By Gus Herrera
At their regular meeting on Monday, the Pasadena City Council passed long-awaited anti-mansionization legislation for residents of the Lower Hastings Ranch neighborhood.
Item 15 on the evening’s agenda, which was approved unanimously, is meant to be the city’s “response to concerns for the potential for ‘mansionization’ in Pasadena,” according to staff’s report. The item approved will amend the zoning code in order to protect residents’ privacy, views, and hopefully deter second-story additions via a complicated application/review process.
The city’s effort to launch a pre-emptive strike on the phenomenon known as mansionization (which has begun to deeply affect surrounding municipalities, especially Arcadia) began in September 2014. The plan will be carried out in three phases: Phase 1 will address Lower Hastings Ranch, Phase 2 the Non-Historic/Non-Hillside Districts, and Phase 3 the Hillside Overlay Districts. Council’s approval of Item 15 more or less wraps up Phase 1 – Phases 2 and 3 will follow later this year.
The Lower Hastings Ranch neighborhood is made up of 586 single-family homes, predominantly single-story and Ranch style. As one of Pasadena’s more unique and architecturally-homogenous communities, legislation has been adopted in the past to protect the neighborhood’s aesthetic integrity. In 1991, the Neighborhood Overlay District (ND) was adopted to create special development standards for single-family houses in the neighborhood. In 2011, the city council made amendments to the ND, limiting the height of porches and roof pitch, in addition to providing setback and height requirements to any second-story additions. In March 2015, the city adopted a moratorium for the neighborhood, which is in effect until March 2017, prohibiting certain second-story developments/additions.
The newest amendments to the zoning code include the following: revised floor area ratio calculations; additional five-foot step-back requirements for second stories to help provide privacy for neighbors whose backyards border a property with a proposed second story or addition; revised requirements for second-floor decks and balconies (balconies must be recessed and integrated within the roofline of a proposed structure, thus limiting a homeowner’s ability to observe neighboring properties); new architectural standards requiring compatibility with Ranch-style architecture; and the requirement of a Neighborhood Development Permit for new two-story houses, second-story additions, new one-story houses, and any additions visible from a public right-of-way.
The anti-mansionization legislation will also protect residents’ views of Sierra Madre Boulevard, the San Gabriel Mountains, city lights, and views of the valley floor. Views not protected under the amendments include those of the open sky, foliage, and a neighbor’s house.
Additionally, there will be new application requirements requiring that visual simulations be posted on site (i.e. 3-D renderings and story poles), in order to demonstrate how houses/additions would appear within their surroundings.
According to Associate Planner Martin Potter’s presentation, the new standards will place a greater burden on applicants who are considering building a new two-story house or two-story addition, requiring them to demonstrate that such a project would be: generally consistent with the architectural character of Lower Hastings Ranch, necessary in lieu of a one-story house or addition, and sensitive to the protected views and privacy of surrounding neighbors.
Council was in agreement that this act will greatly benefit the residents of Lower Hastings Ranch. That said, there were a couple of public speakers who came out in opposition, citing the need to protect individual property rights and going so far as to say that Lower Hastings Ranch was not a “special neighborhood.”
Council Member Gene Masuda, quickly responded during council’s deliberation, stating that the east Pasadena community is indeed “special.”
“I think we should protect communities like this,” said Council Member Tyron Hampton.
Council Member Margaret McAustin continued, “I think this is a really good example of what we can do right in Pasadena.”
