Action Alert- Mansionization Ordinance (4-17-08)
 

Attached is a summary of the provisions of the Baseline Mansionization 
Ordinance as it came out of the City Attorney's office, Planning, and 
the Chief Legislative Analyst.  The City Council has referred it back 
to the PLUM .  I expect it to appear on the PLUM agenda very soon and 
then go on to the full council.  We need to notify all civic activists 
to keep alert for the specific dates to appearat those meetings to 
urge passage by first the PLUM and then the full City Council.  
Furthermore, everyone should urge that an urgency clause be attached 
to the ordinance.  In the meanwhile, we need to urge everyone to 
immediately call, e-mail, and snail mail each of the City Council 
members with our position.  Contact information for each council 
member is attached.

Thanks to the hard work of Jane Usher and a small group of activists, 
the City is on the verge of passing a critically important ordinance 
limiting grossly inappropriate development in our neighborhoods.  At 
the same time, the ordinance strikes a reasonable balance between the 
need to preserve the integrity of our neighborhoods and the right of 
privacy from invading oversize homes versus the legitimate right of 
property owners to develop and improve their property.

Baseline Mansionization Ordinance Update

The City Attorney’s Office and the Planning Department released the final draft version of the Baseline Mansionization Ordinance late last month.  The Chief Legislative Analyst Office also released their “Mansionization Thumbnail Sketch”, an attempt to define the potential economic effect of the draft ordinance.  The ordinance has been referred to the PLUM for final consideration before going forward to the full City Council.  At the last PLUM hearing on January 8^th, several amendments were added and the Thumbnail Sketch was requested.  None of the basic provisions relating to allowable house size have changed.  Here is a summary of the final draft:

Revised basic maximum house size:  The proposed basic maximum house size is a percent of the lot in each zone. 

• R1: 50% of lot size if under 7500 sq. ft;  the greater of 3750 sq. ft. or 45% of lot size if over that
• RS: 45% of lot size under 9000 sq. ft.; the greater of 4050 sq. ft. or 40% of lot size if under that
• RE9, RE11: 40% of lot size under 15,000 sq. ft.; the greater of 6000 sq. ft. or 35% of lot size if under that
• RE15, RE20, RE 40: 35% of lot
• RA: 25% of lot size under 20,000 sq. ft.; the greater of 5000 sq. ft. or 20% of lot size if under that
• These numbers exclude 400 sq. ft. for a garage and an articulation bonus.

Articulation Bonus: A bonus of up to 20% if the second floor is not more than 75% of the first floor size or if it meets a complex articulation formula.

Green Bonus: A bonus of up to 20% if the house meets the US Green Building Council’s Design requirements at the “Certified” or higher level.

Number of Bonuses: Only one of these bonuses can be applied.

Height Limits: A two story height limit with a maximum height of 33 feet for sloped roofs and 28 for flat roofs (less than 25% slope) in R1, RS, and RE 9 lots; 36 feet and 30 feet for RE11-RE40 and RA lots.  There is a provision for “average height” if 40% of the existing homes on the block are higher.  There is another provision for a special Single Story Height District.

Variance: A Zoning Administrator can grant a 10% variance.

Opt in or Out Provisions: Action by 75% of the residents of an area (minimum 50 homes) can establish a “Residential Floor Area District” with looser or stricter house size limits.  The district could also be initiated by the City Council, Director of Planning, or  City Planning Commission.

“Thumbnail” Economic Analysis: the analysis was inconclusive, with only one of 46 experts responding.