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TOWN OF LOS ALTOS HILLS
ITEM 5.1
May 9, 2013
Staff Report to the Planning Commission -
SUBJECT: CONSIDERATION OF AMENDMENT TO THE DEVELOPMENT AREA
POLICY
FROM: Debbie Pedro, Planning Director.
RECOMMENDATION: That the, Planning Commission:
1. Discuss the Development Area Policy regarding the requirements on artificial turf; AND
2. Make arecommendation to. the City Council to revise the policy as deemed appropriate.
BACKGROUND
At the February 28, 2013 City Council meeting,. Councilmember Corrigan requested that ,the
Environmental Initiatives Committee review Townrules concerning artificial turf. Regulations
on artificial turf are addressed in the. Town's- Development Area 'Policy.
Pursuant to. the
Development Area Policy, artificial turf receives a 90% development area credit. 'It may, be
installed in rear and side yards and may,encroach in the setbacks. However, it is not permitted to
be installed in the front yard of a property.
DISCUSSION
The Town's Development Area Policy was last reviewed and amended in 2007. The objective of
the policy amendment was to encourage the use of semi -permeable materials for construction
that were environmentally friendly, and provided an alternative to conventional paving materials.
The amendment resulted in development area credits ranging from 10% - 90%being granted to
certain types of materials. (Attachment 1)
On March 28, 2013, the Environmental Initiatives Committee considered the Town's policy
concerning the prohibition of artificial turf in the front yard and did not see a compelling reason
to change the policy. The Committee noted that this is primarily an aesthetic consideration
instead of a water conservation/environmental issue. They noted that there are many natural
alternatives to artificial turf to achieve water savings . and the aesthetics of non -natural
landscaping is debatable or mostly negative. The Committee did not recommend any changes to
the existing policy. (Attachment -2)
CEOA REVIEW
The proposed ordinance amendment is exempt from California Environmental Quality Act
(CEQA) pursuant to Section 15306 Class 6 of the CEQA Guidelines.
ATTACHMENTS
1. Development Area Policy approved by the City Council on Octobeu l 1, 2007
2. Recommendations from the Environmental Initiatives Committee dated March 28, 2013
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los..Altos Hills, CA: 94022
Phone: (650) 941-7222
:• WWW_. altos) Is ca:g 4.
ATTACHMENT 1
Losmnsm
Ptah.
r
CAUPOENIA
De elopr ent AreaP6
Approved by City Council -10/1
Code Sections
Section 10-1.502(b) of the -Zoning Code defines- "development area" to include floor area as well
as .other- coverage, including- parking areas, • patios, decks, -walkways, swimming pools, _tennis
courts; and other surfaces comprised. of artificially emplaced building materials (paving, roofing,
masonry, stone or wood) ;
Intent:
The .purpbses of limiting development area on a site are twofold: 1) to protect natural .f
-ander-m al- character __of -the Town; -and -2-)-to-minimie--runoff-and-erosion--coneerns-:rel-Ated--to-
construction. on slopes. The City Council -finds that tennis/sports ' courts, driveways and, parking
areas -appear as development- regardless of: the:-surface--.used-,:-and-generally-require considurabie
land alteration to be accommodated on a site.
1. No development credit willbe granted for the use of semi -permeable material(s) on any
-:' of the:following: -
a. Tennis or sports courts ;
* b. Required driveways
* c. Re
qiured parking areas
* d.:R uued::fire truck tuivaroun-as
e. Above ground.decks.
Exceptions: Development Area Credit will be granted per the attached chart for required
driveways, required parldng area, and required' fire truck turnaround if e`all of the
following conditions are met:
1. Applicant must provide manufacturer's specifications and data for the materials including
water absorption rate, installation procedure, and maintenance requirement guidelines... ,
2. Applicant must provide hydrologic -calculations prepared by a registered civil- engineer to
demonstrate that post -development peak discharge value for water runoff does not exceed
the existing pre -development peak discharge value of the property.
3: In no case shall the total Development Area coverage on the property, as defined -by Section
10-1.502 (b) of the Zoning Ordinance, exceed 34% of the lot size.
Policy. Development Area
Page 2
2. In other development areas, partial -credit -for the -use of semi=permeable'material(s) may ..
be granted depending on the permeability and appearance of the surface. Make an
appointment with the Planning Department at (650) 9417222, to discuss material
selections with a Planner.
Credit for
Credit for
Material
Development s Required Driveways,
all other
Credit Encroachment Turnarounds, and
Parking
(Le- patios)
50% No
Grasscrete Pavers
(i.e. 100 sq. ft driveways coverage (Except for required
. Yes
Yes
= 50 sq. ft DA.)
and turnarounds)
Permeable
30%
No
(Except for required
Yes "
No
Concrete
(i.e. 100 sq. ft coverage
= 70 sq. ft DA.)
driveways
and turnarounds)
10%
No
Permeable Pavers
.(i.e. 100.sq. ft coverage
(Except for required
driveways
Yes
Yes
= 90 sq. ft DA)
and turnarounds)
90%
Yes
'Artificial Turf
(i.e.. 100 sq. ft coverage
(Allowed in rear or
N/A.
Yes
= 10 sq. ft DA)
side yards only)
2. In other development areas, partial -credit -for the -use of semi=permeable'material(s) may ..
be granted depending on the permeability and appearance of the surface. Make an
appointment with the Planning Department at (650) 9417222, to discuss material
selections with a Planner.
ip
ATTACHMENT 2
LOSAMSEUB
Environmental Initiatives Committee
._Regular Meeting Minutes
3
� DATE:- Thursday,'March 29, 2013
CALIFORNIA TIME: 7:00 PM
LOCATION: Parks & Recreation Building,
NOTICE To PUBLIC
Any writings Ior documents provided to a majority of the. Environmental Initiatives Committee regarding any -
item on -thus agenda will be made availabkfor pul liclnspection in the City'Clerk's office located at Town
Hall, 26379. Fremont Roaci,:.os Altos Hills,: California during nor ml Business hours:,
1. Roll Call, New Members, New Council Liason
Attendees:-Peter.Evans, Serena: Gior4 Raj :Reddy, Aileen Lee, April .Anair . .. _
Guests: Joe Eyre .(Loa: Altos-: Environmental Commission), Debbie Pedro
2. EIC Annual -Report debrief
3. Joint Committee Meeting re General Plan Circulation.,Element:
This meeting is now scheduled for April '3 at 5 pm. The objective is to gain any input on the
proposed general plan amendment from the EIC, particularly as it relates to the. (GAGgoals. . .
Debbie Pedro will make sure the draft document is distributed to the committee members.-
4. Fast. Track Guide
Debbie Pedro=provided comments from town:staff on the EIC's proposed:sustainability
component for -the fast Track' Guide.- Town staff will have tore -allocate the:pointsto achieve the
right weighting among the five goals; and•the,overall revision -will- have to be approved'by the
Planning. Commission:.
5. LAHPV Ordinance Renewal-'
The committee reviewed data provided by Debbie Pedro on the adoption of PV installations in
LAH. The data suggest:
1. The adoption of PV is tracking below the expectations incorporated in the GHG
reduction goals, and encouraging PV is. still warranted.
2. The vast majority of PV installs are retrofit, rather than part of a new home development
3. About half the new home developments incorporate PV.
4.. ;Essentially, ,411 of:the new home developments that -incorporate. PV also take adv_ antage of
the development area bonus.
The committee concluded that given the overwhelming share of PV projects on existing homes
(ie that are not part of a larger building permit process), the town should charge a permit fee to
cover its costs for those projects. Thecommittee does not believe this alone will affect the
homeowner's decision to install PV. Debbie Pedro said the permit fee today would be $90, but
the town is presently doing a building permit cost study.
The committee believes the development area bonus should be retained (renewed) but the
committee will consider ways to raise the bar. Based on the data, this element appears to provide
an effective_ incentive only for projects_ where development area is very limited; this leaves the
Fast Track Guide as the only other way for the town to encourage PV in new residences.
—� 6. Artificial Turf policy
The committee considered the town's present policy concerning artificial turf. The committee
believes this is primarily an aesthetic consideration. A 1.,000 sf lawn irrigated according to the
Purissima Field schedule represents about 6% of the PWHD Old Single Family Residence profile
annual consumption, and there are many natural alternatives to turf to achieve water savings. The
committee views the esthetics of non -natural landscaping as debatable or mostly negative and did
not see a compelling reason to change the policy.
7. GHG Inventory Update
The agreed to fund the implementation of a variant. of the SMCEW city -specific web report for
LAH based on $200 estimate provide by'Steve Schmidt from the EIC's budget. This report would
be included in the sustainability portion of the town's website.
Portola Valley's report is at:
h_q://www.smcenergywatch.com/rc Portola Valley.shtml
8. EIC Initiatives
9. Fast Track Guide for Remodels
Remodel projects could effectively extend the life of buildings with substandard environmental
performance:. Serena Giori described the process used by Stanford to. avoid this. At the point of
sale of a building an audit is performed to determine the measuresand cost to bring the building
up to present environmental standards, and the funds are included in the sale escrow. This.
effectively internalizes the cost to bring the:building"up to preseiii- riviiomnental staridardsfor the
seller and buyer, and reduces or eliminates the risk to the community of ongoing
underperformance. This also insulates long-time residents :performing .remodels on their own
homes from the need to do these upgrades.
10. Outreach
11. Public Comment
Joe Eyre is the chair. of the Los Altos Environmental Commission and asked to be included on the
EIC communications.
12. Adjournment