TOWN OF LOS ALTOS HILLS November 14, 2013 Staff Report to the Planning Commission

Transcription

1 ITEM.3 TOWN OF LOS ALTOS HILLS November 14, 2013 Staff eport to the Planning Commission SUBJECT: DISCUSSION OF EFLECTIVITY VALUE AND COLO; FILE # MISC FOM: Brian Froelich, AICP, Associate Planner. APPOVED: Debbie Pedro, AICP, Community Development Director_ ECOMMENDATION: That the Planning Commission: Provide direction to staff regarding the Town's-reflectivity value requirements for exterior finish of buildings. BACKGOUND The Town had an Exterior Colors of Structures and Fences Policy known s the "Color Board" that was adopted on June 21, 199 (Attachment 1) and repealed c)r{ October 18; 2001 (Attachment 2).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. Following the repeal, in tlie years from 2001 until 2012 the Site Development Authority and Planning Commission has required a condition of 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 0 or less and roof materials shall have a light reflectivity value of 40 or less, per manzifacturer specifications. All color samples shall be submitted to the Planning 'Department for approval, prior to acceptance of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s) prior to final inspection. The Town's Municipal Code currently has two Sections the offer the following non-nie.a.surable requirements: Construction. (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 Size and placement. The number and size at maturity of plants used to screen and break up the outline of structures should be scaled to the size of the structures and the siting angles.from/' prospective viewing points, the types of building materials used, and the color scheme of

2 Staff eport to the Planning Commission Floor Area Definition November 14, 2013 Page 2 of2 the structure. In evaluating the adequacy of proposed landscaping, the following guidelines shall be considered: (a) The shape, outline, color. and form of all structures shall be rendered unobtrusive when viewed from 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 0 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 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. CEQASTATUS Providing direction to staff regarding color and reflectivity is exempt from California Environmental Quality Act (CEQA) pursuant to Section 1061 (b) (3). ATTACHMENTS 1. City Council Meeting Minutes-June 21, City Council Meeting Minutes - October 18, Fast Track Guide Checklist

3 ATTACHMENTl ( -.1 eport on Policy regarding exterior colors (Color Board) Dot Schreiner, Chairman of the Planning Commission, addressed the Council on the subject of the color board and the 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 ordinance on color at all except there were those few who would abuse the situation if the color board were not in place. Hubbard suggested and Johnson concurred that an option be included for choosing a color off the color board. Siegel noted that some homes logically should be a particular color, i.e. a Mount Vernon style home would reasonabl)[ be white. Daube.r..J::ommente.clho:w..e..v:e:i:J:haLwhen...one...wag 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 CAIED: Moved "Qy Johnson, seconded by Dauber and passed unanimously by all members present to adopt the following poliy Ol) the exterior colors of structures arid ferices: -. '. -, i.. - "1. Exterior colors for new structures or major remodels, including fences,?hall match those colors. depicted on the Town's color boa_rl, availaple_ for viewing at Town Hall, and shall -exhibit a light reflectivit)l yahie_."of 0 or less. oofs shall_ use i,naterials which have a.light reflectivity :valµe -:. of. 40 or less. White trim area should be minimized, partkv.larly on large surfaces such as doors, columns, railings, and trellises. 2. Colors and reflectivity values other than those depicted on the color '. board may be approved by the Site Development Authority.". -.2 eport on policy regarding tennis/sport courts, driveways and parking and development area MOTION SECONDED AND CAIED: Moved by Dauber, seconded by,,hubbard and passed tmanimously by all members present to adopt the following policy on development area and tennis/sport courts, driveways and pervious surfaces: "1. No-development credit will be grantee for the use of semi-permeable;_ materials(s) on any of the following: -. \--::--;..., - June 21, 199- egular City Council Meeting

4 ATTACHMENT 2 PASSED BY CONSENSUS: To direct the City Attorney to arrange a meeting with PG&E including the Mayor Pro Tern Fenwick, Councilmember O'Malley, the City Manager, Amir osenbaum and the City Attorney to discuss tll,e_ qptij>11 an.djq. to authorize retaining Don Maynor at a cost not to exceed $1,000 for a preliminary look at these options and their feasibility Proposed esolution to repeal Design eview Guidelines, exterior colors of structures and fence policy and Site Development Policy Statement- eso # ':\ 0 The Planning Director referred to his staff report in, whlch he.noted that the.. Council had directed staff to review the report from the Municipal Code and Policy eview Committee (submitted at the 9/20/01 Council Meeting) and develop a prioritized list for reviewing various design guidelines d development policies and incorporating relevant portions into the Zoning and Site Development Code. The following is a list, in descending order of priority, of the design guidelines and policies that will be reviewed by the Planning Commission: exterior colors of structures and fence policy; conservation easements;. grading policy; driveway design; architectural features and neighborhood compatibility; siting and high site visibility; fences and walls and entry gates and columns; lighting policy; development area and tennis/sport courts, driveways and impervious surfaces policy; landscaping; and site development policy statement. In the meantime the recommendation was to repeal the use of the design guidelines, the exterior cofors of structures and fence policy and the site development policy statement ill that they are rather ambiguous and in some cases not consistent with the Town's Codes. Dot Schreiner, '14301 Saddle Mountain Drive, commented that the four goals: of. the Design Guidelmes were taken from e General Plan: etain and enhance the open natural atmosphere of Los Altos Hills; Design your home to fit the site and to be tinobtrusive in the neighborhood; Design your house to minimize the ;:ippearance of bulk; and Design for your needs, the needs of the Town and those of your neighbors. ', Carol Gottlieb, Summerhill, commented that the design guidelines were referred to in the Town's Codes. She also suggested that the guidelines be revised. not repealed. Jim Steiner, 1419 Wild Plum, concurred with Carol Gottlieb's comm.ents. H noted that the purpose of the design guidelines was to have a user ftj.endl document. Ginger Summit, Lenox Way, commented that a vacuum will occur betwee11 the repeal of the design guidelines and the completion of the committee review. ( )... / 9 October 18, 2001 egular City Coilncil Meeting

5 Evan "Wythe, Municipal Code and Policy eview Committee, stated that they intended to rewrite the design guidelines to be in conformance with the Town's Coae and the General Plan would be cfoarly followed during this review period. He also noted that they believed the design guidelines was very helpful m the planning/building process and simply wanted to clarify its contents. Sandra Humphries, Fremont oad, 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 CAIED: Moved by Finn, seconded by Fenwick and passed unanimously to adopt esolution #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 operators 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 once approved would be incorporated in the resolution on committees. MOTION SECONDED AND CAIED: Moved by Finn, seconded by Fenwick and passed unanimously to approve the establishment of an Emergency Communications Committee with Scott Overstreet named 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 osenbaum, 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 the benefit of merging the two committees. The Safety Committee worked on issues such as stop signs, bicycle issues and neighborhood safety programs. 10 October 18, 2001 egular City Council Meeting

6 Town of Los Altos Hills Fast Track Guide for New esidences: Cbeeklist ''' Emo; z u Emo; Emo; 8.1 -, c.1 ' D.i - D.? ' E.1 E.2 E.3 Ē.4 Build with the contour of the land. Points range from 1 to, S=Very Important to 1 =ecommended, =equired 0-14 points = Fast Track Hearing 1+ points = Planning Commission Hearing ; I 1 ' 1. I '. : 1 i.,,i'' etain the natural character of creeks, vegetation, and natural ;drainage swa'les on your property. An open space easement may be required where appropriate; based on the extent of steep slopes (generally in excess of 30%), the presence of heritage oak'trees, and/or creek corridors: Place roads and driveways on existing contours to minimize grading. Driveways should have a slope of 1% or less I 4 Sharing driveways with neighbors may be mutually beneficial, especially on long hillside slopes. I 1 Minimize the use of fencing to allow the natural landforms to flow together. Open fencing is encouraged. Fences should be constructed of a non-reflective.material and use natural or dark colors. I 1 Entry columns and gates are discouraged as they create a barrier to the flow of open space. I 3 The closer a fence is to the roadway, the lower the fence is required to be. -c: en I._, o Q) I I A.1 A.2 I A. B.1 B.2 ' 8.3 Houses on prominent hilltops or ridgelines may be required to be one story. Hilltops or ridgelines shall not be cut down, flatteried;.or similarly graded to create a building pad in excess of the actual area covered by the principal residence. On a sloping site, the structure should be stepped down the hill utilizing one story building elements. Avoid stilts over downhill.slopes. Cut foundations should be used in stead 'dh a hilly terrain. Minimize obstruction of on and off site views by cdnsiderate placemerit'ofistructures. Incorporate passive solar design with south or southweshacing roof areas to accommodate a solar energy system. Provide shading for south facing windows. :r, l. i ' r : ' ; t Si Page

7 Town of Los Altos Hills Fast Track Guide for New esidences Checklist Points range from 1 to, S=Very Important to 1=ecommended, =equired 0-14 points = Fast Track Hearing 1+ points = Planning Commission Hearing -!/) c I._, 0 Q) '- a.. a.. A.1 I Increasing setbacks may help to mitigate mass and bulk. I 3 B.1 I Longer roof eaves and rakes are encouraged for shade. I 2 B.2 I oof slopes should be consistent and complementary with the topography of the site. I 3 B.3 I The house should be keyed/cut in slopes to reduce fill. I 4 B.4 I Trellises are encouraged for shade instead of solid roofs (on patios and breezeways) to minimize bulk. I 3 B. I The use of architectural devices such as verandas, balconies, arcades, trellises, building materials, etc... are encouraged I 3 I I to soften the building bulk. B.6 C.1 D.1 E.1 E.2 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. For exterior building materials, darker or natural colors are encouraged. 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. On a sloping lot, a basement underneath a two story home should not be daylighted to avoid the appearance of a three story facade. The appearance of a stacked three story facade should be avoided. When building on a sloped lot, stepping with the hillside is strongly encouraged Page

8 Town of Los Altos Hills Fast Track Guide for New esidences Checklist Points range from 1 to, =Very Important to 1 =ecommended, =equired 0-14 points = Fast Track Hearing 1+ points = Planning Commission Hearing c a a.. 0 Q) ea.. A.1 A.2 A.3 A.4 A. A C.1 C.2 C.3 C.4 Minimize fire danger. Class A roofs and sprinkler system are required. Use fire resistant landscape w/in 30' of the house. Design site plan to allow for adequate access and turnaround for emergency vehicles. Avoid all geotechnical hazards such as landslides, debris flow, and earthquake faults. Structures shall be set back a minimum of 2 feet from the top of bank of all creeks, to protect the riparian habitat. 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. educe 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. Plan for adequate outdoor living when planning your total DA. Cluster structures to maximize open space. Make landscaping an integral part of your site plan. Existing mature landscaping screening should be maintained and integrated with new landscape. Plan for the required four off-street parking places and adequate emergency fire truck turnaround. espect your neighbor's 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. 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. 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. Locate all noise producing equipment, i.e. pool pumps and ac units outside required setbacks points= Fast Track Hearing. 1+ points= Planning Commission Hearing TOTAL lojpage