Loading...
HomeMy WebLinkAbout3.5a TOWN OF LOS ALTOS HILLS June 2, 2011 Staff Report to the Planning Commission SUBJECT: AMENDMENTS TO THE GRADING POLICY FROM: Brian Froelich, AICP, Associate Planner APPROVED BY: Debbie Pedro, AICP, Planning Director `? RECOMMENDATION: That the Planning Commission: Review the staff report and attached Grading Policy amendments, consider any revisions, and forward a recommendation to the City Council to adopt a resolution approving the amendments to the Grading Policy. BACKGROUND On February 17, 2011, the City Council formed an ad Hoc Committee to review the Town's Grading Policy and Basement Ordinance and propose any changes necessary to clarify the existing standards and solve the recurring problems associated with excessive grading to accommodate daylighted basements. The Committee consisted of members: Mayor Ginger Summit, Planning Commissioner Eric Clow, Planning Commissioner Richard Partridge, architect Peter Duxbury, civil engineer Mark Helton, and staff. Over the past four months, the Committee has worked on modifications to the Grading Policy. (Attachment 1) DISCUSSION The Town has received and approved a growing number of Grading Policy exceptions in recent years. Many of the requested exceptions include portions of required driveways, firetruck turnarounds, and daylighted basements. Further, the Town's Grading Policy dates back to 1997 and has never been revised since the adoption of the Basement Ordinance. The Ad Hoc Committee's proposed amendments are intended to reduce the number of applications for Grading Policy exceptions requests and also serve to set a firmer boundary for future Grading Policy exceptions. Item 3.5 w Staff Report to the Planning Commission Amendment to Grading Policy June 2, 2011 Page 2 of 2 Summary of Amendments Accessory building cut increased to 8' to match primary buildings — The Committee's conclusion was that lowering the profile of all structures is generally a positive aspect of a design. Lowest finished floor elevation above grade increased to 4.5' — This addresses a Building Code issue that comes up frequently with a limitation to crawl space. Height limits will still be applicable to these spaces. This provides additional flexibility to sloping lots to maintain an even floor level. Driveway cut increased to 10' — The current allowance of 8' assumes that the cut is limited to the clear interior height of the garage space. The reality is that the cut needs to account for joist thickness, insulation, and floor material. The Committee concluded that increasing the allowance to 10 feet would be a more practical standard. • Terracing required for cut greater than 6' — Terracing is often recommended by the Planning Commission when approving Grading Policy Exceptions. Installing this as a requirement will result in opportunities for screening and softened appearance of large retaining walls from off site. • Minor exceptions for required driveways or Fire Department requirements — The intent of .this amendment is to expedite processing for projects that are required to apply for a Grading Policy Exception not relating to the project design. These projects will be eligible for administrative approval with public notice and hearing pursuant to Section 10-2.301(b). CEQA STATUS The proposed application is exempt from California Environmental Quality Act (CEQA) pursuant to Section 15061 (b) (3). ATTACHMENTS 1. Draft Grading Policy 10 TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, CA 94022 Phone: (650) 941-7222 www.losaltoshills.ca.gov Code Sections: Section 10-2.702 (c) of the Site Development Ordinance excavation, or fill shall be the minimum necessary to acc grading is proposed to lower the profile of buildings��k;,�` foundations — step -on -contour, daylight, pole foundation used on building sites with natural slopes in excessl�four Intent• The purpose of this policy is to outline desired. retains the existing contours and basic lan.06 also intended that the policy.provide guidAc encouraging terraced retaining walls where:, of structures over fill or foundation walls, whit balanced cut and fill is,ti,. esi a eke o minimize recognized that the Top's policies: and the generally preferred over-�41'1r.,, LOSAMS HILLS B r. I CAI,f FnRNTA Grading Policy by City Council xx/xx/xxx es that tiUKThe amount of grading, Aodate pro Qsed structures, unless ;�i�tom;.. Con 10-2.703a):tire%quires: "Type II or a combinatiori,tllereof — shall be -n percent (14%)." ;tt wti' ~criteria for grad%g which assure that construction eo£ the site to the greatest extent feasible. It is forpping" structures down sloped hillsides, 00ssi[i ` 'tta gem liasizes cut to lower the profile el��tend to raise;:f�ie profile of the structure. While import or export of soil, to or from a site, it is guicilines below may encourage export as cut is These police are untended td -b$ -,used by staf 'evaluation and making,recommendations to the Planning(ommission�tiaicl/or.isM Council regarding site development applications, and as guidaneefor applicants: t: ti dividuaXtest�nay dictate a need to deviate from the criteria, to the ex terij�pe,'tntted by the Planning Comriiission and/or City Council. Grading Policy Page 2 Policy: 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*: 2. U 2 5. Accessory Bldg Tennis Court Driveways Other (decks, yards)>ti Combined depths of cut plus should be limited to 6 feet, e: permittedyp`'a'' ximum c Cut than the main residence cut plus fill may be r,O'of a structure should generally not be set in w•.t. '46" feet above the existing grade, to assure that -reared up to a maximum of eigl}t ten feet (8= 101) for the or backup area which is adjacent to a garage that has been ount of cut. Terracing shall be utilized for cuts exceeding six Cut and/or Rll`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. The Planning Director may approve exceptions for required driveways and Fire Truck turnarounds where cut does not exceed seven feet (7') and fill does not exceed five feet (51) at a noticed public hearing.