COUNTY OF SAN MATEO

Inter-Departmental Correspondence

ENVIRONMENTAL SERVICES AGENCY

DATE:

January 27, 2005

BOARD MEETING DATE:

February 8, 2005

SPECIAL NOTICE/HEARING:

10 days within 500 ft.

VOTE REQUIRED:

Majority

TO:

Honorable Board of Supervisors

FROM:

Marcia Raines, Director of Environmental Services

SUBJECT:

EXECUTIVE SUMMARY: Consideration of (1) a Zoning Text and Map Amendment to rezone the subject parcel from R-2/S-50 (Two-Family Residential) to PUD (Planned Unit Development); (2) a Minor Subdivision; (3) a Street Name Assignment; and (4) certification of a Mitigated Negative Declaration to subdivide an 11,675 sq. ft. parcel into three parcels, at 81 Amherst Avenue, in the unincorporated North Fair Oaks area of San Mateo County.

RECOMMENDATION

1.

Approve the proposed Zoning Text and Map Amendment, Tentative Map, Street Name Assignment and Mitigated Negative Declaration, County File Number PLN 2003-00294, by adopting the required findings and conditions of approval as contained in Attachment A.

2.

Adopt the ordinance to change the subject parcel’s Zoning Map designation from R-2/S-50 (Two-Family Residential/5,000 sq. ft. Minimum Parcel Size) to “PUD-130” (Planned Unit Development-130).

3.

Adopt the ordinance to enact, applicable only to the subject parcel, the “PUD-130” (Planned Unit Development-130) Regulations.

VISION ALIGNMENT

Commitment: Redesign our urban environment to increase vitality, expand variety and reduce congestion.

Goal: (11) Government decisions are based on careful consideration of future impact, rather than temporary relief or immediate gain.

The Planning Commission, in making its decision, found that the proposed project is a desirable guide for future growth of this area of the County and utilizes the subject parcel in a manner that could increase the vitality of the neighborhood and increases the number of housing units in the County without negatively impacting adjacent properties. By approving the proposed Zoning Text and Map Amendments, the Board would be reinforcing this goal.

BACKGROUND

The applicant is proposing to rezone the project parcel from R-2/S-50 (Two-Family Residential/5,000 sq. ft. minimum parcel size) to PUD (Planned Unit Development) in order to subdivide the parcel into lots that are smaller than 5,000 sq. ft. If approved, the proposed PUD rezoning will allow for the construction of three units on this parcel instead of the two that would be allowed under its current zoning. The proposed PUD zoning will also allow for reduced setbacks on each new parcel. These reduced setbacks are between the proposed structures. Setbacks to external property lines will conform to the S-50 standards. Because of the reduced setbacks between the new structures, the PUD will also need to authorize the establishment of daylight planes on only certain setback lines. The proposed PUD zoning will also allow for greater floor area to be constructed on Parcel 3 than would normally be allowed under the existing zoning. However, the Floor Area Ratio (FAR) for the entire project will not exceed the 45% of parcel size as allowed under the current zoning.

On December 8, 2004, the Planning Commission voted 5-0 to approve the project. In doing so, the Commission adopted the recommended findings and conditions of approval as presented by the Planning Division, with some minor modifications.

DISCUSSION

The Planning Commission has determined that the project, as conditioned, complies with the General Plan’s land use density designation and urban design concepts. The project will maintain the S-50 zoning district’s requirements for setbacks and daylight planes with regards to adjacent parcels and residences. Within the boundaries of the project, the proposed PUD zoning will allow for setbacks and daylight planes that are less than what the current zoning allows. The proposed PUD zoning will also allow for only one covered parking space per residence, where two covered spaces is the standard. However, five additional uncovered on-site parking spaces will be provided for residents and guests. Therefore, the Planning Commission believes the project complies with all PUD, Subdivision, and Street Naming Requirements and recommends adoption of all applicable findings. Finally, the applicant has redesigned their project to address the concerns of the North Fair Oaks Community Council.

FISCAL IMPACT

Not applicable.