HomeMy WebLinkAbout3.2TOWN OF LOS ALTOS HILLS
Staff Report to the Planning Commission
September 2, 2010
Item 3.2
SUBJECT: AMENDMENTS TO THE ZONING AND SITE DEVELOPMENT
ORDINANCES TO INCOPORATE THE FAST TRACK GUIDE FOR NEW
RESIDENCES AND CHECKLIST AS A PART OF THE FAST TRACK
PROCESS (SECTION 10-2.1305.1), AND REMOVE THE TERM "DESIGN
GUIDELINES" FROM SECTIONS 10-1.502, 10-1.503, 10-1.504, 10-1.505,
AND 10-2.1305 (FILE #156-10-MISC).
FROM: Nicole Horvitz, Assistant Planner Alley
APPROVED: Debbie Pedro, AICP, Planning Director
RECOMMENDATION: That the Planning Commission:
Review the staff report and proposed ordinance amendments in attachment 1, consider any
revisions, and forward a recommendation to the City Council.
BACKGROUND:
On July 15, 2010 the City Council voted 4-1 (Warshawsky-No) to adopt the Fast Track Guide
for New Residences, an updated version of the former Guidelines for Residential Design and
Land Use (Design Guidelines), and directed staff to prepare the necessary amendments to the
Town's Zoning and Site Development Ordnances.
Councilmember Warshawsky was concerned that the Fast Track Guide could be used to delay a
project in a similar manner as the former Design Guidelines did. For example, neighbors
opposed to a new residence could hold up the approval because the project does not meet all the
goals of the Fast Track Guide, but does comply with the Town's ordinances and policies.
With the adoption of the document, the Fast Track Guide and checklist must be incorporated into
the Municipal Code in Section 10-2.1305.1 (Fast Track Process). In addition, multiple code
sections need to be amended given that they reference the former Design Guidelines, which were
repealed by City Council in 2001.
DISCUSSION
The proposed amendments would incorporate the Fast Track Guide and checklist as a part of the
Fast Track Process in Section 10-2.1305.1.
Staff Report to the Planning Commission
September 2, 2010
Page 2 of 2
10-2.1305.1 Fast-track process:
Add to subsection (a) (3)—
There is no substantive neighborhood opposition to the project ("substantive" is not based
on the number of neighbors objecting); however, new residences that score 14 or fewer
points on the Town's Fast Track Guide for New Residences (Fast Track Guide)
checklist and meet the other requirements of this subsection 10-2.1305.1(a), shall be
eligible for the Fast Track process, regardless of neighborhood opposition.
Add to subsection (b) —
• For a new residence project, the Planning Director or designee shall determine the
project's eligibility for the Fast Track process using the Fast Track Guide Checklist.
Only projects that score 14 points or less shall be eligible for the Fast Track process.
The Fast Track Guide Checklist, or a project's conformance with the Fast Track Guide
Checklist, shall not provide the basis for the Site Development Authority's approval,
conditional approval, or disapproval of a project
• Add to subsection (c) - A new residence which scores 15 points or greater on the Fast
Track Guide checklist.
The term "Design Guidelines" will be removed from the following six (6) code sections:
• 10 -2.1305.1 -Fast Track Process
• 10-1.502 (e) -Development Area
• 10-1.503(e) - Floor Area
• 10-1.504 (f) -Height
• 10-1.505 (e)- Setback Lines
• 10-2.1305 (d) & (e)- Applications -Actions and Hearings
The complete sections of the ordinances with proposed amendments (highlighted in red) are
included in attachment 1.
CEQA REVIEW
The proposed ordinance amendments are exempt from California Environmental Quality Act
(CEQA) pursuant to "general exemptions" described in Section 15061 (b) (3) of the CEQA
Guidelines, since the ordinance amendments would not have any significant effects on the
environment.
ATTACHMENTS
1. Proposed amendments to the Zoning and Site Development Ordinance, Sections 10-2.1305.1,
10-1.502, 10-1.503, 10-1.504, 10-1.505, and 10-2.1305
2. Staff Report to the City Council dated July 15, 2010
3. Fast Track Guide and Checklist
ORDINANCE NO.
ORDINANCE OF THE. CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS AMENDING
SECTIONS 10-2.1305.1, (Fast Track Process),10-1.502.(Development Area), 10-1.503 (Floor Area),
10-1.504.(Height),_10-1.505 (Setback Lines), and 10-2.1305 (Applications -Actions and'Hearings)
WHEREAS, the Fast Track Guide for New. Residences was adopted by City Council on July 15,
.2010;
WHEREAS, the Design Guidelines were repealed by the.City Council in 2001, the term "Design
Guidelines is no longer applicable in the Town's Municipal Code;
NOW, THEREFORE, the City Council .of the Town of Los Altos Hills does ORDAIN as
follows:
AMENDMENT OF CODE SECTIONS;
• 10-2.1305.1 of Article 13. (Fast Track Process) of Chapter 2 (Site Development) of Title
10 (Zoning and Site Development);
e 10-1.502: of Article 5:,(Development Area) of Chapter 1 (Zoning). of Title 10 (Zoning and
Site Development);
• 10-1.503 of Article 5 (Floor Area) of Chapter 1 (Zoning) of Title 10 (Zoning and Site
Development);
• 10-1.504. of Article 5 (Height) of :Chapter 1 (Zoning) of Title 10 (Zoning and Site:
Development);
• 10-1.505 of Article 5 (Setback Lines).of Chapter 1 (Zoning) of Title. 10 (Zoning and Site .
Development); AND .
• 10-2.1305 : of Article 13 (Applications -Action and Hearings) of Chapter 2 (Site
Development) of Title 10 (Zoning _ and Site Development) of the Los Altos Hills
Municipal Code are hereby amended to read- as follows:
10-2.1305.1 Fast-track process. .
(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 Planning
Director's determination that:
(1) Theproject conforms to the Town's General Plan, Zoning and Site Development Codes,
e _,..,. G •i4gbi 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); however, new residences that score 14 or fewer
points on the Town's Fast Track Guide for New Residences (Fast Track Guide) checklist
and meet the other .requirements of this -subsection 10-2.1305.1(a), shall be eligible for
the Fast Track process, regardless of neighborhood opposition; 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 shall be filed pursuant to the provisions of Section 10-2.1303
above.
(2) For a new residence project, the Planning Director or designee shall determine the
project's, eligibility. for the Fast Track process using the Fast Track Guide .Checklist.
Only projects that score 14 points or less shall be eligible for the Fast Track process. The
Fast Track Guide Checklist, or a project's conformance with the Fast Track Guide
Checklist, shall not provide the basis for the Site .Development Authority's approval,
conditional approval, or disapproval of a project.
(3) 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.
(4) 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.
(5) 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.
(6) . 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.
(7) - 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 Guide -Ws, Town policies and subdivision
conditions, where applicable.
(8) - The hearing shall be conducted by the Planning Director, and no otherperson may
preside over the hearing unless so authorized by action of the City Council.
(9) 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.
ridehhes,. Town policies .and. subdivision conditions, .if applicable., and tho ^
b
(10) 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 andthe applicant's signed
agreement to those conditions. If opposition. to 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.
(11) 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.-.
(12) 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 appealis made prior to twenty-two (22) days. after the site development hearing, the
project will be considered approved.,
(13) Appeals. Any interested partymay appeal. a ' decision of the Planning Director to .the
Planning Commission byfiling 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 service sshallaccompany each:appeal, except that any member of the Council .
. or any two (2) membersof the. Planning Commission, whichever is applicable; shall hold
a public. hearing,, in accordance with the provisions of Section, 10-10.1005.
(14): 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 10-2.13.13(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, Town policies adopted by the Council and subdivision
conditions, where applicable; or
(2)The project. is anew, residence project that scores 15 points or greater on the Fast Track
Guide checklist.
(3)The-project would require approval of a variance or. conditional development. permit; or
(4)There is substantive:neighborhood opposition to the project ("substantive" is not based on
the number of neighbors objecting); or _
(5)The applicant does not. agree to accept. all of the proposed
writing; or conditions of approval in
(6)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)
10-1.502. Development area.
Except as provided in subsections (c) and (d) of this section, the amount of development area in square
feet allowable on a parcel or lot shall riot exceed the amounts determined by application of the formula in
subsection (a) of.this section where A„ is net area in acres, S is the average slope of the parcel or lot in
percent, as defined in Section 1.0-1.202,-LUF is the .lot unit factor as defined by Section 10-1.202 and
MDA is themaximum development area allowable.
(a) : Maximum development area formula. For. all parcels or lots,: the allowable development 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:
MDA.= LUF x 15,000 square feet.
(2) For parcels or lots where S is more than ten (10) percent and less than thirty (3 0) percent:
MDA = LUF x [15,.000 375 (S-1.0)] square feet.
.(3) For parcels or lots where.S-is-equal to or greater than thirty (30) percent:
MDA = LUF x 7,500 square feet.
(b) Development'Area. Development area shall be measured in a horizontal plane and shall include
.the following:
(1). Total floor area; as defined in Section 10-1.202. of this title;
(2) The total- area of land covered by structures not counted in subsection 1 above, such as
parking areas, patios, decks, walkways, swimming pools and tennis courts, together with
other surfaces comprised .of artificially emplaced building materials such as paving,
roofing, masonry, stone or wood;
(3) The first one hundred (100) feet of driveway, as measured along the center line, closest to
the primary dwelling; an
(4) That portion of 'a driveway exceeding twelve (12) feet in.width which is located beyond
the area described in subsection 3 above.
Where there is a common . driveway in a driveway easement or 'a panhandle -and the
driveway, or a portion of the driveway; serves more than one residence, then, using the
regulations stated in subsections 3 and 4 .above; the amount of -driveway area shall be
proportioned to the residences based upon use of the driveway;
(5) Exemptions. Walkways constructed of unconsolidated building materials such as
decomposed .granite, tanbark and other wood chips; . roof overhangs unsupported from
the ground; and synthetic turf material with natural appearance and drainage
characteristics similar to natural turf, when used on athletic fields at public recreational
facilities and schools, subject to a conditional use permit approval by the City Council;
(6) Development Area Bonus. A development area bonus (five hundred (500) square foot
maximum) of one .square foot for every one square footof roof -mounted photovoltaic
(PV) power generation facility (solar panels) shall be granted subject to the following
requirements:
(i) The development area bonus shall apply only to properties that do not already
exceed the maximum development area allowable,
(ii) The roof -mounted PV facility shall be grid tied or connected,
For new residences, the roof -mounted PF facility shall be fully installed and grid
connected prior to the final inspection and occupancy of the new residence,
(iv) For all other structures and projects, the roof -mounted PV facility shall first be
installed with a -building permit and receive satisfactory final inspection prior to
granting of the_development area bonus,
(v) The development area bonus shall only be usedfor projects that otherwise
comply with all other zoning and site development regulations,
(vi) The maximum allowable development area bonus shall be reduced by one square
foot for every one square foot of ground -mounted PV system over five hundred
(500) square feet that is exempted from development area. requirements by
action of the Planning Commission,
(vii) Any development area bonus request may be referred to the Planning.
Commission by the Planning Director. A development area bonus request for a
property of less than one net acre in size shall be subject to Planning Commission
review and decision,
(viii) Sunset Provision. This section shall expire on July 30, 2013,
(ix) The Planning Director shall provide the City Council with an annual _report that
evaluates the effectiveness of this subsection as an incentive for increasing PV
system installations;
(7). Photovoltaic Power. Generation Facilities.. Photovoltaic power generation facilities that
are connected to the grid and that are five hundred (500) square feet or less are exempt
from the requirements of this section. Photovoltaic power generation facilities greater
than five hundred (500) square feet in area are subject to the requirements of this
section, unless the Planning Commission determines that the offsite visual impacts of
the facility are adequately mitigated.
(c) Minimum MDA. The allowable development area.on any parcel or lot shall not be reduced to
less than seven thousand five hundred (7,500) square feet by application of the provisions .of this
section, except as set forth in Section. 10-1.502(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 development area maybe restricted below seven
thousand five hundred (7,500) square feet as a condition of the permit. Maximum development
area for lots which require a Conditional _Development Permit shall be established as .the
maximum floor area. allowed by Section 10-1.503(c) below, plus two thousand one hundred
(2,100) square feet.,The Site. Development Authority may approve development area of up to a
total of four thousand -five hundred (4,500) square feet for any.lot or parcel without_ requiring a
variance, so long as the findings for a Conditional Development Permit are made.
(c) Forany lot on which substantial areas:of slope in excess of thirty (30) percent constrain the
allowable development area for the site; the lot unit factor and maximum development 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 development. area (MDA) are .maximum
standards. The City Council. pd . Planning Commission have the discretion to apply stricter
standards to reduce development. area where site specific constraints dictatefurther limitations,
.such that the purposes of the ordinances and n s --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; the potential for erosion, or high site visibility. (§. 1, Ord. .
305, eff. October: 3,19863. § 2,. Ord. 31.3, eff. June 5,.1987;. § 2, Ord. 382; eff. May 17, 1996; § 1,
Ord. 389, eff. August 15, 1997; § .1; Ord. 412, eff. July 7, 2001; § 1, Ord. 431, eff. November 16,
2003; § 3, Ord. 446, eff. June Tl, 2006; § l,.Ord. 500, eff. August 13, 2006)
10-1.503 Floor area
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 (3 0) 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 (5,00.0) 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 T,e..;,..,.. 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. (§ 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)
10-1.504 Height
(a) Structures. No structure or part of a structure shall be constructed or altered to exceed twenty-
seven (27) feet in structure height in any permitted location, except that primary dwellings shall
bepermitted 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 (3 5) 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 orinstalled
and which existed prior to grading for any structure, or from any building pad on the. property if
excavated_ below natural ground level, whichever elevation is lower, to the highest part of the
antenna directly above.
(f) The standards set forth in this section for height are maximum standards. The City Council and
Planning Commission have the discretion to apply stricter standards to reduce height where site
Specific constraints dictate further limitations, such that the purposes of the ordinances and
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, 1988; § 4;
Ord. 370, eff..May 20,.1994;. § 3, Ord. 389, eff. August 15, 1997; § 1, Ord. 421, eff. August 17,
2002;.§ § 2, 3 and 4, Ord. 434,.eff. May. 15, 2004)
104.505 Setback lines
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 gardenstructures 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;
fora 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,
openspace, 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 structure shall be:
(1)Where a parcel abuts .on a single street or other access way, 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 linea
(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."
(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-ap
Design Guidelines 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.
September 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. 39.1, eff. December 5, 1997)
10-2.1305 Applications—Action 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 Js 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 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 conform with the provisions of this chapter. The Site Development Atithefib,
utilize the Te,,Am's "Guidelines for- Residential Design and Land "
as adepted by the Qty
Gouneil, and as may be -amended ftem time te time, to assist with iRlefpr-etatiens of-4he
(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, Design Guid A and 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. 3.51, eff. May 15, 1992;..§§ 12, 13, Ord. 384, eff.
October 18, 1996; § 1, Ord. 400, eff. July 31, 1999)
Attachment 2
TOWN OF LOS ALTOS MILLS July 15, 2010
Staff Report to the City Council
SUBJECT: ADOPTION OF THE FAST TRACK GUIDE FOR NEW RESIDENCES
FROM: Debbie Pedro, Planning Director -21Q
APPROVED BY: Carl Cahill, City Manager e.�,
RECOMMENDATION: That the City Council:
Approve the resolution in Attachment 1 adopting the Fast Track Guide for New Residences
("Fast Track Guide") *and direct staff to prepare amendments to the Municipal Code as
determined necessary.
BACKGROUND
On May 14, 2009, the City Council unanimously voted to establish an Ad Hoc Subcommittee to
review and update the former Guidelines for Residential Design and Land Use ("Design
Guidelines") as an educational tool for Town residents.
The Subcommittee followed a two-step process to update the Design Guidelines. First, the
content of the document including the goals, philosophies and guidelines were reviewed and
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 renamed the Fast Track
Guide for New Residences.
At their June 3, 2010 meeting, the Planning Commission voted 4-1 (Collins, Clow, Harpootlian,
Partridge -YES; Abraham -NO) to recommend adoption of the Fast Track Guide with several
modifications. The Commission's recommended changes are highlighted in red in the draft Fast
Track Guide. (Attachment 2)
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. The Fast Track Guide includes a combination of design solutions that are
encouraged along with standards that are required. 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 required and the recommended guidelines.
Staff Report to the City Council
Fast Track Guide for New Residences
July 15, 2010
Page 2 of 3
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 (1=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. To avoiduncertainty and confusion, the Site Development Authority should limit
review of new residence projects to elements of the proposed 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 which
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
a 10-2.1305 (d) & (e)- Applications -Actions and Hearings
• 10-1.503(e) - Floor Area
c 10-1.505 (e)- Setback Lines
• 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 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 a provision that the Fast Track Guide and checklist will be used solely to
determine a project's eligibility for the Fast Track process. Council is not being asked to adopt
any amendments to the Municipal Code at this time but provide direction to staff on the
preparation of these amendments.
•
Staff Report to the City Council
Fast Track Guide for New Residences
July 15, 2010
Page 3 of 3
Public Comments
A Town wide postcard notice for the proposed Fast Track Guide for New Residences was mailed
on May 17, 2010. At the June 3 Planning Commission meeting, three residents spoke in favor of
the project and suggested changes to improve the document.
Additional information regarding this project is included in the June 3, 2010 Planning
Commission staff report and draft meeting minutes. (Attachments 3 and 4)
CEQA STATUS
The proposed Fast Track Guide for New Residences and Ordinance Amendments are exempt
from California Environmental Quality Act (CEQA) pursuant to Section 15378(b)(2).
FISCAL IMPACT
There is no fiscal impact with this recommendation.
ATTACHMENTS
1. Resolution Adopting the Fast Track Guide for New Residences
2. Draft Fast Track Guide for New Residences
3. Planning Commission Staff Report dated June 3, 2010 with Attachments 3 and 4
4. Planning Commission Draft Meeting Minutes dated June 3, 2010
Staff report prepared by: Nicole Horvitz, Assistant Planner
ALTOS
CALIFOR
Attachment 3
FAST TRACK GUIDE COMMITTEE
City Council:
Jean Mordo
Ginger Summit
Planning Commission:
Eric Clow
John Harpootlian
Design Community:
Peter Duxbury, Architect
Shawn Owen, Owen Homes
City Manager:
Carl Cahill
Staff:
Debbie Pedro, Planning Director
Nicole Horvitz, Assistant Planner
Cynthia Richardson, Consultant Planner
Illustration and Graphics: Peter Duxbury, Architect
Robert Frank Associates
2
Committee Established
Final Committee Review
Planning Commission Review
City Council Adoption
Timeline
May 2009
January 2010
June 2010
July 15, 2010
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, woods, and wildlife. 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.
3 1 P a g e
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.
4Page
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.
5 1 P a g e
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.
6 1 P a g e
Lot Size
tot We
1 Net Awe
2 Net Acres
� $
MDA=15,000
MDA=30,000
Sbpe=1-10%
MFA=6,000
MFA=12,000
4,
z
MDA=8,843
MDA=17,670
Sbpe=20%
MFA=5,000
MFA=8,661
MDA=5,670
MDA=7,500
Sbpe=40%
MFA=3,570
MFA=5,000
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.
6 1 P a g e
0
Jng with Planning staff to discuss:
Permit process
Zoning and Site Development Ordinai
Fast Track Guide for New Residences
Town of Los Altos Hills
Planning Review Process for New Resi�
eting with Planning staff to discuss:
Conceptual plan's compliance with
Town Ordinances and the Fast Track
Guide for New Residences
Application checklist and fees
;ommissidR
(Approved or
d
L
A
co
CL
M;'ity Council {
Hearing
Approved or Denied)
Submittal
day initial review by Town staff,
nmittees, and appropriate agent
Resu
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
N
d
U
o
`
d
Goal I Retain and Enhance the Open Natural Atmosphere 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.
1
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.
1
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 II Design your Home to Fit the Site and to be Unobtrusive in the Neighborhood
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.
1
8 1 P a g e
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
�
U
o
d
Goal III Design your House to Minimize the Appearance of Bulk
A.1
Increasing setbacks may help to mitigate mass and bulk.
3
6.1
Longer roof eaves and rakes are encouraged for shade.
2
6.2
Roof slopes should be consistent and complementary with the topography of the site.
3
6.3
The house should be keyed/cut in slopes to reduce fill.
4
6.4
Trellises are encouraged for shade instead of solid roofs (on patios and breezeways) to minimize bulk.
3
13.5
The use of architectural devices such as verandas, balconies, arcades, trellises, building materials, etc... are encouraged
to soften the building bulk.
3
6.6
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.
5
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
9 1 P a g e
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
N
-S
d
U
.0
d
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
Plan for adequate outdoor living when planning your total DA. Cluster structures to maximize open space.
2
B.2
Make landscaping an integral part of your site plan. Existing mature landscaping screening should be maintained and
integrated with new landscape.
3
B.3
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 too 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
101 Page
Goal I: Retain and Enhance the Open Natural Atmosphere of Los Altos Hills
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.
11 1 Page
:
awn uar
r
General Plan Land Use Element Goal #1:
"Maintain the semi -rural character of the
community while providing for residential uses,
open space, and the minimum public and private
facilities and services needed to serve residents
on a continuing basis. " (LU -4)
Goal I: Retain and Enhance the Open Natural Atmosphere of Los Altos Hills
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.
Desirable
Not Permitted
121Page
TMe.ra 2S`.�----
.FILL
cR8fe1L
Goal I: Retain and Enhance the Open Natural Atmosphere of Los Altos Hills
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.
General Plan Open Space Element
Goal #l, Policy 1.2:
"Protect and maintain those areas
necessary to the integrity of natural
resources and processes, with special
emphasis on, but not limited to, the
groundwater recharge and drainage
system, open spaces vital for wildlife
habitat, open spaces suitable for
agriculture, and other areas of major
or unique ecological significance. "
(OS -9)
131 Pa�-,c
DeWrabk
Goal I: Retain and Enhance the Open Natural Atmosphere of Los Altos Hills
Philosophy
D. Roads and driveways should be integrated into the natural landscape.
Desirable
1. Place roads and driveways into existing
contours to minimize the amount of grading.
Driveways should have a slope of less than
15%.
04
—� .A r.. ,� •1'�,t ,.� .'Fig
` A - { a'.\
1' hi
V�i`
141Page
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lrtfr{�.�,,,' r�4` �; • �" " �jy/ter, ". 1,.
1 1. ,:� �-� �I,...e.•: 1t.
—f =.Y' :1ff.�iu,'�� f�'�y�+Lrj.f�'� '4�:•�fj.�/j ''=a�_���--�..
2. Sharing driveways with neighbors may be
mutually beneficial, especially on long
hillside slopes
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2. Sharing driveways with neighbors may be
mutually beneficial, especially on long
hillside slopes
Goal I: Retain and Enhance the Open Natural Atmosphere of Los Altos Hills
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.
Desirable
rr
WOOD scgi�f_; i `i4S1 .,,' ••c.
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151 Page
Not permitted
.f L
Los Altos Hills Municipal Code Section 10-1.507
Goal I: Retain and Enhance the Open Natural Atmosphere of Los Altos Hills
3. Entry columns, gates, and porticos are discouraged as they create a barrier to the flow of open space.
4. The closer a fence is to the roadway or access 1r , r ; . It,, , 1 . �I'
Desirable
easement, the lower the fence is required to be.
f 4, Y' A,.
Desirable rfr .. k4,
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-
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•WQtiI'/H14- r• •t.
161Page
Los Altos Hills Municipal Code Section 10-1.507
Goal II: Design Your Home to Fit the Site and to be Unobtrusive in the Neighborhood
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 Desirable
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.
3. On a sloping site, the structure should be Less De,
stepped down the hill utilizing one story
building elements. Avoid stilts over downhill
slopes. Cut foundations should be used instead
on a hill terrain.
General Plan Land Use Element Policy 1.1: "Uses of
land shall be consistent with the semi -rural atmosphere
of the community, minimize disturbance to natural
terrain, minimize removal of the natural vegetation,
and create the maximum compatibility of development
with the natural environment through site design and
landscaping. " (LU -4)
1711)a,e
Los Altos Hills Municipal Code Section 10-2.702 (b)
Goal II: Design Your Home to Fit the Site and to be Unobtrusive in the Neighborhood
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.
181 1'aLos Altos Hills Municipal Code Section 10-2.702
tl
Goal III: Design Your House to Minimize the Appearance of Bulk
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
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� 7r�(!r;' It �c.��f r. tly��ls ,.:;fzdG' i `�-:�:.. � '+� _" `-; ,...... {,`� �``•'
i0' SETBACK LINF.
Less Desirable
191Page
WbAGK UNE
Los Altos Hills Municipal Code Section 10-2.702
Goal III: Design Your House to Minimize the Appearance of Bulk
Phi/osophy
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.
I 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.
201 Page
Desirab e
less Desirable
Desirable
Less Desirable
licipa
r- ecticr
7C2 (c)
Goal III: Design Your House to Minimize the Appearance of Bulk
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.
211 Page
Goal III: Design Your House to Minimize the Appearance of Bulk
Philosophy
D. Building to less than the maximum height can decrease the perception of bulk.
t A-
yzql+
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.
221 Page
1.
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.
221 Page
Goal III: Design Your House to Minimize the Appearance of Bulk
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
I — --_ __i
li
231 Page
I acc f)acirahip
Los Altos Hills Municipal Code Section 10-2.702
Goal IV: Design for Your Needs, the Needs of the Town and Those of Your Neighbors
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.
1
Desirable
1• I
i rr.
I
2rz
Not Permitted
OAK
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y
J
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-
IT -1 FI ELO
GLASS
n.+.�r r�: 1i• NDN fly£ RATED ROOF
Class A roofs and fire sprinklers are required. Use fire resistant landscape within 30 feet of the house.
Los Altos Hills Municipal Code Section 8-8.08 (930.2)
2411'l`c
Goal IV: Design for Your Needs, the Needs of the Town and Those of Your Neighbors
2. Design a site plan to allow for adequate
access and turnaround for emergency
vehicles.
,r
llfiii%�/aft jtt-. rl.
251 Page
i
3. Avoid all geotechnical hazards
such as landslides, debris
flow, and earthquake faults.
Los Altos Hills Municipal Code Section 8-8.08 (4714.2)
Goal IV: Design for Your Needs, the Needs of the Town and Those of Your Neighbors
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. I
Desirable
- ANN'"""!.,rc';.�>..' 'r�; :;lc •�. ,••+"
5. Design for adequate drainage. Disperse
DRAINAG 'L BELIEF J � ,.
water runoff on your own property or direct to
PRO?EJZTY LIWE� an adequate drainage facility. Don't increase
r, raj runoff into adjacent properties.
General Plan Land Use Element: Development
Standards, Hillside Protection "...It is important
to provide safe residential development while
preserving the natural features, environmental
integrity, and scenic character of the hills. " (LU -7)
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.
Los Altos Hills Municipal Code Sections 10-2.407, 10-2.502, and 10-2.702 (e)
26�P��Z7
Goal IV: Design for Your Needs, the Needs of the Town and Those of Your Neighbors
Philosophy
B. Design for livability
1. Plan for adequate outdoor living when planning your total development area. Cluster structures to maximize
open space.
Desirable
1
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0! -
1' 3TAPaLE
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2. Make landscaping an integral part of your site plan. Existing mature landscaping should be maintained and
integrated with new landscape screening.
3. 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
271Page
Goal IV: Design for Your Needs, the Needs of the Town and Those of Your Neighbors
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
DRIVEL•�AT '�'' d �ti�4�.1.��\S•
UL
tioAp
Desirable
_ -
c 4A
Less Desirable
2. Observe the Town pathway system standards and
ordinances. When driveway entrances cross pathways, the
driveway surface must be "non -slip" and be maintained to
Town standards.
I 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.
281Page
Desirable
Less Desirable
Los Altos Hills Municipal Code Section 10-2.605 and 10-2.1005
Goal IV: Design for Your Needs, the Needs of the Town and Those of Your Neighbors
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.
Desirable
r
291Page
Less Desirable
L[wr Ebu�PHgµT
POOL
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Los Altos Hills Municipal Code Section 5-2.02
Glossary
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 /fills 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
301 Page
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.
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
311 Page
Net Area of Lot
Los Altos Hills Municipal Code
The net area of a lot is equal to the gross area less panhandles and all public and private easements
Section 10-1.202
for vehicular access within the parcel.
Non -Conforming Lot
Los Altos Hills Municipal Code
An existing lot that does not meet the Town's current standards is considered non -conforming.
Section 10-1.1007 (3)
Among the reasons a lot may non -conforming are: a LUF less than one or a lot unable to hold a 160'
diameter building circle.
Off Road Paths
Los Altos
A major recreation amenity of the Town is our off road pathway system. Paths usually run along
Hills Municipal Code
Section 10-1.202
easements located on the property lines of many parcels.
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
Los Altos Hills Municipal Code
Lots deemed to be on a ridgeline may be subject to design restrictions aimed at making the
Section 10-2.702 (b)
ICUOUS. structures less cons
p
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
Section 10-1.702 (1)
cooking, and sanitation located on the same parcel as the 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
Los Altos Hills Municipal Code
The setback is a line defining an area adjacent to the property line in which no structures may be
y
Section 10-1.505
built. There is a 30 foot setback for the rear and side property
p perty lines and a 40 foot setback for the front.
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
Section 10- 1.1007 (2)
applicant's own making) which may result from exceptional circumstances of a property.
321Page
A.
Access- 25
Appeals- 30
Average Slope (steepness)- 6, 30
B.
Basements- 5,23,30
Building Circle- 30
Bulk- 19-23
C.
Chaparral- 12
Colors- 15, 21
Conditional Development Permit- 30
Conservation Easement — 5
Contour of Land- 11,14
Creeks- 5, 12
D.
Debris Flow- 25
Deck- 31
Development Checklist- 8-10
Development Area- 6, 28, 30
Discing- 26
Drainage- 12, 26
Driveways- 14, 28
331 Page
Index
E.
Earthquake Faults- 25
Easements (open space)- 5, 13, 32
Eaves- 20
Emergency Vehicles- 25
Entrances- 15, 28
Entry (columns, gates, porticos)- 16
Environmental Design & Protection Committee- 33
F.
Faults, Earthquakes- 25
Fences- 15, 16
Fill- 20
Fire Safety- 24
Floor Area — 61 31
Foundations - 17
G.
Grading- 5, 14, 26
Green Building -5, 18, 21
H.
Hardscape- 31
Hazards (fire)- 24
Hazards (geotechnical)- 25
Height- 5, 22, 31
Heritage Oaks- 5, 13, 31
Hilltops- 17
Human Habitation Setbacks- 31
Hydro Seeding- 26
I.
Indigenous Grasses- 12
L.
Landscape — 12, 24, 27, 28
Landscaping- 11, 17, 19, 24, 26, 27
Landscape (fire resistant)- 24
Lights (spill)- 28
Lights (exterior)- 28
Living Area (indoor)- 28
Living Area (outdoor)- 27, 28
Lot (sloping) — 17, 26
Lot (non -conforming)- 32
Lot Unit- 31
Lot Unit Factor- 31
Lot (minimum)- 5
M.
Mass, Massing- 19, 22
Master Path Plan- 13
Materials- 21, 24
Maximum Development Area- 6, 31, 32
Maximum Floor Area -6, 31
Mitigate- 19, 20, 22
N.
Neighbor Friendly- 2
Net Area (acreage)- 6, 32
Noise- 29
Non -Conforming Lot- 3
Non Reflective Materials- 15
Non Slip Surface- 28
O.
Oaks- 5, 12, 13, 31
Off Road Path- 32
On Road Path- 32
Open, Openness- 11, 13
Open Space Easement- 5, 13, 32
Orchards- 3,12
P.
Parking (off street)- 5, 27
Pathway- 5, 13, 28
Patio- 20
341 Page
Planning Commission- 30
Site Development Review Process -7
Pool Pump- 29
Privacy- 28
Property Line- 5, 26
R.
Ridgelines- 17
Riparian Habitat- 12
Road Right of Way- 32
Roof (class A)- 24
Rooflines- 19
Runoff- 26
S.
Safety- 24
Screening- 19, 27
Secondary Dwelling Unit- 32
Setback- 5, 19, 29, 32
Setback (human habitation)- 31
Site (sloping)- 17
Site Analysis- 32
Siting- 19
Slides (land)- 25
Slope Density- 6
Slope (average)- 6, 30
Slope (driveway)- 14
Soil Erosion- 26
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, 27
U.
Underground- 23
V.
Variance- 32
Vegetation- 12, 19
View(s)- 18
W.
Walls- 20, 22
Z.
Zoning- 5
LOS ALTOS HILI.
CALIFORNI
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
(650) 941-7222 phone
(650) 941-3160 fax
www. losaltoshills.ca.gov