HomeMy WebLinkAboutOrdinance 314 Chapter 15 Changes - Design ReviewORDINANCE NO. 314
AN ORDINANCE AMENDING CHAPTER 15
OF THE SARATOGA CITY CODE
THE CITY COUNCIL OF THE CITY OF SARATOGA HEREBY ORDAINS AS FOLLOWS:
Findings
New standards related to front yard landscaping would encourage aesthetically pleasing landscape
design on the most visible portion of single - family properties while discouraging excessive
impervious surfaces.
New standards related to outdoor lighting fixtures would help to prevent excessive glare onto
adjacent properties and public streets while maintaining adequate safety, night vision, and comfort.
Amendments to Articles 15 -11, 15 -12, 15 -13, 15 -20, 15 -45, and 15 -80 would provide clarification
and consistency within the City Code.
The Planning Commission of the City of Saratoga considered these amendments at a duly noticed
public hearing on January 22, 2014 and recommended the City Council adopt the amendments to
Chapter 15.
The City Council of the City of Saratoga held a duly noticed public hearing on February 19, 2014
and considered the Planning Commission recommendation and all testimony and written materials
provided in connection with the update and amendments.
Therefore, the City Council hereby amends the City Code as follows:
Section 1. Adoption.
The Saratoga City Code is amended as set forth below. Text to be added is indicated in bold double -
underlined font (e.g., bold double - underlined) and text to be deleted is indicated in strikeout font (e.g.,
strikee . Text in standard font is readopted by this ordinance. Text in italics (e.g., italics) is
descriptive only and is not part of the amendments to the City Code.
NEW A: AGRICULTURAL DISTRIC SECTION
15- 11.085 - Allowable floor area
The maximum allowable floor area shall be determined in accordance with City Code Section
15- 12.085.
NEW HR: HILLSIDE RESIDENTIAL DISTRICT SECTION
15- 13.085 - Allowable floor area
The maximum allowable floor area shall be determined in accordance with City Code
Section 15- 12.085.
NEW R- OS.- RESIDENTIAL OPEN SPACE DISTRICT SECTION
15- 20.085 - Allowable floor area
Where a single- family dwelling is the principal use on the site, the maximum allowable
floor area, determined in accordance with City Code Section 15- 12.085, shall not be more
than six thousand square feet, excluding any detached garage or accessory structure for
which a use permit is granted.
R -OS: RESIDENTIAL OPEN SPACE DISTRICT SECTION
15- 20.150 - Design review.
The construction or expansion of any main or accessory structure in the R -OS district shall
comply with the applicable design review regulations set forth in Article 15 -45 or Article 15 -46
of this Chapters ;provided, owev° ~, where a single family dwelling is the pr = = =e=Ya= use .,__
site, then Ube. A—fie-vi-ah-le fleer- afea determined in aeeerdanee with Seetion 15 4 5.03 0 shall in no
event be mofe than six thousand square feet, exeluding any detaehed gar-age or aeeesser-y
acrd «....! fv. ................°, t.°....... .s granted.
NEW R1: SINGLE - FAMILY RESIDENTIAL DISTRICT SECTION
15- 12.095 - Landscaping
(a) Notwithstanding the maximum standards for site coverage, at least 50% (fifty percent_
of the required front setback area of any lot and the exterior side setback area of a
corner lot must have live trees shrubs lawns other live plant materials or decorative
landscaping installed For the purpose of this Section "decorative landscaping" means
decorative non -live materials such as rocks gravel or bark and does not include
asphalt, cement or any other impervious surface.
(b) No more than 50% (fifty percent) of the required front setback area of any lot and the
exterior side setback area of a corner lot may be covered with impervious surfaces.
NEW MISCELLANEOUS SECTION
15- 80.030 - Special rules for accessory uses and structures in residential districts.
(m) Lighting fixtures, Outdoor lighting fixtures shall be located, aimed, and shielded to
prevent excessive glare or direct illumination onto adjacent properties and public street
rights of way: notwithstanding the minimum lighting necessary to ensure adequate safety,
night vision, and comfort.
R -1: SINGLE - FAMILY RESIDENTIAL DISTRICT
15- 12.100 - Height of structures.
Ne single family dwelling shall emeeed twenty six feet in height and no other- �Ype of Mai
str-uetufe shall exeeed thiAy fe� in height. Emeeptions to these limitations may be appfeved
tom.., Use Do«,.-.;t .,n Design Review issued in aee r-d ;tL, A,.t;.,le 15 GC /mot this
�____ __ __ __ Use �._ -_ -..- and with L 11 �ltlV 1✓ ✓✓ Vl llll
Code, if the additional height is neeessary in order- to adher-e to a speeifie afehiteeWral style.
The additional height may only be granted on residentially zoned par-eels emeeeding twenty
thousand square feet' The Staff an Dl n,,, ing Commission will use the "A Field Guide to
Houses" Ameriean and- etffipeir tries-e-urne-e mater-ial approved by the Planning GenHnissien as
a ,-,t., to assess the «;ty of eh teetuf l_rl
(a) No single - family dwelling shall exceed twenty -six feet in height, provided however, the
Planning Commission may approve a structure up to thirty feet in height if the
Commission finds and determines that:
(1) The additional height is a necessary component of an identifiable and well
documented architectural style; and
(2) The design of the structure will be similar in scale with structures in the
surrounding neighborhood; and
(3) The net lot size used for determining floor area exceeds twenty- thousand square
feet•
(b) No accessory structure shall exceed fifteen feet in height; provided, however, the Planning
Commission may approve of an accessory structure extending up to twenty feet in height if
the Commission finds and determines that:
(1) The additional height is necessary in order to establish architectural compatibility with
the main structure on the site; and
(2) The accessory structure will be eempatible similar in scale with structures in the
surrounding neighborhood.
(c) No structure shall exceed two stories, except that pursuant to a use permit issued under
Article 15 -55 of this Chapter, a three -story structure may be allowed for an institutional
facility located upon a site designated for community facilities (CFS) in the general plan,
where the average slope underneath the structure is ten percent or greater and a stepped
building pad is used.
HR: HILLSIDE RESIDENTIAL DISTRICT
15- 13.100 - Height of structures.
No structures shall exceed two stories nor shall any structure exceed the following heights:
(a) No structure shall extend to an elevation within eight feet from the top of the nearest adjacent
major ridge that does not have dense tree cover.
(b) No structure shall extend to an elevation more than twelve feet above the nearest adjacent
minor ridge that does not have dense tree cover.
(e) A single family dwelling not limited by subseetien (a) or (b) of this Seetien shall net exeeed
twenty six feet in height. Any athef- type ef main stniettffe net limited by subseetien (a) or- (b) e
this Seetion shall net exeeed thirty feet in height.
c) Notwithstanding subsection (a) or (b) of this Section, no single- family dwelling shall
exceed twenty -six feet in height, provided however, the Planning Commission may approve
a structure up to thirty feet in height if the Commission finds and determines that:
(1) The additional height is a necessary component of an identifiable and well documented
architectural style; and
(2) The design of the structure will be similar in scale with structures in the surrounding
neighborhood.
(d) Notwithstanding subsection (a) or (b) of this Section=
no accessory structure shall net- exceed twelve feet in height; provided, however, the Planning
Commission may approve an accessory structure extending up to fifteen feet in height if the
Commission finds that:
(1) The additional height is necessary in order to establish architectural compatibility with the
main structure on the site; and
(2) The accessory structure will be eempatible similar in scale with structures in the
surrounding neighborhood.
e) Notwithstanding subsection (a) or (b) of this Section, no structure used for agricultural
purposes shall exceed thirty feet in height.
NEW R1 SECTION SINGLE-FAMILY RESIDENTIAL DISTRICT
(moved from 1 5- 45.030 - design review)
15- 12.085 - Allowable floor area for R -1, HR, ROS and A zone districts
a Definition, Floor area is fin in City Code Section 15-06,280, As used in this A11i l
any space with an interior height of fifteen feet or greater shall be double counted
towards the maximum floor area allowance The allowable floor area is based upon the
net site area calculated in accordance with Section 15-06,620 and any slope reduction
provided in Section 15- 12.085(cl.
b) Maximum
standards
The
standards set
forth
in this Section are intended to be
maximum
figures
and the
Planning Commission
may, in considering any application,
require
that
the
floor area
be reduced
below
the applicable standard if such reduction is
necessary
in
order
to make
the findings
prescribed
in City Code Section 15- 45.080.
c) Slope adiustment If the average slope of the lot is more than ten percent, the net site
area of the lot shall be reduced as follows:
to
20.01 -30%
Over 30%
10% plus 2% for each 1 percent of slope over 10%
___. ....... ......m......._......�...._
30% plus 3% for each 1 percent of slope over 20%
60%
d) Maximum floor area for R -1 HR ROS and A zone districts The maximum allowable
floor area shall be the lesser of the standards specified in the two following tables:
"Where the net site area over 5.000 square feet is a fractional number, it shall be rounded up to the next
whole thousand (i.e., 5,001 would be rounded up to 6.000).
The following section was moved to 1 5- 12.085 - RI Single- Family Residential District
Average Slop of the Tot
10.01 20,% 0 plus 29% for- 0 over-
20.01 30%
Over 309%
30094 plus 3,04a 0 over-
690 e
* , it shall be munded tip to the nex der,
D
.�.
M-1 LIM
lk
..
Average Slop of the Tot
10.01 20,% 0 plus 29% for- 0 over-
20.01 30%
Over 309%
30094 plus 3,04a 0 over-
690 e
* , it shall be munded tip to the nex der,
D
.�.
M-1 LIM
Average Slop of the Tot
10.01 20,% 0 plus 29% for- 0 over-
20.01 30%
Over 309%
30094 plus 3,04a 0 over-
690 e
* , it shall be munded tip to the nex der,
_ .....
._
200,000 $ ,
Where division of the net site area by 1,000 results in a fracational numbeF the preduet shall be wunded tip to the
next whole numben
(e) Maximum floor- orea allowed for- R 1, 14R and A zone distAets. in the zone distr4ets listed
below the mwdmum allowable fleer area shall be the lesser- of the floor area standards or the
niffidmum floor- area speeified as in the fellowing table!
.................................... ............._ ........... ,..............._............................... ____._..._....__W____ . .._. ._.._ ... ...._._......._. __
Zone Distfiet a Maximum Floor- Are
R 1- 10,000 ;4400
_.._ ..._...._ -_ __.. _ _.._
R 1 12,504 4� _ .
l l c
,< �000 w X20
R , —,
__.. . .__.._..___.__.,,,......__._.._ _...._.._......__..._.. _.__..._._..___ ................._.___.___._---- _......._._...._,._.._....,................. ...,__._.__.,,._. ._......
_._ ........ ............... ....,_................. _.
R 1 20,000 6;000
Pc-i0,,000 17,200
_........_..._.. ................._.____...................................................._...............__....._..._..............._..,...._.___......._............,....._...._._..._._..:........
..:............................. m,,...,..,....,...,........,.._................_,.,..._.._.............................._..._._..............._......_,._... .._......._._..._..........._.:
HR$000
15 -45 DESIGNREVIEW.- SINGLE-FAMILY DWELLING
15- 45.010 - Purposes of Article.
it is the peliey of the City to review the pr-opesed eenstmetion er signifieant expansion of single
have the reasonable potential to eensfittAe an invasion ef p Isenable interferenee with
residei4ial stme tffes The purpose of this Article is to establish standards and procedures to be
followed with respect to the design review of single - family dwellings and certain accessory
structures to ensure that new development occurs in a manner, which is consistent with the
objectives of this Chapter and the policies of the General Plan.
15- 45.020 - Compliance with development standards.
-�ie single family main str-uetwe or- aeeesser-y stfueture shall be eanstmeted er signifleantly
expanded within n v i uv v nc asst-, et , nle s the proposed s+, ue-ture ° any
eemplies with the floor- area standards eentained in Seefien 15 45.030 ef .-q aviadd
setbaek requir-ements eentained in this Chapten in the event of a eenfliet between the floor area-
and setbaek requirements in AAiele 15 4 5 and the standards set f0i4h in the R OS zone distr-iet,
the more r-estr-ie4ive standard shall gevem. For the pufpeses of this At4iele, the terms
hundred square feet. The Planning Conffnission shall have atttherity to grant a varianee from
stie , regulations p „+ to n , iel° 15 70 of this Charter.
All structures requiring design review, as provided in Sections 15- 45.060 and 15-45&65-of
this Article. shall comply with the floor area standards and setback requirements contained
in this Chapter. In the event of a conflict between the floor area and setback requirements
in this Chapter the more restrictive standard shall govern. The Planning Commission shall
have authority r n variance from such regulations pur n Article 1 -7 f hi
Chanter
15- 45.055 - Single-Family Residential Design Review Handbook.
All projeets for- the eenstmetion or- expansien ef a single family main stmetufe er an aeeesser-y
stfuetur-e shall be eonsisteiA with the peheies and implementation teehniques deseribed in the
City of Safatoga Residential Design Handbeek. The Residential Design Handbook embedies and
illustrates the intent of the design review findings pr-eser-ibed in Seetien 15 45.080 of this A14iele.
at the offlees of the Community Develepment Di A- T' Residential D sign Handbeek was-
adopted by the City Couneil on November 2, 1988-.
All structures requiring design review, as provided in Sections 15-45,060 and 15-45,065 of
this Article, shall be consistent with the design techniaues described in the City of Saratoga
Single- Family Residential Design Review Handbook, The Single- Family Residential Design
Review Handbook embodies and illustrates the intent of the design review findings
prescribed in Section 15-45,080 of this Article
15- 45.060 - n°,,,,;.. °men r Planning Commission design review; public hearing.
) in each f the folio ° „ building fmit 01,.,11 be issued f the .,s4,.. etie
str-LTV u1e in any A,�l,�L -Il , or 1G�RrrGIfJ R'LZ�sTiTCGG- G[L- GTIGGJZiV V1 vtlA lAV J1_i11V Ylt`
1 by the r 4 4 this A+•4ie
upprv�urzT��neg- cvriirrnsrioir�idra 'a'air��oznroz -rrcr V.
(a) Pursuant to this Article, the following proiects shall receive design review approval by
the Planning Commission prior to issuance of a building permit in any A, R -1. HR, or
R -OS district:
(1) Any new multi -story main structure or multi -story accessory structure.
(2) Any conversion of a single -story structure to a multi -story structure: ; exeept where -s
the installation of skylights in the reef.
(3) Any new single stery structure over 18 feet in height or any existing addition to single
stem structure to eve that would exceed eighteen feet in height as a result of the
proposed construction.
(4) Whenever Any proiect that requires design review is speeifie lly required under the
terms or conditions of any tentative or final subdivision map, use permit, variance or
conditional rezoning.
(5) Any main stmetu new dwelling to be eonstfueted upon on a lot having a net site area of
less than five thousand square feet.
(6) ,
area of all stfuetufes on the site will exeeed Any project that increases the cumulative
floor area of all structures on a site to more than six thousand square feet.
(7) Whenever, Any project that in the opinion of the Community Development Director,
may be significanil y inconsistent with the design review findings required in Section
15- 14,080 of this Article' ,
per-eeption of e�(eessive mass or- bulk, or- may unfeasenably interfere with view
privae3 , or may cause excessive damage to the natural environment, or may result in
excessive intensification of the use or development of the site.
(8) Whenevei Any addition to a structure over 18 feet in height that would expand the
existing floor area by more than fifty percent or modify the existing footprint by
more than fifty percent, fifty pereent ^r ^r° ^If*h° stme *„r°' elements ^ members ^�
xisting exterior- walls that define the betindar-y of the building afe removed as a result.
of feeenstruetion, r-eplaeement or- ex-pansien ef a single story struetufe Over- eight
in- heigIA, or- a multi story main st-mEtw , stmeture
15- 45.065 Administrative design review.
(a) Pursuant to this Article Tthe following projects shall must m e received administrative
design review approval by the Community Development Director pufstlant te this Miele prior to
issuance of a building permit in any A, R -1, HR, or R -OS district:
(1) A =Knew single -story residences and or accessory structures greater than two hundred fifty
square feet in floor area.
(2) Majof add-itions in size, defined asi
a: (2) Any wer4 addition to an existing structure that would expand the floor area ef-m
existing main or- aeeesser-y struet+ife by more than fifty percent.
b (3) Any wer4 addition to an existing structure that would expand the second story floor
area - I ° . '. g main stmet••r° by one hundred square feet or more.
e: (4) Any wer4 addition to an existing structure that would modify the existing footprint by
more than fifty percent of ° main strue Wr° or stfue ur°
() (5) "''i*i^n ^f °Any new or enlarged basement= and °n' °„ ^ °m ° ^+ ^�
basements.
15- 45.080 - Design review findings.
The Planning Commission shall not grant design review
approval
unless
it is
able to make the
following findings. These findings are
in addition
to
and not a
substitute
for compliance
with
all other Zoning Regulations (which constitute
the
minimum reauiremen_
ts, as
provided in City
Code Section 15- 05.050.1
(a) Site development follows the natural
contours
of the site,
m_ grading,
and is
appropriate given the property's
(b) All protected trees shall be preserved,
natural constraints.
as provided
_inimizes
in Article 15 -50
(Tree Regulations).
If constraints exist on the property,
the number
of protected
trees,
heritage
trees. and
native trees approved for removal
shall be reduced
to an absolute
minimum.
Removal
of any smaller oak trees deemed
to be in good
health by
the City
Arborist
shall be
minimized using the criteria set
(c) The height of the structure, its location
forth in Section
on the
15- 50.080.
site, and its
architectural
elements are
designed to avoid nreasonable impacts
to the
privacy of
adjoining
properties
and to
community viewsheds.
(d) The overall mass and the height
of the structur
e. and its architectural
elements are in
scale with the structure itself and
(e) The landscape design minimizes
with the neighborhood.
hardscape jn
the front
setback
area
and contains
elements that are complementary to the neighborhood
(f) Development of the site does not unreasonably
streetscape.
impair the ability
of adjoining
properties to utilize solar energy.
(g) The design of the structure and
the site development
plan is consistent
with the
Residential Design Handbook. pursuant
(h) On hillside lots, the location and
to
the design
Section
of
15- 45.055.
the structure
avoid
unreasonable
impacts to ridgelines; significant
hillside features,
community
viewsheds,
and is in
compliance with Section 15- 13.100.
15 n 5.080 Design f!eview findings
The Planning Cemmission
design
it
is able
to make the
shall not grapA
following findings.:
Avoid inter-fer-enee
)N,a4
unless
The height,
elevation
(a) unreasonable with
the the
views and
pr-ivaey.
with
plaeemen4 on site of proposed main
referenee to--;
or aeeessef
st ue-ture,
when eonsider-ed
10
(1) The nature and leea4ien of msidenfial stmetur-es on adjaeent lots and within the
neighbor-hoods; and
(2) Community sheds will :,l , o ah,lo ntorforonee with and n
° .,.vvaa,...vav aaawa...a..a .. a..aa views ».... Y:.. >.: -y.
by designing stfuetwes te fellow the natural eentoufs of the site and minimizing t-r-ee and sail
mmeval; gr-ade changes will be fninimized and will be in keeping with the general appear-anee ef
neighboring developed areas and undeveloped areas.
(e) Preserve pr-oteeted native and heritage trees. All heritage tfees (as defined in Sec4ien 15
50.020(l)) 411 be preserved. All nreteeted and native trees as defined in Seefien 15 50 .050 will
be presei=ved, en the str ntw, of the o,-t<w the ntmibe a f^ removal will be
fedueed to an abselute fninimum. Removal of any sma4ler- oak tfees deemed te be in good health
« ..,.w non n. prop __ -' -__- « nnnro,w
by the City n b st will be minimized using the erileria set fefth, in Seetien 15 50 .080
lots, and te the suffounding region, will fninimize the
n t' of o e bulk and will be integrated into the ntn nl envirenment.
(e) Compatible balk and height. The pr-opesed main or- aeeessery stmeture will be eempa4ible-
in tefms of bulk and height NN4th (1) existing residentW stmettires en adjaeent lots and these
within !he immediate neighbor-heed and within the safne zoning f and (2) the natufal
7 and shall not (1) unfeasenably impair the light and aif ef adjaeont pr-opeffies, no
(2) b impair- the ability of adj nno nt n ron efties to „t:Lze solar- energy.
(f) Current gr-ading and erosion eontr-ol methods. The proposed site develepment or gr-ading
plan ineer-per-ates ouffent gr-ading and erosion eefAfel standards used by the Cit�'.
(g) Design poheies and teehniques. The proposed main or- aeeesser-y stme4tir-e will eenfbfm to
Handbook ,l .uaa.a by e ,,fien 15 45.055
15- 45.090 - Expiration of design review approval; extension; tolling of time period.
(a) Notwithstanding subsection (b) and (c) of this Section. Ecach design review approvals
granted pursuant to this Article shall expire thirty -six months from the date on which the
approval became effective, unless prior to such expiration date a building permit is issued
and construction commenced. ifsu h, build( permit o „iron and the Building nff;n_.,l apes
as building ..b Yom... °Y..� - -.,� --a --
t the building r-enew rn ;t within on a hundred eighty hty day- n#o r
o (Uiruton , the Loaa
o
Ao,:o„ approval shall expire.
(b) If a building permit is issued and expires and the Building Department does not renew
the building permit within 180 days after expiration, the design review approval shall
concurrently expire on the 1801 day after the building permit expiration.
(c) If an ap
V-1-kation is made for a modification h e proita hat increases h floor am
11
by more than twenty percent (20 %) or changes the approval process, then the
previously issued design review approval shall expire upon the filing of the application
for modification.
Following a duly notice public hearing the foregoing ordinance was introduced at the regular
meeting of the City Council of the City of Saratoga held on the 19th day of February 2014, and was
adopted by the following vote on March 5, 2014.
COUNCIL MEMBERS:
AYES: Mayor Emily Lo, Vice Mayor Howard Miller, Council Member Manny
Cappello, Chuck Page, Jill Hunter
NOES: None
ABSENT: None
ABSTAIN: None
SIGNED:
0
Emily Lo
MAYOR, CITY OF SARATOGA, CALIFORNIA
ATTEST:
DATE: 3 ) I ekt
al Bothelio
CITY CLERK
APPROVED AS TO FORM:
Richard Taylor
CITY ATTORNEY
DATE:
'�)nll4-
12