Planners keep compatibility, dump harmony for 2nd stories

Deirdre Newman

“Harmony” and “compatibility” -- the two words that have been known

to strike fear in homeowners looking to expand -- no longer pose a

double threat.

“Harmony” is out.

“Compatibility” survived, but in a different context than before.

On Tuesday, the Planning Commission finished its exhaustive review

of the city’s zoning code and design guidelines for home expansions

and forwarded them to the City Council for review. Changes to the

code and the guidelines passed on 4-0 votes. The changes cover issues

such as floor area ratios, second-story construction and design

review procedures.

One of the most significant changes is the replacement in the

zoning code used to require “harmony and compatibility” for new

development with a new condition that projects meet “design

excellence.”

“Compatibility” still makes it mark, though, after commissioners

reinserted it as a standard in reference to established neighborhoods

to appease the Mesa Verde community. Previously, new development had

to pass muster with “harmony” and “compatibility” with existing or

anticipated development in the neighborhood.

Mesa Verde resident Robin Leffler applauded the move.

“I thought that was good, very good,” Leffler said. “I think the

intent is still there with the addition of ‘compatibility.’ It gives

reference to the neighborhood that the home will be in. That was very

important to us in the Mesa Verde community.”

Councilman Gary Monahan initiated review of the code and

guidelines to make the process clearer and faster. With the changes,

the approval process could take as little as a week rather than drag

on for eight to 10 weeks.

Before Tuesday, the commission had already conducted three study

sessions and two public hearings on the changes. The commission’s

action means that the City Council can consider the guidelines at the

same time it considers a view protection ordinance and an overlay

zone in July.

The council postponed those items until the changes to the code

and design guidelines were done. The overlay zone, with limits on

construction, is proposed for a tract generally bounded by East 19th

Street on the north, Irvine Avenue on the east, East 18th Street on

the south and Tustin Avenue on the west.

Another change is the removal of noticing neighbors for certain

residential remodels. The new process, if the council adopts it,

would establish a threshold for floor area ratio and a percentage of

second story over the first story. If this threshold is met, Planning

Department staff can approve a project without notifying neighbors

within 500 feet, as is now required.

Commissioners Joel Faris and Katrina Foley said they felt that

notice should be given to at least the next-door neighbors. But that

idea perished on a 2-2 deadlock, with Commissioner Dennis DeMaio

absent.

While Foley conceded that the changes make the process more

efficient, she wasn’t sure if they bridged the chasm between property

rights advocates and those who want to preserve the essence of a

neighborhood.

“It’s been a real struggle because I think there’s a tension in

the city between those who want to have community identities,

neighborhood identities versus those that want to have sort of a

laissez-faire approach,” Foley said. “We took direction from the City

Council to make the process more efficient. I just hope it doesn’t

turn into having less than excellent projects.”