HomeMy WebLinkAbout5.3ITEM 5.3
TOWN OF LOS ALTOS MLLS November 14, 2013
Staff Report to the Planning Commission
SUBJECT: DISCUSSION OF REFLECTIVITY VALUE AND COLOR;. FILE #350-13 —
- -
FROM: . Brian Froelich, AICP, Associate Planner
APPROVED: Debbie Pedro, AICP, Community Development Director
RECOMMENDATION: That the Planning Commission:
Provide direction to staff regarding the Town's reflectivity value requirements for exterior finish
of buildings.
BACKGROUND
The Town had an Exterior Colors of Structures and Fences Policy known as the,�',Color Board"
i.0
that was adopted on June 21, 1995 (Attachment 1) and repealed n ctobef 18, 2001
(Attachment 2). The intent was to require that buildings, roofs, and fences be clad in neutral
earth tone colors and not allow reflective colors.
F6 W therepeg,_--in-the years from 2001 until 2012 the Site Development Authority and
Planning Commission has. required a. condition o . f approval to a few projects when colors or
visibility was an issue of building -site visibility or neighbor concern. The condition- limited- the
reflectivity value of the primary exterior finish and roof colors and read as follows:
Exterior finish colors of all. buildings shall have a light reflectivity value of 50 or less and
roof materials shall have a light reflectivity value of 40 or less, p;er' manufac I turer
All color samples shall be submitted to the Planning 'Department for
approval, prior to acceptance ofplansfor buildingplan check. All applicable structures
shall be painted in conformance with the approved color(s) prior tofinal inspection.
The Town's Municipal Code currently has two Sections the offer the following: non_-nie.a§urable
requirements:
10-2.70.3 Construction.
(b)Color and Materials. For 12ye or highl aces on buildings, Wecial
y visible surf
attentionshall be given to the selection of exterior colors and construction materials that
are not hi ghl reflective.
10-2.805 Size andplacement.
The number and size -at maturity ofplants used to screen and break- up the outline of
structures should be scaled to the size ofthe structures and the siting anglesfrom
prospective viewingpoints, the types of building materials used, and the color scheme of
Staff Report to the Planning Commission
Floor Area Definition
November 14, 2013
Page 2 of 2
the structure. In evaluating the adequacy ofproposed landscaping, thefollowing
guidelines shall be considere&
(a) The shape, outline, Lo� andform of all structures shall be rendered unobtrusive
when viewedfrom any location off-site at the time landscaping has matured.
Over the past year, the Planning Department has received several complaints about the color and
visibility of several new residence projects. The staff response to these complaints was to deem
major projects with primary wall colors of a reflectivity value of 50 or more and roof colors with
a reflectivity value of 40 or more to be ineligible for Fast Track. The staff response was in
consideration and implementation of Section 10-2.703 above.
The item is before the Planning Commission for additional analysis. Better practice and clearer
communication with applicants would include quantifying the color or reflectivity requirement in
an Ordinance or Town Policy. A few options are as follows:
1. Direct staff to continue to review color and reflectivity on a case-by-case basis and add the
condition of approval when necessary.
2. Direct staff to continue applying the reflectivity value as a standard condition and amend
the Zoning Ordinance to. reflect this requirement.
3. Amend the Fast Track Guide to add a category that evaluates color and reflectivity. This
would be a Policy amendment not an Ordinance amendment.
4. Adopt a Color Board.
Green Building Issue
One related concern that has been brought to the attention of the Planning Department is the use
of cool roof materials. These roof systems work because they reflect sunlight and reduce heat
inside buildings. Viewing samples of cool roof materials shows that not all of the color options
appear reflective in the traditional sense (not shiny). However, the best performing color is white
and rated with a 99% reflectivity value.
CEOA STATUS
Providing direction to staff regarding color and reflectivity is exempt from California
Environmental Quality Act (CEQA) pursuant to Section 15061 (b) (3).
ATTACHMENTS
1. City Council Meeting Minutes — June 21, 1995
2. City Council Meeting Minutes — October 18, 2001
3. Fast Track Guide Checklist -
ATTACHMENT I
5.1 Report on Policy -Tegarding exterior colors (Color Board)
Dot Schreiner, Chairman of the.Planning Commission, addressed the Council on
the subject of the color board and -th
e. part this plays in enhancing the Town's
philosophy 'of a rural atmosphere. She also suggested adding wood trim to the color
board.
Hubbard. thought the -color board too regulatory and would not support this
ord , m*ance on color at all except there were those few who would abuse the situation
if the color board we're not in place. Hubbard sug g*ested and Johnson concurred that
an option be included forchoo ' sing a color off the color. boar'd. Siegel noted that
some homes logically should be a particular color, i.e. a Mount Vernon -style home
would reasonably be white-.—D-auber-,commented-how-ever- w1w_n_one_was_____�______
building or remodeling there were an overwhelming number of choices to be made
and she felt the color board offered a large selection of color choices and thus made it
easier for the applicant.
MOTION SECONDED AND -CARRIED: Moved by Johnson, seconded by Dauber and
passed. unanimously by all members bresent toad t the folloWing,091-1.
OP :1cv -on' t e
exterior colors of structures and-fen'c's:
e
"L- Exterior colors for new structures or major remodels, including fences,
shall match those. colors depicted on the Town's color board v
a ailable
for, iriewing at Town Hall, and shall .-e'xhibi light. r fl
t a e ectivi,ty 141z.li;�f
less. Roofs, shall,-use.mat6rials- which have aji
ght rqfiect�yit
y.ya ue.
of 40 or less. White trim -area shou' Id be minimiz-ed,''parii'c'ula'r-ly'pn large
s u
rfaces such as doors, colu mns, railings, and trellises.
I' Colors. and reflectivity' values other than those depicted o the c-6
rL lor.
board, may be approved by.the Site Development Authority."
5.2 Report on policy regarding tennis/sport courts, driveways and
parking and development area
MOTION -SECONDED AND CARRIED:Moved by Dauber, seconded by-- Hub ardand
b
passed dhanimously by all members -present to adopt the fdlloWing:po1icy:on'
development area and tennis/sport courts, driveways and pervious surfaces:
111 No-developme-nt-c d-it=w.-il-l�be=g-r-a-n-ted-for=t-hL-=use--of -somi-�
v crie
permeiible"
materials(s) on any of.the following:'
ATTACHMENT 2
PASSED BY CONSENSUS: To -direct the City Attorney t I o arrange ameeting with
'PG&E including'the Mayor -Pro Tem. Feilwick,'Councilmeinber O'Malley, the City
Manager, AmirRosenbaum and the CityAttorney to discuss theseomions -and.to------- -
to authorize retaining. Don Maynor at a cost not to exceed*$ 1,000 for a preliminary
look at these options and.their feasibility.
6.7 Proposed Resolution to repeal Design Review Guidelines, exterior
colors of structures, and -fence policy and Site Deiv'eloipment Policy
Statement — Reso
'The Planning Director referred. to. his staff. report in which he noted -that the
Council had directed staff to review the report. from the Municipal Code and Policy
Review -Committee (submitted at the. 9/2.0/01. Council Meeting) and develop a
prioritized list for reviewing various design -guidelines tnd development policie's
and incorporating relevant portions into the Zoning and Site Development Code.
The f6llowing is a list, in desc ending order of priority, of the design guidelines and
policies that will be reviewed by the Planning Commi ' ssion: exterior colors of
structures and fence policy-, - conservation. easernents;.�-. grading policy; driveway
f -neighborhood compatib i 5 -sit g,- d hi - site
design;- -architectural eatures and - il t3t in an gh
visibility� fences and walls and- entry gatesand. columns; lighting poli''
icy;
development area and tennis/sport courts, � driveway& and impervious -surfaces
policy; landscaping; and site development policy statement..� In the meantime the
recommendation was to repeat the ii se- of the design guidelines., the 6ktdriof:colCrs
of structures and fence policy and- the site', development policy statement in that'
they. are rather ambiguous and in some cases not consistent with the Town's Codes.
Dot Scbieifi6r, .� 143 01 Saddle Mountain Drive, commented that: th&fb ur goals 'of
the'Design Guidelines were taken from the -General Plan: Retain afid-bnhance the
open natural. atmosphere'6f Los Altos Hills-, - Design yo Ur home Io fit the site and,t6
be' 'unobtrusive in the 'neighborhood; - Design . our house. to,, minimize 'the
yo
appearance- of bulk; and Design f6r your needs, the needs of the Town' and th6sebf
your deighbors.
Carol Gottlieb, 242.90 Summerhill, commented-- that-, the design, guidelm'es were -
referred -to in the Tow n's C6 des. She also suggested that the guidelines b 6; revised.
not repealed.
Jim Steiner, 14195 Wild Plum, concurred. with Carol'Gottlieb's comments.
noted -that. the -'purpose - of -the- design guidelines was, to tave!, a--.'use'r friehdN
document.
Ginger Summit, 13390, Lenox Way, commented that a vacuum will- occur between
the rppeal:of th6 d6sign-guidelines andlhe� completion of the committee -review.
October IS, 2001
Regular City Coilncil: Meeting
9
Evan. Wythe, Municipal Code and Policy Review Committee, statiedjhai -they
intended to rewritethe design guidelines to -.be in. conformance with the Town's
Cod& and'ihe� Geh6fid -Pla n -w-o--u'l-d-b'e-*--cl-6iiily-f6lf6vVed"duriiig-fhi-s--rev . ie . w - p . enol -d .- H . e
also noted that they believed the design guidelines was very helpful in the
planning/building process and simply Wanted to clarify its contents.
Sandra Humphrie§, 26238 Fremont Road, asked if the rules in place --needed to be
followed or could someone go back and change something previously approved.
She was advised that one could not go back and change the rules for the time of
their approval.
MOTION SECONDED AND CARRIED: Moved by Finn, seconded by Fenwick
and passed unammously to adopt Resolution #72-01 repealing the design review
guidelines, the site development policy statement and, the policy on exterior colors
of structures.
6.8 Establishment of an Emergency Communications Committee
Council had received a proposed list of 'charges for- an emergency communications
committee. Scott Overstreet had reported that mailings. had gone.to the ham radio
oper . ators in Town, a meeting had been held and several potential members of this
committee had been identified. The charges before Council outlined the
responsibilities of this committee and onceapproved -would be incorporated in the
resolution on committees.
MOTION SECONDED AND CARRIED; Moved by Finn, seconded by Fenwick
and passed unammously to approve the establishment of an Emergency
Communications COmmitteemith Scott Overstreet name d the initial chairman and
Fenwick named the Council liaison.
6.9 Establishment of the Information and Safety Committee (combination
of the Safety and Utility & Information Systems Committees)
Amir Rosenbaum, Chairman ' of the Utility and Information Systems Committee,
commented that their committee had completed their charges regarding
undergrounding utilities and now that issue w " as with Council. Their committee
had not been meeting therefore on a regular basis. He did note that -a common area
of interest between the two committees was that of dissemination of information
in an emergency situation.
Scott Overstreet, member of the- Safety Committee, commented that they did not
see thebenefit'of merging the two committees. The Safety Committee Worked on
issues such as -stop signs, bicycle issues and neighborhood safety programs.
October 18, 2001
Regular City Council -Meeting
10
en
Town of Los Altos Hills
Fast Track Guide for New Residenceg C hecklist
Points rangefrom 1 to5, 5=Very Important to 1 =Recommended - R=Required
0-14 points = Fast Track Hearing
15+ poin6 = Planning Commission Hearing
4
G
-0
IL
a)
'ff
d-
0 :�� MMAW
gm g
A.1
Build with the contour of the land.
B.1
Retain the natural character of creeks, vegetatioft, and -natural *ain6ge swales; on your�property.
R
C.1
-An open space easementmay be required where appropriat%, based: on, the extent of steep slopes
(generally in excess of 30%), the presence of heritageoak'treesi.and/or creek corridors'..
R
D.,
Place roads and driveways on existing contours to minimize grading. Driveways should have a slope of 15% or less
4
D.2
Sharing driveways with neighbors may be mutually beneficial, especially on long hillside slopes.
E.1
Minimize the use of fencing to allow the natural landforms to'flow together. Open fencing is encouraged.
R
E.2
Fences should be constructed of a non -reflective niaterial and use natural or dark colors.
E.i
Entry columns and gates are discouraged as they create, a barrier to the flow of open space.
3
E.4
The closer a fence is tothe roadway, the lower the fence, is roquiredlobe.
R
1W
A.1
Houses on prominent hilltops or ridgelines; may be requirod'to be one�-story.
R
A.2
Hilltops.or ridgelines shall not be cut down `fIattehdd,: "or similarlyg raded to create a building pad in excess.of the,6ctual
area covered by the principal residence.
R
A.i
On a sloping site, the structure should be stepped down the hill utilizing one story building elements. Avoid stil . ts over
downhill slopes. Cut foundations should be used instead,6h 6 hilly terrain.,
5
B.1
Minimize obstruction of on and off site views by considerate placementbf structures.
4
B.2
Incorporate passive solar design with south or southwest -facing, r6of.areas Waccommodate a solar energy system.
I
B.3
Provide shading for south facing windows.
8 P a
Town of Los Altos Hills
Fast Track Guide for New Residences Checklist
Points rangefrom 1 to5, 5=Very Important to 1 =Recommended, R=Required
0-14 points = Fast Track Hearing
15+ points Planning Commission Hearing
Cn
.5
0-
2"
imam=
R",
AA
Increasing setbacks may help to mitigate mass and bulk.
3
B. 1,
Longer roof eaves and rakes are encouraged for shade.
2
B.2
Roof slopes should be consistent and complementary with the topography of the site.
3
B.8
The house should be keyed/cut in slopes to reduce fill.
4
B.4
Trellises are encouraged for shade instead ofsolid roofs (on patios and breezeways) to minimize bulk.
3
B.6
The use of architectural devices such as verandas, balconies, arcades, trellises, building materials, etc ... are encouraged
to soften the building bulk.
3
B.6
Vertical and horizontal articulation of building facades should be used to avoid long, uninterrupted exterior walls.
Appropriate scale and proportions should be incorporated into the design to avoid improper balance of the structure.
4
C.1
For exterior building materials, darker or natural colors are encouraged.
3
DA
Two story walls which increase perception of mass can. be mitigated by introducing detail, setting back the second
story, lowering the second story plate height, or using a combination of one and two story elements.
6
E.�
On a sloping lot, a basement underneath a two story home should not be daylighted to avoid the appearance of a three
story facade.
5
The ap pearance of a stacked three story facade should be avoided. When building on a sloped lot, stepping with the
hillside is strongly encouraged.
E
9 1 P a e
Town of Los Altos Hills
Fast Track Guide for. New Residences Checklist
Points rangefrom 1 to5, 5=Very Important to 1 =Recommended, R=Required
0-14 points = Fast Track Hearing
15+ points Planning Commission Hearing
co "U
.6
(L
"g
'TOWS
A.1
Minimize fire danger. Class A roofs and sprinkler system are required. Use fire resistant landscape Win 30' of the house.
R
A.2
Design site plan to allow for adequate access and turnaround for emergency vehicles.
R
A.3
Avoid all geotechnical hazards such as landslides, debris flow, and earthquake faults.
R
A.4
Structures shall be set back a minimum of 25 feet from the top of bank of all creeks, to protect the riparian habitat.
R
A.5
Design for adequate drainage. Disperse water runoff on your own property or direct to an adequate drainage facility.
Don't increase runoff into adjacent properties.
R
A.6
Reduce soil erosion by minimizing discing, and by using hydro seeding and finished landscaping. Avoid excessive
grading. No grading is allowed within 10 feet of the property line.
R
B.1
Plan for adequate outdoor living when planning your total DA. Cluster structures to maximize open space.
2
B.2
Make landscaping an integral part of your site plan. Existing mature landscaping screening should be maintained and
integrated with new landscape.
3
B.3
Plan for the required four off-street parking places and adequate emergency fire truck turnaround.
R
C.1
Respect your neighbors privacy and views. Avoid locating your house too close to your neighbors or to their private
outdoor or indoor living areas. Landscape to minimize obstructing off site views.
4
C.2
Observe Town pathway system standards and ordinances. When driveway entrances cross pathways, the driveway
surface must be "non -slip" and be maintained to Town standards.
R
C.3
Place exterior lights carefully to prevent light from shining into neighboring houses ("spill" lights). Uplights; are generally
not allowed. Light source must not be visible from off-site.
R
-
CA
Locate all noise producing equipment, i.e. pool pumps and ac units outside required setbacks.
R
-
0-14 points = Fast Track Hearing. 15+ points= Planning Commission Hearing
10 P age
TOTAL