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Height Pole and Netting Policygy p\ N 0 4 / s. 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 PAGE 2 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). PAGE 3 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 THIS PAGE INTENTIONALLY LEFT BLANK 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 TFIIS PAGE INTENTIONALLY LEFT BLANK 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 TEAS PAGE INTENTIONALLY LEFT BLANK _ 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 THIS PAGE INTENTIONALLY LEFT BLANK