HomeMy WebLinkAboutHEIGHT STUDY REQUIREMENTS CITY OF PALM DESERT SFILE COPY
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: APPROVAL OF A RESOLUTION ADOPTING A "HEIGHT STUDY'
REQUIREMENT FOR NEW DEVELOPMENT THAT REQUESTS
APPROVAL OF ANY CONSTRUCTION EXCEEDING THE HEIGHT
STANDARD OF THE ZONE IN WHICH IT IS LOCATED.
SUBMITTED BY: Tony Bagato
Principal Planner
DATE: March 22, 2012
CONTENTS: Draft Resolution No. 2012-03
Exhibit A, Height Study Requirement
City Council Meeting Minutes, dated January 26, 2012
RECOMMENDATION
By Minute Motion, adopt Resolution No. 2012-03, establishing a "height study"
requirement policy, as described in Exhibit A.
DISCUSSION
On August 25, 2011, Councilmember Finerty requested that any new development seeking
approval of building height greater than 10% taller than the development standard for the zone
be required to erect story poles and provide visual simulations. On January 26, 2012, staff
presented a draft resolution with the height study requirements for any project seeking approval
of a building height greater than 10%. During the discussion of the draft resolution, Gretchen
Gutierrez, the Chief Executive Officer for Desert Valley Builders Association (DVBA), expressed
concerns over the story pole requirement because of the additional cost and burden to
development community. In addition, the proposed requirement at 10% was believed to be too
restrictive since the height limits in the city of Palm Desert are between 18 feet and 30 feet,
which will mean that the 10% standard would require a story pole for a 1-foot 10-inch or 3-foot
exception.
Following the City Council meeting, staff met with Gretchen Gutierrez to go over the concerns of
the proposed resolution. During the meeting she indicated that ultimately the DVBA is against
any story pole requirement, but understands the City's concern with providing an aesthetically
pleasing community. However, the additional cost of story poles for new development can range
between $4,000 and $7,000 for smaller developments, and $15,000 or more for larger
developments. In addition, the height limits in the City are low that the 10% requirement would
mean any project seeking approval above the height limit by 1-foot 10-inches for single-family
zones or 3 feet for commercial zones would be required to install them for project review. She
Staff Report
Height Study Requirement Policy
March 22, 2012
Page 2 of 2
stated that if a requirement is going to be adopted, then the DVBA preferred a higher threshold
at 15% above the height limit for visual simulations and 25% above the height limit for the story-
poles.
After discussing the concerns with the DVBA, staff believes that the visual simulations should
still be required for new development seeking approval with a 10% or more increase in the
height limit. The visual simulations provide a very accurate representation of a proposed project
in context with the existing development, which assists staff with a recommendation for the new
development, as well as the City decision makers as part of the project review process.
As for the story-pole requirement, staff is recommending story poles be required for any new
development seeking an increase in the height limit by 20% up to 45 feet tall. In staff's research,
the typical staking story-poles cannot be installed above 45 feet tall. For new development over
45 feet tall, an alternative method can be used. Alternative methods will consist of balloon
studies or ladder trucks. Staff is recommending these requirements above 20% for two reasons.
First, staff believes that the visual simulations are the best tool to illustrate a proposed
development within the existing neighborhood. The story poles are not able to illustrate the
entire project in context with the surrounding neighborhood and do not illustrate the proposed
architecture and landscaping associated with the new development. Second, the additional cost
and burden on the development community conflicts with Palm Desert's reputation as being
business friendly.
CONCLUSION
Staff believes that this resolution will address the concerns of the City and the DVBA, as well as
establishing a city policy that assists staff and the decision makers with reviewing any new
development seeking approval above the height limit of the zone in which it is located.
FISCAL ANALYSIS
The story pole policy will not result in any fiscal impacts to the City, but will have cost
implications for parties wishing to develop projects in the city of Palm Desert
Submitted by:
Tony Ba ato Lauri Aylaian
Principal Planner Director of Community Development
Approval: CITY COUNCILACTION
APPROVED DENIED
RECEIVED OTHER F I
Joh . Wohlmuth MEET DATE
anV
ager AYES: F/
NOES: ,0cyleAcj
ABSENT- e
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vrRIFIF,D BY:
Original on File with City C� , Office
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111'1 t y
Mayor Robert Spiegel
D
d,Uiiciirj� Inc.�r:a,�;tr��
73-'510.Fred Waring Dri ve
.
Palin .Desert, CA 92260
77-570 Springfield.Dane:Suite
Palm Desert,calii cilia 92211
RE: Story Poles (760)360-2476
Fax(760)772-3372
Dear Mayor S.piegel ---.-.R t�...�.�.��M......_.�._.�._�._.�..r..�..e....._r...��...�, .
,
On behalf of the.Riverside C � •
04 ty. Chapter o f thy.Building..Industry Associ at'
Region (B I A) and our 3 50 m e �' lon I�esei-t
mber companies, please allow me to express
. regarding a proposed�ordir�ar�ce lnanda ' .• our concern
tang the use of story poles.
• Story poles can be used as a
planning tOQI 1n deplCtlrl�the llel ht and •
Proposed building. g elevation of a
g see value in using story poles i•n this method a
. voluntary use of'story o1 and-we support t the
• y poles., However, we are concerned with the proposed
. .rer�uxre story poles on all projects o .p posed mandate to
p J cts exceeding 20/o of more of the height standard.' .
. encourage you to make the use:of s g �V'e
. story pales a voluntary tool for new develo erne p nts.
Again, we Tres ectfull request •
p y q st that the City of Palm Desert keep the use
.. a voluntary option. Please f� . p of story.poles.as ••
p feel to contact.n1e on this matter.
Sincerely,
Bill Blankenship
• Chief Executive Officer
490
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ti
MINUTES ,
REGULAR-PALM DESERT CITY COUNCIL MEETING AUGUST 25, 2011
Rec: ' Receive and file..
With City Council concurrence,'the City Manager's.Summaries for the Period
of July 6 - August 16, 2011,'were received and.filed.
2. Report- Regarding Use of Story Poles for Future. Land Use
Applications.
Mr. Wohlmuth referred to the memo distributed for the agenda
packets, and. he asked Council for direction on how to approach the
requirement for story poles, photo simulation,or balloon studies in,the
future so that Planning staff could include in the Zoning.Code,and
enforce.
Councilmember Flnerty said she'd like to see anything over 10% of
variances in height .be required to .provide story -poles and visual
simulations. She felt it was important to have as much information as
possible to make an informed decision. Mayor Benson agreed.
Responding to Mr. Wohlmuth's question, Mr..Bagato responded.that
staff.could return'-with a separate ordinance amendment fairly quickly.
However, staff was in the process of rewriting.the Zoning Ordinance
in.the coming year and was expected to take about nine (9) months.
Councilmember Finerty didn't want to wait that long; she'd already
been approached by developers who want to go higher now that the
Rosewood Hotel was-approved.on today's agenda. She noted it was
a slippery slope; once an application was.approved as was tonight,
there will be people coming in with requests to go higher along
El Paseo.
Mr. Bagato asked if there would be room.for any variations. In his
research, including a call to Staking Laguna of Laguna Beach, which
advised that they can do 20-to 30-footers, and they can go up to 40
feet, but it becomes questionable and difficult to do; anything above
.45 feet cannot be. done with. staking systems. He also called a
planner at' the City of Rancho Palos Verdes, who said that they
require balloon studies with the taller buildings. He was unable to find
anyone doing story poles over 45 feet; they all use balloons, boom or
ladder trucks (some cities use their fire trucks. on site).
Councilmember .Finerty said she would accept a ladder truck to
represent the height. She believed it would be important to have story
poles for anything up to 45 feet; beyond that height, a ladder truck or
like representation of how tall the building would appear would be
acceptable. She said as the City's learned, visual'simulations didn't
. 58 .
MINUTES
REGULAR PALM DESERT CITY COUNCIL MEETING AUGUST 25, 2011
f
always provide an accurate reflection, Further, she was dismayed
that it was necessary to direct staff to perform this study by way of an
ordinance, because it was. never an issue with prior projects.
f
Mr. Bagato noted that the applicant (PDH Partners) was asked to
provide abeight representation,and a balloon studywas done initially.
Additionally with the photo simulations, they were advised that it was
part of the process in past approvals.
Mr. Wohlmuth pointed out that it was necessary for the City to have
a means of enforcing the'regulations in order to require such methods
of study. He said staff would develop an.ordinance and return to City
Council as soon as possible.
3. West Nile Virus The Living.Desert
Mr.Wohlmuth made note of the recent report of a mosquito with West
Nile Virus found at The Living Desert. He said the City's Risk
Manager had been working closely with Coachella Valley Mosquito
and Vector Control District(CVMVCD)on.this matter. Although there
were three infected mosquitos found in.the Coachella Valley,only one
was at7he Living Desert in Palm Desert. He referred to CVMVCD's
press release, adding that further tests of mosquitos trapped at The
Living Desert and surrounding area, found no mosquitos with the
Virus. CVMVCD is working with The Living Desert on procedures to
reduce mosquito populations.Since no other infected mosquitos were
found*anywhere else in.Palm Desert, CVMVCD will not be conducting :
any generalized mosquito spraying anywhere in the City. He
emphasized that no cases of human West Nile Virus had been
reported this,year-in all of Riverside County. He and Mr..Greenwood
had been.working on the Haystack_Channel and Alamo area, where
excess drainage has been an issue; this time of year the drainage is
from sprinkler over-spray and.can become stagnant. Staff.is looking
at mitigation measures, the Channel is currently being cleaned
weekly, in addition to other means—improvements to the Channel to
eliminate standing water and reduce maintenance costs. It could be
.part of the City's'contract for catch basin cleaning.
.4.. Council Chamber Audio-Visual Update Schedule
Lastly, Mr. -Wohlmuth hoped City Council was comfortable with
progress on the .Council Chamber System Update. He called
attention to the four new,cameras that have been installed in the
Chamber.. He.said the.complete system.was to be up.and running
today, and he congratulated,Mr. Gibson and Mr. von Helf on a fine job-
of.keeping the contractors on task-in-order to conduct today's meeting.
- 59
r
CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: APPROVAL 'OF A RESOLUTION ADOPTING A "HEIGHT STUDY"
REQUIREMENT FOR NEW DEVELOPMENT THAT REQUESTS
APPROVAL OF-,ANY. CONSTRUCTION EXCEEDING BY 10% OR
MORE THE HEIGHT STANDARD OF THE ZONE IN WHICH IT IS
LOCATED
SUBMITTED BY: Tony Bagato
Principal Planner
DATE: January 26, 2012
CONTENTS: City Council'Meeting Minutes,August 25, 2011
Draft Resolution No.2012-03
Exhibit A, Height Study Requirement
RECOMMENDATION
By Minute-Motion, adopt Resolution No.2012-0.3establishing a "height study"
requirement policy, as described in Exhibit A.
DISCUSSION
The Zoning Ordinance establishes development standards, 'including building height,
setbacks, parking, and lot coverage, for each zone within the. city. The building height
standard. is typically called out as a "maximum"I height,for the zone, but exceptions are
permitted .for tower elements and.'through .approval of development agreements. Such
exceptions require approval by the City Council or, in limited situations, the Architectural
Review Commission.
On.August 25, 2011 Councilmember Finerty requested that any new development seeking
approval of building height greater than 10% taller than the-development standard, for the
zone be required to erect story poles and provide visual'-simulations. Staff believes the
subject resolution addresses the. concerns of the City for projects requesting approval
above .the height standard, and.wil.l assist commissioners -and council members as they
consider the visual impact of such projects.
As proposed in Exhibit A- of the draft resolution, a height study would be' required for
discretionary approval of new construction exceeding the building height standard of the zone
in which the project is located. The proposed policy highlights the following items'to.guide
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1
Staff Report
Height Study Requirement Policy
January 26, 2012
Page 2of2
developers through the process of installing and removing story sto poles to the satisfaction of City
staff:
p y
0 Purpose
• Requirement
• Visual Simulation Plan
• Story Pole Plan and Construction Requirement
• Certification
• Removal
There are also provisions in the procedure for instances- wherein•story poles cannot be
safely erected due.to the magnitude of the proposed height. In these instances, alternative.
methods will be.used to.depict the building height.
FISCAL ANALYSIS
The story pole policy will not result in any fiscal impacts to the City, but will have cost
implications for parties wishing to develop projects in'the city of Palm Desert
Submitted by:
Tony g gato Lauri Aylaian
Principal Planner Director-of Community Development
Ap val:
Jpf Wohlmuth
i Manager
GAPlanding\Tony Bagato\Staff Reports\Story Pole RequirmenhHeight Study_CC_SR(2).doc
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RESOLUTION NO. 2 3
A RESOLUTION OF THE CITY COUNCIL 'OF. THE CITY- OF PALM
DESERT,' CALIFORNIA, APPROVING` 'A. '.HEIGHT -STUDY
REQUIREMENT FOR NEW DEVELOPMENT REQUESTING APPROVL
OF ANYL CONSTRUCTION EXCEEDING THE HEIGHT STANDARD BY
10%'OR MORE.
WHEREAS,-the City Council, of -Palm. Desert has determined that in reviewing
proposed development above the height limit of the applicable zone, a. height study as
described in Exhibit A, shall-, be. used to illustrate the proposed height in determining
approval of the project.
NOW, THEREFORE, BE IT RESOLVED by the. City Council of the City of Palm-
Desert, California, hereby approves and adopts a story-pole policy as described in Exhibit
A, attached.
PASSED, i4PPROVED AND ADOPTED at a regular meeting of the Palm Desert
City Council, held. on this day.of , 20.1.2, by the,.following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ROBERTA: SPEIGAL, Mayor
ATTEST:
RACHELLE KLASSEN, City. Clerk
City of Palm Desert, California
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RESOLUTION NO. 20,12-0
EXHIBIT A
HEIGHT STUDY REQUIRMENT
Purpose
The purpose of the height study requirement for new construction exceeding the building
height standard of.its zone by 10% or more is. to illustrate to community-members and
decision makers the visual impact, including,the height and location, of a ro osed
p p
development. .
Requirement
Discretionary approval of any proposed new development exceeding the building height
of the development standards for the zone in which is located by 10% or more shall
provide a height study as part-of the review process. The height study requirement shall
be satisfied by a Visual Simulation Plan and Story Pole Plan.
A. Visual Simulation:' .
Prior to creating the photo simulations, the applicant shall consult with the case
planner.to prepare a photo simulation plan. The locations to be studied will be
determined by the case planner to ensure that they best represent the views
needed for review. The plan shall identify the locations. from which the photo,
simulations will be created to depict the proposed new development in context with
the existing"development.
Visual Simulation Method: The visual simulations shall identify* proposed the ro osed
development from the view sheds selected by the case planner. The -visual
simulations shall illustrate the project's height, size and massing in.context with the
existing neighborhood. The visual simulations shall identity the new development
with realistic material, textures, colors and landscaping being proposed on the
preliminary architectural drawings submitted with the development applications.
B. Story PolePlan and construction Requirement
Prior to installation of story poles, the applicant shall consult.with the case planner
to prepare a story pole plan. The plan shall match the proposed roof plan showing
all locations in which the story poles will be placed. The plan shall be approved by
the case planner prior to'the story pole placement.
A story pole. plan shall be. submitted as "part of the entitlement
process, and is
subject to the following criteria:
Location .Plan: .A story pole plan showing the location of the story poles shall be
submitted:
J
GAPlanninglTony Bagato\Staff Reports\Story Pole RequirmenflHeight Study_M RES(2).doc
2 .
RESOLUTION No. 2012-03
Material: Story poles shall be constructed of 2-inch by 6-inch lumber, 2'-inch by 4-
inch lumber, or alternative sturdy building material that.will not bend. Story poles
should..be braced at.the base by the use of guy wires-or supporting beams. The
guywires and the to 2 feet of the poles shall be.marked in a bri ht color or have
Y p pg ,
flags or balloon attached. In some cases, netting.or survey tape may be used to
connect the upper.portion of the story poles to create a silhouette of the proposed
structure. The type of., marking shall be approved -by the case planner and
indicated on the story pole plan.
If the proposed construction is too tall for safely installing. story poles, the applicant
shall provide'the City with a letter from a staking company stating that story poles
cannot be safely installed at the proposed height. If story poles cannot-be installed,.
the. applicant shall propose and the. case. planner shall.review and: approve an
alternative method (balloon height study, crane, ladder truck, etc.) for illustrating
the height on the story pole plan.
Timing: At least 10' -days prior to a hearing by the Architectural Review
•Commission, Planning Commission and/or City Council, the story poles shall-be'
placed on the site unless this requirement.is waived by the Director of Community
Development/Planning.
Safety Provisions: All story poles shall be placed-to-,ensure the health, safety and
general welfare of the public. The story pole plan shall note:
. r
"If.at any time the story poles become unsafe, they shall be repaired-or
removed and reset .immediately. The story poles shall 'be removed
immediately if determined by the City to.be a public safety risk."
Waiver of Liability: The applicant must sign and_submit a waiver absolving the City
of.any liability associated with construction of, or damage by, the story poles. The
waiver will be provided to the case planner and copied on the story pole plan. The'
applicant ,shall not install the starry poles until the waiver form is submitted'to the
City.
Certification:' After the -installation of the story poles, a licensed surveyor, .civil
engineer, or registered architect must certify that the story poles have been placed
in accordance with the approved story pole plan. The property owner and/or
applicant may not certify the story height or position. After receiving the
certification, the case planner will visit the site to verify and photograph the story
poles.
Removal: The story poles shall be removed immediate) if'determined determined b the City
Y Y Y
to- be a public safety risk or at the direction of the Director of Community
Development/Planning. Story.poles shall.be .removed within seven 7 days after
the final appeal period expires.
GAPlanning\.Tony Bagato\Staff Reports\Story Pole RequirmenAHeight_Study_CC_RES(2).doc
1
4
MINUTES-
REGULAR PALM DESERT CITY COUNCIL MEETING AUGUST 25, 2011
Rec: Receive and-file.
With City Council.concurrence,the City Manager's Summaries for the Period
of July 6 -August 16, 2011,.-were received and filed.
2. Rel2ort Regarding Use of Story Poles for Future Land Use
Applications.
Mr. Wohlm.uth referred to the memo distributed for the, agenda
packets, and he asked Council for direction on how to approach the
requirement for story poles, photo simulation,or balloon studies in the
future so-that Planning staff could include in the Zoning Code and
enforce.
Councilmember Flnerty said she'd like to see anything over 10% of
variances in height be required to provide story poles and visual
simulations. She felt it was important to have as much.information as
possible to make an informed decision. Mayor Benson agreed.
'Responding to Mr.Wohlmuth's question, Mr. Bagato responded that
staff could return with a,separate ordinance amendment fairly quickly.
However, staff was in the process,of rewriting the Zoning Ordinance
in the coming year and was expected to take about nine(9)months.
Councilmember Finerty.didn't want to wait that long; she'd already
been approached.by developers who want to-go higher now that the
Rosewood Hotel was approved on today's agenda. She noted it was
a slippery slope;-once an application was approved as was tonight,
there will be people coming in with requests to go higher along
El Paseo.
Mr. Bagato asked if there would be room-for any variations. In his
research, including a call to Staking Laguna of Laguna Beach, which
advised that they can do 20-to 30-footers, and they can go up to 40
feet,-but it becomes questionable and difficult to do; anything above
45 feet cannot be done with staking systems. He. also called a
planner at the City of Rancho Palos Verdes, who said that they
require balloon studies with thelaller buildings. He was unable to find
'anyone doing story poles over 45 feet; they all use balloons, boom or
ladder trucks(some cities use their fire trucks on site)..
Councilmember Finerty said she would accept a ladder truck to
represent the height. She believed it would be'important to have story
poles for anything up to 45 feet; beyond that height, a ladder truck or
like representation of how tall the building would appear would be
acceptable..'She said as the City's learned, visual simulations didn't
58
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MINUTES
REGULAR PALM DESERT CITY COUNCIL MEETING AUGUST 25, 2011
always provide an.accurate reflection. Further, she was dismayed
that it was necessary to direct staff to perform this study by way of an
ordinance, because it was never an issue with prior projects.
Mr. Bagato noted that the applicant (PDH Partners) was asked to
provide height representation,and a balloon studywas done initially.
Additionally with the photo simulations, they were advised that it was
part of the process in past approvals.
Mr. Wohlmuth pointed out that it was necessary far.the City to have
a means of enforcing the regulations in order to require such methods
of study..He said staff would develop an ordinance and return to City
Council as soon as possible.
3. West Nile Virus-The Living Desert
Mr.Wohlmuth made note of the recent report of a mosquito with Vilest
Nile Virus found at The Living Desert. He said:the City Risk,
Manager had been working closely with Coachella Valley Mosquito
and Vector Control District(CVMVCD)on this matter. Although there
were three infected mosquitos found in the Coachella Valley,only one
was at The Living Desert-in Palm Desert. He referred to CVMVCD's
press release,adding that further tests of mosquitos trapped at The
Living Desert and surrounding area found no mosquitos with the .
Virus. CVMVCD is working with The Living Desert,on procedures. to
reduce mosquito populations.Since'no other infected mosquitos were
found anywhere else in Palm Desert,,CVMVCD will not be conducting
any- generalized mosquito spraying anywhere in the. City. He
emphasized that no cases of human Vilest Nile Virus had been
reported this year in all of Riverside County. He and Mr. Greenwood
had been working on the Haystack Channel and Alamo area,where
excess drainage has been an issue;this time of year the drainage is
from sprinkler over-spray and can become stagnant. Staff is looking
at mitigation measures, the Channel is currently being cleaned .
weekly, in addition to other means-improvements to the'Channel to
eliminate standing water and reduce maintenance costs. It could be.
part of the City's contract for catch basin cleaning.
4. Council Chamber Audio-Visual__Update Schedule
Lastly, Mr. Wohlmuth hoped City Council was comfortable with
progress on the Council Chamber System Update. He called
attention to -the four new cameras that have been installed in the
Chamber.' He said the complete system was to be up and running
today, and'he,congratulated Mr.Gibson and Mr.von Heif on a fine job
of keeping the contractors on task in order to conduct today's meeting.
_ 59
C**111*N.
�T
:0 0: ::es
Definition:
Story poles:are-three--dimensional,.f.ull-scale, silhouette structures that outline the
location;bulk and mast that.a proposed structure wilt occupy on,a'site.. They are required
for certain desiga review applications'and;may be requested for.any discretionary review
where warranted by visual impact or location'issues. Story poles allow'Planning staff,
neighbors and others to.assess the location and-general massing-of a.proposed building
from various vantage points.
Story poles shall.accurately outline the building's n ajor.wal1 planes,gables and ridges.
They.need not precisely detail secondary building.features and forms,
Construction.Rquirernents:
Story poles shall:be constructed of R4,or 2x6 lumber or similar other sturdy building -
material(PVC pipe is.not acceptable). Story poles should be.braced'at the-base using
diagonal supporting beams or guy wires to ensure that they remain correctly positioned,
and can withstand strong winds,shag and gravity. Additional bracing throughout the
structure may:be necessary.for certain configurations.
Bright orange construction mesh:(or similar,high-visibility material)at least:24 inches in
width shall be placed connecting poles to show the building's major wall plates.and roof
rid elides. Where grading would change be the site's natural.grade elevation,story poles
shall represent the final height of the-building,with grading-accounted.for in the height of
the poles.
If at any time the-story poles become.,unsafe;.they shall be repaired.and,reset
immediately. The County.shall not be liable for any damage or injury associated with..the
erection of story poles.,
Tuning:
The. 'storypoles must be satisfactorily installed at least seven.days before the scheduled-
hearing date. Photographs.of the site with installed.story poles.(or other verification
documentation)may be requested by'the zoning administrator or other hearing.authority
prior to-the hearing.
Story poles shall be maintained beyond:the hearing.date through the.-appeal period.and,if
applicable; subsequent appeal hearings. They must.be.removed within the seven'calendar
days following the expiratioft of final appeal period,unless_other arrangements have been
made with the Plaianng Depart�xient.
' 9
Beets Clara County PIanni ng Office March 2007
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u INFORMATION
.
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O rrwrrMwnM�'� .
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Staking
ity
of
. .C1esig�n evi'
P,roject
aguna
eac' h
Community Development
Department
Backaround
The City's design Review process requires stakes to be constructed which de ict the elevations and silhouette of
p
a. proposed structure or an addition to an existing building. These stakes are commonly.called "story poles"and
are used by staff, the design-review authority and 'neighbors to help evaluate a project application. Staking is
required for projects that involve.a new structure, additions greater than 50% of the anginal floor area,. second-
story additions to an existing structure, and any addition, which in the estimation of staff or the design n.review
authority, may.cause concerns about bulk and'mass or view blockage: in the event that required story poles are
not erected or -incorrectly installed, an application may be continued from its scheduled hearing date to a
subsequent meeting so that the story pole requirements can fully be met.
Process
Step 1 --Staking Plan Submittal: One of the requirements of the ZoningPlan Check process is the submittal of a
"Staking Plan." This staking lan must be shown
.. 9 g p o_ n as notes and diagrams.directly on a copy of the required full-size
roof,plan. The notes and diagrams must depict both the horizontal relation of the story pole locations.to property
lot lines, as well as the elevation height of each pole. The staking plan must be developed so that after
construction of the.story poles there will be an accurate reflection of the proposed.building envelope for all
proposed structures and/or additions. The staking plan must identify at least two existin or established.survey
monuments that were used in the survey for the basis. of the staking plan. - In.addition,'the staking plan must
identify, either in a table or by notations, 1)the pole identification number, 2)the story pole base: rade elevation
. ry A ,.g
and 3) the story pole height Story pole elevations must be tied to a datum benchmark location. The,datum
benchmark location shown on the staking plan must be'the same as the datum benchmark location-shown on.the
site plan and preferably on the initial topographic survey. All measurements must utilize-this established datum
benchmark that will, not. change over.the course of the construction of the project. The stakingIan .must
represent the most distant .corners of proposed construction, the maximum roof ri pdges or parapet heights,
chimneys,decks,deck railings,,skylights and site walls exceeding five feet in height.
Ste 2 -- Sto Pole Construction Story poles shall be erected at least 28 days prior to the design-'review
Y p , g eiew
authority's first noticed public hearing date (or 14 days prior to administrative design review hearing or a design .
review continuance), and shall remain in place until action on the'project has taken place and the 14-day. appeal.
period has-expired. A licensed land surveyor or civil engineer must -establish, b surve ,the location of-th
. proposed storypoles on the site as well as � y ' y e
" p the height.of each story pole. Staff.-recommends that the poles be
made of 2 x 4 lumber with wire, twine or ropefine strung between them to show the various structural elements.
"Drooping" plastic poles will not be accepted as an accurate reflection of the building p
.envelop e Small. ieces of
brightly colored cloth or tape should be tied around the lines to facilitate accurate viewing of the proposed
structure. Roof eaves must also be shown as extensions from the main .building story.poles. The story poles,
must have,either by direct marking on the pole or by a tagging system, the pole identification number, base rad
• P grade �
elevation and pole height. Note that the story poles must show, and the total-height must include, all roofing'
materials. At roof sheathing inspection,a BuildingHeight and Location Ce ifi Will ' e
, g rt canon will be required must be
in conformance with the story pole locations and heights shown on the approved staking plan.
Step 3 — Sim Pol Certification and Inspection: A licensed civil engineer-or land survey.must'certify with
._.,,,.+..�._.._,....._ ,�y
signature and stamp placed directly on the full-size staking plan that the*location and height of'.the constructed
story poles is true and accurate at;least 28 days.prior to.the design review authority's first noticed ublic,hearin
date. Prior to the design review p g
g , eview authority s first noticed public hearing-date, City staff may.make an on-site
inspection to verify the staking.plan construction(number of poles and general staki
49- W9 ng plan compliance):
3
i
Step.4—Removal of Story Poles: Story poles shall be removed within 20 days after the final project decision and
P
the 14-day appeal period expires. A $1,050 deposit for the removal of staking.poles is required at the time the
project is scheduled for public hearing. Upon the timely removal of the story poles, the deposit shall be.returned to
the•.applicant. The applicant's failure to remove the,staking poles within 20 'days shall result in the automatic
forfeiture of the deposit,and the City will remove the poles from.the site. Story poles associated.with a development
application, which has been inactive for three months, shall be removed until the application review returns to an
"active"status.
Sample Staking Plan:
� ait1r00Coram
av l 1 B11
OTMM
SLAM f0 0 f7)
SKVLNW TOP
STAXI STAKE
El"-i It") a" 114
RAL06 PAM �
Sam CQ NEW ,
M.. i Raw M c SKYUGMT' f •NEW $ J
E DECK '' I
a"t
�., NEW /
--r—.�__.. CHIMNEY
Q.. RARE
am 1IL20
*TAW( STAKEREV c� �„�t+)42
I'Ll J
42
teems rim NOW
Win 01b
Comm
IN
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C A R M E L I T A S T R E E T
U
OUTRIGGERS FOR
STAKING EAVES
SAMPLE
STORY POLE HEIGHT AND, LOCATION CERTIFICAT ION
Instructions: The Story Pole Height and Location Certification and Story Pole Construction Notes Table.must be
executed by a registered land surveyor or registered civil engineer directly an a copy of the full-size roof plan. The
completed certification must be submitted to the City at least 28 days-prior to the design review authority's first
noticed public hearing date.
Required Certification Statement:
1 hereby certify that the story poles located on the above referenced site were constructed under my supervision
and survey, and the story poles are in conformance with the design, height and location as shown on the approved
staking plan: I further certify that the attached table identifying 1) .the story pole identification numbers, 2)
elevations of the top of the surveyed offset hubs, 3)elevations of the top of the story poles and 4)the heights of
the story poles as measured from the top of the offset hubs is true and correct. F acknowledge and understand
That the required project staking is for the purpose of informing the owner, architect, designer, City staff, design
review authority and the public as to the accurate location and exterior dimensions of the proposed structure or
addition.
Please stamp&sign below
Signature of Registered Land Surveyor or Civil Engineer
Name(printed or typed)
License No./Expiration Date
Date
1 T�
n
y
Plann n : Division
u.
Effective Date: June. 25 2008'
st6mpole-PolicV ,
Story poles are placed to demonstrate height; bulk and location of a.proposed 'ro'ect that may potentially
P J Yp y
impact public and/or private views. The placement of story poles' shall be required. for all "Coastal
Development Permits and for certain discretionary requests associated with Administrative Plan Review
applications(i.e., all projects,reviewed by the Planning•Manager and/or the Planning Commission
urpose
During review of certain. discretionary projects, story poles are installed- to demonstrate•the height ht-and
9
location;of proposed development. Review of the story-poles ensures that permitted development is sited
and designed-to protect publid-views to and along the.ocean and scenic coastal areas.consistent with.the
Malibu Local Coastal Program and to protect private primary views in accordance• vt'ith Malibu Municipal
Code Section 17.40.040(A)(1-7).
Waiver of Requirement
In some cases,the.-story poles requirement may'be waived by the.Planning Manager where•it is determined-
through onsite investigation, evaluation of topographic.maps; photographic evidence,:or. by.other means.1hat
there: is no possibility that the proposed development will create• or c+on#ribute to adverse im pacts upon
Scenic Areas:
P p
Procedure.
Pri.or..to..installation of story poles, the applicant shall.consult with.the case planner to prepare the sto pole
. . P P p ry.p
plan: The..pIan shall be.on.a:minimum of an 8.5-inch by 11-inch reduction of the roof pla" n showin* all
9
locations at which story poles will be placed: The story pole plan:shalr be approved by.the case planner prior
to story pole placement:
Typically, story poles may not be•placed at a property until the.case- fanner confrrms`that all'.reviewing..
P g.
departments have completed their reviews. In some cases, the case.planner'r>�ay allow early installation of
story poles,if view issues are antidipated.
Prior to notification-of a public hearing., or 1-0 days prior'to the mailin of the ublic•notice of a ' .licatio:n (for
g P pP
those projects'not requiring a hearing), story poles shall be placed on the site unless waived-by the Planning
Manager.
Locafion.
The number of story poles required will vary with each s ecf c project. The case fanner shall review
p p J p e
proposed story pole location to ensure that:the plan,adequately demonstrates the proposed height mass,
� .
and-bulk.of the portion of the project under review. Story poles showing roof overhangs, eaves- chimneys,
Y
balconies, decks, patios, and accessory structures may be•required. The plan'should be kept as simple as
p p
possible'to accurately reflect the proposal and to.minimize visual clutter in potential view areas.
Materials
The material-of the.story. pole shall..be indicated on the.story Apole:plan..StoryDies shall be=constructed of 2-
inch P
inch by 4=inch lumber or other..sturdy building.material.(PVC.pipe is not acce p table . Story. poles'should be
t Y
• p ) rY p
PAZoningCode. LCP lnterpretations120OWtory Poles Poiicostoty.Pole Pot ic�r_-FlNAL.doc. -
x
-----------
braced at the.base b 'use of a wires or su o 'y guy'
pp rung.beams to ensure that they will withstand.weather and
will remain correctly positioned. The guy wires should be flagged for safe u ores.
_ tY.p rp .
Stow Pole Plan Re uiretnents
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 f-Leigh# The ele 'ations of the height of-each sto pole
g y p 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.
Marking--The story pole plan shall include the following plan note:
"The top one foot of.the story poles shall be;.paihted with a clean visible black paint. Markin s -
Y p g shalf
also-be made at 1:8 feet above finished or natural grade,whichever results in"a lower building height,
and at-one foot increments above 18 feet., 9 •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,-safe and enera!welfare of-the
tY ..d
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 preset immediately.'. The
story poles shall be removed immediately if determined by_the City to be:a public:safety.risk."
waiver. of Risk .—.The applicant must sign'and submit a waiver absolving the-:C!tY. of.any, liabi'i.v
associated with construction of,,or damage°by*the story poles. This waEver�will.be provided.by the case: :
pla.hh: r and shall be copied on the story pole plan: The applicant shall not install the story-poles:until the -
waiver form is submitted to the City.
CertLr1cation _
For projects including construction of a new,..single-family residence, 'a never commercial buildn ro'ects
9� P• j
with a:primary view-issue, or those which.•.are- located in a scenic area; certif cation.of,the stQ oles.is:
�. ry.p
required: Once the story.poles are placed;-a licensed surveyor, civil engineer,-or architect -mush.certify that
-the story poles have been placed•in accordance with.the,approved story pole plan. The,property oviiner may
riot certify the.s#ory pole-height or-position. After:receiving the certif cation,.the case plan will vsEt:the�site
.to verify and h• . . . . . . • . :p -, • . • .
fy, photograph the story poles. Public notlficatEon.shall not:begin until certiflea#ion �s complete and
the case planner verifies the placement of the•story poles.
Removal _
The story poles shall be removed immediately if determined-by. the City''to be.a public.safeV risk or at.thee
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 ma is wire a:follow-u certification '9 y-�q p rt �catton by a licensed surveyor tf the
placement of the.poles is challenged.
PAZoningCode LCP tnterpretations1200ffi tory Poles-PolicylS#ory Pole Poficy_FINAL.doc
i r �
BUSINESS OF THE CITY COUNCIL
OF THE CITY of HALF MOON 13AY.
AGENDA REPORT
e
For the meeting,af September 6, 2011
TO': Honorable Mayor and City Council
VIA Laura Snidernan, City Manager,..;.
FROM: Steve Flint-, Planning Director
TITLE: AMENDMENT of THE 1TY'S STo Y POLE POLICY
RECOMME N DATION:
Adopt Resolution Rescinding Resolution C-51-02 and Establishing a New Policy Regarding the
Installation of Story Poles.
FISCAL IMPACT:
A minimal positive impact will result from a reduction in staff-time otherwise required to
-document the installation of Story Poles.
BACKGROUND:
In 1997, the City Council adopted Resolution C-111-97, establishing a policy regarding the use
of stakes and netting on properties, referred to as "Story Poles," to visually depict the height,
scale, bulk and mess of proposed new development (Attachment 1). On August 2, 2002, the
City Council rescinded Resolution C-51-02 with the adoption of a new Story-Pole policy, which
has remained in effect since that time(.Attachment 2).
ANALYSIS:
The installation of.Story Poles is a standard requirement in many jurisdictions that have
established site design.and architectural *review criteria intended to protect the communities'
visual resources. The'City of Half Moon Bay first established the requirement for Story Poles.in
1997 and last.amended the provisions in" 2002. The current policy requires.the. installation of
Story Poles for all new commercial, institutional/public, and residential development for which a
Coastal Development Permit (CDP) is required. The City Council has on occasion waived the
Story Pale requirement where the installation would interfere with the on-going operation of a
business or for other circumstances that made the installation impractical. Since,then, the
application of thepolicy-to any development requiring a CDP has been questioned by a
PP
number of co' mmunity..members.
The proposed amendment to the policy would apply to any proposed development project for
which a Coastal Development Permit is required and..that:
• requires.either an exception.or variance; or
is located in an area that is substantially undeveloped; or
0 is located in an area designated as any of the Visual 'Resources Areas defined in
Chapter 1 8. 7 of the Zoning Code.-
These .provisions would. also 'apply to industrial development, which had previously been
exempt from the requirement. The policy is further amended to allow the Planning Director to
Amendment of the City's Stork ���--%'POlic�r
September 6, 2011 `
Paget oft
F
waive or modify the requirements where the installation of Story Poles would unduly interfere
with the use of the property or where other circumstances would render the.instaillation of Story
Poles impractical.
CONCLUSION
The amendments proposed to the Story Pole policy would reduce the burden of installation for
development projects that require a Coastal Development Permit, but that conform to all'
development -standards, including building setbacks -and height, and are..located within. a
substantially.developed area where the maximum building height has been established visually
by development on surrounding properties. The amendments also provide for an administrative,
waiver of the Story Pale requirement if warranted. Staff recommends that the City Council
adopt the Resolution rescinding Resolution c-51-02 and. establishing a new policy regarding
the installation of Story Pales.(Attachment 3.).
ATTACHMENTS:
I Resolution C-111-97
2. Resolution C-51-02
. Resolution Rescinding G-51-02 and Establishing a NewStory Pole Policy
VOW
RESOLUTION NO. C-51-02
A RES.0LUTioN OF T.HE CITY COUNCIL QF THE CITY of
HALF MOON BAY ADOPT-ING A "STORY POLE " OR
".STAKING". POLICY-FOR-NEW DEVELOPMENT
WHEREAS, the City Council adopted Resolution C-111-97 on 7 October.
1997, thereby establishing a.Staking Policy (Story Pole PicY� foo r the Cit ;
.WHEREAS, the -City Council, at its regular meeting of 5 August ust 2002,
determined that the previously adopted Staking Policy needed to be updated to
respond to present concerns; and
r•
'111/HEREAS, any interested persons were given an o ortunit 'to be
Y heard
9 pp
on the matter at the 0 August 2002 meeting-, but no comments were presented.
NOW, THEREFORE, BE IT RESOLVED by"the City
Y Council of the City of
Half Moon. Bay that it hereby approves and adopts an amended policy as follows;
1: The amended "Staking" or;Story Pole. Policy described g in the. diagram' ,
in Attachment A, incorporatedherein by this reference, is hereby
adopted.
2. Installation of Story Poles (staking) shall be. required for 'all new
commercial, institutional f public,. and residential development that
p .
requires City approval of a•Coastal Development Permit:
3., The app icant shall be required................................................. to.......... place, or install................................................................................................... the sto oles
............................... .......
stakin noa...l"...ter than six (6), days prior to:the Planning Commission's
initial . public, hearing on the Coastal .' Development Permit. 'The
Planning. Commission shall determine the Length of time -that the
applicant is required- to maintain the story poles in place on the r "ect
site. In general, this period shall,not.exceed thirty (�O) days.
4: In addition to the procedures forIa' tidn-nstall of sto oies (st'akin9�rY P
described in Attachment A, the applicant shall insure that--the staking
identifies the.extent of any buil.ding"'pad that is proposed, and that-the
total height identified.by. the story poles ,is.measured from the existin
g
grade and includes both the height of any pad and.-the height of the'
structure-prop g
osed to beconstructed on the pad. Netting shall also be
placed around the perimeter of the proposed building footprint at the
height proposedfor,the building pad.
5. The applicant, or an authorized representative, shall' submit an affidavit
to the .Planning Departments certifying thatthe story poles' depiction of
the proposed height and position of the strudtu.re on the site are true
and correct.
.0.. The requirements set forth in this resolution shall take effect
immediately and. shall he 'applicable to Coastal Development Permit
applications pending as of the date of ado Lion, as well as nevv
appl-ications received after that date.
7. Resolution C-1 1.1-9.7• is hereby rescinded.
I hereby certify that the foregoing[is a ful-1, true.and correct copy of a resolution duly.passed and
Y
adopted byAhe Cify Council of the City of.Half Moon Bay, San Mateo County, California, at the,
meeting thereof held on.the 6#h.;t ay of Au"gust 2002,:by the following.vote of the members thereof:
AYES, and in favor thereof,
Pou ncil members: Ferreira,. Grady,, Coleman Ruddock and
Ma''yor'Taylor
NOES, Councilmembers: None
ABSTAIN, Councilmembers': None
ABSENT, Councilmembers: None
Toni Tay lor, MAY(!
Dorothy.R. .R66bins., CITY 'CLERK
PASS)ED AND ADOPTED-1TUE.
80
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ATTACHMENT A
'STAKING AND-NETTING
Ne•.tnz st le tCVLO)feet wide of woven hstic s a e�.c` �. -�
P Ong? or anode.- g7aany
suYted mat nal M`ti-nter ational Oran.7e",yellow., red o f other c onti�d a color must be •
e+wcted to re-jresent the proposed s a.cture a S takes or sixuo wires mt st'b e kronz
enou¢h to s�u�goz the ne ninz and accurs teiy mair.tarn the outline o"the-e tire bull
p==- ,.ter �.nd height. The struttul�r�.�us•t b:s�.a.L PLd as illust ted be'ow:
•.+
Netting n�ust be placed.at the Height proposed for�a1z btlildin� gad as shown above. e
Y Th
structure height netting must be placed to include the height of the building plus the
height 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 notifyin l UUU staff bytelephone irxuneg p gdiately.
:after placement of.the'story pales so that staff can document their placement b taltiii .
.photographs.
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pa�adio��ua si I ` sil uald anlleu s,unno aye u u ao�has s u�ld All u
a.Pra,..� v CC rx:„ ..Sv,,rtic.ryy'G1.E v^�',ia cwn fw ;.,.t sLF.." s,. msa2:aen ._,._.g.�c-sly 3..�r.,i._.-•-; ..
iasou�a6a�nooua o}aisap s,unno aye o anisuodsaj si pua sauilapin�,
quid os ua s unno `a Finn ua s suoo s�i Uolu uajd Dullu ld di
own`pallasui aq o�aa� saui� puno.�fijapuno paaNaano
�au�aynno uoioipui ua pua sasodandllin�i gnd ao sluawase
.pasodoJd s u%9 9AOJduai :pub suol�a ipap aai s
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:�da olo aunt `u��innsmA. nuua aq lairs
'lo uoo fiui�g6ll o you aua auk `�aq��n •uol� uivanllr o�C�isualu pue
uoi�aaol `ad�C��Cq sa anxiju6il�olGa�xa pasodo�d Ila sai !�uapl uo!u
`= P Ojb^kSf_¢L'!IbP.R 1Y .l_ 'M_ �Ji ..0 M t.:3'"^"T +^>`i5ty K✓ir"RA'd �.2h�tY3L.i vt.•L.t ti C P.�L•Y.Jtf'..plb^
pua sauilapin6 pug suoialnfia� bui�y6il ,unno�'aq u�innu01sisu00,
uGi...e:s-u�._-�;c--z.�::v a: :-� .,- ..E��ts;:.,.,u c... er ��,;s.. us„a•:�vt^LcaF r�-eatiec.:sr .:.F..ryrs
si uolgnn(�C�assa�aul�aaus a ��adas uo) u�ld'Gurq����oia�xa uy
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Iu.�a�ul pug saoads�o�aquanu `suoisuauaip `uol�aool �upao
` ui1y6il pug sllaa}�u��o ad `�uiau pua azis `uoi�ool :s.ui:S
uoi�ajno.aio I uaa ui `sS9 N pu:
ssaifiui�.o sIulod aOinaas u�i,asanbaalnaivan uai �sapad ssaood
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`uad uoialn��io Iu�a�ui pug`saa�e fiui�� d
• �o suoisuauaip pug saaads�o:�aquanu `uol��oo�,•6ul�a�d�aaa�s�p� -
sj� �aui puau�iau `uoiaoo� :sa0ua� pug sII M'
9.,. _.- _�. ._.. ....0 ^ .. _ y .__. .. ..._^...3
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`s�uip�inq uaannlaq saoads uado pua span
:sash pesodoad pup�ub�au;
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`azis `uoi�aaol saan�on��s pug sfiurpllnq paso�o�d pu8�usixa Ildi.
suo suaw[P la gad
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algadildd sa� osui `uoi�au� o�ul 6uinnollo
au suoisuaua�p IIn �inn pua�Cjaa���ui�aaipu� pua also o}unn��p uald ai
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uoi oo u uu i ua u,i
a. aniN►.: aainba� i.�o.uoissi u�u�oo a anrnn:
u} q'p p: :l. ...; : . u�..:q p ..:.. ssa un uo �uaiojui pajlnbai 6uinno o a:
aivadua000a a a s uoissru�,uaoo o� uo�a.s u pan oa i �aa-a,. o aaaa a� uoi aoi udb aq
q.II u I p I .0 u� p .�
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�iaa pua uB:uoi ewj ui a inba -suoi eondd o nnai
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p .� . p .I
Ghat:in some instances existin native,wve _etation�will be'ade uat_e
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'and.no new plantng�wwill be necessary;1,
;Existing grades and proposed finished grades and drainage plan
I'.F. fiJT' A _'..a Y c' .'x AY v...ST''.;<a'-�i yip.Tl-F'l ...�y.3. T•�r- v�T TCSi�^"_b .•....Tv T I::^Y.a SI\c.Z '�•.- .,..r i. TV 'T+. sr
`certified bya registered civil engineer or licensed land surveyor;
Aa_
Recycling�and'trash enclosures'as required b Section 18.37.010
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;And such other data as may be required to permit the commission to
a,S4.o •L,y r ..L.t c R: e.�'fY A :it..`4.,.'4.47 ..?.Lt.t-1. ....,..._.. ..,...... ...»......,..«..............»»............ ...r,..».»,,...,........,,,,,..,..........,.».........n.. ....,..».
make its required findngs:t � .
:
_...�.�_w g.:_.v.__.____
,Architectural drawings or sketches indicatin building floor plans and a(I th
exterior elevations of the buildings or�st-uctures under consid�eratiomi
.._. » �..�..ti� _ _ »... _.. » . .._» » » »» ».»�..w.» »w _.
Whea deemed warranted_by the architectural and sitecontrol�commission,;a
r ap T.i+.v..+.Nc,..'.`..a'2".Y r..�.'CS?Fs...,.•[-p.6`i+Y ';.:,tr '�.:..;..c"�-.z..-,-T-t c'?+..-'Pt FTX'W.as n'-Vr,:[a_. 'n sYu.r. «.�Gii .w::.rA- ,•F+.v.-—"semi.-�...¢+ i__..:s....+*+•r.r,,...r+-
three dimensional model of a scale and character deemed appropriate by the
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architectural and site control commission
_
The perimeter`of all' proposed structures sha(I be clearly staked and labeled
'on the site at the tune of submittal of an application. Said staking shall bey
maintained duri'ngCthe period the application is under consideration b they
'town. In addition, the architectural and site control commission ma require
'::1:$"a,tG:'.::4�Y.`a .C-it3�::_�'.11".:.: ..::`3C" :'iC.:C 3..,.._Y.nJ:.�:':.,:,:;��:]:JY:•6 o:xa:.•0.,Cr -:a M.-,.L:. a:'�:r C- c'�•77-r..ra_:.:::a=:::�cvrts�:c:�.;:.;:.'�Y:rr:L.:.^:::�:�.L.� ._f............. »
tlat the actual bulk of'a structure.be demonstrated through appropriate
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!means on the site(f e., ba loons, story poles and ridge string
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Story,
Requirem* ents and ,
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 a[nd 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 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.
1
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.maintai-ned 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.meeting if
story poles wi.11 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 loca#ion 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 installed as
part.of the application review-process for all proposals for new residences.
The story pole.s 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 approve, 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
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.
The key'factors in the placement of story poles are that the poles accurately show locations
and proposed heights and remain "accurately" in place during the,course of project review. /f
poles are not installed accurately, the ASCC may continue project review until such time that
the pole placement has been corrected.
In addition to the above, the following story pole guidelines should be followed:
.story poles-- requirements and guidelines, April 26, 2010--page 1
,
• The story pole.site 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, 211x4" 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.
i
• 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 at least 10'days prior to final ASCC action.
- i
If the application requires.public hearing review by the Planning Commission, the story poles i
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.
after the action
in place during the appeal period, which will be- 15 or 30 days 'd,epending on
the nature of the s p p ecific application. The.�oles 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 ;
i on the appeal.
r
Timely removal of story poles-maintains the visual quality of the Town and*is respectful of
relationships with neighbors-.
f
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2010--page 2
story poles--requirements and guidelines, April 26,
4
SAMPLE
STORY POLE HEIGHT AND .LocAnoN'CERTIFICATION
Instructions: The Story Pole Height and Location Certification and Story Pale Construction Notes Table must be
executed by a registered land surveyor or registered civil engineer directly on a copy of the,full-size roof plan. The
completed certification must be submitted to,the City at'least.28 days prior to''the design review authority's first
noticed public hearing date.
Required Certification.Statement:
I.hereby certify that the story-poles located on the above referenced.site were constructed under my,supervision
and survey, and the story poles are in conformance with the design, height and location as shown.on the approved
staking plan. I further certify that the attached table identifying 1) the story pole identification numbers, 2)
elevations of the top of the surveyed offset.hubs, 3) elevations of the top of the story poles and 4).the heights of
the story poles as measured from the top of the offset hubs is true and correct. I.acknowledge and understand
that the.required project staking is for the purpose of informing the owner, architect, designer, City staff, design
review authority and-the public as to the accurate location and exterior dimensions of the proposed structure or
addition.
Please stamp&sign below
Signature of Registered Land Surveyor or Civil Engineer
Name(printed or typed)
License No./Expiration Date
Date
Sam !e
Story-Pole Construction Notes.Table
Date:
Site Address:
Datum Point:
Name of Surveyor or Engineer:
Height of,Story Pole'' Proposed Maximum
Pole Number, offset Hub Elevation* from Hub Elevation Elevation
*If standard survey hubs are not feasible because of the existence of rocks, paving or existing structural
improvements, then the.surveyor or engineer may use an alternative method of establishing horizontal and vertical
control for story poles that can be observed in the field. The surveyor or engineer shall describe the control
method used directly on the full-size roof plan. Such alternative methods may include painted markings or nail
with information tags attached.
Sam .le
Story Pole construction.Notes..Table
Date:`
Site Address:
Datum,Point:
Name of surveyor or Engineer:
Height,of story Pole Proceed.Maximum
Pole Number Offset Nub Elevation* from Hub-.Elevation Elevation•
*If standard survey hubs are not feasible because of the existence of rocks, paving or existing structural
improvements, then the surveyor or engineer nnay use an alternative method of establishing horizontal and vertical
control for story poles that can be observed in the field. The surveyor or engineer shall describe the control
method used directly on the full-size roof plan. Such alternative:meth"ods may include painted markings or nail
with information tags attached.
Cupertino enacts changes to single-family residential zoning ordinance
By Matt Wilson
mwilson.@comm unity-newspa pers.Corn
Posted: 08/11/2011 0.8:0.4:29 PM PDT
Updated: 08/11/2,011 08 04:29 PM PDT
Developers and residents. have earned a bit more. freedom to design their dream
homes,r thanks to thecity council's decision last week t0 update its single-family
residential zoning ordinance. A second reading of the ordinance is tentatively set for.
the Aug.. 16 council meeting.
For the past few. •months,; the city '.has conducted a limited,- review of the.
requirements for sloped single-family residential lots, public notices, story poles and
the two-story design review process.
The single-family. residential ordinance was enacted in 1971 and has undergone a
number of changes in recent years. The R1 ordinance provides architectural
principles and -visual relief options-to soften the perceived building mass and allow_
fora variety of building. styles.
Perhaps the biggest- change in the ordinance is the elimination of design .re-view for
most two-story. ,homes. .,The council backed off from the planning commission's
more aggressive recommendation that would'have eliminated;design review for all
new construction.
Homes with. second stories larger than 66 percent of the first, floor and those that
are fewer than 15 feet from their property line are now subject to the design review-
process. Previously,, homes with a second floor-to-first floor ratio .of larger than 45
percent were subject to'much more. stringent city. review.
..The council also voted to eliminate story. poles. -which have been required for all
two-story projects, ...even--for minor additions, since 2005,. Story. poles--with their
striking wooden 'stakes and orange mesh fencing--are meant to announce a project
and proviwde neighbors with ,a three-dimensional sense of the siting and maximum
height of a project. The city instead will require 3D, photo simulations of the homes
be distributed..
The council also .made changes, to how homeowners and developers inform
residents about projects coming to the . .eighborhood. Every single-family
residential .planning permit previously__required public noticing.
The' council voted to change project..noticing 'so that only adjacent neighbors and
those across the street receive plan sets. , Before the decision. -noticing materials,
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and . 11-inch-by-,1-7-inc' h plan sets for: two-story projects. are sent out to residents .
within.a 300-foot radius.
The ordinance update also addresses development on.slopes of over 30 percent by.
requiring .'additional city review. The city eliminated special, requirements that apply
to single-family residential lots with slopes of between 15 percent :and 3'0 percent.
There are . only a handful of lots that are currently subject to these special
requirements.
Public comment on, the issue lasted about 20 .minutes, with residents sp.eakirng for
and against the changes. Jennifer Griffin, a resident 'of the Ran_ cho. Rin.conada
neighborhood and a fixture at- nearly, a.11 council meetings, spoke passionately
against any,changes to the ordinance.
Cupertino -incorporated- Rancho. Rinconada from Santa. Clara County a decade ago,
in large part because of a,n,outcry from residents for protection from. larger homes
being, built in' the.. unincorporated,l area.- Residents -in the.-, small-.Lot neighborhood
worry about. a return to ,invasive box-shaped homes derisively known as
"McMansions.''
"We live in-a teacup; you marry your neighbors when yo.0 .move in there. We have
w-ays that work in' Rancho 'Rinco-nada that'..are' tried and true, and we are happy -
now: With this. opening of R1. again, all he.lf is going to.break loose," Griffin said at
the meeting.
While public comment: Was roughly: 50-50 for and agai-nst the changes, Griffin
mentioned that a flurry. of emails.from residents. in her s-I'de of town were sent to.
city staff and the council pleading against changes to the ordinance.
Some developer's requested that a well-intentioned ord.in.ance be toned down. for
the sa.ke .of builders and residents Who would like more.diversity)n their d-esig-ns.
"I do think the requirements have morphed into.. something, I believe, that is far
beyond what was intended," said Terry Brown, a ,eveloper and. Cupertino resident.
"You can't make architectural decisions mathematically.' Architecture is'.an art; it's
really not.a science. Math formulas do not lend themselves on ord.inances."
Brown also added -his su-pport for closing .the book on story poles .and adopting .the
3.D photo stm.ulations.
"I have.put.up many of them. And I mu t admit, I don.'t think they do a proper job
of telling the neighbors exactly what. is going to be. constructed there," Brown said.
"I would.revise -an old saying that I-'believe, a picture is worth a thousand .miles of
r
-orange fencing h'ang,ing on someone's: roof."
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