HomeMy WebLinkAboutItem 5.15-1
MEMORANDUM
DATE: December 8, 2005
TO: Members of the Planning Commission
FROM: Carl Cahill, Planning Director C.G.
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
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Attachment B
CURRENT ORDINANCE PROVISIONS
ON HIGHLY VISIBLE LOTS
Attachment B
Current HVI. 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 IIVI., 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 (1).
(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
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. _