Attachment 2 - Height Pole and Netting Policy1
Height Pole and Netting Policy
For Additions and New Construction
I.Purpose:
It is a policy of the Town of Los Gatos Town Council to have story poles and project
identification signs installed on the sites of an active development application. The
placement of story poles is extremely helpful and important during the course of Town’s
review of applications for new development. Proper and accurate placement of story
poles demonstrates the planned rooflines and heights and provides some indication of the
potential massing of the proposed structure. Story poles enhance understanding of the
project for Town residents, staff, advisory bodies, and decision making bodies. Story
poles also provide a visual notice to the community of a forthcoming land use public
hearing.
Project identification signs present both written and graphical information that will
further communicate the proposed project to the community as well as provide the public
hearing dates for the development application.
This policy is for the benefit of the Town and community and is not intended to create a
requirement under the California Environmental Quality Act (CEQA).
II.Height Poles and Netting:
Height story poles and netting shall be used for the following types of Community
Development Department, Planning Division, land use applications:
•New residential (excluding single-story accessory structures) and non-residential
buildings.
•Residential second story additions.
•Nonresidential additions exceeding 100 square feet.
The terms height poles and story poles are used interchangeably.
A.Procedure:
When it is determined that story poles are required, the applicant’s engineer, architect
or building designer may be required to prepare a “Story Pole Plan” to indicate the
locations where the poles will be installed. The Story Pole Plan shall be approved by
the project planner prior to the placement of the poles on the site. Once approved, the
applicant shall inform the project planner when the placement of the story poles is
complete and submit photographs showing installation. The story poles shall be
installed consistent with the following requirements:
ATTACHMENT 2
2
Residential: The height poles and netting shall be installed prior to the neighborhood
notification process and shall remain in place until the project has been acted upon
and the appeal period has ended. If the project is appealed, the height poles and
netting shall remain until final action is taken. If final consideration of the project is
substantially delayed or the project is substantially modified, staff may direct removal
or modification of the story poles.
Projects that Require Planning Commission or Town Council Action: The height
poles and netting shall be installed prior to the public noticing of the matter and shall
be kept in place until the project has been acted upon and the appeal period has
ended. If the project is appealed, the height poles and netting shall remain until final
action is taken. If final consideration of the project is substantially delayed or the
project is substantially modified, staff may direct removal or modification of the story
poles.
B.Timing
Public notices will not be mailed and/or application(s) shall not be advertised until a
Story Pole Plan has been approved by the project planner, the height poles and netting
have been installed, and photographs have been submitted to the project planner, as
required in Section II.A.
C.Location and Number:
The number of story poles may vary with each specific project. At the discretion of
the project planner, story pole locations shall adequately demonstrate the height,
mass, and bulk of the project requiring review. At a minimum, story poles shall be
placed at all outside building corners of the building wall (excluding eaves) and along
the rooflines of the proposed structure(s) or addition. Architectural elements such as
towers, spires, elevator and mechanical penthouses, cupolas, mechanical equipment
screening and similar elements not used for human activity or storage which are
visible from the streetscape shall be represented by the story poles. Pursuant to
Section 29.10.1005 of the Tree Protection Ordinance, the attachment of wires, signs,
or ropes to any protected tree is prohibited. Trees may not be "flagged" or used as a
substitute for the erection of story poles. After the placement of the story poles on-
site, the applicant shall provide the project planner with photographs of the story
poles taken from a variety of vantage points. The vantage point from where the
photograph was taken shall be indicated on each photograph.
A licensed surveyor or civil engineer shall submit written verification that the height
and position of the poles and netting accurately represents the height and location of
the proposed structure(s) or addition.
3
D. Materials:
The material of the story poles shall be indicated on the Story Pole Plan. Story poles
shall be constructed of 2"x4" lumber, metal poles, or other sturdy building material
acceptable to the project planner. Telephone poles; mechanical equipment, such as
cranes; or other materials may be acceptable for higher structures if the Community
Development Director determines that the material will adequately portray the height,
bulk, and mass of the proposed structure(s) or addition and withstand the wind and
weather. At least two foot (2') wide orange woven plastic snow fencing (netting)
must be erected to represent the rooflines of the proposed structure(s) or addition.
Netting must be supported by height poles that are strong enough to accurately
maintain the outlines and height of the structure(s). One of the height poles on each
elevation must be clearly marked and labeled in five foot (5') increments measured
from existing or finished grade, whichever creates a higher profile, and consistent
with the approved Story Pole Plan on file at the Community Development
Department.
E. Story Pole Plan and Public Safety:
All story poles shall be placed, braced and supported to ensure the health, safety and
general welfare of the public. The Story Pole Plan shall include the methods used to
secure the poles. Applicants shall sign an agreement that holds the Town harmless
for any liability associated with the construction of, or damage caused by the story
poles. If at any time, the Town determines the story poles to be unsafe, they shall be
repaired and reset immediately by the project applicant or, at the Town's discretion,
removed. Depending on the scope of the poles, the applicant may be requested to
verify with the Building Division of the Community Development Department that
no permits and/or inspections are required for the poles.
4
F. Exceptions:
In the event there are justifiable reasons why story poles cannot be accommodated for
all structures proposed to be constructed on the project site, the applicant shall submit
a letter to the Community Development Director no later than 45 days prior to the
required installation date, clearly articulating the reasons why an exception to the
Story Pole requirement is warranted. Requests for an exception and alternative plan
will only be considered if the applicant can clearly demonstrate to the Town, and the
Town agrees, that the installation of the story poles would: (1) cause a threat to public
health and safety or (2) would impair the use of existing structure(s) or the site to the
extent it would not be able to be occupied and the business or residential use would
be infeasible. Some form of poles and netting and/or on-site physical representation
of the project will be required, even if an exception is granted.
Planned Development applications with multiple detached commercial structures
and/or residential units may request to erect story poles on the locations where the
key structures will be placed. The deciding body will take into account the density of
the development when considering an exception request. The story poles shall be
installed on all corner structures and the structures with the greatest height and mass.
An exception to providing story poles for all structures in a Planned Development
application with multiple commercial structures and/or residential units shall follow
the same procedures as outlined below.
The Town Manager will review all justifiable requests for an exception to the Story
Pole requirement within 14 days of receipt of the request and shall place the matter on
the next available Town Council agenda for consideration by the Council. Written
notice of the exception request shall be mailed to property owners and residents of
properties within 300 feet of the project site. All requested and approved exceptions
shall be posted on the Town's Web site under “What’s New,” in agenda posting
locations at Town Hall and the Library, and in the online development activity report
when established.
If an exception is approved, the applicant will be required to demonstrate the
proposed structure height and mass using alternative means as outlined in Section
II.H.
G. Alternatives: If an exception is granted to the Story Pole requirements, the applicant
shall provide digital imagery simulations, computer modeling, built to-scale models
or other visual techniques in-lieu of the Story Pole requirements. Simulations may
either be prepared by the applicant for technical review by the Town's consultant or
the applicant may elect to have the Town's consultant prepare the materials. In either
case, the applicant shall be responsible for all technical review(s), materials and cost
of the Town’s evaluation and/or preparation process. To ensure accuracy, visual
simulations shall comply with the following standards:
5
• Establishing accuracy of the visual simulation: The applicant shall demonstrate
that the dimension and scale of the visual simulation and project setting are
equivalent. This is accomplished by examining screen views of the model in plan
and elevation views for accurate scaling. The visual simulation must also include
reference objects corresponding to known objects in the simulated scene, such as
buildings, curbs, utility poles, trees, or any other reference points visible in the
simulated scene, whose location is known from surveys or, at a minimum aerial
imagery. There shall be a minimum of two reference objects outside of the
project in different parts of the photo frame.
• Establishing the equivalence of the virtual and actual camera focal setting:
The camera lens focal setting or angle of view for each simulation base photo
shall be stated. The camera model shall be provided since the angle of the focal
view varies with different cameras. The preparer of the photo simulations shall
provide the manufacturer specifications indicating the 35 mm film SLF lens
correspondence, or other means to calculate the angle of view.
• Depict the accurate location of the photo and establish the correspondence of the
virtual camera with the visual simulation: The photo location shall be indicated
accurately on a map or aerial photo, and the correspondence within the visual
simulation should be demonstrated. Simulated views should not employ cropping,
or if they must, the original, uncropped rendered image shall be provided. Once
the images are cropped, it is impossible to validate their accuracy.
• Other Information: The Town's consultant may require other information to assess
the accuracy of the visual simulation.
H. Removal:
Once a final action has been taken and the appeal period is over, the height poles and
netting shall be removed at the applicant’s expense within 30 days. If not removed,
the height poles and netting will be considered rubbish and will be in violation of
Section 11.10.020 of the Town Code and the matter will be forwarded to Code
Compliance for enforcement action.
III. Project Identification Signs:
All development applications that must comply with the story pole and netting
requirements shall also provide project identification signs on the development site
consistent with the following requirements.
A. Timing:
Public notices will not be mailed and/or application(s) shall not be advertised until
project identification sign(s) have been installed. The location of the project
identification sign(s) shall be shown on the Story Pole Plan. The applicant shall
6
submit a signed declaration confirming that the project identification sign(s) were
installed. The applicant shall also submit a photo showing the on-site sign(s) installed
on the subject property prior to the distribution of the public notices.
B. Size:
• New Residential Structures: One, 2'x2' sign placed on the street frontage. The top
of the sign shall be five feet (5’) from existing grade and visible from the main
street frontage. The sign shall indicate the scheduled public hearing date and the
availability of plans for review at the Community Development Department.
• Commercial/Industrial Remodels or New Construction: One 4'x8' sign on each of
the property frontages that are visible to surrounding public right of ways,
including pedestrian trails such as the Los Gatos Creek Trail. The top of the signs
shall be six feet (6') from existing grade. The Community Development Director
may require additional signs for development sites that have large frontages.
• Downtown (C-2 Zone) Remodels or New Commercial Development: One 2' by
3' vertical sign constructed of metal frame with water resistant plastic or
laminated face. In cases where it is infeasible to install a free-standing sign, the
posting of a durable, all weather sign on or inside the window of a building is
permitted, provided the sign is visible from public locations outside the building.
Requests for an exception to the free-standing sign requirements shall be made to
the Community Development Department in writing no less than 30 days prior to
the public hearing for the project.
C. Number and Placement of Signs:
With one exception, on-site signs shall be placed on each street frontage of the site.
The exception is for permits related to an individual new single family dwelling. In
this case, only one sign on the street frontage is required. The signs shall be oriented
towards the street, within one foot (1') of the front property line or two feet (2') of the
back of the sidewalk.
D. Materials:
Signs shall be constructed of durable materials, such as foam core or plywood, and
shall be laminated during the rainy season (October through April). The sign colors
shall be a white background with black printing, and color graphics (excluding single
family, which may have black and white graphics). As noted under Section III.B.,
signs in the Downtown C-2 Zone shall be constructed of higher grade materials,
including a metal frame and a plastic or laminated poster board face.
7
E. Sign Content:
Up to 75% of the overall sign area must be used to provide a general description of
the project; including number of residential units or commercial buildings and square
footage; a color perspective drawing, three-dimensional image or photographic
simulation and the name and contact information of the project applicant. Single
family remodel projects are not required to provide a rendering on the sign. The
public notice portion of the sign message must constitute 25 percent of the overall
sign area and notify the community of the public hearing date and time and contain
the following message “For more information about this project, please contact the
Town of Los Gatos Planning Division at 110 E. Main Street, Los Gatos, (408) 354-
6872. The project address and application number shall be included on the notice.
F. Duration of Sign Posting:
Project identification signs shall be placed on site consistent with the timing of
installation of the story poles (See Section II.B.) and shall be removed within 30 days
of the final actions (See Section II.H.).
G. Maintenance:
The applicant is responsible for replacement of any missing, damaged or vandalized
signs within five days of request by the Town. The Town may cease processing of
the application if the signs are not replaced and/or maintained.
IV. Definitions:
Height: As defined by the Zoning Ordinance, height is determined by the plumb vertical
distance from the natural or finished grade, whichever is lower and creates a lower
profile, to the uppermost point of the roof edge, wall, parapet, mansard, or other point
directly above that grade. For portions of a structure located directly above a cellar (refer
to Section 29.10.020 of the Zoning Ordinance for definition of cellar), the height
measurement for that portion of the structure shall be measured as the plumb vertical
distance from the existing natural grade to the uppermost point of the structure directly
over that point in the existing natural grade.
Roofline or edge: The contour or shape of a roof.
This policy was adopted by Town Council on August 5, 2013 (Resolution 2013-032)
N:\DEV\RESOS\2013\Story Pole Policy Resolution.7-13-17. [EXHIBIT A].FINAL.docx
This Page Intentionally Left Blank