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Mark Brodeur, FIUDPrincipalRRM Design GroupSan Juan Capistrano, CA

San Clemente Residential Massing Study

Presentation OutlineQuick Facts About the History of Home Expansion

Process to Determine Appropriate Bulk/Mass Control Tools

Analysis of FAR buildout over past 5 years (Redondo Beach Analysis)Analysis of lot coverages historically versus presentIntense Visual Preference Survey (slide showing ranks)Neighborhood Meetings

Tools to Control Bulk and Mass Lot Coverage

Floor Area RatioBuilding HeightFirst Floor SetbacksSecond Floor Setbacks

Incentive Program Elements

Example of Home Applying Bulk/Mass Control Tools

• The average size of a new American home went from 983 sq ft in 1950 to 2,265 square ft in 2000.

• In 1980, about half of all new single family homes had garages that could hold two cars or more. Now, the figure is more than 80 percent nationwide, and 92 percent in the Western US.

• In 1950 86% of homes were 1 story, in 2000 52% were 2 stories or more.

• Nearly one in five new homes is built with a garage large enough to hold three cars or more. Nearly 25 percent of buyers wanted a 3 car or larger.

QUICK FACTS ABOUT THE HISTORY OF HOME EXPANSIONQUICK FACTS ABOUT THE HISTORY OF HOME EXPANSION

•Source: National Association of Home Builders

Process to Determine Appropriate Bulk/Mass

Control Tools

ANALYSIS OF FAR BUILDOUT OVER PAST 5 YEARSANALYSIS OF FAR BUILDOUT OVER PAST 5 YEARS

725 AMY LN 5088 3432 402 3834 0.75 2000 4158009072

1200 STANFORD AVE 5200 3358 541 3899 0.75 1992 4161015008

513 CAMINO REAL 5650 3780 453 4233 0.75 1989 7507003007

727 AMY LN 4984 3148 585 3733 0.75 2000 4158009073

1064 AVE D 6357 4354 400 4754 0.75 1998 7509027031

1032 AVE A 6361 4329 425 4754 0.75 1991 7509030002

731 AMY LN 5124 3235 586 3821 0.75 2000 4158009075

2007 GRAHAM AVE 5183 3385 472 3857 0.74 1989 4155003016

ADDRESS LOT AREALIVING AREA GARAGE

TOTAL AREA F.A.R.

YEAR BUILT APN

35 % Lot Coverage35 % Lot Coverage

ANALYSIS OF LOT COVERAGES HISTORICALLY VS. PRESENTANALYSIS OF LOT COVERAGES HISTORICALLY VS. PRESENT



INTENSE VISUAL PREFERENCE SURVEYINTENSE VISUAL PREFERENCE SURVEY

NEIGHBORHOOD MEETINGSNEIGHBORHOOD MEETINGS

Tools to Control Bulk and Mass

LOT COVERAGELOT COVERAGE

Lot Coverage is determined by dividing the area within the lot which is covered, by the total lot area (including but no limited to; paved driveways and walkways by the gross lot area).

Area of the Which is Covered

Lot Area

Lot Coverage =

FRONT YARD LOT COVERAGEFRONT YARD LOT COVERAGE

The Front Yard Lot Coverage is determined by dividing the area within the front yard, which is covered, including but no limited to; paved driveways and walkways by the gross front yard lot area.

Area of the Lot Which is Covered

Front Yard Lot Area

Front YardLot Coverage =

FLOOR AREA RATIOFLOOR AREA RATIO

Gross Floor Area of a Building

Gross Lot Area

FAR =

A FAR is obtained by dividing the gross floor area of a structure as measured from the outside of the exterior walls, which includes all living spaces, basements, attics, and garages by the gross area of the lot.

Example #1

3900 sq.ft. (building)

5000 sq.ft. (lot)


0.78 FAR =

Example #2

2600 sq.ft. (building)

5000 sq.ft. (lot)

0.52 FAR =


BUILDING HEIGHTBUILDING HEIGHT

Single-family homes are limited to 2 stories and a maximum height of 30 feet above the existing grade. The highest point of the first floor shall not exceed 16 feet above the existing grade.

BUILDING HEIGHT ON SLOPESBUILDING HEIGHT ON SLOPES

Building height of single-family homes located on a sloping lot are limited to a maximum height of 30 feet above the existing grade. The second and and third stories above the first floor shall be setback 10-feet accordingly to resemble a “wedding cake” effect.

FIRST FLOOR SETBACKSFIRST FLOOR SETBACKS

SECOND FLOOR SETBACK AVERAGINGSECOND FLOOR SETBACK AVERAGING

SECOND FLOOR SETBACKSSECOND FLOOR SETBACKS

3

Incentive Program Elements

Table II-2 Floor Area Ratio BonusesDesired Elements Minimum

DimensionFAR Bonus Notes

Front Porch 8’ deep by 10’ wide .04 Porches must be fully covered by a roof

Rear or Alley Loaded Garage

.06 Garage must be located in the rear behind the house. Where there is an alley, garage must face the alley.

Bermuda or Hollywood Driveway

3’ wide center grass strip along the center of driveway

.02

Additional Second Floor Setbacks

Average 10’ setback more than required First Floor Setback

.04

Side Facing Garage 90 degrees to the Public Street

0.3 Reduces the dominance of front facing garages

Front Yards with less than 20% Coverage

.02 Maximum permitted front yard lot coverage is 50 %. of front yard area.

INCENTIVE PROGRAM ELEMENTS (FAR BASED)INCENTIVE PROGRAM ELEMENTS (FAR BASED)

Example of Home ApplyingBulk/Mass Control Tools

APPLICATION OF BULK/MASS CONTROL TOOLSAPPLICATION OF BULK/MASS CONTROL TOOLS

THANK YOU

from cottage to castle? mark brodeur, fiud principal rrm design group san juan capistrano, ca san...

Documents

lot area lot coverage

floor area ratio slide

mass slide

lot coverage lot coverage

based slide

yard lot area

lot floor area ratio

total lot area