Maximum Permitted House Size | |||
Existing |
Proposed | ||
1,440 sq. ft. |
954 sq. ft. |
The table included as Attachment D shows the implication of the Planning Commission’s recommendation for development on parcels of various sizes in the three Midcoast R-1 zoning districts. | ||||
7. |
Development Controls in Midcoast RM-CZ and PAD Districts | |||
The Midcoast includes properties that are zoned RM-CZ (Resource Management) or PAD (Planned Agricultural), and intended for very low density development. Subdivision potential is limited to one unit per 40-160 acres. The permitted land uses include those typically found in the rural area. Height is limited to 36 feet. Staff concluded that the existing regulations effectively protect Midcoast visual and natural resources. However, changes to permitted uses and house size could improve community compatibility. | ||||
The Planning Commission recommends: | ||||
a. |
Amend the PAD and RM-CZ district regulations for the project area to: | |||
(1) |
Delete timber harvesting, surface mining, oil and gas exploration and solid waste facilities as permitted uses. Permit selective tree removal or thinning for resource management purposes. | |||
(2) |
Reduce the height limit for single-family residences to 28 feet. | |||
(3) |
Limit the floor area of single-family residences to that required by the R-1/S-17 zoning district. | |||
b. |
Rezone the PAD and RM-CZ zoned properties in the project area to the Design Review (DR) overlay district. Require Design Review Committee review for residential development. | |||
8. |
Rural Residential Designation | |||
The rural residential area is a 233-acre region adjoining Montara that is largely subdivided into small lots. This area, located on the rural side of the urban-rural boundary, is designated Very Low Density Residential (one dwelling unit per 5 acres) and zoned RM-CZ. The LCP defines the rural residential area as including sites that are served by utility lines. Although this area is within the Montara Water and Sanitary District service area, portions lack public water supply, and the entire area lacks sewer lines. | ||||
The Planning Commission recommends redesignating the two areas north and east of Montara that not currently served by water distribution lines from Rural Residential to Rural. | ||||
The area proposed for redesignation is shown in Attachment E. The implication of the Planning Commission’s recommendation is that LCP policy would preclude future extension of utility distribution lines into these areas. | ||||
9. |
Merger of Rural Midcoast Parcels | |||
The planned density for the rural residential area is one dwelling unit per five acres. For other Midcoast rural areas, the planned density is lower. Much of the rural residential area is comprised of small subdivided lots, typically less than 5,000 sq. ft. Among the prerequisites for merger are that an applicable lot or parcel is less than 5,000 sq. ft. in area or does not meet current standards for water supply or sewage disposal. | ||||
The Planning Commission recommends: | ||||
a. |
To the extent allowed by law, comprehensively merge applicable lots/parcels in the project area designated Rural Residential or Open Space, with the goal of aggregating parcels up to at least five acres. | |||
b. |
Sequence the merger to first merge lots/parcels occurring on undeveloped property, including vacant land or developed land where at least one lot is vacant. Concurrently, merge lots/parcels on developed property when an application has been submitted to enlarge or to demolish a structure on the site. Thereafter, merge lots/parcels on developed property when sufficient resources are available. | |||
10. |
Grandfathering Provision | |||
When approving planning amendments, your Board typically adopts a “grandfathering” provision, which specifies that development proposals being reviewed by the County are exempt from the amendments. The proposal includes a provision that would exempt development for which a permit application has been submitted to the County Planning and Building Division, and the associated fee has been paid. | ||||
ENVIRONMENTAL REVIEW | ||||
The proposed LCP amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to State Public Resources Code Sections 21080.5 and 21080.9, and State CEQA Guidelines Sections 15250, 15251(f), and 15265. Collectively, these provisions: (1) deem the Coastal Commission LCP certification process as ”functionally equivalent” to the CEQA process, and (2) exempt the preparation and approval of LCP amendments from the requirements for preparation of an initial study. | ||||
REVIEWING AGENCIES | ||||
County Counsel | ||||
FISCAL IMPACTS | ||||
Merging applicable rural lots/parcels may require additional staff resources for a limited time. Otherwise, there would be no additional cost to the County to implement the proposals discussed in this report. | ||||
ATTACHMENTS | ||||
A. |
Map of Midcoast LCP Update Project Area | |||
B. |
Map of Midcoast C-1, CCR, COSC, and W Zoned Areas | |||
C. |
Map of AO Zoned Area | |||
D |
Table Showing Implication of Nonconforming Parcel Development Controls | |||
E. |
Map of Area Proposed to be Residential from Rural Residential to Rural | |||
F. |
LCP Policy and Zoning Amendments Recommended by the Planning Commission |
GDB:kcd - GDBP0219_WKU.DOC