HomeMy WebLinkAbout268ORDINANCE NO. 268
AN ORDINANCE OF THE CITY OF THE TOWN OF LOS ALTOS HILLS
AMENDING CHAPTER 5 ENTITLED "ZONING" OF THE LOS ALTOS
HILLS MUNICIPAL CODE BY ADDING SECTIONS 9-5.209, 9-5.212,
9-5.215, 9-5.226 and 9-5.227, AND BY AMENDING SECTIONS
9-5.210, 9-5.232, 9-5.502, 9-5.504, AND SUBSECTION (a)
AND THE TITLE OF SECTION 9-5.503 THEREOF, AND BY RE-
NUMBERING CERTAIN SECTIONS THEREOF
The City Council of the City of the Town of Los Altos Hills
DOES ORDAIN as follows:
SECTION 1. SECTIONS RENUMBERED.
The following numbered Sections of Chapter 5 entitled "Zoning"
of Title 9 of the Los Altos Hills Municipal Code are hereby re -
numbered as hereinafter set forth:
Section No.
9-5.210
9-5.211
9-5.212
9-5.213
9-5.214
9-5.215
9-5.216
9-5.217
9-5.218
9-5.219
9-5.220
9-5.221
9-5.222
9-5.223
9-5.224
9-5.225
9-5.226
9-5.228
9-5.229
9-5.230
is hereby renumbered as
Section No.
9-5.211
9-5.213
9-5.214
9-5.216
9-5.217
9-5.218
9-5.219
9-5.220
9-5.221
9-5.222
9-5.223
9-5.224
9-5.225
9-5.228
9-5.229
9-5.230
9-5.231
9-5.233
9-5.234
9-5.235
SECTION 2. AMENDMENT OF CODE.
Section 9-5.209 of Chapter 5 entitled "Zoning" of Title 9 of
the Los Altos Hills Municipal Code is hereby renumbered Section
9-5.210 and further is amended to read as follows:
SECTION 9-5.210. BUILDING HEIGHT.
"Building height" shall mean the vertical distance
at any point from the natural ground level which existed
prior to grading for any structure, or from the building
pad if excavated below natural ground level, whichever
elevation is lower, to the highest part of the structure
directly above.
SECTION 3. AMENDMENT OF CODE.
Section 9-5.209 hereby is added to Chapter 5 entitled "Zoning"
of Title 9 of the Los Altos Hills Municipal Code to read as follows:
SECTION 9-5.209. BUILDING COVERAGE.
"Building coverage" shall mean the area, measured
in a horizontal plane, covered by all buildings on a
parcel, excluding features permitted to extend beyond
the building walls by Section 9-5.502.
SECTION 4. AMENDMENT OF CODE.
Section 9-5.212 hereby is added to Chapter 5 entitled "Zoning"
of Title 9 of the Los Altos Hills Municipal Code to read as follows:
SECTION 9-5.212. BUILDING SITE CIRCLE.
"Building site circle" shall mean a circle 160 feet
in diameter in a location meeting the requirements of
Section 9-4.603(a).
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SECTION 5. AMENDMENT OF CODE.
Section 9-5.215 hereby is added to Chapter 5 entitled
"Zoning" of Title 9 of the Los Altos Hills Municipal Code to
read as follows:
SECTION 9-5.215. DEVELOPMENT AREA.
Except as hereinafter provided, "Development
area", on any parcel, shall mean the total area
of land covered by buildings and other structures,
such as driveways, parking areas, patios, decks,
swimming pools and tennis courts, together with
other surfaces comprised of artificially emplaced
building materials such as paving, roofing,
masonry, stone or wood.
SECTION 6. AMENDMENT OF CODE.
Section 9-5.226 hereby is added to Chapter 5 entitled
"Zoning" of Title 9 of the Los Altos Hills Municipal Code to
read as follows:
SECTION 9-5.226. LOT UNIT FACTOR.
"Lot unit factor (LUF)" shall mean the number
obtained by dividing the net area in acres of the
subject parcel of land by the minimum average lot
size that would be required for a parcel of average
slope equal to that of the subject parcel, as
determined by the slope -density formula in Section
9-5.501(b)(1).
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SECTION 7. AMENDMENT OF CODE.
Section 9-5.227 of Chapter 5 entitled "Zoning" of Title 9 0£
the Los Altos Hills Municipal Code is hereby renumbered Section
9-5.232 and further is amended to read as follows:
SECTION 9-5.232. STRUCTURE.
"Structure" shall mean anything constructed or
erected requiring location on the ground or which is
attached to something having location on the ground,
excluding vehicles designed solely for the transpor-
tation of people or goods.
SECTION 8. AMENDMENT OF CODE.
Section 9-5.227 hereby is added to Chapter 5 entitled "Zoning"
of Title 9 of the Los Altos Hills Municipal Code to read as follows:
SECTION 9-5.227. NATURAL GROUND LEVEL.
"Natural ground level" shall mean the elevation
at any point on the ground surface established by
natural processes without intervention by man through
grading or other activities modifying the elevation
of the ground surface.
SECTION 9. AMENDMENT OF CODE.
Section 9-5.502 of Chapter 5 entitled "Zoning" of Title 9 of
the Los Altos Hills Municipal Code hereby is amended to read as follows:
SECTION 9-5.502. BUILDING COVERAGE AND DEVELOPMENT AREA.
(a) Building Coverage. The total area covered by all
buildings on any parcel shall not exceed 448 of the
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maximum allowable development area for the parcel
provided, however, the allowable building coverage
on any parcel shall not be reduced to less than
2,000 square feet in any case by application of
this provision. Building coverage shall be
measured in a horizontal plane and shall exclude
the following features:
(1) Roof overhangs extending up to four
feet (91) beyond the building wall; and
(2) Uncovered decks which are no more than
two feet (2') above the average level
of the finished ground directly below
the deck.
(b) Development Area Limitation. Except as pro-
vided in (e) below, the amount of development area
in square feet allowable on a parcel shall not
exceed the amounts determined by application of
the formulas specified in Subsections (c) and (d)
of this Section where An is net area in acres, So
is the average slope of the Building Site Circle,
in percent, LUF is the Lot Unit Factor and MDA is
the Maximum Development Area allowable. The average
slope of the Building Site Circle shall be deter-
mined by application of the formula in Section
9-5.501(b)(3). In the case of any parcel in which,
because of parcel size or shape, a Building Site
Circle cannot be enscribed in a location meeting
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the requirement of Section 9-4.603 (a), the average
slope of the entire net area of the parcel shall be
used in place of So in the formulas in Subsections
(c) and (d) of this Section.
Development area shall be measured in horizontal
plane and shall include the following:
1. Those .buildings and structures within the
definition stated in Section 9-5.215,
DEVELOPMENT AREA;
2. Floor space which is situated ten feet
(10') or more above the natural ground level
and in excess of 2,000 square feet in area;
3. The portion of balconies or decks extend-
ing beyond six feet (6') from the building
wall;
4. A driveway within one hundred feet (100')
of the primary dwelling or any secondary
dwelling; and
5. The portion of a driveway exceeding twelve
feet (12') in width which portion is located
more than one hundred feet (100') from the
primary dwelling or any secondary dwelling.
Where there is a common driveway in a driveway
easement or a panhandle and the driveway, or a portion
of the driveway, serves more than one residence then
using the regulations stated in subparagraphs (4)
and (5) of Subsection (b), the amount of driveway
area shall be proportioned to the residences based
upon use of the driveway.
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(c) For all parcels legally established after
January 16, 1980, and parcels legally established
prior to said date with a lot unit factor of one or
more, the allowable development area in square feet
shall relate to the average slope of the Building
Site Circle and the Lot Unit Factor for the parcel
specified in Items i, ii and iii of this Subsection.
However, any parcel legally established prior to
January 16, 1980 having a net area of one acre or
more and a LUF of less than one shall be assigned
a LUF of one in application of Items (i), (ii),
and (iii) of this Subsection.
(i) For parcels where So is equal to
or less than 5%:
MDA = LUF x 15,000 square feet
(ii) For parcels where So is more than
58 and less than 25%:
MDA = LUF x /15,000 - 400 (So -5)_/.
(iii) For parcels where So is equal to or
greater than 258:
MDA = LUF x 7,000.
(d) For any parcel legally established prior to
January 16, 1980, with a net area of less than one
acre, the allowable development area shall relate
to the net parcel area in acres (An) and the average
slope of the Building Site Circle (Sc) as follows:
(i) For parcels where So is equal to or
less than 5%:
MDA = An x 15,000.
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(ii) For parcels where So is more than
58 and less than 258:
MDA = An /15,000 - 4 00 (S -5)_7.
(iii) For parcels where So is equal to or
greater than 258:
PADA = An x 7,000.
(e) The allowable development area on any parcel
shall not be reduced to less than 4,000 square
feet in any case by application of the provisions
of this Section.
SECTION 10. AMENDMENT OF CODE.
The title of Section 9-5.503, and Subsection (a) thereof,
respectively, of Chapter 5 entitled "Zoning" of Title 9 of the
Los Altos Hills Municipal Code hereby are amended to read as
follows:
SECTION 9-5.503. BUILDING HEIGHT.
(a) Structures. Except as hereinafter provided,
no structure or part thereof, shall be constructed
or altered to exceed thirty feet (30') in building
height in any permitted location. In the area within
thirty feet (30') of each setback line, the
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allowable building height is reduced and no structure
or component thereof shall, at any point, extend above
a surface which is set by the following parameters:
(i) A height of fifteen feet (15') above
natural ground level along each set-
back line;
(ii) Fifteen feet (151) above natural
ground level plus one foot (1') in
building height for each additional
two feet (21) a point is distant
from a setback line;
(iii) A maximum building height of thirty
feet (30') at points thirty feet
(301) or more from any setback line;
and
(iv) Where the reduced building height areas
overlap, the lowest building height
resulting from application of Subsection
(ii) above, shall prevail.
(b) Exceptions. The following structures or elements
thereof are exempt from the building height limits to
the extent indicated:
(i) A chimney can extend above the surface
defined by the parameters in Items (i)
and (ii) of Subsection (a) of this
Section. However, the maximum height
of the chimney and appurtenances shall
not exceed thirty feet (30').
(ii) When a retaining wall is incorporated
into a structure and earth is back-
filled against the retaining wall, the
height of the structure shall be re-
ferenced to the extension of contour
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lines from the ground along the perimeter
of the structure. In no case shall the
extended contour lines exceed the contour
lines established by the natural ground
level.
SECTION 11. AMENDMENT OF CODE.
Section 9-5.504 of Chapter 5 entitled "Zoning" of Title 9 of
the Los Altos Hills Municipal Code hereby is amended to read as follows:
SECTION 9-5.504. SETBACK LINES.
The location of structures with respect to property
lines, street rights of way, and easement lines shall be
regulated as follows:
(a) No structure, nor portion thereof, other than
driveways, walks, patios at grade, minor ornamental
garden structures subject to the height limits
specified in Section 9-5.504(d), fences or under-
ground utility facilities, shall be constructed,
altered, or maintained so as to be located between
the property line and any setback line, except as
otherwise permitted by the provisions of. this Chapter.
(b) The setback line for any structure shall be:
(1) Where a parcel abuts on a single street
or other accessway, forty feet (40')
from the nearest line of such public or
private street right-of-way, easement
for vehicular access, or where an official
plan line has been established, from such
official plan line. Where a lot abuts on
more than one such street, easement, or
official plan line, a forty foot (40')
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setback shall be required from only one
such street, easement or official plan
line. In such instances the property
owner may select the street or other
accessway for application of the forty
foot (40') setback line provided such
choice, in the opinion of the Planning
Commission, will not be injurious to
adjacent properties or the public
interest; and
(2) Thirty feet (30') from property lines,
nearest lines of public or private
streets, rights-of-way easements for
vehicular access, or official plan
lines in all other instances.
(c) For the purposes of Subsection (b) of this Section,
the term "easement for vehicular access" shall refer to
easements across one lot or parcel which provide access
to one or more other lots or parcels. Easements for
utilities which include vehicular access solely for the
maintenance of utilities within such easements shall be
excluded from the term "easement for vehicular access".
SECTION 12. EFFECTIVE DATE. POSTING.
This ordinance shall be in full force and effect thirty (30)
days from and after its passage, and shall be posted within the
City of the Town of Los Altos Hills in three (3) public places.
The within Ordinance was introduced at a regular meeting, of
the City Council of the City of the Town of Los Altos Hills this
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15th day of June , 1981, and was thereafter passed and
enacted at a regular meeting of the City Council of the City of
the Town of Los Altos Hills this !at day of July
1981, by the following roll call vote:
AYES: Councilmember: McReynolds, Perkins and Proft
NOES: Councilmember: None
ABSENT: Councilmember: Hillestad and Nystrom
ATTEST:
City Clerk
By
Mayo -V
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