to rebuild to the square footage of the original house. An update issued by the Planning Department dated March 22, 2010 provides further details. The SCRA's Overlay Committee will be vigilant in monitoring the RFA to ensure the RFA protects the Homeowner in these circumstances.

3. How big a house is permitted under the proposed RFA?

It all depends on the size of the lot. The bigger the lot, the bigger the house. The percentage of the floor area is initially set at 33 percent of the lot size, but that can be increased up to 40 percent if a minimal amount of articulation is part of the design. The 40 percent applies only to the living areas, e.g. bedrooms, baths, kitchen, etc. Other parts of the development, such as a garage at the standard 400 square feet, additional structures up to 250 square feet, patios, breezeways and balconies are not included in the 40 percent calculation.

4. But I am on a small lot and don't want or can't afford to go to a second story. What can I do?

According to the City Planning Department staff report, if you want to make a first floor addition only, i.e., no second floor, and wouldn't qualify for the bonus, then you will automatically qualify for the 40 percent RFA plus the 400 foot garage and other exceptions. According to the Planning Department survey, there are 300 houses that do not conform in this category.

5. What about my property values being reduced by this RFA coming into effect?

The argument is that there is value in the existing character in Studio City's neighborhoods and the restrictions can ensure property values by preserving the desirable characteristics of these neighborhoods. Sunland Tujunga has had a similar RFA for some years now, and property values there have not diminished because of its RFA. According to brokers in that area, prospective buyers can get assurances that a mansion will not be built next to the house they are contemplating buying.

6. I have seen flyers that say: "If your house is larger than 2,062 to 2,227 square feet currently, then you will never be able to add even a bathroom or a bedroom." How about this?

This quoted statement above is incorrect. The size of the house is governed by how large the lot is.

7. So how do I figure that out?

Take the square footage of the lot and multiply by 0.4. That calculation will yield the size of the house allowed under the RFA. Compare this figure to the current size of the home now; that will tell you how much bigger you can make it.

8. But what happens if I need more room than allowed?

There is a variance process that addresses to what extent the square footage can be increased. It is on a case-by-case basis.

9. What is a “Conformance Rate” the Planning Report talks about?

The majority (84 percent) of the existing housing (single family residences) have a floor RFA of 33 percent or less. The proposed RFA will complement the surrounding houses in terms of scaling and massing.

10. Why do we need the RFA? We have the Baseline Mansionization to protect us, right?

No, not necessarily. The Baseline Mansionization Ordinance (BMO) expires on June 29, 2010, unless the City votes to extend it. And if the BMO is extended, there is still no real protection. Under the BMO, with readily obtained bonuses, the rate is at 60 percent, e.g., lot size 6,250 square feet, allowable house = 3,750 square feet plus a 400 square foot garage for a total of 4,150 square feet. A lot size of 6,750 square feet provides for allowable house of 4,050 square feet plus a 400 square foot garage for a total of 4,450 square feet.

11. When all is said and done, what is this about?

If you are concerned about the size of a remodel or tear down next to your house that will impact the enjoyment and privacy of your home and diminish the value of the neighborhood, then some form of restriction on size is necessary. Make your concerns known to the City Planning Department (priya.mehendale@lacity.org) and your Council office. (Daniel.brumer@lacity.org).

12. What does the public hearing accomplish? Isn't it a done deal?

It is not a done deal. The Notice of Public Hearing states the purpose is to obtain testimony from affected and/or interested parties regarding the proposal as well as the merits of the proposal as it relates to existing environmental and land use regulations.

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All impacted residents with additional questions may contact the Studio City Residents Association at 818-509-0230.

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