11/03/2016
ABC Update - Planning Commission Still Considering Unnecessary Changes to Floor Area Cap
A fairly large crowd of 30 Belmont residents spoke at the Planning Commission Public Hearing on the Floor Area Cap on Tuesday, 10/18. 20 of those 30 opposed the 3 Unnecessary Changes:
1. Raising the home size to 5,000 square feet (sf)
2. Excluding the garage from the total floor area cap
3. Modifying the definitions and criteria for Floor Area Exceptions.
Over 100 emails were sent, both pro and con, and were still being received as the meeting began. However, our initial take from the meeting is that the Planning Commission is leaning toward the unnecessary changes. Commission Chair McCune said he was not against large houses and suggested extra standards including larger setbacks for larger homes on a tiered basis but that would complicate the rules even further.
Commission discussion and decision will continue Monday, Oct. 24 at 7 pm for them to finalize their recommendations to Council. WE need them to focus on the concerns of the residents! This Commission has demonstrated they are more likely to make the right and conscientious decision when there are lots of citizen eyes upon them – so please come to JUST WATCH – this could make a huge difference in their recommendations.
REASONS SPEAKERS GAVE TO REJECT LARGER HOMES:
1. Any city with forward thinking leadership, facing a local and global energy crisis, would realize that a more responsible home size is in fact 2,500 sf instead of 3,500. This would require about a third less energy usage over the lifetime of the house. National data cited by staff shows nationwide average home size just over 2,500 sf. Aren’t we living in a region already over-crowded, over-priced, and totally out of buildable land? How can we as citizens of this planet, and especially this region, justify larger homes when we’ve already overbuilt and overconsumed by every world standard?
2. The changes are totally unnecessary since the 3,500 sf cap does not prevent residents who want larger homes to apply under a Floor Area Exception Process (FAE). The FAE permits a larger house if it doesn’t impact neighbors’ views and privacy. For the 9 Paddington Court application, raising the floor cap to 5,000 sf would allow the applicant to build this oversized house BY RIGHT, without the Floor Area Exception, thus blocking views and invading privacy. The Staff report confirmed there was no demand for such large houses and there was plenty of potential for residents to expand under the current 3,500 cap so that begs the question, “Why are we changing this ordinance"?
3. Excluding the sq footage of Garages will open the door to any size “garage” in addition to 3.500 sf living space – a Trojan horse for added floor area.
4. Other cities DO cap floor area, contrary to Staff assertions. A 7,000 sf lot that Belmont allows 3,500 sf, would be capped at LESS FLOOR AREA in Burlingame, San Mateo, Menlo Park and Palo Alto. Plus NO OTHER CITY offers Floor Area Exceptions.
5. Loosening the Floor Area Exception findings with subjective terms like “Substantial Adverse Impact” and “quality of landmark” adds more complexity and places the burden of proof on neighbors instead of the applicant.
MYTHS CITED BY SUPPORTERS (with our debunks)
1. Floor Area Exception Fees too high and are a burden. The one-time fee burden on one resident pales in comparison with the potential property value loss of neighbors from an oversized and intrusive home next door. Council could lower the fees.
2. We don’t live in garage space so it should not count. Floor Area Ratio (FAR) is not about your life, it’s about BUILT STRUCTURES consuming our land. A garage has the same bulk, footprint, hardscape as living space; it creates the same runoff and tree removal and blocks views the same as living space. ALL PENINSULA CITIES include garage area in the calculation of FAR.
3. Owners have a right to do whatever they want on their lot. That was the Wild West; we live in a suburban community and by choosing to live here you agree to respect the interest, property values and rights of neighbors. This is the social and legal contract of property rights.
PLEASE continue to voice your concerns via emails to the Commissioners, who themselves had more questions than answers such as:
- How many lots would actually be affected?
- What is the average house size in Belmont? (The answer is 2,400 sf provided by the Public).
- How does raising the cap affect neighbors such as those on Paddington Ct?
- How does exempting the garage sq ft impact the smaller lots?
The Commission will continue Monday, Oct. 24 for final deliberations. Look for the staff report on Friday, Oct. 21 on the Belmont.gov website.
Please continue to voice your concerns with emails to the Planning Commission and Council via links below:
[email protected] and [email protected]
