COUNTY OF SAN MATEO

Inter-Departmental Correspondence

PLANNING AND BUILDING DEPARTMENT

DATE:

August 27, 2007

BOARD MEETING DATE:

September 11, 2007

SPECIAL NOTICE/HEARING:

500-foot Radius

VOTE REQUIRED:

Majority

TO:

Honorable Board of Supervisors

FROM:

Lisa Grote, Director of Community Development

SUBJECT:

Consideration of a text amendment to the County Zoning Regulations, pursuant to Chapter 27 of the San Mateo County Zoning Regulations, creating two new zoning combining districts, “S-83” and “S-108”; and a map amendment rezoning two areas in the Los Trancos Woods district changing the area currently zoned R-1/S-8 to R-1/S-83 and the area currently zoned R-1/S-10 to R-1/S-108.

County File Number:

PLN 2007-00156

RECOMMENDATION

1.

Adopt by ordinance two new combining zoning districts, S-83 and S-108 (Los Trancos Woods) to the County Zoning Regulations establishing a maximum floor area limit of 3,200 sq. ft. plus an amount equal to 10 percent of the lot size in excess of 7,500 sq. ft., and the zoning development standards described in this report and in the attached ordinance (Attachment E).

2.

Adopt by ordinance a land use map amendment rezoning two areas in Los Trancos Woods, changing the entirety of those areas currently zoned R-1/S-8 and R-1/S-10 to R-1/S-83 and R-1/S-108, respectively, as described in this report and in the attached ordinance (Attachment F).

VISION ALIGNMENT

Commitment: Preserve and provide people access to our natural environment.

Goal: Number 14, which states that important natural resources are preserved and enhanced through environmental stewardship.

Response: The Los Trancos Woods area is semi-rural in character, and typified by heavy vegetation and heavily forested areas, with relatively small homes and significant amounts of open space. By limiting home sizes in the area, the proposed project would help maintain these natural resources.

BACKGROUND

Proposal: The proposed project includes two actions:

1.

Addition of two new zoning combining districts, S-83 and S-108, to the San Mateo County Zoning Regulations. The new S-83 district will be identical to the existing S-8 district, and the S-108 will be identical to the existing S-10 district, with the exception that each of the new districts will contain a maximum floor area limit. The details of each new zoning district are shown below. The proposed development standards for each new district are shown below:

S-83 Combing District

S-108 Combing District

Minimum Lot Width

50 ft.

75 ft.

Minimum Lot Area

7,500 sq. ft.

20,000 sq. ft.

Minimum Lot Area/Unit

7,500 sq. ft.

20,000 sq. ft.

Minimum Front Setback

20 ft.

20 ft.

Minimum Side Setback

5 ft.

10 ft.

Minimum Rear Setback

20 ft.

20 ft.

Maximum Stories

3

3

Maximum Height

36 ft.

36 ft.

Maximum Lot Coverage

40%

25%

Maximum Floor Area

3,200 sq. ft. plus 10% of lot size exceeding 7,500 sq. ft.

The new floor area limit sets a threshold maximum floor area of 3,200 sq. ft. for lots of 7,500 sq. ft. or less, with additional amounts allowed based on the size of the lot. The allowed additional amounts would be based on 10 percent of the lot size that is greater than 7,500 sq. ft.

The calculation of floor area square footage would include all living and storage space, including basements and garages, but would not include other structures such as unenclosed decks, balconies, porches, patios, or uninhabitable attics.

2.

Rezoning the areas in the Los Trancos Woods district currently zoned R-1/S-8 and R-1/S-10 to R-1/S-83 and R-1/S-108, respectively. Currently, one portion of Los Trancos Woods is zoned R-1/S-8, and one portion is zoned R-1/S-10, as shown in Attachment C. Each of these portions will be rezoned in its entirety.

Planning Commission Action: The Planning Commission considered the proposal at its August 8, 2007 public hearing. Commissioners discussed two aspects of the project: the fact that the proposed floor area restriction did not include any potential modifications based on potential site constraints, such as slope, although the impact of a given amount of floor area might vary depending on where on the site the structure could be located; and the fact that there was no difference between the floor area limitation in the proposed S-83 combing district and the proposed S-108 combing district, despite the fact that the minimum lot size and the maximum lot coverage in the two districts were different, potentially limiting home size on larger lots to a greater degree than small lots. However, Commissioners expressed that since the Los Trancos Woods Community had achieved significant consensus on the proposal in the form presented, these factors were not a hindrance to approval, and the Commission subsequently recommended approval of the project. Oral testimony at the hearing was provided by Lisa Grote, Community Development Director, and William Gibson, Project Planner. One public commenter spoke in favor of the project. There were no speakers in opposition. Public comment received outside of the Planning Commission hearing is discussed in the “Public Comment” section, below.

Report Prepared By: William Gibson, Project Planner, Telephone 650/363-1816

Applicant: Project Initiated by San Mateo County Planning and Building Department staff at the request of the Los Trancos Woods Homeowners Association.

Location: The areas proposed for rezoning comprise a portion of the Los Trancos Woods subdivision, located east of Skyline Boulevard, bounded to the north by the southern border of the Town of Portola Valley, and to the east by the San Mateo-Santa Clara County border. The portions of Los Trancos Woods proposed for rezoning are indicated in Attachments B and C.

Size and APNs: The two areas proposed for rezoning consist of the entire portion of Los Trancos Woods currently zoned R-1/S-8, and the entire portion currently zoned R-1/S-10. The two areas proposed for rezoning contain approximately 137 parcels.

Existing Zoning: R-1/S-8 and R-1/S-10

General Plan Designation: Low Density Residential

Sphere-of-Influence: Portola Valley

Existing Land Use: Residential

Water Supply: California Water Service Company

Sewage Disposal: Los Trancos Woods is currently on septic systems, but West Bay Sanitary District is currently extending sewer service to the area.

Flood Zone: Flood Zone C, area of minimal flooding, FEMA Community Panel 060311-0375B, dated July 5, 1984.

Environmental Evaluation: Adoption of these regulations is exempt from review under the California Environmental Quality Act under 14 California Code of Regulations Section 15061(b)(3) because there is no possibility that the regulations, which impose further restrictions on development of property, will have the potential for causing a significant effect on the environment, in that they are more protective of the environment than prior regulations. If the regulations are adopted, a notice of exemption will be prepared and posted with the San Mateo County Clerk.

Setting: The Los Trancos Woods subdivision was created in 1929. The area is characterized by steep slopes, relatively heavily forested areas, narrow roads, and, typically, modestly sized homes.

DISCUSSION

A.

BACKGROUND

In 2000, the Los Trancos Woods Community Association approached the Planning Department regarding the possibility of adding home size limits to the Zoning Regulations in the Los Trancos Woods area. Current Zoning Regulations in the two areas under consideration, the areas zoned R-1/S-8 and R-1/S-10, limit home sizes only through maximum lot coverage and maximum height; there is no maximum floor area or other maximum size restriction. To date, homes in the area have remained relatively small, primarily because the area is not served by modern sewage disposal, and the limitations of on-site septic systems limit the feasible maximum home size. In 2000, however, area residents became aware that the West Bay Sanitary District intended to extend sewer service to the area, potentially allowing larger homes to be built in the area. Residents expressed concern that the existing neighborhood character, typified by steep slopes, relatively dense forested areas, and relatively small homes, might be impacted by the larger homes that would be enabled by the modern sewer system.

The Planning Department engaged in a community outreach and visioning process over the course of several years, in collaboration with the Los Trancos Woods Community Association, in an attempt to gauge the level of community support for a new home size restriction in the area, and in an attempt to determine what type of limit was desired by and acceptable to the community. However, while a variety of options were explored through a series of community meetings, no consensus on support for the limit, or on an appropriate type of limit, was reached between 2001 and 2005. The process was delayed temporarily.

The Los Trancos Woods Community Association resumed meeting with the Planning Department in 2006 and expressed that the community had now achieved significant consensus around a single proposal for a maximum floor area limit. The Planning and Building Department again engaged in outreach to gauge the level of community support for the proposal, and determined that there was significant support for the floor area limit as proposed.

B.

KEY ISSUES

1.

Proposed S-83 and S-108 Combining Districts

The proposed new S-83 and S-108 combining districts, as described in the Proposal section, above, are intended to be consistent with the existing S-8 and S-10 combining districts currently in place in Los Trancos Woods. The only difference between the development standards of the new districts and the existing districts is the addition of a maximum floor area restriction. Existing and proposed development standards for each combining district are as follows:

Existing:

Proposed:

Existing:

Proposed:

S-8

S-83

S-10

S-108

Minimum Lot Width

50 ft.

50 ft.

75 ft.

75 ft.

Minimum Lot Area

7,500 sq. ft.

7,500 sq. ft.

20,000 sq. ft.

20,000 sq. ft.

Minimum Lot Area/Unit

7,500 sq. ft.

7,500 sq. ft.

20,000 sq. ft.

20,000 sq. ft.

Minimum Front Setback

20 ft.

20 ft.

20 ft.

20 ft.

Minimum Side Setback

5 ft.

5 ft.

10 ft.

10 ft.

Minimum Rear Setback

20 ft.

20 ft.

20 ft.

20 ft.

Maximum Stories

3

3

3

3

Maximum Height

36 ft.

36 ft.

36 ft.

36 ft.

Maximum Lot Coverage

40%

40%

25%

25%

Maximum Floor Area

None

3,200 sq. ft. plus 10% of lot size exceeding 7,500 sq. ft.

None

3,200 sq. ft. plus 10% of lot size exceeding 7,500 sq. ft.

The new floor area limit sets a threshold maximum floor area of 3,200 sq. ft. for lots of 7,500 sq. ft. or less, with additional amounts allowed based on the size of the lot. The additional amounts would be based on 10 percent of the amount of lot size that is greater than 7,500 sq. ft.

The calculation of floor area square footage would include all living and storage space, including basements and garages, but would not include other structures such as unenclosed decks, balconies, porches, patios, uninhabitable attics, or others. Examples of calculation of allowed floor area are shown below:

Lot Area
(sq. ft.)

Amount of Lot Area Exceeding 7,500 sq. ft.

Maximum Home Floor Area Including Garage

7,500 or less

0

3,200 sq. ft.

10,000

10,000 - 7,500 = 2,500

3,200 + 10% of 2,500 (250 sq. ft.) =

3,450 sq. ft.

12,500

12,500 - 7,500 = 5,000

3,200 + 10% of 5,000 (500 sq. ft.) =

3,700 sq. ft.

15,000

15,000 - 7,500 = 7,500

3,200 + 10% of 7,500 (750 sq. ft.) =

3,950 sq. ft.

21,780 (half acre)

21,780 - 7,500 = 14,280

3,200 + 10% of 14,280 (1,428 sq. ft.) =

4,628 sq. ft.

2.

Rezoning Two Areas in Los Trancos Woods from R-1/S-8 and R-1/S-10 to R-1/S-83 and R 1/S-108

Under this proposal, those portions of Los Trancos Woods currently zoned R-1/S-8 and R-1/S-10 would be rezoned to R-1/S-83 and R-1/S-108, respectively. This rezoning would apply the new maximum floor area limit included in each of the new zoning districts to the rezoned areas, while retaining all other existing zoning standards.

3.

Conformance with the General Plan

The proposed amendments conform to the following General Plan goals and policies:

8.14 (Land Use Compatibility) emphasizes protection and enhancement of the character of existing single-family areas. By helping maintain existing home sizes, the proposed new zoning districts help achieve this goal.

8.38 (Height, Bulk, and Setbacks) emphasizes regulation of building size to ensure that the size and scale of development is compatible with parcel size, provide sufficient light and air in and around structures, and ensure that development of permitted densities is feasible. By establishing maximum total floor area limits, the new zoning districts in the Los Trancos Woods area helps achieve these goals.

Overall, the rezoning and text amendment guide the future growth of the subject area of the County in a desirable manner, help maintain the existing character of the community, and will not be detrimental to the character, social and economic stability of the subject area and its environs. The rezoning and text amendment are consistent with the goals and policies of the General Plan.

C.

ENVIRONMENTAL REVIEW

Adoption of these regulations is exempt from review under the California Environmental Quality Act under 14 California Code of Regulations Section 15061(b)(3) because there is no possibility that the regulations, which impose further restrictions on development of property, will have the potential for causing a significant effect on the environment, in that they are more protective of the environment than prior regulations. If the regulations are approved, a notice of exemption will be prepared and posted for review through the San Mateo County Clerk.

D.

PUBLIC COMMENT

Planning Department staff conducted a community outreach meeting with the Los Trancos Woods Community Association on June 4, 2007. Notices of the meeting were sent to all Los Trancos Woods property owners listed in the County Assessor’s database. Approximately 20 members of the public attended the meeting.

At the meeting, staff discussed the proposed rezoning and took public comments on the proposal. Members of the public requested some clarification on the proposal, and there was extensive discussion. The overwhelming majority of public reaction was in support of the proposal, indicated by the tenor of comments and confirmed by a count of a show of hands in support. Only two members of the public opposed the proposal: one member supported more stringent house size regulations, and one member supported less stringent regulations. The meeting confirmed that there is apparent consensus both on new house size regulations, and on the use of floor area limits as an appropriate mechanism to limit house sizes.

Between the June 4, 2007 community meeting and the Planning Commission public hearing of August 8, 2007, the Planning Department received one letter in support of the project, and one phone call in opposition.

Notices of the Planning Commission public hearing on August 8, 2007 were sent to all owners of property in Los Trancos Woods, and a notice was published in the San Mateo County Times. At the Planning Commission public hearing on August 8, 2007, one member of the public spoke in support of the project. There were no speakers in opposition.

E.

REVIEWING AGENCIES/OTHER REVIEWING ORGANIZATIONS

San Mateo County Counsel

West Bay Sanitary District

San Mateo County LAFCo

Town of Portola Valley

FISCAL IMPACT

The proposed project would have no direct fiscal impact on the County. It is possible that the proposed changes would alter the size and/or frequency of home demolition and construction in the area, potentially impacting future property tax revenues.

ATTACHMENTS

A.

Recommended Findings

B.

Los Trancos Woods Area Map

C.

Map of Current Los Trancos Zoning

D.

Map of Proposed Los Trancos Zoning

E.

Ordinance Establishing S-83 and S-108 Combining Districts

F.

Ordinance Rezoning Areas in Los Trancos Woods to R-1/S-83 and R-1/S-108 Zoning

Attachment A

COUNTY OF SAN MATEO

PLANNING AND BUILDING DEPARTMENT

RECOMMENDED FINDINGS

Permit File Number: PLN 2007-00156

Board Meeting Date: September 11, 2007

Prepared By: William Gibson, Project Planner

For Adoption By: Board of Supervisors

RECOMMENDED FINDINGS

Regarding the Zoning Text Amendment Creating the S-83 and S-108 Combining Districts:

1.

Add, by the ordinance attached as Attachment E, two new combining zoning districts, S-83 and S-108 (Los Trancos Woods) to the County Zoning Regulations establishing a maximum floor area limit of 3,200 sq. ft. plus an amount equal to 10 percent of the lot size in excess of 7,500 sq. ft., and the additional zoning development standards described in the attached staff report and ordinance.

Regarding the Rezoning Map Amendment:

2.

Rezone, by the ordinance attached as Attachment F, two areas in Los Trancos Woods, changing the entirety of those areas currently zoned R-1/S-8 and R-1/S-10 to R-1/S-83 and R-1/S-108, respectively, as described in this report and attached ordinance and shown in the map in Attachment B.