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TOWN OF LOS ALTOS HILLS September 7, 2006
Staff Report to the Planning Commission
RE: AMENDMENTS TO THE SITE DEVELOPMENT ORDINANCE WITH
REGARD TO DEVELOPMENT ON RIDGELINES, HILLTOPS, AND HIGHLY
VISIBLE LOTS (SECTION 10-2.702. SITING)
FROM: Debbie Pedro, AICP,Planning Director
RECOMMENDATION: That the Planning Commission:
Forward a recommendation that the City Council adopt a resolution approving the
proposed amendments to Section 10-2.702.b (Preservation of ridgelines, hilltops, and
highly visible lots) of the Los Altos Hills Municipal Code.
DISCUSSION
At their meeting on July 27, 2006, the City Council tabled the ordinance amendments
developed by the Ad Hoc Committee and Planning Commission and directed staff to
remove the term "highly visible lot" from the ordinance. Pursuant to Government Code
section 65857, the item is referred back to the Planning Commission for review and
recommendation because "the legislative body (City Council) may approve, modify or
disapprove the recommendation of the planning commission; provided that any
modification of the proposed ordinance or amendment by the legislative body not
previously considered by the planning commission during its hearing, shall first be
referred to the planning commission for report and recommendation".
The recommended modifications are indicated in the attached ordnance (Attachment 1).
CEOA 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. Proposed ordinance with recommended modifications (Section 10-2.702).
2. City Council staff report dated July 27, 2006
Proposed Amendments to HVL Code Section
Title 10. Zoning and Site Development
Chapter 2. Site Development
Article 7. Building Siting, View Protection, Ridgeline Preservation, Creek Protection
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,-and hilltops,—and-h6ghl; Ws ble eU. Ridgelines,and
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—, and
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.
(c) Disturbance to the site. The location of all structures should create as little
disturbance as possible to the natural landscape. The amount of grading, excavation,
or fill shall be the minimum necessary to accommodate proposed structures, unless
grading is proposed to lower the profile of buildings. Additional grading may be allowed
for the purpose of lowering the profile of the building provided that at the completion of
the project the visual alteration of the natural terrain is minimized. The removal of
vegetation and alteration of drainage patterns shall be the minimum necessary to
accommodate the proposed structure.
ATTACHMENT,'
TOWN OF LOS ALTOS HILLS July 27, 2006
Staff Report to the City Council
SUBJECT: AMENDMENTS TO THE TOWN'S ZONING AND SITE DEVELOPMENT
ORDINANCE WITH REGARD TO DEVELOPMENT ON RIDGELINES,
HILLTOPS, AND HILLSIDE LOTS (FORMERLY CALLED HIGHLY VISIBLE
LOTS) (Section 10-2.702. Siting)
FROM: Debbie Pedro, AICP,Planning Director 3>V
APPROVED: Carl Cahill, City Manager C.C
RECOMMENDATION That the City Council:
1. Introduce the proposed ordinance (Attachment 1) and waive the reading; OR
2. Direct staff to return the proposed ordinance to the Planning Commission for further study.
BACKGROUND
On May 4, 2006, the Planning Commission reviewed the proposed amendments to the Town's
site development ordinance regarding highly visible lots. The amendments were recommended
by the Ad Hoc Planning Committee, which was established by the City Council on June 2, 2005
and authorized to study the current ordinance and develop changes.
The Planning Commission recommended that the proposed ordinance be adopted by the City
Council. The staff report and minutes of the Planning Commission meeting on May 4, 2006 are
attached as Attachments 2 and 3.
RECOMMENDED MODIFICATIONS
After further review of the proposed ordinance, staff has identified two issues that should be
addressed before the ordinance is adopted:
1. To ensure that the new standards for structures on ridgelines, hilltops, and hillsides are
not ambiguous, the language in Section 10-2.702 (C) should be changed from "shall
consider"to "shall apply."
2. As written, the standards apply to structures on ridgelines, hilltops, and hillsides, but the
term"hillsides" is not defined. As a result, the standards could apply to almost any lot in
Los Altos Hills. Staff recommends defining "hillsides" as lots with an average slope of
15% or greater. This is also consistent with the current Town requirement for
geotechnical investigations when Site Development Permit applications are submitted.
These recommended modifications are indicated in the attached ordinance (Attachment 1).
City Council
July 27,2006
Page 2 of 2
ATTACHMENTS
1. Proposed ordinance with recommended modifications
2. Minutes of Planning Commission Meeting of May 4, 2006
3. Planning Commission Staff Report dated May 4, 2006
4. Existing Findings Requirements in Sec. 10-2.1305(f) of the Site Development Ordinance
Report prepared by Leslie Hopper, Project Planner