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MEETING DATE: 09/04/12
STUDY SESSION
ITEM NO. I
COUNCIL AGENDA REPORT
August 30, 2012
MAYOR AND TOWN COUNCIL
GREG LARSON, TOWN MANAGER �7
SUBJECT: HEIGHT POLE AND NETTING POLICY
CONSIDERATION OF MODIFICATIONS TO AND IMPLEMENTATION OF THE
HEIGHT POLE AND NETTING POLICY.
BACKGROUND:
The Town Council reviewed the Town's Height Pole and Netting Policy ( "Story Pole Policy ") at
the June 4, 2012, Council meeting. The Town Council provided a wide variety of comments
regarding the existing Story Pole Policy (Attachment 1):
• Story poles and /or balloons may not always be workable and some alternatives or exceptions
may be needed.
• Story Poles are important to the community and there should not be staff approved
exceptions to the policy.
• Computer simulation technology provides a better representation than balloons, which can be
misleading.
• The community should be allowed to fully vet a proposed project.
• The current policy and system have worked.
• Technology should be part of the process.
• The goals are to inform the public that something is proposed and to provide an accurate
representation of what is proposed.
• The public needs actual representations of height.
• Story poles or balloons may not be feasible on certain project sites, but there are always
workable alternatives which provide actual representations of height.
The Council continued consideration of revisions to the Story Pole Policy and directed staff to
further evaluate alternatives to the installation of story poles on properties where poles are
infeasible or unsafe, and to develop new exception procedures.
,`1�
PREPARED BY: U Wendie R. Rooney, Director of Community Development
Reviewed by: N Assistant Town ManageTown Attorney Finance
N:\DEV \TC REPORTS\2012 \StoryPoles. 9- 04- 12.FINAL.doe Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: Height Pole and Public Notice Policy
August 30, 2012
As noted in the June 4, 2012, staff report, the Town's Height Pole and Netting 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.
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 new requirement includes the installation of one or more project identification signs on
the property. The signs are a minimum of 4 -feet by 8 -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
proj ects.
The second new 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
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.
In response to the Town Council's questions and direction from the June meeting, this report
provides: (1) a survey of other jurisdiction's programs and policies similar to the Town's Story
Pole Policy; (2) alternatives to address the unique and infrequent times when typical story pole
installation is not feasible; and (3) recommendations to augment or enhance the Town's existing
Story Pole Policy and procedures. The recommendations address both methods to illustrate the
proposed building locations and heights and to help alert the community of development of
pending development applications
DISCUSSION:
Survey:
Attachment 2 contains a survey of 22 jurisdictions. The survey is comprised of predominately
Bay Area communities that are generally similar in size or a little larger than Los Gatos. Notable
exceptions are the non -Bay Area communities of Malibu and Mammoth Lakes and the larger
cities of San Jose and Santa Rosa. Mammoth Lakes is presently considering implementing a
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: Height Pole and Public Notice Policy
August 30, 2012
story pole policy. Eleven of the 22 communities surveyed require story poles or approved
alternatives. Of the 11 that do not require story poles, 7 require some type of graphic
representation of the proposed development, such as a photo simulation, 3- dimensional images,
computer rendering, etc.
The cities that require story poles are generally smaller communities that have lower overall
building heights and tend to have high standards for architectural design. Because these
jurisdictions do not typically 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. Two of the eleven communities, Los Altos Hills and Portola Valley, do not have
any commercial property and have lower overall building heights; consequently, installation of
story poles generally would not conflict with existing development. Six of the eleven
communities allow exceptions to the policy in unusual cases where it is impractical to install
story poles or allow alternative methods to illustrate the proposed development. Finally,
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).
Based on the review of the policies and communication with other jurisdiction staff, it appears
that the most common types of alternative methods for depicting proposed buildings are through
the use of technology tools such as photo simulations, computer models, perspective renderings,
and 3D Fly around (similar to the one used with the former Honda site application). None of the
jurisdictions surveyed are using balloons as an alternative.
While Attachment 2 contains a summary of the policies from the 22 communities surveyed,
based on Council request, the actual policies from the 11 jurisdictions that require story poles are
included in the report in Attachments 3 through 13.
Alternatives to Story Pole Installation:
As noted in this report, story poles provide two purposes: 1) illustrating proposed building
locations and heights of pending development applications and 2) alerting the community of
upcoming public hearings on the proposed development. In regards to the first purpose, based
on the survey, it appears that most communities that require story poles allow alternative
methods to represent the proposed development. Typically the alternative methods are photo
simulations or computer models. While these can effectively depict the proposed development,
there have been a number of concerns expressed with this type of representation. During recent
hearings when photo simulations have been used to depict proposed development, concerns have
been expressed regarding the accuracy of the photo simulations, particularly in terms of height
and the lack of standardization (angle or location from where the photos are taken). Staff has
identified two ways to address this concern. First, the Town could retain a qualified professional
firm that is experienced in preparing these types of exhibits. The Town would contract directly
with the firm. This is similar to the process that Town currently uses with its other technical
consultants, such as traffic, arborist and Town Architect. In this example, the project applicant
would be responsible for all costs, but the Town staff would manage the contract and have
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: Height Pole and Public Notice Policy
August 30, 2012
authority over the final product. This would ensure the photo simulation is accurate and created
based on established standards.
The second option would allow the applicant to prepare the photo simulation based on the
Town's specifications. The Town could again retain a professional firm that would provide
"third party" unbiased review of the material. This again would be similar to current processes
such as the Town Architects review of development plans. In this case, the applicant would be
responsible for the cost of the third party reviews as well as the cost of preparation of the
materials.
In both of these examples, staff would recommend developing specifications for the photo
simulations. The specifications could include adding a vertical height scale to the photo
simulations to depict the actual heights of the various building components, including any
architectural projections; requiring the photo simulation be of sufficient size to capture adjacent
buildings or other landmarks (trees, street lights, etc.) to help provide a height perspective; and
using a common scale, angle of shot, etc. The consultant could provide the Town with the
typical specifications or criteria.
Finally, in cases where the Town feels that physical height representations are absolutely
necessary to fully evaluate the proposed development, cranes can be used in place of story poles
along with netting to mark the corners of a potential building. Although it does not appear that
this is a common alternative to story poles, it could be used in limited circumstances where a
photo simulation may not be as effective, such as in the case where there are not any adjacent
buildings or landmarks to help provide perspective.
In regards to addressing the public notification aspect of story poles, as noted in the survey, most
jurisdictions, if not all, require posting signs on the property where there is a pending
development application. This can be a very useful tool for notifying the public of a pending
hearing since the sign could include the photo simulations as well as all the necessary public
noticing information for the hearing. While story poles may be effective in communicating
building bulk and mass, they only alert the public that a hearing is pending, but do not provide
the necessary detail's on the project and hearing, and the community must visit the Planning
Offices, email or call to find out the details.
As an alternative, the Town could develop standards for posting signs on the property. The
standards can include sign(s) size requirements based on the type of application, color, detailed
project description, hearing information, staff contact information, photo simulations, etc. The
Town could establish standards for the number and location of signs. For example the standards
could require the placement of pending development signs on all property frontages and multiple
signs for longer frontages. Attachment 14 is a typical example of the type of signs posted on
property. Staff would recommend that these signs be of sufficient size to alert motorist as well as
pedestrians, such as a 4x8 foot sign that is at least five feet tall. The size can be scaled down in
difficult in -fill situations.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: Height Pole and Public Notice Policy
August 30, 2012
In addition, the Town could establish a web page that is linked to either the existing "What's
New" on the Town Web Page or to the Planning Web Page that has the list of pending projects,
descriptions, photo simulation and hearing dates. This could be updated when the project is set
for hearing, which would be the same general time frame when story poles are installed.
Recommendations to Augment Town's existing Story Pole Policy and Procedures:
As noted at the June 4, 2012, Town Council meeting, in most cases, the Town's Story Pole
Policy has been successful in providing a basic understanding of the proposed development and
notifying the community of a pending development application. However, due to concerns
expressed by the Town Council and community members on some recent applications and based
on the survey of other jurisdictions, staff is recommending the following modifications to the
existing policy and or procedures:
Only allow applicants to request alternatives to story poles when required due to existing
property use and /or public safety considerations. Any requests must be in writing, providing
both the justification for the exception and proposed alternatives for increased public noticing
and project visualization. Only the Town Manager can approve exceptions upon notice to
the full Council.
Revise the policy to encourage the use of photo simulations that are based on standard
specifications prepared by the Town's consultant.
-- Establish specifications for photo simulations that include, but are not limited to: adding a
vertical height scale to the photo simulations; requiring the photo simulation be of
sufficient size to capture adjacent buildings or other landmarks to help provide a height
perspective; and using a common scale, angle of shot, etc. (Staff will confer with
professionals who prepare these exhibits to determine the full scope of specifications).
-- Retain a qualified consultant to prepare the photo simulations as requested by applicants.
The consultant would contract directly with the Town and not the applicant.
Develop specifications for property public notification signs, including but not limited to:
size, height from the ground, location/placement, required information, color, timelines for
when the sign(s) is required to be installed and removed, and maintenance provisions (such
as graffiti removal), etc.
® Develop a regularly updated web page that contains the list of pending projects, descriptions,
photo simulations, and hearing dates.
CONCLUSION:
This report outlines options for the Town Council to consider for augmenting the existing Story
Pole Policy. While the recommendations outlined in this report are generally consistent with
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: Height Pole and Public Notice Policy
August 30, 2012
other jurisdictions, the recommended changes to the Town's Policy would provide greater
accuracy and standardization through the use of a qualified, Town - managed professional
consultant. Finally, staff recommends that at a minimum the Town develop new standards for
the property notification signs. The existing 2x2 foot sign is insufficient to adequately
communicate the project information and is not consistent with typical standards found in other
jurisdictions.
Based on Town Council direction, staff will revise the Story Pole Policy and schedule it for
Council adoption in October.
FISCAL IMPACT:
None
Attachments:
1. Existing Town Story Pole Policy
2. Survey of 22 Jurisdictions' Story Pole Policies
3. City of Carmel Netting and Ribbon Instructions
4. City of Half Moon Bay Story Pole Policy
5. Town of Los Altos Hills Story Pole Policy
6. City of Malibu Story Pole Policy
7. Town of Mammoth Lakes Draft Story Pole Policy
8. City of Mill Valley Story Pole Certification
9. Email Correspondence with City of Monte Sereno Staff Regarding. Story Pole Policy
10. Portola Valley Story Pole Requirements and Guidelines
11. City of Saratoga Story Pole Requirements
12. City of Sausalito Story Pole Plan Requirements
13. Town of Woodside Location of Story Poles
14. City of Morgan Hill Property Public Notice Sign
WRR: ct
N:\DEV \TC REPORTS\2012 \StoryPoles. 9- 04- 12.FINAL,doc
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
Bud N. Lortz, Director of Communi 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.
Proiects 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
The story pole height must accurately reflect the actual height of the structure accounting for any building 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.
ATTACHMENT 1
Removal: Once a final action has been taken and the appeal period is over, the height pales 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.
NADEV\Z -2004 and before\heightpoles2dou
Story Pole Survey
Jurisdiction
Story Poles Required
Other Info
Campbell
No
• Request photo simulations, 3D renderings or Sketch -up
massing models for larger projects.
Carrt�'el
Yes
t Bu ItlinoDt�rint �leliraeatetl with tape (in addition to
'
for
«; , :,ttirig
rooflrnes)`
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 N(ooh Bay
XttS
Ye's
• liequhae f w�fh o a variance or exception
1s �3C ti
�'
`
A iw t
areas that are suoss a�tially undeveloped, or w�thm a
r
try, � zK
a Resources,A�ea '
>
+ rlstal tla s p gar o U I hearing
�
'SyN�y,T it��r- �`'�Sf� x,-
• �A avjt_cartify gstory pole height #ounda. )
x.r' s.�2.t"rxst5s'a b F
ootprfnt and IoeatIQpte�quir`ed
t
z.. Y 3+a4rs?�>la y - --
kill! �ctQmavaive or mocl�fy the sto of
5
#�"?!'t �'x
premerJts�ifthe
i..- hi
r sry
Installation oulcl interfere with the
5
_w Yk ,F
use of4th� prap�i�ty or uvh�re c�rcumstancesrentlerthe
Los Altos
No
• City currently considering adoption of policy requiring
photo simulations for larger projects.
Los: Altos ;Hills
es ' ,
- j b
�nstlJtwQ wee�CSrprioro advertising
rfia'"ff
r `• Loeatiop vor�i led" by su�'veXor orsengiieer
JuyV 5 i4"l in_ "v5 {i - t -
• Phring.Di�ector cagrant Qxceptions to the story pole
5
� _
r�r
policy, but die to limited heights it is generally`feasible
to mstal� story po est
Malibu
Yes
1 Story poles rEC�wted, but the Plahnir�g Manager can waive:
z
+.
when dgmign ated through
-. other rpeans that the
proJectui�ill not create adversempacts upon scenic areas
Me�nmoth Lakes
Yes*
*Poll y r qm u ding h gh a s
c e red b tl ei t,and m s eva�uat�on
Me d n iu igital ma gag sirpulatio�s 3D '
computer mode' ding other on site and visual echmques
' S u
phys�ca� models ,
Alternatemethods maybe approved by Planning
• Protect Planner can require alternative methods
to
display_ di t such as digital imaging simulations,
computer modelings orother vasual technique`s in lieu
of
sto" ..
ry.•,p oles
Mill Ualley, .
Yes
,` Director lnay grant a� ezcept�on based on unusual
c�umstances providedthe purposes ofthe policy are not.;
impaired
Monte Sereno
Yes
•ecu�red for second story additions, additions
el
" - .
of 500 sq.
ft � or g`reatertand new construction. '
Morgan Hill
No
• Require posting of property with a either a 2x3 or 48
sign, depending on the size and type of application.
ATTACHWNT 2
Mountain View
No
• Massing model, axonometric or perspective drawings
from the most visible locations.
• Sign, noticing required.
Palo Alto
No'
• 3- dimensional images and colored renderings required.
P W
" s
01,
San Jose
No
• Requiring posting of property with one of three different
Siies'bf signs, depending on the size of the project. Also
must st follow City Public Outreach Policy that requires
both'6ff and on site posting, and possibly community
meetings. ,
Santa Cruz
No
• C6mpUtor renderings required (reviewed by Consulting
Architect for accuracy).
San Rafael
No
Ph6io`silmLilations and/or three-dimensional computer
models required:
Santa Rosa
No
s PhotO s,Imul.atlons required.
fflw
r. - IN
..........
R9 d-W, Yffli fi&f K&E—th"",
,e
Sunnyvale
No
• Notice of public hearing posted on project site.
ff"N,091�s
UIWIC�
W V.,i�,,`� ix i�,:
o
6 .1 e
i,q;\urvx-tu4mr,ij,jt\tv11zt-\zoxory rote ronciesmoa
Cyr MCI
Suzanne Avila a� vv� eq,I
From: Marc Wiener <mwiener @ci,carmel,ca.us>
Sent: Thursday, April 19, 2012 2 :45 PM
To: Suzanne Avila
Subject: RE: story poles
Attachments: Netting Instructions_2jpg
From: Suzanne Avila [mailto:SAvila @LosGatosCA.Gov]
Sent: Thursday, April 19, 2012 2:28 PM
To: Marc Wiener
Subject: RE: story poles
Thanks Marc. Can you forward a copy of the instructions.
Suzanne
From: Marc Wiener [mailto :mwiener @ci.carmel.ca.us]
Sent: Thursday, April 19, 2012 1 :59 PM
To: Suzanne Avila
Subject: RE: story poles
Hello Suzanne,
It's an unwritten policy that new buildings need to be staked with story - poles. We give the applicant an information
sheet with instructions on how to set up the poles. It's understood that the entire building cannot always be
represented if there is an existing building or tree in the way. We have never had any safety issues raised, which could
be because the tallest that a building can be in Carmel is two - stories. The story -poles are very effective in helping
neighbors understand what is going to be built and in identifying view impacts. Hopefully this helps.
Marc Wiener
Associate Planner
City of Cannel -by- the -Sea
From: Suzanne Avila [mailto:SAvila @LosGatosCA.Gov]
Sent: Thursday, April 19, 2012 12:26 PM
To: Marc Wiener
Subject: story poles
Hello,
I am gathering information on other communities requirements for story or height poles, Does Carmel had a written
policy or regulation for height poles? Are exceptions ever made to the requirement to install poles (for example, a safety
issue, difficulty in working around existing development and /or trees, or it is impractical to install poles due to the
height and /or size of the proposed building?
Thanks,
Suzanne
Resolution No. C- 66 -11
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY
AMENDING THE "STORY POLE" POLICY
WHEREAS, on August 6, 2002, the City Council of the City of Half Moon Bay
adopted Resolution C-52 -02, which rescinded Resolution C- 111 -97 and established a
policy regarding the installation of Story Poles for certain types of development; and
WHEREAS, the City of Half Moon Bay is committed to the maximum public
participation and involvement in matters pertaining to its Codes and Regulations; and
WHEREAS., the City Council may review its policies from time to time to
determine whether the provisions contained therein are appropriate and applicable; and
WHEREAS, on September 6, 2011, the City Council considered revisions to the
Story Pole policy established by Resolution C -61 =02 at which time any interested
persons were given an opportunity to be heard on the matter.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Half Moon
Bay does hereby approve and adopt the Story Pole policy attached hereto.
I, the undersigned, hereby certify that the forgoing Resolution was duly passed and
adopted on the 6th day of September, 2011, by the City Council of Half Moon Bay by the
following vote:
AYES, Councilmembers: Alifano, Fraser, Kowalczyk, Muller & Mayor Patridge
NOES, Councilmembers:
ABSENT, Counciimembers:
ABSTAIN, Councilmembers:
ATTEST:
Siobhan Smith, City Clerk
APPROVED:
/%`iii:�,�7�d• / /...::.fir /.',��'�L`•;
Naomi Patridge, Moor
ATTAC NT° 4
Resolution C- -11
Adopted September 6, 2011
CITY OF HALF MOON BAY
STORY POLE POLICY
1. Story Poles shall be installed prior to the approval of a Coastal Development Permit
for any proposed development that:
a) requires either an exception or variance; or
b) is located in an area that is substantially undeveloped; or
c) is located in an area designated as any of the Visual Resources Areas
defined in Chapter 18.37 of the Zoning Code,
2. The applicant shall have Story Poles installed on the site of the proposed
development no less than six days prior to the initial public hearing for the project
and they shall remain in place until the designated appeal period has expired..
3. The applicant shall ensure that the Story Poles accurately depict the full extent of the
proposed structure. The total height of the proposed structure delineated by the
Story Poles shall be measured from the existing 'grade and shall include both the
height of the building pad (if possible) and the height of the structure proposed to be
constructed on the pad. Netting shall be placed around the perimeter of the
proposed building footprint at the elevation of the proposed building pad and shall
simulate the proposed roofiine as shown in Attachment A.
4, The applicant or an authorized representative shall submit to the Planning
Department an affidavit certifying that the Story Poles' depiction of the height,
foundation, footprint and location of the proposed structure on the site are true and
accurate, together with photographs of the Story Poles once installed.
5, The Planning Director may waive or modify these requirements where the
installation of Story Poles would unduly interfere with the use of the property or
where other circumstances would render the installation of Story Poles impractical.
A.TTACHMEN* T A r
STAKING AND NETTING
in cr 2
1- -q 2 (two) fe Wt wide of waver plastics o ; -� ,,,�a lly
;„ -a� f_ncin�, or a _or1�e. e
S'r ma_ jal �L ln.erlai_or�l or5.i!Q:," Y, -'V, red or other cor_"as -L-n g coloP) must be
erected to rep, the proposed suucfiar�. t �,�
z.`s ar s ppoz wires musT be soon-
e 0tgh tO S"up Pori, the' ndti —2 P-d acc f� c a:-
�+ u ..lr �� -s. i the out!i'le of the enrire buil�•,
he =.. i neuc:o: _ r 4et ce 5tsked _
as ill, _,z" ated below:
i4ettin; inust be placed at the height proposed fdr 'a Y building pad as shown above. The
strLrcture height netting must be placed to include the height.ofthe building plus the
?7ei-*ht 'of the pad. All heights shall be Measured from the existing grade or elevation
prior to any grading or alteration of the -site.
The applicant shall be responsible for notifying Planning staff by telephone immediately
after placement of the story poles so that staff can document their placement by taking
photographs.
ATTACHMENT A
Of Attachment 4
Suzanne Avila
From: Tonya Ward <tward @ci.half- moon- bay.ca.us>
Sent: Wednesday, May 16, 2012 1 :29 PM
To: Suzanne Avila
Subject: RE: story poles
Attachments: story pole policy 9_6_11.pdf
Hi Suzanne-
Please see attached. We recently (as of Sept. 2011) made some changes so that not every project,
that requires a Coastal Development Permit, needs story poles. If required, there is no substitution for
the poles as suggested below. Thanks! Tonya
From: Suzanne Avila [mailto:SAvila@LosGatosCA.Govl
Sent: Tuesday, May 15, 2012 11:07 AM
To: Tonya Ward
Subject: story poles
Hi Tonya,
I believe Half Moon Bay requires story poles for some projects. Do you have a policy or is it an unwritten
requirement? Also, are exceptions ever made to an applicant installing poles (such as allowing them to do
photosimulations or computer modeling)?
Thanks,
Suzanne
26379 Fremont Road
Los Altos Hills, CA 94022
Phone: (650) 941 -7222
www.losaltoshills,ca.gov
PURPOSE
To request new construction and some remodels be
netting shall be erected to provide the decision
Commission, Planning Staff and neighbors) with
construction.
POLICY
LOSALTOS HILLS
e® 'a
GALIFORNIA
Story Pole Policy
staked on site and th
making bodies (City
a better visual tool to
Story poles and netting shall be used for the following types of applications:
• New residential and nonresidential buildings.
• Residential second story additions.
• Additions exceeding 900 square feet and increases in roof height.
• Accessory structures and second units.
Revised- 6/8/05
t height poles and
Council, Planning
evaluate proposed
• Driveway entrance modifications, tennis courts and pools (outlined with stakes and ribbon
at ground level).
• Trees proposed to be removed (marked with ribbons or tags or some type of obvious
marker).
• Exceptions may be granted by the Planning Department based on scope of work proposed.
Timing
Story poles shall be installed approximately two weeks prior to advertising the project for public
hearing and sending notice to neighboring property owners. Staff will inform the applicant when
the story poles should be installed. The story poles and netting shall remain in place until the
project has been reviewed and the appeal period has passed. If the project is appealed, the
netting and ribbons shall remain until the appeal has been acted upon. The applicant shall
provide photographs of the installed story poles and netting. Please note that public notices will
not be mailed until the height poles and netting are installed and approved by staff.
Requirements
The project Surveyor or Civil Engineer shall determine the perimeter points of the proposed
structures for story pole installation. Story poles shall be constructed of rigid material (plastic
piping is not acceptable) and a two (2) foot wide band of woven plastic snow fencing which must
clearly outline the proposed ridgelines and eaves for the new structure, addition and /or accessory
buildings. Additionally, proposed swimming pools, tennis courts and /or driveway modifications
ATTACHMENT 5
Story Pole Policy
Page 2
should be outlined and marked with ribbon at ground level. Please note that all trees proposed to
be removed shall be marked with tape, flags, or other obvious identification markers.
Staff may approve alternative materials for story pole construction for minor projects. If you
have questions about materials contact the Planning Department,
Height Pole and Netting Instructions
Netting at least two feet (2') wide and made of 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 (plastic piping
is not acceptable):
Roof Plan
Story Poles
Post locations
\ 2' netting to cover proposed height
The height of story poles should indicate the final height of the building (grading should be
accounted for in the height of the poles).
Suzanne Avila LOS 7 (#Os h (��S
From: Debbie Pedro <dpedro @losaltoshills.ca.gov>
Sent: Thursday, April 19, 2012 2:10 PM
To: Suzanne Avila
Subject: RE: story poles
Hi Suzanne,
The planning director can grant exceptions to the story pole requirement but in almost all cases it is possible to show the
proposed development even through existing trees or over existing structures.
Please feel free to call me if you have additional questions.
Debbie
Debbie Pedro, AICP, LEER AP
Planning Director
Town of Los Altos Hills
Phone: (650) 947 -2517
dpedro @losaltoshills.ca,gov
From: Suzanne Avila jmailto :SAvila(c)LosGatosCA Govt
Sent: Thursday, April 19, 2012 1:13 PM
To: Debbie Pedro
Subject: story poles
Hi Debbie,
I am gathering information on other communities story pole policies. I found LAH's policy on the web -site. The only
question I have for you is if the Town ever grants a waiver from the requirement to install poles (for example due to a
safety issue or because existing development and /or trees make it impractical or difficult to install the poles and
netting).
Thanks,
Suzanne
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City of Malibu ;
Effective Date: June 25, 2008
Story Pole Policy
Planning Division
Story poles are placed to demonstrate height,'. bulk and location of a proposed project that may potentially
impact public and/or private . views. 'The 'placement 'of story . poles' shall be required for* all 'Coastal
Development Permits an ' d for certain discretionary requests associated with Administrative Plan Review
applications (i.e., all projects reviewed by the Planning. Manager and /oc the Plan "Cod"
ping mmissi.on).
Purpos
During review of certain discretionary projects, 'story poles Are install6d-16 d6monsirate'the' h . eight *and
location . of proposed development. of the story poles ensures that permitted d.e.y.eI9PTeQt is. sited
and, designed- to "protect public-views to andalong thf� o*c'e'-a'n''and '*s"c'e'nid"coa8fefl'areas .66,*
ngi':�tEint h, the
. .. I . Wit .
M , alibd Local. Coastal. Program and to protect private '-priMary vibws"in a'cdo(dahce'---w'ith Malibu Mu'h'icipal
Code Section 17.40.040(A)(1-7).
Waiver oiRequirement
In some cases, the.•story poles requirement may be. waived by the Planning Manager where it' is determined-
through'o on site investigation, evaluation of topographic maps, photo'draphic or'b 'other m '6
Y. e n§.,tha't
there, ]s n6 possibility that the proposed 'deVelo"pffieni will (�r6'at6:'o'"r'Go"n''t'ribUte* to adverse impacts �.s upon .
Procedure.
Pribr.to installation of story poles, th6 applicant shall consult with .
' ." i
-the ,case. planner to p acq the
story *p o I e plan �h p1an s hall be on, a" mini mum of an 8.5"in6h i1fnch reduction -6f fh6 roof plan s howind
all
lo6afions at which story pbleg will be'placod' The story 0616 plan sha I
e approved by..fhe -case pla nne r, prior
Ao'story pole placement::
TMcaffy� sto'p' " • • y les Ma'' hot be placed:at a prop e case planner tbrfrms `that allrov i6Wihc•departments have 'completed their reviews.. In some cases, the ca*se.,p-'
Whner, may al.ipw, e'ady'jnstdIIati6 n of
story poles if view• issues are anticipated.
Prior to notification -of a public hearing, or 10 days prior'to the mailing of the public of alJplicatio"n (for
those projecfs'not requiring a hearing), story poles §hall'be placed on the site * ' '
ce unless -waived -by ''
Manager. ihe ' Plan'n'in g
Location.
The number of story poles required will vary with each specific projeict. The case planner* shall review
proposed story pole lodation:io ensure' that•the plan adequately demonstrates the proposed height,
mass,
and -bulk of the portion of the projecti under review. Story' poles showing roof overhangs, eavesi chimneys,
balconie's, decks, patios, and accessory structures may be required.. The plan'sho6ld be kept as simple as
possible'to accurately reflect the
. proposal and to minimize visual clutter in potential 'view areas.
'Materials
The material of the.story pole shall..be indipaldd on the story,pble.pldn.. Story poles shall be -,-constructed of
i . rich by 4:-inch lumber Or other sturdy building material (PV0• pipe is not acceptable): : Story poles should-be
Poles Pollcy\Story Pole Policy.'FINAL.doc.
ATTACHMENt 6
braced at the base by use of guy wires or supporting. beams to ensure that they will withstand weather and
will remain correctly positioned. The guy wires should be flagged for safety.purposes.
Story Pole Plan Requirements
-
-The story pole plan -is- subject to the following criteria: -
Plan Scale —The story pole plan shall be at'the same scale'as the roof plan.
Indication of Story Pole Height -' The eley'ations of the height of each story pole and the natural and
finished grades shall be indicated on the plans. If requested by the case planner,. the. applicant shall also
provide a detail on the plans showing the elevation of a typical story pole.
Markings — The story pole plan shall include the following plan note:
"The top one foot of.the'story poles shall be'.painted with a clearly visible black paint. Markings shall
also, be made at 18 feet above finished or natural grade, whichever results in a lower building height,
and atone foot increments above 18 feet. Bright orange construction mesh approximately one foot in -
width shall be placed connecting poles to show all proposed roof and ridgelines."
Safety Provisions•— All'story poles shall be placed to•ensure the Health,.- safety and general,welfare of the
'public. The story pole plan shall include the following plan note:
"If at any time the.story..poles become unsafe, they shall be repaired and resef immediately.. The
story poles shall be removed- immediately if determined by the City to be.a public'safety: risk."
-Waiver of Risk —.The applicarit:,must sign and submit a waiver absolving the: City. of. any .liability
associated with Construction of, or damage, by, the story poles. This waives will. be provided .by the case:
plaiirier "and shall tie copied on Me story pole plan: The applicant shall not install the story' poles until the
waiver form is submitted to the City. • .
Certification
For. projects including -construction of a new,, single�family residence, a new cornmercial bdild 66, projects
with a: priiYtary view issue, or those whicll'.are located in a scenic area; certifi,cation.of.the story poles::is,
tequired: Once the story poles are placed; a licensed su'Neyor, civil engineer, -or architects :must:celtify that-
fhe'story•poles have been placed•in accordance with-the approved story pole plan. The, property owner may
nat certify the stoy'':pole height or•position After receh ing'the certification, the case planner will vjslt ''the—site
to verify and photograph :the story poles. Public notlfication.shall not begin until ceitlficaton Is co.mplete::and
the case planner verifies the placement of the-story poles.
Removal
The story p,'oles shall be removed immediately if•determined'by the City to:be.a public.safety *dsk'or at the
discretion of the Planning Manager. Story" poles shall remain in place-for the duration'of the approval .
process and shall be removed within seven calendar days after the final appeal period expires.,. unless other
arrangements are made with the Planning Division.
Story poles certified -by an engineer or an architect may require a follow up certification by a licensed surveyor if -the
placement of.the poles is challenged.
2
P:VoningCode _LCP Interpretations1200Wtory Poles.Policylstory Pole Policy_FINAL.doc
COMMUNITY DEVELOPMENT
P.O. BOX 1609, MAMMOTH LAKES, CA 93546
(760) 934 -8989 ext.269, fax (760) 934 -8608
email: colson @ci.mammoth- lakes.ca.us
DATE: NOVEMBER 29, 2006
TO: PLANNING COMMISSION
VIA: MARK WARDLAW, COMMUNITY DEVELOPMENT DIRECTOR
FROM: CRAIG OLSON, SENIOR PLANNER
RE: STORY POLES: A TOOL FOR DESIGN REVIEW
At their October 4a` meeting, Town Council directed planning staff to work with the Planning
Commission to develop policies to implement the use of story poles during Design Review of proposed
projects. The intent of the story pole policy is to help to illustrate building height and the massing and
placement of structures during the planning review process. "Story poles" can be any type of temporary
structure, such as 2 "x4" lumber, telephone poles, tethered dirigibles, mechanical equipment, or other
durable materials. The story poles are to be erected to establish a proposed structure's roof height and its
corners ori"the parcel being considered for development.
Staff contacted several municipalities to inquire about their requirements for the use of story poles
including:` West Hollywood, Malibu, Santa Monica, Palo Alto, Los Gatos, Encinitas, and Alameda. Of
these cities, Malibu and Los Gatos require story poles to be erected during a project's Design Review
Permit processing for certain types of development (see attachment). Encinitas does not have specific
standards for story poles but allows for their use at the discretion of their Planning Commission. The
other communities listed above have no story pole policies.
In June of 2005, the Planning Commission established a policy to require story poles to be erected on
steep slope "View Shed" lots within the Bluffs prior to considering Use Permit approval. The use of
story poles during the Design Review and Use Permit process can be a valuable tool to determine project
impacts on the surrounding tree canopy, view obstructions and view corridor opportunities, and the
relation of the location of a proposed structure to property lines, natural landforms, and surrounding
development. Story poles allow the Commission, the Advisory Design Panel, and the public to.visualize
a proposed structure from all vantage points and not just from where the project's architect takes a
rendering. Story poles also allow near and far view impacts to be assessed.
Staff recommends that the Planning Commission review and establish the following policy related to the
use of story poles during the Design Review process:
stor polesmemo -cro
ATTACMMNT 7
i
• STORY POLE POLICY: It is the policy of the Town of Mammoth Lakes Planning
Commission to have story poles erected. on the site of an active application submittal for Design
Review Permit reviews depending upon the type and location of the development proposal. Prior
to noticing a hearing to review an application for Design Review Permit approval, the project
planner shall determine if a Story Pole Plan is to be required dependent upon the location of the
site in relation to sensitive lands, the project's potential to impact uponview corridors, or when a
project proposes to exceed established height standards.
PROCEDURE: When it is determined that story poles are to be placed upon the project parcel,
the applicant's engineer or architect shall prepare a "Story Pole Plan" to indicate the locations
where the poles will be erected on a Roof Plan of the proposed structure. The plan shall indicate
the type(s) of materials, or other acceptable means, to be erected on the parcel to serve as the
story poles. The Story Pole Plan shall be approved by the project planner prior to the placement
of the poles on the parcel. Once approved, the applicant shall inform the project planner when the
placement of the story poles is complete and 'the project planner shall then notify the Planning
Commission of their placement.
LOCATION-& NUMBER: The number of story poles may vary with..,each specific project. At
the- discretion of the project planner story pole locations shall' demonstrate the
projected height, mass, and bulk of the project requiring review.. At. a minimum, story.poles will
be placed at all outside building corners and along the prominent roof ridgelines of the structure.
Trees may not be "flagged" or used as a substitution for the erection of story poles. After the
placement of the story poles on -site, the, applicant shall provide the case planner with an
electronic photographic portfolio of the story poles taken from a variety of vantage points.
• MATERIAL: The material of the story poles shall be. indicated on the Story Pole. Plan. Story
poles shall be constructed of 2 "x4" lumber or other sturdy building material . acceptable to the
project planner. Telephone poles, tethered ' dirigibles inechanical equipment, or other materials
may be acceptable for higher structures if the project planner determines that the material will
adequately portray tike height, bulk, and mass_ of the ,structure and .withstand the. wind and weather
of Mammoth Shakes. The upper two feet of the story poles shall be pain_ ted white, orange, or red
to contrast with the background of the'area.
• ALTERNATIVES: In the event that it is determined that. -the erection of story poles would not
be practicable oue to site constraints and /or environmental concerns, the case planner may require
digital imaging simulations, computer modeling, and /or other visual techniques in -lieu of a Story
Pole Plan.
• STORY POLE PLAN REQUIREMENTS:
➢ The Story Pole Plan shall be at the same scale as the Roof Plan.
➢ Elevations of the height of each story pole and the natural and finished grade shall be
indicated on the Story Pole Plan as an Elevation Drawing.
2
LC
M
➢ The roof ridgelines shall be shown by extending nylon, plastic, or other acceptable
material from one pole to the other along the direction of the ridgeline. The method to
show the roof ridgeline will be called out on the Story Pole Plan.
➢ 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 and a statement absolving the Town of 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. ,
➢ The Story Pole Plan shall be prepared and stamped by licensed surveyor, civil engineer,
or architect to certify that the height and position of the poles accurately represent the
height and location of the proposed structure.
➢ The Story Pole Plan shall include a statement signed by the applicant that reads: "I
(Applicant Name) hereby agree to remove the story poles within seven (7) calendar days
after the final appeal period ends related to a determination made on the proposed
project."
4• d
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City of mill Valley
MILL VAUZY
Story Pole Certification
Instructions: The story pole certification must be performed by
a registered land surveyor or civil engineer. Please attach a copy of
the roof plan with the surveyed roof ridge elevations labeled.
I, have surveyed the story poles located
NAME OF SURVEYOR
at
ADDRESS OF SUBJECT PROPERTY
on DATE , which is based on Planning
Application, , submitted to the
APPLICATION NUMBER
City of Mill Valley by , The
NAME OF APPLICANT
survey was taken from the following benchmark:
at an elevation of
DESCRIPTION OF BENCIIMARK
indicated on the attached plan.
The ridge elevations silhouetted are
I have surveyed the building envelope, setbacks and ridge elevations of the story
poles and silhouette described above and certify that all dimensions locations
and elevations are accurate within 0.25 ft. (3 in.) of the plans submitted.
NAME PLEASE PRINT
DATE
ADDRESS
PHONE
FAX
LICENSE NO. /EXPIRATION DATE
.PLEASE STAMP AND SIGN BELOW.-
d4°tTAC ill° 8
Purpose
To provide the decision - makers and neighbors with a visual tool to evaluate the
proposed construction.
Requirement
Install story poles or site staking to show the elevations and silhouette of the proposed
building, or addition to an existing building. Modify the story poles as the project plans
- - - - - -are modified.- - -- - - - - - - -- - - - - - -- - - _ _..._ -- - - - - - - --
Netting or bright colored tape must be erected to represent the roof line of the proposed
structure or addition. This netting or tape must be strong enough to accurately maintain
the outline and height.
Decks, entries and other similar features must be shown if staff believes they have the
potential to impact neighboring properties. Story poles at deck locations shall extend to
the top of railings.
Timing
Story poles should be installed 7 days prior to the hearing in order to permit Staff to
review the poles prior to completing the Staff Report.
Story poles must remain in place until the later of: (1) The expiration of any appeal
period to the City Council; or (2) The final determination on an appeal by the City
Council.
Removal
The story poles shall be removed within 10 days after the applicable date above.
Submit:
0 A site plan showing the dimensioned location of the story poles in relation to lot
lines and the development project, as well as the height of each pole and the
ridge :elevations silhouetted.
® A Story Pole Certification (on reverse) signed by a licensed surveyor, certifying
that the poles located on the site were surveyed and found to be in conformance
with the project plans and story pole site plan. (Other qualified professionals,
such as an architect, may certify the location of'the story poles if such
measurement is made from a point that can easily be verified in the field, such as
the finished floor of an existing structure.)
Exceptions /Compliance
The Director of Planning and Building may grant exceptions to this policy based on
unusual circumstances provided that the purposes of this policy are not impaired.
The Zoning Administrator, Planning Commission or City Council may determine that
failure to comply with these requirements is grounds to continue a public hearing to
allow the story poles to be installed.
Suzanne Avila n-�e— Sereno
From: Erin Ventura <erin @montesereno.org>
Sent: Friday, April 27, 2012 10:41 AM
To: Suzanne Avila
Subject: RE: story poles
We have not made an exceptions to this rule before,
Erin Ventura
Associate City Planner
City of Monte Sereno
(408) 354 -7635
From: Suzanne Avila f mailto:SAvila@LosGatosCA.Gov]
Sent: Friday, April 27, 2012 10:30 AM
To: Erin Ventura
Subject: RE: story poles
Thanks Erin,
Are exceptions ever made to the requirement for story poles? For example, when existing development and /or
significant trees make it difficult to install poles and netting. We have had several situations where installing poles was
difficult or impractical and are looking at options such as requiring photosimulations or models.
Suzanne
From: Erin Ventura [mailto:erin(�)montesereno.orc
Sent: Friday, April 27, 2012 10:00 AM
To: Suzanne Avila
Subject: RE: story poles
Suzanne,
Yes, story poles are required for second story additions, additions of 500 sq. ft. and new construction. Please let me
know if you have any other questions.
Erin Ventura
Associate City Plamier
City of Monte Sereno
(408) 354 -7635
From: Suzanne Avila [mailto:SAvila@LosGatosCA.Gov]
Sent: Tuesday, April 24, 2012 1:50 FM
"ro: Erin McGranahan (erin(e?montesereno.org)
Subject: story poles
Hi Erin,
Does Monte Sereno require story poles for new construction or large additions?
Thanks,
Suzanne
ATTACHMINIT 9
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r - .P
For-bl& Va( -ley
Guidelines
The placement of story poles is extremely helpful and important during the
course of Town _ architectural review of ;applications for new development.
Proper and accurate placement of story poles provides a demonstration of the
planned rooflines and heights and some indication of the potential massing of
the proposed structure. Story poles enhance understanding of the project and
potential impacts not only for.: the Town's Architectural and Site Control
Commission (ASCC) and staff, but also for ,the residents of neighboring
properties and home owner association committees that may be involved in
review of the project. The ;statements that follow set forth the Town's
ordinance requirements and guidelines associated with the placement and
removal of story poles.
Municipal Code Section 18.64.040.D. requires that the perimeter of all
proposed structures are to be clearly staked and labeled on the site at the time
of submittal of an application for ASCC review. The staking is to be
maintained throughout the time period the application is under review by the
Town. Pursuant to this ordinance section, the ASCC may also require that the
actual bulk of the structure be demonstrated through story poles and ridgeline
taping.
Staff will inform an applicant and/or his or her designer during the pre -
application meetings if story poles will be required for the proposed project.
If it is determined, story poles are to be placed on the project site, a site plan
depicting the proposed location of the story poles shall be provided for staff
review "at the, time application is`'made' for architectural review. The above
notwithstanding;; pursuant to the policy of the ASCC story poles 'must be
installed as part of the application review process for' all proposals for new
residences. -
The story poles should be in place for review at least 10 days prior to the
scheduled hearing date with the ASCC. Staff will inform an applicant and /or
designer of the anticipated hearing date in order to provide adequate time for
placement of the story poles. Once the application has been reviewed and
acted on by the ASCC (i.e., to approves conditionally approve or deny the
project), the story poles shall remain in place during the 15 day architectural
review appeal period, and removed no later than 10 days after the appeal
--story oles - re uirements and guidelines
32
ATTACHMENT 1 0
period has expired. If an application has been appealed, the poles shall remain
in place during the appeal process and then be removed within 10 days of
completion of action on the appeal.
- - - - - - - - -- - - - - - - In- addition- to- -the — above,— the- - following- story -pole -guidelines - should -be - - -
The story pole plan shall clearly identify where the story poles have
been placed, what they model and the heights of the story poles
relative to existing ground elevation. The tops of the story poles
should accurately match the heights of the features they are modeling
and the heights of the poles should be clearly recorded on the site plan.
The story pole plan and the actual placement of the story poles shall be
certified by the project surveyor, engineer or architect.
The story poles should model the proposed ridgeline heights and
should outline the locations where the roofs meet the planned' wall
planes and not the roof eave extensions.
The tape used to outline the ridges and tops of walls should be tightly
strung and have sufficient size and color to be readily identifiable from
reasonable distances. Further, the story poles should be of sufficient
size, 2" x 4" or heavier boards, and placed with sufficient support to
stand for two weeks without leaning so that taping can be as stable as
possible during the project review process.
o If, during the course of project review, a design change is made or
required by the ASCC that changes the planned heights, the story poles
shall be modified if required by the ASCC. If the story poles are
required to be modified, they shall be in place in the modified
condition as least 10 days prior to-final ASCC action.
If the application requires public hearing review by the Planning Commission,
the story poles shall remain in place until the Commission has completed its
review. Once the application has been reviewed and acted on by the Planning
Commission, the story poles shall remain in place during the appeal period,
which will be 15 or 30 days after the action depending on the nature of the
specific application. The poles shall be removed within 10 days of the
expiration of the appeal period. If an application has been appealed, the poles
shall remain in place during the appeal process and removed within 10 days of
completion of the action on the appeal.
Timely removal of story poles maintains the visual quality of the Town and is
respectful of relationships with nei hg hors.
story poles — requirements and guidelines
33
CITY OF SARATOGA COMMUNITY DEVELOPMENT DEPARTMENT
REQUIREMENTS FOR DESIGN REVIEW APPLICATIONS (updated 10120X0)
It is essential that all of the applicable items below are submitted with the application to avoid
delays. The planner has up to 30 days to provide comments on your submission. If the application is
not complete, the application could be delayed up to an additional 30 days from re- submission.
I. DEVELOPMENT APPLICATION FORM - Complete with signature
II. FEE(S) - see current fee schedule. Include a separate check to the Fire Department for $100
III. LETTER OF AUTHORIZATION - from owner if an agent Is to act on behalf of owner
IV. CURRENT TITLE REPORT - Note: A Deed of Trust Is not acceptable
V. NEIGHBOR REVIEW REQUIREMENT - Provide written documentation that all of the adjacent
property owners have reviewed the plans and had an opportunity to comment. Include all
comments with your submittal. A template is attached for your convenience..
VI. DESIGN REVIEW FINDINGS - Explain how the proposal meets each of the design review findings in
15- 45.080 of the City Code. See the Residential Design Handbook for more info.
VII. BUILD IT GREEN CHECKLIST - Please submit a completed green points checklist
http: / /www.builditgreen.org/ guidelines -- checklists / #Checklists
VIII. STORM WATER CHECKLIST
IX. ELECTRONIC COPY OF PLANS - .Please submit an electronic copy of plans in PDF format,
X. MATERIALS AND COLOR BOARD Submit an 8.5" x 11" sheet showing the exterior color palette
• Include paint chips of exterior colors and trim. Color copies are not an adequate substitute.
• Label the colors /materials with manufacturer specifications.
• Provide manufacturer brochures of proposed garage doors, front door, roofing, and windows.
XI. PHOTO BOARD - Submit an 8.5" x 11" photo board showing existing conditions and structures
XII. STORY POLES: Story poles are required to depict the elevations and silhouettes of a new building
or an addition to an existing building requiring design review approval. Notice of the project (for
either administrative or Public Hearing review) will not be given until the story poles are installed
to the satisfaction of the Community Development Director and photographs of the installed and
approved story poles are filed with the Community Development Department (at least two weeks
before a decision is made). The story poles shall not be removed until the effective date of
approval (end of the appeal period /final decision).
CHECKLIST - If yes, please see Code Reference
YES NO
Code Reference
1.
Does the project Include a basement? (see 15- 06.090)
❑ ❑
15- 80.035
2.
Does the site include any water district easements?
❑ ❑
15- 06.620
3.
Does the site include any right -of- way /street easements?
❑ ❑
15- 06.620
4.
Is the site located within 50ft of a protected creek?
❑ ❑
15- 45.045
S.
Is the site located in a designated hazardous fire area?
❑ ❑
Bldg. Dept.
6.
Does the site have a slope greater than ( >) 10 %?
❑ ❑
15- 45.030
7.
Is the site located in an "Md" or "Mrf" geological zone?
❑ ❑
15- 06.620
8.
Is the site located in an HR district with >1000 CY cut and fill?
❑ ❑
15- 13.050
9.
Does the project Include >10,000 SF of Impervious coverage?
❑ ❑
Pub. Works
10.
Is the project located in the Saratoga Woods subdivision?
❑ ❑
15- 10.010
11.
Is the project located in the Parker Ranch subdivision?
❑ ❑
CC&R
Please note that additional informatlon maybe required pursuant to City Code X5- 45.070 1
ATTAC , 1 1
C//'r/ o -t/-' (l-) vs") //,1/0
Design Review, Conditional Use Permit and Variance Application Submittal Requirements
STORY POLE PLAN REQUIREMENTS
1. Story poles shall be installed where there is any change in building footprint, roof elevation
or building bulk.
2. Story poles shall be certified by a registered land surveyor or civil engineer
3. The installed story poles shall be connected by a bright colored tape in such a manner as to
outline the roof form. Roof outlines shall include ridgeline connecting to each building corner
at finish roof elevation. Appendages such as dormers, bays and decks need not be shown
unless, in the opinion of staff, they have the potential to impact neighboring properties. Story
poles at deck locations shall extend to the top of the railings.
4. The story pole plan shall show the location of the connecting tape and respective elevations.
5. Story poles shall be installed at least ten (10) days before a noticed public hearing on the
application and be removed 10 days after a final-approval or denial of the application.
6. The story poles shall be marked in one (1) foot increments.
I:1CDDXForms\Plann1ng \Submittal Requirements\DR CUP VA Submittal Requirements Updated 2- 9- 09.doc
- Page 5 -
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TOWN OF WOODSIDE
Location of Story Poles
Story poles are frequently used in Woodside to help decision makers, staff, neighbors and other
interested parties to visualize the mass of a proposed project and potential visual impacts to
adjacent properties and streets. Story poles should reasonably indicate building corners, roof ridges,
setbacks or other physical aspects of the project.
Please follow these steps if your project entails a second story addition, a new structure, a major
addition and/or if staff requests that they be erected.
1. Erect story poles equal to eave heights at each corner of the proposed structure. Such poles
should be erected at appropriate heights to approximate heights of the finished project.
2. Erect story poles equal to the heights of the proposed roof ridges. Poles should be placed at
the ends of the ridges.
3. Connect the eave poles and ridge poles with ribbon or boards so that the outline of the
proposed structure /project is easily discernible on site. (See sketch below.)
4. ALL STORY POLES NEED TO BE ERECTED SO AS TO WITHSTAND WEATHER
AND REMAIN STANDING UNTIL MEETING DATES.
5. If a new driveway entrance is being proposed, please mark the driveway with white stakes
to show where it will enter the road.
6. If address numbers are not clearly seen from the roadway, please place a sign at the property
entrance which identifies the address of the property.
7. If a swimming pool and/or gate is proposed, the location(s) of the swimming pool and /or
gate shall be shown using stakes for the gate and string or ribbon for the swhnrnmi g pool.
Contact Licinia McMorrow or Sage Schaan (851 -6790) at the Planning Department should you
have any questions, or would like direction as to what poles need to be erected.
Poles should be erected at least fourteen days prior to the meeting
date, and removed no later than fourteen days after the meeting date,
unless requested differently by staff.
ATTACHKILW 11
TORMS\Story Poles
Revised3 -29 -I1
Suzanne Avila I�)
From: Sage Schaan. <SSchaan @woodsidetown.org>
Sent: Monday, April 23, 2012 9:20 AM
To: Suzanne Avila
Subject: RE: story poles
Attachments: - - - - StoryPoles —doc- - - -
Dear Suzanne,
Attached is our handout for story poles. Generally speaking exceptions are not made. Only the Town Council would be
able to make an exception; and most if not all applicants would like to avoid the step of-'going to council before their
project is scheduled for design review. With existing development and trees, applicants are expected to do the best
they can with the existing obstacles in the way.
-Sage
From: Suzanne Avila rmailto :SAVilaCabLosGotosCA.Gov1
Sent: Thursday, April 19, 2.012 12:07 PM
To: Sage Schaan
Subject: [NEWSENDER] - story poles
Hello,
I am gathering information on how other communities handle story poles. Does Woodside have a written policy or
regulation for the installation of story poles? Are exceptions ever made where poles are not,required for some reason,
such as safety concerns or it is impractical to install poles because of existing development, trees, etc.?
Thanks,
Suzanne
1
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EXA?IMPLE
oalt tree place
DvlorgzLrl Hill's finest new home community... where dreams become realftyl
14
.. new single-family duach(E4 homes
presented by ABC Develo . ment Inc.
P
are proposed for this site.
File No.:......
For more information about this project, contact the City
of Morgan Hill Development Services Center - Plannin'g
Division, 17575 Peak Avenue., Morgan Hill, CA 95037;
(408) 778-6480.
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