1990-112-Revising The Hillside Development Standards Applicable In The HR And RC ZonesRESOLUTION 1990 -112
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
REVISING THE HILLSIDE DEVELOPMENT STANDARDS
APPLICABLE IN THE HR AND RC ZONES
WHEREAS, the purpose of the HR zone is to provide for an orderly, harmonious
development of the foothills and mountains resulting in the minimum amount of
disturbance of the natural terrain; and
WHEREAS, the Hillside Development Standards are to encourage and provide
incentive for excellence in design principals and engineering techniques, and to provide for
a variety of dwelling types where a unified development plan are made more appropriate.
THEREFORE, the Town Council of the Town of Los Gatos does hereby resolve
that the attached Hillside Development Standards and Revisions thereto, reflect the Town's
commitment to the utilization and development of land in the Hillsides in balance with its
natural capabilities.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town
of Los Gatos this 21st day of May, 1990 by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
e_
ABSTAIN:
Joanne Benjamin, Eric D. Carlson, Robert L. Hamilton,
Brent N. Ventura, Thomas J. Ferrito
None
None
None
SIGNED:
ATTEST: /.
CLERK OF THE TOWN OF- S GATOS
LOS GATOS, CALIFORNIA
Ord Res \Resos \HNZone
TOWN OF LOS GATOS
PLANNING DEPARTMENT
Recommended by the Planning Commission 1/23/80
Adopted by the Town Council 2/4/80
Amended by the Town Council 5/21/90
Section 5.20.040 of the Zoning Ordinance specifies the types of consideration that must be given to all
architecture and site approval applications. The Town has adopted the specific objectives and standards
listed below to be used in the review of applications in the Los Gatos hillsides. The italicized portions are
excerpts from the Los Gatos Zoning Ordinance.
SEC. 5.20.040: CONSIDERATIONS IN REVIEW OF APPLICATIONS
The deciding body shall consider all relevant matter including, but not limited to, the following:
(1) Considerations relating to traffic safety and traffic congestion:
The effect of the site development plan on traffic conditions on abutting streets, the layout of the
site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives,
and walkways; the adequacy of off - street parking facilities to prevent traffic congestion; the location,
arrangement, and dimension of truck loading and unloading facilities; the circulation pattern within
the boundaries of the development, and the surfacing and lighting of off - street parking facilities.
Objective 1.1: Driveways must be safe and must allow for access by emergencv vehicles.
Standards:
1.1.1 The maximum slope of any driveway cannot exceed 15% unless it can be demonstrated that a flatter
driveway cannot be built without massive grading. Whenever a proposed driveway will exceed 15%
grade, the plans submitted must include a profile of the driveway and a grade break at the street and
at the garage.
1.1.2 Driveways must be 18 feet wide unless such width would require excessive grading, in which case
the driveway may be reduced in width to a minimum of 12 feet of pavement with a 3 -foot shoulder
on one side.
1.1.3 Driveways that are less than 18 feet wide and more than 150 feet long shall have turnouts in locations
as specified by the Development Review Committee (DRC).
1.1.4 All driveways shall have an overhead clearance of 15 feet.
1.1.5 special traction surface whendspecified accordance
by the DRC.TAll drivewaysrmusSbe paved prior to occupancy.
1.1.6 shall
1.1.6 If the back of the house is more than 150 feet from the street, the driveway must include a
turnaround area for emergency vehicles. The turnaround area may be any one of the following: (a)
rectangular area 40 feet x 48 feet; (b) circle with a minimum radius of 32 feet; (c) hammerhead with
design and dimensions as specified by the fire department. In all cases, the turnaround area cannot
have a grade exceeding 5 %.
Obiective 1.2:
Standards:
1.2.1 Driveway approaches shall be spaced 20 -22 feet minimum apart or immediately adjacent.
1.2.2 Driveway approaches shall be located a safe distance from all intersections and street furniture.
(2) Consideration relating to outdoor adverdsina:
The number, location, color, size, height lighting and landscaping of outdoor advertising signs
and structures in relation to the creation of traffic hazards and the appearance and harmony with
adjacent development.
Not applicable for residential properties, for non - residential uses. See Chapters 3.30 through 3.39
of the Zoning Ordinance.
(3) Considerations relating to landscaping:
The location, height, and materials of walls, fences, hedges and screen planting to insure harmony
with adjacent development or to conceal storage areas, utility installations or unsightly development;
the planting or ground cover or other surfacing to prevent dust and erosion; and the unnecessary
destruction of existing healthy trees.
Objective 3 1 • Preserve natural landscape.
Standards:
3.1.1 Consider the preservation of existing trees when siting the house, pool and any paved areas. A tree
is considered impacted if there is any construction or grading within the dripline of the tree.
3.1.2 elevation of tree natural ground impacted
trunk, proposal, pc e information on
of tree shall be submitted withlthe plans.
3.1.3 If a tree must be removed, information on the visual impact of the removal as well as the impact on
adjoining trees shall be submitted with plans.
3.1.4 The optimal situation is that there would be no construction or grading of any kind within the dripline
of any existing trees. However, when work is necessary within the dripline of a tree, information
concerning paving materials, foundation (including the use of piers and grade beams), etc., shall be
submitted with the plans, and consideration shall be given to using retaining walls to maintain natural
grades around the base of trees.
3.1.5 On heavily wooded lots, it is strongly recommended that an arborist be retained, and that the builder
and arborist meet with the Parks Department on the site prior to the design of the house.
3.1.6 Plans should specify what type of pruning, if any, will be required on the trees that are to remain.
Objective 3.2: Use of native materials.
Standards:
3.2.1 plans, including control plans, shall lr native se
planets, as wllas grasses. The use of exotic plants should be restricted to areas close to the house.
(4) Considerations relating to site layout:
The orientation and location of buildings and open spaces in relation to the physical characteristics
of the site and the character of the neighborhood; and the appearance and harmony of the buildings
with adjacent development.
Objective 4.1:
a. Within Sub Area One of the Hillside Specific Plan, development outside of the least
restrictive areas, as identified by the Blossom Hill Open Space Study, is prohibited
except when all of the following conditions exist.
• When the development is clearly in compliance with the other provisions of the
Hillside Development Standards, Hillside Specific Plan and General Plan.
• When development outside of the least restrictive areas does not result in
unnecessary grading, tree removal or threaten the natural landscape; and is more
advantageous as determined by the Planning Commission to accomplish these goals.
• When access to a development within a least restrictive area can only be attained by
developing a road outside a least restrictive area.
When project visibility from the valley floor will be minimized or will not exist.
(Amended by Resolution No.1990 -112)
Standards:
4.1.1 It is strongly recommended that an architect, landscape architect, civil engineer, or other
professional skilled in the siting of buildings and roadways in hillside areas be retained to advise
on the siting of each house.
4.1.2 The existing natural grade as well as the proposed final grade shall be shown on all elevations
submitted with plans.
4.1.3 The design, location and orientation of the house on the lot shall be in harmony with the physical
features of the land. Design elements which shall be considered include appropriate pad and
floor elevations, foundation system, split or multi -level on steeper lots, or flat pad construction on
more level sites, proper orientation relative to the slope of the land, and the location of trees and
other physical features.
Objective 4.2 Within sub -areas 2 -9 within the Hillside Specific Plan, development is also prohibited
outside the least restrictive areas.
Since the Blossom Hill Open Space Study did not map the least restrictive area outside sub-
area 1, development applications will be required to map the least restrictive areas for their
individual development sites within sub -areas 2 -9.
Standards
4.2.1 The least restrictive areas within sub -areas 2 -9 shall be defined as those areas:
a. Below the ridgeview protection line as defined by the military crest zone formula in
Attachment "A ".
b. Outside riparian corridors.
c. With a 30 percent slope or less.
d. Where the impact on the natural habitat including trees, wildlife corridors, cut and fill
slopes and natural watersheds are minimized.
4.2.2 The exceptions to developing outside the least restrictive areas are noted in Objective 4.1
Objective 4.3: Projection of structures above ridge view protection line.
a. The Hillside Plan states:
No new construction shall be allowed which would protrude above the ridge view protection line or
otherwise alter its natural contour as determined by the deciding body.
Standards:
4.3.1 The plans for each house shall indicate whether or not it will project above the ridge view
protection line when viewed from specified vantage points, and if so, indicate by profile and
sightline where and how much of the house will be visible.
4.3.2 Vantage point(s) shall be determined for each existing or proposed lot at the time an application
for a tentative map or Architecture and Site is considered.
4.3.3 The vantage point(s) will be chosen by the staff in consultation with the subdivider or designer,
subject to confirmation by the Planning Commission.
4.3.4 Each vantage point will be from a specific geographic location, a road, intersection, or other
location from which the property is visible.
4.3.5 The purpose of choosing a vantage point or points is to allow a more precise evaluation of
whether a proposed structure will appear to protrude above the ridge view protection line when
viewed from the vantage point(s).
4.3.6 The ridge view protection line shall be determined by using the formula demonstrated on
Attachment "A" of these standards. Projection above the ridge view protection line is prohibited.
4.3.7 Projection above the ridge view protection line is only one of the standards to be used in review
of applications, and the Planning Commission will use their judgement considering each
application on an individual basis when there is a conflict between any of the standards.
(Amended by Resolution No. 1990 -112)
Objective 4.4: All houses should be well sited in relationship to houses on adjoining lots._
Standards:
4.4.1 The plans for each house should show the location and schematic elevation of the houses on each
adjoining lot. If there is no house existing or approved for the adjoining lot, then a sketch showing
the most likely site for the house with a possible building envelope must be included on the plans.
(This requirement may be waived by the DRC where the terrain makes the requirement
inappropriate.)
(5) Considerations relating to drainage:
The effect of the site development plan on the adequacy of storm and surface water drainage.
Objective 5.1: All drainage should be handled in a positive manner.
Standards:
5.1.1 Avoid drainage down graded slopes.
4
5.1.2 Avoid concentrated drainage from one lot to another.
5.1.3 Avoid drainage across the toe of graded slopes.
Objective 5.2: Preserve the natural terrain.
Standards:
5.2.1 Minimize exposed cuts and fills.
5.2.2 All plans shall include provisions for restoration of cuts and fills and erosion control plans including,
but not limited to, silt basins, planting plans, soil preparation and irrigation plans.
5.2.3 Between October 1 and April 1 interim provisions for erosion and sedimentation within 20 days of
the date the grading is begun.
(a) Provide erosion protection for any concentrated drainage discharge, including channel lining,
energy dissipators, and erosion control planting.
(b) An erosion /sedimentation control plan shall be included with all site plans and /or grading plans.
The erosion /sedimentation control plan shall provide interim (during construction) and ultimate
plans for control of erosion and sedimentation or show in detail why this is not necessary.
5.2.4 Choice of plant materials for erosion control planting shall be based on aesthetics as well as
practicality.
5.2.5 Short retaining walls should be substituted for long graded slopes whenever possible.
5.2.6 Critical retaining walls shall be made of permanent materials, i.e., concrete or concrete block rather
than wood.
(6) Considerations relating to the exterior architectural design of buildings and structures:
The effect of the height, width, shape and exterior construction and design of buildings and
structures as such factors relate to the existing and future character of the neighborhood and
purposes of the zone in which they are situated, and the purposes of architecture and site
approval.
Objective 6.t: Harmonious development.
Standards:
6.1.1 Materials and colors shall not visually detract from the natural hillside surroundings when viewed
from off -site, especially from the valley floor. Exterior colors shall not exceed the reflectivity value
of 3o and shall blend with the natural color of vegetation that surrounds the site. The use of natural
materials such as wood and stone is highly recommended.
6.1.2 Architectural detailing should be continued all around a house and not just on a "false front."
6.1.3. Three story elevations are prohibited in the hillsides and two -story houses should be articulated to
reduce mass and scale. On parcels where development may be visible, maximum building height
is 25 feet.
(Amended by Resolution No. 1990 -112)
Obiective 6.2: Safety.
Standards:
6.2.1 Roof materials shall be fire retardant or special purpose.
6.2.2 There shall be spark arrestors on all chimneys, and branches of trees must be trimmed back 10 feet
from all chimneys. Therefore, fireplaces cannot be located within 10 feet of the dripline of any
existing trees.
6.2.3 Water for fire suppression must be available before any framing.
Objective 7.1 Hillside trails and open space
7.1.1 Open space should be provided in mass rather than in fragments. Open space should not consist
of remnants 'left over" after a developer has chosen his building sites. Development within the
hillsides should occur by first identifying the open space plan for the subdivision and then identifying
building sites. Open space shall be contiguous to open space from adjacent parcels and shall
provide an uninterrupted band of useable segments for wildlife habitat and the recreational use of
others.
7.1.2 A 30 -foot trails corridor shall be provided in easement to ensure development is adequately set back
from the hillside trail system.
7.1.3 As a part of any subdivision approval, a maintenance district for the payment of maintenance of these
trails shall be formed.
(Added by Resolution No. 1990 -112)
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