CHARLOTTE LAWS - DREAM AND ACHIEVE TOGETHER
VALLEY GLEN INTERIM
CONTROL ORDINANCE RE: MANSIONIZATION
The Valley Glen community was developed in the mid-20th century as a single-family home area with large lots and generous setbacks. Typical lots range from 5,000 to 10,000 square feet. The great majority of the houses in Valley Glen are single-story, ranch-style structures which present low, graceful facades to the street. Where second stories are built, they are generally located at the rear of the house and represent a relatively small percentage of the house's square footage. Over the decades since the area was first developed, trees and other foliage matured, creating streetscapes reminiscent of country lanes.
uniqueness of the Valley Glen community is further underscored by Los
Angeles Valley College which is sited in Valley Glen and provides a
college-town atmosphere to the Valley Glen community. Also, the
Colleges architectural style of low roof mid-1950s ranch also
set the tone for the architectural style of many, if not most homes
built in the Valley Glen community.
Recently, the area's rustic elegance was altered by several houses which disregarded the essential character of the Valley Glen streetscape. These box-like structures present unarticulated, two-story facades to the street instead of the traditional single story facade. The upper levels of the new houses contain about half of the structures' square footage, adding to their massive, boxy look. Moreover, the new structures allow only minimum spacing between houses which, when combined with two-story sidewalls, create congested relationships between adjoining houses that are vastly out of character with the rest of Valley Glen. Worse, the large second stories with multiple windows on each side reduce or eliminate their neighbors' privacy. Note that some of the houses in question are being developed in clusters to reinforce their sales appeal.
above findings are the result of a survey of every house and street in
Valley Glen which was undertaken by the Mansionization Issue
Subcommittee of the Valley Glen Neighborhood Association on the
weekend of June 4 and 5, 2005.
Valley Glen Neighborhood Association, through its Mansionization Issue
Subcommittee and the Greater Valley Glen Council, through its Land Use
Committee, worked together in developing both this Motion and the
attached Interim Control Ordinance formula and both organizations are
jointly submitting this proposed Motion
order to preserve the essential look and feel of Valley Glen, the
community desires to create standards that will define its special
qualities and prohibit development that is inconsistent with those
THEREFORE MOVE that the City Attorney and the Department of City
Planning be requested to take appropriate steps to create an Interim
Control Ordinance ("ICO") prohibiting the issuance of
certain building permits for structures in the Valley Glen area. For
the purpose of the ICO, the community of Valley Glen is defined as the
area that is defined by the Exhibit A attached. The ICO shall apply to
applications for building permits and grading permits for properties
located within Valley Glen boundaries as described in Exhibit A
attached. The proposed standards have been prepared by the Valley Glen
Community and the offices of Councilmember Greuel, and are attached
hereto as Exhibit B. These standards shall be presented to the
Planning Commission for consideration at a public hearing. These
standards address, without limitation, the following areas of concern:
The height and massing of proposed structures, particularly the extent
and location of second stories;
The impact of proposed structures on the privacy of adjoining
Front yard setbacks as compared to prevailing setbacks in the
The structure's impact on mature vegetation on the property,
particularly within the public right of way; and
The extent to which proposed right of way improvements conform
FURTHER MOVE that the Department of City Planning be directed to
undertake appropriate studies to protect the Valley Glen community by
permanently prohibiting the issuance of building permits for
structures on the lots identified herein unless the plans for such
structures conform to the standards to be developed in accordance with
purposes of the proposed Interim Control Ordinance, the boundaries
applicable herein shall be the boundaries of the Greater Valley Glen
Council which are described as follows:
On the west, Hazeltine Avenue from Burbank Boulevard to Vanowen Street. At Vanowen Street, the boundary runs east to Woodman Avenue, then North to Sherman Way. At Sherman Way, the boundary runs east to the Tujunga Wash, then south along the Tujunga Wash to Vanowen Street. At Vanowen Street, the boundary runs east to Hollywood Freeway. The boundary then runs south along the Hollywood Freeway (170) to Burbank Blvd. At Burbank Boulevard, the boundary runs west to Hazeltine Avenue.
following applies to multi-story homes only. Zoning for one story
homes shall remain per current code.
any areas under a roof or floor above
balconies open to the sky
incidental areas under eaves and similar projections
minimum per current code
ii. minimum average setback current code plus 4
minimum current code plus 4
minimum average current code plus 8
not less than 6
minimum average 8
not less than 6
minimum average setback 10
Side-yards to be configured to accept mature tree growth to
screen views of adjacent rear yards.
The applicant shall submit a line-of -sight study demonstrating
that the proposed plantings will effectively screen views from second
story windows, balconies and decks to adjacent rear yards. The study
shall include but is not limited to the following:
plan drawn to scale indicating proposed structure footprint and
planting. It shall also include partial footprints of the structures
on the adjacent lots. Indicate property lines.
plans indicating exterior windows, doors, decks, balconies and other
features that my have line of site access to adjacent rear-yards.
elevations drawn to scale indicating all items required in line item 2
above. Indicate floor to floor height and overall height.
of side and rear-yard conditions for the proposed structure and
Install minimum 24 box trees. Tree species shall have
maximum mature canopy diameter that shall not exceed 15-18. Tree
species shall have root systems that minimize damage to structures,
yard walls or fence footings.
the interior area of a wall is defined as the surface area of a
wall occurring in one room measured from extent to extent in width and
height. This area includes windows, doors and other penetrations
occurring in that wall.
the wall area does not include floor thickness, ceiling
thickness, transition surfaces for pilasters, fireplaces, closets,
soffits, setback transitions, or other variations in the wall surface.
wall area may include the vertical surface of soffits occurring
at that wall.
wall area occurring above 10 above finished floor is
excluded and may not be used to increase window area.
windows with sills higher than 6 above finished floors are
windows occurring in side-yard setback transitions shall be
considered side-yard windows and shall be included in this
may not occur within the 25 rear yard
may not occur within 10 of the side yard property lines.
* Proposal drafted by Architect Gary Popenoe and the Valley Glen Neighborhood Association Mansionization Issue Subcommittee with Assistance from the Greater Valley Glen Council Land Use Committee.