AgdaPkt 2019-08-26 Joint SA PFA - Laserfiche WebLink

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8.A. - Page 11 of 85 Alternative 5: Do not adopt the FAR Ordinance/take no action Alternative 6: Exceptions for Small Additions and Sloped Lots In addition to the above alternatives for different FAR options, City Council may also direct staff to prepare zoning text for the following exceptions to be included in an FAR Ordinance, either of which would need to be first considered by the Planning Commission: Small Addition Exception - The City Council may be interested in allowing small additions that exceed the approved FAR to allow some flexibility to homeowners. One-time exceptions could be provided for additions of a limited size, or percentage of the home. While a floor area exception could be a method of adding flexibility, it also adds some implementation challenges that would reduce the benefit of clarity that a hard cap provides. Sloped Lots - Staff is not currently providing any additional FAR adjustments for sloped lots. A sloped lot is generally larger than standard lots, and would be able to utilize the 0.40 maximum FAR. While proposed homes may be larger, the Zoning Ordinance already includes provisions for additional review on sloped lots. A home that is over 3,000 sq. ft. on a sloped lot or any project on a site that has an average slope greater than 30% requires additional findings for approval and a Zoning Administrator public hearing (Zoning Ordinance, Article 45.5). The intent of the additional review is to ensure that the home minimizes massing, has appropriate design considerations for a slope, avoids excessive grading, and preservation of existing open space. In addition to these alternatives, the City Council could provide a specific timeframe to revisit the FAR Ordinance to evaluate whether it is working as intended and to amend it as needed. Alternatives for Urgency Ordinance Adoption There are three alternatives regarding an urgency ordinance that can be summarized as follows: Urgency Alternative 1: Hard cap of 2,500 square feet or 0.40 FAR, whichever is greater (Attachment B) Urgency Alternative 2: Hard cap of 3,000 square feet or 0.40 FAR, whichever is greater (draft ordinance to be provided). Urgency Alternative 3: Soft cap whereby homes of 3,000 square feet or 0.40 FAR, whichever is greater, would require review by the Planning Commission (draft ordinance to be provided). If the City Council chooses to adopt the Planning Commission's recommendation, a second reading of the ordinance changes would occur at the regularly scheduled September 9, 2019 Council meeting. The effective date would be October 9, 2019, which is 30 days after the second reading. The ordinance would not apply to Architectural Permit applications deemed complete (or if no Architectural Permit is required, then building permit applications submitted) for single-family home projects prior to October 9, 2019. The public record for this item includes facts, evidence, and comments from members of the public stating that continuing to issue APs for new homes or second story additions without FAR poses an immediate threat to public peace, health and safety, because where such projects have been approved, their size, City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore 287