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HomeMy WebLinkAbout3.3 t 3 .3 Town of Los Altos Hills May 4, 2006 Staff Report to the Planning Commission RE: PROPOSED AMENDMENTS TO HIGHLY VISIBLE LOTS PROVISIONS IN SITE DEVELOPMENT ORDINANCE §10-2.702. FROM: Leslie Hopper,Project Planner `-1—�1 J APPROVED BY: Carl Cahill, Planning Director c.� RECOMMENDATION That the Planning Commission: 1. Review the staff report and attached ordinance with proposed amendments, consider any revisions, and forward a recommendation to the City Council. BACKGROUND On June 2, 2005 the City Council formed an Ad Hoc Planning Committee authorized to study the issue of highly visible lots and to develop proposed amendments to the existing regulations regarding development on highly visible lots. From July through November, the Ad Hoc Committee met regularly to formulate its recommendations, which are incorporated in the proposed ordinance attached to this report. The recommended changes were informally reviewed by the Planning Commission on February 22, 2006, and comments made at that time have been incorporated in the proposed ordinance. The current code provisions regarding highly visible lots were adopted by the City Council in 1985 and amended in 1994. DISCUSSION Initially, the Ad Hoc Planning Committee attempted to define "highly visible lots" but was not able to develop quantifiable criteria that could be administered in a practical manner. The committee concluded that whereas the existing code speaks to the preservation of highly visible . lots, it was more appropriate to address the preservation of hillsides and scenic views. As a result,the committee recommended the following changes: • Shift the focus from the preservation of highly visible lots to the configuration of structures on ridgelines, hilltops and hillsides. • Strengthen and clarify development standards that must be considered by the Site Development Authority to ensure that structures on ridgelines, hilltops and hillsides are unobtrusive and do not impair scenic views. • Add a new standard limiting flat-roofed portions of structures on ridgelines, hilltops and hillsides to 22 feet in height. Planning Commission May 4,2006 Page 2 of 2 These changes are explained in the side-by-side analysis presented in Attachment A. The proposed ordinance with amendments incorporated is included as Attachment B. For comparison, the current provisions related to highly visible lots are included as Attachment C. CEQA STATUS This project is categorically exempt under CEQA Guidelines Section 15061(b), the general rule that exempts projects where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. Approval of the proposed ordinance amendments will not result in any physical changes; future development projects reviewed under the amended ordinance will be reviewed for CEQA compliance at the time they are proposed. SUMMARY The proposed ordinance amendments strengthen and clarify the existing development standards for structures on ridgelines,hilltops and hillsides to ensure the preservation of scenic views. ATTACHMENTS A. Analysis of Proposed Amendments B. Proposed Ordinance with Amendments Incorporated C. Current Ordinance Attachment A ANALYSIS OF PROPOSED AMENDMENTS TO HVL PROVISIONS Attachment A ANALYSIS OF PROPOSED AMENDMENTS TO HVL PROVISIONS COMMENTS PROPOSED AMENDMENTS Title 10: Zoning and Site Development Chapter 2. Site Development Article 7. Building Siting, View Protection, Ridgeline Preservation, Creek Protection Sec. 10-2.701. Purposes. The purposes of this article are to insure that the site, location and No changes to the existing purpose statement. configuration of structures are unobtrusive when viewed from off- site; that scenic views are retained; that buildings do not dominate the natural landscape; that ridgelines and hilltops are preserved; Proposed changes to the following sections are intended to be and that the siting of structures is consistent with other provisions consistent with the existing purpose statement. of this chapter concerning grading, drainage, and erosion control. (§ 15, Ord. 299, eff. December 11, 1985) Sec. 10-2.702. Siting. (a) Alternative locations. The location of buildings and No changes to Section(a). structures shall be selected so as to minimize run-off from the site, the volume of off-site drainage created, the destruction or alteration of natural vegetation, and the impairment of scenic views from off the site. Analysis of HVL Amendments May 4,2006 Page 1 The preservation of highly visible lots is not really the objective. (b) Preservation of ridgelines, hilltops, hillsides and highly It is more appropriate to preserve or retain hillsides and scenic � /e lots.-scenic views. Ridgelines, hilltops, hillsides and views as stated in the existing purpose section above. highly--visible-{e scenic views-shall be preserved by the siting of structures to take advantage of natural topographic or landscape features WhIGh would Gause so that structures This sentence is not new. It currently is#5 in the list of to—blend with their natural surroundings. Hilltops or development standards for highly visible lots. The sentence has ridgelines shall not be cut down, flattened, or similarlygraded to create a building pad in excess of the actual area been moved to this section because it pertains to the preservation covered by the principal residence. �Phe Site PevelepmeRt of ridgelines and hilltops. AutheFity shall GensidBF the fellewiRg guideliRes iR appFE)Ving thp Inanfign E)f a Gtr_UGtUFSv_ Development standards#1 through 4 have been modified and (4) SiRole 6teFy buildings and height FestFirAiGRS may be moved to section(c)below. FewiFed Am hillteps, Fidgelines, and highly visible lots. (2) Gut fouRdations should be used iR piaGe of fill oR hilly teFFaiR. (3) Native GF RatuFalized vegetation should be used to GORGeal sti:wGtuizes wheFeYeF possible-. (4) StFUGtUFes may be leGated OR FidgeliRes oF hillteps only when they GaR be rendered uRebti:uive by eRe (1) 9 more of the following teGhRiq6leG. (i) The use of RatuFal vegetation and/or a landsGapiRff. (ii) The use ef a lew pFGfile house, with a slGpipq FOGARe and foundatie., What Ml_.�s the natural GGRtGWF8 Of t14E Sit­ (iii) The use of exteFier FGGfiRg and, Sidilllg rnate and GGIGFs that bleRd with the RatuFal landSGape. Standard#5 has been moved to section(b) above. (5) HilltGPS OF FidgellReS Shall not be Gut down, flattened, 9 siR;i!aF!y qFaded tO GFeate a building pad in exGess of the aGt6ial aFea GOV6Fed by the PFiRGipal Fesiden-e. Analysis of HVL Amendments May 4,2006 Page 2 Section(c) was added to address the configuration of structures (c) Configuration of structures. Structures on ridgelines, hilltops on ridgelines, hilltops, and hillsides (rather than highly visible and hillsides have the potential to be highly visible. To insurethat these structures are unobtrusive in that they do not lots) because these structures have the potential to be highly dominate the natural landscape or impair scenic views, the visible. The language is consistent with the existing purpose Site Development Authority shall consider the following statement above, which refers to the configuration of standards in approving a structure on a ridgeline, hilltop, or structures. hillside lot: (1) Single-story structures or height restrictions may be The proposed development standards are based on the required subject to findings pursuant to Sec. 10- 2.1305 standards currently listed in section(b) above. . (2) Sloped roofs (minimum pitch of 4:12) that follow the Standard#2 specifies a minimum pitch of 4:12. natural contours of the site are strongly encouraged. Standard#3 is new. (3) Flat-roofed portions of structures shall be limited to a maximum height of 22 feet. (4) Foundations shall follow the natural contours of the site so that the structure steps up or down the slope and/or the structure is cut into the hillside. (5) Existing vegetation and/or additional new landscaping shall render structures unobtrusive. (6) Colors and materials of walls, roofing and other structural components shall blend with the natural landscape. Analysis of HVL Amendments May 4,2006 Page 3 Attachment B PROPOSED ORDINANCE WITH AMENDMENTS INCORPORATED Attachment B Proposed Ordinance with Amendments Incorporated Title 10: Zoning and Site Development Chapter 2. Site Development Article 7. Building Siting,View Protection,Ridgeline Preservation, Creek Protection Sec. 10-2.701. Purposes. The purposes of this article are to insure that the site, location and configuration of structures are unobtrusive when viewed from off-site; that scenic views are retained; that buildings do not dominate the natural landscape;that ridgelines and hilltops are preserved; and that the siting of structures is consistent with other provisions of this chapter concerning grading, drainage, and erosion control. (§ 15, Ord. 299, eff. December 11, 1985) See. 10-2.702. Siting. (a) Alternative locations. The location of buildings and structures shall be selected so as to minimize run-off from the site, the volume of off-site drainage created, the destruction or alteration of natural vegetation, and the impairment of scenic views from off the site. (b) Preservation of ridgelines, hilltops, hillsides and scenic views. Ridgelines, hilltops, hillsides and scenic views shall be preserved by the siting of structures to take advantage of natural topographic or landscape features so that structures blend with their natural surroundings. Hilltops or ridgelines shall not be cut down, flattened, or similarly graded to create a building pad in excess of the actual area covered by the principal residence. (c) Configuration of structures. "Structures on ridgelines, hilltops, and hillsides have the potential'to be highly visible. To insure that'these structures are unobtrusive in that they do not dominate the natural landscape or impair scenic views, the Site Development Authority shall consider the following standards in approving a structure on a ridgeline, hilltop, or hillside lot: (1) Single-story structures or height restrictions may be required subject to findings pursuant to See. 10-2,1305 (f). (2) Sloped roofs (minimum pitch of 4:12)that follow the natural contours of the site are strongly encouraged. (3) Flat-roofed portions of structures shall be limited to a maximum height of 22 feet. (4) Foundations shall follow the natural contours of the site so that the structure steps up or down the slope and/or the structure is cut into the hillside. (5) Existing vegetation and/or additional new landscaping shall render structures unobtrusive. (6) Colors and materials of walls, roofing, and other structural components shall blend with the natural landscape. Attachment C Current HVL Provisions Title 10: Zoning and Site Development Chapter 2. Site Development Article 7. Building Siting,View Protection,Ridgeline Preservation, Creek Protection Sec. 10-2.701. Purposes. The purposes of this article are to insure that the site, location and configuration of structures are unobtrusive when viewed from off-site; that scenic views are retained; that buildings do not dominate the natural landscape; that ridgelines and hilltops are preserved; and that the siting of structures is consistent with other provisions of this chapter concerning grading, drainage, and erosion control. (§ 15, Ord. 299, eff. December 11, 1985) See. 10-2.702. Siting. (a) Alternative locations. The location of buildings and structures shall be selected so as to minimize run-off from the site, the volume of off-site drainage created, the destruction or alteration of natural vegetation, and the impairment of scenic views from off the site. (b) Preservation of ridgelines, hilltops, and highly visible lots. Ridgelines, hilltops, and highly visible lots shall be preserved by the siting of structures to take advantage of natural topographic or landscape features which would cause structures to blend with their natural surroundings. The Site Development Authority shall consider the following guidelines in approving the location of a structure: (1) Single story buildings and height restrictions may be required on hilltops, ridgelines, and highly visible lots. (2) Cut foundations should be used in place of fill on hilly terrain. (3) Native or naturalized vegetation should be used to conceal structures wherever possible. (4) Structures may be located on ridgelines or hilltops only when they can be rendered unobtrusive by one(1) or more of the following techniques. (i) The use of natural vegetation and/or added landscaping. (ii) The use of a low-profile house, with a sloping roofline and foundation, that follows the natural contours of the site. (iii)The use of exterior roofing and siding materials and colors that blend with the natural landscape. '(5) Hilltops or ridgelines shall not be cut down, flattened, or similarly graded to create a building pad in excess of the actual area covered by the principal residence.