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Item 3—Redlined Plan, Part 2 rely on a maximum height prescribed by the municipal code, a more predictable and implementable standard to use. This recommendation is based on several factors including that (1) the municipal code does not account for number of stories; (2) the required floor to floor height for different types of uses can be dramatically different (e.g., residential could be 9 feet and office spaces could be 15 feet; see Table 1 in this memo); and (3) what is interpreted to constitute a story is often ambiguous (e.g., lofts, mezzanine space). Height Limits in Residential Zoning Districts In the residential zoning districts, the specific plan currently includes an implementation action to modify the municipal code to limit height in all residential zoning districts (including future Planned Unit Developments) to two stories and no more than 30 feet in height. Although this amendment to the code has not yet been implemented, staff and decision-making bodies have interpreted this limitation to apply to new projects, and thus have required new buildings to adhere to the two-story and 30-foot height limitation. Also, while most single and multi-family residential districts limit height to 30 feet, two multi-family districts (the RM-2,000 and RM-1,500 districts), currently have a 40-foot height limit. Therefore, while implementation of the specific plan policy (and associated code amendment) would not reduce the maximum permitted height in most residential districts, it would result in a 10-foot reduction in maximum allowed height in the RM- 2,000 and RM-1,500 districts compared to what is allowed today. While this results in a reduced building envelope, it would be consistent with the approach regarding context sensitive infill by requiring new construction to be scaled appropriately for the surrounding neighborhood. It is also consistent with recent residential projects in these zoning districts in the downtown, none of which have exceeded 30 feet, and thus does not appear to create a substantial hardship. The RM-2,000 and RM-1,500 zoning districts also exist outside of downtown in limited areas (e.g., Vineyard Avenue, Sonoma Drive). Height Measurement Methodology An important factor in considering height limits is to evaluate how height is measured. The municipal code prescribes how to measure height of both principal structures (the main building on a site) and accessory structures, and distinguishes elements that may exceed height limitations. Per the Pleasanton Municipal Code, the height of a principal structure is measured from the "average elevation of the natural grade of the ground covered by the structure to the highest point of the structure." However, roof types such as hip, gable, or gambrel roofs are measured to the "mean height between eaves and ridges." This allows the protruding elements of the roof(e.g., the sloping and peak elements of a gabled roof) to exceed the maximum height for purposes of articulation along the roofline, with the bulk of the building height at or below the maximum permitted height. Figure 1 below shows hip, gable, and gambrel roof styles. Accessory structures are measured from the "lowest grade adjacent to the structure to the highest ridge or top of structure," which is a more conservative standard because no part of the roof may exceed the maximum. Prepared for the April 24,2018 Downtown Specific Plan Update Task Force Meeting Page 2 of 13