WHATS WRONG WITH SMALL LOT SUBDIVISIONS IN VENICE? The Small Lot Subdivision Ordinance (SLSO) was intended to create more affordable housing - but has instead given developers an opportunity to multiply their profits. Invariably the little houses built on small lot subdivisions are skinny and tall, usually 3 stories high, and developers often request height variances to build even higher. Resulting in tall skinny structures crammed next to each other on tiny lots, towering over the neighborhood, eliminating green space and trees, blocking out sunlight and breeze, while increasing density and creating parking problems for their neighbors - and incompatible with the existing community of Venice. Here are relevant excerpts from the Venice Specific Plan. The VSP states [please note item F: to be compatible in character with the existing community]: PURPOSES. The purposes of this Specific Plan are as follows: A. To implement the goals and policies of the Coastal Act. B. To implement the Local Coastal Program (LCP) for that portion of the Venice community within the Coastal Zone as designated by the State Legislature. C. To protect, maintain, enhance and, where feasible, restore the overall quality of the Coastal Zone environment and its natural and man-made resources. D. To assure that public access to the coast and public recreation areas is provided as required by the Coastal Act and the LCP. E. To prepare specific provisions tailored to the particular conditions and circumstances of Venice Coastal Zone, consistent with the general policies of the adopted Los Angeles General Plan. F. To regulate all development, including use, height, density, setback, buffer zone and other factors in order that it be COMPATIBLE in CHARACTER with the EXISTING COMMUNITY and to provide for the consideration of aesthetics and scenic preservation and enhancement, and to protect environmentally sensitive areas. SECTION 4 B. Wherever provisions of this Specific Plan differ from provisions contained in Chapter 1 of the LAMC, (with regard to use, density, lot area, floor area ratio, height of buildings or structures, setbacks, yards, buffers, parking, drainage, fences, landscaping, design standards, light, trash and signage) this Specific Plan shall SUPERSEDE those other regulations. SECTION 5 T. Affordable housing units are dwelling units or guest rooms for which rental or mortgage payments do not exceed the limits stated in Section 65915 of the California Government Code. Dwelling units or guest rooms designated for lower income households, as defined in Section 50079.5 of the California Health and Safety Code, shall have rents not exceeding 30 percent of 60 percent of the area median income as set forth on a rent schedule prepared by the Citys Housing Department or any successor agency. SECTION 8 c. FINDINGS. In granting a Project Permit Compliance Review in the Venice Coastal Zone, the Approving Authority shall make each of the findings in Section 11.5.7 and the following findings: 1. That the Venice Coastal Development Project is compatible in SCALE and CHARACTER with the existing neighborhood, and that the Venice Coastal Development Project would not be materially detrimental to adjoining lots or the immediate neighborhood; SECTION 10 G. OAKWOOD, MILWOOD, SOUTHEAST VENICE [applicable to 758 Sunset Ave. 3-lot small lot subdivision to be heard at Jan. 15 LUPC mtg] 2. Density. a. Residential Zones. (1) R2 Zone. A maximum of TWO (2) dwelling units per lot shall be permitted on lots less than 5,000 square feet in area. For lots greater than 5,000 square feet in area, one additional dwelling unit shall be permitted for each additional 2,000 square feet of lot area, provided that the dwelling unit is a Replacement Affordable Unit. (2) RD1.5 and RD2 Zones. A maximum of TWO (2) dwelling units per lot shall be permitted for all lots; provided, however, that where a lot has a lot area in excess of 4,000 square feet, one additional dwelling unit shall be permitted for each additional 1,500 square feet of lot area in the RD1.5 Zone, and one additional dwelling unit shall be permitted for each additional 2,000 square feet in the RD2 Zone, provided the additional dwelling unit is a Replacement Affordable Unit.
Posted on: Wed, 15 Jan 2014 20:39:31 +0000
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