HomeMy WebLinkAboutItem 3.23.2
Town of Los Altos Hills March 6, 2008
Staff Report to the Planning Commission
RE: AMENDMENT TO -ZONING CODE SECTIONS 10-1.227 AND 10-1.504
(STRUCTURE HEIGHT)
FROM: Brian Froelich, AICP, Associate Planner
APPROVED BY: Debbie Pedro, AICP, Planning Director
RECOMMENDATION That the Planning Commission:
Review the staff report and attached ordinance, consider any revisions, and forward a
recommendation to the City Council to adopt a resolution approving the proposed amendments
to Sections 10-1.227 and 10-1.504 of the Los Altos Hills Municipal Code.
BACKGROUND
On October 4, 2007 the Planning Commission directed staff to review the height ordinance with
an Ad Hoc Committee. The goal was to clarify the method of measurement and the language in
the code. The Ad Hoc Committee comprised of Commissioners Clow and Harpootlian, several
local architects, and Town staff convened twice in November 2007 to discuss the Town's
structure height requirements.
Please find the current code sections stricken with the changes in bold italics below
Sec. 10-1.227. Height, structure.
"Structure height" shall meant be measured as the vertical distance at any point
along any cross slope section of the proposed building line from (i) the natural
grade ,.,.:,h existed PROF ._..a:Rg r _ the _ ...a - ,, (ii) or existing
finished grade isdisated shown on an approved the proposed grading plan, if
different than the natural grade, OF (iii) the proposed building pad if eskem,ate
tie, whichever elevation is lowest, to the highest part of the
structure directly above. Basements and lightwells that comply with the
Basement Ordinance are exempt from height requirements. However,
daylighted portions of basement floor levels are subject to all height
requirements. (§ 1, Ord. 305, eff. October 3, 1986; § 2, Ord. 370, eff. May 20,
1994)
Sec. 10-1.504. Height
(a) Structures. No structure or part of a structure shall be constructed or altered to
exceed twenty-seven (27') feet in structure height in any permitted location,
except that primary dwellings shall be permitted a maximum structure height of
up to thirty-two (32') feet subject to all of the following requirements:
Planning Coni nission
March 6, 2008
Page 2 of 4
(1) For each one (1') foot increase in structure height above twenty-seven (27')
feet the minimum required side and rear yard setback lines, as defined by Section
10-1.505, shall each be increased, in distance from the property line, an additional
three (3') feet. No portion of the primary dwelling structure shall be located
between the property line and the setback line.
(2) For each one (1') foot increase in structure height above twenty-seven (27')
feet the minimum required front yard setback line, as defined by Section 10-1.505,
shall be increased, in distance from the property line, an additional four (4') feet.
No portion of any structure shall be located between the property line and the
setback line.
(3) Eligible structures shall have sloped roof surfaces only with a minimum roof
pitch of 4:12 that terminate at a ridge.
(4) The maximum continuous wall height shall not exceed twenty-seven (27')
feet.
(5) Dormer rooflines shall not exceed a maximum height of twenty-seven (27')
feet.
(6) The current maximum overall building height of thirty-five (35') feet, as
described in subsection (b) below, shall not be exceeded.
(b) Special height limitation. No structure shall exceed a height of thirty-five (35')
feet, measured as the distance between the lowest natural or finished grade
topographical elevation of the structure along the building line, whichever is
lower, and the highest topographical elevation of the roof of the structure. No
peint of the building may exeeed 4iiny Five (35') feet above the lem-est pad
elevaion of the building.
(c) Exceptions. The following structures or elements of structures are exempt from
the height limits to the extent indicated:
(1) Chimneys and appurtenances can extend above the twenty-seven (27') foot
height limit. However, the maximum height including chimneys and
appurtenances shall not exceed thirty-five (35') feet as the distance between the
lowest natural or finished grade topographical elevation of the structure along
the building line, whichever is lower, and the highest topographical elevation of
the roof of the structure. '! I . lie ...:t,.:.. _ n.:w..
+ .--finished
d.
(d) Walls and fences. Wall or fences (herein referred to collectively as "fences")
shall not exceed a maximum height of six (6') feet when located between setback
Planning Comoussion
March 6, 2008
Page 3 of
lines and property lines, provided, however, the height of any fence along a road
shall be determined by the openness of the fence and its distance from a
"reference line," and provided, further, that no fence shall be erected on the
roadway side of the `reference line."
(1) The "reference line" for a fence along any road shall be:
(i) The existing right-of-way boundary line, or
(it) A line located thirty (30') feet from the centerline of the right-of-way of the
road, whichever is farthest from the centerline of the road.
(2) The maximum height of a fence erected on the "reference line" for that fence
shall be:
(i) Three (3') feet for a fence with less than fifty (500/0) percent open area (when
viewed perpendicular to the plane of the fence).
(ii) Four and one-half (4 1/2') feet for a fence with no less than fifty (50%) percent
open area.
(3) The maximum height of a fence erected on the property side of the "reference
line" may be increased by one (1') foot for each ten (10') feet the location of the
fence is moved from the "reference line" for that fence, provided, however, no
fence shall exceed a maximum height of six (6') feet when located between the
"reference line" for that fence and the structural setback line for the property on
which the fence is located.
(4) Walls or fences shall not exceed a maximum height of three (3') feet in an area
bounded by the center line of intersecting roads or easements for vehicular access,
public or private and a straight line joining points on such center lines eighty (80')
feet distant from their intersection in order to provide an unobstructed view of
approaching traffic on the intersecting roads. The Planning Commission may
prescribe greater restrictions than the height set forth in this paragraph where
unusual conditions make such additional restrictions desirable in the interests of
the public safety.
(e) Trees and shrubs. In an area bounded by the center line of intersecting roads or
easements for vehicular access, public or private, and a straight line joining points
on such center lines eighty (80') feet distant from their intersection, all shrubs and
plants shall be pruned to a height not to exceed three (3') feet above the road level
at its nearest point. All side limbs of trees in such area shall be pruned to a height
of not less than six (6') feet above the road surface. The purpose of the provisions
of this section is to provide an unobstructed view of approaching traffic on the
intersecting roads. The Planning Commission may prescribe greater restrictions
on the heights and distances set forth in this section where unusual conditions
make such additional restrictions desirable in the interests of public safety.
Planning Commission
March 6, 2008
Page 4 of 4
The draft amendment clarifies the criteria for the measurement of structure height. The current
ordinance requires that structure height be measured from building pad levels, which are
excavated below grade. Project architects and designers have concerns that this criteria presents
design difficulties, particularly when basements are proposed. In practice, Town staff has not
included the excavated basement pad level in the height of structures but has included the crawl
space height in the measurement if it is excavated below adjoining grade.
The proposed ordinance simplifies the language in the code by removing the pad measurement
requirement. Instead, the structure height is measured from the lowest natural or finished grade
topographical elevation of the structure along the building line, whichever is lower.
CEQA STATUS
Pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA), the
proposed project is a minor amendment and clarification to the existing standards in the Zoning
Code regarding the structure height permitted in the Rl-A zone and is exempt from CEQA. The
ordinance amendment will generate no significant environmental impacts.
ATTACHMENT
Proposed Height Ordinance
Attachment 1
ORDINANCE NO.
AN ORDINANCE OF THE TOWN OF LOS ALTOS HILLS
AMENDING SECTIONS 10-1.227 AND 10-1.504 TO ARTICLE 2
AND ARTICLE 5 OF CHAPTER 1 OF TITLE 10 OF THE LOS
ALTOS HILLS MUNICIPAL CODE REGULATING
STRRUCTURE HEIGHT.
WHEREAS, the City Council wishes to establish a consolidated ordinance section
that provides regulations and limitations with regards to structure height.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does
ORDAIN as follows:
AMENDMENT OF CODE. Section 10-1.227 of Article 2 (Structure Height) and
Section 10-1.504 of Article 5 (Area, Coverage, Height, and Setback Limitations)
of Chapter 1 (Zoning) of Title 10 (Zoning and Site Development) of the Los Altos
Hills Municipal Code is hereby amended to read as follows:
Sec. 10-1.227. Height, structure
"Structure height" shall be measured as the vertical distance at any point along any cross
slope section of the proposed building line from the natural grade or finished grade
shown on the proposed grading plan, if different than the natural grade, whichever
elevation is lowest, to the highest part of the structure directly above. Basements and
lightwells that comply with the Basement Ordinance are exempt from height
requirements. However, daylighted portions of basement floor levels are subject to all
height requirements.
Sec. 10-1.504. Height.
(a) Structures. No structure or part of a structure shall be constructed or altered to exceed
twenty-seven (27') feet in structure height in any permitted location, except that primary
dwellings shall be permitted a maximum structure height of up to thirty-two (32') feet
subject to all of the following requirements:
(1) For each one (1') foot increase in structure height above twenty-seven (27') feet the
minimum required side and rear yard setback lines, as defined by Section 10-1.505, shall
each be increased, in distance from the property line, an additional three (3') feet. No
portion of the primary dwelling structure shall be located between the property line and
the setback line.
(2) For each one (1') foot increase in structure height above twenty-seven (27') feet the
minimum required front yard setback line, as defined by Section 10-1.505, shall be
increased, in distance from the property line, an additional four (4') feet. No portion of
any structure shall be located between the property line and the setback line,
(3) Eligible structures shall have sloped roof surfaces only with a minimum roof pitch of
4:12 that terminate at a ridge.
(4) The maximum continuous wall height shall not exceed twenty-seven (27') feet.
(5) Dormer rooftines shall not exceed a maximum height of twenty-seven (27') feet.
(6) The current maximum overall building height of thirty-five (35') feet, as described in
subsection (b) below, shall not be exceeded.
(b) Special height limitation. No structure shall exceed a height of tbirty-five (35') feet,
measured as the distance between the lowest natural or finished grade topographical
elevation of the structure along the building line, whichever is lower, and the highest
topographical elevation of the roof of the structure.
(c) Exceptions. The following structures or elements of structures are exempt from the
height limits to the extent indicated:
(1) Chimneys and appurtenances can extend above the twenty-seven (27') foot height
limit. However, the maximum height including chimneys and appurtenances shall not
exceed thirty-five (35') feet as the distance between the lowest natural or finished grade
topographical elevation of the structure along the building line, whichever is lower,
and the highest topographical elevation of the roof of the structure.
(d) Walls and fences. Wall or fences (herein referred to collectively as "fences") shall not
exceed a maximum height of six (6') feet when located between setback lines and
property lines, provided, however, the height of any fence along a road shall be
determined by the openness of the fence and its distance from a `reference line," and
provided, further, that no fence shall be erected on the roadway side of the `reference
line."
(1) The "reference line" for a fence along any road shall be:
(i) The existing right-of-way boundary line, or
(ii) A line located thirty (30') feet from the centerline of the right-of-way of the road,
whichever is farthest from the centerline of the road.
(2) The maximum height of a fence erected on the "reference line" for that fence shall be:
(i) Three (3') feet for a fence with less than fifty (50%) percent open area (when viewed
perpendicular to the plane of the fence).
(ii) Four and one-half (4 1/2') feet for a fence with no less than fifty (50%) percent open
area.
(3) The maximum height of a fence erected on the property side of the "reference line"
may be increased by one (1') foot for each ten (10') feet the location of the fence is
moved from the "reference line" for that fence, provided, however, no fence shall exceed
a maximum height of six (6') feet when located between the "reference line" for that
fence and the structural setback line for the property on which the fence is located.
(4) Walls or fences shall not exceed a maximum height of three (3') feet in an area
bounded by the center line of intersecting roads or easements for vehicular access, public
or private and a straight line joining points on such center lines eighty (80') feet distant
from their intersection in order to provide an unobstructed view of approaching traffic on
the intersecting roads. The Planning Commission may prescribe greater restrictions than
the height set forth in this paragraph where unusual conditions make such additional
restrictions desirable in the interests of the public safety.
(e) Trees and shrubs. In an area bounded by the center line of intersecting roads or
easements for vehicular access, public or private, and a straight line joining points on
such center lines eighty (80') feet distant from their intersection, all shrubs and plants
shall be pruned to a height not to exceed three (3') feet above the road level at its nearest
point. All side limbs of trees in such area shall be pruned to a height of not less than six
(6') feet above the road surface. The purpose of the provisions of this section is to
provide an unobstructed view of approaching traffic on the intersecting roads. The
Planning Commission may prescribe greater restrictions on the heights and distances set
forth in this section where unusual conditions make such additional restrictions desirable
in the interests of public safety.
(f) Ornamental garden structures. Ornamental garden structures without roofs and which
do not exceed six (6') feet in height may be located between property lines and setback
lines provided they do not exceed three (3') feet in height when located in an area
bounded by the center line of intersecting roads or easements for vehicular access, public
or private, and a straight line joining points on such center lines eighty (80') feet distant
from their intersection.
(g) Antennas and dish antennas. No antenna, whether freestanding or attached to a
building, shall be erected or installed until any permit required by Section 10-2.301 shall
first have been obtained and the allowable height thereby determined. The height to
which any antenna may be extended, whether freestanding or attached to a building, shall
mean the vertical distance at any point from the natural ground level of the property on
which the antenna is erected or installed and which existed prior to grading for any
structure, or from any building pad on the property if excavated below natural ground
level, whichever elevation is lower, to the highest part of the antenna directly above.
(h) Driveway light futures. Driveway light fixtures may extend no more than one (1')
foot above the height limit for walls and fences as specified in Section 10-1.504(d).
(i) The standards set forth in this section for height are maximum standards. The City
Council and Planning Commission have the discretion to apply stricter standards to
reduce height where site specific constraints dictate further limitations, such that the
purposes of the ordinances and Design Guidelines are complied with. Some examples of
site constraints include, but are not limited to, the shape or natural features of the lot,
easements which restrict development, or high site visibility.
IRMBIRROM
PASSED:
AYES:
ABSENT:
ABSTENTIONS:
ATTEST:
!_39A
City Clerk
APPROVED AS TO CONFORM:
City Attorney
Craig A.T. Jones, Mayor