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TOWN OF LOS ALTOS HILLS April 6, 2006
Staff Report to the Planning Commission
RE: AMENDMENT TO THE ZONING AND SITE DEVELOPMENT CODES WITH
REGARD TO PHOTOVOLTAIC POWER AND SOLAR THERMAL ENERGY
GENERATION FACILITIES. (SECTIONS 10-1.226, 10-1.239, 10=1:247;--f0-
1.702, 10-1.502, AND 10-2.301)
FROM: Debbie Pedro, AICP, Senior Planner
APPROVED BY: Carl Cahill, Planning Director/Acting City Manager C,C.
RECOMMENDATION: That the Planning Commission:
Forward a recommendation that the City Council adopt a resolution approving the
proposed amendments to Sections 10-1.226, 10-1.239, 10-1.247, 10-1.702, 10-1.502, and
10-2.301 of the Los Altos Hills Municipal Code.
DISCUSSION
On March 16, 2006, the Planning Commission reviewed the Environmental Initiatives
Committee's proposed amendments to the Zoning and Site Development Ordinance.
(Attachment 1) Upon completion of their review, the Commission directed staff to
prepare the following amendments as proposed by the Committee:
1. Sec. 10-1.226(a). Grid.
"Grid"means the electrical distribution and transmission system in Los Altos Hills.
2. Sec. 10-1.239(a). Photovoltaic Power Generation Facility.
"Photovoltaic Power Generation Facility" means a facility that converts sunlight into
electricity through the utilization of semiconductor cells.
3. Sec. 10-1.247(a). Solar Thermal Energy Facility.
"Solar Thermal Energy Facility"means a facility that converts radiant energy from the
sun into useful thermal energy including heated water.
4. Sec. 10-1.702.Accessory Uses and Structures Permitted (R-A)
(m)Photovoltaic Power Generation Facilities.
(n) Solar Thermal Energy Facilities.
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Staff Report to the Planning Conunission
April 6,2006
Page 2 of 2
5. Sec. 10-1.502 Development Area
(5) Photovoltaic Power Generation Facilities.
A. Photovoltaic Power Generation Facilities that are connected to the Grid and that
are 500 square feet or less are exempt from the requirements of this section.
Photovoltaic Power Generation Facilities greater than 500 sq. ft. 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. .
6. Section 10-2.301.Permits
(8) The construction, placement, or installation of any structure supporting
Photovoltaic Power Generation Facilities that is not more than six (6') feet in height
and not more than nine hundred(900) square feet in development area;
(9) The construction, placement or installation of Photovoltaic Power Generation
Facilities on an existing structure that are less than eighteen (18") inches higher than
the existing structure.
The changes above have been incorporated into the draft ordinance in Attachment 2.
CEQA STATUS
The proposed ordinance amendment is exempt from California Environmental Quality
Act(CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines.
ATTACHMENTS
1. Draft PV/Energy Efficiency Ordinance prepared by the Environmental Initiatives
Committee dated February 29, 2006
2. Proposed amendments to the Zoning and Site Development Ordinance Sections 10-
1.226, 10-1.239, 10-1.247, 10-1.702, 10-1.502, and 10-2.301
3. Planning Commission staff report and attachments dated March 16, 2006
Attachment 1
Los Altos Hills Environmental Initiatives Committee
PV/Energy Efficiency Ordinance
Original Draft Amendments-2/29/06
TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning).Article 2. (Definitions)
Sec. 10-1.226. Grading.
"Grading" shall mean to bring an existing surface to a designed form by
excavating, filling, or smoothing operations.(§ 1, Ord. 305, eff. October 3, 1986)
Sec. 10-1.226(a). Grid.
"Grid" means the electrical distribution and transmission system in Los
Altos Hills.
Sec. 10-1.226(x) (b).Habitable floor area.
"Habitable floor area" shall mean floor area, as defined in Section 10-1.223 of the
Zoning Code, which includes provisions for space heating, with floor to ceiling heights in
excess of seven (7') feet, and is intended for living purposes for human occupancy.
"Habitable floor area" shall include, but is not limited to, bedrooms, bathrooms, kitchens,
living, family, and dining rooms, office/study areas, game rooms, pool houses, or similar
use areas, as well as entry foyers, hallways, stairs, etc., which connect such areas. Floor
area clearly intended for garage or storage use, barns or stables (excluding any habitable
portion of the building), and basements and attics with floor to ceiling heights of less than
seven (7') feet are not considered"habitable."(§ 3, Ord. 381, eff. April 19, 1996)
Sec. 10-1.227. Height,structure.
"Structure height" shall mean the vertical distance at any point from (i) the natural
grade which existed prior to grading for the proposed structure, (ii) existing grade
indicated on an approved grading plan, if different than the natural grade, or (iii) the
proposed building pad if excavated below natural grade, whichever elevation is lowest, to
the highest part of the structure directly above.(§ 1, Ord. 305, eff. October 3, 1986; § 2,
Ord. 370, eff. May 20, 1994)
Sec. 10-1.239.Person.
"Person" shall mean any person, firm, or corporation, public or private, the State
and its agencies or political subdivisions, the United States of America and its agencies
and instrumentalities, and any agent, servant, officer, or employee of any of them.(§ 1,
Ord. 305, eff. October 3, 1986)
Sec. 10-1.239(a). Photovoltaic Power Generation Facility.
"Photovoltaic Power Generation Facility" means a facility that converts
sunlight into electricity through the utilization of semiconductor cells.
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Sec. 10-1.240. Removal.
"Removal" shall mean the cutting to the ground of vegetation, including trees and
plants, as well as complete extraction or killing by spraying.(§ 1, Ord. 305, eff. October
3, 1986)
Sec. 10-1.247.Site Development Permit.
"Site Development Permit" shall mean the approved plans which bear the stamp
of approval of the Planning Director or Planning Commission.(§ 1, Ord. 305, eff. October
3, 1986; § 3, Ord. 384,eff. October 18, 1996)
Sec. 10-1.247(a). Solar Thermal Energy Facility.
"Solar Thermal Energy Facility"" means a facility that converts radiant
energy from the sun into useful thermal energy including heated water.
Sec. 10-1.248. Stable.
"Stable" shall mean a building used for housing hoofed animals.(§ 1, Ord. 305, eff.
October 3, 1986)
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TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning). Article 7. (Residential-
Agricultural District R-A)
Sec. 10-1.702.Accessory Uses and Structures Permitted (R-A)
The following types of accessory uses and structures shall be permitted in the
Residential-Agricultural District:
(a) Home occupations. Home occupations shall be permitted where the use is
entirely subordinate to the primary use of the premises for the home of a family. There
shall be no retail sales on the premises, no advertising of any kind visible from off the
premises, no evidence from off the premises of the business, no parking more than
normally required for a residence, and not over one assistant outside the family unit shall
be employed.
The raising on the premises of agricultural products and the sales thereof shall be
expressly excepted from the provisions of this chapter but shall be subject to reasonable
regulations by the Town.
(b) Walls, fences, trees, and shrubs. Walls, fences, trees, and shrubs shall be
permitted within the confines of a lot or contiguous lots subject to the height limitations
set forth in Section 10-1.504 of Article 5 of this chapter.
(c)House number signs. A sign not more than one and one-half(1 1/2) square feet
in area bearing the house number and the name of the occupant, or a name designated,
other than one of a commercial purpose, shall be permitted.
(d) Accessory buildings. Accessory buildings may be constructed only in
accordance with the setback requirements of this chapter. An accessory building may be
erected prior to the construction of the main building only if it is agreed that the main
building shall be completed within three (3) years from the date of the issuance of the
permit for the accessory building. A temporary accessory building shall .be removed
within thirty (30) days after the completion of the main building or within eighteen (18)
months after the issuance of a permit for the accessory building, whichever is the earlier
date.
(e) Private stables. A maximum of two (2) hoofed animals per acre shall be
permitted provided one additional hoofed animal may be kept on each additional one-half
(1/2) acre, or fraction thereof, and provided, further, the conditions are satisfactory to the
County Department of Health or such other agency as may be in charge of health
standards for the Town.
(f) Swimming pools, tennis courts, greenhouses, and workshops. Swimming
pools, tennis courts, greenhouses, and workshops, and other accessory uses found by the
Planning Commission to comply with the definition of accessory use, shall be permitted.
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(g) Small family day care homes. Small family day care homes which provide
care, protection and supervision of six (6) or fewer children (including children under the
age of ten (10) years who reside at the home) in the provider's own home, for periods of
less than twenty-four (24) hours per day, while the parents or guardians are away,
pursuant to State regulations shall be permitted. No business license fee or tax shall be
imposed on a small family day care home.
(h) Household pets and domestic animals. Household pets and domestic animals
as permitted by Town regulations may be kept.
(i) Ornamental garden structures. Ornamental garden structures, such as benches,
statuary,raised planters and fountains, shall be permitted.
0)Antennas and dish antennas. Antennas and dish antennas are permitted subject
to the requirements set forth in Article 5 of Chapter 1 and Article 3 of Chapter 2 of Title
10.
(k) Secondary dwelling. One (1) secondary dwelling on each parcel or lot of land
in one (1) ownership which is of at least one (1) acre in gross area, subject to the
applicable provisions of this chapter and other laws. The gross area shall be measured
prior to any required dedication of right-of-way or access easements, when required as
part of a site development permit application submitted subsequent to January 1, 1999.
Secondary dwellings shall meet the following standards:
(1)A secondary dwelling shall be subordinate to and architecturally consistent
with the primary dwelling;
(2) The secondary dwelling shall not exceed one thousand (1,000) square feet
of floor area;
(3) If the secondary dwelling is within or attached to the primary dwelling, it
shall be constructed so that the entire structure appears to be one (1) dwelling;
(4) If the secondary dwelling is separate from the primary dwelling, it shall
not be sited in a visually prominent location, and shall respect the visual and acoustic
privacy of primary dwellings on contiguous lots;
(5) The lot on which a secondary dwelling is located must be connected to the
public sanitary sewer system or have a private sewage disposal system that is deemed
to be adequate for the addition of the second dwelling by the Santa Clara County
Division of Health Services; and must have an adequate water supply;
(6) The secondary dwelling shall not have a significant adverse impact on
traffic flow and safety;
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(7) Any vehicular access to a secondary dwelling shall be by a common
driveway with the primary dwelling;
(8) The views of prominent scenic features by primary dwellings on
contiguous lots shall be preserved.
(1) Temporary trailer coaches. Trailer coaches during construction or substantial
remodeling of a primary dwelling are permitted, subject to receipt of a zoning permit,
pursuant to Section 10-1.310, after a public hearing held by the Zoning Administrator
pursuant to Section 10-1.1105. One (1) trailer coach specifically designed and equipped
for human habitation may be placed on a lot, in accordance with the setback requirements
of this Code and occupied only by the owner of the lot and members of the owner's
family, as a temporary residence during construction or substantial remodeling of the
primary dwelling on the lot. This permit shall be granted for no more than six (6) months,
but shall be renewable upon the determination of the Zoning Administrator that the use
has not resulted in detriment or nuisance to the adjacent properties or the neighborhood.
However, in all cases, the trailer coach shall be removed prior to building permit final.
(m) Photovoltaic Power Generation Facilities.
(n) Solar Thermal Energy Facilities.
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TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning). Article 5. (Area,
Coverage, Height, and Setback Limitations)
Sec. 10-1.502 Development Area
Except as provided in (c) and (d) below, the amount of development area in
square feet allowable on a parcel or lot shall not exceed the amounts determined by
application of the formula in (a) below, where An is net area in acres, S is the average
slope of the parcel or lot in percent, as defined in Section 10-1.207, LUF is the Lot Unit
Factor as defined by Section 10-1.233 and MDA is the Maximum 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 (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
(30%) percent: MDA =LUF x [15,000 - 375 (S-10)] 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 10-1.223 of this article:
(2) The total area of land covered by structures not counted in paragraph (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. Walkways constructed or unconsolidated
building materials such as loose gravel, tanbark and other wood chips, and roof
overhangs unsupported form the ground, are not counted as development area.
(3) The first one hundred (100') feet of driveway, as measured along the center
line, closest to the primary dwelling; and
(4) That portion of a driveway exceeding twelve (12') feet in width which is
located beyond the area described in (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 (1) residence, then using
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the regulations stated in (3) and (4) above, the amount of driveway area shall be
proportioned to the residences based upon use of the driveway.
(5) Photovoltaic Power Generation Facilities.
A. That portion of the total area of land covered by structures not
counted in paragraph (1) above supporting a Photovoltaic Power Generation
Facilities that are connected to the Grid exceeding 500 square feet.
B. An increase or credit of one square foot for every square foot of
existing or proposed Photovoltaic Power Generation Facilities connected to the
Grid, up to a maximum of 500 square feet; provided, however that the
determination of the development area credit hereunder shall exclude any portion
of the Photovoltaic Power Generation Facility that will be considered in determining
a PV Credit under Title 8 Chapter 10 Energy.
(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 may be 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.
(d) For any 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 and Planning Commission have the discretion
to apply stricter standards to reduce development area where site specific constraints
dictate further limitations, such that the purposes of the ordinances and Design
Guidelines are complied with. Some examples of site constraints include, but are not
limited to, the shape or natural features of the lot, easements which restrict development,
the potential for erosion, or high site visibility.
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TITLE 10. (Zoning and Site Development) CHAPTER 2. (Site Development) Article 3.
(Permits Required)
Section 10-2.301. Permits
No person shall commence or perform any activity described in subsection (a),
(b), or (c) of this section without first obtaining a site development permit. A separate site
development permit shall be required for each site on which any action(s) covered by this
chapter is (are) to be undertaken.
(a)Administrative review. The Planning Director or designee shall review and act
on site development applications for the following activities without the necessity of
notice and a hearing, provided that the Planning Director may deem it appropriate to
conduct a noticed hearing pursuant to subsection (b) below for any of the items listed in
this subsection (a):
(1) The construction or placement of any spa, solar panel, or dish antenna in
excess of three (3') feet in height, or thirty (30) square feet in development area;
(2) Grading:
(i) For fills equal to or exceeding two (2') feet but less than four (4') feet in
vertical depth, at their deepest point measured from the natural ground surface;
(ii) For excavations equal to or exceeding two (2') feet but less than six (6') feet
in vertical depth, at their highest point measured from the natural ground surface;
(iii) For excavations or fills, or any combination thereof, equal to or exceeding
fifty (50) cubic yards, but less than two hundred fifty (250) cubic yards;
(iv) For excavations or fills, or any combination thereof, equal to or exceeding an
area of one thousand (1,000) square feet, but less than three thousand (3,000) square feet;
(3) The construction of any structure, or any addition to a structure, which equals
or exceeds six (6') feet in height but is less than nineteen (19') feet in height, or is less
than two hundred fifty (250) square feet of floor area with a height in excess of nineteen
(19') feet, provided that where a second story is to be added to a structure which
presently does not include a second story, the site development review shall be processed
pursuant to subsection (c)below;
(4) The construction of any structure, combination of structures, or additions to
structures which equal or exceed one thousand (1,000) square feet of development area,
but are less than three thousand(3,000) square feet of development area;
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(5) The construction of any structure, combination of structures, or additions to
structures which equal or exceed one hundred fifty (150) square feet of floor area, but are
less than nine hundred (900) square feet of floor area;
(6) The enlargement of an existing private vehicular access or driveway which
does not result in a new or relocated access point to a public or private road;
(7) The construction or installation of any dish antenna less than twelve (12') feet
in diameter.
(8) The construction, placement, or installation of any structure supporting
Photovoltaic Power Generation Facilities that is less than twelve (12') feet in height
and less than one thousand (1,000)square feet in development area;
(9) The construction, placement or installation of Photovoltaic Power
Generation Facilities on an existing structure that are less than eighteen (18") inches
higher than the existing structure.
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Attachment 2
Los Altos Hills Environmental Initiatives Committee
PV/Energy Efficiency Ordinance
Revised Draft Amenedments-4/6/06
TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning). Article 2. (Definitions)
Sec. 10-1.226. Grading.
"Grading" shall mean to bring an existing surface to a designed form by
excavating, filling, or smoothing operations.(§ 1, Ord. 305, eff. October 3, 1986)
Sec. 10-1.226(a). Grid.
"Grid" means the electrical distribution and transmission system in Los
Altos Hills.
Sec. 10-1.226(x) (b). Habitable floor area.
"Habitable floor area" shall mean floor area, as defined in Section 10-1.223 of the
Zoning Code, which includes provisions for space heating, with floor to ceiling heights in
excess of seven (7') feet, and is intended for living purposes for human occupancy.
"Habitable floor area" shall include, but is not limited to, bedrooms, bathrooms, kitchens,
living, family, and dining rooms, office/study areas, game rooms, pool houses, or similar
use areas, as well as entry foyers, hallways, stairs, etc., which connect such areas. Floor
area clearly intended for garage or storage use, barns or stables (excluding any habitable
portion of the building), and basements and attics with floor to ceiling heights of less than
seven (7') feet are not considered"habitable."(§ 3, Ord. 381, eff. April 19, 1996)
Sec. 10-1.227. Height, structure.
"Structure height" shall mean the vertical distance at any point from (i) the natural
grade which existed prior to grading for the proposed structure, (ii) existing grade
indicated on an approved grading plan, if different than the natural grade, or (iii) the
proposed building pad if excavated below natural grade, whichever elevation is lowest, to
the highest part of the structure directly above.(§ 1, Ord. 305, eff. October 3, 1986; § 2,
Ord. 370, eff. May 20, 1994)
Sec. 10-1.239. Person.
"Person" shall mean any person, firm, or corporation, public or private, the State
and its agencies or political subdivisions, the United States of America and its agencies
and instrumentalities, and any agent, servant, officer, or employee of any of them.(§ 1,
Ord. 305, eff. October 3, 1986)
Sec. 10-1.239(a). Photovoltaic Power Generation Facility.
"Photovoltaic Power Generation Facility" means a facility that converts
sunlight into electricity through the utilization of semiconductor cells.
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Sec. 10-1.240. Removal.
"Removal" shall mean the cutting to the ground of vegetation, including trees and
plants, as well as complete extraction or killing by spraying.(§ 1, Ord. 305, eff. October
3, 1986)
Sec. 10-1.247. Site Development Permit.
"Site Development Permit" shall mean the approved plans which bear the stamp
of approval of the Planning Director or Planning Commission.(§ 1, Ord. 305, eff. October
3, 1986; § 3, Ord. 384, eff. October 18, 1996)
Sec. 10-1.247(a). Solar Thermal Energy Facility.
"Solar Thermal Energy Facility" means a facility that converts radiant
energy from the sun into useful thermal energy including heated water.
Sec. 10-1.248. Stable.
"Stable" shall mean a building used for housing hoofed animals.(§ 1, Ord. 305, eff.
October 3, 1986)
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TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning). Article 7. (Residential-
Agricultural District R-A)
Sec. 10-1.702.Accessory Uses and Structures Permitted (R-A)
The following types of accessory uses and structures shall be permitted in the
Residential-Agricultural District:
(a) Home occupations. Home occupations shall be permitted where the use is
entirely subordinate to the primary use of the premises for the home of a family. There
shall be no retail sales on the premises, no advertising of any kind visible from off the
premises, no evidence from off the premises of the business, no parking more than
normally required for a residence, and not over one assistant outside the family unit shall
be employed.
The raising on the premises of agricultural products and the sales thereof shall be
expressly excepted from the provisions of this chapter but shall be subject to reasonable
regulations by the Town.
(b) Walls, fences, trees, and shrubs. Walls, fences, trees, and shrubs shall be
permitted within the confines of a lot or contiguous lots subject to the height limitations
set forth in Section 10-1.504 of Article 5 of this chapter.
(c)House number signs. A sign not more than one and one-half(1 1/2) square feet
in area bearing the house number and the name of the occupant, or a name designated,
other than one of a commercial purpose, shall be permitted.
(d) Accessory buildings. Accessory buildings may be constructed only in
accordance with the setback requirements of this chapter. An accessory building may be
erected prior to the construction of the main building only if it is agreed that the main
building shall be completed within three (3) years from the date of the issuance of the
permit for the accessory building. A temporary accessory building shall be removed
within thirty (3 0) days after the completion of the main building or within eighteen (18)
months after the issuance of a permit for the accessory building, whichever is the earlier
date.
(e) Private stables. A maximum of two (2) hoofed animals per acre shall be
permitted provided one additional hoofed animal may be kept on each additional one-half
(1/2) acre, or fraction thereof, and provided, further, the conditions are satisfactory to the
County Department of Health or such other agency as may be in charge of health
standards for the Town.
(f) Swimming pools, tennis courts, greenhouses, and workshops. Swimming
pools, tennis courts, greenhouses, and workshops, and other accessory uses found by the
Planning Commission to comply with the definition of accessory use, shall be permitted.
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(g) Small family day care homes. Small family day care homes which provide
care protection and supervision of six 6 or fewer children(including children under the
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age of ten (10) years who reside at the home) in the provider's own home, for periods of
less than twenty-four (24) hours per day, while the parents or guardians are away,
pursuant to State regulations shall be permitted. No business license fee or tax shall be
imposed on a small family day care home.
(h) Household pets and domestic animals. Household pets and domestic animals
as permitted by Town regulations may be kept.
(i) Ornamental garden structures. Ornamental garden structures, such as benches,
statuary,raised planters and fountains, shall be permitted.
0)Antennas and dish antennas. Antennas and dish antennas are permitted subject
to the requirements set forth in Article 5 of Chapter 1 and Article 3 of Chapter 2 of Title
10.
(k) Secondary dwelling. One (1) secondary dwelling on each parcel or lot of land
in one (1) ownership which is of at least one (1) acre in gross area, subject to the
applicable provisions of this chapter and other laws. The gross area shall be measured
prior to any required dedication of right-of-way or access easements, when required as
part of a site development permit application submitted subsequent to January 1, 1999.
Secondary dwellings shall meet the following standards:
(1)A secondary dwelling shall be subordinate to and architecturally consistent
with the primary dwelling;
(2) The secondary dwelling shall not exceed one thousand (1,000) square feet
of floor area;
(3) If the secondary dwelling is within or attached to the primary dwelling, it
shall be constructed so that the entire structure appears to be one (1)dwelling;
(4) If the secondary dwelling is separate from the primary dwelling, it shall
not be sited in a visually prominent location, and shall respect the visual and acoustic
privacy of primary dwellings on contiguous lots;
(5) The lot on which a secondary dwelling is located must be connected to the
public sanitary sewer system or have a private sewage disposal system that is deemed
to be adequate for the addition of the second dwelling by the Santa Clara County
Division of Health Services; and must have an adequate water supply;
(6) The secondary dwelling shall not have a significant adverse impact on
traffic flow and safety;
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(7) Any vehicular access to a secondary dwelling shall be by a common
driveway with the primary dwelling;
(8) The views of prominent scenic features by primary dwellings on
contiguous lots shall be preserved.
(1) Temporary trailer coaches. Trailer coaches during construction or substantial
remodeling of a primary dwelling are permitted, subject to receipt of a zoning permit,
pursuant to Section 10-1.310, after a public hearing held by the Zoning Administrator
pursuant to Section 10-1.1105. One (1) trailer coach specifically designed and equipped
for human habitation may be placed on a lot, in accordance with the setback requirements
of this Code and occupied only by the owner of the lot and members of the owner's
family, as a temporary residence during construction or substantial remodeling of the
primary dwelling on the lot. This permit shall be granted for no more than six (6) months,
but shall be renewable upon the determination of the Zoning Administrator that the use
has not resulted in detriment or nuisance to the adjacent properties or the neighborhood.
However, in all cases, the trailer coach shall be removed prior to building permit final.
(m) Photovoltaic Power Generation Facilities.
(n) Solar Thermal Energy Facilities.
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TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning). Article 5. (Area,
Coverage, Height, and Setback Limitations)
Sec. 10-1.502 Development Area
Except as provided in (c) and (d) below, the amount of development area in
square feet allowable on a parcel or lot shall not exceed the amounts determined by
application of the formula in (a) below, where An is net area in acres, S is the average
slope of the parcel or lot in percent, as defined in Section 10-1.207, LUF is the Lot Unit
Factor as defined by Section 10-1.233 and MDA is the Maximum 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 (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
(30%) percent: MDA =LUF x [15,000 - 375 (S-10)] 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 10-1.223 of this article:
(2) The total area of land covered by structures not counted in paragraph (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. Walkways constructed or unconsolidated
building materials such as loose gravel, tanbark and other wood chips, and roof
overhangs unsupported form the ground, are not counted as development area.
(3) The first one hundred (100') feet of driveway, as measured along the center
line, closest to the primary dwelling; and
(4) That portion of a driveway exceeding twelve (12') feet in width which is
located beyond the area described in (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 (1) residence, then using
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the regulations stated in (3) and (4) above, the amount of driveway area shall be
proportioned to the residences based upon use of the driveway.
(5) Photovoltaic Power Generation Facilities.
A. That portion of the total area of 'and covered by struetures not
eounted in paragraph (1) above supporting a Photovoltaie Power Generation
Fae*'*t*es that are eonneeted to the Grid exceeding 500 square . Photovoltaic
Power Generation Facilities that are connected to the Grid and that are 500 square
feet or less are exempt from the requirements of this section. Photovoltaic Power
Generation Facilities greater than 500 sq. ft. 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.
B. An onerease or eredit of one square foot for every square foot--Of
existing or proposed Photovoltaie Power Generation Facilities eonnected to the
Grid, up to a of 500 square feet; provided, however that th
determ*nation of the development area credit hereunder shall exelude any portion
of the Photovoltaie Power Generation Fae"ity that will be eonsidered in dete i i
a PV Cred*t under Title 8 Chapter 10 Energy.
(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 may be 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.
(d) For any 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 and Planning Commission have the discretion
to apply stricter standards to reduce development area where site specific constraints
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dictate further limitations, such that the purposes of the ordinances and Design
Guidelines are exam complied with. Some les of site constraints include but are not
P P
limited to, the shape or natural features of the lot, easements which restrict development,
the potential for erosion, or high site visibility.
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TITLE 10. (Zoning and Site Development) CHAPTER 2. (Site Development) Article 3.
(Permits Required)
Section 10-2.301. Permits
No person shall commence or perform any activity described in subsection (a),
(b), or(c) of this section without first obtaining a site development permit. A separate site
development permit shall be required for each site on which any action(s) covered by this
chapter is (are) to be undertaken.
(a)Administrative review. The Planning Director or designee shall review and act
on site development applications for the following activities without the necessity of
notice and a hearing, provided that the Planning Director may deem it appropriate to
conduct a noticed hearing pursuant to subsection (b) below for any of the items listed in
this subsection (a):
(1) The construction or placement of any spa, solar panel, or dish antenna in
excess of three (3') feet in height, or thirty (30) square feet in development area;
(2) Grading:
(i) For fills equal to or exceeding two (2') feet but less than four (4') feet in
vertical depth, at their deepest point measured from the natural ground surface;
(ii) For excavations equal to or exceeding two (2') feet but less than six (6') feet
in vertical depth, at their highest point measured from the natural ground surface;
(iii) For excavations or fills, or any combination thereof, equal to or exceeding
fifty (50) cubic yards, but less than two hundred fifty (250) cubic yards;
(iv) For excavations or fills, or any combination thereof, equal to or exceeding an
area of one thousand (1,000) square feet, but less than three thousand (3,000) square feet;
(3) The construction of any structure, or any addition to a structure, which equals
or exceeds six (6') feet in height but is less than nineteen (19') feet in height, or is less
than two hundred fifty (250) square feet of floor area with a height in excess of nineteen
(19 ) P Y' feet provided that where a second story is to be added to a structure which
presently does not include a second story, the site development review shall be processed
pursuant to subsection (c) below;
(4) The construction of any structure, combination of structures, or additions to
structures which equal or exceed one thousand (1,000) square feet of development area,
but are less than three thousand (3,000) square feet of development area;
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(5) The construction of any structure, combination of structures, or additions to
structures which equal or exceed one hundred fifty (150) square feet of floor area, but are
less than nine hundred (900) square feet of floor area;
(6) The enlargement of an existing private vehicular access or driveway which
does not result in a new or relocated access point to a public or private road;
(7) The construction or installation of any dish antenna less than twelve (12') feet
in diameter.
(8) The construction, placement, or installation of any structure supporting
Photovoltaic Power Generation Facilities that is less than twelve (121) six (61) feet in
height and less than nine hundred (900) square feet in
development area;
(9) The construction, placement or installation of Photovoltaic Power
Generation Facilities on an existing structure that are less than eighteen (18") inches
higher than the existing structure.
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ATTACHMENT J
TOWN OF LOS ALTOS HILLS March 16, 2006
Staff Report to the Planning Commission
RE: DISCUSSION TO CONSIDER AMENDING ZONING AND SITE
DEVELOPMENT CODES WITH REGARD TO PHOTOVOLTAIC POWER AND SOLAR
THERMAL ENERGY GENERATION FACILITIES. (SECTIONS 10-1.226, 10-1.239, 10-
1.247, 10-1.702, 10-1.502,
0-
1.247, 10-1.702, 10-1.502,AND 10-2.301)
FROM: Debbie Pedro, AICP, Senior Planner'�-,_->.�'.
APPROVED BY: Carl Cahill, Acting City Manager C.C.
RECOMMENDATION: That the Planning Commission:
Discuss the proposed revisions and direct staff to prepare amendments to the ordinances
as determined to be necessary.
DISCUSSION
On February 3, 2005, the City Council established the Environmental Initiatives
Committee with the charter to:
• Assist the Town in the development of and refinement of the Council's
Environmental Strategic Goals for Town-owned property;
• Recommend a set of initiatives that would lead to the progress and achievement of
these goals;
• Review other environmental initiatives to be proposed to the City Council, subject
to the appropriate hearings, that would affect other aspects of Town policy
including residential development.
Per the direction of Council, the Committee developed an Energy Efficiency Ordinance to
promote photovoltaic power (PV) and solar thermal energy facilities for residential
development. The new ordinance will include PV and solar thermal energy facilities as
permitted accessory uses and structures in the R-A district (Sectionl0-1.702) and exempt
up to 500 sq. ft. of ground mounted PV arrays from MDA calculations (Section 10-
2.301). A copy of the draft ordinance with relevant sections of the Code highlighted in
blue is included for your review. (Attachment 1)
Committee Chairman Peter Evans will be available at the Planning Commission meeting
to answer further questions about the proposed ordinance.
Staff Report to the Planning Commission
March 16,2006
Page 2 of 2
CEQA STATUS
Pursuant to California Environmental Quality Act (CEQA), an Initial Study/Mitigated
Negative Declaration will be prepared for the proposed ordinance amendment.
ATTACHMENT
1. Draft PV/Energy Efficiency Ordinance prepared by the Environmental Initiatives
Committee dated February 29, 2006
i
Los Altos Hills Environmental Initiatives Committee
PV/Energy Efficiency Ordinance
2/29/06 Draft
PROPOSED ADDITIONS AND CHANGES TO TITLE 10(Zoning and Site Development)
*Revisions in blue*
TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning). Article 2. (Definitions)
Sec. 10-1.226. Grading.
"Grading" shall mean to bring an existing surface to a designed form by
excavating, filling, or smoothing operations.(§ 1, Ord. 305, eff. October 3, 1986)
Sec. 10-1.226(a). Grid.
"Grid" means the electrical distribution and transmission system in Los
Altos Hills.
Sec. 10-1.226(a) (b). Habitable floor area.
"Habitable floor area" shall mean floor area, as defined in Section 10-1.223 of the
Zoning Code, which includes provisions for space heating, with floor to ceiling heights in
excess of seven (7') feet, and is intended for living purposes for human occupancy.
"Habitable floor area" shall include, but is not limited to, bedrooms, bathrooms, kitchens,
living, family, and dining rooms, office/study areas, game rooms, poolhouses, or similar
use areas, as well as entry foyers, hallways, stairs, etc., which connect such areas. Floor
area clearly intended for garage or storage use, barns or stables (excluding any habitable
portion of the building), and basements and attics with floor to ceiling heights of less than
seven (7') feet are not considered"habitable."(§ 3, Ord. 381, eff. April 19, 1996)
Sec. 10-1.227.Height,structure.
"Structure height" shall mean the vertical distance at any point from (i) the natural
grade which existed prior to grading for the proposed structure, (ii) existing grade
indicated on an approved grading plan, if different than the natural grade, or (iii) the
proposed building pad if excavated below natural grade, whichever elevation is lowest, to
the highest part of the structure directly above.(§ 1, Ord. 305, eff. October 3, 1986; § 2,
Ord. 370, eff. May 20, 1994)
Sec. 10-1.239.Person.
"Person" shall mean any person, firm, or corporation, public or private, the State
and its agencies or political subdivisions, the United States of America and its agencies
and instrumentalities, and any agent, servant, officer, or employee of any of them.(§ 1,
Ord. 305, eff. October 3, 1986)
Sec. 10-1.239(a). Photovoltaic Power Generation Facility.
"Photovoltaic Power Generation Facility" means a facility that converts
sunlight into electricity through the utilization of semiconductor cells.
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Sec. 10-1.240.Removal.
"Removal" shall mean the cutting to the ground of vegetation, including trees and
plants, as well as complete extraction or killing by spraying.(§ 1; Ord. 305, eff. October
3, 1986)
Sec. 10-1.247.Site Development Permit.
"Site Development Permit" shall mean the approved plans which bear the stamp
of approval of the Planning Director or Planning Commission.(§ 1, Ord. 305, eff. October
3, 1986; § 3, Ord. 384, eff. October 18, 1996)
Sec. 10-1.247(a). Solar Thermal Energy Facility.
"Solar Thermal Energy Facility" means a facility that converts radiant
energy from the sun into useful thermal energy including heated water.
Sec. 10-1.248.Stable.
"Stable" shall mean a building used for housing hoofed animals.(§ 1, Ord. 305, eff.
October 3, 1986)
t
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TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning). Article 7. (Residential-
Agricultural District R-A)
Sec. 10-1.702.Accessory Uses and Structures Permitted (R-A)
The following types of accessory uses and structures shall be permitted in the
Residential-Agricultural District:
(a) Home occupations. Home occupations shall be permitted where the use is
entirely subordinate to the primary use of the premises for the home of a family. There
shall be no retail sales on the premises, no advertising of any kind visible from off the
premises, no evidence from off the premises of the business, no parking more than
normally required for a residence, and not over one assistant outside the family unit shall
be employed.
The raising on the premises of agricultural products and the sales thereof shall be
expressly excepted from the provisions of this chapter but shall be subject to reasonable
regulations by the Town.
(b) Walls, fences, trees, and shrubs. Walls, fences, trees, and shrubs shall be
permitted within the confines of a lot or contiguous lots subject to the height limitations
set forth in Section 10-1.504 of Article 5 of this chapter.
(c)House number signs. A sign not more than one and one-half(1 1/2) square feet
in area bearing the house number and the name of the occupant, or a name designated,
other than one of a commercial purpose, shall be permitted.
(d)_ Accessory buildings. Accessory buildings may be constructed only in
accordance with the setback requirements of this chapter. An accessory building may be
erected prior to the construction of the main building only if it is agreed that the main
building shall be completed within three (3) years from the date of the issuance of the
permit for the accessory building. A temporary accessory building shall be removed
within thirty (30) days after the completion of the main building or within eighteen (18)
months after the issuance of a permit for the accessory building, whichever is the earlier
date.
(e) Private stables. A maximum of two (2) hoofed animals per acre shall be
permitted provided one additional hoofed animal may be kept on each additional one-half
(1/2) acre, or fraction thereof, and provided, further, the conditions are satisfactory to the
County Department of Health or such other agency as may be in charge of health
standards for the Town.
(f) Swimming pools, tennis courts, greenhouses, and workshops. Swimming
pools, tennis courts, greenhouses, and workshops, and other accessory uses found by the
Planning Commission to comply with the definition of accessory use, shall be permitted.
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(g) Small family day care homes. Small family day care homes which provide
care, protection and supervision of six (6) or fewer children (including children under the
age of ten (10) years who reside at the home) in the provider's own home, for periods of
less than twenty-four (24) hours per day, while the parents or guardians are away,
pursuant to State regulations shall be permitted. No business license fee or tax shall be
imposed on a small family day care home.
is animals
animals. Household pets and dourest
(h) Household pets and domestic
as permitted by Town regulations may be kept.
(i) Ornamental garden structures. Ornamental garden structures, such as benches,
statuary,raised planters and fountains, shall be permitted.
0)Antennas and dish antennas. Antennas and dish antennas are permitted subject
to the requirements set forth in Article 5 of Chapter 1 and Article 3 of Chapter 2 of Title
10.
(k) Secondary dwelling. One (1) secondary dwelling on each parcel or lot of land
in one (1) ownership which is of at least one (1) acre in gross area, subject to the
applicable provisions of this chapter and other laws. The gross area shall be measured
prior to any required dedication of right-of-way or access easements, when required as
part of a site development permit application submitted subsequent to January 1, 1999.
Secondary dwellings shall meet the following standards:
(1) A secondary dwelling shall be subordinate to and architecturally consistent
with the primary dwelling;
(2) The secondary dwelling shall not exceed one thousand (1,000) square feet
of floor area;
(3) If the secondary dwelling is within or attached to the primary dwelling, it
shall be constructed so that the entire structure appears to be one (1) dwelling;
(4) If the secondary dwelling is separate from the primary dwelling, it shall
not be sited in a visually prominent location, and shall respect the visual and acoustic
privacy of primary dwellings on contiguous lots;
(5)The lot on which a secondary dwelling is located must be connected to the
public sanitary sewer system or have a private sewage disposal system that is deemed
to be adequate for the addition of the second dwelling by the Santa Clara County
Division of Health Services; and must have an adequate water supply;
(6) The secondary dwelling shall not have a significant adverse impact on
traffic flow and safety;
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<c akr M
(7) Any vehicular access to a secondary dwelling shall be by a common
driveway with the primary dwelling;
(8) The views of prominent scenic features by primary dwellings on
contiguous lots shall be preserved.
(1) Temporary trailer coaches. Trailer coaches during construction or substantial
remodeling of a primary dwelling are permitted, subject to receipt of a zoning permit,
pursuant to Section 10-1.310, after a public hearing held by the Zoning Administrator
pursuant to Section 10-1.1105. One (1) trailer coach specifically designed and equipped
for human habitation may be placed on a lot, in accordance with the setback requirements
of this Code and occupied only by the owner of the lot and members of the owner's
family, as a temporary residence during construction or substantial remodeling of the
primary dwelling on the lot. This permit shall be granted for no more than six (6) months,
but shall be renewable upon the determination of the Zoning Administrator that the use
has not resulted in detriment or nuisance to the adjacent properties or the neighborhood.
However, in all cases, the trailer coach shall be removed prior to building permit final.
(m) Photovoltaic Power Generation Facilities.
(n) Solar Thermal Energy Facilities.
5 of 9
c
TITLE 10. (Zoning and Site Development) CHAPTER 1. (Zoning). Article 5. (Area,
Coverage,Height,and Setback Limitations)
Sec. 10-1.502 Development Area
Except as provided in (c) and (d) below, the amount of development area in
square feet allowable on a parcel or lot shall not exceed the amounts determined by
application of the formula in (a) below, where An is net area in acres, S is-the average
slope of the parcel or lot in percent, as defined in Section 10-1.207, LUF is the Lot Unit
Factor as defined by Section 10-1.233 and MDA is the Maximum 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 (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
(30%)percent: MDA=LUF x [15,000 -375 (S-10)] 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 10-1.223 of this article:
(2) The total area of land covered by structures not counted in paragraph (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. Walkways constructed or unconsolidated
building materials such as loose gravel, tanbark and other wood chips, and roof
overhangs unsupported form the ground, are not counted as development area.
(3) The first one hundred (100') feet of driveway, as measured along the center
line, closest to the primary dwelling; and
(4) That portion of a driveway exceeding twelve (12') feet in width which is
located beyond the area described in (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 (1)residence, then using
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the regulations stated in (3) and (4) above, the amount of driveway area shall be
proportioned to the residences based upon use of the driveway.
(5) Photovoltaic Power Generation Facilities.
A. That portion of the total area of land covered by structures not
counted in paragraph (1) above supporting a Photovoltaic Power Generation
Facilities that are connected to the Grid exceeding 500 square feet.
B. An increase or credit of one square foot for every square foot of
existing or proposed Photovoltaic Power Generation Facilities connected to the
Grid, up to a maximum of 500 square feet; provided, however that the
determination of the development area credit hereunder shall exclude any portion
of the Photovoltaic Power Generation Facility that will be considered in determining
a PV Credit under Title 8 Chapter 10 Energy.
(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 may be 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.
(d) For any 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 and Planning Commission have the discretion
to apply stricter standards to reduce development area where site specific constraints
dictate further limitations, such that the purposes of the ordinances and Design
Guidelines are complied with. Some examples of site constraints include, but are not
limited to, the shape or natural features of the lot, easements which restrict development,
the potential for erosion, or high site visibility.
7of9
TITLE 10. (Zoning and Site Development) CHAPTER 2. (Site Development) Article 3.
(Permits Required)
Section 10-2.301.Permits
No person shall commence or perform any activity described in subsection (a),
(b), or(c) of this section without first obtaining a site development permit. A separate site.
development permit shall be required for each site on which any action(s) covered by this
chapter is (are)to be undertaken.
(a)Administrative review. The Planning Director or designee shall review and act
on site development applications for the following activities without the necessity of
notice and a hearing, provided that the Planning Director may deem it appropriate to
conduct a noticed hearing pursuant to subsection (b) below for any of the items listed in
this subsection (a):
(1) The construction or placement of any spa, solar panel, or dish antenna in
excess of three (3') feet in height, or thirty (30) square feet in development area;
(2) Grading:
(i) For fills equal to or exceeding two (2') feet but less than four (4') feet in
vertical depth, at their deepest point measured from the natural ground surface;
(ii) For excavations equal to or exceeding two (2') feet but less than six (6') feet
in vertical depth, at their highest point measured from the natural ground surface;
(iii) For excavations or fills, or any combination thereof, equal to or exceeding
fifty (50) cubic yards, but less than two hundred fifty(250)cubic yards;
(iv) For excavations or fills, or any combination thereof, equal to or exceeding an
area of one thousand(1,000) square feet,but less than three thousand(3,000) square feet;
(3) The construction of any structure, or any addition to a structure, which equals
or exceeds six (6') feet in height but is less than nineteen (19') feet in height, or is less
than two hundred fifty (250) square feet of floor area with a height in excess of nineteen
(19') feet, provided that where a second story is to be added to a structure which
presently does not include a second story, the site development review shall be processed
pursuant to subsection (c)below;
(4) The construction of any structure, combination of structures, or additions to
structures which equal or exceed one thousand (1,000) square feet of development area,
but are less than three thousand(3,000) square feet of development area;
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(5) The construction of any structure, combination of structures, or additions to
structures which equal or exceed one hundred fifty (150) square feet of floor area, but are
less than nine hundred(900) square feet of floor area;
(6) The enlargement of an existing private vehicular access or driveway which
does not result in a new or relocated access point to a public or private road;
(7) The construction or installation of any dish antenna less than twelve (12') feet
in diameter.
(8) The construction, placement, or installation of any structure supporting
Photovoltaic Power Generation Facilities that is less than twelve (12') feet in height
and less than one thousand (1,000) square feet in development area;
(9) The construction, placement or installation of Photovoltaic Power
Generation Facilities on an existing structure that are less than eighteen (18") inches
higher than the existing structure.
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