COUNTY OF SAN MATEO

Inter-Departmental Correspondence

PLANNING AND BUILDING DEPARTMENT

DATE:

August 27, 2007

BOARD MEETING DATE:

September 11, 2007

SPECIAL NOTICE/HEARING:

10 days, within 300 ft.

VOTE REQUIRED:

Majority

TO:

Honorable Board of Supervisors

FROM:

Lisa Grote, Director of Community Development

SUBJECT:

EXECUTIVE SUMMARY: Consideration of a Coastal Development Permit (CDP) and Coastside Design Review Permit to construct a 3,159 sq. ft. addition to an existing 1,332 sq. ft. residence and detached accessory building on an 11,103 sq. ft. parcel, including the removal of one significant size cypress tree, located at 324 The Strand, in the unincorporated Moss Beach area of San Mateo County. This project is appealable to the California Coastal Commission. (Appeal from decision of the Planning Commission to approve the project.)

RECOMMENDATION

Deny the appeal and uphold the Planning Commission’s decision to approve the Coastal Development Permit and Coastside Design Review Permit.

VISION ALIGNMENT

Commitment: Number 9: The proposed project keeps the commitment of “Responsive, Effective, and Collaborative Government.”

Goal: Number 20: “Government decisions are based on careful consideration of future impact, rather than temporary relief or immediate gain.”

The Planning Commission, in reaching its decision on this project, considered the staff report and found that the proposed project allows the property owner to more fully utilize his property in a manner that does not significantly impact neighboring property. The Planning Commission determined that this project would have minimal impacts upon surrounding parcels and that such impacts could be mitigated through the conditions of approval, which have been carried over to this report.

BACKGROUND

Proposal: The applicant is proposing to construct a 3,159 sq. ft. addition to an existing 1,332 sq. ft. residence and detached accessory building. The project consists of a partial demolition of the northerly portion of the 1-story building and removal of the back (north) wall of the garage. A new, 2-story addition will be constructed on the north side of the house, perpendicular to the coastal bluff. The original submittal proposed a 2-story addition constructed at an angle (parallel with The Strand right-of-way). A 268 sq. ft. addition will be constructed onto the back of the garage. One significant size cypress tree is proposed for removal. The project does not involve any significant grading.

Planning Commission Action: On May 23, 2007, the Planning Commission voted 3-0 to deny the previous appeal and approve the project. In doing so, the Commission adopted the recommended findings and conditions of approval as presented by the Planning Department.

DISCUSSION

The Planning Commission has determined that the project, as conditioned, complies with the County’s Local Coastal Program and applicable zoning regulations. The Planning Commission and staff have reviewed the project and found that the visual impacts generated by this project will not be significant. The Planning Commission and staff do not believe there will be any measurable impact upon biotic or soil resources as a result of this project.

The appellant has asserted that the addition will eliminate their ocean views; that the addition is oversized for the neighborhood; and is inconsistent with the architectural design guidelines for Moss Beach. Staff has explained in the report that the County does not have a view protection ordinance. Moreover, California case law has established that a landowner has no right to an unobstructed view over adjoining property. Regarding the issue of size, the proposed addition will result in a floor area ratio of 40.2% of the parcel size, where 53% is allowed. The average floor area ratio for houses in the project area is 36.6%. Regarding the design of the addition, while unique, the Design Review Committee, the Zoning Hearing Officer, and the Planning Commission all determined that the proposed design complies with the County’s Design Review Standards.

FISCAL IMPACT

If the project is approved and constructed, additional property taxes will be assessed.