COUNTY OF SAN MATEO

Inter-Departmental Correspondence

ENVIRONMENTAL SERVICES AGENCY

DATE:

August 28, 2006

BOARD MEETING DATE:

September 12, 2006

SPECIAL NOTICE/HEARING:

10-day; 500 feet

VOTE REQUIRED:

Majority

TO:

Honorable Board of Supervisors

FROM:

Marcia Raines, Director of Environmental Services

SUBJECT:

EXECUTIVE SUMMARY: Consideration of a General Plan Map Amendment to change the land use designation of the subject parcel, from “Low Density Residential” to “Medium-Low Density Residential,” located at 720 Paradise Way in the unincorporated Emerald Lake Hills area of San Mateo County.

RECOMMENDATION

Certify the Negative Declaration and approve by resolution the General Plan Map Amendment, changing the subject parcel’s General Plan land use designation from “Low Density Residential” to “Medium-Low Density Residential.”

VISION ALIGNMENT

Commitment: Responsive, effective and collaborative government.

Goal: Government decisions are based on careful consideration of future impact, rather than temporary relief or immediate gain. The proposed General Plan Map amendment has undergone full environmental review and has been recommended for approval by the Planning Commission. The proposed General Plan Map amendment facilitates a more efficient use of the site and a potential increase in the regional supply of housing through urban infill.

BACKGROUND

Proposal: The applicant proposes a General Plan Map Amendment to change the land use designation of the 24,260 sq. ft. subject parcel from “Low Density Residential” (which allows 0.3 to 2.3 dwelling units per net acre) to “Medium-Low Density Residential” (which allows 2.4 to 6 dwelling units per acre), in order to accommodate future subdivision of the property. While the property is of adequate size and slope to accommodate a 2-lot subdivision in accordance with the Residential Hillside (RH) zoning district regulations, the property’s current land use designation, “Low Density Residential,” prohibits subdivision of the property, as the subdivision would result in a density of 3.6 dwelling units per acre. The current Residential Hillside (RH) zoning would be retained. No land division or development is proposed at this time.

Planning Commission Action: On June 28, 2006, based on information provided by staff and the testimony presented, the Planning Commission recommended that the Board of Supervisors certify the Negative Declaration and approve the General Plan Map Amendment, by adopting by resolution the attached amendment to the County General Plan Land Use Map and by making the required findings and adopting the condition of approval listed in Attachment A of the staff report.

DISCUSSION

The proposed General Plan Map amendment, as conditioned, has been found to be in compliance with applicable County General Plan policies, the Emerald Lake Hills Community Plan, and Residential Hillside (RH) Zoning Regulations. A representative of the Emerald Lake Hills Association has reviewed the proposal and stated that the Association has no objection. Staff has completed an Initial Study and published a Negative Declaration, determining that the proposed General Plan Map amendment may only result in impacts considered “not significant.”

FISCAL IMPACT

Should the Board of Supervisors approve the General Map Amendment, the applicant may pursue a 2-lot subdivision, which, upon approval, would result in the creation of a new parcel at the subject site. County property tax revenues may increase with tax being assessed on the newly created parcel.