HomeMy WebLinkAbout2000-04-17 City Council (17)City of Palo Alto
Manager’s Repor
TO:HONORABLE CITY COUNCIL
FROM:CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:APRIL 17, 2000 CMR:209:00
SUBJECT:UPDATE ON REQUEST OF PAUL AVENUE PROPERTY
OWNERS FOR CONSIDERATION OF SINGLE STORY
OVERLAY ZONING IN A PORTION OF THE BARRON PARK
NEIGHBORHOOD
This is an information report and no Council action is required.
BACKGROUND
On September 13, 1999, the City of Palo Alto received a letter from the property owners of
Tract 413 and Tract 595 requesting the designation of a single story overlay zone for the 28
single family parcels on Paul Avenue (see map, Attachment A, and petition, Attachment B).
The letter was signed by 18 of the 28 property owners. On September 21, 1999, the City
Council reviewed the neighbors’ request and directed staff to report back on the neighbors’
support for a single story overlay. To this end, City staff mailed property owners a letter and
questionnaire (Attachment C) explaining the single story overlay and asking for written
confirmation of support or non-support of the proposed overlay. Also, City staff held a
neighborhood meeting on January 31, 2000 to answer residents’ questions about the overlay
and determine if there was "overwhelming support" for the overlay on Paul Avenue. The City
generally considers a minimum of 70 percent in order to constitute overwhelming support
for single story overlays.
DISCUSSION
Of the 28 property owners on Paul Avenue, 16 provided written responses to the City’s
questionnaire. Of the 16 respondents, five property owners were in support and eleven were
not in support. At the neighborhood meeting, nine residents attended, of whom seven were
property owners on Paul Avenue. The majority of Paul Avenue residents who attended the
meeting were not in support of the single story overlay. Those who expressed opposition to
the overlay felt that construction of a second story should be an individual owner’s decision
and that there should be a more flexible way to allow property owners to add on to their
CMR:209:00 Page 1 of 2
homes in a manner that respects the circumstances of neighboring properties. A minority of
the property owners in attendance supported the single story overlay as an effective
mechanism to preserve the character of existing single family neighborhoods. Staff shared
with the attendees information on the activities of the Future of Single Family
Neighborhoods Advisory Group. All those in attendance supported the efforts of the
Advisory Group to develop a solution to the issue that w6uld be more sensitive to the
character of existing single family neighborhoods.
Based on the neighborhood questionnaire and meeting, staff does not believe that there is
"overwhelming support" for a single story overlay on Paul Avenue at this time, and will take
no further action unless directed to do so by Council.
ATTACHMENTS
A.Location Map
B.Petition
C.Letter from Ray Hashimoto to Property Owners on Paul Avenue, dated January 10,
2000
PREPARED BY: Chandler Lee, Contract Planner
DEPARTMENT HEAD:
G. EDWARD GAWF~
Director of Planning and Community Environment
CITY MANAGER APPROVAL:~’EMIL5r HARRI~
Assistant City Manager
CC:Jim and Rosemary Jacobsen, 760 Paul Avenue, Palo Alto, CA 94306
Laura and Walt Carroll, 776 Paul Avenue, Palo Alto, CA 94306
Ron Yu, 710 Paul Avenue, Palo Alto, CA 94306
Frank O’Mahony, 730 Paul Avenue, Palo Alto, CA 94306
Karen Olson, 781 Paul Avenue, Palo Alto, CA 94306
Will Beckett, Barron Park Association, 3000 Hanover Street, MS 20BQ, PO Box 10301,
Palo Alto, CA 94303
CMR:209:00 Page 2 of 2
Attachment A
The City of
Palo Alto
Paul Avenue Properties
Requesting
Single-Story Height
Combining Overlay Zone
This map is a product
of the
City of Palo Alto GIS
@
200’
ONE STORY OVERLAY SIGNATURE FORM Attachment B
To: City of Palo Alto Zoning AdrrdnistTator/Plannin~ Commission/City Council
From: Homeowners’ in Tracts 413 and 595 or" Baron Park and adjacent properties, the neighborhood commonly known
as Paul Avenue
Subject: Request from property owners for application of the Single-Story Height Combining District (S) O~’d~:la’y Zone
to the presentR-1 Zoning
We request that the Zoning for our property be changed from R-I to R-1 (S)
We understand that the "Single-Stbry Heig.ht Combining District (S)"’zoning overlay limits the height hi" sm~ciures to 17 feet with one
habitable floor and increases the allowable lot coverage to 40% with a possible additional 5% tbr cbver~d patios and overhangs.
Otherwise the present R-1 zoning is not changed
It is also our understanding that the City oFPalo Alto will initiate this zone change without charge to us it" there is "overwhelming
support" for this overlay as shown by the signatures of" property owners. .
~ig~ature~ri’nt Nar~ of property owner (s)
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ONE STORY OVERLAY SIGNATURE FORM
To: City of Pale Alto Zoning Administrator/Planning Co~ru-nission/Clty Council
From: HomeOwners’ in Tracts 413 and 595 of Baron Park and adjacent properties, the ne!ghborhood commorfiy kn6wn
as Paul Avenue
Subject: Request from property owners for application of the Single-Story Height Combining Disl’ict (S) Overlay Zone
to the present R-1 Zoning
We request that the Zoning for our property be changed from R-I to R-1 (S)
We understand that the "Single-Story Height Combining District (S)?" zunlng o’,;erlay limits the height at strucmrus io 17 fee~ with one
habitable floor and increases the allowable lot coverage to 40% with a posslble additional 5% For covere’d patios and overhangs.
Otherwise the present R-1 zoning is not changed.
It is also our understanding that the City of Pale Alto will initiate this zone change without charge to us il"there is "overwhelming
support" for this overlay as shown by the signatures oFprop.erty owners.
2"tint Name of’property owner (s) Address
at’property owner’(i)
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January 10, 2000
City of Palo Alto
Department of Planning and
Community Environment
Planning Division
Dear:
Subject:
Property Owners
INFORMATION MEETING CONCERNING THE STATUS OF
ZONING IN THE PAUL AVENUE AREA OF THE BARRON PARK
NEIGHBORHOOD, PALO ALTO
I am writing this letter to provide you with an update on the status of the single.story
overlay zone in the Paul Avenue area, to inform you about a neighborhood meeting to
discuss the possibility of a single story overlay in your neighborhood and to ask whether
you support or oppose a single story overlay.
On September 13, 1999, the City of Palo Alto received a letter from the property owners
of Tract 413 and Tract 595 requesting the designation of a single story overlay zone for
the 28 single family parcels on Paul Avenue (see attached map). The letter was signed by
18 of the 28 property owners. On September 21, 1999, the City Council reviewed the
neighbors’ request and directed staff to report back on the neighbors support for a single
story overlay. To this end, Citystaff will hold a meeting to answer questions you may
have about the overlay (see page 3). The following information outlines the single story
overlay and what is required to place the overlay on your neighborhood.
What is a Single Story Overlay ?
The City of Palo Alto adopted a Single Story Overlay to help residents prevent second
story additions for houses in neighborhoods ofpredominately single story character. The
Single Story Height Combining District (S) modifies the development regulations of the
R-1 single family residential district by: a) limiting the height of structures to 17 feet and
one habitable floor and b) increasing the allowable lot coverage from 35 to 40 percent.
The Zoning Ordinance specifically allows application of this (S) Overlay Zone, where
appropriate, to preserve and maintain single family areas of predominately single-story
character. The only potential effect of these revisions is the addition of building square
footage allowed by the increase of 5 percent in lot coverage. In practice, however, lots
exceeding 7,500 square feet would be allowed the same floor area as permitted in the
standard R-1 zone. The following table illustrates the house size that would be allowed
with the (S) overlay compared with what is allowable under standard R-1 zoning.
250 Hamilton Avenue
RO. Box 10250
Palo Alto, CA 94303
650.329.2441
650.329.2154 fax
Attachment C
Comparison of Allowable House Size: R-1 Compared With R-I(S)
Lot Size
6,000 s.f.
6,500 s.f.
7,000 s.£
7,500 s.f.
greater than
7,500 s.f.
R-1 Zoning
Allowable House Size*
Second Floor Allowed
35% ground floor coverage
+ second floor =
2,550 square feet (s.f.)
35% ground floor coverage
+ second floor = 2,700 s.f.
35% ground floor coverage
+ second floor = 2,850 s.f.
35% ground floor coverage
+ second floor = 3,000 s.f.
R-1 zoning applies
R-1 Zoning
Allowable House
Size* If Single Story
Deed Restriction
Enforced
35% ground floor
coverage = 2,100
square feet (s.f.)
35% ground floor
coverage = 2,275
square feet (s.f.)
35% ground floor
coverage = 2,450
square feet (s.f.)
35% ground floor
coverage = 2,625
square feet (s.f.)
R-1 zoning applies
R-1 (S) Zoning
Allowable House
Size**
Single Story Only
40% ground floor
coverage = 2,400
square feet (s.f.)
40% ground floor
coverage = 2,600
square feet (s.£)
40% ground floor
coverage = 2,800
square feet (s.f.)
40% ground floor
coverage = 3,000
square feet (s.f.)
R-1 zoning applies
*45 percent of first 5,000 s.f. plus 30 percent of all square footage in excess of 5,000 s.f.
**40 percent of lot area
What is a single story deed restriction?
Most of the neighborhoods that have been rezoned to include a single story overlay also have
a restriction in the deed of trust that limits the height of each home to one story. The homes
on Paul Avenue do not appear to have such a deed restriction. The deed restriction is~an
agreement among property owners and, therefore, the City has no authority to enforce the
provisions of the deed restriction. Therefore, a two-story home currently can be built on any
lot in an area that is subject to a deed restriction provided that all other zoning requirements
are met. The only recourse available to a property owner opposed to construction of a two
story home where such a deed restriction applies is to file a lawsuit against his or her
neighbor.
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If rezoned to the Single Story Overlay, property owners are provided with several
opportunities unavailable to those without the overlay: 1) the City will enforce the single.
story overlay provision by denying building permits for any proposed two story home; 2)
neighbors understand that the single story limit is in place; and 3) neighbors need not resort
to lawsuits to enforce the single story provision.
Other Neighborhoods that have a Single Story Overlay
Since 1992, the City Council has approved single story overlays in seven neighborhoods in
Palo Alto. These areas are shown on the attached map and include: 1) The Walnut Grove
neighborhood (181 lots), 2) the Green Meadows neighborhood (185 lots), 3) Tract 795 of the
Charleston Meadows neighborhood (96 lots), 4) Tract 840 of the Charleston Meadows
neighborhood (61 lots), 5) Tract 709 of the Blossom Park Neighborhood (16 lots), 6) Tract
714 and portions of Tract 4738 in the Bah’on Park Neighborhood (20 lots), and 7) Tract 1722
in the Meadow Park neighborhood (75 lots).
What do you think about the single story overlay?
The City of Palo Alto invites you to attend a meeting to discuss the possibility of a single
story overlay being applied to Paul Avenue. I will be at the meeting to answer any questions
you may have about the single story overlay. In addition, Chandler Lee, Contract Planner,
will be present to discuss previous applications. The meeting is scheduled for Monday,
January 31, 2000, at 7:00 p.m. at the Cubberley Community Center, 4000 Middlefield
Road, Room D-4. If you have questions about this meeting please call me at (650) 329-
2561.
In addition, I have attached a coupon that the City will use to measure existing support for
a single story overlay for Paul Avenue. Please fill out the coupon and return it as soon as
possible to: Chandler Lee, Planning Department, PO Box 10250, Phlo Alto, CA 94303.
~erel ly,~
himoto, Acting Zoning Administrator
ATTACHMENTS:
Attachment A: Location Map of Paul Avenue Properties (1 page)
Attachment B: Request for City approval of a single story overlay zone (2 pages)
Attachment C: Map showing existing S overlay zoning districts (1 page)
3
Please return to: Chandler Lee, Planning Department, PO Box 10250, Palo Alto, CA 94303.
c2 I support a single story overlay for Paul Avenue..
c~I DO NOT support a single story overlay for Paul Avenue.
.(Print name and address of property owner)
S:lplan\pladiv\ray\sovrpaul.let
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