HomeMy WebLinkAbout3.5Item 3.5
TOWN OF LOS ALTOS HILLS . June 3, 2010
Staff Report to the Planning Commission
SUBJECT: ADOPTION OF THE FAST TRACK GUIDE FOR NEW RESIDENCES
FROM: Nicole Horvitz, Assistant Planner
APPROVED BY: Debbie Pedro, AICP, Planning` Director
RECOMMENDATION: 'chat the Planning Commission:
1. Review the draft Fast Track Guide for New Residences ("Fast Track Guide") in Attachment
1, consider any revisions; And
2. Forward a recommendation to the City Council to adopt the proposed Fast Track Guide and
direct staff to prepare amendments to the Municipal Code as determined to be necessary.
BACKGROUND
In 1994, the City Council adopted the Guidelines for Residential Design and Land Use ("Design
Guidelines"). The Design Guidelines were used along with the Town's Ordinances in the
planning review process. Most of the guidelines were based on the goals of the General Plan and
derived from the Zoning and Site Development Ordinance. (Attachment 2) On July 1, 1999, the
Council adopted a Fast Track Ordinance which streamlines the development process for projects
that meet all of the Town's regulations and have little or no neighborhood opposition. In 2001,
the City Council repealed the Design Guidelines because portions of the document were found to
be ambiguous, difficult to quantify, and not consistent with the Town's Zoning and Site
Development Ordinance. Since the Design Guidelines were repealed, the Fast Track process has
eclipsed the Guideline approach and today most new homes are approved via Fast Track with
little controversy.
On May 14, 2009 the City Council discussed the idea of re -adopting the Design Guidelines and
unanimously voted to establish an Ad Hoc Subcommittee to review and modify the existing
Design Guidelines as an educational tool for Town residents. (Attachment 3)
The Subcommittee, comprised of two Councilmembers, two Planning Commissioners, and two
design professionals, formally convened on August 14, 2009 and held seven meetings in the last
10 months. The Subcommittee's discussions focused on the relevance of the Design Guidelines
goals, conformity with Town Ordinances and General Plan, neighborhood input on site
development projects, and use of the Guidelines as an educational tool to help streamline the
planning process.
The Committee followed a two step process in updating the Design Guidelines. First, the
content of the document including the goals, philosophies and guidelines were reviewed and
Staff Report to the Planning Commission
Fast Track Guide for New Residences
June 3, 2010
Page 2 of 4
revised to ensure that they were relevant and appropriate. Then, the document was updated with
an improved format, a checklist was incorporated, and the document renained the Fast Track
Guide for New Residences.
DISCUSSION
The purpose of the Fast Track Guide is to assist those who are planning to build a new home to
understand the basic philosophy behind the Zoning and Site Development Ordinances and the
General Plan. Over half of the guidelines in the Fast Track Guide are not mandatory but rather
recommendations meant to provide effective guidance for a well designed project.
The Fast Track Guide includes a combination of design solutions that are encouraged and
standards that are required. Guidelines using the word "shall" are mandatory and reflect
development standards in the Zoning and Site Development Ordinance. Whereas words like
"should" and "encourage" are used for discretionary guidelines in the document.
It is not intended that a new residence design meet the letter of each development guideline. The
recommended guidelines are meant to provide greater clarity regarding acceptable design
solutions. A checklist that accompanies the Fast Track Guide will be used to determine how
closely a proposed new residence complies with the set of development guidelines.
How will the Fast Track Guide be used in relation to the existing site development process?
The checklist works on a negative point system. Each development guideline has an established
point value between 1 to 5 (recommended, 5=very important). Projects that do not comply
with a particular guideline will receive the applicable points. Since each property is different and
unique, if an item is not applicable for a specific site, it will not count against the project.
A new residence that scores 14 points or less is eligible for a Fast Track hearing. A project that
scores between 15 to 21 points may be redesigned or forwarded to the Planning Commission. A
project that scores 22 points or greater must be reviewed by the Planning Commission.
How will the Fast Track Guide be used in relation to existing development standards in the
Municipal Code?
The Fast Track Guide and checklist will be used solely to determine whether a project would be
eligible for the Fast Track Review process pursuant to Section 10-2.1305.1 of the Los Altos Hills
Municipal Code. Since many of guidelines within the document represent good design principles
rather than quantifiable standards, it could be construed as arbitrary when required to be
implemented.
The Planning Commission already has broad discretionary authority and ability to impose greater
or lesser limitations on new development which is clearly spelled out in the Town's Zoning and
Site Development Ordinance. To avoid uncertainty and confusion, the Site Development
Authority should limit review of new residence projects to elements of the proposed
Staff Report to the Plaiming Connnission
Fast Track Guide for New Residences
June 3, 2010
Page 3 of 4
development which are specifically addressed by provisions in the Town's General Plan, Zoning
and Site Development Codes, and Town policies adopted by the Council.
Related Code Amendments
Currently, the Town's Municipal Code still contains references to the Design Guidelines that was
repealed in 2001. As a result, the following six (6) code sections will need to be amended:
® 10 -2.1305.1 -Fast Track Process
® 10-2.1305 (d)& (e)- Applications -Actions and Hearings
0 10-1.503(e) - Floor Area
a 10-1.505 (e)- Setback Lines
m 10-1.502 (e) -Development Area
® 10-1.504 (f) -Height
Staff recommends removal of the term "Design Guidelines" from all the sections mentioned
above, as they are no longer applicable. If the Planning Commission and City Council decides to
adopt the proposed Fast Track Guide, Section 10-2.1305.1 of the Site Development Code (Fast
Track Process) should be amended to include provisions on how the Fast Track Guide and
checklist will be used to determine a project's eligibility for the Fast Track process.
Committee Comments
The draft Fast Track Guide was forwarded to the Environmental Design and Protection
Committee, Environmental Initiatives Committee, Pathways Committee, Open Space
Committee, and the Community Relations Committee for comments. (Attachment 4) The
Committee comments have been incorporated into the draft Guidelines where applicable.
Public Comments
A Town wide postcard notice for the proposed Fast Track Guide for New Residences was mailed
on May 17, 2010. To date, staff has not received any comments from the public.
CEQA STATUS
The proposed Fast Track Guide for New Residences and Ordinance Amendment are exempt
from California Environmental Quality Act (CEQA) pursuant to Section 15378(b) (2).
ATTACHMENTS
1. Draft Fast Track Guide for New Residences
2. Original Los Altos Hills Guidelines for Residential Design and Land Use (repealed in 2001)
3. City Council meeting minutes May 14, 2009
4. Committee Comments
:= s
Staff Report to the Planning Commission
Fast Track Guide for New Residences
June 3, 2010
Page 4 of 4
5. Los Altos Hills Municipal Code Sections 10-2.1305.1, 10-2.1305, 10-1.503, 10-1.505, 10-
1.502, 10-1.504
11
Welcome to Los Altos Hills
Los Altos Hills is a residential community nestled in the scenic foothills of the Santa Cruz Mountains. Once a rural agricultural
area, the community has become one of the premier residential areas in Silicon Valley. Over the years, the population has grown
and land use patterns have changed. The farmhouses, cattle ranches, and orchards of the past have become today's private
homes, riding stables, and vineyards. The community has gradually urbanized over time but still retains a semi -rural
atmosphere, with large lots and expanses of open space, as envisioned by the Town's founders.
The Town is characterized by rolling hills, valleys, creeks, and woods. Many properties have sweeping views of the San
Francisco Bay, Santa Clara Valley, and the coastal mountains to the west. Most well established properties fit into the
immediate environment and harmoniously blend with the overall neighborhood.
The Town's Zoning Ordinances and General Plan require that every effort be made to preserve the Town's semi -rural character,
natural atmosphere, and rustic appearance. Thus, a newcomer who buys an undeveloped lot with the intent of building an
entirely new home is faced with a special challenge, and a resident who wishes to rebuild an existing residence must be careful
to see these requirements are met.
The purpose of this guide and the checklist is to help those who are planning to build new homes to understand the basic
philosophy behind the Zoning Ordinances and the General Plan. Such an understanding will help them arrive, more rapidly, at a
home design which will be consistent with the demands of the environment, and also assist in avoiding the delay and costs of
redesigns.
Building of homes in the Town is regulated by the Town's Zoning Ordinances and the General Plan. This handbook is meant to
familiarize the homeowner and/or designer with the spirit of these legal documents and is not meant to replace them. If this
guide appears in any detail to conflict with them, the Zoning Ordinances and the General Plan take precedence.
If you need any additional clarification of these guidelines, the Town staff will always be ready and pleased to provide it.
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Things to Keep in Mind When You Use This Guide
1. This guide has been developed to be consistent with the Town's ordinances, policies, and regulations. Ordinances and
polices are modified from time to time, so it is advisable to check with the Town Planning Department to determine
whether there have been any significant changes since the guidelines were published.
2. The Fast Track checklist that accompanies this document will be used to determine how closely a proposed new residence
complies with the development philosophy of the Town. A new residence project that scores 14 points or less is eligible
for a Fast Track hearing. A project that scores between 15 to 21 points may be forwarded to the Planning Commission. A
project that scores 22 points or greater must be reviewed by the Planning Commission.
3. This guide is intended to set the framework for appropriate design, but not inhibit creativity in design. If your plans
substantially deviate from the guide there must be adequate justification.
4. Every lot in the Town of Los Altos Hills is unique. Not all aspects of this guide will be applicable to every lot.
5. If you have not yet purchased a home site, and have a particular style of house in mind, you should look for a lot that will
accommodate your chosen style. If you have already acquired a lot, be sure to design a home appropriate for that
specific lot, taking into consideration these guidelines.
6. On a visible lot, both the good and bad points of the design of a home tend to show up more obviously than on a more
secluded lot. Therefore, it is important when planning a home on an exposed lot, to observe this guidebook more rigorously.
7. A pre -application meeting is extremely helpful to the prospective home owner and design professional. The planning staff
can help point out the characteristics of the site and alert the owner to important factors which may not be obvious. Such
factors may include: on and off site views, configuration of the lot, privacy issues, existing or potential future pathway
requirements, and potential for the requirement of an open space easement. The planning staff can also advise you as to
whether the project would be subject to Fast Track or Planning Commission review.
8. In addition to the required public notice procedure, it is also important to perform neighborhood outreach. Often times it
is possible to work with your neighbors to come to a design solution without compromising your intended design, or
stifling your own creativity. Establishing good relations with your future neighbors can often make the entire planning
review process smoother.
... ... ...... ... .
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Some of the Town's Key Development Regulations
Basements: Under certain conditions, basements may not count as floor area.
Conservation A portion of land reserve for the purpose of protection the natural vegetation, terrain,
Easement: watercourses, and wildlife. A conservation easement is voluntarily created and is perpetual in duration.
Fencing: Fencing is restricted in height and openness on certain areas of a lot.
Green All new residences must achieve a minimum rating under either Build It Green or LEED for Homes rating
Building: systems.
Grading: No grading is allowed within 10 feet of the property line.
Height: Maximum permitted building height is 27 feet measured from natural or finished grade, whichever is lower. The
maximum height from the building's lowest point to the highest roof elevation is 35 feet.
Min. Lot Size: The minimum size of a lot required for home construction increases with the slope of the land. It is one net
acre if the slope is 10% or less, about 1.5 acres for lots with slopes of 25%, and about 2 acres for lots with
33% slopes.
Open Space Dedication of open space easements may be required where appropriate as a condition of approval for new
Easement: development. Each parcel will be evaluated on a case-by-case basis during the site development review
process to determine whether an open space easement should be required, based on the extent of steep slopes
(generally in excess of 30%), the presence of heritage oak trees, and/or creek corridors. Other considerations
include the size of the proposed open space easement, its contiguity with existing open space easements, and
whether the property is located within an Open Space Conservation Area.
Parking: All residences must have at least four off-street parking spaces.
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Pathways: If the Town's Master Pathway Plan calls for a path on the property, the path is required to be constructed and
complete when the new residence is completed. Where driveways cross a path, they must have a non -slip
surface. (Title 10, Chapter 2, Article 6 of the Los Altos Hills Municipal Code)
Setbacks: Minimum required setbacks are as follows: front yard -40 feet from road right of way or access easement, side
and rear yard -30 feet from property line, road right of way or access easement.
Slope Density: The Town has created slope density requirements as
a way to equalize the intensity of development on
both steep and flat lots. In general, the steeper the
lot, the larger it needs to be to hold the same
amount of development as a flatter lot with equal
impact. When implementing this "slope density"
concept, the Town considers two aspects of a
building site: the floor area of a building and the
amount of land covered by development. The Town
imposes a maximum floor area (MFA) and a
maximum development area (MDA). Two
characteristics of the lot affect these numbers: the
average slope (steepness) and the net area (acreage)
of the site. These limits are designed to keep the
overall impact of developing steeper lots no greater
than the impact of the traditional one (1) acre flat
lots.
Stories: Three (3) story building facades are strongly discouraged, and two (2) story houses may not be permitted on
hilltops and ridges.
Trees: The Town has a Tree Ordinance that protects heritage oak trees.
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Lot Size
Lot Size
1 net acre
2 net acres
MDA=15,000
MDA=30,000
L `
Slope= 1-10%
MFA= 6,000
MFA= 12,000
MDA= 8,839
MDA=17,676
Slope = 20%
MFA= 5.000
MFA= 8,64z
MDA= 3,482MDA=
6,964
Slope = 35%
MFA= 2,320•
MFA= 4,640
. This lot is so constrained that it would require a Conditional Development
Permit
Stories: Three (3) story building facades are strongly discouraged, and two (2) story houses may not be permitted on
hilltops and ridges.
Trees: The Town has a Tree Ordinance that protects heritage oak trees.
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Town of Los Altos Hills
Fast Track Guide for New Residences Checklist
Points range from I to 5, 5=Very Important to 1 =Recommended, R=Required
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thbben-Nattiral, trbosbhare'of Los Altos Hills.
A.1
Build with the contour of the land.
5
B.1
Retain the natural character of creeks, vegetation, and natural drainage swales on your property.
R
-
C.1
An open space easement may be required where appropriate, based on the extent of steep slopes
(generally in excess of 30%), the presence of heritage oak trees, and/or creek corridors.
R
D.1
Place roads and driveways on existing contours to minimize grading. Driveways should have a slope of 15% or less
4
D.2
Sharing driveways with neighbors may be mutually beneficial, especially on long hillside slopes.
I
E.1
Minimize the use of fencing to allow the natural landforms to flow together. Open fencing is encouraged.
R
-
E.2
Fences should be constructed of a non -reflective material and use natural or dark colors.
I
E.3
Entry columns and gates are discouraged as they create a barrier to the flow of open space.
3
EA
The closer a fence is to the roadway, the lower the fence is required to be.
R
-
Goal'11' Dpsignsou I r'Ho'llne'''lo Fftlthd'Site and to bb Unbbtruisivle inthe'Nefghborhoo
A.1
Houses on prominent hilltops or ridgelines may be required to be one story.
R
-
A.2
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.
R
-
A,3
On a sloping site, the structure should be stepped down the hill utilizing one story building elements. Avoid
stilts over downhill slopes. Cut foundations should be used instead on a hilly terrain.
5
B.1
Minimize obstruction of on and off site views by considerate placement of structures.
4
B.2
Incorporate passive solar design with south or southwest -facing roof areas to accommodate a solar energy system.
1
B.3
Provide shading for south facing windows.
I
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Town of Los Altos Hills
Fast Track Guide for New Residences Checklist
Points range from 1 to 5, 5=Very Important to 1=Recommended, R=Required
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Goal ill.. Design your House,to Minimize the�Appearance of Bulk
A.1
Increasing setbacks may help to mitigate mass and bulk.
3
B.1
Longer roof eaves and rakes are encouraged for shade.
2
B.2
Roof slopes should be consistent and complementary with the topography of the site.
3
B.3
The house should be keyed/cut in slopes to reduce fill.
4
13.4
Trellises are encouraged for shade instead of solid roofs (on patios and breezeways) to minimize bulk.
3
B.5
The use of architectural devices such as verandas, balconies, arcades, trellises, building materials, etc... are
encouraged to soften the building bulk.
3
13.6
Vertical and horizontal articulation of building facades should be used to avoid long, uninterrupted exterior walls.
Appropriate scale and proportions should be incorporated into the design to avoid improper balance of the structure.
4
C.1
For exterior building materials, darker or natural colors are encouraged.
3
D.1
Two story walls which increase perception of mass can be mitigated by introducing detail, setting back the second
story, lowering the second story plate height, or using a combination of one and two story elements.
5
E.1
On a sloping lot, a basement underneath a two story home should not be daylighted to avoid
the appearance of a three story facade.
3
E.2
The appearance of a stacked three story facade should be avoided. When building on a sloped lot,
stepping with the hillside is strongly encouraged.
5
91I?age
Town of Los Altos Hills
Fast Track Guide for New Residences Checklist
Points range from 1 to 5, 5=Very Important to 1=Recommended, R=Required
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Goal IV:: Design for Your.Needs,and the Needs of`;the Town=and Those of Your Neighbors
A.1
Minimize fire danger. Class A roofs and sprinkler system are required. Use fire resistant landscape Win 30' of the house.
R
-
A.2
Design site plan to allow for adequate access and turnaround for emergency vehicles.
R
-
A.3
Avoid all geotechnical hazards such as landslides, debris flow, and earthquake faults.
R
-
A.4
Structures shall be set back a minimum of 25 feet from the top of bank of all creeks, to protect the riparian habitat.
R
-
A.5
Design for adequate drainage. Disperse water runoff on your'own property or direct to an
adequate drainage facility. Don't increase runoff into adjacent properties.
R
-
A.6
Reduce soil erosion by minimizing discing, and by using hydro seeding and finished landscaping.
Avoid excessive grading. No grading is allowed within 10 feet of the property line.
R
-
B.1
Locate house away from any noise sources such as freeways and streets to minimize need for sound mitigation
R
-
B.2
Plan for adequate outdoor living when planning your total DA. Cluster structures to maximize open space.
2
B.3
Make landscaping an integral part of your site plan. Existing mature landscaping screening should be
maintained and integrated with new landscape.
3
B.4
Plan for the required four off-street parking places and adequate emergency fire truck turnaround.
R
-
C.1
Respect your neighbor's privacy and views. Avoid locating your house to close to your neighbors or to their
private outdoor or indoor living areas. Landscape to minimize obstructing off site views.
4
C.2
Observe Town pathway system standards and ordinances. When driveway entrances cross
pathways, the driveway surface must be "non -slip" and be maintained to Town standards.
R
-
C.3
Place exterior lights carefully to prevent light from shining into neighboring houses ("spill" lights).
Uplights are generally not allowed. Light source must not be visible from off-site.
R
-
CA
Locate all noise producing equipment, i.e. pool pumps and ac units outside required setbacks.
R
-
0-14 points = Fast Track hearing. 15-21 points = Option to redesign. 22+ points= Planning Commission Hearing TOTAL
.. - ......... _. _. _...................
101Page
10 Fml,\� F Nr
Philosophy
A. Residential design should be compatible with the terrain of the land. Integrate your design and new
landscaping with the surrounding environment. Retain the rural countryside feeling and openness of the
Town's setting. Create a site design that is compatible with the terrain and blends into the surroundings. The
surrounding natural environment should dominate the visual character of your lot.
1. All new construction should be built following the contours of the land in order to create a proper balance, unity,
and harmonious appearance with the site.
- ........ .. . ........_
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pesirable
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Philosophy
B. Natural features of the land and significant existing vegetation should be preserved. Select compatible new
plant materials when designing your landscape plan. Make use of native and existing trees and vegetation,
indigenous grasses, riparian habitat, chaparral, orchards, and oaks. Avoid the introduction of incompatible or
invasive plant species. Plan the outdoor areas and site the house so that existing trees and vegetation can be
preserved. Trees are valued and protected in Los Altos Hills.
1. Retain the natural character of creeks, vegetation, and natural drainage swales on your property, which can ensure
that the existing natural wildlife passageways are not blocked.
_................._......... ..... .......... .....
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12Page
Desirable
Not Permitted �
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Philosophy
C. Open space and pathways easements may be required to preserve an open and rural atmosphere. Pathways
are one of the aspects of open space in Town and link neighborhoods together. Check the Master Path Plan
for the location of planed or existing pathways that may affect your property.
1. An open space easement may be required where appropriate as a condition of approval for new development, based on
the extent of steep slopes (generally in excess of 30%), the presence of heritage oak trees, and/or creek corridors. Other
considerations shall include the size of the proposed open space easement, its contiguity with existing open space
easements, and whether the property is located within an Open Space Conservation Area.
Desirable'
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131Page
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General Plan Land Use Element
. . Goal _II, Program 2.1, LU -9
Philosophy
D. Roads and driveways should be integrated into the natural landscape.
Desi
1. Place roads and driveways into existing
contours to minimize the amount of grading.
Driveways should have a slope of less than
15%.
Desirable
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41
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14 Page
Less Desirable
A&
2. Sharing driveways with neighbors may be
mutually beneficial, especially on long
hillside slopes
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Philosophy
E. Fences and entrances should create an open feeling and blend into the landscape.
1. Minimize the use of fencing to allow the natural landforms to flow together.
2. Fences should be constructed of a non -reflective material and use natural or dark colors.
151Page
Desirable
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Not permitted
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Los Altos Hills Municipal Code Section 10-1.507
3. Entry columns, gates, and porticos are discouraged as they create a barrier to the flow of open space.
1.t,
4. The closer a fence is to the roadway or accessit, �� '' k r w,
easement, the lower the fence is required to be. DeStrable ' `..' •.u�`?r ��,a
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Los Altos Hills Municipal Code Section 10-1.507
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Los Altos Hills Municipal Code Section 10-1.507
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Philosophy
A. Fit the design of the house to the character of the site. The character of the site and its surroundings
should. determine the design of the structures and their placement on the lot. Ultimately, the landscaping
will be the finishing touch that will blend the home with its surroundings.
1. Houses on prominent hilltops or ridgelines may
be required to be one story.
2. 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.
Desirabi
3. On a sloping site, the structure should be
stepped down the hill utilizing one story Lessaen
building elements. Avoid stilts over downhill
slopes. Cut foundations should be used instead
on a hill terrain.
........... _...
17Page
Los Altos Hills Municipal Code Section 10-2.702 (b)
Philosophy
B. Carefully site the house on the lot.
1. Minimize obstruction of on and off site views by the considerate placement of structures. Site structures to
minimize adverse visual impacts when viewed from off the site. Prevent the obstruction of views of adjacent
property owners by structures. Consider the future height of trees and shrubs, so that you and your neighbor's
views on and off site will not become obstructed.
Desirable
Less Desirable
2. Incorporate passive solar design with south or southwest -facing roof areas to accommodate a solar energy system.
3. Provide shading for south -facing windows.
Los Altos Hills Municipal Code Section 10-2.702
181Pa�;e ...............
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Philosophy
A. The appearance of bulk and mass should be minimized when designing a new residence. Techniques include:
greater setbacks for visual separation, avoidance of large massing, implementation of architectural details,
use of texture and color, varied rooflines, and landscaping screening. Siting can mitigate bulk. Whenever
possible, place the house on the lot so that it is framed by the land or existing vegetation.
1. Increasing the setbacks may help mitigate mass and bulk of structures.
Desirable
Less Desirable
191Page
'� " _ •G= -t0' ?EFBACV. LINE—
AM
�. _:.: c%fix .».�: JI �!.-.:.?.. _... __•-__� .. .. _.. ..
` •90' gHTP�0.EK. LINE
DA FI=- = r
Philosophy
B. Architectural details can mitigate size and bulk.
1. Longer roof eaves and rakes are encouraged for
shade.
2. Roof slopes should be consistent and
complementary with the topography of the site.
3. House should be keyed/cut into slopes to reduce
fill.
4. Trellises are encouraged for shade instead of solid
roofs (on patios, balconies, and breezeways) to
minimize bulk.
5. The use of architectural devices such as
verandas, balconies, arcades, trellises, building
materials, etc ... are encouraged to soften the
building bulk.
6. Vertical and horizontal articulation of building
facades should be used to avoid long,
uninterrupted exterior walls. Appropriate scale
and proportions should be incorporated into the
design to avoid improper balance of the
structure.
201Page
Desirable
tens Desirable
Desirable
i ., r', I �C��• 4,nm r W
ti .. r •at4.• �'�ti
Less Desirable
[OR An- F-�---"
qL
Philosophy
C. Exterior materials and colors should blend your house into its surroundings. Utilize colors which occur
naturally in the landscape of your site. Darker or natural colors blend with surroundings. Roofs should be a
dark color if possible and have a variety of shades of that color. A mixture of materials can create interest and
detail. Wood and. stone can help to soften the appearance of stucco and blend it with the natural setting. The
use of texture and well designed detail added to wall surfaces can distract from large blank wall areas and
minimize their perceived impact.
1. For exterior building materials,
darker or natural colors are
encouraged. Energy efficient
"cool roofs" are available in
darker colors.
211Page
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t ■
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F
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Philosophy
D. Building to less than the maximum height can decrease the perception of bulk.
\1.
t L"�\• ` } �'�a Z�X 1 r,t�i+. �a : 1 `w �� ..`� - '-� fff t
�1.. Ch i•r. � } 1.. }+'i�' . ` y.% i y(l/�� •l1 'r .3' y �l^'`,.'.'_ �1,.-5 : �1, y'/�
_ ) 11: 1. e'
— 4 .
1. Two story walls which increase perception of mass can be mitigated by introducing detail, setting back the second
story, lowering the second story plate height, or using a combination of one and two story elements in the design.
22 � P �. g e _- __.._
Lo' \,N-j� CF
Philosophy
E. Basements can reduce bulk by putting portions of the house underground.
1. On a sloping lot, basements below a two story home should not be daylighted, to avoid the appearance of a three story
facade.
2. The appearance of a stacked three story facade should be avoided. When building on a sloping lot, stepping with the
hillside is encouraged.
Desirable
231Page
lui
I occ rlocirnhlo
Philosophy
A. Design for safety. Reduce fire hazards by using site design and fire resistant landscaping, as well as carefully
selected building materials to minimize fire danger.
D�siraTale
Not Permitted
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s Ott"'
�?
,�;, . � � �, • 'titin it
i 1 ACG. d
',` Nox-rim RA -MO Rood
bait
`i 'ti' .t i1 tl�}tlJ j�l to frr.• •.:{�r
1. Class A roofs and fire sprinklers are required. Use fire resistant landscape within 30 feet of the house.
24Page
DD VDI , A, F -7
Los Altos Hills Municipal Code Section 8-8.08 (930.2)
'Th.•!';y"{'� irk `'t' {I.+•`..`
Not Permitted
r'Jr.
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�?
,�;, . � � �, • 'titin it
i 1 ACG. d
',` Nox-rim RA -MO Rood
bait
`i 'ti' .t i1 tl�}tlJ j�l to frr.• •.:{�r
1. Class A roofs and fire sprinklers are required. Use fire resistant landscape within 30 feet of the house.
24Page
DD VDI , A, F -7
Los Altos Hills Municipal Code Section 8-8.08 (930.2)
2. Design a site plan to allow for adequate
access and turnaround for emergency
vehicles.
4f
�A 0A
fit
25 1 P a g e
AN F, 7-
3. Avoid all geotechnical hazards
such as landslides, debris
flow, and earthquake faults.
Los Altos Hills Municipal Code Section 8-8.08 (4714.2)
4. Structures shall be set back a minimum of 25 feet
from the top of creek banks. Greater setbacks
may be required along major creeks in the Town.
Desirable
DRAINAGF— 5WAue.:7
PROPERTY LINE—�
5. Design for adequate drainage. Disperse water
runoff on your own property or direct to an
adequate drainage facility. Don't increase runoff
into adjacent properties.
6. Reduce soil erosion by minimizing discing, using hydro seeding, and finished landscaping. Deeper rooted
landscaping may help control the erosion Avoid excessive grading. No grading is allowed within ten feet of the
property line.
261Page
Los Altos Hills Municipal Code Sections 10-2.407, 10-2.502, and 10-2.702 (e)
I-N'�'A IF 7
Philosophy
B. Design for livability
Desirable
a
SOLMD
Less Desirable
1. Locate the house away from any noise sources such as freeways and streets to minimize the need for sound
mitigation.
.............
271Pagc
10 R ,sr� IFT
2. Plan for adequate outdoor living when planning your total development area. Cluster structures to maximize
open space.
Desirable
3. Make landscaping an integral part of your site plan. Existing mature landscaping should be maintained and
integrated with new landscape screening.
4. Plan for the required four (4) off-street parking spaces and adequate space for the fire truck turnaround.
Los Altos Hills Municipal Code Section 8-8.08 (4714.2) and 10-1.601
......... .......... .......... _................ ..... ........ ..................... . ............................ ......
281Page
OIJI) /i`, fir-.
1 1r'1L-
�I -.
Philosophy
C. Design to be neighbor friendly
1. Respect your neighbor's privacy and views. Avoid locating your
house too close to your neighbors or their private outdoor or indoor
living areas. Landscape in such a way to minimize obstructing off
site views.
Desirable
20"
4 f�0�.5 IP-StJRf'AC(r•^'; � PdTHWAY
' '�
i ki i `{.: 1 l� !• M1F..r, .c'!"• r
v'-
y ROAD?
Desirable
aer' 1�
Less Desirable I �`
• 15.5
77
n �
t
2. Observe the Town pathway system standards and
ordinances. When driveway entrances cross pathways, the
driveway surface must be 'anon -slip" and be maintained to
Town standards.
3. Place exterior lights carefully to prevent light from shining into neighboring
houses ("spill" lights). Uplights are generally not allowed. The light source
must not be visible from off site. High intensity discharge lighting, such as
mercury vapor, sodium, and metal halide lights are prohibited.
29Page
'L[_-_ 2' U1F I A F E 7 ��
Desirable
Less Desirable
Los Altos Hills Municipal Code Section 10-2.605 and 10-2.1005
4. Locate all noise producing equipment, such as pool pumps and ac units outside required setbacks. All equipment shall
comply with the Town's noise ordinance.
aesi rable
r �S
301Page
Less Desirable
t
DD�
Los Altos Hills Municipal Code Section 5-2.02
.......... _. .. .....................
Appeals Any party dissatisfied with a decision of an administrative body may appeal that decision to the next
Los Altos Hills Municipal Code higher body. Staff decisions are appealed to the Planning Commission, Planning Commission
Section 10-1.1002 decisions are appealed to the Council.
Average Slope Average slope describes the steepness of a lot and is important for determining how much
Los Altos Hills Municipal Code development will be allowed. Lots with average slope exceeding 10% have greater restrictions
Section 10-1.202
regarding amount of development permitted.
Basement A basement is space partly or wholly underground. Under some circumstances it may not be
Los Altos Hills Municipal Code counted as floor area.
Section 10-1.202
Building Circle For a new lot to be created, it must be able to contain within its net area a circle of 160' in diameter.
Los Altos Hills Municipal Code This is called the building circle. The ultimate building site does not necessarily have to be in the
Section 9-1.603 (a) circle, but there must be a buildable site in the building circle that is accessible by a driveway.
Conditional Development Permit A conditional development permit (CDP) is a permit with special conditions to mitigate problems on
Los Altos Hills Municipal Code substandard or severely constrained lots granted by the Planning Commission or the City Council.
Section 10-1.007 (3) Among those lots that require CDP's are those that have a lot unit factor (LUF) less than 0.5 and
some lots constrained by habitation setback for geologic hazard or noise.
Conditional Use Permit A conditional use permit (CUP) is a permit granted by the Planning Commission or City Council for a
Los Altos Hills Municipal Code use other than residential use. Other uses, as specified in the codes, may be permitted with
Section 10-1.1007 (1) conditions.
Development Area Development area is the total floor area plus the total area of land covered by structures and
Los Altos Hills Municipal Code hardscape not included in floor area. Areas exempted from being counted as development area are
Section 10-1.502 described in code section 10-1.502. The maximum development area (MDA) is the largest amount of
development area allowed on the lot. It is a function of the net acreage and average slope
(steepness) of the site. Some lots may be so constrained that they may never be able to use their
full MDA.
Findings Findings are a set of circumstances which will make the granting of special privilege such as a
variance, a CUP, or a CDP acceptable under the law.
__.. .. . .._._ .... _... ....... .................. ........ ---- .......
311Page
LFFJIR , A- - FQ F- T
Floor Area Floor area is the sum of the area of all floors including the garage and any attic (or similar space)
Los Altos Hills Municipal Code which exceeds seven feet. In addition, any areas over 17 feet from floor to ceiling count double.
Section 10-1.503 Some basements are exempt from being counted as floor area (see definition of basement). The
maximum floor area (MFA) allowed depends on both the net acreage and slope of the lot. Because
floor area is part of development area, the greater the floor area the less development area
available outside.
Hardscape Hardscape includes all artificially produced impervious and semi -permeable surfaces, such as
concrete, asphalt, pools, sports courts, permeable pavers, permeable concrete, grasscrete pavers,
artificial turf, and wooden decks.
Height of a Structure The height of a structure is the distance from natural or finished grade (whichever is lower) to the
Los Altos Hills Municipal Code top of the structure. The maximum height allowed for any vertical section of a structure is 27 feet,
Section 10-1.504 and 35 feet measured between the lowest natural grade elevation of the structure along the building
line and the highest elevation of the roof of the structure, including appurtenances. An increased
vertical building height of up to 32' may be allowed with increased setbacks.
Heritage Oak A heritage oak is an oak tree with a diameter of 12" or more when measured at least four feet
Los Altos Hills Municipal Code above the root crown.
Section 12-2.101
Human Habitation Setback A human habitation setback (HHS) is an area of a lot on which no habitable structure may be placed
because of a seismic hazard. Such setbacks are typically 25 feet on either side of a fault line.
Lot Unit A lot unit is the minimum acreage required for a lot with a given slope. A three acre parcel will
contain three lot units if its slope is 10% or less, two lot units if its slope is 25%, but only one lot
with slope of 42%.
Lot Unit Factor The lot unit factor (LUF) is the number of lot units in a given parcel. Some lots with a LUF less than
Los Altos Hills Municipal Code one were created early in the Town's history. These lots are considered non -conforming and their
Section 10-1.202 development is restricted accordingly. Lots with LUF less than one may not be created today.
MDA Maximum development area (see development area).
Los Altos Hills Municipal Code
Section 10-1.502
MFA Maximum floor area (see floor area).
Los Altos. Hills Municipal Code
Section 10-1.503
....... .......................................:..
321Page
Net Area of Lot The net area of a lot is equal to the gross area less panhandles and all public and private easements
Los Altos Hills Municipal Code for vehicular access within the parcel.
Section 10-1.202
Non -Conforming Lot An existing lot that does not meet the Town's current standards is considered non -conforming.
Los Altos Hills Municipal Code Among the reasons a lot may non -conforming are: a LUF less than one or a lot unable to hold a 160'
Section 10-1.1007 (3) diameter building circle.
Off Road Paths A major recreation amenity of the Town is our off road pathway system. Paths usually run along
Los Altos Hills Municipal Code easements located on the property lines of many parcels.
Section 10-1.202
On Road Paths Pathways that run along or within a road right of way are call on -road paths.
Los Altos Hills Municipal Code
Section 10-1.202
Open Space Easement Open space easements exist to protect the land and such natural features as slopes over 30%, oak
tree coverage, and creeks. There may be additional restrictions depending on the nature of the
easement.
Ridgeline Lots deemed to be on a ridgeline may be subject to design restrictions aimed at making the
Los Altos Hills Municipal Code structures less conspicuous.
Section 10-2.702 (b)
Road Right of Way The full width of the road is the road right of way. Usually only a portion of it is paved.
Secondary Unit A secondary unit is an attached or detached dwelling unit which has facilities for eating, sleeping,
Los Altos Hills Municipal Code cooking, and sanitation located on the same parcel as the primary unit. A secondary unit may not
Section 10-1.702 (1) exceed 1,000 square feet in floor area. No more than one secondary unit is allowed per parcel. One
net acre is required.
Setback The setback is a line defining an area adjacent to the property line in which no structures may be
Los Altos Hills Municipal Code built. There is a 30 foot setback for the rear and side property lines and a 40 foot setback for the front.
Section 10-1.505
Site Analysis Site analysis is a process by which a homeowner meets with staff before development plans have
progressed substantially to learn about potential constraints, design considerations, and general
guidelines in designing a home.
Variance A variance is an exemption to a law or standard granted to resolve a difficulty or inequity (not of the
Los Altos Hills Municipal Code applicant's own making) which may result from exceptional circumstances of a property.
Section 10-1.1007 (2)
.... ....... __._.. _._.. ... ......... ..... _ ........ .......... .........
33Page
DD jR%k [F
A.
Access- 25
Appeals- 31
Average Slope (steepness)- 6, 31
B.
Basements- 5,23,31
Building Circle- 31
Bulk- 19-23
C.
Chaparral- 12
Colors- 15, 21
Conditional Development Permit- 31
Conservation Easement - 5
Contour of Land- 11,14
Creeks- 5, 12
D.
Debris Flow- 25
Deck- 32
Development Checklist- 8-10
Development Area- 6, 28, 31
Discing- 26
Drainage- 12, 26
Driveways- 14, 29
341Page
E.
Earthquake Faults- 25
Easements (open space)- 5, 13, 33
Eaves- 20
Emergency Vehicles- 25
Entrances- 15, 29
Entry (columns, gates, porticos)- 16
Environmental Design & Protection Committee- 34
F.
Faults, Earthquakes- 25
Fences- 15, 16
Fill- 20
Fire Safety- 24
Floor Area - 6, 32
Foundations - 17
G.
Grading- 5, 14, 26
Green Building -5, 18, 21
H.
Hardscape- 32
Hazards (fire)- 24
Hazards (geotechnical)- 25
Height- 5, 22, 32
Heritage Oaks- 5, 13, 32
Hilltops- 17
Human Habitation Setbacks- 32
Hydro Seeding- 26
I.
Indigenous Grasses- 12
L.
Landscape - 12, 24, 28, 29
Landscaping- 11, 17, 19, 24, 26, 28
Landscape (fire resistant)- 24
Lights (spill)- 29
Lights (exterior)- 29
Livability- 27
Living Area (indoor)- 29
Living Area (outdoor)- 28, 29
Lot (sloping) - 17, 26
Lot (non -conforming)- 33
Lot Unit- 32
Lot Unit Factor- 32
Lot (minimum)- 5
M.
Mass, Massing- 19, 22
Master Path Plan- 13
Materials- 21, 24
Maximum Development Area- 6, 32, 33
Maximum Floor Area -6, 32
Mitigate- 19, 20, 22
N.
Neighbor Friendly- 29
Net Area (acreage)- 6, 33
Noise- 27, 30
Non -Conforming Lot- 33
Non Reflective Materials- 15
Non Slip Surface- 29
O.
Oaks- 5, 12, 13, 32
Off Road Path- 33
On Road Path- 33
Open, Openness- 11, 13
Open Space Easement- 5, 13, 33
Orchards- 3,12
P.
Parking (off street)- 5, 28
Pathway- 5, 13, 29
Patio- 20
.......... .......................
351Page
Planning Commission- 31
Site Development Review Process -7
Pool Pump- 30
Privacy- 29
Property Line- 5, 26
R.
Ridgelines- 17
Riparian Habitat- 12
Road Right of Way- 33
Roof (class A)- 24
Rooflines- 19
Runoff- 26
S.
Safety- 24
Screening- 19, 28
Secondary Dwelling Unit- 33
Setback- 5, 19, 30, 33
Setback (human habitation)- 32
Site (sloping)- 17
Site Analysis- 33
Siting- 19
Slides (land)- 25
Slope Density- 6
Slope (average)- 6, 31
Slope (driveway)- 14
Soil Erosion- 26
Uj ail�IkFC-
Sprinkler System (fire)- 24
Steeper Lots- 6
Stepped Down- 17
Stilts- 17
Story (three story)- 5, 17, 22, 23
Swales (drainage)- 12
T.
Terrain (hill)- 11, 17
Terrain (compatibility with)- 11, 17
Turnaround (fire truck)- 25, 28
U.
Underground- 23
V.
Variance- 33
Vegetation- 12, 19
View(s)- 18
W.
Walls- 20, 22
Z.
Zoning- 5
Attachment 2
M
!111111 IT!
z1v
Guidelinesn es f or
Residential Design
Land Use
Prepared by:
The Town of Los Altos Hills
Carrasco & Associates, Architects
Robert Frank, Illustration & Graphics
Committee Members:
Sharyn Brown, Environmental Design Committee
Edwina Comiso, Planning Commission
Elayne Dauber, city council
Carol Gottlieb, Pathway Committee
Bob Johnson, city council
Linda Niles, Town Planner
Dot Schreiner, Planning Commission
City Council
Bob Johnson, Mayor
Elayne Dauber, Mayor Pro Tem
Sid Hubbard
Bill Siegel
Barbara Tryon
City Manager
Les Jones
Approved by the City Council on February 16, 1994
01994 The Town of Los Altos Hills and Carrasco & Associates
Printed on Recycled Paper
el Y
WELCOME TO LOS ALTS HILLS!
Los Altos Hills is a rural town in which the residents forgo the convenience of proximity to
shopping, theaters, and restaurants in return for living in a quiet, country environment.
The Town is characterized by rolling hills, valleys, creeks, and woods. Many properties have
sweeping views of San Francisco Bay, Santa Clara Valley, and the coastal mountains to the
west. Most well-established properties fit into the immediate environment and
harmoniously blend with the overall neighborhood.
The Town's zoning ordinances and General Plan require that every effort be made to
preserve the Town's open, natural atmosphere and rustic appearance. Thus, a newcomer
who buys an undeveloped lot with the intent of building an entirely new home is faced
with a special challenge, and a resident who wishes to remodel an existing residence must
be careful to see that these requirements are met.
The purpose of these guidelines is to help those who are planning to build new homes, or
to remodel existing ones, understand the basic philosophy behind the zoning ordinances
and the General Plan. Such an understanding will help them to arrive more rapidly at a
home design which will be consistent with the demands of the environment, and also
assist in avoiding the aggravation of expensive redesigns.
The guidelines show ways to take maximum advantage of the natural assets of building
sites, and point out pitfalls that can lead to unsightly or other undesirable results. Such
results can lead to disappointment with the finished home, and may be expensive to
correct. The illustrations in the guidelines show examples of designs which experience has
shown to achieve good results, together with some not -so -successful approaches. The
former may even give you some new ideas for designing your own home.
Bear in mind that in exercising the privilege of building or remodeling your dream home in
Los Altos Hills, you have an obligation to the rest of the community to preserve the existing
natural beauty of the environment, respecting, as far as possible, the concerns of your
neighbors, and the residents of the Town as a whole.
The building of homes in the Town is regulated by the Town's zoning ordinances, and the
General Plan. This handbook is meant to familiarize you with the spirit of those legal
documents, and is not meant to replace them. If the guidelines appear in any detail to
conflict with them, the zoning ordinances and the General Plan take precedence.
If you need any additional clarification of these guidelines, the Town staff will always be
ready and pleased to provide it.
2/94
TABLE OF CONTENTS
THINGS TO BEAR IN MIND WHEN YOU USE THESE GUIDELINES .........................2
THEPLANNING PROCESS...................................................................................................3
WHATIS SLOPE DENSITY?.................................................................................................4
GUIDELINES
GOAL I RETAIN AND ENHANCE THE OPEN NATURAL,
ATMOSPHERE OF LOS ALTOS HILLS....................................................5
A. Design should be compatible with the terrain...................................................................5
B. Natural features of the land and significant existing
vegetation should be preserved. Select compatible new plant materials ..........................6
C. Conservation and pathway easements may be required to
preserve an open, rural atmosphere...................................................................................7
D. Roads and driveways should be integrated into the natural landscape ..............................8
E. Fences and entrances should create an open feeling and blend into
thelandscape.....................................................................................................................10
GOAL II DESIGN YOUR HOME TO FIT THE SITE AND
TO BE UNOBTRUSIVE IN THE NEIGHBORHOOD..............................13
A. Fit the design of the house to the character of the site.......................................................13
B. Design for compatibility with the established neighborhood............................................15
C. Carefully site the house on the lot.....................................................................................16
D. Landscape to blend the house into its surroundings..........................................................18
GOAL III DESIGN YOU HOUSE TO MINIMIZE
THE APPEARANCE OF BULK...................................................................19
A. Siting can mitigate bulk........................................................:............................................19
B. Architectural details can mitigate size and bulk................................................................20
C. Exterior materials and colors should blend your
house into its surroundings................................................................................................22
D. Building to less than maximum height can decrease perception of bulk ........................... 22
E. Basements can reduce bulk by putting portions of the
houseunderground............................................................................................................23
GOAL IV DESIGN FOR YOUR NEEDS, THE NEEDS OF THE TOWN
AND THOSE OF YOUR NEIGHBORS......................................................25
A. Design for safety...............................................................................................................25
B. Design for livability...........................................................................................................28
C. Design to be neighbor-friendly..........................................................................................29
SOME OF THE TOWN'S KEY DEVELOPMENT REGULATIONS................................32
GLOSSARY.....................:.........................................................................................................33
INDEX............................................................................................:............................................3®
SUPPLEMENTAL POLICIES................................................................................................39
5/97
THINGS TO BEAR IN MIND
WHEN YOU USE THESE GUIDELINES
a
The guidelines have been developed to be consistent with the Town ordinances,
policies, and regulations. Since the ordinances and policies are modified from time to
time, it is advisable to check with the Town planning department to determine whether
there have been any significant changes since the guidelines were published.
2. These guidelines are intended to set the framework for appropriate design, but not
inhibit creativity in design and problem solving. However, to deviate from the
guidelines there must be adequate justification.
3. Every lot is unique. Not all guidelines will be applicable to your lot.
4. If you have not yet purchased a home site, and have a particular style of house in mind,
you should look for a lot with which your chosen style will harmonize. If you have
already acquired a lot, be sure to design a home which is appropriate for it.
On a highly visible lot, both the good and the bad points of the design of a home tend
to show up more obviously than on a more secluded lot. It is therefore important
when planning a home on an exposed lot to observe the guidelines more rigorously.
6. The planning staff will tell you how to apply for a site analysis. Site analysis is
extremely helpful to the prospective home owner, in that it not only draws attention to
the opportunities for exploiting the good points of the site, but also alerts the owner to
important factors which may not be obvious to the uninitiated. Among such factors
may be: site views and privacy issues, which are sometimes difficult to imagine on an
undeveloped site; grading and drainage issues; and, of great importance in Los Altos
Hills, existing or potential future pathway requirements. The planning staff will also
advise you as to whether you should seek a planning commission review.
7. In addition to the required public notice, it makes for good relations with your future
neighbors if you meet with them beforehand, and find out any special concerns they
may have about a new home next to them. It is often possible to allay these concerns
without compromising your intended design, or stifling your own creativity.
8. Determine the opportunities and constraints which your lot offers before you plan your
house, your landscaping, and the site improvements. To ignore these opportunities
and constraints is to invite development of an inappropriate site plan.
2194
START
SITE
ANALYSIS
Initial review of
conceptual plans by
Staff or preliminary
review by Planning
Commission for
conformance with
codes and
constraints on land
THE PLANNING PROCESS
approved
SITE
DEVELOPMENT
Review of the project
at a public hearing
with Staff or the Site
Development
Committee
Submit plans for
review and
recommendations
from Pathway and
Environmental
Design Committees
approved
PLANNING
CITY
COMMISSION
COUNCIL
Review of the project
Review of the project
on the consent
on the consent
-alender or at a public
calender or at a public
hearing with the
hearing of the City
Planning Commission
Council .
denied 1 If denied
redesign I L----4 redesign
redesign & resubmit
(D All denials and approvals in circles
maybe appealed to the next. level.
2/94 3
Building
Permit
I denied I
WHAT IS SLOPE DENSITY?
Experience in Los Altos Hills and other hillside communities has shown that problems of
developing a building site (e.g. grading, access, screening, runoff, erosion) generally
increase sharply on steeper lots if there is not a compensating decrease in the intensity of
development. In general, the steeper the lot, the larger it needs to be to hold the
same amount of development with equal impact. In implementing this "slope
density" concept, the Town considers two aspects of a building site; the floor area of a
building, and the amount of land covered by development (the main building, any
secondary dwelling or accessory structure, pool, patio, sports court, 'stable, walkways,
driveways, etc.). The Town imposes a maximum floor area (MFA) and a maximum
development area (MDA). These maxima may not be achievable due to constraints on the
lot. Two characteristics of the lot affect these numbers; the average slope (steepness), and
the net area (acreage) of the site. You can calculate your MDA and MFA from formulas
found in the zoning ordinance (Secs. 10-1.502 and 10-1.503). These limits are designed
to keep the overall impact of developing steeper lots no greater than the impact of the
traditional one acre flat lots.
The following examples show MDA and MFA in square feet for one and two acre lots
depending on the slope.
Slope= 1-10%
Slope = 20%
./� �• �; ter,
tom-
Lot Size Lot Size
1 net acre 2 net acres
MDA=15,000 I MDA=30,000
MFA= 6,000 MFA= 12,000
MDA= 8,839 I MDA=17,678
M FA= 4.321 M FA= 8.642
MDA= 3,482
Slope = 35% I MFA= 2,320*
* This lot is so constrained that it would require a Conditional- Development Permit.
MDA= 6,964
M FA= 4,640
4 2/94
GOAL I: RETAIN AND ENHANCE THE OPEN
NATURAL ATMOSPHERE OF LOQ ALi0S HILLS
Integrate your design and its landscape with the surrounding environment
and terrain. Retain the rural countryside feeling and the openness of the
Town's setting. The surrounding natural environment must dominate the
visual character of your lot.
A. DESIGN SHOULD BE COMPATIBLE WITH THE TERRAIN.
Desirable
cd
CODES:
- �:" � r� 'n ^� ,•ti+ � _' � �' � `r F ;:�.; rf�``. �•'" ;% i'..°%�. CODES:
rr -� •% r- !� ,r , r i = ,/ I77T r' Fes•'% - `�§ 9-1.228
a_.r, �10-1.701-
. 1.702
`r
tl4rCrt..-//� " '' - . Y' sh', • ' ; r .�l Y• _ •� OF -
4.
I. Make site design compatible with the terrain and blend it into the surroundings.
Z. Build with the contour of the land.
3. Retain the openness of the setting while developing the site.
2/94 5
B. NATURAL FEATURES OF THE LAND AND SIGNIFICANT EXISTING
VEGETATION SHOULD BE PRESERVED. SELECT COMPATIBLE NEW
PLANT MATERIALS.
Desirable
. ••+yAf r _ "' i � ' G !—L-V_+'fC(• err
` ' CODES:
Less Desirable
��•;��'r1�;FJ� /.r;._ ,i�: s 4 :>. •'';�' 111`
§ 9-1.607
§ 10-1.702
§ 10-2.702
§ 10-2.801-
2.808 .
§ 12-2.501
•n• __ ,� ._• _,. fly;—.
1. Make use of native and existing trees and vegetation, indigenous grasses, riparian
habitat, chaparral, orchards, and oaks. Avoid the introduction of incompatible
plant species.
Z. Plan the outdoor areas and site house so that existing trees and vegetation can be
saved. Trees are valued and protected in Los Altos Hills.
Desirable
•y C,
!
-,%�
• �yylr��f�
Not Permitted
i FILL
CREEK
LEGS TNaN ZSR �r
3. Retain the natural character of creeks and natural drainage swales on your
property, especially within the required setbacks.
CODES:
§ 10-2.801
6 2/9a
M 0I
i FILL
CREEK
LEGS TNaN ZSR �r
3. Retain the natural character of creeks and natural drainage swales on your
property, especially within the required setbacks.
CODES:
§ 10-2.801
6 2/9a
Co CONSERVATION AND PATHWAY EASEMENTS MAY BE REQUIRE®` O
PRESERVE AN OPEN, RURAL ATMOSPHERE.
Desirable
CODES:
§ 10-2.601-
2.607
1. Pathways are one of the aspects of open space in Town and link neighborhoods
together. Check the Master Path Plan for location that may affect your property.
Set homes back from paths and landscape to preserve your privacy.
Desirable
HERITAGE OAKS
2. Land with slope over 30% may be placed in conservation easement. If so, it must
be left in its natural state. Mowing of hillsides instead of discing for fire safety is
encouraged to prevent soil loss and erosion, and is required within 10 feet of roads
and paths.
3. Areas with groves of mature oaks may be required to be placed in conservation
easements.
4. Land 25 feet from top of bank on either side of the creek must be placed in
conservation easement. The State Department of Fish and Game may require
more than 25 feet.
2/94
7
D. ROADS AND DRIVEWAYS SHOULD RE INTEGRATED INTO THE NATURAL =
LANDSCAPE.
Desirable
Less Desirable
r
CODES:
§ 10-2.1102
'T
—
FA
1. Place roads and driveways into existing contours to minimize grading. Driveways
should have a slope less than 15%.
Desirable
`'}LV
(r••(f:�
Or
a! —_-:� �(�( rrn •' J fir." _'� ,}(�a
fit
_ �('` ted• '=iLKGi.�F'} •yL �! (.%,(�. .., •�" ��
- � j :y •raa( �` ` —`` (.0 -Y`s'�. �. � : -�� ;.a: �yi.'y{ rct '` iiC�li ��/iY L..~rri•!-
. v[o. f s� . .� r r F �tI% 1[�' y "jos•.
2
(`
Sharing driveways with neighbors may be mutually beneficial, especially
on long hillside slopes.
N
N
D. (cont.) Rads and Ddveways
Desirable
'—A
Cz
rl
Ir
CODES:
-•_ • _ _ § 10-2.1101
Discouraged
�- ��� t.1.iWe
%l<• -j r•. `�r,.•�.•ri���r.� ��\. r 'sa; ('�=t �t•;!`�'•Y�(�,�.�r`/���.1.:.
Ale/,`, !C"� `fC �," L %i( . ^ �' .` •" .� ,G uX
�s �- _ °' r� -' °`fit = ti ,/ULA' •�5—_ c-..
r � _
3. Double access driveways are discouraged unless safety is a factor
Desirable
4:1C.4't I11, SIGHT
LINE� I ,��' C- L%) J
CODES:
NOTE
Not SLIP - �� i § 10-2.802(e)
:;--- SURFACE WHERE
DRIVEWAY GROSSES T �, § 10 -2.1101 -
PATH.
till
Ij
fII
4. Adequate visibility and sight distance must be provided where driveway meets the
road.
2/94 9
E. FENCES AND ENTRANCES SHOULD CREATE AN OPEN FEELING AND
BLEND INTO THE LANDSCAPE.
Desirable Less Desirable
1. Build fences of non -reflective materials and use natural or dark colors. This is
especially important for fences around sport courts.
Desirable
we
(c.. f, i(",'J -��� II ('•'.• r. II I•F•+._!`
Less Desirable
Li. -•gip
CODES:
§ 10-1.504(fl(h)
2. Entry columns, gates and porticos are discouraged as they create a barrier
to the flow of open space.
10 zr94
WOOD
1 •�
e
"moi` �..
"ht
�,G''f
',.5 �.�:'
'�'` is
��"'
i'`
1. Build fences of non -reflective materials and use natural or dark colors. This is
especially important for fences around sport courts.
Desirable
we
(c.. f, i(",'J -��� II ('•'.• r. II I•F•+._!`
Less Desirable
Li. -•gip
CODES:
§ 10-1.504(fl(h)
2. Entry columns, gates and porticos are discouraged as they create a barrier
to the flow of open space.
10 zr94
E. (cont.) Fences and Entrances
Desirable
-- fu,! qtr.• \` v
0" k-
c'-biir/'.�
i � � � �ffi•'• 'fes s �• ��C�II r-.yy.�+�--'vs°'�_ -• S•, _
r-� -- � 7-S��'iu., i �•-����. tf L vlfM1�`•c�\
Less Desirable
CODES:
§ 10-1.504(d)
§ 10-2.808
\\� \,-��t1�� � _ fs.`••f rt-w(�.1�� is „,�'= ��. ` ,•'. �\�i�
/ • ._'./r
—T�r1j2a�rGL,
�_-
3. Minimize use of fencing to allow the natural landforms to flow together. Along any
street frontages, only open fencing is permitted or solid fencing less than 3 feet in
height. Solid fencing and walls are discouraged because they are detrimental to the
"open look." If fences are built, include plant material to soften their appearance.
4. The closer a fence is to the roadway, the lower the fence is required to be.
2/94 11
v�
r
ai "q�1
-- fu,! qtr.• \` v
0" k-
c'-biir/'.�
i � � � �ffi•'• 'fes s �• ��C�II r-.yy.�+�--'vs°'�_ -• S•, _
r-� -- � 7-S��'iu., i �•-����. tf L vlfM1�`•c�\
Less Desirable
CODES:
§ 10-1.504(d)
§ 10-2.808
\\� \,-��t1�� � _ fs.`••f rt-w(�.1�� is „,�'= ��. ` ,•'. �\�i�
/ • ._'./r
—T�r1j2a�rGL,
�_-
3. Minimize use of fencing to allow the natural landforms to flow together. Along any
street frontages, only open fencing is permitted or solid fencing less than 3 feet in
height. Solid fencing and walls are discouraged because they are detrimental to the
"open look." If fences are built, include plant material to soften their appearance.
4. The closer a fence is to the roadway, the lower the fence is required to be.
2/94 11
Notes
DESIGN YOUR HOME TO FIT THE SITE AND
TO BE UNOBTRUSIVE IN THE NEIGHBORHOOD
The character of the site and the neighborhood should determine the design of the
structures and their placement on the lot. Ultimately, the landscaping will be the
finishing touch that will blend the home with its surroundings
A. FIT THE DESIGN OF THE HOUSE TO THE CHARACTER OF THE SITE.
Desirable
i
2/94
•, � :' : ��- off. ,.
wr.sr:;r,_sic;r _�•rffarst. _'!l.%,�F
CODES:
§ 10-2.701-
2.702
Houses on prominent and highly visible hilltops or ridgelines should flow with the
land and may be required to be one story.
13
A. (cont.) Fit the Design
DesirablE
Less Des
CODES:
10-2.401-
2.410
10-2.702,b,(2)(5)
10-2.702,c
10-2.501
2. On a sloping site, the structure should be stepped down the hill utilizing one story
building elements. Avoid cantilevers and stilts over downhill slopes. Cut
foundations should be used instead of fill on hilly terrain.
Desirable
Less Desirable
j
3. On flat or rolling sites, two story houses of 27 feet may be accommodated
using proper architectural techniques.
14 2/94
Be DESIGN FOR COMPWTI8ILOTY WITH THE ESTABLISHED NEIGHBORHOOD.
Desirable
L' ���• V ��,�"i : ` rell
..,11�._, � r.. � licit i� � �r`�r t 4r •�`. _�-
G.
%rte _•�'7f�,j.� \;;,fir -► ';'1�.�..c'�7�,,•'R'r 1.
` CODES:
...�• �• :. .CG}�.... "rte rr�1►..
10-2.701-
�/
C.- c44 to.--�: � • 2.703
1. In a neighborhood of predominantly one story dwellings, one story or modified
two story structures are encouraged.
Desirable
T
C'
:af
r2
.,
Z. Compatibility with a neighborhood occurs when homes retain their individuality
without dominating. Strive for interest and diversity by either style, position or
siting of the house.
2/94
15
B. (cont.) Design for Compatibility
Desirable
li
1 1
-- .. _ 1 0.
Less Desirable
,
1
140+ SET64CIC i
I
3. Retain the visual openness between you and your neighbor by varying setbacks
on all lots, whether gently sloping or hilly.
C. CAREFULLY SITE THE HOUSE ON THE LOT.
Desirable z� _'`' _ _ a• _
CODES:
g 10-1.505
COMTOWL LINES
Less Desirable' r
_ ` s '''. `.Lid'" �•"' 7 �'
1. The shape of the house should consider the shape of the lot and the contours in
order to create a proper balance, unity, and harmonious appearance with the site.
16 2/94
Co (cont.) Carefully Site the House
Desirable
Less Desirable
CODES:
§ 10-2.701
§ 10-2.802(g)
2. Minimize obstructing on- and off-site views by careful placement of structures.
Desirable
Less Desirable
CODES:
§ 10-1.702
3
2/94
11 t
Secondary and accessory structures should be sited to have a rural, informal
relationship with the main building. Driveway access to a secondary dwelling
must extend from the main driveway.
17
D. LANDSCAPE TO BLEND THE HOUSE INTO ITS SURROUNDINGS.
Desirable
:rte,.•. �'- N�rl'yl�M�1A'�_yg1k�,t�pcT/t{,y[, „ �• 'n ;r ..r. . '
.. a•-r-•� I•)�''�`�+ �> '••F,, .Tf11 ,l�I�:�l4 y/•(�r• �i ir` 4�'
lit,' „'J�'';• '
V..•+•r.
• M -r..' Imo,! �.Qr;i �... •' I,A�itil`�r , �; '� 'r�l t` ��1 Jt, _: ff!{`' ,
CODES:
10
IT
2.808
' � Y: .-, �` n...� �``}cY� �...w 111 r.., �. 1: i ��l• , '�*
` •UPS iilir•/'r�...11r%% C;�wrs
� A���
tip
44
..:$' rVtt•D.> la`s. ��-y.•`"� _�' w.
0lu4e --ti t •buo•/J' = -- — -
1. Landscape should be used to soften all off-site views of all structures.
Z. Landscape can provide privacy while not blocking on- and off-site views.
18 2/94
GOAL III: DESIGN YOUR HOUSE TO MINIMIZE
THE APPEARANCE OF BULK
The appearance of bulk and mass should be minimized when designing your
house. Techniques to use include greater setbacks for visual separation,
avoidance of large massing, architectural details, use of texture and color,
varied roof lines, and landscaping.
A. SITING CAN MITIGATE BULK
Desirable
Ifl
UA
� 7 i� r '�•.. 1' p
!(r ( CiG.t1fr as r' ! - - ,
4
77.
740".51aT&ACK'
LINE
__ ..•_ _ cn tea. �. �t(�`.-: ..
Less Desirable
t V1� , �i �• 7,.!
WE
��!•� Sif V�
1kT6A,GK LINE
1. Increasing the setbacks will mitigate the bulk of larger homes
2/94 19
CODES:
§ 10-2.701-
2.703
A. (cont.) MITIGATE BULK
Desirable
2
Pv d�.i, CODES:
10-2.701-
2.702
Whenever possible place the house on the lot so that it is.framed by the land or
existing vegetation.
B. ARCHITECTURAL DETAILS CAN MITIGATE SIZE AND BULK.
Desirable
Less Desirable
CODES:
10-2.702(b)(4)ii
1. On hillsides, the predominant slope of the roof should follow the predominant
slope of the land.
20 2194
B. (cont.) Architectural Details
Desirable
Less Desirable
2
W
10.1
Wi
CODES:
§ 10-2.701-
2.703
gtj
T�
Architectural features break up massing. Eaves, bay windows, small windows,
varying elevations, and alcoves reduce the appearance of bulk by creating shadows
along a facade.
3. Hip roofs with deep overhangs help transition a house into a site. Avoid chopped
off roofs.
Desirable
Ift
, 0111110$
STREET
Less Desirable
M
2/94
If possible, design your house so that garage doors are not visible from the
roadway.
21
if t4-474( C'
CODES:
§ 10-2.701-
2.703
gtj
T�
Architectural features break up massing. Eaves, bay windows, small windows,
varying elevations, and alcoves reduce the appearance of bulk by creating shadows
along a facade.
3. Hip roofs with deep overhangs help transition a house into a site. Avoid chopped
off roofs.
Desirable
Ift
, 0111110$
STREET
Less Desirable
M
2/94
If possible, design your house so that garage doors are not visible from the
roadway.
21
C. EXTERIOR MATERIALS AND COLORS SHOULD BLEND YOUR HOUSE
INTO ITS SURROUNDINGS.
Desirable
1
2
�� . • i4 Ili, ., `•�- / `
CODES:
_ _ § 10-2.701-
r
r ��`° =_ -_.. '!� - - _ .: �i`�it. 2.703
. �,.��s•-fC���. ,, �✓ � .�a-tem•
Utilize colors which occur naturally in the landscape of your site. Darker or natural
colors blend with surroundings. Roof areas should be a dark color if possible and
have a variety of shades of that color.
A mixture of materials can create interest and detail. Wood and stone can help to
soften the appearance of stucco and blend it with the natural setting.
3. Texture and well-designed detail added to wall surfaces distract from large wall
areas and minimize their perceived. impact.
D. BUILDING TO LESS THAN MAXIMUM HEIGHT CAN DECREASE
PERCEPTION OF BULK.
Desirable
C'-=�,t.. �f�:
CODES:
§ 10-2.701-
2.703
1. Two story walls which increase perception of mass can be mitigated by introducing
detail, setting back the second story, or using a combination of one and two story
elements.
22 2/9a
D. (cont.) Decrease Perception ®f Bulk
Desirable
� r 11 • �L� �
Ji��uu
D'-•�c :��-W-" ! yam• �Jll;• —�- ; �• �^ /� 1 �- -
/� Irl �` •' S= iii.,�i.,-•.. �,. -(
r
l
2. A low horizontal structure minimizes the appearance of bulk.
E. BASEMENTS CAN REDUCE BULK BY PUTTING PORTIONS OF THE
HOUSE UNDERGROUND.
Desirable
G,o,rzac,�
Less Desirable
2
3
2/94
CODES:
§ 7-5.12
~y` § 10-1.223
\ bR1VE414Y
On a sloping lot, consider putting the garage underneath the house; however,
avoid the appearance of a three story facade.
Putting utility space and storage underground may allow for less house above
ground.
Basements are not allowed in flood plains.
23
Notes
N
GOAL IV: DESliahl FOR lfO4J6i NEEDS,, THE NEEDS
OF THE TOWN AND THOSE OF YOUR NEIGHBORS
Your design should be safe, functional and neighborly.
A. DESIGN FOR SAFETY.
Desirable
OAK
GLgSs A osi 6 ROOF
r
iE
���• (fig; tri; �. `:U �J_.,
� _ TRIM FIELD' ,~'-='�Y�, •__ •,�� li;
Not Permitted
,
frr;
4 r �; .
((,-\ (•' NON TIRE RATED ROOF
� Iirrli�flf,llf�
g 10-1.601
§ 10-2.801-
2.802
1. Reduce fire hazards. Use site design and fire resistant landscaping, as.well as
carefully selected building materials to minimize fire danger. Class A or B roofs are
required. Consider installing an indoor sprinkler system or fire safety pool pump. in
some locations sprinklers will be required. Within 30 feet of house, use fire
resistant landscape.
2/94
25
A. (cont.) Safety
Desirable
LF
TITR
IV
�-ti `�':'+ ' r 5, •.:fir.;' 0�r• ��/J� X5,1 \`'•� ."-3
_ �4 �.��� "�"• L ' •,sir$` '
� � � l� � . � `• .fir i, � � r ;� �,n/ �q�:
,w•'lc.. ��•+(cam . � ;` •' _` 5'
2. Design site plan to allow for adequate access and turnaround for
emergency vehicles.
Desirable
I
W�
� �p Garr' rl;`•-' _ ••= g.
Nit"
CODES:
§ 10-2.1101
��i ���I%. �� I}, � Com' . • �f1r.
3. Avoid all geotechnical hazards such as slides, debris flow, and earthquake faults.
Maintain the required 50' human habitation setback from fault lines.
26 2/94
A. (cont.) Safety
Desirable
,4,_
CODES:
§ 4-2.116
4. Avoid potential flooding of your house when site is located near natural creeks and
waterways by complying with Santa Clara County Flood Control District, Town,
and State Department of Fish and Game guidelines by building the house outside
of the flood plain.
Desirable
¢, _•;° CODES:
-if, P
`'. § 10-2.401
•W, . �';�,ml•�: ' � •ori �`,,,§ 10-2.504
1 r ril'� I {k .. ` ��t;•� ��� r! i § 10-2.702(a)(c)
§ 10-2.802
PROPERTY LINE l CJI
5. Design for adequate drainage. Disperse water runoff on your own property or
direct to an adequate drainage facility. Don't increase runoff into adjacent
properties.
6. Reduce soil erosion by minimizing discing, and by using hydroseeding and finished
landscaping. Avoid excessive grading. No grading is allowed within 10 feet of the
property line.
2/94
27
Bo DESIGN FOR LIVABILITY.
Desirable w
50uNID
SZOAD
Less Desirable , ,�, CA,r
50uNP"JI �1�4,t� ,t�.• ,j c:• d Jd'
> -
CODES:
§ 10-2.401-
2.410
§ 10-2.501-
2.504
§ 10-2.802(b)
1. Locate the house away from any noise sources such as freeways and streets to
minimize the need for sound walls or earth berms.
Desirable
• rirN,�l
I1,
o + CODES:
I �-_.•..�Qa«
510-1.601
N
,t
;: PATN
2. Plan for adequate outdoor living when planning your total development area.
Californians spend almost as much time outside as inside.
3. Make landscaping an integral part of your site plan. Select plants that require
minimal water.
4. Plan for the required four off-street parking places and adequate turnaround.
28 2/94
S. (cont.) Design for (Livability
Desirable
uV� FLOO!L AREA WAS
RESERVEJD Fop
•• `�"' �'' ,♦, j, "�!•; �"r �;. S�CONDA,2Y DWS LUN(s
c` i„ •;; ai.g
t� _ [. J •rfl � ri
,, bbl. � �—�- •!}�:a J - - -
:�t1 (� �" 1• _. i,
171
_"'• "�` L�-I l� •�, e ;. . 1 f�•y` .^.
5. It is wise to reserve some floor and development area for possible future
development such as a secondary dwelling, barn, patios, decks, walkways, pools,
sport courts, etc. Remember lifestyles and needs may change.
C. DESIGN TO BE NEIGHBOR -FRIENDLY.
Desirable
1-t-, P(K
�.—
f�r�^ CODES:
§ 10-2.701-
2.703
Less Desirable § 10-2.802(9)§
I� � 10-1.504-
�` r r� 1.505
lc B�r ,• �Za ,
kwl
i
r `
1. Respect your neighbors' privacy and views. Avoid locating your house too close to
your neighbors or to their private outdoor or indoor living areas. Landscape to
minimize obstructing off-site views.
2/94
29
C. (cont.) Neighbor - Friendly
Desirable
DRIVEWP,7 . �`� 4• ��a.
rffzi
7-77777:-7 - f.
-f40PATHWAY
4 •'
CODES:
§ 10-2.601-
2.607
§ 10-2.1101-
2.1102
§ 10-2.802(c)
10-2.806-
2.807
2. Observe Town pathway system standards and ordinances. When driveway
entrances cross pathways, the driveway surface must be "non -slip" and be
maintained to Town standards.
Desirable
Less Desirable
r — " CODES:
§ 10-2.101
►i § 10-2.103
3. Place exterior lights carefully to prevent light from shining into neighboring
houses ("spill rr lights). No lights are allowed on tennis or sport courts. Light
source must not be visible from off-site.
30 2/9a
Ce (cont.) Neighbor o Friendly
Desirable
W
SATELLITE
ra
EPooIP!'7E1Jj
Less Desirable
c
POOL
uIPMENTCODES:
1i
v� •-�� ��,�1-. • �§ 10-1.504(9)
SATT--LLrr pisU § 10-2.703(c)
§ 10-2.802(b)
4. Locate all noise producing equipment, such as pool pumps, in areas where the
sound will not impact your neighbor. All equipment should be enclosed.
5. Locate satellite dishes out of sight of neighbors and landscape to conceal.
2/94 31
SOME OF THE TOWN'S KEY
DEVELOPMENT REGULATIONS
Minimum Lot The minimum size of a lot required for home construction increases with
Size: the slope of the land. It is one net acre if the slope is 10% or less, about
1.5 acres for lots with slopes of 25% and about 2 acres for 33% lots.
Zoning: The Town is zoned for one type of zoning only, known as "Single Family
Residential / Agricultural."
Grading: No grading is allowed between November 1st and April 1st, unless the
winter has been unusually dry; in which case staff has discretion 'to
authorize it. No grading is allowed within 10 feet of the property line.
Setback: Required setbacks are as follows: front yard - 40 feet from road right-of-
way or access easement; side and rear yard - 30 feet from property line,
road right-of-way, or access easement.
Conservation Conservation easements are placed over areas of lots where the slope is
Easements: 30% or greater or where there are significant environmental features
such as creeks and oak trees.
Pathways: If the Town's Master Pathway System Plan calls for paths on a property,
the paths will be required to be installed whenever new residences are
built, or major additions or remodels are made. Where driveways cross
paths they must have a non -slip surface.
Trees: The Town has a Heritage Tree ordinance that protects "heritage" oak
trees.
Height: Maximum permitted building height is 27 feet measured from natural or
finished grade, whichever is lower. For a house cascaded down a hill, the
maximum height from the building's lowest point to the highest roof
elevation is 35 feet.
Color: Exterior color must be selected from a wide range of colors shown on the
town approved color chart.
Stories: 3 -story facades are strongly discouraged, and 2 -story houses may not be
permitted on visible hilltops and ridges.
Basements: Under certain conditions basements may not be counted as floor area.
Parking: All residences must have provision for parking at least 4 vehicles off-
street.
Fencing: Fencing is restricted in height and openness on some areas of a lot.
32 2/94
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(Numbers in brackets refer to the municipal code section. Code books are available at Town Hall and at Los
Altos Library.)
APPEALS Any party dissatisfied with a decision of an administrative body
(10-1.1102) may appeal that decision to the next higher body. Staff decisions
are appealed to the Planning Commission, Planning Commission
decisions are appealed to Council.
AVERAGE SLOPE Average Slope describes the steepness of a lot and is important
(10-1.207) for determining how much development will be allowed. Lots
with average slope exceeding 10% have greater restrictions
regarding amount of development permitted.
BASEMENT A basement is a space partly or wholly underground. Under some
(10-1.223) circumstances it may not be counted as floor ea.
BUILDING CIRCLE For a new lot to be created, it must be able to contain within its
(9-1.603a) net area a circle of 160' in diameter. This is called the building
circle. The ultimate building site does not necessarily have to be in
the circle, but there must be a buildable site in the building circle
that is accessible by a driveway.
CONDITIONAL A CDP is a permit with special conditions to mitigate problems on
DEVELOPMENT substandard or severely constrained lots granted by the Planning
PERMIT (CDP) Commission or the City Council. Among those lots that require
(10-1.1107(3)) CDP's are those that have a LUF less than .5 and some lots
constrained by a habitation setback for geologic hazard or noise.
CONDITIONAL A CUP is a permit granted by the Planning Commission or City
USE PERMIT (CUP) Council for a use other than a residential use. Other uses, as
(10-1.1107(1)) specified in the codes may be permitted with conditions.
CONSERVATION A Conservation Easement is a portion of land on which no
EASEMENT structures may be built. Conservation easements exist to protect
(9-1.214) the land and such natural features as slopes over 30%, oak
groves, and creeks. There may be additional restrictions
depending on the nature of the conservation easement.
2/94
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DEVELOPMENT Development area is the total floor area plus the total area of land
AREA covered by structures and hardscape not included in floor area.
(10-1.502),(10- Areas exempted from being counted as development area are
1.503) described in code section 10-1.503. The MAXIMUM
DEVELOPMENT AREA(MDA) is the largest amount of development
area allowed on the lot. It is a function of the net acreage and
average slope (steepness) of the site. Some lots may be so
constrained that they may never be able to use their full MDA.
FINDINGS Findings are a set of circumstances which will make the granting
of a special privilege such as a variance, a CUP, or.a CDP
acceptable under the law.
FLOOR AREA Floor area is the sum of the area of all floors including the garage
(10-1.503) and any attic (or similar space) which exceeds 8 feet. In addition,
any areas over 17 feet from floor to ceiling count double. - Some
basements are exempt from being counted as floor area (see
definition of basement). The MAXIMUM FLOOR AREA (MFA)
allowed depends on both the net acreage and slope of the lot.
Because floor area is a part of development area, the greater the
floor area, the less development area available outside.
HARDSCAPE Hardscape includes all artificially produced impervious surfaces
such as concrete, asphalt, pools, sport courts, and wooden decks.
HEIGHT OF A The height of a structure is the distance from natural or finished
STRUCTURE grade (whichever is lower) to the top. The maximum height
(10-1.227) allowed for any vertical section of a structure is 27'.
HERITAGE OAK A heritage oak is an Oak Tree with a circumference greater than
(12-2.112) 36" when measured at least 4' off the ground.
HUMAN A Human Habitation Setback is an area of a lot on which no
HABITATION habitable structure may be placed because of a seismic hazard.
SETBACK (HHS) Such setbacks are typically 25 feet on either side of a seismic fault.
LOT UNIT A Lot Unit is the minimum acreage required for a lot with a'given
slope. A 3- acre parcel will contain 3 lot units if its slope is 10%
or less, 2 lot units if its slope is 25%, but only 1 lot with slope
42%.
LOT UNIT FACTOR The LUF is the number of lot units in a given parcel. Some lots
(LUF) with a LUF less than 1 were created early in the Town's history.
(10-1.233) These lots are considered non -conforming and their development
is restricted accordingly. Lots with LUF less than 1 may not be
created today.
34 2/94
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MDA Maximum Development Area (see Development Area)
MFA Maximum Floor Area (see Floor Area)
NET AREA OF LOT The net area of a lot is equal to the gross area less panhandles
(9-1.204) and all public and private easements for vehicular access within
the parcel.
NON -CONFORMING An existing lot that does not meet the Town's current standards is
LOT considered non -conforming. Among the reasons a lot may be
non -conforming are: a LUF less than 1, a lot unable to hold a
160' diameter building circle.
OFF-ROAD PATHS A major recreational amenity of the town is our off-road pathway
(9-1.220) system. Paths usually run along easements located on the
property lines of many parcels.
ON -ROAD PATHS Pathways that run along or within a road right-of-way are called
(9-1.220) on -road paths.
RIDGELINE OR Lots deemed to be ridgeline or highly visible are subject to design
HIGHLY VISIBLE LOT restrictions aimed at making the structures less conspicuous.
ROAD RIGHT OF The full width of the road is the Road Right of Way. Usually only a
WAY portion of it is paved.
SECONDARY UNIT A Secondary Unit is an attached or detached dwelling unit which
(10-1.218) has facilities for eating, sleeping, cooking and sanitation located
(10-1.702(k)) on the same parcel as a primary unit. A secondary unit may not
exceed 1,000 square feet in floor area. No more than one
secondary unit is allowed per parcel. One net acre is required.
SETBACK The Setback is a line defining an area adjacent to the property line
(10-1.505) in which no structures may be built. There is a 30' setback on
the rear and side boundaries of a lot, and 40' on the front.
SITE ANALYSIS Site Analysis is a process by which a home owner meets with staff
before development plans have progressed substantially to learn
about potential constraints, design considerations, and general
guidelines in designing a home.
SITE DEVELOPMENT The Site Development Committee consists of staff, environmental
COMMITTEE design and pathway committee representatives, and other experts
who evaluate development projects and issue permits.
VARIANCE A Variance is an exemption to a law or standard granted to
(10.1.1107(2)) resolve a difficulty or inequity (not of the applicant's own making)
which may result from exceptional circumstances of a property.
2/94
35
Access, 4, 26, 35
Accessory Structures, 17, 29
Alcoves, 21
Appeals, 3, 33
Average Slope
(Steepness), 4, 33
Barn, 29
Basements, 23, 32, 33, 34
Bay Windows, 21
Berms, 28
Building Circle, 33, 35
Building Permit, 3
Bulk, 19, 20, 23
Cantilevers, 14
City Council, 3, 33
Chaparral, 6
Colors, 10, 22, 32
Compatibility, 16
Conditional Development
Permit, 4, 33, 34
Conditional Use
Permit, 33, 34
Conservation
Easement, 7, 32, 33
Contour of Land, 5, 16
Creeks, 6, 7, 27, 32, 33
D.
Debris Flow, 26
Deck, 29
Denials, 3
Design: Compatible
with Terrain, 2, 5
Development Area,
4, 28, 29, 34
INDEX
Discing, 7, 27
Drainage, 2, 27
Driveways (sharing), 8
Driveways, 8, 9, 17,
28, 30, 32
Driveways (double access), 9
E.
Earthquake Faults, 26
Easements (Conservation), 7
Easements (Pathway), 7, 32
Eaves, 21
Emergency Vehicles, 26
Entrances, 10, 11
Entry (Columns, Gates,
Porticos), 10
Environmental Design
Committee, 3, 35
Erosion, soil, 27
F.
Faults, Earthquake, 26, 34
Fences, 10, 11, 32
Fill, 14
Findings, 34
Fire safety, 7, 25, 26
Flood Control District, 27
Flood Plain(s), 23, 27
Flood Line, 27
Flooding, 27
Floor Area, 4, 29, 33, 34
Foundations, 14
G.
Garage, 23, 34
Garage Doors, 21
Goal I, 5
Goal II; 13
Goal III, 19
Goal IV, 25
Grading, 2, 4, 8, 27, 32
36
Til
i
Hardscape, 34
Hazards (fire), 25
Hazards (Geotechnical), 26
Height (of
structure), 22, 32, 34
Heritage Oaks, 6, 7, 32, 34
Hillsides, 20
Hilltops, 13
Human Habitation
Setback, 26, 33, 34
Hydroseeding, 27
I.
Indigenous Grasses, 6
L.
Landscape, 5, 6, 18, 25, 27,
29
Landscaping, 13, 27, 28
Landscaping (fire
resistant), 25
Lights ("spill"), 30
Lights (exterior), 30
Livability, 28, 29
Living (outdoor), 28
Living Area (indoor), 29
Lot (highly visible), 2, 35
Lot (sloping), 4, 23, 32
Lot Shape, 16
Lot (non -conforming), 4, 35
Lot Unit, 34
Lot Unit factor, 34, 35
Lot (minimum), 32
M.
Mass, Massing, 19, 21, 22
Master Path Plan, 2, 7, 32
Materials, 22
2/94
Maximum Development
Area, 4, 34
Maximum Floor Area, 4, 34
M DA, 4, 34
MFA, 4, 35
Mitigate, 19, 20
Mowing, 7
N.
Neighbor -Friendly,
2, 29, 30, 31
Net Area (acreage), 4, 32,
34,35
Noise, 28, 31, 33
Non -conforming Lot, 34, 35
Non -reflective Materials, 10
Non -slip Surface, 9, 30, 32
Oaks, 6, 7, 32, 33, 34
Off-road Paths, 35
On -road Paths, 35
Open Look, 5, 10, 11
Open, Openness, 5, 7, 16
Orchards, 6
Parking (off-street), 28, 32
Pathway, 2, 7, 30, 32
Pathway Committee, 3, 35
Patio, 29
Permit, 3, 33
Planning
Commission, 2, 3, 33
Planning Process (Chart), 3
Pool Pump, 25, 31
Privacy, 2, 7, 29
Property Line, 27
2/94
Ridgelines, 13, 35
Riparian Habitat, 6
Road Right of Way, 35
Roof (Class A & B), 25
Roof Lines, 19
Roofs (hip), 21
Runoff, 4, 27
01
Safety, 25, 26, 27
Satellite Dish, 31
Screening, 4
Secondary Dwelling, 29, 35
Secondary Structures, 17
Setback, 6, 16, 19, 32, 35
Setback (human
habitation), 26
Sight Distance
(driveways), 9
Site (flat, rolling), 14
Site (sloping), 13, 14
Site Development
Committee, 3, 35
Site Analysis, 2, 3, 35
Site, 2, 13,16,17
Siting, 6, 15, 20
Slides, 26
Slope Density, 4
Slope (average), 4, 33, 34
Slope (driveways), 8
Slope (predominant), 20
Soil Erosion, 7, 27
Sound Walls, 28
Sports Courts, 10, 29, 30
Sprinkler System, 25
State Department of Fish '&
Game, 7, 27
Steeper Lots, 4
Stepped Down, 14
37
Stilts, 14
Storage, 23
Story (three story), 23, 32
Story (two story),
14, 15, 22, 32*
Story (one story),
13, 14, 15, 22
Swales (drainage), 6, 27
T.
Tennis Courts, 10, 30
Terrain (hilly), 14
Terrain (compatibility
with), 5
Turnaround, 26, 28
U.
Underground, 23, 33
Utility Space, 23
V.
Variance,.35
Vegetation, 6,20
View(s), 17, 18, 29
W.
Walls, 11
Waterways, 27
Z.
Zoning, 32
r
SUPPLEMENTAL POLICIES
SITE DEVELOPMENT POLICY STATEMENT ............................................... A-1
DEVELOPMENT AREA AND TENNIS/SPORTS COURTS,
DRIVEWAYS, AND PERVIOUS SURFACES :.................................................... A-2
EXTERIOR COLORS OF STRUCTURES AND FENCES ............................... A-3
GRADING................................................................................................................ A-4
WIRELESS COMMUNICATIONS FACILITIES .............................................. A-5
OUTDOOR LIGHTING ...................
............................................................ A-6
39
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SITE DEVELOPMENT POLICY STATEMENT
"The standards set forth in the Zoning and Site Development Codes for maximum floor
area, maximum development area, and height are maximum standards, and those for
setbacks are minimum standards. The City Council and the Planning Commission have
the discretion to apply stricter standards to reduce floor area, development area, and/or
height, or to increase setbacks, 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.
The Town will assure -- by means of landscape requirements, siting, grading limitations,
choice of exterior materials and colors and outdoor lighting, limiting size and/or height,
increasing setbacks, and the possible requirement for one-story homes or homes of low -
profile or horizontal design -- that buildings and other development are as unobtrusive as
reasonably possible when viewed from off the site and that impacts on neighboring
residents are minimized. Where sites are limited to less than the level of development
requested and below the maximum allowable, the basis for such action will be articulated
by the Commission or Council.
The Town will make every effort to see that buildings do not dominate the natural
landscape. The Town considers that all prominent or highly visible sites are hilltops and
ridgelines from some angles, and that hilltop and ridgeline restrictions may be applicable
to any such site.
The Town will take into consideration impacts of a project on neighbors. Public notice
and hearings are a critical part of the review process.
Inconsistencies in permitted site development of the past are not to be considered as
reasons or precedents for allowing exceptions to the purposes of the ordinances in the
future."
Adopted by City Council: February 19, 1997
A-1
DEVELOPMENT AR A AND TENNIS/SPORTS COUR Y Sy
DRIVEWAYS, AND PERVIOUS SURFACES
Code Sections and Design Guidelines:
Section 10-1.502(b) of the Zoning Code defines "development area" to include floor area as well
as other coverage, including parking areas, patios, decks, walkways, swimming pools, and tennis
courts, and other surfaces comprised of artificially emplaced building materials (paving, roofing,
masonry, stone or wood). Page 4 of the Design Guidelines explains the relationship of
development area to slope and defines development area as total floor area plus the amount of
other land covered by development.
Intent:
The purposes of limiting development area on a site are twofold: 1) to protect the natural
features and rural character of the Town; and 2) to minimize runoff and erosion concerns related
to construction on slopes. The City Council finds that tennis/sports courts, driveways and
parking areas appear as development regardless of the surface used, and generally require
considerable land alteration to be accommodated on a site.
Policy:
1. No development credit will be granted for the use of semi -permeable material(s) on
any of the following:
a. Tennis or sports courts
b. Driveways
C. Required parking areas
d. Turnarounds
e. Above -ground decks
2. In other development areas, credit for the use of semi -permeable material(s)
(grasscrete, etc.) of up to 100% may be granted depending on the permeability and
appearance of the surface.
Approved by City Council: June 21, 199
A-2
EXTERIOR COLORS OF STRUCTURES AND FENCES
Code Sections and Design Guidelines:
Section 10-2.703(b) of the Site Development Ordinance requires that "special attention be
given to the selection of exterior colors and construction materials that are not highly
reflective" for "large or highly visible surfaces on buildings." Page 22 of the Design
Guidelines emphasizes the use of darker or natural colors which blend with the site's
surroundings.
Intent:
The purpose of limiting exterior colors is to better integrate the structure into the
surrounding landscape, further protecting the natural character of Los Altos Hills. Such
limitations, however, are not needed for many structures which are well screened or
otherwise located to be unobtrusive, and are not generally appropriate for modest
additions to existing structures. The City Council finds that a reasonable policy will
allow the public, staff, and others to better anticipate the Town's requirements, while
continuing to protect the natural environment and rural character of the Town.
Policy:
1. The Site Development Authority may limit exterior colors of structures,
including fences, upon finding that the structure or fence is or would be
highly visible from off-site, and stating for the record its reasons for that
determination.
2. Where such a finding is made, the Site Development Authority shall require
that the exterior color(s) of the structure or fence match colors exhibited on
the Town's color board, available for viewing at Town Hall, and which
exhibit a light reflectivity value of 50 or less. Roofs of such structures shall
be of material which has a light reflectivity value of 40 or less. These
standards do not apply to trim, doors, columns, railings or trellises.
Approved by City Council: June 21, 1995
Vie,
GRADING
Code Sections and Design Guidelines:
Section 10-2.702(c) of the Site Development Ordinance states that: "The amount of
grading, excavation, or fill shall be the minimum necessary to accommodate proposed
structures, unless grading is proposed to lower the profile of buildings." Section 10-
2.703(a) requires that: "Type II foundations - step -on -contour, daylight, pole
foundations, or a combination thereof - shall be used on building sites with natural slopes
in excess of fourteen percent (14%)." Policy A-2 of Goal I of the Design Guidelines (p.
5) indicates that construction should "blend with the contour of the land." Policy A-2 of
Goal II (p. 14) indicates that: "On a sloping site, the structure should be stepped down
the hill utilizing one story building elements. Avoid cantilevers and stilts over downhill
slopes. Cut foundations should be used instead of fill on hilly terrain."
Intent:
The purpose of this policy is to outline desired criteria for grading which assure that
construction retains the existing contours. and basic landform of the site to the greatest
extent feasible. It is also intended that the policy provide guidance for "stepping"
structures down sloped hillsides, and emphasizes cut to lower the profile of structures
over fill or foundation walls, which tend to raise the profile of the structure. While
balanced cut and fill is desirable to minimize import or export of soil to or from a site, it
is recognized that the Town's policies and the guidelines below may encourage export as
cut is generally preferred over fill.
These policies are intended to be used by staff in evaluating and making
recommendations to the Planning Commission and/or City Council regarding site
development applications, and as guidance for applicants. Individual sites may dictate a
need to deviate from the criteria, to the extent permitted by the Planning Commission
and/or City Council.
A-4(1)
Policies:
1. Cuts and fills in excess of the following levels generally will be considered
excessive and contrary to Town ordinances and policies to grade only to the
minimum extent necessary to accommodate structures and to site structures
consistent with slope contours, i.e., "step down" the *hill:
Cut Fill
House 8'** 3'
Accessory Bldg. 4' 3'
Tennis Court 6' 3'
Pool 4'*** 3'
Driveways 4' 3'
Other (decks, yards) 4' 3'
* Combined depths of cut plus fill for development other than the main
residence should be limited to 6 feet, except that for tennis courts cut
plus fill may be permitted up to a maximum of 8 feet.
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not
be set in excess of three (3) feet above the existing grade, to assure that
structures step with the slope.
3. Driveway cut may be increased up to a maximum of eight feet (8') for the
portion of the driveway or backup area which is adjacent to a garage that
has been lowered with a similar amount of cut.
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set
forth above for each type of structure, but shall be the minimum grading
needed for drainage purposes, as determined by the City Engineer.
Approved by City Council: April 2,1997
A-4(2)
WIRELESS COMMUNICATIONS FACILITIES
Code Sections and Design Guidelines:
Section 10-1.703(0)(2) of the Zoning Ordinance allows service uses, including "communications
facilities", to be permitted in the Town if a Conditional Use Permit is granted by the Planning
Commission and City Council. Section 10-1.1107(1) of the Code outlines findings which must
be made to approve a use permit, including the proper location of the use or facility relative to
others in the vicinity, the adequacy of the site to accommodate the use, and that the facility or use
will not have an adverse effect on adjacent properties. The Design Guidelines do not address
such uses, but do suggest (on pages 29-31) that ancillary facilities, such as lights, pool
equipment, and satellite dishes, be located so as to minimize impacts on neighbors.
Intent:
The purpose of this policy is to outline the desired criteria for siting of wireless communications
facilities, generally including monopoles, related antennas, and equipment shelters. As the
Town's land use is virtually entirely residential, wireless communication facilities will be most
appropriately located on public or institutional sites existing within the Town. Collocation,
location on or near existing buildings, and landscape screening will be desired to minimize the
visual impacts of the facilities on neighbors and the public.
Policies:
1. Priorities for Siting. Wireless communication facilities shall generally be located on
properties not used for residential purposes, with priority as follows: a) Town -
owned properties; b) Foothill College; c) water tank sites; and d) other public
or quasi -public facilities, such as schools or churches.
2. Siting on Residential Parcels. Wireless communication facilities shall not be
permitted on properties used for residential purposes or vacant parcels intended for
residential use, unless the residential property owner provides written consent and:
a) the carrier demonstrates that all alternative non-residential sites (including
collocation) have been explored and are not technologically feasible for use; and b)
no significant visual impacts would result from the proposed facility location. The
Town may, at its discretion and at the applicant's cost, retain an independent
telecommunications expert to review the carrier's documentation and advise the
Town regarding the technological feasibility of alternate sites.
A-5(1)
3. Collocation. Collocation of wireless communication facilities with other facilities is
encouraged to the maximum extent feasible, as long as. the collocation is
technologically compatible and does not substantially increase visual impacts. The
Town will generally require as a condition of approval for any conditional use
permit that the applicant permit collocation of other facilities, subject to
technological constraints and Town review.
4. Landscape Screening and Color. Landscape screening shall be required by the
Town to minimize the visual impacts of wireless communication facilities. Poles,
antennas, and equipment buildings should be painted to blend with the surrounding
environment and/or buildings to further minimize visual impacts.
5. Environmental Review. A Negative Declaration will typically be prepared for
review of proposed wireless communication facilities, with special attention to the
visual impacts of the facilities. Categorical exemptions maybe used where facilities
are collocated with or would be minimal additions to existing structures, with
negligible additional visual impact.
6. Antenna Master Plans. Any applicant for a wireless communication facility site
shall submit applications, to the best of their knowledge, for all sites anticipated to
be required by the carrier for a three (3) to five (5) year period, and the requests
shall be reviewed by the Planning Commission and City Council as a master plan
application.
7. Term of Permits and Abandonment of Sites. Conditional use permits for wireless
communication facilities shall be established for periods not to exceed five (5) years,
at which time renewal of the permit must be requested by the applicant. More
frequent review of the operation of the permit may be made a condition of approval.
Approval will also require a written agreement from the applicant that, should the
use be discontinued by the carrier, all facilities will be removed not later than ninety
(90) days after discontinuance of the use or abandonment. Such a provision shall
also be included in any lease with the Town for use of Town lands for wireless
communications facilities. The Town may require bonding or other surety to
assure the removal of such facilities.
8. Wireless communication firms shall, at the time of application for permits,
demonstrate efforts which have been made to inform neighboring residents of the
proposed facilities, such as conducting meetings, or mailing fact sheets and/or
letters, etc. to neighbors.
Approved by City Council: August 21, 1996
A-5(2)
TOWN OF LOS ALTOS HILLS
Policy Re: Outdoor Lighting
Code Sections and Design Guidelines:
Article 10-2.10 of the Site Development Ordinance outlines criteria for outdoor lighting.
In particular, Section 10-2.1003 indicates that outdoor lighting should use "the minimum
wattage lights which will safely illuminate the area" and that outdoor light sources "shall
be shielded so as not to be directly visible from off-site." Page 30 of the Design
Guidelines suggests that exterior lights be carefully placed to prevent light from shining
onto neighboring houses and that light sources must not be visible from off-site. The
Zoning and Site Development Ordinances limit lighting within the setbacks to "driveway
light fixtures, limited to one fixture on each side of a driveway, for a maximum of two (2)
fixtures per lot," but additional fixtures may be approved if necessary for safety.
Intent:
The purpose of Code and Design Guideline provisions regarding outdoor lighting is to
assure that the open and peaceful character of the Town is maintained, that adequate
lighting is provided for the enjoyment of outdoor use areas, and that lighting does not
intrude on the privacy of neighbors. The intent of this policy is to clarify more
specifically the types and numbers of lighting fixtures that the Town feels are generally
consistent with the Code provisions, but to allow flexibility for additional lighting when it
is necessary for safety purposes or where it is not visible from off the site.
Policy:
1. The number of lights on the exterior of a structure should be limited to providing
for one light per doorway, with the exception of two lights at the main entrance, at
double doors or garage doors, etc., and additional lights only where the Planning
Director or Planning Commission determines they are needed for safety.
2. Pathway and driveway lighting should be restricted to low -height fixtures and
should be spaced the maximum distance apart which will still provide for safe
use. In order to avoid a "runway" appearance, it is recommended that lighting be
placed on only one side of the driveway or walkway, or alternate from one side to
the other. Recessed louvered lights are suggested for walkways and steps.
3. Generally, lighting fixtures should be shielded downlights for which the bulb is
not visible from off site. Exceptions may be permitted in limited locations (entry,
garage, etc.) or where the fixtures would not be visible from off site.
A-6(1)
4. Downlighting from trees is acceptable if provided for safety or for outdoor use
areas, where minimal in number, and where the bulb is not visible from off site.
5. Uplighting of trees is generally not allowed, unless it is clearly demonstrated that
the number of such lights are minimal and the glow of the uplighting would not be
visible from off site.
6. Spotlights should be limited in number, and directed away from clear view of
neighbors. Shielding of spotlights with shrouds or louvers is suggested.
7. High intensity discharge lighting, such as mercury vapor, high and low pressure
sodium, and metal halide lighting, is prohibited.
8. Lighting in setbacks is limited to two driveway light fixtures only, for the purpose
of locating and identifying the site. No lights are allowed in side or rear yard
setback areas, except where determined to be necessary for safety.
9. The Planning Commission and/or staff may allow lighting different than that
outlined above when the proposed outdoor lighting is determined to be necessary
to safely illuminate the area, or where the size of the property and/or extensive
screening will assure that lighting glow and fixtures are not visible from off site.
Approved by City Council: September 30, 1997
A-6(2)
Attachment 3
NEW BUSJI�BSS
13. Discussion of Re -Adoption of "Guidelines for Residential Design & Land Use"
(Staff. D. Pedro)
Mayor Mordo introduced the item to Council. He explained that he had discussed the
concept of re -introducing the "Guidelines for Residential Design and Land Use"
(Guidelines) with Planning Director Debbie Pedro and City Manager Carl Cahill. Mordo
noted that he was primarily interested in finding a mechanism to help streamline the
planning process. Mordo referenced his experience as a former Planning Commissioner
and now Councilmember and offered that occasionally there were controversial
development projects that were usually related to design issues and how the home
appeared on the site. Conflicts were seldom about the concise requirements set forth by
the Zoning and Site Development Code. Mordo suggested that the Guidelines could be a
helpful tool for development. He noted that the City Manager had suggested a voluntary
checklist with points similar to the green building process or a rating system might be an
option if they were re -adopted.
Planning Director Debbie Pedro added that the Guidelines if re -adopted would be
intended as a user friendly supplement to the Town's Codes. The Guidelines which are
not quantifiable would be suggestions or recommendations and meant as a voluntary
educational tool with a checklist for applicants to gauge their compliance with the
Guidelines.
Mordo noted that the item before Council was to assess Council's interest on the re -
adoption of the Guidelines and possibly forward them to the Planning Commission for
their review. It was not to take formal action to re -adopt the document.
Council Discussion:
Councilmember Summit supported the concept but noted that much of the information
was out dated and suggested that a sub -committee be established to review the
Guidelines.
Councilmember Larsen expressed his concern about the infamous and controversial
reputation that the Guidelines had in previous years. He did not want to adopt any
dracaenas restrictive rules.
Mayor Pro Tem Warshawsky concurred with Councilmember Larsen's comments. He
suggested that the components of the Guidelines were arbitrary and could be interpreted
differently. Warshawsky offered that during his two terms as a Councilmember, very few
projects had required Council review. He advised that if the process should move
forward, that Council exercise extreme caution with the Guidelines.
Mayor Mordo suggested that possibly a revision to the name would be advantageous and
help to eliminate some of the negativity associated with the document.
Councilmember Kerr offered that the Planning changes the Council had approved during
his tenure had all worked very well. He offered the new ordinance for Estate Homes as
City Council Regular Meeting Minutes
May 14, 2009
an example. Kerr explained that he was more comfortable with rules if they were
predictable. He did not want to see Guidelines re -introduced that could be misused by
A; f
neighbors to oppose projects.
OPENED PUBLIC COMMENT
Planning Commissioner Eric Clow explained that he liked the diagrams and illustrations
in the Guidelines and suggestedthey could be very beneficial. He concurred with the
Mayor's suggestion to rename the document and the possible introduction of a rating or
point system. Clow offered. that the document should be "a common sense guide for
neighbors" and reflect the "spirit" of the Town. However, as a Commissioner, when
reviewing a project they were bound by one set of requirements and that was the Town's
Municipal Code. Clow did not want to see competing information that could be
confusing to the applicant.
Planning Commissioner John Harpootlian congratulated the Mayor on opening up the
subject for discussion but he did not favor returning to the days when an applicant was
provided information that did not have the force of an ordinance or was a true guideline.
He suggested that this was not fair to the applicant. Harpootlian concurred with Clow
that the document could be used as a teaching tool.
Abigail Ahrens, introduced herself to Council. She was a former resident and
professionally: a home designer, developer, and real estate broker. Ahrens offered that
the Town had an incredible staff and that the changes that have been incorporated into the
Town's Codes were great. She suggested that "if it ain't broke, don't fix it". Ahrens
recommended that for the few issues that the Town had on development, the Guidelines
would not be beneficial and worked better in subdivisions but not in an environment with
unique building sites.
CLOSED PUBLIC COMMENT
Council considered the review process for the Guidelines. There was a consensus that an
Ad Hoc Sub Committee would be a good vehicle. Councilmember Larsen reiterated his
support for the Guidelines being developed as an educational tool only. Mayor Mordo
offered that "Development Standards" might be a better name for the Guidelines.
MOTION SECONDED AND CARRIED: Moved by Summit, seconded by Kerr and
passed unanimously to establish an Ad Hoc Subcommittee of two Councilmembers, two
Planning Commissioners, two architects and Planning staff to review and modify the
existing Design Guidelines as an educational document for Town and new residents.
Councilmember Summit, Planning Commissioner Clow and Abigail Ahrens volunteered
to serve on the Ad Hoc Committee. The meetings will be open to the public.
7 City Council Regular Meeting Minutes
May 14, 2009
Attaclunent 4
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C o m m'l'tt e c
Fvom,
Nicole Horvitz
To,
Debbie Pedro;
Subject-
FW: Development Guidelines Draft
Date:
Thursday, April 15, 2010 8:56:38 AM
From: Sandy Humphries [mailto:treetemp@ix.netcom.com]
Saint: Thursday, April 15, 2010 4:42 AM
To: Nicole Horvitz
Subject: Development Guidelines Draft
Nicole,
The first thing to stand out for me was here is no mention of our abundant
wildlife. It would be good to indicate we all share the responsibility for
keeping our wildlife healthy Thought that pathways would be a good way to
include this information since they are wildlife corridors as well as people
paths. We have always given the allowance for the wildlife to flow freely
over the land, keeping either the front yard area or rear for allowing this free
flow.
I think it is important to mention somewhere that we are zoned agricultural
and 2 horses are permitted on any one acre parcel. More people are building
barns and learning to ride through the recreation department. I don't recall if
any mention was made that our town has a community barn.
On page 6 it talks about heritage Oaks but does not mention the fact that any
large tree, I believe 22 inches at breast height may be considered Heritage
(not just Oaks).
page 8 Dl would be better to state driveways s/b no more than 15%
(preference is 15% or less)
I would switch the order (put E3 before El on page 8) minimizing is first
and for -most in my mind.
Page 10 A4 I think it is important to say but more may be required to
protect existing Riparian Habitats.
A 5 we should attempt to control all run off. This would help with existing
problems al well as just the potential new run off We have a problem we
need to control in some areas.
A6 on page 10 You could maybe finish the statement by mentioning deeper
rooted landscaping will be required to really control the erosion. C 3 on this
page sounds more like light tress pass.
Slopes 30% or higher. This has been required for as long as I can remember.
The precedent is there and people have complied.
Page 26 #4 - but larger set backs may be required to protect existing
Riparian Habitat.
page 29 #3 again "causing light tress -pass. The visual of the" less desirable"
is not permitted at current time.
There is little or no mention of green building and promotion of solar
panels. This new stuff is not in here.
I do not recall anything about restriction on areas that have land slides.
Not enough information on lighting. There used to be a lot more and we are
having major problems because of miss interpretation of the codes and
ordinances that exist. They need tightening word wise and we need to be
able to monitor them or meter them just like the noise ordinance is.
More comments below.
Couldn't find anything on wildlife corridors. Only taking of easements over open space conservation areas.
Think the pathways easements are taken care of.
Look at the old Guidelines - under Supplemental policies. They were adopted by the council in 1997 and should
be included in the new guidelines - cover outdoor lighting, wireless antennas, very important to know where
they may be placed. Covers tennis courts, etc., and where they may be placed, etc.
Colors of houses, etc. Don't know why they eliminated this section.
Most important, the old and the new guidelines never mention Private roads - very important.
We have hundreds of them. It must be mentioned that residents are responsiiblke for their maintenance,
easements may be asked for at time of development for road right of way, and pathway easements. Also a
policy is in place, that should be mentioned, that allows residents to deed the private road to the town for
public use if certain conditions are met. I think this was a policy that was adopted just a few years ago, when
Ursula lane came in.
Also no mention of any new policies since the old guidelines were adopted 16years ago.
That is all I have. Hope it will be help fullM
Regards,
Sandy
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,
Ah66asophy
Design for Energy Efficiency
Data from PG&E show that Los Altos Hills homes are among the highest in the state in terms of energy
consumption per household. As required under California's Global Warming Solutions Act of 2006
(AB32), Los Altos Hills has adopted a goal of reducing town -wide "green house gas" emissions to 30%
below 2005 levels by 2015. AB32 will require further reductions, with a state-wide goal of reducing
emissions to 1990 levels by 2020. The Los Altos Hills General Plan sets forth goals, policies and programs
to ensure that all development maximizes the preservation of natural resources and promotes the use
of "green building" methods and practices.
Incorporating energy efficiency measures in a project at the beginning reduces environmental impacts
and operating costs, improves occupant comfort, and may enhance long-term value. California's
Building Energy Efficiency Standards (Title 24) establish requirements for the energy efficient design and
construction of new residences built in Los Altos Hills. Title 24 includes, in addition to mandatory and
prescriptive elements, "performance" elements under which the proposed design features of the
building in aggregate must achieve a specified level of energy efficiency. Los Altos Hills' Green Building
Ordinance requires proposed homes to achieve a minimum rating under established third -party green
building rating systems. These rating systems contain some prescriptive elements, but also consider the
impact of the proposed project's design features, materials, and construction practices.
1. Provide shading for south -facing windows and whole -house fans to reduce or avoid air
conditioning loads.
2. Provide multiple tankless hot water heaters located near where hot water will be used to avoid
the need for surprisingly wasteful hot water recirculation systems.
Studies in Los Altos Hills indicate that pools and in-home plug-in loads are sources of "true waste," or
energy consumption with no real consumer benefit.
3. Pool pumps should be sized to deliver flow adequate to re -circulate the pool's contents in no
less than 6-10 hours.
4. Entertainment systems and some automated lighting systems can be significant energy
consumers in "standby." Provide full -off capabilities for these systems.
Philosophy
Provide on-site Solar Energy
Solar energy facilities installed at the Los Altos Hills town hall and Westwind Barn offer good examples
of roof -mounted, ground -mounted, and ground -mounted tracking solar photovoltaic electricity panels
and solar thermal domestic hot water systems. Clean energy produced on site provides 70% of the
electricity at town hall and 100% of the thermal and electrical energy at Westwind Barn.
Los Altos Hills offers incentives for residential solar power including a development area bonus and a
limited development area exemption for structures supporting solar panels.
PG&E's rates are much higher for upper "tiers" of consumption, and most LAH homes consume plenty of
power in these expensive upper tiers. One approach is to size your PV system to replace your expected
consumption in the top two rate tiers. Another approach is to size your system to replace your expected
daytime ("peak") electricity use and convert your PG&E service to time -of -use rates. A third approach is
to size your system to replace all of your annual electricity consumption.
As of 2010 California offers rebates and the federal government offers a tax credit for photovoltaic
systems. The California rebate is declining, but so is the cost of PV systems. A properly -sized
photovoltaic system can pay for itself in as little as eight years after rebates.
Domestic hot water heating is a significant energy consumer and contributor to greenhouse gas
emissions. The US is one of the few developed countries without widespread deployment of solar hot
water heating for domestic use. A simple solar thermal pre -heater for water supplying the hot water
heater can greatly reduce the fuel required for hot water heating.
1. Place and orient the building to provide a south or southwest -facing roof area with minimal
shading during afternoon hours and 500-1000 square feet on a single facet to accommodate a
solar energy system
2. Provide a photovoltaic energy system sized for a) the project's estimated consumption in
PG&E's top two rate tiers, b) the project's estimated daytime electricity use, or c) the project's
entire estimated annual energy consumption
3. Provide a solar thermal pre -heater for domestic hot water.
1
LOSAUOS HILLS
F r R3�
a DeveRopment Guide es Checklist (cont.)
CALIFORNIA
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a
a
Pool pump sized to re -circulate pool's contents within 6-10 hours
South or southwest -facing roof area with minimal shading during
afternoon hours and 500-1000 square feet on a single facet (PV
ready)
Photovoltaic energy system sized for a) the project's estimated
electricity consumption in PG&E's top two rate tiers, b) the project's
estimated daytime electricity use, or c) the project's entire estimated
annual energy consumption
220V power supply in the garage for vehicle charging (EV ready)
Solar thermal pre -heater for domestic hot water
LOSALTOS HILLS
Green Building:
Solar Power:
Key Development Regulations (cont.)
All projects must achieve a minimum rating under either the Build It Green or
LEED rating systems.
Projects incorporating rooftop solar power may be eligible for additional
development area. Certain structures for solar power facilities are exempt from
development area calculations.
SZE,&
A&I,
vathway Comm'l'tteQ
Changes suggested by the Pathways Committee
(Draft)
Changes are shown with italics.
p5: Pathways: [Before jumping into requirements, insert a preamble to
pathways such as]: As one of the few towns in the Bay Area that allows horses to
be stabled on homeowner's properties, Los Altos Hills' unique 75+ miles of
pathways for equestrians and pedestrians provide attractive routes for walking,
jogging, and horseback riding.. Paths also provide potential routes for access in
emergencies. The system of pathways has been developed over many years by
requiring that homeowners who build houses or increase the square footage of
their houses by over 900 square feet must either donate a pathway easement
and build pathways beside their houses, or contribute an "in -lieu" fee towards the
development and maintenance of pathways. The decision between in -lieu fee
and pathway development is based on the merits of improved town
communication that a pathway could provide and is determined by the Pathway
Committee as a recommendation to the Planning Commission. Roadside paths
are usually designated as '2B" paths, i.e., 5 -foot wide paths of crushed granite
with header boards. Off-road paths are usually designated native paths, i.e.,
paths requiring little or no development. The town maintains a Master Pathway
Plan (MPP) that is available at Town Hall. If the MPP calls for a path on a
property, the path is required to be constructed and complete when the new
residence is completed. Where driveways cross a path they must have a non -slip
surface and have minimal slope to prevent slipping by horses. The placement of
structures (including fences and mailboxes) or plants in pathway easements is
prohibited. After pathways are built, they will be maintained by the
Town..
The driveway requirements for pathways are mentioned three times:
p10: C.2 Observe Town pathway system standards and ordinances.
When driveway entrances cross pathways, the driveway surface must be
"non -slip" and be maintained to Town standards.
p29: When driveway entrances cross pathways, the driveway surface
must be "non -slip" and be maintained to Town standards.
p13: C. Open space and pathways easements may be required to preserve an
open and rural atmosphere. Pathways are one of the aspects of open space in
Town and link neighborhoods together. Check the Master Path Plan and your
Title Report for the location of planed or existing pathways or pathway
easements that may affect your property.
p31: Define Conservation Easement and Open Space Easement and in -lieu fee
p35: Pathways Committee in Index refers to page 33, but there is no mention of it
there.
Comments on Development Guidelines about Lighting:
p29: In order to minimize the effects of lighting on neighbors, exterior light
sources should be placed carefully and their number and their brightness should
be minimized. Lights that are not covered to prevent upward light spill are
generally not allowed. The light source must not be visible from off site. Motion
detectors are preferred to minimize the light from any floodlights. High intensity
discharge lighting, such as mercury vapor, sodium, and metal halide lights, are
prohibited.
upi=ii *jpac,4e committee
i
Nicole:
Sony you've received so little feedback. Twice I've asked everyone to send you any coininents.
My personal feeling is that this actually speaks very highly for the document - there is really
nothing to complain about!
I've read through it and think it's a terrific document. The drawings are *fantastic*, and the
consistent look to them gives the document a very polished feel. I also like the
"required/points/project" checklist that encourages a homeowner/developer to score their project
themselves.
My one issue from an open space perspective is that the term "wildlife" is never mentioned.
I'm not sure if this would be best be handled by adding into Goal I, item C.1 (by adding "wildlife
corridors" to the list), or by adding an additional item in Goal I that says:
"Wildlife should be kept away from roads and residential areas by assuring that existing natural
corridors are not blocked."
This could also be added to Goal I, item B.1 now that I look at it.
One other thing is that perhaps the reason others haven't commented on this is that the bigger
question is how the Planning Commission is instructed (by Council) to use this document. That
is, what if a developer completely and intentionally disregards every item here, but hits the
required ordinances - will the Planning Commission be able to say "no" in any way? Obviously
this is not an easy question, and was at the root of the political upheaval of a few years ago. It is
my hope that both you (as planners) and the Planning Commission would be directed to use these
guidelines as a viable rationale for rejecting a proposal, but that's for Council to decide...
Cheers & thanks,
Roger
sluaw-wo:) aall!wwo:)
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0 0
From;
Nicole Horvitz
To,
Debbie Pedro;
Subject-
FW: Development Guidelines
Date.
Friday, April 16, 2010 9:06:47 AM
-----Original Message -----
From: Roy Woolsey [mailto:Roy@WoolseyMail.com]
Sent: Friday, April 16, 2010 6:16 AM
To: Nicole Horvitz
Cc: Victoria Ortland; Roger Burnell; Bill Downey; Karen Emerzian; Kathy Evans;
Ron Knapp; Nick Osborne; Duffy Price; Glen Reed; Linda Seidel; Joan Sherlock;
Marc Sidel; John E Swan; Linda Swan; Barbara Waldeck; Allika Walvekar; Patty
Woolsey; Roy Woolsey
Subject: Development Guidelines
Dear Nicole,
Members of the Community Relations Committee appreciated the opportunity to
review and comment on the new draft Development Guidelines. In general, the
booklet is a very useful and well-prepared endeavor.
Below is a summary of comments on the draft from several members of the
Community Relations Committee. Could you please see that they are distributed
appropriately?
General comments:
(1) The point scale in the table of pages 8 to 10 is confusing and needs better
explanation. The total points add up to 70 per the bottom of page 10, and one
would think the more points the better. However, item 3 on page 4 notes that a
new project that scores 14 points OR LESS is eligible for fast track. This
suggests that the lower the number of points for items in the table on pages 8 to
10, the better. The point scale in the table needs to be clearly and fully
explained, including the headings "Points" and "Project" in the table.
(2) There should be a better transition between the table on pages 8 to 10 and
the Development Guidelines (including goals, philosophy, more and less
desirable examples, etc.) which start on page 11. There should probably be an
additional page inserted between pages 10 and 11, which states that the
following pages are drawn from the general plan and the Town's ordinances.
(3) The origin of the goals at the top of page 11 to 30 should be clarified, since
they are different than the goals in the General Plan on page 6 of the
Introduction or on pages 4 to 25 of the Land Use Element or on pages 40 to 53
of the Housing Element. It is important to be sure that all.of the goals and
philosophies expressed on pages 11 to 30 of the draft do have their origin in the
general plan and ordinances, and not in the (possibly subjective) wishes of the
authors -- which was the problem with the old "Design Guidelines." The
Community Relations Committee has not had time to check the origin of the
goals and philosophies in detail, but presumably the authors of the draft have
done so and can confirm that they have a firm foundation in the general plan
and ordinances.
(4) It might be better if the guidelines on pages 11 to 30 had references to the
pages in the General Plan or the code sections from which they are drawn. The
old "Design Guidelines" did this, but some of the associations between
statements in those guidelines and the code sections were really a "stretch" and
did not really reflect the content of the referenced code section. If all of the
statements in the new draft have clear basis in the General Plan and code
sections, which they should, then it should be ok to reference the appropriate
origin of each statement.
(5) The illustrations on pages 11 to 30 should be new and more contemporary
illustrations. Many of the ones included are in fact from the old "Design
Guidelines" and will serve to remind people of that old document.
(6) It would be nice if the title of the document did not have the word
"Guidelines" in it, as that is too much of a reminder of the former Design
Guidelines that created such divisiveness because that document wasn't
grounded in the actual ordinances. One Committee member suggested
something like: "Point System for Fast Track." Another suggested changing the
word "Guidelines" to "Guidance" in the title, so it reads "LAH Developent
Guidance for New Residences."
Specific/detailed comments:
(1) The word "aggravation" on page 3 should probably be changed to "anguish."
(2) In the Minimum Lot Size discussion on page 5, the words "33% lots" should
be replaced with "lots with slopes of 33%."
(3) The discussion of noise producing equipment on page 30 should be
expanded from one page to two pages. One page illustrating pool pumps is ok,
but an additional page needs to be added showing air conditioning units and
where best to locate them. This is particularly important these days with so
many estate homes which use loud commercial -grade air conditioners. The "less
desirable" location should show the air conditioner next to the side of a house,
30 feet from the property line, where the wall of the house will act as a
reflecting wall to project the sound over to the neighbor -- and maybe a few
word along with the illustration should explain that this will happen, and violate
the Town's noise ordinance. People in town need to understand that this kind of
thing really is a problem!
Best regards, Roy
Ir ,, 10*2.1305.1 Fast-track process.
Attachment 5
Los Altos Hills Muruci ai ode
Ug Previous Next Main Search Print No Frames
Title 10 ZONING AND SITE DEVELOPMENT
Chapter 2 SITE DEVELOPMENT
Article 13. Administration and Enforcement
10-2.1305.1 Fast-track
(a) The Planning Director may fast-track any site development application for a project specified for
Planning Commission review under subsection 10-2.1305(c) above, subject to the determination that:
(1) The project conforms to the Town's General Plan, Zoning and Site Development Codes, Design
Guidelines, Town policies adopted by the Council and subdivision conditions, where applicable; and
(2) The project would not require approval of a variance or a conditional development permit; and
(3) There is no substantive neighborhood opposition to the project ("substantive" is not based on the
number of neighbors objecting); and
(4) The applicant agrees in writing to accept all of the proposed conditions of approval.
(b) The fast-track review process shall consist of the following:
(1) A complete application must be filed pursuant to the provisions of Section 10-2.1303 above.
(2) Upon the Planning Director's determination that the application is complete, the applicant shall
install story poles at the site to represent an outline of the size and height of the proposed project.
(3) Upon installation of the story poles to the satisfaction of the Planning Director, notice of a site
development hearing shall be mailed to all owners of property located within five hundred (500) feet
from the subject property, pursuant to the notice provisions of Section 10-2.1305(c) and to members
of the Planning Commission.
(4) The Planning Director shall set a site development hearing for the proposed project to be held
not sooner than ten (10) days after notice is mailed. The hearing shall take place at the date and time
specified in the notice, but the Director shall make every effort to accommodate the schedules of all
interested parties, including continuing the day and/or time of the meeting if necessary.
(5) Environmental Design Committee and Pathways Committee representatives may participate in
the site development hearing, and shall receive notice of the hearing on the same date that notice is
mailed to property owners.
(6) An interim staff report shall be prepared at least five (5) days prior to the hearing, and be
available for public review, outlining the project characteristics (floor area, development area, height,
setbacks, materials, etc.) and its compliance with the Town's General Plan, Zoning and Site
Development Codes, Design Guidelines, Town policies and subdivision conditions, where applicable.
(7) The hearing shall be conducted by the Planning Director, and no other person may preside over
the hearing unless so authorized by action of the City Council.
(8) The Planning Director shall approve the project if the Director determines that the project
complies with the Town's General Plan, Zoning and Site Development Codes, Design Guidelines,
Town policies and subdivision conditions, if applicable, and that no substantive neighborhood
opposition exists.
(9) A final staff report shall be prepared to supplement the interim staff report with discussion of
any issues raised by neighbors, committee representatives, staff, or the applicant, and to include the
final conditions of approval and the applicant's signed agreement to those conditions. If opposition to
http://gcode.us/codes/losaltoshills/view.p4p?topic=l0-2-13-10_2_1305_1&frames=on 5/27/2010
IV-G.1.5VDA rasl.-Lracxp1_ece5s.
the project exists, that opposition shall be noted in the final staff report along with the Planning
Director's assessment of whether the opposition is supported by facts or relevant information.
(10) Written notice of the Planning Director's decision shall be provided to the applicant, all property
owners notified of the site development hearing, and any other parties attending or providing written
comments at the hearing, and to the Planning Commission, a minimum of ten (10) days prior to the
end of the appeal period.
(11) Council Review of Actions. The final staff report shall be forwarded to the City Council on a
consent calendar for a meeting to be held not earlier than twenty-two (22) days after the site
development decision; in the event that no Council meeting is held within that period, the City Clerk
will notify the Council of the Planning Director's decision and, if no appeal is made prior to twenty-
two (22) days after the site development hearing, the project will be considered approved.
(12) Appeals. Any interested party may appeal a decision of the Planning Director to the Planning
Commission by filing a written notice of appeal with the City Clerk within twenty-two (22) days of
the Planning Director's decision. A nonrefundable filing fee and deposit for services shall accompany
each appeal, except that any member 6f the Council or any two (2) members of the Planning
Commission, whichever is applicable, shall hold a public hearing, in accordance with the provisions
of Section 10-10.1005.
(13) Effective Date. If no appeal is made, the decision of the Planning Director shall become final on
the twenty-third (23rd) day following the action. If an appeal is made, the Council shall set a public
hearing to consider the appeal pursuant to the provisions of subsection 10-2.1313(c).
(c) The Planning Director shall submit an application for a project to the Planning Commission if the
Director determines that:
(1) The project does not conform to the Town's General Plan, Zoning and Site Development Codes,
Design Guidelines, Town policies adopted by the Council and subdivision conditions, where
applicable; or
(2) The project would require approval of a variance or conditional development permit; or
(3) There is substantive neighborhood opposition to the project ("substantive" is not based on the
number of neighbors objecting); or
(4) The applicant does not agree to accept all of the proposed conditions of approval in writing; or
(5) The project presents unique planning issues that need greater discussion.
(d) The Planning Director's determination to fast-track or submit a project to the Planning Commission is
final.
(e) The City Council and no individual Councilmember(s) shall attempt to influence the Planning
Director's determination of whether to fast-track or submit a project to the Planning Commission.
(f) Councilmember(s) shall not appeal a fast-track project on the basis that the applicant objects to one or
more condition(s) of approval. (§ 2, Ord. 400, eff. July 31, 1999; § 2, Ord. 448, eff. June 25, 2006)
http://gcode.us/codes/losaltoshills/view.php?topic=10-2-13-10_2_1305_1&frames=on 5/27/2010
j �0-2.1305 Applications—Action and hearings. Page 1 of 2
Los Altos gills Municipal Code
Up Previous Wert Main Search Print. rho C=ranes
Title 10 ZONING AND SITE DEVELOPMENT
Chapter 2 SITE DEVELOPMENT
Article 13. Administration and Enforcement
10-2.8305 Applucatl®ns—Wctlon and hearings. -- --
(a) The Planning Director shall review all site development applications for projects meeting the criteria
outlined in Section 10-2.301(a). The Planning Director may issue a permit with such reasonable conditions
as he or she may deem necessary to achieve the purposes of this chapter, may refer the application for
hearing before the Planning Director or the Planning Commission, or may disapprove the application for
site development.
(b) The Planning Director shall review all site development applications for projects meeting the
definitions in Section 10-2.301(b) after a noticed hearing. The Planning Director may issue a permit with
such reasonable conditions as the Planning Director deems necessary to achieve the purposes of this
chapter, may refer the application to the Planning Commission, or may disapprove the application for site
development. Plans shall be referred for review to the appropriate staff and to the Pathways Committee and
Environmental Design Committee, and notice of the hearing shall be provided to each of those committees
and to the Planning Commission.
Notice of the time and place of the hearing shall be posted in at least three (3) public posting places and
posted on the property adjacent to a public street or adjacent to any access road or way to the property not
having public frontage. Notices of such hearings shall also be served by United States mail to the owner of
the subject property, or the owner's authorized representative, to the project applicant and to each property
owner whose property is within three hundred (300) feet of the exterior boundary of the property, using
addresses from the latest equalized assessment roll. In lieu of using the assessment roll, the Town may
require these addresses to be obtained from records of the County Assessor or Tax Collector which contain
more recent information than the assessment roll. All required names and addresses shall be provided by
the applicant or his or her representative at the time the site development permit application is filed. Such
posting and mailing shall be completed at least ten (10) days prior to the date of the hearing. The notice
shall state the purpose of the application, the time and place of the hearing, and a statement that all written
and oral statements will be considered by the Planning Director.
In addition to evidence presented at the hearing, the Planning Director shall consider the recommendations
of staff members and of the Pathways Committee and Environmental Design Committee in making a
determination regarding the proposed project.
(c) The Planning Commission shall review all site development applications for projects meeting the
definitions in Section 10-2.301(c). The Commission may issue a permit with such reasonable conditions as
it deems necessary to achieve the purposes of this chapter or the Planning Commission may disapprove the
application for site development.
No permit for site development shall be granted by the Commission without a hearing having first been
held thereon. Notice of the time and place of the hearing shall be posted in at least three (3) public posting
places and posted on the property adjacent to a public street or from any access road or way to property not
having public frontage. Notices of such hearings shall also be served by United States mail to the owner of
the subject property, or the owner's authorized representative, to the project applicant and to each property
owner whose property is within five hundred (500) feet of the exterior boundary of the property, using
addresses from the latest equalized assessment roll. In lieu of using the assessment roll, the Town may
require these addresses to be obtained from records of the County Assessor or Tax Collector which contain
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more recent information than the assessment roll. All required names and addresses shall be provided by
the applicant or his or her representative at the time the site development permit application is filed. Such
posting and mailing shall be completed at least ten (10) days prior to the date of the hearing.
The notice shall state the purpose of the application, the time and place of the hearing thereon, and a
statement that all written and oral statements will be considered by the Planning Commission.
(d) Approval. The Site Development Authority shall not approve a permit for any project which does not
�l conform with the provisions of this chapter. Tote i— e '
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(e) The Site Development Authority shall limit its review of site development applications to elements of
the proposed development which are specifically addressed by provisions in the Town's General Plan, Site
Development and Zoning Codes, d Town policies adopted by the Council. Specific
design and architectural features, including, but not limited to, architectural style, chimneys, window
treatment and skylights, shall not be considered or altered by the Site Development Authority.
(f) Upon any required reduction in height, floor area, or development area below the maximum allowed
by the Town's Zoning Code, or upon any required increase in setbacks in excess of the minimum required
by the Town's Zoning Code, the Site Development Authority must make both of the following findings:
(1) Because of exceptional or extraordinary circumstances applicable to,the subject property,
including size, shape, topography, location or surroundings, the proposed development would be
injurious to adjacent property and/or the general public; and
(2) There are no other reasonable means to mitigate the expected impacts of the proposed
development such as:
(i) Landscape mitigation;
(ii) Repositioning of the proposed structure or structures; and/or
(iii) Lowering the profile of the proposed structure or structures through grading.
(§ 15, Ord. 299, eff. December 11, 1985; § 3, Ord. 351, eff. May 15, 1992; §§ 12, 13, Ord. 384, eff. October 18,
1996; § 1, Ord. 400, eff. July 31, 1999)
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Title 10 ZONING AND SITE DEVELOPMENT
Chapter 1 ZONING
Article 5. Area, Coverage, Height and Setback Limitations
20-10503 Hoor area.
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Except as provided in subsections (c) and (d) below, the amount of floor area in square feet allowed on a parcel
or lot shall not exceed the amount determined by application of the formula in subsection (a) below, where S is
the average slope of the parcel or lot in percent, as defined in Section 10-1.202, LUF is the lot unit factor as
defined in Section 10-1.202, and MFA is the maximum floor area allowable.
(a) For all parcels or lots, the allowable floor area in square feet shall relate to the average slope of the
parcel or lot and the lot unit factor for the parcel or lot as specified in the formula given in subsections (1);
(2) and (3) below:
(1) For parcels or lots where S is equal to or less than ten (10) percent:
MFA = LUF x 6,000 square feet
(2) For parcels or lots where S is greater than ten (10) percent and less than thirty (30) percent:
MFA = LUF x [6,000-50(S-10)] square feet
(3) For parcels or lots where S is equal to or greater than thirty (30) percent:
MFA = LUF x 5,000 square feet
(b) Floor Area. Floor Area shall be measured as defined in Section 10-1.202 of this title.
(c) Minimum MFA. The allowable floor area on any parcel or lot shall not be reduced to less than five
thousand (5,000) square feet by application of the provisions of this section, except as set forth in Section
10-1.503(e) or except in the case of parcels or lots which have a lot unit factor of .50 or less. Parcels or lots
which have a lot unit factor of .50 or less require a Conditional Development Permit and floor area may be
restricted below five thousand (5,000) square feet as a condition of the permit. Maximum floor area for lots
which require a Conditional Development Permit shall be established as the ratio of the lot unit factor
(LUF) for the lot divided by 0.50 times five thousand (5,000) square feet. The Site Development Authority
may approve floor area of up to two thousand five hundred (2,500) square feet for any lot without requiring
a variance, so long as the findings for a Conditional Development Permit are made.
(d) For any lot on which substantial areas of slope in excess of thirty (30) percent constrain the allowable
floor area for the site, the lot unit factor and maximum floor area may be calculated based solely on the
flatter portion of the property, provided that: (1) the area used in the calculation results in a lot unit factor
(LUF) in excess of 1.0 and provides a minimum of a one hundred sixty (160) foot diameter building circle
within that area; (2) the remaining steep slopes excluded from the calculation are contiguous and placed in
a conservation easement, prohibiting any construction, grading or development in perpetuity; and (3)
driveway access to the building site is located outside of the conservation easement area.
(e) The standards set forth in this section for maximum floor area (MFA) are maximum standards. The
City Council and Planning Commission have the discretion to apply stricter standards to reduce floor area
where site specific constraints dictate further limitations, such that the purposes of the ordinances and
e- ^„ ' a ' 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. (§ 1, Ord.
305, eff. October 3, 1986; § 3, Ord. 382, eff. May 17, 1996; § 2, Ord. 389, eff. August 15, 1997; § 2, Ord.
412, eff. July 7, 2001)
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Los Altos Rids Municipal Code
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Title 10 ZONING AND SITE DEVELOPMENT
Chapter 1 ZONING
Article 5. Area, Coverage Height and Setback Limitations
10-1.504 lid
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(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 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 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 grade topographical elevation of the structure along the building line
and the highest topographical elevation of the roof of the structure. No point of the building may exceed
thirty-five (35) feet above the lowest pad elevation 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 and all points of the building must lie within a thirty-five (35) foot horizontal band based
from the lowest visible natural or finished grade.
(d) 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.
(e) 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
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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 antemla directly above.
(f) The standards set forth in this section for height are maximum standards. The City Council and
?laruiing Commission have the discretion_ to apply stricter standards to reduce height where site specific
constraints dictate further limitations, such that the purposes of the ordinancesaigCc1P�1vPC 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. (§ 1, Ord. 305, eff. October
3, 1986; § 1, Ord. 326, eff. September 16, 1900; § 4, Ord. 370, eff. May 20, 1994; § 3, Ord. 309, eff.
August 15, 1997; § 1, Ord. 421, eff. August 17, 2002; §§ 2, 3 and 4, Ord. 434, eff. May 15, 2004)
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Lars Altos mills Municipal Code
Up Previous Next Main
Title 10 ZONING AND SITE DEVELOPMENT
Chapter 1 ZONING
Article 5. Area, Coverage, Height and Setback Limitations
10-1.505 Setback lines.
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The location of structures with respect to property lines, street rights-of-way, and easement lines shall be
regulated as follows:
(a) No structure, nor portion thereof, other than driveways, including necessary backup areas; walkways;
minor ornamental garden structures subject to the height limits specified in Section 10-1.504(f); fences;
driveway light fixtures, limited to one fixture on each side of a driveway, for a maximum of two (2)
fixtures per lot, subject to the height limits specified in Section 10-1.504(h); or underground utility
facilities, shall be constructed, altered, or maintained so as to be located between the property line and any
setback line, except as otherwise permitted by the provisions of this chapter.
(b) Exceptions to the setback line requirements are as follows:
(1) For additions and remodels to existing legally constructed structures with eaves that currently
extend beyond the required setbacks, the addition or remodel shall be allowed to be constructed so as
to match the existing eave extension.
(2) For additions, remodels and new construction on properties where the options for siting of
structures are substantially constrained by existing natural features of the lot (e.g., steep slopes,
significant natural water courses, unusual lot configurations or size, mature oak trees, earthquake fault
zones, or native vegetation) or by dedicated conservation, open space, or access easements, eaves may
extend into any front, side, or rear yard not more than four (4) feet. This exception may be granted in
writing by the Town Planner; provided that, the Town Planner, in his or her discretion, may have the
Planning Commission make this determination. If the applicant disagrees with the Town Planner's
decision, the applicant may request that the Planning Commission make this determination and the
Planning Commission shall do so. Nothing in this section nor any decision made under this section
shall preclude a property owner from applying for a variance under Article 10.
(c) The setback line for any structureshall be:
(1) Where a parcel abuts on a single street or other accessway, forty (40) feet from the nearest such
public or private street right-of-way, easement for vehicular access, or where an official plan line has
been established, from such official plan line.
(2) Where a lot abuts on more than one such street, easement, or official plan line, the Planning
Commission or the Site Development Authority, whichever entity first acts upon an application
relating to the development of a particular property, shall designate the street, easement or official
plan line from which the forty (40) foot setback shall be measured, which will in the judgment of the
Site Development Authority, have the least negative environmental, visual or aesthetic impact on
neighboring properties and the public at large.
(3) Thirty (30) feet from property lines, nearest lines of public or private streets, rights-of-way
easements for vehicular access, or official plan lines in all other instances.
(d) For the purposes of subsection (c) of this section, the term "easement for vehicular access" shall refer
to easements across one lot or parcel which provide access to one or more other lots or parcels. Easements
for utilities which include vehicular access solely for the maintenance of utilities within such easements
shall be excluded from the term "easement for vehicular access."
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(e) The standards set forth in this section for setbacks are minimum standards. The City Council and
Planning Commission have the discretion to apply stricter standards to increase setbacks where site specific
constraints dictate further limitations, such that the purposes of the ordinances and DesigH G-aidelines are
complied with. Some examples of site characteristics include, but are not limited to, high site visibility
where a greater setback is deemed necessary to reduce the appearance of bulkiness of the structure; and/or
proximity to other lots or structures where a greater setback is deemed necessary to promote a variety in
setbacks to avoid the appearance of uniform house designs or layouts. (§ 1, Ord. 305, eff. October 3, 1986;
§ 2, Ord. 326, eff. Septe�d�ber 16, 1988; § 1, Ord. 361, eff. January 15, 1994; § 1, Ord. 388, eff. August 1,
1997; § 4, Ord. 389, eff. August 15, 1997; § 1, Ord. 391, eff. December 5, 1997)
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