Planning & Community Development Department Zoning Code Amendment: Neighborhood District Overlay Zone City Council April 25, 2016

Planning & Community Development Department Background September 2014  Council directed staff to study the issue of mansionization in single- family zoned neighborhoods.  Staff worked with the Planning Commission to develop a three- phase study; Lower Hastings Ranch (Phase 1), Citywide (Phase 2) and Hillsides (Phase 3). Tonight’s presentation focuses on:  Lower Hastings Ranch 2

Planning & Community Development Department Map of Lower Hastings Ranch 3 RS-6 ND

Planning & Community Development Department Neighborhood Context 4

Planning & Community Development Department Neighborhood Context 5

Planning & Community Development Department Neighborhood Context 6

Planning & Community Development Department History 1991 – ND Overlay zone adopted  Applies to 586 properties within Lower Hastings Ranch  Created special development standards for single-family additions within Lower Hastings Ranch 2011 – ND Overlay zone amended  Added new standards related to front porch height, setbacks for second-stories, roof pitch, and scale and design of new additions 2015 – Moratorium  Moratorium enacted in March 2015 to restrict development while new regulations are prepared. In effect until March

Planning & Community Development Department Community Outreach December 2014  Community meeting to discuss general concerns  Survey mailed to 586 properties in Lower Hastings Ranch; 29 responses March – June 2015  Eight citywide meetings, some of which were attended by residents of Lower Hastings Ranch July 2015  Meeting with Lower Hastings Ranch Association Board members September 2015  Meeting with Lower Hastings Ranch Association Board members  Neighborhood-wide Community Meeting  Driving tour with Lower Hastings Ranch residents  Informational Update to Planning Commission 8

Planning & Community Development Department Community Outreach January 2016  Survey mailed to 586 properties in Lower Hastings Ranch; 281 responses February 2016  Meeting with Lower Hastings Ranch Association Board members  Community Meeting to discuss draft Zoning Code Amendments March 2016  Meeting with Lower Hastings Ranch Association Board members  Planning Commission meeting (public comment) 9

Planning & Community Development Department Community Concerns Bulk and mass of two-story houses, or potential for oversized two-story houses Architectural Design and Style View Protection Privacy Community Notification and Involvement 10

Planning & Community Development Department Second Story Prohibition Residents’ comments at community meetings and via survey related to second stories:  Inconsistent with general character of Lower Hastings Ranch  Block views, cause privacy concerns  Cannot be designed in a way that avoids these concerns Other residents have said that second stories can be compatible if designed appropriately. No clear consensus 11

Planning & Community Development Department Single-Story Overlay Zones Suggested by residents at community meeting  Palo Alto has a process allowing residents to impose overlay zone upon themselves  Process is initiated by petitioner (property owner within proposed overlay)  Petitioner prepares a map defining the overlay zone boundaries  80% of houses must be single-story  70% of property owners must sign petition in approval of overlay 12

Planning & Community Development Department Existing Standards Some Development Standards are proposed to remain: Roof Pitch = maximum of 4:12 Side Yard Encroachment Plane  Limits the location of a structure based on a 45-degree angle, six feet above the side property line. Height Limits  Maximum height of a structure = 26 feet  Maximum height to the top plate of first floor = 10 feet  Maximum height to the top plate of second floor = 20 feet Front Porch/Entryway Height  Maximum height to top plate = 10 feet or height of existing first-story top plate, whichever is less. 13 6’ P.L. 45 o ENCROACHMENT PLANE

Planning & Community Development Department Proposed Standards Floor Area Ratio Calculation – New standards in addition to FAR maximums:  All portions of a lot with a 50% slope or greater will be deducted when calculating gross floor area.  Second stories are currently limited to 50% of the floor area of the first story, including attached garages. Attached garages will no longer count towards this calculation. 14 >50% Slope

Planning & Community Development Department Proposed Standards Second-story setbacks – new setback proposed of 5 feet from rear wall of first story. 15 5’ 10’ SETBACKS FOR SECOND STORIES From first-story front wall: 10 feet (existing) From first-story side walls: 5 feet (existing) From first-story rear wall: 5 feet (NEW) Detached Garage Second Story

Planning & Community Development Department Proposed Standards View Protection and Privacy  Houses must be designed to avoid blocking neighbors’ views and minimize privacy impacts. 16

Planning & Community Development Department Proposed Standards Architectural Style  All new houses and exterior remodels shall be consistent with California Ranch or Modern Ranch styles 17 Typical Ranch-Style House

Planning & Community Development Department Dutch-Gabled Side-GabledHipped Roof Cross-Gabled Proposed Standards Appropriate Roof Designs Appropriate Roof Materials 18 Asphalt Shingles Wood Shingles Flat Concrete Tile Clay Tile Roof Appropriate Prohibited

Planning & Community Development Department Proposed Standards Appropriate Wall Surfaces Appropriate Window Types 19 Wood ShinglesBrick Stucco Board and BattenStone Double-hungCasementClerestoryPicture

Planning & Community Development Department Proposed Standards Roof Design  For two-story houses, the roof eaves of the first story must be continuous Window Design  Two-story tall windows are prohibited Second-Story Balconies  Balconies, decks, and porches on the second floor must be integrated and recessed into the roofline 20 Appropria te Prohibite d Appropriate Prohibited

Planning & Community Development Department Proposed Standards Prohibited Design Elements 21

Planning & Community Development Department Neighborhood Development Permit New public review process required when building: A new one-story or two-story house; An addition to an existing second story; and Any addition visible from the street. New projects reviewed for consistency with neighborhood character Requires the use of story poles to demonstrate how the house would appear in relation to its surroundings 22

Planning & Community Development Department Neighborhood Development Permit Approval of a Neighborhood Development Permit requires review body to make findings: Consistency with neighborhood Character, scale, and proportion View protection Privacy Noticed public hearing Notice posted on-site Postal mailing (500 foot radius) Notices posted along public streets (500 foot radius) 23

Planning & Community Development Department Single-Story Overlay Zones Suggested by residents at community meeting. Planning Commission recommended that Single-Story Overlay Zone process be applicable citywide, covering the City’s various single-family neighborhoods. Process is resident-driven to ensure support among affected property owners. Staff recommends that City Council initiate a zoning code amendment to create a Single-Story Overlay Zone process so that property owners throughout the city can utilize this restriction, as appropriate. 24

Planning & Community Development Department Planning Commission March 23, 2016  The Commission recommended the following:  Prohibit two-story construction in Lower Hastings Ranch and approve a 16-foot height limit for one-story construction;  Approve new architectural standards per staff recommendation;  Recommend creation of a single-story overlay zone process, applicable citywide.  Should the City Council decide not to prohibit second stories in Lower Hastings Ranch, the Planning Commission recommended that staff return to them for further discussion, prior to final consideration by the City Council. 25

Planning & Community Development Department Required Findings For Amendment Consistent with the goals and policies of the General Plan  Policy 4.11 – Development that is Compatible  Policy 22.1 – Appropriate Scale and Massing Not detrimental to the public interest, health, safety, convenience, or general welfare of the City 26

Planning & Community Development Department Environmental Review Initial Study and Negative Declaration  Found no significant impact on the environment  Negative Declaration prepared and adopted Addendum to Negative Declaration – 2016  Affirms no significant impact on the environment 27

Planning & Community Development Department Recommendation Adopt Addendum to previously adopted Negative Declaration; Approve Findings for Zoning Code Amendments; Approve Proposed Zoning Code Amendment to modify development standards in the Neighborhood District Overlay Zone (architectural standards and NDP process); Direct the City Attorney to prepare an ordinance and direct staff to return to the Planning Commission prior to Council consideration; and Initiate an amendment to create a citywide Single-Story Overlay Zone process 28

Planning & Community Development Department Zoning Code Amendment: Neighborhood District Overlay Zone City Council April 25, 2016

Planning & Community Development Department Inconsistent Massing and Design 30

Planning & Community Development Department Potentially Consistent Massing and Design 31

Planning & Community Development Department Additions Visible From Street 32 STREET EXISTING HOUSE NEW ONE STORY ADDITION DET. GARAGE Addition is entirely behind existing house STREET EXISTING HOUSE NEW ONE STORY ADDITION DET. GARAGE Addition is visible from the street

Planning & Community Development Department Additional Data 11 known two-story houses, out of 586 total (approximately 2% of total) Average house size: 2,085 square feet Average lot size: 12,372 square feet Average lot width: 77 feet Average lot depth: 156 feet Average year of construction: