OWNERS FAVOR CHANGE

 

STRONG SUPPORT FOR PROPOSED CHANGES IN ZONING AND TREE REGULATIONS

 

The results are in! Emerald Hills property owners are in favor of the proposed changes to the Zoning regulations and Tree protection ordinances that would affect residential development in Emerald Hills. These proposals would affect house size (Floor Area Ratio calculations), establish the use of daylight planes in the house design phase, address the maximum height of crawl space, address the visual impact of retaining walls, change the subdivision review process, and address waterway protection. The community was also in favor of improving the Tree Protection ordinance by clarifying the definition of significant trees, reducing fees for permits, adjusting the replacement ratios, strengthening the penalties for illegally removed trees, and strengthening the regulations for tree protection during construction.

Property owners were in favor of all proposals with an average approval rate of 68%. Voting took place during August 2005, via paper ballot and on line voting. Here are the results of the 645 total returned ballots (representing 423 of the 1727 property owners in Emerald Hills):

 

Zoning Regulations

1.Sliding Scale FAR (floor area ratio). Gradual reduction of FAR from 30% to 25% for lots between 12,001 to 22,000 square feet. 69% Yes; 30% no; 1% abstained.

2.Maximum FAR (floor area ratio) of 5,500 square feet. 66% yes; 32% no; 2% abstained.

3.Reduction of FAR (floor area ratio) for lots with slopes greater than 20%. 67% yes; 30% no; 3% abstained

4. Establish Daylight Planes as part of house design requirements. 68% Yes; 27% no; 5% abstained.

5. Limit Crawl space to maximum height of 5 feet average. 55% Yes; 36% no; 9% abstained.

6.Count Tall interior spaces greater than 16' as double FAR (floor area ratio). 57% Yes; 39% no; 4% abstained.

7a. Require subdivisions for 3 or more lots to be reviewed by Design Review Committee prior to approval. 75% Yes; 21% no; 3% abstained.

7b. Clarify and enforce regular lot shape; avoid flag lots; require tree protection for retained trees. 70% Yes; 26%no; 5% abstained.

8. Identify waterways to be protected; no structure closer than 15' from bank (bridges excluded). 78% Yes; 19% no; 4% abstained.

 

Tree Ordinance Changes

9a. Define Significant trees as native trees 6Ó in diameter or greater; other trees 12Ó diameter; except nuisance trees such as acacia, Monterey pine, eucalyptus. 76% yes; 21% no; 3% abstained.

9b. Permits/fees. Recommend no fees for permits. Dead/diseased trees would require a report from a certified arborist; specify irrigation for replacement trees; maintain posting of application for tree removal on site. 73% Yes; 24% no; 3% abstained.

9c. Flexible tree replacement ratios. 2:1 for small trees (15 Gallon size). 1:1 for larger trees (24Ó box size).

74% Yes; 21% no; 3% abstained.

9d. Penalties for illegally removed trees. Fines plus cost of permit. 66% Yes; 30% no; 4% abstained.

10a. Establish proximity and fencing to protect trees during construction activities. 67%Yes; 29%no; 3 % abstained.

10b. Tree protection plan required and brought before Design Review Committee. 61% Yes; 35% no; 5% abst.

10c.Penalties for trees illegally removed during construction. 64% Yes; 31% no; 5% abstained.

11.Regulation of retaining walls (visual impact). To be included in the criteria for Design Review. 68% Yes; 28% no; 4% abstained.

Comments Received and Invited

Some homeowners included comments in their ballots; overall, the favorable comments endorsing the proposals occurred twice as frequently as those that indicated that current regulations are adequate. Several comments indicated that not everyone understood the rationale for the proposed restrictions on crawl space and counting of tall interior spaces twice in the floor area ratio. The reasoning behind the limit on crawl space is that large crawl spaces contribute to bulk and mass in a home, while providing no livable area. Similarly, 2-story interior spaces also make a home larger; thus it was felt that these spaces should be included in calculating floor area.

Other comments helped the EHHA Zoning Committee understand homeowners' views about specific details in the proposals; for example, one comment suggested keeping the 3:1 replacement ratio when trees are removed. Other comments provided suggestions for future study; don't be surprised if we soon ask for volunteers on a subcommittee to study paving and water runoff!

If you would like to add comments or specific suggestions to your ballot, send them to zoning(at)emeraldhills.org. To review the proposals, go to http://www.emeraldhills.org.

Next Steps

We have forwarded the proposals and the results of the voting to the San Mateo Planning and Building Division, who will examine the language and content of the proposals and suggest any changes that their experienced staff think would improve them. Once the county planning and zoning staff have made their recommendations, we will meet with county staff to discuss the proposed changes to zoning regulations, tree ordinances, and standards for design review, and we will keep you informed. So there will be additional opportunities to provide feedback to the county before the proposals are sent to decision makers (Planning Commission and Board of Supervisors) for their review.

 

New Trails at Pulgas Ridge Open Space

Across Edgewood Road from Edgewood Park is the 366 acre Pulgas Ridge Open Space Preserve, well known to the dogs of our area, because all of the 3-4 miles of trails are open to dogs on-leash, and there is a 16 acre off-leash area for dogs and their human friends to run and play. (Carolyn's dog Kinko gives Pulgas Ridge a 4-paws rating). Now a new trail, the South Canyon trail, has been opened, leading off the Blue Oak and the Hassler trails. And soon, the Ridgetop trail will open, providing a nice long hike. A map is available here. To get there, go onto Crestview Drive and turn left on Edmonds Road. Follow Edmonds Road to the preserve entrance and new parking lot on the right.

 

 

Getting Ready for the Rainy Season

The arrival of fall means the possibility of heavy rains. Heavy rains in sloped areas like Emerald Hills mean that homeowners need to take extra measures to assure drainage on their property will be adequate. If you have recently moved to Emerald Hills or done major property improvements since last winter, inspecting your property now to prevent drainage problems during the upcoming rainy season is especially important, not just for you, but also for your neighbors. A drainage problem on your property can quickly cascade into a problem for several other homeowners in an especially bad storm.

To prevent slope failures and other damage, keep all drainage devices and systems clear. You should make sure your rain gutters are clear of debris, and drainpipes are unobstructed. When inspecting the drainage system on your property, keep the following items in mind:

- Make sure all slopes drain properly and drains are cleared of any debris.
- Check drains along retaining walls, removing overgrown landscaping if necessary.
- Examine the solidity of any earth berms (top edges of slopes which keep water from flowing over the slope) on the property.
- Measure side swales (natural drainage paths directing water around a structure); they should be at least 24 inches from any walls.

Remember, during unusually heavy rainfall, even properly managed drainage systems may not prevent the possibility of damage. The following are warning signs of a possible slope failure. If you note one or more of these conditions, please have your property inspected by a licensed private civil/structural or geotechnical engineer.

- Standing water near the top or bottom of the slope.
- Signs of erosion from water running over the slope or other earth face.
- Signs of earth movement (bulges, or excess soil accumulating at the bottom of the slope.
- Excess soil and/or debris resting in drainage channels or culverts.
- Tilting of walls or fences on or near the slope.
- Water flowing or seeping out of the slope or at the bottom of the slope.
- Cracks or slumping of ground near the top or bottom of the slope.
- Broken irrigation lines above or on the slope.

Properly designed drainage systems and regular preventative maintenance assist in the prevention of slope failures and flooding as well as keep your property safe. Be sure to check out your slope and drainage system regularly.

 

Cell Towers in Emerald Hills

Because of the proposed new Cingular cell tower site on Edgewood Rd, we have received some inquiries about what could be done to prevent its construction. Here are some points to keep in mind about this site and other proposals for sites that may be forthcoming in Emerald Hills:

 

--       The SF Bay Area is one of the worst areas in the country for wireless system design. Part of the reason is that the atmosphere over the bay itself sometimes acts a conduit for microwave signals. Since cellular systems use the same frequencies as nearby sites, this effect removes large amounts of capacity from the cell company's network, leading to dropped calls and dead spots. The hilly terrain also makes life difficult with being able to generate good coverage because cellular phone signals do not penetrate hills and other dense physical obstructions well. Because of great competition among cell companies, they are all constantly trying to improve their coverage to deliver better service to their customers, and this often means adding cell sites in areas that do not have existing sites nearby.

--       When a cell company decides where to add additional cell towers to improve coverage, it's a very complicated process. The base station will need network connectivity from the phone company or other telecommunications providers to connect to the cell site so it can provide voice and internet service. They may not be able to easily establish such connectivity in a nearby location. Additionally to make sure their signals provide coverage to the dead spot they are trying to remove, they also don't want that signal interfering with other cell site signals in other areas, since that removes capacity from their network. This means there are a lot of constraints on where a new cell site can be located. Trying to get them to move it to a location 50 yards away may not be practical.

--       Cellular companies lease space for their cell sites from both private and public landowners. These leases are typically in the $2000/month range, though this varies quite a bit. They cannot force a private landowner to lease them space of course, and landowners typically want to maintain good relationships with their neighbors in any case. So if a neighboring landowner decides to lease space for a cell site, it may be helpful to take your concerns to that landowner to get them to reconsider.

--       Cell sites do not have to be ugly. If you are concerned about the appearance of the cell site and its impact to the value of your property, there are some elaborate things that the cell carrier may be willing to do in order to lessen the fight to build the site. If you can be specific about what you don't want to see there, a good conversation can be had to change its appearance so it doesn't bother you nearly as much. Cell towers and antennas can be painted in a way that prevents attention being drawn to them, and in some cases they can even be disguised as flag poles or trees. You may be surprised at the number of cell sites in service in the mid-peninsula until you realize how well they have been hidden.

--       One important thing to remember when dealing with county and the cell companies regarding construction of cell sites is that the Federal Communications Commission (the agency of the US Government that regulates cell companies) has established a rule that prevents local governments from withholding permission to companies seeking to construct cell sites based on concerns about wireless radiation emanating from the cell site's antennas, as long as these emissions are within power restrictions established by the FCC. This is because no harm has ever been proven to be caused by emissions from cellular systems. While ongoing research on microwave radiation from cell sites is being performed, in general we advise that you do not raise this issue with the city or county governments as it will likely be counterproductive. Your best bet is to focus on aesthetics and associated impacts to property values.

--       Remember, many of us depend on cellular networks for our businesses and personal safety. We all complain about dead spots, but fixing these requires building new cell sites to fill in gaps in coverage. By encouraging cellular companies to combine cell sites with other companies, and working to disguise the cell site so it is hard to see, it may be possible to reach a compromise that's acceptable to you as well the cell company and local government.

 

 

Handley Rock: Neighborhood Open Space

We have one park totally within Emerald Hills, Handley Rock Park. The rock features a monolith of sandstone, the largest formation of its kind in San Mateo County. Situated on a one-half acre lot between Sylvan and Handley Trail, this County-approved private park is operated by the Handley Rock Association, a group of local residents and rock-climbing enthusiasts. But although privately held, the park is open to neighborhood visitors, who enjoy hiking up the easy route to the top for views of Emerald Hills and beyond. Let's keep rock climbers and our kids safe: Keep the area under and around the rock free of glass and other debris. Remind our teens to stay off the rock at night. And remember, it is a long way down if we hike carelessly! Neighborhood volunteers are needed: call Alice Fischer-Colbrie at (650) 465-4675.