Height Pole and Netting Policygy p\ N 0
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COUNCIL AGENDA REPORT
DATE: May 31, 2012
TO:
FROM:
SUBJECT:
MAYOR AND TOWN COUNCIL
MEETING DATE: 06/04/12
ITEM NO:
15
GREG LARSON, TOWN MANAGER
HEIGHT POLE AND NETTING POLICY
CONSIDERATION OF MODIFICATIONS TO AND IMPLEMENTATION OF THE
HEIGHT POLE AND NETTING POLICY.
BACKGROUND
The Town's Height Pole and Netting Policy ( "Story Pole Policy ") was adopted by the Planning
Commission in July of 1998. A requirement for posting of a small sign (2 feet by 2 feet)
indicating the public hearing date and approving body was added in September 2002 to create
the current policy (see Attachment 1).
Historically story poles have been used for two purposes. The primary purpose is to help
illustrate proposed building locations and heights for pending development applications. The
story poles also help alert the community of development applications that are scheduled for
consideration at a public hearing.
In September 2011, staff implemented two new requirements for larger scale development
applications including all Planned Developments, larger subdivisions, and any other project that
staff believes may be sensitive to a neighborhood or the community. The purpose of these
changes is to ale rt the community of an upcoming public hearing and to provide a better
illustration of a proposed development.
The first requirement includes the installation of one or more project identification signs on the
property. The signs are a minimum of four feet by eight feet and contain the project description,
public hearing information, and a photo simulation or three - dimensional rendering of the
proposed development. Many jurisdictions use signs to advertise public hearings for pending
projects.
The second requirement is preparation of photo simulations or computer models to show the
proposed project in more detail and provide a better representation of how the building(s) will fit
PREPARED BY : Wendie R. Rooney, Director of Community Development 3
Reviewed by: Assistant Town Manager Town Attorney Finance
N: \DEV \TC REPORTS \2012 \StoryPoles- 060412;doe Reformatted: 5/30/02
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MAYOR AND TOWN COUNCIL
SUBJECT: Height Pole and Public Notice Policy
May 31, 2012
the site. This method was used most recently for the Riviera Terrace and Laurel Mews (Honda)
sites and provided an additional visual aid to the Planning Commission, Town Council, and the
community when those projects were reviewed.
Council requested a future discussion on the Story Pole Policy and its implementation following
community concerns raised during prior projects.
DISCUSSION
Alternate Visual Aids
While story poles aid in illustrating height, on a developed property it is sometimes difficult to
cover the entire site with poles and netting to clearly represent a proposed development. In other
cases it is impractical to install complete story poles due to proposed building height and /or
public health and safety concerns. Projects that have used either partial story poles or height
balloons and photo simulations or computer modeling to illustrate the proposal include the
following:
• Netflix /Aventino Planned Development (PD), 2002
• Vasona Ranch PD (Smith Ranch), 2003
• Bella Vista PD (Villa Felice site), 2005
• Bluebird Lane PD (Los Gatos Blvd. /Caldwell), 2009
• Albright PD, 2011
• Riviera Terrace PD, 2011
• Laurel Mews PD (Honda site), 2011
Survey of Other Jurisdictions
Staff contacted a number of other jurisdictions to inquire about story pole policies and other
means of advising the public of a pending development proposal. Attachment 2 is a matrix of
the communities that were surveyed. Most small communities require story poles and have a
written policy that is similar to the Town's (Carmel, Los Altos Hills, Half Moon Bay, Portola
Valley, Saratoga, Sausalito, and Woodside). Of these smaller communities, only Saratoga has
allowed exceptions to installation of poles due to site constraints. Carmel, Los Altos Hills,
Portola Valley and Woodside all have low height limits; and Los Altos Hills and Portola Valley
have no commercial property. Because these jurisdictions do not review proposals for buildings
higher than two - stories, it is unlikely that an applicant will have difficulty installing story poles
unless there is a conflict with existing development.
Communities that do not require story poles typically request photo simulations, computer
models and /or perspective renderings (Cupertino, San Rafael, Santa Cruz, and Santa Rosa).
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MAYOR AND TOWN COUNCIL
SUBJECT: Height Pole and Public Notice Policy
May 31, 2012
me - W2 4IM
Council should discuss and provide direction to staff on the story pole policy and use of alternate
visual aids for larger developments and cases when it is unsafe or impractical to install compete
story poles on a development site. Alternate methods include posting of signs, provision of
photo simulations or computer generated models, and using height balloons.
FISCAL IMPACT
None
ATTACHMENTS
1. Current Height Pole Policy
2. Story Pole Survey Matrix
WRR:SA:cgt
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COMMUNITY DEVELOPMENT DEPARTMENT POLICY
TOWN OF LOS GATOS
Subject: Height Pole and Netting Requirements for Additions and New Construction
Approved�`��� Effective Date: Adopted by the Planning Commission on July 22, 1998
Bdd N. Lortz, Director of C munity Development Revised September 2002
PURPOSE: To provide the deciding body and concerned neighbors with a visual tool to evaluate proposed construction,
POLICY: Height poles and netting shall be used for the following types of applications:
New residential and nonresidential buildings.
Residential second story additions,
Nonresidential additions exceeding 100 square feet. (exceptions may be granted by the Community
Development Department based on type of work proposed),
Timing for Installation
Residential Second Story Additions 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. If the project is appealed, the netting and ribbon shall remain until
the appeal has been acted upon, The applicant shall provide photographs of the installed height poles and netting. Public notices
will not be mailed until the height poles and netting are installed,
Projects that require Planning Commission/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 the appeal has been acted upon. The applicant shall provide
photographs of the installed height poles and netting. The application will not be advertised for a public hearing until the height poles
and netting are installed,
In all cases when height poles and netting are installed, the property owner shall also post a sign two (2) square feet in area stating
the plans for the proposed construction are available at the Town Community Development Department and provide the date of the
public hearing, if applicable (see attachment). If an appeal period is in*effect, the last date for appeals should also be included. A
photograph of the posted notice shall be submitted along with the photos of the height poles,
Height Pole and Netting Instructions
c
The story pole height must accurately reflect the actual height of the structure accounting for any bullding pad /grading alterations
One of the height poles on each elevation must be clearly marked and labeled in 5 foot increments measured from existing or
finished grade which ever creates a higher profile and consistent with plans on file at the Community Development Department.
Netting at least two feet (2') wide and made of orange woven plastic snow fencing must be erected to represent the roofline of the
proposed structure /addition. Netting must be supported by height poles strong enough to accurately-maintain the outline and height
as shown below:
2' netting to cover height proposed
Exceptions to this policy may be granted by the Community Development Director based on either a written letter of justification from
the applicant or other'sufficient evidence, The Community Development Director shall only approve a waiver of the story pole
requirement if exceptional circumstances exist,
Removal Once a final action has been taken and the appeal period is over, the height poles and netting must be removed 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, 1,V.0E—fteigh1po1es.2svptl
ATTACHMENT 1
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NOTICE
THE PLANS FOR THIS PROJECT
ARE AVAILABLE FOR REVIEW
AT THE
:4
I I] 4:Nm 1 171 1
110 EAST MAIN STREET
� Ke Lo
PLANNING COMMISSION ON
FOR MORE INFORMATION CALL THE COMMUNITY
DEVELOPMENT DEPARTMENT: (408) 354 -6872
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_ Story Pole Survey
Jurisdiction _
Story Poles Required
Other Info
Campbell
No
Carmel
Yes
Building footprint delineated with tape (in addition to
net ting for rooflines).
Cupertino
No
Requirement for story poles for two -story residences
removed by Council in 2011,
• Notice board with 3D simulation or perspective
rendering required to be posted on site.
Half Moon Bay
Yes
m Required for any proposal with a variance or exception,
areas that are substantially undeveloped, or within a
Visual Resources Area.
• Install 6 days prior to public hearing.
• Affidavit certifying story pole height, foundation,
footprint and location required.
L os Altos
No
Los Altos Hills
Yes
• Install two weeks prior to advertising.
® Location verified by surveyor or engineer.
Monte Sereno
Yes
Portola Valley
Yes
® Install 10 days prior to public meeting.
_
a Remove 10 days after appeal period.
Santa Cruz
No
• Computer renderings required (reviewed by Consulting
__-
Architect for accuracy).
San Rafael
No
o Photosimulations and /or three - dimensional computer
models required,
Santa Rosa
No
v Photosimulations required.
Saratoga
Yes
® Applicant may propose custom solution when
impractical to install poles due to site impediments.
• Location verified by surveyor or civil engineer.
i Sausalito
Yes
0 Tape used to connect ridgelines rather than netting.
_ ________
1__SU n_nyvale_
• Accuracy verified by licensed surveyor.
—
_
No _
• Notice of public hearing posted on project site.
Woodside
Yes
• Install 14 days prior to hearing.
• Remove 14 clays after meeting.
, , vi, 6 UiIUIO.IJ UGX
ATTACHMENT 2
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