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CC - (1) Discussion of Proposed Request for Proposals (RFP) for Consultant Services to Conduct Studies and Prepare Recommendations for R-1 Neighborhood Development Standards to Address the Development of Larger Single Family Homes; (2) If Desired, Authorization to Release the RFP; and (3) Direction to the City Manager as Deemed Appropriate.
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Meeting Date: July 25, 2016
Contact Person/Dept: Sol Blumenfeld / CDD
Thomas Gorham / Planning
Phone Number: (310) 253-5700
(310) 253-5727
Fiscal Impact: Yes [X] No [] General Fund: Yes [X] No []
Public Hearing: [] Action Item: [X] Attachments: Yes [X] No []
Commission Action Required: Yes [] No [X]
Public Notification: (E-Mail) Meetings and Agendas - City Council (07/12/16; and 07/19/16); Ongoing Topics - Planning and Zoning “Mansionization” (07/12/16; and 07/19/16); Publish Culver City News (07/21/16)
Department Approval: Sol Blumenfeld, Director of Community Development (05/11/16)
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RECOMMENDATION:
Staff recommends the City Council (1) discuss the proposed Request for Proposals (RFP) for consultant services to conduct studies and prepare recommendations for R-1 development standards to address the development of larger single family homes; (2) if desired, authorize the release of the RFP; and (3) provide direction to the City Manager as deemed appropriate.
BACKGROUND/DISCUSSION:
At the City Council meeting of January 4, 2016, the City Council adopted Ordinance No. 2016-001, approving Zoning Code Amendment, P-2015-0103-ZCA, which became effective on February 3, 2016 (Ordinance). During deliberations on the Ordinance, the City Council directed staff to research and prepare a report on the use of consultant services to prepare zoning code amendments related to R-1 development standards to address unique neighborhood conditions. At the City Council meeting of February 22, 2016, staff provided the City Council with information on what other local jurisdictions have done to address concerns regarding mansionization on a neighborhood specific basis.
On June 13, 2016 staff presented a Draft RFP for consultant services to conduct studies and prepare recommendations for R-1 development standards. The Draft RFP included the study of one single family residential neighborhood to address the impacts of the development of larger single family homes that may have the potential to dramatically alter the character of the neighborhood, and negatively impact privacy and overall quality of life. The Draft RFP identified potential methods to address the impacts of larger single-family homes which could include additional and/or modified R1 zone development standards, design guidelines, and/or the establishment of overlay zones with specific development standards for specific R1 neighborhoods.
Following discussion of the RFP by the City Council, the Council directed staff to revise the RFP to include two phases of work as outlined below:
Phase I Survey and Study
Phase I involves the survey of one residential neighborhood (Carlson Park) and others as may be authorized by the City Council, to determine the “neighborhood defining features” unique to the area which could be impacted by R-1 developments. Phase I will include a summary of those neighborhood characteristics that should be maintained and will include graphics, photos and illustrations and a brief narrative of the neighborhood defining features. The Phase I study will include design recommendations and zoning standards to ensure that new buildings and major additions in the neighborhoods are consistent with existing homes in the area. The consultant will outreach to the neighborhood to solicit input in two or more workshops including a walking tour to be conducted in or near the neighborhood(s) being studied.
Following Phase I, the consultant will make a determination about extending the survey to other neighborhoods and provide the recommendations to the City.
Phase II Survey and Study
Phase II will involve the survey and study of other neighborhoods as recommended by the consultant and authorized by the City Council. The consultant may study several neighborhoods, find those neighborhood defining features that are common to several neighborhoods and provide design recommendations and zoning standards to ensure that new buildings and major additions in the neighborhoods are consistent with existing homes in the areas under consideration. The City would adopt development standards thereafter based upon the consultant’s findings and recommendations, incorporating any graphic material(s) that may be relevant to drafting Zoning Code amendments.
Other Cities
Subsequent to the discussion of other cities in the June 13th staff report and at the Council meeting, staff has obtained information that the City of Burbank retained consulting services to study zoning code and design guidelines for single family neighborhoods. Burbank’s approach was to conduct community outreach through a variety of methods including: workshops; “walkshops” where tours of specific neighborhoods were conducted to identify character defining features of the neighborhood; postcard surveys; web surveys; and community presentations. The study identified four options for consideration: 1) maintain existing zoning standards; 2) revise zoning standards; 3) develop design guidelines; and 4) develop neighborhood overlays. After presenting the information to the Burbank City Council, it was determined that Burbank would proceed with updated zoning standards and develop design guidelines. The concept of overlay zones will be considered at a later date if it is determined that more nuanced development standards are necessary for a specific neighborhood.
The budget for the Burbank consultant study was $140,000.
Scope of Work
The scope of work outlined in the revised RFP includes the following:
• Background Review and Goals
• Phase I and Phase II Neighborhood Study and Survey
• Community Engagement
• Existing Conditions Analysis
• Identify and Prioritize Options
• Draft Report
• Public Review- Planning Commission and Council Review
• Final Document - Additional and/or modified R1 zone development standards, design guidelines, and/or the establishment of overlay zones with specific development standards for specific R1 neighborhoods.
Revised Preliminary Project Schedule
The Preliminary Project Schedule contained in the revised RFP is as follows:
August 1, 2016 RFP Released
August 15, 2016 RFP Questions Due
September 6, 2016 RFP Submissions Due
September 2016 Consultant Interviews
October 2016 Consultant Selection and Contracting
October 2016 Project Kick-off
October - December 2016 Community Engagement
January 2017 Draft Documents
February 2017 Planning Commission Review
March 2017 City Council Review and Adoption
FISCAL IMPACT
Based upon the experiences of the cities of Beverly Hills and West Hollywood (as discussed in the June 13th staff report), as well as the new information received from the City of Burbank, staff estimates the costs for a consultant to prepare development standards in R-1 neighborhoods may range up to $163,000, depending upon the scope of work. There is $150,000 included in the Fiscal Year 2016/17 Adopted Budget. There will be additional costs related to Planning Division and City Attorney’s Office staff time to review draft documents and prepare necessary ordinance(s) for consideration by the Planning Commission and the City Council.
ATTACHMENTS
1. Draft Request for Proposals for Consultant Services
RECOMMENDED MOTION(S)
That the City Council:
1. Discuss the proposed Request for Proposals for consultant services to conduct studies and prepare recommendations for R-1 development standards to address the development of larger single family homes; and
2. If desired, authorize the release of the RFP; and
3. Provide direction to the City Manager as deemed appropriate.