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HomeMy WebLinkAbout5.1 5• z Town Of Los Altos Hills May 27, 1998 Staff Report to the Planning Commission RE: COMPARISON OF DEVELOPMENT STANDARDS; AND DISCUSSION OF SECONDARY DWELLINGS; SINGLE STORY HEIGHT; AND COLOR REQUIREMENTS FROM: Curtis S. Williams, Planning Dire RECOMMENDATION That the Planning Commission: Review and discuss the issues outlined in the staff report and provide direction regarding preparation of policies or ordinance amendments. BACKGROUND On March 11, 1998, the Planning Commission discussed a list of issues raised at joint study sessions with the City Council. The Commission indicated that the highest priority items for review were the Town's policies and regulations for secondary dwellings and to consider establishing a limitation on the height of single story structures. The Commission also requested that staff prepare a comparison of the Town's development standards to those of similar Peninsula cities and unincorporated Santa Clara County. Also, within recent months, there has been concern raised regarding the use of the Town's color board and policy, and staff has indicated to affected residents that the issue of color requirements would be presented to the Commission. Comparison of Development Standards Attached is a summary matrix comparing a number of development standards in various cities in San Mateo and Santa Clara Counties, as well 'as in the Santa Clara County unincorporated area. Staff solicited information from communities with characteristics similar to the Town, including where necessary zoning districts most similar to the Town's 1-acre zoning. As is apparent upon reviewing the matrix, there are quite a variety of approaches to development regulation among the many jurisdictions, and the Town is sometimes more restrictive than most, and other times less restrictive. Obviously there are a lot of nuances of all of the regulations which cannot be captured in such a review, so that the comparison should be used in a general fashion, not to apply in a specific way to a particular property. Staff hopes that the information will prove useful during the Commission and Council deliberations regarding some of the Town's standards and policies. Secondary Dwellings Attached is the Town's policy regarding secondary dwellings, as well as the Zoning Code section which outlines the Town's secondary dwelling regulations. It is staff s understanding that some of the issues to be discussed include: Planning Commission: Development Standards • May 27, 1998 page 2 1. Should garages be permitted to be attached to (or even perhaps associated with) secondary dwellings? And should they count against the 1,000 square foot limit? 2. Should basements be allowed within a secondary dwelling, or should the basement square footage be counted against the 1,000 square foot limit? 3. Does increased habitable area affect"affordability" of second units? The comparison with other cities provides little input into these issues, other than outlining maximum sizes and in some cases height of second units, intended generally to insure that secondary dwellings are "subordinate" to the main residence. It is staff's understandings that other cities deal with the concerns outlined above on a case by case basis. Height of Single Story Structures The Town's Site Development Code and Design Guidelines allow the Planning Commission and/or Council to limit development to a single story in height on ridgeline or highly visible lots, but the height of single story structures is not defined. Also, there has been concern that, under the Town's regulations, even a single story home could be proposed at or near the maximum 27 foot height. Most other communities in the comparison matrix do not require single story structures by Code, other than for accessory buildings. Heights for accessory buildings are limited in those cities to a maximum of 15-17 feet. A subcommittee of Council and Commission members considered the issue of single story height in 1996, and attached are some sketches showing how either single story or two story structures can be designed to approach 27 feet in height. The subcommittee determined that perhaps the issue was related more to "floor area", as the Town allows up to 17 feet interior floor to ceiling heights, plus attics, without counting as additional floor area. Draft language was developed (also attached) which would require floor area to be counted twice if the floor to roof height exceeds 17 feet, regardless of attic space. This would limit-single story structures to a maximum of 24 feet. The Commission should consider whether it wishes to specify a height limit for single story buildings, or to relate height to floor area, or both or neither. Exterior Colors The recent concern regarding the exterior colors of a new home on Miranda Road has raised the issue of not only what colors are allowed by the Town's policies,but how those colors are combined. The Town's current Code and policy language are attached. Staff has suggested to the affected residents that it may be appropriate to add language to the policy that allows greater discretion to deny or require public review of color choices if unusual combinations are proposed. In the development standards comparison, the cities which require review of colors generally do so without specific limitations, like light reflectivity (LRV), but with more general language, such as "earth tones". In most instances, that city's design review board then considers the proposed exterior colors at the time of design review. Two jurisdictions have LRV requirements in limited geographic areas of the community (hillside zones). Planning Commission: Development Standards May 27, 1998 page 3 The Commission should determine whether this issue merits modification of the Town's exterior colors policy and how. Staff is seeking direction regarding Code or policy revisions, if any, desired to address the above items, or additional information you might need to evaluate these issues. ATTACHMENTS Comparison of Development Standards Secondary Dwelling Policy Zoning Code Section Re: Secondary Dwellings Zoning Code Definition of Floor Area Subcommittee Proposed Definition of Floor Area re: Height Diagrams Re: Height of Structures Policy Re: Exterior Colors Site Development Code Section Re: Color and Materials LOS ALTOS HILLS Development Standards Comparison with Other Cities and Santa Clara County The following tables compare selected development standards of the Town of Los Altos Hills to criteria in similar zoning districts in Peninsula cities and in unincorporated Santa Clara County. In particular, districts chosen for comparison were those typically involving hillside land features and/or requiring one acre minimum lot sizes, although there were a couple of exceptions. Most of the cities surveyed require discretionary review for new residences, either by an architectural board or by that community's Planning Commission. The following is a brief discussion of the characteristics of each community included in the comparison,as well as its discretionary review process: Atherton: Entirely residential community with minimum 1 acre lot sizes (one primary zoning district); no significant hillside or geologic constraints; there is no discretionary review of new residences. Hillsborough: Entirely residential community with minimum half-acre lot sizes (one zoning district); discretionary review of new residences by Architectural and Design Review Board. Los Gatos: Residential and commercial zoning districts, with varying lot sizes; hillside zoning district was used for comparison,generally with 1-5 acre lot sizes; discretionary review of new residences by Planning Commission. Portola Valley: Primarily residential community, with some commercial, and varying lot sizes; 1-acre combining district standards were used for comparison;discretionary review of new residences by Architectural and Site Control Commission. Saratoga: Residential and commercial zoning districts, with varying lot sizes; 40,000 sf district and hillside zoning district were used for comparison, generally with 1 acre and 2 acre minimum lot sizes, respectively; review of new residences by staff, discretionary review by Planning Commission if over 6,000 square feet in size. Woodside: Primarily residential community,with some commercial, and varying lot sizes; 1 acre district was used for comparison; discretionary review of new residences by Architectural and Site Review Board. Santa Clara County: Unincorporated residential area; hillside zoning district was used for comparison, generally with 1 acre minimum lot size; discretionary review of new residences only in the "west hillside" areas(Cupertino,Los Gatos,Monte Serreno,and Saratoga unincorporated). Los Altos Hills: Entirely residential community; single zoning district with 1 acre minimum lot size; discretionary review of new residences by the Planning Commission. LOS ALTOS HILLS Development Standards Comparison with Other Cities and Santa Clara County City/Countyl Floor Area Development Area Maximum House Size Accessory Structure or FAR ` • or Coverage Limits Size/Height Limits Atherton lot size x 0.163+723 sf; None None; limited by floor area only No size limit counts in floor area; min.2,250 sf; 11'max.wall height can be within 1 acre lot=7,823 sf 10 ft.of property line. ;Hillsborough 25%of lot size; 50%of lot(footprint plus None; >8,000 sf requires Council 1,000 sf; no special height limit 1 acre lot= 10,890 sf - hardscape); 40%w/i front setback approval 1 acre lot=21,780 sf Los Gatos.. None for lots>30,000 sf None for hillside zones None 15 feet max.height no max.size Portola Formula based on slope,hazards; Formula based on slope,hazards; 85%of floor area; Arch.Comm. None,except for second units; Valley, adjusted for zone district 5%bonus hardscape only; may increase with findings; requires Arch.Comm.review for<18 ft.height; 1 flat acre=7,808 sf includes detached garage or carport; 1 flat acre=5,260 sf 1 flat acre=4,471 sf Saratoga ' Based on lot size; 35%of lot size; 25%in hillside 7,200 sf; 8,000 sf in hillside 15 feet max.height; no max.size 1 acre lot=6,060 sf district(2 ac.min.) district includes attached garage 1 acre lot=15,246 sf Woodside 18%of lot area; 15,000 sf; hardscape only; 40%+ 4,000 sf; 5,000 sf if 1.5+acres and 1500 sf max.,except for second 1 acre lot=7,841 sf to remain natural>12.5%slope; PC approves exception; excludes units; 17 ft.height limit w/11'plate 1 acre lot= 15,000 sf attached garage up to 11%of house height; barns excepted max.(i.e.,440 sf) Santa'Clara County None None None 12 feet avg.height 35%max.rear yard coverage LosAltos:Hills Formula based on slope; 1 flat acre Formula based on slope; includes None; limited by floor area only None,except for second units =6,000 sf all floor area; 1 flat acre= 15,000 sf 1As applicable in"hillside"districts and/or districts with one acre minimum lot sizes,or closest comparable zoning district. LOS ALTOS HILLS Development Standards Comparison with Other Cities and Santa Clara County City/County l Floor Area Development Area Maximum House Size Accessory Structure or FAR or Coverage Limits Size/Height Limits Atherton lot size x 0.163+723 sf; None None; limited by floor area only No size limit; counts in floor area; min.2,250 sf; 11'max.wall height; can be within 1 acre lot=7,823 sf 10 ft.of property line. Hillsborough 25%of lot size; 50%of lot(footprint plus None; >8,000 sf requires Council 1,000 sf; no special height limit 1 acre lot=10,890 sf hardscape); 40%w/i front setback approval 1 acre lot=21,780 sf Los Gatos None for lots>30,000 sf None for hillside zones None 15 feet max.height; no max.size • Portola Formula based on slope,hazards; Formula based on slope,hazards; 85%of floor area; Arch.Comm. None,except for second units; Valley adjusted for zone district; 5%bonus hardscape only; may increase with findings; requires Arch. Comm.review for<18 ft.height; 1 flat acre=7,808 sf includes detached garage or carport; 1 flat acre=5,260 sf 1 flat acre=4,471 sf Saratoga Based on lot size; 35%of lot size; 25%in hillside 7,200 sf; 8,000 sf in hillside 15 feet max.height; no max.size 1 acre lot=6,060 sf district(2 ac.min.) district; includes attached garage 1 acre lot=15,246 sf Woodside = 18%of lot area; 15,000 sf; hardscape only; 40%+ 4,000 sf; 5,000 sf if 1.5+acres and 1500 sf max.,except for second 1 acre lot=7,841 sf to remain natural>12.5%slope; Arch.Board approves exception; units; 17 ft.height limit w/11'plate 1 acre lot= 15,000 sf - excludes attached garage up to 11% height; barns excepted of house max.(i.e.,440 sf) Santa Clara County None None None 12 feet avg.height; 35%max.rear yard coverage Los Altos Hills Formula based on slope; 1 flat acre Formula based on slope; includes None; limited by floor area only None,except for second units =6,000 sf all floor area; 1 flat acre=15,000 sf lAs applicable in"hillside"districts and/or districts with one acre minimum lot sizes,or closest comparable zoning district. Development Standards Page 2 LOS ALTOS HILLS Development Standards Comparison with Other Cities/County City/Countyl Maximum Height Single Story Height Basement Defined/ Garage Required/ Counted as FA? Counted as FA? Atherton • " 30 ft.with max.22 ft.for exterior Not applicable Not counted if exposed walls<2 ft. Not required(no parking required); walls; increase to 34'/28'with PC above grade garage counts as floor area approval Hillsborough' 32 ft.; 22 ft at setback line,then Not applicable Counted if>7.5 ft ceiling height 2 enclosed spaces required; carport at 45 degree angle ("habitable"per UBC) not counted as floor area Los;Gatos 30 ft above grade; 25 ft.max. if Not applicable Not counted if more of area below Not required; carport not counted as highly visible;3 stories prohibited grade than above grade floor area Portola 28 ft.; 34 ft.lowest to highest Not applicable; 5%FA bonus if Not counted if exposed walls<18" 2 covered spaces(garage or carport) Valley <18 ft.height above grade; can be partially required; garage or carport count counted; min.UBC exits,but as floor area exceptions by Arch.Comm. Saratoga 26 ft. Not applicable; if ridgeline,8 ft. Not counted if exposed no more 2 covered spaces required; carport max.above ridge elevation than 2 feet above grade; light wells counts as floor area if 3 walls and UBC min. roof Woodside 30 ft. 17 ft.w/11'plate height for Not counted if exposed no more Not required; garage counts as floor accessory buildings than 2 feet above grade and not area; carport at 75%. habitable,and no exposed walls; 50%counted if habitable or one exposed wall Santa Clara-County':;: 35 ft.; 30 ft.(west hillsides); 3 Not applicable Not applicable Not applicable stories allowed Los Altos Hills 27 ft.; 35 ft. lowest to highest None; single story may be req'd. Not counted if ceiling of basement Not required; carport not counted as for ridgelines below grade,min.UBC exits/light. floor area lAs applicable in"hillside"districts and/or districts with one acre minimum lot sizes,or closest comparable zoning district. Development Standards Page 3 LOS ALTOS HILLS Development Standards Comparison with Other Cities/County City/Countyl Setbacks Second Unit Size and Story Poles or Color Requirements Other Limits Other Visual Aids Atherton 60 ft.front and rear; side varies 600 sq.ft.max.; meet setback None; no discretionary review None - by width of lot(30 ft.for 100' reqmts.; height limit 11'walls width) Hillsborough 25 ft.front(street); 20 ft.rear; 20 only attached domestic quarters; Story poles required None; reviewed by Arch.Board ft.side internal access ,Los Gatos, .";'` > ' ' 30 ft.front; 25 ft.rear; 20 ft.side Not permitted in hillside zones Story poles required 30%light reflectivity value in hillside zones; to blend with site Portola 50 ft.front 20 ft.rear; 20 ft.side 750 sq.ft.max.; no special height Arch.Comm.can require story Earth tones; color approved by Valley limit poles,models,etc. Arch.Comm. Saratoga 30 ft.front; 50 ft.rear,20 ft.side; 800 sq.ft.max.; 15 ft height not Story poles required Earth tones; color approved by new lots based on%of lot depth allowed on slopes>10% Planning Commission and width: 20%,25%; 10% Woodside 50 ft.front; 25 ft.rear; 20 ft.side; 1500 sf max.if not rented; 720 sf Story poles required Earth tones; color approved by 30 ft.on rear and sides if height max.if rented; 17 ft.height max. Arch.Board >17 ft. Santa Clara County 30 ft.on all sides Allowable size depends on lot size . Can be required if highly visible 60%light reflectivity value(west hillsides only) Los Altos Hills ` 40 ft.front 30 ft.rear; 30 ft. 1000 sf max.; no height limit Story poles required 50%light reflectivity value; 40% sides for roofs lAs applicable in"hillside"districts and/or districts with one acre minimum lot sizes,or closest comparable zoning district. • TOWN OF LOS ALTOS HILLS Policy Re: Secondary Dwellings and Accessory Structures Code Sections and Design Guidelines: Sections 10-1.202 and 10-1.218 of the Zoning Ordinance define"accessory structure" and "secondary dwelling", respectively. Subsection 104.702(k) of the Zoning Ordinance sets forth development standards for secondary dwellings. Page 17 of the Design Guidelines suggests that accessory structures should be sited to be subordinate to the main residence • on a property. Intent: The purpose of Code and Design Guideline provisions regarding accessory structures and secondary dwellings is to assure that such structures are subordinate to and compatible with the main residence on a lot; that detached structures for habitation, which might be used as rental units, are limited in number (one) and size (1,000 square feet); and that impacts such as parking, visibility and intrusiveness on neighbors' privacy are addressed. The intent of this policy is to assure that, where not all elements of independent living (especially kitchen facilities) are proposed, a "recorded property restriction" is filed with the County, prohibiting the use of the structure for independent living, and disclosing the restriction to future owners of the site. The policy also clarifies that land dedicated for street right-of-way during the site development process is not to be deducted from the lot acreage relative to the minimum 1.0 acre lot size required for a secondary dwelling. Policy: 1. The Site Development Authority may determine that an accessory structure .which does not contain all of the elements of a "secondary dwelling", per the Zoning Code definition, could readily be modified or used for independent living purposes. In such a case, the Site Development Authority may ; at its discretion, require a property restriction to be recorded against the property title, limiting the use of the structure so that it is not used as a "secondary dwelling". The language of the restriction shall include provisions for Town inspection and enforcement of this provision. 2. For the purpose of calculating the 1.0 acre minimum lot size to allow secondary dwellings, property adjacent to the parcel which was dedicated to the Town for roadway right-of-way shall be included, if the dedication was made as a condition of a site development approval for that parcel. . Right- of-way dedicated through the subdivision 'process or purchased.by the Town shall be excluded from the lot area calculation. Approved by City Council: June 18, 1997 § 10-1.702 LOS ALTOS HILLS MUNICIPAL CODE § 10-1.702 ' (d) Accessory buildings. Accessory buildings may be constructed only in accordance with the setback requirements of this chapter. ' n accessory building may be erected prior to the construction of t main building only if it is agreed that the main building shall be pleted within three (3) years from the date of the issuance of the p it for the accessory building. A temporary accessory building sh• be removed within thirty (30) days after the completion of the • .in building or within eighteen (18) months after the issuance o • permit for the accessory building, whichever is the earlier date. (e) Private stables. A maximum of two hoofed animals per acre shall be permitted provided one additional 'fed animal may be kept on each additional one-half (1/2) acre, or fra' •on thereof, and provided, further, the conditions are satisfactory t. he County Department of Health or such other agency as may be ' charge of health standards for the Town. (f) Swimming pools, tennis ••urts, greenhouses, and workshops. Swimming pools, tennis courts, • -enhouses, and workshops, and other accessory uses found by the P .. ning Commission to comply with the definition of accessory use, s be permitted. (g) Small family d• care homes. Small family day care homes which provide care, prot- •on and supervision of six (6) or fewer children (including children un• the age of ten (10) years who reside at the home) in the provider's o home, for periods of less than twenty-four (24) hours per day, wh' • the parents or guardians are away, pursuant to State regulations shal •e permitted. No business license fee or tax shall be imposed on a • all family day care home. (h) •usehold pets and domestic animals. Household pets and domestic • •mals as permitted by Town regulations may be kept. (' Ornamental garden structures. Ornamental garden structures, such s benches, statuary, raised planters and fountains, shall be pe ► tted. (j) 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) One (1) secondary dwelling on each parcel or lot of land in one (1) ownership which is of at least one (1) acre in net area, subject to the applicable provisions of this chapter and other laws. 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. 1111111.111 (Los Altos Hills 12-15-93) 1034 • - § 10-1.702 LOS ALTOS HILLS MUNICIPAL CODE § 10-1.703 (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. (7) Any vehicular access to a secondary dwelling shall be by a common driveway with theprimary 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 _ r• eipt of a zoning permit, pursuant to Section 10-1.310, after a public he. v held by the Zoning Administrator pursuant to Section 10-1.1105. One trailer coach specifically designed and equipped for human habitatio ay be"placed on a lot, in accordance with the setback requirement •f this Code and occupied only by the owner of the lot and members of - owner's family, as a temporary residence during construction or s tantial remodeling of the primary dwelling on the lot. This permit shall b- • anted for no more than six -(6) months, but shall be renewable upon the . -termination of the Zoning Administrator that the use has notresulted in des ' ent or nuisance to the adjacent properties or the neighborhood. Howe • in all cases, the trailer coach shall be removed prior to building perm nal. (§ 1, Ord. 305, eff. October 3, :6; § 1, Ord. 319, eff. April 1, (R) 1987; § 3, Ord. 329, eff. October 26 989; § 3, Ord. 334, eff. July 20, 1990; § 1, Ord. 358, eff. December 4, 1 ' ) Sec. 10-1.703. Conditional uses d structures (R-A). The following., uses may be establishes 'n the Residential- Agricultural District subject to _ the approva of the Planning Commission, and the issuance of a permit thereo rsuant to the provisions of this chapter: • (a) Public libraries; (Los Altos Hills 12-15-93) 1035 § 10-1.223 LOS ALTOS HILLS MUNICIPAL CODE § 10-1.226(a) -'= Sec. 10-1.223. Floor area. - = "Floor area" shall mean the gross horizontal area of the several floors of all buildings, including garage space, measured to the outside of exterior walls. Floor area is counted twice when the vertical distance between the upper surface of the floor and the upper surface of the floor or the under- side of the roof directly above it is greater than seventeen (17') feet. ...... .. Stairwells shall only be counted as floor area once. That portion of an attic is considered floor area when the distance between the upper surface of the • attic floor and the underside of the roof above it is more than seven (7') • feet in height. For the purposes of this definition, all attic spaces are . considered to have floor surfaces.Area meeting the definition of a basement 11•.:,:::• .-. .-':•,-•• ? is exempted from floor area. 7.-:Z. '-_ -_ - = (§ 1, Ord. 305, eff. October 3, 1986; § 1, Ord. 314, eff. November 6, 1987; § 1, Ord. 370, eff. May 20, 1994) _ : . Sec. 10-1.224. Frontage. • "Frontage".shall mean all property abutting one (1) side of a road. (§ 1, Ord. 305, eff. October 3, 1986) ,..: -.-t--,•_,:,•--7, :9 Sec. 10-1.225. Garage, private. = - _ "Private garage" shall mean a building or an accessory to a main building providing for the storage of automobiles. (§ 1, Ord. 305, eff. October 3, 1986) 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). 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 - .. Iiving 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 7::- -=7--::'-- _-_- - _:71: areas. Floor area clearly intended for garage or storage use, barns or stables - (excluding any habitable portion of the building), and basements and attics (Los Altos Hills 10-15-97) • 1016 Floor Area/Height: Revise Section 10-1.233(Floor Area) of Chapter 10-i (Zoning) of the Municipal Code to read as follows: ""Floor area" shall mean the gross horizontal area of the several floors of all buildings, including garage space, measured to the outside of exterior walls. Floor area is counted twice when the vertical distance between from the upper surface of the floor a4 to the upper surface of the floor above, or if there is no floor above, of to the underside of the roof directly above it, is greater than - seventeen feet (17'). Stairwells shall only be counted as floor area once. That portion of an attic is considered floor area when the distance between the upper surface of the attic floor and the underside of the roof above it is more than seven feet (7') in height. Attic height shall otherwise be included with the height of the floor below in the calculation of the seventeen foot (17') height. For the purposes of this definition, all attic spaces are considered to have floor surfaces, whether finished or unfinished. Area meeting the definition of a basement is exempted from floor area." Rationale: The basis for floor area regulations is to;limit the bulk of buildings on a-site. The current Code language allows a one-story building that is as bulky as a two story building, e.g., a 3-foot crawl space, a 17 foot high floor, and a 7-foot high attic, for a total of 27 feet in height (the maximum allowed); recent one-story proposals have usually been 24-26 feet high. The proposed language would allow for high ceilings or rooms open to the roof up to 17 feet high, so long as additional attic space above does not add to the height to exceed 17 feet from the "finished"floor. A typical one-story home could be 2-3 feet of crawl space, rooms with 10 foot high ceilings, and a 7-foot high attic,for a total of 19-20 feet at the highest point. \ : -T ' 1 1 -7 ' V Z'` CextsT.N G- C.0DE) - t 5� 11 2.0 3I c r.) 6-1.E STo rty (FRA PQs ) . TOWN OF LOS ALTOS HILLS Policy Re: Exterior Colors of Structures and Fences Code Sections and Design Guidelines: Section 10-2.703(b) of the Site Development Ordinance requires that"special attention be given to the selection of exterior colors and construction materials that are not highly reflective" for"large or highly visible surfaces on buildings." Page 22 of the Design Guidelines emphasizes the use of darker or natural colors which blend with the site's surroundings. Intent: The purpose of limiting exterior colors is to better integrate the structure into the surrounding landscape, further protecting the natural character of Los Altos Hills. Such limitations,however, are not needed for many structures which are well screened or otherwise located to be unobtrusive, and are not generally appropriate for modest additions to existing structures. The City Council finds that a reasonable policy will allow the public, staff, and others to better anticipate the Town's requirements, while continuing to protect the natural environment and rural character of the Town. Policy: 1. The Site Development Authority may limit exterior colors of structures, including fences, upon finding that the structure or fence is or would be highly visible from off-site, and stating for the record its reasons for that determination. 2. Where such a finding is made, the Site Development Authority shall require that the exterior color(s) of the structure or fence match colors exhibited on the Town's color board, available for viewing at Town Hall, and which exhibit a light reflectivity value of 50 or less. Roofs of such structures shall be of material which has a light reflectivity value of 40 or less. These standards do not apply to trim, doors, columns, railings or trellises. Approved by City Council: June 21, 1995 § 10-2.702 LOS ALTOS HILLS MUNICIPAL CODE § 10-2.703 banks shall be protected so as to remain in their natural state as much as possible. They should not be disturbed by the building or grading process. No grading shall be allowed in creeks or within the required setbacks from top of bank. Siting of structures shall be done with safety as a primary concern. Safety concerns and preservation of riparian habitat are required to be simultaneously addressed when designing development and required : improvements to creeks. (§ 15, Ord. 299, eff. December 11, 1985; §§ 6, 7, Ord. 370, eff. May 20, 1994) Sec. 10-2.703. Construction. (a) Foundations. The types of foundation to be used for primary :i and accessory structures shall be selected to ensure that at the completion of the project the visual alteration of the natural terrain is minimized. Type II foundations—step-on-contour, daylight,pole foundations,or a combina- • tion thereof—shall be used on building sites with natural slopes in excess of fourteen (14%) percent. • (b) Color and materials. For large or highly visible surfaces on buildings, special attention shall be given to the selection of exterior colors • and construction materials that are not highly reflective. (c) Appurtenances. Dish antennae, freestanding solar panels, and similar appurtenances as defined in Section 10-2.301 may be approved by • the Planning Director under the following conditions: (1) The appurtenance is the minimum size necessary to adequately serve its purpose. (2) The appurtenance can be suitably screened by landscaping, the use of colors or materials that blend with their surroundings, or by natural features of the site without adversely affecting its operation. (3) Landscaping shall be placed to screen appurtenances such as solar panels and dish antennae in such a manner as to not significantly affect the basic function of such equipment. These structures shall not be permitted unless they can function in the presence of such screening. (4) The appurtenance is not placed in a conspicuous position or on a hilltop or ridgeline. The Planning Director may impose additional conditions on the size, location, and construction of appurtenances as the Planning Director deems (Los Altos Hills 10-15-97) • 1057