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HomeMy WebLinkAbout5.2 D ` �F MEMORANDUM DATE: December 8, 2005 TO: Members of the Planning Commission FROM: Carl Cahill, Planning Director t-L. RE: Ad Hoc Planning Committee's recommendations regarding highly visible lots Over the past several months, the Ad Hoc Planning Committee has studied the issue of highly visible lots (HVL) as directed by the City Council. The committee's recommendations are presented in the attached chart, which includes an analysis of the proposed changes for your review and comment. The current ordinance is also attached for reference. - The committee's recommendations shift the focus of the ordinance from the preservation of highly visible lots to the configuration of structures on ridgelines, hilltops, and hillsides. - Initially, the committee attempted to define "highly visible lots" but was not able to develop criteria that was quantifiable and could be administered in a practical manner. As a result, the committee shifted its focus to ensuring that structures on ridgelines, hilltops, and hillsides are unobtrusive and do not dominate the natural landscape. Please review the proposed ordinance and prepare to comment at the meeting. Planning Commission comments will be incorporated by the Ad Hoc Committee at their next meeting and the final proposed ordinance will be returned to the Planning Commission for a noticed hearing. Attachments: A. Analysis of proposed amendments to HVL provisions prepared by project planner Leslie Hopper B. Current HVL provisions C. Proposed amendments incorporated in current HVL provisions (Changes Accepted) Attachment A ANALYSIS OF PROPOSED AMENDMENTS TO HVL PROVISIONS Attachment A ANALYSIS OF PROPOSED CHANGES TO HVL PROVISIONS COMMENTS PROPOSED CHANGES Title 10: Zoning and Site Development Chapter 2. Site Development Article 7. Building Siting, View Protection, Ridgeline P reservatio n,C reek Protection Sec. 10-2.701. Purposes. The purposes of this article are to insure that the site, location and No changes to the existing purpose statement. configuration of structures are unobtrusive when viewed from off- site; that scenic views are retained; that buildings do not dominate the natural landscape; that ridgelines and hilltops are preserved; Proposed changes to the following sections are intended to be and that the siting of structures is consistent with other provisions consistent with the existing purpose statement. of this chapter concerning grading, drainage, and erosion control. (§ 15, Ord. 299, eff. December 11, 1985) Sec. 10-2.702. Siting. (a) Alternative locations. The location of buildings and No changes to Section(a). structures shall be selected so as to minimize run-off from the site, the volume of off-site drainage created, the destruction or alteration of natural vegetation, and the impairment of scenic views from off the site. Analysis of HVL Changes December 8,2005 Page 1 The preservation of highly visible lots is not really the objective. (b) Preservation of ridgelines, hilltops, and #�gh4e visible lots. It is more appropriate to preserve or retain scenic views as stated scenic views. Ridgelines, hilltops, and highly visible lets in the existing purpose section above. scenic views shall be preserved by the siting of structures to take advantage of natural topographic or landscape features which would cause structures to blend with their This sentence is not new. It currently is#5 in the list of natural surroundings. Hilltops or ridgelines shall not be cut development standards for highly visible lots. The sentence has down flattened, or similarly graded to create a building pad been moved to this section because itertains to the reservation in excess of the actual area covered by the principal p p residence. The Site rlevelnnmen+ AutheFity shall r•nnside-F of ridgelines and hilltops. th8 fGllGWiRg guidelines M apprG-ving the1—,os;atien of a ('I 1�nn�le }nn� h��ilrlinnS nnrl height roctric+ien� matt hg Development standards#1 through 4 have been deleted from this rani�irerl nn Single no ririnelinec gnrl and fight ole+� G .- .. N section and are incorporated into section(c)below. Fequi.ed e • • idle"", •id .__, and high., ..-._.- lots. (2) GUt fOURdatiGRS should be used in plaGe Of fill OR hilly terFaiR. (3) Native GF Rat6lFalized vegetatiGR should be used to GGI;Geal 6}n 10+i fires wherever nnec ihle (n) C+n Gt ire may he IGGated nn ridgelines eF hilltopsrs only � men they Gan be FeRdered unobtrusive by one (1) or mere of the fnlln+niinn +eGhniq neo house,(i) The use Of RatUFal vegetation andlop a with a sli that fellows the natu GORtGUFS of the site. (iii) The use of ev+erinr reefing ani} siding materiel Standard 45 has been moved to section(b) above. HilltGps eF ridgeliRes shall Rat be Gut ' flattened, e similarly- -ded tG GFee+e a b *lrlinn pad in eyneoc of theaGt inl area nnvered by the nrinr•ipal resirlenoe ..- -'----�. ,toot toot -- -� - � , Analysis of HVL Changes December 8,2005 Page 2 M Configuration of structures. Structures on ridgelines, hilltops, Section(c)was added to address the configuration of structures and hillsides have the potential to be highly visible. To a p g y on ridgelines, hilltops, and hillsides (rather than highly visible insure that these structures are unobtrusive and do not lots) because these structures have the potential to be highly dominate the natural landscape, the Site Development visible. The language is consistent with the existing purpose Authority shall consider the following standards in approving statement above, which refers to the configuration of a structure on a ridgeline, hilltop, or hillside lot: structures. (1) Single-story buildings or height restrictions may be required subject to findings pursuant to Sec. 10- ' The proposed development standards are based on the 2.1305 M. standards currently listed in section(b) above. (2) Sloped roofs (minimum pitch of 4:12) that follow the natural contours of the site are strongly encouraged. (3) Buildings with flat roofs shall be limited to a. maximum Standard#3 is new. height of 22 feet. (4) Foundations shall follow the natural contours of the site so that the structure steps up or down the slope and/or the structure is cut into the hillside. (5) Existing vegetation and/or additional new landscaping shall render structures unobtrusive. (6) Colors and materials of walls, roofing, and other structural components shall blend with the natural landscape. Standard#7 is new. (7) The proposed structure shall not significantly affect the privacy of neighbors or neighborhood character. Analysis of HVL Changes December 8,2005 Page 3 Attachment B CURRENT ORDINANCE PROVISIONS ON HIGHLY VISIBLE LOTS Attachment B Current HVL Provisions Title 10: Zoning and Site Development Chapter 2. Site Development Article 7. Building Siting,View Protection, Ridgeline Preservation,Creek Protection Sec. 10-2.701. Purposes. The purposes of this article are to insure that the site, location and configuration of structures are unobtrusive when viewed from off-site; that scenic views are retained; that buildings do not dominate the natural landscape; that ridgelines and hilltops are preserved; and that the siting of structures is consistent with other provisions of this chapter concerning grading, drainage, and erosion control. (§ 15, Ord. 299, eff. December 11, 1985) Sec. 10-2.702.Siting. (a) Alternative locations. The location of buildings and structures shall be selected so as to minimize run-off from the site, the volume of off-site drainage created, the destruction or alteration of natural vegetation, and the impairment of scenic views from off the site. (b) Preservation of ridgelines, hilltops, and highly visible lots. Ridgelines, hilltops, and highly visible lots shall be preserved by the siting of structures to take advantage of natural topographic or landscape features which would cause structures to blend with their natural surroundings. The Site Development Authority shall consider the following guidelines in approving the location of a structure: (1) Single story buildings and height restrictions may be required on hilltops, ridgelines, and highly visible lots. (2) Cut foundations should be used in place of fill on hilly terrain. (3) Native or naturalized vegetation should be used to conceal structures wherever possible. (4) Structures may be located on ridgelines or hilltops only when they can be rendered unobtrusive by one (1) or more of the following techniques. (i) The use of natural vegetation and/or added landscaping. (ii) The use of a low-profile house, with a sloping roofline and foundation, that follows the natural contours of the site. (iii) The use of exterior roofing and siding materials and colors that blend with the natural landscape. (5) Hilltops or ridgelines shall not be cut down, flattened, or similarly graded to create a building pad in excess of the actual area covered by the principal residence. Attachment C PPROPOSED AMENDMENTS INCORPORATED IN CURRENT HVL PROVISIONS (Changes Accepted) Attachment C Proposed Amendments Incorporated in Current HVL Provisions Title 10: Zoning and Site Development Chapter 2. Site Development Article 7. Building Siting,View Protection, Ridgeline Preservation, Creek Protection Sec. 10-2.701. Purposes. The purposes of this article are to insure that the site, location and configuration of structures are unobtrusive when viewed from off-site; that scenic views are retained; that buildings do not dominate the natural landscape; that ridgelines and hilltops are preserved; and that the siting of structures is consistent with other provisions of this chapter concerning grading, drainage, and erosion control. (§ 15, Ord. 299, eff. December 11, 1985) Sec. 10-2.702. Siting. (a) Alternative locations. The location of buildings and structures shall be selected so as to minimize run-off from the site, the volume of off-site drainage created, the destruction or alteration of natural vegetation, and the impairment of scenic views from off the site. (b) Preservation of ridgelines, hilltops, and scenic views. Ridgelines, hilltops, and scenic views shall be preserved by the siting of structures to take advantage of natural topographic or landscape features which would cause structures to blend with their natural surroundings. Hilltops or ridgelines shall not be cut down, flattened, or similarly graded to create a building pad in excess of the actual area covered by the principal residence. (c) Configuration of structures. Structures on ridgelines, hilltops, and hillsides have the potential to be highly visible. To insure that these structures are unobtrusive and do not dominate the natural landscape, the Site Development Authority shall consider the following standards in approving a structure on a ridgeline, hilltop, or hillside lot: (1) Single-story buildings or height restrictions may be required subject to findings pursuant to Sec. 10-2.1305 (f). (2) Sloped roofs (minimum pitch of 4:12) that follow the natural contours of the site are strongly encouraged. (3) Buildings with flat roofs shall be limited to a maximum height of 22 feet. 4 Foundations shall follow the natural contours of the site so that the structure steps up or down the slope and/or the structure is cut into the hillside. 5 Existing vegetation and/or additional new landscaping shall render structures ( ) 9 9 P 9 unobtrusive. (6) Colors and materials of walls, roofing, and other structural components shall blend with the natural landscape. (7) The proposed structure shall not significantly affect the privacy of neighbors or neighborhood character.