HomeMy WebLinkAbout7.2 TOWN OF Los ALTOS HILLS July 12, 1995
Staff Report to the Planning Commission
RE: POLICY REGARDING CIRCULAR (DOUBLE ACCESS) DRIVEWAYS
FROM: Curtis Williams, Planning Director
RECOMMENDATION That the Planning Commission: •
Consider the attached draft policy, discuss, and recommend language for City
Council approval.
BACKGROUND
The Planning Commission discussed the issue of circular driveways on June
28th, and directed staff to revise the attached policy language for reconsideration
at the July 12th meeting. The June 28th staff report is attached and provides
further background information.
DISCUSSION
The attached policy has been revised to reflect some of the comments at the last
Commission meeting:
1. The 100 foot distance separating the two access points has been reduced to
75 feet (criterion#1).
2. Arterial and collector roadways are listed, for which double access
driveways are not generally appropriate (criterion #5). Staff drove all of
the 18 listed roads, and found that they currently have very few existing
circular driveways. These roads are significant in that they: 1) carry more
traffic than other Town roads, and 2) are important in defining the open,
rural character of the Town, as they frequently run into, out of, at the
boundary of, or through Town. If the Commission feels that any of the
roads may readily accommodate circular driveways without
compromising the stated intent of the policy, those roads could be deleted
from the list.
3. A new criterion has been added (#4) to assure that circular driveways do
not conflict with pathways, and are designed to accommodate the
pathway crossing.
4. Language has been added (#8) regarding the link between house design
and the appropriateness of a circular driveway, but staff feels that house
design should not.override the purposes of safety and protection of open
space in the front yard.
Planning Commission: July 12, 1995
Circular Driveways
Page 2
Staff feels that these parameters would allow double access,' including circular,
driveways in many instankes, consistent with the intent of the Code and
Guidelines to assure safety and to preserve the open character of the Town's
roadways.
Staff is available to respo d to questions from the Commission and the
community.
ATTACHMENTS:
1. Draft Policy Regarding D uble Access (Circular) Driveways
2. June 28, 1995 Planning Commission Staff Report and Attachments
/pccircdw.rpt
•
Planning Commission: July 12, 1995
Circuiar Driveways
;Page 3
j.. ATTACHMENT 1
TOWN OF LOS ALTOS HILLS
DRAFT
Policy Re: Double Access (Circular) Driveways – —
Code Sections and Design Guidelines:
Section 10-2.1101 of the Site Development Code indicates that driveway design
should be unobtrusive from off-site; should limit the removal of trees and
environmental damage; and should minimize impervious surfacing, while
providing adequate sight distance,emergency access, and parking. Page 9 of the
Design Guidelines indicates that "Double access driveways are discouraged
unless safety is a factor."
Intent:
The intent of limiting double access driveways is generally to retain an open feel
along the roadway and to minimize curb cuts and the number of access points
for safety.reasons,especially along major roadways where traffic is heavier and
speeds are higher. Double access driveways may be accommodated,however,
where provisions for safety and open space,are made.
Policy:
Double access driveways should be allowed when the following criteria are
met:
1. A minimum of 75 feet of distance should separate the driveways from
each other and a minimum of 60 feet of distance should separate the
driveways from any driveway on an adjacent property.
2. Both driveways should be located out of the side yard setbacks and out
of the front yard setback, other than as necessary for the access to cross
the front yard setback, i.e., no segment of the driveway parallel to the
street may be located in the front yard setback.
3. The double access driveways should not result in significantly
Y g Y
increased grading or retaining walls visible from off-site, or additional
removal of significant trees, as compared to limiting access to one
driveway.
4. Double access driveways should not conflict with use of pathways and
should be designed to readily accommodate pathway crossings.
Planning Commission: Jul 12, 1995
Circular Driveways
Page 4
5. Double access driv ways should not be permitted onto the following
arterial or collect r roadways, except where necessary for safety
purpoes:
Altamont Road El Monte Road Natoma Road
Arastrdero Road Fremont Road Page Mill Road
Burke Road La Paloma Road Purissima Road
Concepcion Road Magdalena Ave. Robleda Road
Edith Ave. Manuella Road Stonebrook Drive
Elena Road Moody Road Taaffe Road
5. Double access drivewaysshould not be permitted to allow separate
access to secondar dwellings, except where necessary for safety
purpos s.
6. In no event should ouble access driveways be allowed in any location
where the City Engiiteer determines an unsafe condition would exist.
7. The Site Development Authority may require additional front yard
landscaping or the.prohibition of gates or pillars on double access
driveways in order t 0 better preserve the open character of the roadway.
8. The Site Develop ent Authority should consider how a proposed
circula driveway ay be integral to the proposed design of the house,
or may provide for .dditional off-street parking, but the design should
assure at safety an 4' open space criteria are met as well.
The Site Deveopment Aut, ority may permit double access driveways contrary
to the above criteria where ecessary for safety purposes.
•
A. .roved b Cit Council:
I, L,
TOWN OF LOS ALTOS HILLS June 28, 1995
Staff Report to the Planning Commission
•
RE: POLICY REGARDING CIRCULAR (DOUBLE ACCESS) DRIVEWAYS
•
FROM: Curtis Williams,Planning DirectQs)3
RECOMMENDATION That the Planning Commission:
Consider the attached draft policy, discuss, and recommend language for City
Council approval.
BACKGROUND
The City Council and Planning Commission have discussed the issue of circular
driveways on several occasions. On April 19th, the Council decided to set
further discussion for its June 7th agenda, The item wto aest an s as not discussn from the
ed on June
Planning Commission (minutes attached).
7th, and has not yet been set for another Council agenda.
DISCUSSION
JI The Town's Site Development Code currently regulates driveway location and
construction standards (Code Section 10-2.1102). While thereare
theo Code
stated
restrictions on the use of circular, or double access driveways, among
purposes of Section 10-2.1101 are: "... to be unobtrusive from off-site; to limit the
removal of trees and environmental damage; ... and to minimize impermeable
surfacing ...", as well as providing for adequate sight distance, emergency access,
and off-street parking.
Page 9 of the Town's Design Guidelines, however, specifically states that:
"Double access driveways are discouraged unless safety is a factor."
The intent of such a provision is generally to retain an open feel oalong the
roadway and to minimize curb cuts and the number of access pointsy
reasons, especially along major roadways where traffic is heavier and speeds are
higher.
Some Commissioners and Councilmembers feel that double cess
driveways
the open
may be accommodated in many instances without imping
character of the Town, and staff has attempted in the attached policy to suggest a
set of conditions under which a double access driveway could be allowed. These
• conditions focus on preserving the open character drivewaysafety:front and side yard
setback areas, while providing for adequate
1
Planning Commission
June 28, 1995
Circular Driveways
Page 2 ;'
1. A minimum of 100 feet of distance should separate the driveways from
each other and a minimum of 60 feet should separate the driveways from
any driveway on an adl cent property. 1
2. Both driveways should be located out of the side yard setbacks and out of
the front yard setback, other than as necessary for the access to cross the
front yard setback, i.e., io segment of the driveway parallel to the street
may be located in the front yard setback. .
j
3. The double access driveways should not result in significantly increased
grading or retaining walls visible from off-site, or additional removal of
significant trees, as compared to limiting access to'one driveway.
4. Double access driveways should not be permitted,onto arterial or collector
roadways,except where necessary for safety purposes. In no event should
double access driveways be allowed in any location where the City
Engineer determines an unsafe condition would exist.
5. Double access driveway should not be permitted to allow separate access
to secondary dwellings, xcept where necessary for safety purposes.
6. The Site Development Authority may require, additional front yard
landscaping or the prohibition of gates on double access driveways in
order to better preserve the open character of the roadway.
7. The Site Developmentuthority may permit double access driveways
contrary to the above cri eria where necessary for safety purposes.
Staff feels that these paramete s would allow double access, including circular,
driveways in many instance , consistent with the intent of the Code and
Guidelines to assure safety a d to preserve the open character of the Town's
•
roadways. j
The format of the attached poli y is one which the City Council used recently for
policies regarding exterior co ors and regarding development areas for tennis
courts and driveways. The in ent is to add the written, approved policies as an
appendix to the Design Guidel'nes for ready access by the public and staff.
Staff is available to respon. to questions from the Commission and the
community.
Planning Commission
June 28, 1995
Circular Driveways
Page 3
ATTACHMENTS:
1. Draft Policy Regarding Double Access(Circular) Driveways
2. April 19, 1995 City Council Minutes
3. Sections 10-2.1101-1102 of the Site Development Code
4. Page 9 of the Town's Design Guidelines
/pccircdw.rpt
•
- I
Planning Commission
June 28, 1995 •
Circular Driveways
Page 4 .'s+f..
ATTACHMENT1
TOWN OF LOS ALTOS HILLS
DRAFT
Policy Re: Double Access (Circular) Driveways .
Code Sections and Design Guidelines: .
Section 10-2.1101 of the Site Development Code indicates that driveway design
should be unobtrusive from off-site; limit the removal of trees and
environmental damage; and minimize impervious surfacing,while providing
adequate sight distance,emer:ency access, and parking. Page 9 of the Design
Guidelines indicates that `Do ble access driveways are discouraged unless
safety is a factor."
Intent:
The intent of lin-iting double ccess driveways is generally to retain an open feel
along the roaday and to mi imize curb cuts and the number of access points Cr/'
for safety reasons, especially .long major roadways where traffic is heavier and
speeds are higher. Double a•cess driveways may be accommodated, however,
where provisions for safety a d open space are made.
Policy:
Double access riveways sh•uld be allowed when the following criteria are
met:
1. A minimum of 100 fest of distance should separate the driveways from
each other and a min mum of 60 feet of distance should separate the
driveways from any d iiveway on an adjacent p operty.
2. Both dri eways shoul • be located out of the side yard setbacks and out
of the fro t yard setb.ck, other than as necessary for the access to cross
the front yard setbac i.e., no segment of the driveway parallel to the
street ma be located i the front yard setback. _
3. The double access riveways should not result in significantly •
increased grading or r taining walls visible from off-site, or additional
removal I f significa t trees, as compared to limiting access to one
driveway.
Planning Commission
June 28, 1995
Circular Driveways
Page 5
4. Double access driveways should not be permitted onto arterial or
collector roadways, except where necessary for safety.purposes. In no
event should double access driveways'be allowedin any location where
the City Engineer determines an unsafe condition would exist.
5. Double access driveways should not be permitted to allow separate
access to secondary dwellings, except where necessary for safety
purposes.
6. The`Site Development Authority may require additional front yard
landscaping or the prohibition of gates on double access driveways in
order to better preserve the open character of the roadway.
7. The Site Development Authority may permit double access driveways
contrary to the above criteria where necessary for safety purposes.
Approved by City Council:
. .,
._
4
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PASSED BY CO SENSUS: To se a letter from the Mayor to the o • •rs of the `
properties a 12109 Foot• ' , 12113 Foothill and 27844 Black . •untain
requesting d1 nation • • , paths. It was further agreed •t reports on future
requests would : • .n Co ncil Consent Calendars f. •.•pproval.
•
• •
7.4 Corn • •nication/Str•amlining Proced •s Subcommittee
Casey re l'•rted tat three meetngs had b-• held by this subcommitte- e -
• arposed of this subcom ittee discussed and it was dete ned that
additional information w.s - 'ed. To achieve this it w. agreed that input
. from residents was need- - such as through the new er and input from
.architects, designers; • • •ers and others involy-• , the planning process.
Staff was wo kin, . a flew chart of the pro ,- . Ian addition it was important
to get input fr• applica is who had go• rough the process in the last . ree
years. The � ggestion wa made tha •rofessional consultant be enga'a1 to
work o• noiher Town q estion e to obtain this input. This pr,.. sal could.
be •. cussed at budget hearin -. .
• STAFF REPORTS
•
8.1 City Man. _-r ._ .
6---,..'"'
8.2 Ci • ttorney .
• , City Clerk
Correspondence dated A. 11, 1995
8.3.1 Report on ou p
9. COUNCIL-INITIATED IT' MS
9.1 Issue'of Circular DriN eways (Councilmember Casey)
Casey asked if the}-e was a To n policy on circular driveways and commented that
she believed mixed messages 1 ere given to applicants 9n this issue. Johnson noted
that circular drive k'ays were al 'ays allowed if it was a safety factor but believed they
should be allowed if only for c, nvenience. Hubbard noted that oftentimes circular
driveways required less gradin., than other types of driveways. Dauber referred to
the Town's design guidelines a d noted that circular driveways were discouraged
unless it was a safety issue. Sie,el stated that the design guidelines were approved
by the Council and he believed if there were going to be any changes, they should be
brought back to Council for ap royal.
April 19, 1995
Regular City Council Meeting
6
PASSED BY CONSENSUS: To agendize the issue of circular driveways for. the June
7th Council Meeting and in the meantime to request an opinion from the Planning
Commission. .
. 9.2 Clarification of appeal • • -ss by a Councilmember (Councilm .er
Casey) 1
Casey raised this iss , • d stated that it'was her understand' • . that to appeal a
decision two Co - members needed to make the req - . Council noted that . .
while this ha• een discussed at a joint meeting w' he Planning Commission no
decision • ange the present policy hadybeen -nged. It was also noted that this
'woul• -quire an ordinance.change. It wa - •cided to continue with the present
p. ' y at this time and take no action t. , ange the ordinance. .
9.3 Appointment of Ke ' ifford to the Solid Waste Subcommittee
•
(Mayor Dauber)
I
PASSED BY CO SUS: To appoint Ken Clifford, membe the Finance
Committee, t• e Solid Waste Subcomrimittee.
• - Appointments to the Joint Voluntee 'wards Committee (Mayor
Dauber) 1
PASSED BY CONSENSUS: Toa• int Judy Marcus and Roger Burnell to t. - ' pint
Volunteer Awards Commi • - and to reappoint Bob Johnson as the C ci] liaison
to this committee. .
9.5 Cal' - nia Public Utilities Commission worksh'. on Cellular
-"mg and Request for Input (Mayor Daube
•
. e City Attorney reported,that she planne• • attend this workshop and she would
share the Council's concerns that local ernment control was important.
9.6 Robleda Storm Drai ue (Mayor Pro Tern Siegel)
Siegel'asked the state this project and was advised by the City eager that the
contractor had n been Working on this project in a timely leer and the Town
may have to - •el< damages. �
• . Fire District Property (Mayor Pro Tern 'gel)
Siegel noted that the fire district grope at Purissima and Arastradero may be
cleaned up in the near future. Cr Lrray was discussing farming this piece of .
property.
. April 19, 1995
Regular City Council Meeting
7
- I.% .. . 11. 1 %i.. 1 1 . . .. . . . . .. ..1 i e. 1 . v-�. 1 111 1
not he permitted unless this screenin ' . n he accomplished without
interfering with the function ol' t tructure: `*.-
(c) Collor. All surf• . and retaining walk (hall he colored
in natural toms and • 'e ed as appropriate so that the coo is
not conspicuous . n vicwc from off-site.
(§ 15, Ord. 29' ff. Dcccmb r I I, 1985)
Article 1 t . Outdoor Ligh ' g
Sec. 10-2.1001. Recreati.n cour
No artificia lighting shall , • permitted for tennis and other
recreation courts. (§ 15, Or. '9, eff. December. II, 1985)
Sec. 10-2.1002. mmi g pools and spas. •
Artificial l' : ting of •wimming pools and • .as shall be
permitted o• under the following conditions:
Light(s) are pla•ed beneath th- . •rface of water in the
po. or spa to illuminate the water.
(b) Other exterior li:hts u - • to illuminate the surrounding
area use the Minimum wait. : which will safely illuminate the
area.
(c) No direct t is cast beyond the immediate area o e
pool or spa.
(d) N. ght sources :re directly visible from o e site.
(§ 15, Or. '9, eff. Decemb:r 11, 1985) , .- . . :.- .e:
. 10-2.1003. Outdoor I ighting - eral.
Outdoor lighting should se t inimum wattage lights whi
will safely illu inate the . Outdoor light so.,irces s be .
shielded so as rot to b erectly visible from off-site. 5, Ord. .
299, eff. December , 1985)
Article 11. Driveways
Sec. 10-2.1101. Purpose.
The purposes of this ar icle are to insure that driveways are Y-r:,,,.,. -
designed and constructed t provide adequate sight distances; to
allow for emergency access to be unobtrusive from off-site; to
limit the removal of trees an environmental damage; and to insure -
that while minimizing impe meable surfacing, sufficient off-street
parking is proded on each site to meet the needs of the el
p
occu ants, their guests, and service vehicles. (§ 15, Ord. 299, eff. '
December 11, 1985)
1060 (1.o11 trOti Hills 3.447)
.
§ 10-2. 1102 LOS Al. IOS 1111.1.5 MUNICII'AI. ('OI)I: § 10-2. 1202 •
.
Sec. 10-2.1102. 1)riveway location and construction, ei•
(a) Driveways shall enter the fronting road or street in
such a manner as to provide safe sight.distanee and case of ingress.
and egress, and shall be brought• to-the road ;Or street at an angle.
as near a right angle as safety-and ph'ysieal featifies permit.
. (h) Natural _slope . and topography shall be retained ,
whenever safely passible. .
(c) Where the driveway is in an embankment, culverts and.
embankment protectors shall be used to convey the runoff or other -.
drainage to proper disposal channels.
(d) Intersections of driveways and pathways shall be
surfaced in a manner approved by the City Engineer to minimize
the danger of slipping by. pedestrians or horses.i
- (e) An encroachment permit shall be.required for work to
be done in the public right-of-way. . '
(f) The horizontal alignment of the driveway shall be. .
adequate for safe and convenient travel.
(g) . Driveways shall meet or exceed' grade and. turning
radius standards adopted by the City Council. Driveways shall not .
exceed a maximum grade as established by the City Council.
• (h) Driveways shall not be located within ten (10') feet of r'''; ' f
any property line except as necessary for site access and common -
- driveways and as approved by the Site Development Authority. ,.,.v
(§ 15, Ord. 299, eff, December 11, 1985)
Article 12. Road Right- ay Dedication
Sec. 10-2.1201. Purpo . 1
The purpose of t ' article is to insure that. the minimu•• •esign •
standards for r or driveway rights-of-way are satis .' • for those
lots crea prior to January I, 1973. (§ 15 -Ord. 299, 'eft'.
Dec er 11, 1985)
Sec. 10-2.1202. Right-of-way de. . tion. ! k, -
Wherever a site development - rmit is requested for a lot which
•
was created prior to Janua . , 1973, and where the drivewa •r_ . . • . . • {
contiguous road rights-• -way are substandard, the Site P elop-
ment Committee o anning Commission may requir' •edication
of a right-of- . of sufficient width to conform • current Town ; .
• standards. . 5, Ord. 299, cff..December 11, 19. • - Cs.)..-;.:
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4. Adequate visibility and sighf•distance must be provided where driveway meets the
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