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t 3 .3 Town of Los Altos Hills May 4, 2006 Staff Report to the Planning Commission RE: PROPOSED AMENDMENTS TO HIGHLY VISIBLE LOTS PROVISIONS IN SITE DEVELOPMENT ORDINANCE §10-2.702. FROM: Leslie Hopper,Project Planner `-1—�1 J APPROVED BY: Carl Cahill, Planning Director c.� RECOMMENDATION That the Planning Commission: 1. Review the staff report and attached ordinance with proposed amendments, consider any revisions, and forward a recommendation to the City Council. BACKGROUND On June 2, 2005 the City Council formed an Ad Hoc Planning Committee authorized to study the issue of highly visible lots and to develop proposed amendments to the existing regulations regarding development on highly visible lots. From July through November, the Ad Hoc Committee met regularly to formulate its recommendations, which are incorporated in the proposed ordinance attached to this report. The recommended changes were informally reviewed by the Planning Commission on February 22, 2006, and comments made at that time have been incorporated in the proposed ordinance. The current code provisions regarding highly visible lots were adopted by the City Council in 1985 and amended in 1994. DISCUSSION Initially, the Ad Hoc Planning Committee attempted to define "highly visible lots" but was not able to develop quantifiable criteria that could be administered in a practical manner. The committee concluded that whereas the existing code speaks to the preservation of highly visible . lots, it was more appropriate to address the preservation of hillsides and scenic views. As a result,the committee recommended the following changes: • Shift the focus from the preservation of highly visible lots to the configuration of structures on ridgelines, hilltops and hillsides. • Strengthen and clarify development standards that must be considered by the Site Development Authority to ensure that structures on ridgelines, hilltops and hillsides are unobtrusive and do not impair scenic views. • Add a new standard limiting flat-roofed portions of structures on ridgelines, hilltops and hillsides to 22 feet in height.