Council Rejects Ban on Second-Story Construction in Hastings Ranch Neighborhood

Despite the objections of a score of Hastings Ranch residents who bemoaned the effects of “mansionization” in Pasadena neighborhoods, the Pasadena City Council voted by a 5-2 vote Monday evening to reject the recommendations of the City’s Planning Commission to ban two-story construction in the Lower Hastings Ranch community.

The Council essentially agreed with a staff recommendation for a discretionary review process — involving a Neighborhood Development Permit — which would provide for a “more thorough review of specific types of construction projects as well as an opportunity for public notification and review.”

The vote would also begin the process of a single-story overlay process by which“residents can impose on themselves a prohibition on new second stories or additions to existing second stories.”

“No one has a monopoly on how we embrace our neighborhoods,” said Councilmember Steve Madison, in arguing against the ban.

Councilmember Margaret McAustin agreed, saying, “I’m loath to limit people’s rights.”

The Council’s decision directs the City Attorney to prepare an ordinance amending Pasadena Municipal  Code Section 17.28.090 (ND Neighborhood District Overlay), and directs city staff to return to the Planning Commission for consideration of the proposed amended ordinance before the first reading by the City Council.

Much of Monday night’s discussion centered around the ideas of compatibility, privacy and views, all of which are impacted by the construction of second story improvements in Hastings Ranch, argued a number of residents.

“Two stories has the most impact in terms of not being compatible,” said resident Alonso Rodriguez, arguing for a single-story ordinance.

The recommendation would also add various development standards for floor area ratios, second floor setbacks, second floor decks and balconies, and architectural development standards.

The City’s Planning Commission had argued for a complete ban on second stories in Hastings Ranch, with the idea towards limiting them in other neighborhoods as well.

The City Council had previously adopted a moratorium for the Lower Hastings Ranch neighborhood in March 2015, which would be in effect until March 2017.

The moratorium prohibited second story development and additions, single story additions larger than 500 square feet or 20 percent of the existing structure’s square footage, single story detached accessory structures larger than 20 percent of the primary structure’s square footage and demolition of more than 50 percent of exterior walls.

The new recommendation would open the door to for second-story renovations to be reviewed by the planning department, as opposed to being banned outright.

Resident Robert Griffith, one of only three public speakers who spoke out against the ban, said, “This is hammering a nail with a sledgehammer. Things should be handled on a case-by-case basis.”

“Preserve the views,” said resident Jim Brennan, “but, more importantly, the privacy. We can’t have a program that allows two stories.”

“It’s simply not appropriate to build second stories, and ruin people’s views,” said resident Wilson Wong.

Hastings Ranch resident Diane Kirby spoke to the aesthetics of second-story constructions, saying that two-story construction creates a “cupcake effect” on single-story homes. “The houses look like wedding cakes,” she said.

“I think a nuclear option (banning second stories) is the only solution,” said resident Greg Jones. “The permitting process will not work.”

Finally, one resident spoke for many there, saying, “If you want to live in a mini-mansion, move to Arcadia.”

The discussion among Councilmembers moved quickly towards the staff recommendation of allowing permits, with Councilmember John Kennedy setting the stage, saying, “I would be against limiting a homeowner’s right to use their home in a economically viable way, and would be against a complete ban.” Kennedy compared the famed I.M. Pei pyramids outside the Louvre Museum in Pais to second-story construction in Hastings Ranch, making the point that while the pyramids do not necessarily harmonize “with the historic constructions nearby,” they have been accepted by that community.

Councilmember Andy Wilson questioned whether the Council, in fact, had the legal right to ban second-story construction.

Vice-Mayor Gene Masuda, who represents Hastings Ranch, cited and lamented a number of cases in which residents’ views were eliminated by next-door second-story construction.

Mayor Terry Tornek expanded on Masuda’s opinion, saying, “Spend any time in this neighborhood, and you will see that second stories have had a catastrophic effect on the neighborhood. Just walk the streets and you can see that they fail. Adding a second story is a fool’s errand.”

The city will now institute a discretionary review process for new two-story houses, second-story additions, and any additions visible from a ·street in Lower Hastings Ranch. New constructions “would require decision makers to make findings for approval, including a finding related to neighborhood context,” the recommendation stated.

Applicants will be required to submit a visual analysis of the proposed project, as well as story poles’ for two-story construction. The visual analysis, according to the staff report, must “demonstrate how the proposed project will. appear to observers viewing the site from the public right-of-way, three houses in either direction, and from other public areas near the site.”

The discretionary process will also include public notification of property owners within 500 feet of the project site, “providing residents with additional knowledge of projects in their neighborhood, opportunities to provide input, and the ability to attend a public hearing on the project.”