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HomeMy WebLinkAbout1998-09-22 City Council (14)City City of Palo Alto Manager’s Report TO: FROM: HONORABLE CITY COUNCIL CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT 3 DATE:SEPTEMBER 22, 1998 CMR:369:98 SUBJECT:REQUEST OF PROPERTY OWNERS OF TRACT 714 AND PORTIONS OF TRACT 4738 FOR coNSIDERATION OF SINGLE STORY OVERLAY ZONING IN A PORTION OF THE BARRON PARK NEIGHBORHOOD REPORT IN BRIEF Most of the property owners of Tract 1722 and portions of Tract 1977 have requested City approval of a single story overlay zone in their portion of the Meadow Park neighborhood. The City adopted a single story overlay zone (S) as part of the Zoning Ordinance in 1992 and has since applied the overlay to five areas in the Walnut Grove, Green Meadows, and Charleston Meadows neighborhoods. A request from homeowners in Meadow Park is currently being reviewed by the City. In the previous six requests from neighbors, the City Council has initiated the zone change process for subsequent review by the Planning Commission and City Council. This request from Meadow Park generally meets the four criteria established by the City for applying the overlay zone to single family neighborhoods. Survey results reported in the letter indicate a strong neighborhood support (16 of 20 parcels, or 80 percent) for the applicationofthe single family overlay zone. The proposed boundaries are logical and define an identifiable, although small, neighborhood. The homes within the proposed boundary are similar in age (1950s), design (mostly Eichler) and character (18 of 20 homes are currently single story). The lots within the neighborhood are generally moderate in size (45 percent arebetween 6,000 and 8,000 square feet). CMR:369:98 Page 1 of 5 RECOMMENDATION ’ Staff recommends that the City Council initiate and refer to the Planning Commission consideration of a single story overlay zone for the R-1 single family area shown on the attached map (Attachment A). BACKGROUND On July 13, 1992, the City Council adopted a single story overlay zone (S) as part of the Zoning Ordinance and applied the overlay to the Walnut Grove neighborhood (181 lots). On April 26, 1993, the overlay was applied to the Green Meadows neighborhood (185 lots). On January 21, 1997, the overlay was applied to Tract 795 of the Charleston Meadows neighborhood (96 lots). On September 15, 1997, the overlay was applied to Tract 840 of the Charleston Meadows neighborhood (61 lots). On November 17, 1997, the overlay was applied to Tract 709 of the Blossom Park neighborhood (16 lots). A request from homeowners in Meadow Park (106 lots) is currently being reviewed by the City. The attached letter from the property ownersof Tracts 714 and portions of Tract 4738 (Attachment B) requests application of the single story overlay zone to the 20 single family parcels contained in the two tracts. Survey results reported in the letter indicate strong neighborhood support (80 percent) for the application of the single family overlay zone. SUMMARY OF SIGNIFICANT ISSUES The Single Story Height Combining District (S) Overlay Zone Guidelines, adopted by the City Council on December 14, 1992 (Attachment C), establish criteria to guide City staff and decision makers in the consideration of zone change requests for application of the Single Story Height Combining District (S). The Guidelines specifically state that "for neighborhoods that contain and have been developed consistent with a single story deed restriction, these guidelines are to be treated with a greater degree of flexibility (than neighborhoods without the restriction)." None of the 20 homes involved in this application has a single story deed restriction. The 16 homes in Tract 714 were all built by Eichler in the 1950s while the 4 homes’ in Tract 4738 were not built by Eichler but are ranch style homes of a similar age and character. The subject application is evaluated using the following criteria: Level and Format of Owner Support: An application for an (S) overlay zone map amendment should meet with "overwhelming" support by owners of the affected property. The application is accompanied by signed requests from 16 of the 20 properties (80 percent) within Tracts 714 and 4738. Because none of the homes within the neighborhood have been developed consistent with a single story deed restriction, the S Overlay Guidelines stipulate that this criterion should be met with overwhelming CMR:369:98 Page 2 of 5 support. The 80 percent rate of support can be considered overwhelming and the. first criterion has been satisfied. Appropriate Boundaries: An application for an S overlay zone map amendment should be accompanied by a map indicating the address and location of those owners who are co-applicants for the zoning request. Boundaries should define an identifiable neighborhood. The application is accompanied by a map showing addresses and locations of the co- applicants. The map indicates an identifiable neighborhood in an "L" shape that is easily defined by existing street patterns. Therefore, the second criterion has been satisfied. It should be noted that the current application includes fewer homes than five of the six previous proposals. The difference between the current application (20 lots) and the smallest (16 lots) of the previous approvals is that the subject boundaries are isolated from other single story overlay districts whereas Tract 709 is contiguous to other single story districts. Standing alone, the subject area would represent by far the smallest single story overlay district in the City. Prevailing Single Story_ Character: An area proposed for an S overlay zone map amendment should be of a prevailing single story character where the vast majority of existing single homes are single story. It is desirable that homes be similar in age, design, and character. Of the 20 properties included in this application, 18 are currently single story. None of the 20 homes have a single story deed restriction. The 16 homes in Tract 714 were all built by Eichler in the 1950s while the four homes in Tract 4738 were not built by Eichler but are ranch style homes of a similar age and character. Therefore, the third criterion has been satisfied. o Moderate Lot Sizes: An area proposed for an S overlay zone map amendment should be characterized by moderate lot sizes (7,000 to 8,000 square feet) with a generally consistent lotting pattern. Of the 20 lots, five are between 6,000 and 7,000 square feet and four are between 7,000 and 8,000 square feet. Of the remaining lots, five are between 8,000 and 9,000 square feet and six are larger than 10,000 square feet. Although this neighborhood is not subject to a deed restriction, staff believes that it is reasonable to consider the 6,000 to 7,000 square foot lots as moderate in this case because 1) all three other criteria can be met, 2) the 6,000 to 7,000 square foot criterion poses a very narrow definition of lot size in a neighborhood with a wide range of lot sizes such as this, and CMR:369:98 Page 3 of 5 3) the character of neighborhoods featuring lots smaller than 7,000 square feet could, arguably, be more adversely impacted by a series of second story additions than by the physical constraints posed by the single story overlay (e.g., a 6,000 square foot lot with a single story overlay would be allowed only 150 square foot less in floor area than a lot without the single story limit). The neighborhood has a consistent lotting pattern that is defined by two cul-de-sacs. Therefore, the fourth criterion can been considered to be satisfied. The subject application generally meets all four of the criteria established by the Single Story Height Combining District (S) Overlay Zone Guidelines. City initiation of the zone Change process is recommended because the Tract 714 and 4738 neighborhood cannot apply for the zone change without written authorization from each property owner. With some property owners expressing opposition to the zone change and others not responding to the neighborhood survey, it would not be realistic to expect the . neighborhood to obtain the necessary authorizations and file the zone change request for all 20 parcels. City initiation of the zone change means that no fees would be charged. RESOURCE IMPACT City initiation of the zone change would result in no City fees being charged. POLICY IMPLICATIONS ’ The project is consistent with the Palo Alto Comprehensive Plan and Zoning Ordinance. ALTERNATIVES The alternatives available to the City Council include: 1) 2) Expand or contract the boundaries of the proposed overlay district; or ¯Deny the request to initiate consideration of a single story overlay zone for the Tract 714 and 4738 neighborhood. TIMELINE If the Council elects to initiate this zoning application, staff recommends that the application be reviewed by the Planning Commission at a public hearing on October 14, 1998. Following Planning Commission review, the application will return to the City Council for a public hearing tentatively scheduled for November 16, 1998. ENVIRONMENTAL REVIEW Should the City Council initiate review of this application, an environmental assessment will be conducted and will accompany the staff report to the Planning Commission. CMR:369:98 Page 4 of 5 ATTACHMENTS No D. E. F. G. Location Map July 15, 1998 request from the property owners of Tracts 714 and 4738 for City approval of a single story overlay zone Single Story Height Combining District (S) Overlay Zone Guidelines Letter from Harold McGee and Sharon Long (May 28, 1998) supporting the request Letter from Peter Neal (June 28, 1998) opposing the request Map of supporters in the area Map of two story homes in the area PREPARED BY: Chandler Lee, Contract Planner DEPARTMENT HEAD: ANNE CRONIN MOORE Interim . ity CITY MANAGER APPROVAL: ~,.~y Manager Environment CC:Knud Knudson, 835 La Jennifer Way, Palo Alto, CA 94306 Alison Collin, 828 La Jennifer Way, Palo Alto, CA 94306 Will Beckett, Barton Park Association, 3000 Hanover Street, MS 20BQ, PO Box 10301, Palo Alto, CA 94303 CMR:369:98 Page 5 of 5 A July 15,1998 TO: :: RECE!V-~, Attachment B /Dep~ment if P~aani~ r2~’ __City of Palo Alto Zoning Administrato~0~ni~~.~un to City Council/Planning Co~ision/City Council FROM:Property Owners of Tract 714 and of part of Tract 4738 SUBJECT:Request from Coapplicants of Tract 714 and of part of Tract 4738 for Application of the Single-Story Height Combining District (S) to the Present R-I Zoning of our Properties We request that the zone for Tract 714 and part of Tract 4738 be changed from R-1 to R-1 (S) We are attaching the following documents in support of this application: A copy of the Single-Story Height Combining District (S) Overlay Zone Guidelines is part of the first Request, Information and Signature Form packet mentioned in item 2. A copy of the three Request, Information, Update and Signature Form packets which were distributed to all property owners in Tract 714 and surrounding area. Distribution was followed by in-person and telephone surveys. We have surveyed the area bounded by E1 Centro, the west side of Timlott, San Jude, Laguna and Barron. Thus a serious effort was made to create a larger area of "overwhelming" support. 2a.A map showing the area where we have contacted property owners. The owners of the properties that are cross hatched have shown their support for this initiative by signing the signature form. 3a. 3b. 3C. To meet the first overlay request for "Level and Format of Owner Support": Signed requests for the single-story overlay zone from the owners of 16 of the 20 properties in area for which we are seeking the overlay. A written list of all property owners in this area. A map showing the area for which we are seeking the Single-Story Zoning Overlay. 4a. Q Again the owners of the properties that are cross hatched have shown.their support for this initiative by signing the~signature form. Thus 16 out of 20 or 80% of property owners support the initiative. We feel that this easily represents "overwhelming" support for the Single-Story Overlay Zone. To meet, the" second overlay guideline request for appropriate boundaries" and the third guideline request for ~’Prevailing Sing!e-Story Character":~ The map, item 3c, of the area for which we are seeking the Single-Story Zoning Overlay shows that the area contains all of Tract 714. We have included four properties on Timlott. Two of those share backyard fences with Tract 714 and the other two complete a contiguous area to Timlott Court and Timlott Lane. We feel that streets even more than tract boundaries define a neighborhood° There are only two two-story houses in the area for which we are seeking the Single-Story Zoning Overlay: 3800 E1 Centro Ave. and 821 La Jennifer Way. To meet the overlay guideline request for "Moderate Lot Sizes": Five lots are between 6000 and 7000 square feet Four lots are between 7000 and 8000 square feet Five lots are between 8000 and 9000 square feet Four lots are between i0000 and II000 square feet Two lots are between 12000 and 13500 square feet Please contact us if you need further information. Also we would appreciate your letting us know the next step in this process° Sincerely, Knud Knudsen, 835 La Jennifer, CA94306 Alison Collin, 828 La Jennifer, CA94306 858-0948 856-3891 Item 2a Area where we have contacted property owners: Owners of the properties that are cross hatched have shown their support for the single-story overlay by signing the signature form. Existing two story houses are marked with a "2". LA CALLE :;, ; 0 PAUL AVE.TR. Nz 714 "~.C/L ~-’F R .-N=- 4738 -5"-’-" ---r---’-- ~"-AV E." .... Item 3b PROPERTY OWNERS OF TRACT 714 AND PART OF TRACT 4738 Address 813 La Jennifer 819 La Jennifer Mailing adrs: 118 Manor Ave 821 La Jennifer 821 La Jennifer 835 La Jennifer 841 La Jennifer 838 La Jennifer 834 La Jennifer 828 La Jennifer 820 La Jennifer 814 La Jennifer 808 La Jennifer 3780 E1 Centro 3790 E1 Centro 3800 E1 Centro 3806 E1 Centro 3858 Timlott 3860 Timlott 840 Timlott 848 San Jude Name Richard & Diane Hill Tom & Mary Hamilton Santa Cruz, CA 95060 Hank & Alice Chezar Joe & Ann Fletcher Knud Knudsen Price Living Trust Harold McGhee & Sharon Long Sue Hamister Henry & Alison Collin Thomas & Jane Marshburn Daniel Levitin Boafdman & Cathy Rising Bruce Jaffe & Zhenhua Wang Fiona St. John Paul Morrell MurrayEinarson & al. Ken Powell & Rona Foster Scott & Vickie Perry Loyce Stanley Hannes & Karin Ruescher Lot size sq. Ft 7350 8575 8575 7350 10500 10500 10500 10500 7350 8575 8575 7350 6346 6260 6260 6346 12100 8600 6800 13500 Signed Petition yes yes yes yes yes yes yes yes yes yes yes no no yes no no yes yes yes yes Item 3c Area for which we are seeking the single story zoning overlay: Owners of the properties that are cross hatched have shown their support for the single-story overlay by signing the signature form. TR. N°- 714 o 3780 ~5790 76 9_4 ! ~MI._OTT. CT. 95 Attachment C Sin~!e-Storv Height Combinin~ Distric: (S~ Overlav Zone Guidelines The follow~Dg guidel~.nes are intended to guide City staffand decisionmakers In the consideration of zone Change requests for . application of the Single-Sto~ Height Combining District (S) overlay zone. For neighborhoods in which there are no single-story deed restrictions, or where such restrictions exist yet have not been strictly adhered to, applications are to be evaluated through more rigorous use of these guidelines. However, for those neighborhoods that contain and have been developed consistent with a single-story deed restriction, these guidelines are to be treated wi~h a greater degree of~flexibi!ity. i.Level and Format of Owner Suooort An application for an (S) overlay zone map amendment should meet with "overwhelming" support by owners, of affected properties. These owners must demonstrate., by providing documentation that includes a written list of signatures, an understanding that they are co- applicants in a .zone map amendment request. Aoorooriate Boundaries An application for an (S) overlay zone map amendment should be accompanied by a map indicating the-address location of those owners who are co-applicants for the rezoning request. Boundaries which may correspond with certain natural or man-made features (i.e. roadways, waterways, tract boundaries, etc.) should .define an identifiable neighborhood or development. These boundaries will be recommended to the Planning Commission and City Council by the City’s Zoning Administrator. 3.Prevailin~ Sinqle-Stor~ Character An area proposed for an (S) overlay zone map.amendment should be.of a prevailing single-story character where the vast majority of existing homes are single-story, thus limiting the number of structures rendered .noncomplying by the (S) overlay. Neighborhoods currently subjec= to sihgle-story deed restrictions should be currently developed in a manner consistent with those deed ,restrictions. Furthermore, it is desirab!e ~that homes be similar in age, ~design and 1/12/93 Page i cha: ~er, ensuring that residen~of an area proposed for ,rezoning possess like desires for neighborhood preservation and face. common home remodeling co~sSraints. Moderate Lo~ Sizes .In order to maintain equitable proper~z development rights ’within an (S) overlay area compared to other sites within the R-I zone district, an area proposed for an (S) overlay zone map amendmen£ should be .characterized by moderate lot sizes with a generally consistent lotting~pattern. A moderate lot size is tobe defined’ as 7,000-8,000 square feet. % 1/12/93 Page 2 Attachment D May 28, 1998 Planning Department City of Palo Alto 250 Hamilton Street Palo Alto CA 94301 To the Planning Department: We are home owners in Palo Alto, and our house is located at 838 La Jennifer Way, in the Barron Park area. We are presently on a six-month work assignment overseas, which is why this letter is being sent to you from afar. We wish to join our neighbors on La Jennifer Way to express concern about possible plans to construct a two story house on the property located at 808 La Jennifer ...... All of the houses on this small cul-de-sac were built by Joseph Eichler around 1951. The self- effacing ranch-style homes, now largely hidden by trees and shrubs, have come to form a distinctive neighborhood in which vegetation and homes intermingle and no house looms over all others. The placement of a large two story structure on a prominent comer in the middle of this neighborhood would be entirely at odds with its character and scale. A nearby example of such a disparity is the house at the southwest comer of Barron and E1 Centro. Several years ago, our growing family faced the need for a larger house. Not wanting to expand in a way that would alter the the neighborhood character that first attracted us to La Jennifer Way sixteen years ago, we made a determined effort to maintain the one-story Eichler style in our remodeled house. With the support of our neighbors and the guidance of the Planning Department, which granted permission for exceptions on two set-backs, we and our architect were able to add three new rooms and greatly expand two others, while retaining abundant front and back yard space on our odd shaped lot. Our experience demonstrates that it is possible to build a large house in our neighborhood in a style that harmonizes with the neighborhood. We ask that that the Planning Commission take w.hatever steps it can to assure that new construction on La Jennifer Way enhance the neighborhood’s character, and not damage it. Thank you for considering our views, ¯ Harold J. McGee and Sharon R. Lon~, ’ 838 La Jennifer Way - Palo Alto CA 94306 Attachment E Dear Palo Alto Zoning Administrator: June 28, 1998 JUL ~.~.!_ 1998 O#.mmunity Environ=r, .. I was recently approached by neighbors from La Jennifer Way, requesting my support in petitioning a change of zoning in our neighborhood. They wish to request a Single-Story Height Overlay for their street and adjoining neighbors. I want to go on record that I am adamantly opposed to any rezoning of my property at 3880 E1 Centro. Further, I assume that if the city considered any such action, public hearings would be held. And legal recourse would be an option for any affected homeowners. I can understand why the residents of La Jennifer Way may want to preserve the nature of their street. It is a homogeneous street of similar houses. Other houses in this neighborhood are extremely eclectic, and truthfully many of the older ones might benefit by being replaced by modem two-story homes. Sincerely, Peter Neal 3880 E1 Centro Palo Alto, CA 94306 Attachment F PF PF Project: Tract 714 & 4738 Tract 7~4 47~8 proposed area Supporters outside Scale: 1" =File #: 98-ZC-8; 98-EIA-19 North ~nt G PF Project: Tract 714 & 4738 Legend Tract 714 & 4738 Two-story homes Graphic Attachment to Staff Report Date: 9-22-98 File #: 98-ZC-8; 98-E]A-19 Scale: 1" = 400’