Item 2 - Staff Report with Attachments 1 through 7.14915 Shannon Road
PREPARED BY: SEAN MULLIN, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 10/11/2023
ITEM NO: 2
DATE: October 6, 2023
TO: General Plan Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for a Zone Change from RC (Resource Conservation) to
HR-2½ (Hillside Residential), a General Plan Amendment to Change the Land
Use Designation from Agricultural to Hillside Residential, and Subdivision of
One Lot into Nine Lots on Property Zoned RC. APN: 537-27-047. CEQA
Review is Pending. Zone Change Application Z-22-001, General Plan
Amendment Application GP-22-001, and Subdivision Application M-22-003.
Project Location: 14915 Shannon Road. Property Owner: Ray M. Elam, III,
Trustee of Elam Family Trust. Applicant: Terence J. Szewczyk. Project
Planner: Sean Mullin.
RECOMMENDATION:
Consider a request for approval of a zone change from RC (Resource Conservation) to HR-2½
(Hillside Residential), a General Plan amendment to change the land use designation from
Agricultural to Hillside Residential, and subdivision of one lot into nine lots, for a property
located at 14915 Shannon Road.
BACKGROUND:
The subject parcel is approximately 27.68 acres located north of Shannon Road across from
Diduca Way (Attachment 1). The property was previously located in unincorporated Santa
Clara County. It has historically been used for agricultural pursuits and was formerly under a
Williamson Act contract, which has since expired. Based on its agricultural heritage, the
property was pre-zoned RC with a land use designation of Agriculture. In 2017, the Tow n
received a petition from the property owner requesting annexation into the Town. When the
property was annexed into the Town in 2018, it was assigned a land use designation of
Agriculture and zoned RC. The property is currently developed with two single-family
residences and several agrarian accessory structures. Concurrently with the General Plan
PAGE 2 of 4
SUBJECT: 14915 Shannon Road/Z-22-001, GP-22-001, and M-22-003
DATE: October 6, 2023
BACKGROUND (continued):
amendment application, the applicant has submitted zone change and subdivision applications
that are currently under review by the Town.
On January 8, 2020, the Conceptual Development Advisory Committee (CDAC) reviewed a
proposal for a General Plan amendment to change the Land Use designation of the subject
property from Agriculture to Hillside Residential, a zone change from RC to HR-1, and a
subdivision of one lot into 10 lots (Attachments 2 and 3). The subdivision presented to the
CDAC would have created nine residential lots and one lot that would be retained as an open
space corridor for wildlife. The CDAC made several comments on the proposal as reflected in
the meeting minutes included as Attachment 4. The comments included:
• Concerned about slope and building area;
• Explore alternatives so all entrances are not on Shannon Road. Consider putting a road on
the spine in the open space;
• How many lots can this area support?
• Create access to public open space;
• The number of units is questionable. Technically you can build, but should you build?
• General Plan update is considering zero growth in the hillside;
• HR-2.5 or HR-5 zoning seems more appropriate; and
• Do neighborhood outreach.
On June 30, 2022, the Town Council approved the 2040 General Plan, which included a new
Land Use Element that maintained the Agriculture designation of the property. On August 16,
2022, signatures were submitted to the Town in support of a referendum on the Land Use and
Community Design Elements of the approved 2040 General Plan. Once the referendum
signatures were verified by the County Registrar in late September, the 2040 General Plan Land
Use and Community Design Elements were suspended in accordance with Elections Code
Section 9237.
On October 4, 2022, Town Council approved a Resolution to confirm suspension of the 2040
General Plan Land Use and Community Design Elements and to provide that the 2020 General
Plan Land Use and Community Design Elements govern during the suspension period.
The role of the General Plan Committee (GPC) is to assist the Planning Commission and Town
Council on matters relating to the General Plan or any specific plans. As a legislative item, the
Planning Commission will make a recommendation to Town Council on the entire project,
including the General Plan amendment.
PAGE 3 of 4
SUBJECT: 14915 Shannon Road/Z-22-001, GP-22-001, and M-22-003
DATE: October 6, 2023
DISCUSSION:
The following is a brief list of issues and topics for consideration by the GPC. Staff has not
reached conclusions on these topics and provides them to help frame the discussion and to
solicit input. The main question for the GPC is whether the applicant’s request to chang e the
General Plan land use designation is consistent with the General Plan.
A. General Plan Land Use Designations
The applicant is proposing a General Plan amendment to change the land use designation
from Agriculture to Hillside Residential. The proposed General Plan amendment is
discussed in a letter from the applicant included as Attachment 5.
The proposed Hillside Residential land use designation provides for the following:
• A very low density (0-1 dwelling units per net acre; up to 3.5 persons per acre), rural,
large lot or cluster, single-family residential development. This designation allows for
development that is compatible with the unique mountainous terrain and vegetation of
parts of Los Gatos.
The existing Agriculture land use designation identifies areas for commercial agricultural crop
production.
The subject property is bound by parcels in unincorporated Santa Clara County to the north,
west, and south. Parcels to the east are within the Town boundary. The parcels to the north
and south have a Hillside Residential designation; the parcel to the west is designated
Agriculture; and the parcel to the east is designated Open Space (Attachment 1). A table of
the surrounding General Plan land use designations is provided below.
Jurisdiction Existing Land Use Existing General Plan
North Santa Clara County Residential Hillside Residential
South Santa Clara County Residential Hillside Residential
East Los Gatos Open Space Open Space
West Santa Clara County Agriculture Agriculture
The property is located north of Shannon Road across from Diduca Way. A portion of the
property is bisected by Sky Lane. The present use of the subject property is agriculture and
residential. The applicant has submitted applications for a nine-lot subdivision of the land
that includes the General Plan amendment and a zone change from RC to HR -2½
(Attachment 6). The proposed density of 0.3 dwelling units per acre is consistent with the
density prescribed by the requested Hillside Residential land use designation. The current
subdivision plans show that proposed Lots 1 through 3 would be served by two new
driveways taking access from Sky Lane; Lots 4 through 7 would be served by two new
PAGE 4 of 4
SUBJECT: 14915 Shannon Road/Z-22-001, GP-22-001, and M-22-003
DATE: October 6, 2023
DISCUSSION (continued):
driveways taking access from Shannon Road; and Lots 8 and 9 would be served by a new
shared driveway taking access from a proposed extension of Sierra Azule Drive (Attachment
6). The adjoining residential properties to the north are served directly from Sky Lane
(Attachment 1).
B. General Plan Goals/Policies/Strategies
Attachment 6 includes General Plan goals and policies that will be used to evaluate the
proposed General Plan amendment, as well as the Zone Change and Subdivision
applications.
PUBLIC COMMENTS:
As of the drafting of this report, no comments from the public have been received.
CONCLUSION:
The GPC should consider the existing and proposed General Plan land use designations and
make a recommendation to the Planning Commission and Town Council on whether the
proposed General Plan amendment from Agriculture to Hillside Residential is consistent with
the Town’s General Plan.
ATTACHMENTS:
1. Location Maps (Showing Existing and Proposed General Plan Designations)
2. Conceptual Development Advisory Committee Staff Report with Attachments 1 though 6,
January 8, 2020
3. Conceptual Development Advisory Committee Desk Item with Attachment 7, January 8,
2020
4. Conceptual Development Advisory Committee Meeting Minutes, January 8, 2020
5. Letter from Applicant
6. Applicable General Plan Goals and Policies
7. Development Plans
Agriculture
OpenSpace
Hillside Residential
Hillside Residential
SHAN
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14915 Shannon RoadExisting Land Use Designation
ATTACHMENT 1
Agr iculture
OpenSpace
Hillside Residential
Hillside Residential
SHANNON RDSKY LNDIDUCA WY DI
DUCA WY14915 Shannon RoadProposed L and U se Des igna ti on
PREPARED BY: Sean Mullin, AICP
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL DEVELOPMENT
ADVISORY COMMITTEE REPORT
MEETING DATE: 01/8/2020 ITEM NO: 2
DATE: January 2, 2020
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-19-006.
Project Location: 14915 Shannon Road.
Property Owner/Applicant: Ray ‘Bud’ Elam Iii, Trustee, The Elam Family Trust.
Requesting preliminary review of a proposal for a General Plan amendment to
change the land use designation of a property from Agriculture to Hillside
Residential, a zone change from RC to HR-1, and a subdivision of one lot into 10
lots on property zoned RC. APN 537-27-047.
ROLE OF THE CDAC:
The Conceptual Development Advisory Committee (CDAC) advises a prospective applicant on
the overall consistency of a project with Town policies prior to submitting a formal application
and investing in the development review process. The Committee also endeavors to identify
the potential issues that will need to be addressed during the development review process
should the applicant wish to submit an application. The issues identified by the Committee are
not intended to be all-inclusive and other additional issues may be identified during the formal
development review process.
None of the Committee's comments are binding on the Town and in no way are they intended
to indicate whether the project will be received favorably by the various review bodies that are
charged with evaluating and deciding the application. As noted in this memorandum, if an
application is filed, technical analysis would need to be done during the evaluation of the
proposal. In addition, public input is a required and essential component in the development
review process. Notice has been sent to residents and property owners within 500 feet of the
project site. In addition to the public comments received at this meeting, all applicants are
strongly encouraged to hold neighborhood meetings to receive input as the design of the
project evolves should they decide to proceed with the development review process.
ATTACHMENT 2
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PROJECT DESCRIPTION:
The applicant has submitted a project description (Attachment 3) and conceptual development
plans (Attachment 5) for a General Plan amendment to change the Land Use designation of a
27.09 acre property from Agriculture to Hillside Residential, a zone change from RC to HR-1,
and a subdivision of one lot into 10 lots. The subdivision would create nine residential lots and
one lot that would be retained as an open space corridor for wildlife. Additionally, portions of
Shannon Road, Sky Lane, and Sierra Azule would be dedicated as rights-of way reducing the
property size subject to subdivision to 23.93 acres. Lots 1 and 2 would be accessed through an
ingress/egress easement between Sky Lane and Sierra Azule on the north side of the property.
Access to Lots 3, 4, and 5 is not clear on the conceptual plans; however, there are existing
driveways taking access from the north side of Shannon Road serving these proposed lots. Lots
6 through 9 would be accessed from a new shared driveway taking access from the north side
of Shannon Road. The project also includes a new bike path connecting the proposed shared
driveway to the trail on the east side of Santa Rosa Drive. Key elements of the proposed
project are as follows:
• General Plan amendment to change the Land Use designation from Agriculture to
Hillside Residential;
• Zone change from RC to HR-1;
• Subdivision of one lot into nine residential lots and one open space lot for a wildlife
corridor;
• Construction of a new shared driveway; and
• Construction of a new bike path.
EXISTING GENERAL PLAN, ZONING, AND SPECIFIC PLAN DESIGNATIONS:
1. General Plan designation: Agriculture, which provides areas for commercial agricultural crop
production.
2. Surrounding General Plan designations: Hillside Residential to the north, south, and a
portion to the east; Open Space along a portion to the east; and Agriculture to the west.
Attachment 4 includes the General Plan designations of the surrounding properties.
3. Zoning designation: RC (Resource Conservation).
4. Surrounding zoning designations: HR-5 and unincorporated County lands zoned
HR-5:Prezone to the north; HR-2½ to the east; unincorporated County lands zoned
HR-5:Prezone to the south; and unincorporated County lands to the west zoned
RC:Prezone. Attachment 5 includes the zoning of the surrounding properties.
5. Hillside Specific Plan: Sub-Area 1 (2½ to 10 AC/DU).
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POTENTIAL CONSIDERATIONS AND ISSUES:
The following is a brief list of issues and topics for consideration by the CDAC. Staff has not
reached conclusions on these topics. Staff is identifying them here to help frame the discussion
and to solicit input. The main question for the CDAC is whether or not the applicant’s concept
for the project creates a high-quality plan appropriate for Los Gatos in this location. If an
application is filed, staff would evaluate the technical issues.
1. Density
a. Density in the HR zone is expressed as the number of acres required for each dwelling
unit. The property is currently zoned RC, which does not define an appropriate
density range but does include a minimum lot area of 20 acres. This minimum lot
area in the RC zone would not allow for subdivision of the net 23.93-acre property.
The applicant proposes to rezone the property from RC to HR-1 and subdivide the
property into 10 lots (nine residential lots/dwelling units and one open space lot).
The minimum land area required for each dwelling unit in any subdivision in an HR
zone is determined by the slope density formula in Section 29.40.250 of the Town
Code. The product of this formula indicates the number of acres required for each
dwelling unit, which determines the number of potential lots that may result from a
subdivision. When considering the average lot slope of 36.0 percent, the proposed
HR-1 zone would require 2.36 acres for each dwelling unit potentially yielding 10
lots/dwelling units. For comparison, an HR-2½ zone would require 3.77 acres for
each dwelling unit, potentially yielding six lots/dwelling units; and an HR-5 zoning
designation would require 11.59 acres for each dwelling unit, potentially yielding two
lots/dwelling units. A summary of the slope density calculation for the HR zones is
provided in the table below.
Slope Density Calculation Summary
Existing Zone: RC (Resource Conservation – 20-acre minimum)
Existing lot size: 27.09 acres (23.93 acres net after dedication)
Average Slope: 36.0 percent
Zone Acres per Dwelling Unit Potential Lot Yield/ Dwelling Units
HR-5 11.59 2
HR-2½ 3.77 6
HR-1 (proposed) 2.36 10
2. General Plan
a. Is the proposed General Plan amendment to Hillside Residential compatible with the
surrounding area? The General Plan designations of adjacent properties are
Agriculture, Open Space, and Hillside Residential (Attachment 4).
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
3. Zoning:
a. Is the proposed zone change to HR-1 compatible with the surrounding area? The
zoning designations of adjacent properties are RC, HR-5, HR-5:Prezone, and HR-2½
(Attachment 5).
4. Lot Configurations
a. The minimum lot area in an HR zone is 40,000 square feet.
b. The minimum lot width in the HR zone is 100 feet.
c. Are the lot layouts appropriate?
d. Is a shared driveway appropriate?
e. Is direct access to some lots from Shannon Road appropriate?
f. Are the potential building envelopes appropriate?
g. Hillside subdivisions are required to provide open space through dedication or
easement.
h. Is the site layout and lot pattern compatible with the surrounding properties?
i. Do the potential building sites avoid geologic hazards?
j. Does the project maintain the rural, natural, open space character of the hillside?
k. Will the project impact special-status plant and wildlife species?
l. Would necessary cut, fill, and wall heights meet the limitations within the Town’s
Hillside Development Standards and Guidelines (HDS&G)?
5. Parking/Circulation
a. Adequate access, that meets Town roadway requirements, to each parcel will need
to be provided.
b. Will the proposed access to each lot address the General Plan Policy requiring dual
access for all zoning approvals?
c. Would driveway slopes exceed the 15 percent limit in the HDS&G?
d. Will parking for guest vehicles be provided?
e. The Hillside Specific Plan prohibits access roads that result in excessive grading.
Would access and driveways require excessive grading?
f. Trails will be required as shown in the Hillside Specific Plan. Trails not shown in the
Hillside Specific Plan or General Plan may be required by the deciding body.
g. The alignment of the proposed bike path will need to be consistent with the
proposed Class I bikeway identified in Figure TRA-2 of the General Plan and satisfy
the requirements of the Transportation Element?
6. Traffic
a. A traffic analysis will determine whether a traffic study or mitigation fees will be
required.
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POTENTIAL CONSIDERATIONS AND ISSUES (continued):
7. Visibility
a. The potential visibility of the future single-family residences from the Town’s
established viewing platforms will need to be analyzed pursuant to the HDS&G.
8. Tree Impacts
a. An arborist report will be required during the development review process to
evaluate the potential impacts to trees.
b. Will potential driveways be located to avoid tree impacts?
c. Will underground water, sewer, electrical, and telephone utility lines impact trees?
9. Creeks/Waterways
a. Would the project impact existing creeks or waterways?
b. Compliance with the Standards and Guidelines for Land Use Near Streams will be
required if there are existing creeks or waterways on the site or in the immediate
area.
c. Valley Water, Regional Water Quality Control Board, and other agencies may need
to review the future project.
10. Other
a. Would the project include extension of public utilities?
b. The project would be evaluated for utilities, stormwater management, and other
engineering considerations.
ATTACHMENTS:
1. Location map
2. CDAC application
3. Project Description
4. General Plan map of surrounding area
5. Zoning map of surrounding area
6. Conceptual Development Plans
Distribution:
Ray “Bud’ Elam III, Trustee, The Elam Family Trust, 3061 Langhorn Drive, CA 94536
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PREPARED BY: Sean Mullin, AICP
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL DEVELOPMENT
ADVISORY COMMITTEE REPORT
MEETING DATE: 01/08/2020 ITEM NO: 2 DESK ITEM
DATE: January 8, 2020
TO: Conceptual Development Advisory Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Conceptual Development Advisory Committee Application CD-19-006.
Project Location: 14915 Shannon Road.
Property Owner/Applicant: Ray ‘Bud’ Elam Iii, Trustee, The Elam Family Trust.
Requesting preliminary review of a proposal for a General Plan amendment
to change the land use designation of a property from Agriculture to Hillside
Residential, a zone change from RC to HR-1, and a subdivision of one lot into
10 lots on property zoned RC. APN 537-27-047.
REMARKS:
Attachment 7 includes additional public comments received between 11:01 a.m., Friday,
January 3, 2020 and 11:00 a.m., Wednesday, January 8, 2020.
ATTACHMENTS:
Previously received with January 8, 2020 Staff Report:
1.Location map
2.CDAC application
3.Project Description
4.General Plan map of surrounding area
5.Zoning map of surrounding area
6.Conceptual Development Plans
Received with this Desk Item:
7.Public comments received between 11:01 a.m., Friday, January 3, 2020 and 11:00 a.m.,
Wednesday, January 8, 2020
ATTACHMENT 3
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ATTACHMENT 7
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
CONCEPTUAL
DEVELOPMENT ADVISORY
COMMITTEE REPORT
MINUTES OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING
JANUARY 8, 2020
The Conceptual Development Advisory Committee of the Town of Los Gatos conducted a
Regular Meeting on January 8, 2020, at 4:30 p.m.
MEETING CALLED TO ORDER AT 4:30 PM
ROLL CALL
Present: Chair Mary Badame, Council Member Rob Rennie, Planning Commissioner Melanie
Hanssen, and Planning Commissioner Matthew Hudes
Absent: Council Member Marico Sayoc
PLEDGE OF ALLEGIANCE
SUBCOMMITTEE REPORTS/COMMISSION MATTERS
VERBAL COMMUNICATIONS
-None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1.Approval of Minutes – December 11, 2019
MOTION: Motion by Committee Member Matthew Hudes to approve the consent
item. Seconded by Rob Rennie.
VOTE: Motion passed unanimously.
PUBLIC HEARING
2.14915 Shannon Road
Conceptual Development Advisory Committee CD-19-006
Requesting preliminary review of a proposal for a General Plan amendment to change
the land use designation of a property from Agriculture to Hillside Residential, a zone
change from RC to HR-1, and a subdivision of one lot into 10 lots on property zoned RC.
APN 537-27-047.
PROPERTY OWNER/ APPLICANT: Ray ‘Bud’ Elam III, Trustee, The Elam Family Trust
PROJECT PLANNER: Sean Mullin
ATTACHMENT 4
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Sean Mullin, Associate Planner, presented the staff report.
Applicant presented the proposed project.
Questions from committee members:
• Can you provide written materials and statistics?
• Were the Hillside Development Standards and Guidelines requirements considered
when configuring the lots?
• Are there other similar lots that directly border Shannon Road?
Open Public Comment.
Letter from Paul Livenburg
• In support of the Elam project.
• Believes documentation on file with Town of Los Gatos is inaccurate.
• Rebuttal to Stop the Shannon Road Development:
o The development is 9 new homes, not 10;
o Only a 3 percent increase to Shannon Road traffic;
o Bike path and strategically placed shared driveway should reduce traffic hazards
o The lots are larger than those currently existing; and
o Santa Rosa Subdivision and Diduca Way houses have both maintained peaceful
and tranquil areas.
• Focus on getting one of the open space agencies to buy the Elam property
Mark Robson
• In support of the proposal due to the housing crisis.
• Traffic, traffic safety, and compatibility can be worked out.
• Should allow ADU’s to add more new affordable housing.
David Weissman
• Requested HR-1 zoning is less than the surrounding properties. HR 2.5 or more was
recently granted to Zahadi property at 15215 Shannon Road.
• According to LRDA couldn’t build on some of these lots due to slope.
• In favor of 6 lots along the road. Other lots can be the scenic easement.
Dr. Mary B. McNabb
• Bought six-acre lot because it was the smallest lot they could afford at 1469 Shannon
Road. When building, the County forbade them to use the existing driveway on Shannon
Road. They had to add an easement and road to Diduca Way.
• Traffic has increased since 1982.
• Project will greatly affect wildlife.
• Against the proposal due to too much traffic and Shannon Road is in bad repair.
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James A. McDaniel
• There is a dispute on the easement regarding access. There is no road to connect Sky
Lane to Sierra Azule.
Bulent Kurdi
• Opposed to HR-1 zoning. No HR-1 zoned property nearby. He is okay with HR-5 zoning.
• Bought their property because of the natural beauty similar to Tuscany or Provence.
• RC designation should be maintained.
• The road needs repair.
• New bike path does not solve the safety hazard.
• Setting a precedent of HR-1 zoning along Shannon from Los Gatos Boulevard. to Hicks
Road.
Abby Tsang
• Opposed to proposed development based on 4 points:
o Shannon Road is already over capacity;
o Need to consider density and not just volume;
o Potential fire hazard; and
o Has the trustee approached the Open Space organization to purchase the land?
Nilgun Kurdi
• Opposed to proposed project due to traffic. Main concerns are cyclists, hikers, and
traffic.
• The reason to buy there is the beauty which will be ruined.
• The traffic on a narrow road during a fire is a liability.
Dave Dgak
• That is the safest corridor to get from one end of the Town to the other.
• Concerned about traffic safety, impact on wildlife, and fire safety.
Maria Gerst
• Concerned the road is not big enough to handle the traffic from new development.
• She opposes changing the zoning to HR-1 and is in favor of scaling back the project.
Ryan Rosenberg
• RC to HR-1 is a big shift. In favor of trying to limit the number of developments.
Alicia Chevalier
• Notes minor increase in traffic, still sees wildlife, and is not fearful to cycle in that area.
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Fatima Abuzayyad
• Preserve the natural beauty of the area.
• The proposed site is very narrow.
• Shannon Road and Santa Rosa Road use that road to exit, especially during a fire.
• Wildlife need to be protected.
• In favor of minimum development with a natural beautiful design.
Dana Abuzayyad
• Concerned about gridlock during AM/PM commute times to schools.
• Not fit for HR-1 zoning. Supports Hr-2.5 zone change.
Jon Garliepp
• Disagrees with proposed project.
• When he bought they were zoned HR-5. Five acre lots at the time
• All surrounding properties are HR-5 or a few HR-2.5.
• One house and one driveway
• Traffic speed is 50 mph.
• Who provides the water system or septic lines for the new homes?
• No bikeway into the Town.
• How was the slope average calculated?
Melody Garliepp
• Shannon Road is designated a scenic road.
• New laws about ADU’s would allow the number of houses to be 16, not just eight.
Veronica Talantora
• Lots are very narrow.
• Bought 15 years ago for wilderness, beauty, and rolling hills.
• Supports contacting the Open Space agency to create a preserve.
• Shannon Road between Sky Lane and Sierra Azule needs repair and can’t support more
traffic.
• Daily traffic jam at 5:30 p.m. due to cars using Shannon Road as an alternative to
Camden Avenue.
Applicant
• Daughter explained 2 percent increase in lots and traffic does not include non-resident
cars.
• Road is crumbling so they added bike path to bypass dangerous part of the road.
• Can add speed bumps to slow drivers down.
• Slope calculations were provided in the engineering information.
PAGE 5 OF 6 MINUTES OF CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING OF JANUARY 8, 2020
N:\DEV\CDAC\CDAC MINUTES\2020\1-8-20 Mins.docx
Closed Public Comment.
Committee members discussed the matter and provided the following questions and
comments:
• Concerned about slope and building area.
• Bike path addresses slow uphill riders.
• Explore options for driveway placements of lots 6 through 9 to Shannon Road.
• House visibility will need to be addressed.
• Explore alternatives so all entrances are not on Shannon Road. Consider putting a road
on the spine in the open space.
• How many lots can this area support?
• Do you anticipate asking for any exceptions to the Hillside Guidelines?
• Like the bike path, but can the bike path be extended?
• Consider extending the bike path but may be limited due to topography.
• Has the Williamson Act expired?
• An EIR and traffic study may be considered when an application is submitted.
• Will the public open space wildlife corridor lot be included in the HR-2.5 zoning
calculation? Slope Density calculation for the whole property under HR-2.5 is 40000 sq.
ft. lot minimum. Six lots possible with HR-2.5.
• Proposal should be compliant with The Hillside Development Standards and Guidelines,
including aesthetics.
• Create access to public open space.
• Use new standards for fencing which allows wildlife to travel.
• Include ADU’s in density calculations.
• Provide more information on HR-1 or HR-2.5 zoning.
• Appreciate the smaller lots, larger public lots, and coming to CDAC.
• Need to minimize driveway access.
• Consider screening to preserve the natural setting.
• The number of units is questionable. Technically you can build, but should you build?
• Pursue option for public to purchase property.
• General Plan update is considering zero growth in the hillside.
• For fire safety, do a traffic study.
• HR-2.5 or HR-5 zoning seems more appropriate.
• If putting in residences, screening is recommended.
• Do neighborhood outreach.
OTHER BUSINESS
• None.
PAGE 6 OF 6 MINUTES OF CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING OF JANUARY 8, 2020
N:\DEV\CDAC\CDAC MINUTES\2020\1-8-20 Mins.docx
ADJOURNMENT
The meeting adjourned at 6:00 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
January 8, 2020 meeting as approved by the
Conceptual Development Advisory Committee.
/s/Jocelyn Fong, Administrative Assistant
1776 TECHNOLOGY DRIVE, SAN JOSE, CA 95110
408-452-9300 MAIN 408-837-7550 FACSIMILE
WWW.TSCIVIL.COM
August 7, 2023
Job No. 20-235
Sean Mullin -- Senior Planner
Town of Los Gatos -- Planning Division
110 E. Main Street
Los Gatos, CA 95030
Subject: Hillside Specific Plan Justification
Subdivision Application M-22-003
141915 Shannon Road
Dear Sean:
The subject 28 acres is modeled after the adjacent Tract 8400 insofar as clustering of lots, open
space, trails, and infrastructure. Tract 8400 was developed as 15 lots on 54 acres at an average lot
size of 3.6 acres per dwelling or a density of 0.28 DU/AC. The 54 acres was slightly steeper than
the Elam 28 acres where average lot size is 3.07 acres with a density of 0.32 DU/AC. The point
being that both sites fall within the 0.1 DU/ACC of the general plan. The density range stated in
the HSP is for 2.5 - 10 AC/DU within Sub-Area 1. The site does have public water and public
sewer, and therefore can be developed consistent with the HR 2 ½ Zoning subject to slope density
derivation of the lot yield. The exclusion of slopes over 50% from the main acreage is a beneficial
exception to support clustering and the creation of a critical mass of lots to assist in spreading the
high cost of infrastructure for water, sewer, and roads.
Of course, all of this is tempered with reduction of development on steep slopes (over 30%) and
within areas of geologic hazard. The HSP is actually a permissive and developer friendly document
that results in higher lot yields than Saratoga at the HR-1 density. The HR 2 ½ zoning is
comparable to lot sizing in Saratoga and Los Altos Hills.
Unfortunately, past Town Planning Commissions and Town Councils did not have the political
conviction to develop ANY hillside project at full density due to neighborhood backlash. The
original goal for creation of 1,049 hillside houses has dwindled to likely 250 or less units built
over the past 45 years since initial adoption of the HSP.
The subject project is consistent with the HSP through:
●Clustering of lots on the Least Restrictive Development Area (LRDA) unconstrained by
riparian corridors or other features
●The proposed lots do not introduce new roadways for lots 1 to 7 by use of Shannon Road
for access
●The Sierra Azule to Sky Lane Emergency Vehicle Access connection fulfills longstanding
ATTACHMENT 5
Sean Mullin - Sr. Planner
Job No. 20-235
Page 2 of 2
August 7, 2023
1776 TECHNOLOGY DRIVE, SAN JOSE , CA 95110
408-452-9300 MAIN 408-452-9301 FACSIMILE
WWW.TSCIVILENG.COM
road circulation while providing daily access for two new residences
● The proposed trail and open space areas create opportunities for public recreational use. Of
course, this is contingent on the Town Administration taking an active role in maintenance
if dedicated to the public
In summary, the HSP is an excellent document that was intended to alleviate the need for persistent
environmental review and public controversy with every single hillside subdivision application.
Unfortunately, the Town planning process is regularly trapped in a downward spiral of negativity
and distrust due to weak leadership.
Best regards,
TS/CIVIL ENGINEERING, INC.
Terence J. Szewczyk, P.E. C35527
Principal Engineer
2040 RACIAL, SOCIAL, AND ENVIRONMENTAL JUSTICE ELEMENT
Goals
RSEJ-3: Ensure that land use decisions do not adversely impact disadvantaged individuals and groups
differently than the population as a whole.
Policies
RSEJ-1.4 Housing Affordability and Access: Encourage development and improved access to affordable
housing opportunities for all community members.
RSEJ-3.1 Fair Treatment and Meaningful Involvement: Provide for the fair treatment and meaningful
involvement in respect to the development and review of land use decision and policies for all people
regardless of income, religious or political affiliation, race, color, or national origin.
RSEJ-3.2 Environmental Justice in Relation to Land Use: Evaluate and avoid, reduce, and/or mitigate
potential adverse health and safety impacts associated with land use decisions and provide for the fair
treatment and meaningful involvement of all stakeholders regardless of income, race, color, or national
origin.
RSEJ-3.4 Coordination on Siting of Utilities: Coordinate with utility providers in the siting, site layout,
and design of gas and electric facilities, including changes to existing facilities, to minimize
environmental, and safety impacts on existing and future residents.
2040 MOBILITY ELEMENT
Goals
MOB-3: Provide a well-designed and well-maintained system of trails that connect the Town and open
space areas.
MOB-10: Prevent and mitigate transportation impacts from new development.
MOB-12: Ensure that hillside streets maintain safe access.
Policies
MOB-3.1 Private Sector Involvement: Maximize the involvement of the private sector in the
maintenance and construction of trails by encouraging voluntary groups to assist in trail maintenance in
coordination with the Parks and Public Works Department.
MOB-3.2 Safe, Continuous, and Interconnected Trails: Trails shall be safe, continuous, and
interconnected with other trails and parking areas, designed for bicyclists and/or pedestrians and be
consistent with other relevant plans, including the Los Gatos Bicycle and Pedestrian Master Plan.
ATTACHMENT 6
MOB-3.3 Aesthetically Pleasing Trails: Design trails that are aesthetically pleasing, incorporating native
landscaping, buffering, scenic overlooks, and historic elements where possible to provide a variety of
experiences.
MOB-3.5 Multi-Use Trails Specifications: The location of multi-use trails should:
• Traverse the open space areas of subdivisions that have dedicated open space as a condition of
subdivision approval;
• Traverse open areas, as opposed to trails bordering roads, wherever possible; and
• Be built on the first property to develop if a trail location is adaptable to either of two adjacent
properties.
MOB-3.6 Multi-Use Trail Easements: Multi-use trail easements shall be wide enough to contain the trail
and provide sufficient area on both sides to buffer surrounding properties from trail users.
MOB-3.7 Dedication of Easements for Trails: Require, wherever feasible, the dedication of easements
and construction of multi-use trails, as a condition of approval for all development applications,
including any development which includes a section of trail shown on the latest Santa Clara County
Countywide Trails Master Plan.
MOB-3.8 Santa Clara County Countywide Trails Master Plan: Support the latest Santa Clara County
Countywide Trails Master Plan by implementing the proposed trail routes within the Town in order to
provide critical connections to the region.
MOB-8.2 Ownership of Public Right-of-Way: The Town shall obtain fee title to all land required to be
dedicated for public streets and associated right-of-way.
MOB-8.5 Street Improvements: Street improvements such as curb cuts, sidewalks, bus stop turnouts,
bus shelters, light poles, traffic signals, benches, and trash containers shall be designed to provide safe
movement of all users and minimize disruption to the streetscape.
MOB-10.1 Project Traffic: All development proposals shall be reviewed to identify and address project
traffic pursuant to the Town’s Traffic Impact Policy and shall include roadway improvements and
dedications.
MOB-10.3 Upgrade Public Improvements: New development shall be required to upgrade public
improvements on project frontages to meet current Town standards.
MOB-12.1 Hillside Emergency Vehicle Access: Establish and maintain a hillside road pattern that
provides adequate access for residents and emergency vehicles in both normal and emergency
situations without introducing new through access roads that would invite unwanted traffic into the
area, induce further development, or threaten plant or animal habitats or migration patterns.
MOB-12.2 Secondary Emergency Access: New discretionary housing approvals in locations that are
identified as Very High Fire Hazard Areas on the Town’s Wildland Fire Severity Zone Map shall provide
secondary emergency access as required by the Santa Clara County Fire Department. Secondary access
shall be provided first by loop roads, then by through-roads, and lastly by long cul-de-sacs with an
emergency access connection to a public road. If secondary access is not possible or acceptable, the
intensity of land use should be evaluated based on limited access.
MOB-12.3 Special Designs for Hillside Area Streets: Specially designed streets that conform to the
Town's public hillside road standards shall be used in hillside areas to preserve scenic and ecological
resources (i.e., heritage trees, native plant and wildlife habitat, prominent geologic formations, and the
natural terrain).
MOB-12.4 Private Roadway Standards: Require all new or extended private roadways to meet the
Town’s public roadway construction standards, as directed by the Town Engineer.
MOB-12.5 Streetlights on Hillside Streets: New public streetlighting on hillside streets shall be
prohibited except where lighting is required to address public safety.
2040 PUBLIC FACILITIES, SERVICES, AND INFRASTRUCTURE ELEMENT
Goals
PFS-1: Ensure an adequate water supply for the Town’s human, wildlife, and plant populations.
PFS-3: Minimize the amount of stormwater runoff, as well as protect and improve the water quality of
runoff.
PFS-6: Encourage development that reduces the use of non-renewable energy resources and expands
the use of renewable resources and alternative fuels.
Policies
PFS-1.1 Water Conservation Requirements: Require that landscaping and hardscaping for all
development is designed to minimize water usage and enhance water conservation.
PFS-1.2 Bay-Friendly Landscaping: Require the use of the Bay-Friendly Landscaping Guidelines in
addition to the landscaping standards in the GreenPoint Rated Building Guidelines for all new home
construction and remodeled homes.
PFS-1.3 Water-Saving Devices: Require the use of water-saving devices in new developments and
plumbing-related remodels and develop incentives to encourage their installation in existing
development.
PFS-1.4 Water-Efficient Irrigation Management Systems: Require all new development to install water-
efficient irrigation management systems and devices, such as evapotranspiration or soil moisture-based
irrigation controls.
PFS-1.7 Water Supply for Fire Safety: Coordinate with local water providers to ensure and maintain the
long-term sustainability of water supplies to meet current and anticipated future firefighting needs.
PFS-2.1 West Valley Sanitation District: Support WVSD to maintain wastewater conveyance, treatment,
and disposal infrastructure in good working condition, in order to supply municipal sewer service to the
Town’s residents and businesses.
PFS-3.1 Water Drainage Analysis in CEQA Review: Require CEQA review analysis for all development
projects consisting of single and cumulative impacts on water drainage (runoff) and contamination
(water quality) in all areas, but particularly in or adjacent to hillsides, riparian corridors, and important
undeveloped watersheds.
PFS-19.3 Fire Safety Requirements for New Developments: New development shall be required to
incorporate and identify the location of the anticipated water supply, adequate emergency water flow,
fire resistant design and materials, and evacuation routes.
PFS-19.4 Emergency Vehicle Accessibility: New development shall be accessible to emergency vehicles
and shall not impede the ability of service providers to provide adequate emergency response.
PFS-20.1 Adequate Roadways for Fire-Fighting Apparatus: Require that new, existing, and non-
conforming roadways, specifically those in SRA and VHFHSZ areas are constructed and updated to
reflect contemporary fire safe standards in terms of width, radius, and grade in compliance with SCCFD
requirements. At a minimum, new and improved roadways shall accommodate SCCFD fire-fighting
apparatus, while maintaining Los Gatos’s neighborhoods and small-town character.
PFS-20.2 Fire Hazard Mitigation in Project Review: Identify and mitigate fire hazards during the project
review and approval process.
PFS-20.3 Fire-Related Design Requirements: New development shall satisfy fire flow and hydrant
requirements and other fire-related design requirements as established by the Town and recommended
by the SCCFD.
PFS-20.4 Fire Suppressing Systems and Materials: Ensure compliance with California Fire and Building
Code requirements for the installation of interior emergency sprinkler systems, fire-resistant building
materials, early warning systems, and sufficient water supply systems for fire suppression in new
development and remodels.
PFS-20.5 Secondary Emergency Access: Identify and secure secondary emergency access in new and,
when feasible, existing development in locations that are identified as Very High Fire Hazard Areas on
the Town’s Wildland Fire Severity Zone Map, as recommended by the SCCFD.
2040 OPEN SPACE, PARKS, AND RECREATION ELEMENT
Goals
OSPR-2: Preserve hillside areas as natural open space.
OSPR-3: Make open space areas within the Town accessible to all residents and visitors to the Town.
OSPR-4: Consider the provision of recreation and open space in all development decisions.
Policies
OSPR-2.1 Hillside Natural Open Space Character: Preserve the natural open space character of hillside
lands, including natural topography, native vegetation, wildlife habitats and migration corridors, and
viewsheds.
OSPR-2.2 Hillside Open Space Provision: The provision of open space areas should not detract from the
existing character of the Town’s hillsides.
OSPR-2.3 Hillside Open Space Dedication: In all hillside subdivisions, the dedication of open space in fee
or as an easement shall be required to protect unique natural features, habitats, and movement
corridors.
OSPR-2.4 Uninterrupted Wildlife: Adjacent parcels in the hillsides shall provide an uninterrupted band
of useable segments for wildlife corridors.
OSPR-2.5 Hillside Open Space and Scenic Vista Preservation: Maximize preservation of open space and
scenic vistas in the hillside area by requiring dedications in fee (preferred) or easements and by
restricting buildable areas on lots. Where buildable areas are restricted through clustering, planned
developments, or other means, these means shall not allow higher overall density on the parcel than
would otherwise be allowed by the zoning. Dedications should be granted to the Town or MROSD.
OSPR-3.1 Open Space Access: Open Space access shall protect the safety, privacy, and security of
adjacent residential areas.
OSPR-3.2 Open Space Connections: Improve connections between passive open space areas and on-
street bicycle facilities and multiuse trails.
OSPR-3.3 Open Space Access for Persons with Disabilities: All open space areas and related facilities
shall provide adequate access for those with accessibility issues.
OSPR-3.4 Open Space Access from all Residential Development: Provide access from all residential
developments to open space, where appropriate.
OSPR-3.5 Access to Open Space Areas: All open space areas shall have access by trails or maintained
streets, with adequate protection of rare and sensitive plants and animals and their habitats.
OSPR-4.1 Private Open Space in New Development: Promote private open space in all planning
decisions for new development.
OSPR-4.2 Open Space Preservation: New development projects shall include conditions to preserve
open space (non-recreational common space), where appropriate.
OSPR-4.3 Development of Open Space: Consider effects on watershed areas, plant and wildlife habitats,
and migration corridors before allowing development of any open space.
OSPR-4.5 Common Recreation Space in Residential Developments: Provide permanent common
recreation space in all residential developments.
OSPR-4.6 Open Space Dedication Requirement: Evaluate all development projects to determine the
benefit of requiring open space dedication.
2040 ENVIRONMENT AND SUSTAINABILITY ELEMENT
Goals
ENV-1: Promote and protect viewsheds and scenic resources.
ENV-2: Maintain and enhance trees and significant natural features.
ENV-3: Conserve agricultural lands as a biological resource.
ENV-5: Conserve and protect native plants and plant communities in Los Gatos and promote
appropriate use of local, native plants in habitat restoration and landscaping.
ENV-7: Conserve and protect wildlife populations.
Policies
ENV-1.1 Scenic Resources: Require design review to prevent developments that, due to their site
location and massing, block views from roadways and public spaces in the surrounding hillsides.
ENV-1.2 Scenic Easements: Maintain scenic easements in specifically designated areas, particularly in
hillside development and in the Town core.
ENV-1.3 Undergrounding Requirements: Utilities for new development shall be installed underground.
If undergrounding is not possible, an in-lieu fee shall be paid for future undergrounding.
ENV-1.4 View Corridor Protection: Encourage the protection of key view corridors as described in the
Hillside Development Standards and Guidelines to preserve the natural landscape and views of the
surrounding hillsides.
ENV-3.1 Placement of New Residential Uses: Mitigate potential adverse health and safety impacts
associated with the establishment of new residential and other sensitive land uses near agricultural
operations using pesticides applied by spray techniques.
ENV-7.1 Protecting Wildlife: Ensure that public and private projects shall not significantly deplete,
damage, or alter existing wildlife habitat or populations.
ENV-7.3 Habitat and Movement Corridors: Maintain wildlife habitat and movement corridors for native
wildlife species, specific to Santa Clara County.
ENV-7.5 Nesting Sites: Conserve nesting sites in new development and within existing development
unless a mitigation plan is approved.
ENV-7.8 Require Open Space Dedications: Require open space dedications as a means to protect
wildlife where necessary.
ENV-7.9 Conservation of Habitats: Conserve the habitats of native plants, specifically rare species within
the Planning Area.
ENV-7.11 Dark Skies: Require the design of building, street, landscape, and parking area lighting to
improve safety, energy efficiency, protection of the night skies (dark sky protections), biological
resources, and environmental soundness.
ENV-14.1 Tribal Consultation: Require that local Native American tribes are involved early and often on
potential disturbance, recovery, and preservation of tribal cultural resources, including development of
strong consultation protocols with appropriate Native American tribe(s), as required by California
Senate Bill 18 and Assembly Bill 52.
ENV-14.2 Tribal Prohibitions: Accommodate tribal concerns when the tribe has a religious prohibition
against revealing precise information about the location or previous practice at a sacred site.
ENV-15.2 Minimize Grading: Require grading permits to ensure that the grading of slopes and sites
proposed for development will be minimized.
ENV-16.1 Avoid Water Contamination from New Development: Require all applicants to demonstrate
that new development will not contaminate surface water and/or groundwater.
2040 HAZARDS AND SAFETY ELEMENT
Goals
GOAL HAZ-2: Incorporate fire safety precautions as an integral consideration in planning development.
Policies
HAZ-1.2 Evacuation Routes: Coordinate with Santa Clara County Fire and the Los Gatos – Monte Sereno
Police Department and incorporate emergency access and evacuation planning into all planning efforts.
HAZ-2.1 New Development in Fire Hazard Areas: Require new development, including addtions to
existing structures, located in or adjacent to fire hazard areas to minimize hazards to life and property,
by using fire preventive site design, access, fire-safe landscaping, building materials, and incorporating
defensible space and other fire suppression techniques.
HAZ-2.3 Adequate Water Storage for Fire Protection: During the development review process, carefully
consider the adequacy of water storage for fire protection.
HAZ-2.4 Secondary Emergency Access: Provide secondary emergency access as required by the Santa
Clara County Fire Department.
HAZ-2.5 Fire Buffer Zones: Designate Fire Buffer Zones in collaboration with Santa Clara County Fire
Department between urban areas in Town and the hillsides.
HAZ-2.6 Vegetative Hazards: Reduce the wildfire risks to existing and newly developed transportation
networks through regular clearance and maintenance of vegetation adjacent to public roadways to
current State and/or locally adopted fire safety standards for vegetation clearance in SRA’s or VHFHSZ’s.
HAZ-2.8 Community Fire Breaks: Establish and maintain community fire breaks and fuel
modification/reduction zones, including public and private road clearance.
HAZ-3.4 Development Restrictions: Restrict development in areas with inadequate water flow or
emergency access.
HAZ-4.1 Geologic Hazard Zone Development: Require new development to be sited away from high risk
geologic and seismic hazard zones or, if located in a high-risk zone, incorporate construction techniques
or specialized technologies to reduce risk. Restrict new development and redevelopment based on the
levels of risk and potential severity of geologic hazards.
HAZ-4.3 Geotechnical Report – Grading: Require a geotechnical report by a licensed engineering
geologist and/or geotechnical engineer for new developments proposed with significant grading,
potential erosion, and sedimentation hazards.
HAZ-7.2 Phase I Site Assessment: Require Phase I site assessments for new development proposed on
land that may be contaminated with hazardous materials or waste.
2020 LAND USE ELEMENT
Goals
LU-1: To preserve, promote, and protect the existing small-town character and quality of life within Los
Gatos.
LU-4: To provide for well-planned, careful growth that reflects the Town’s existing character and
infrastructure.
LU-6: To preserve and enhance the existing character and sense of place in residential neighborhoods.
Policies
LU-1.3: To preserve existing trees, natural vegetation, natural topography, riparian corridors and wildlife
habitats, and promote high quality, well-designed, environmentally sensitive, and diverse landscaping in
new and existing developments.
LU-4.2: Allow development only with adequate physical infrastructure (e.g. transportation, sewers,
utilities, etc.) and social services (e.g. education, public safety, etc.).
LU-4.4: Project applicants shall evaluate and provide appropriate mitigation measures to reduce impacts
on urban services including schools, utilities, police, and fire.
LU-6.4: Prohibit uses that may lead to the deterioration of residential neighborhoods, or adversely
impact the public safety or the residential character of a residential neighborhood.
LU-6.5: The type, density, and intensity of new land use shall be consistent with that of the immediate
neighborhood.
LU-6.7: Continue to encourage a variety of housing types and sizes that is balanced throughout the
Town and within neighborhoods, and that is also compatible with the character of the surrounding
neighborhood.
LU-6.8: New construction, remodels, and additions shall be compatible and blend with the existing
neighborhood.
LU-6.10: Require applicants to submit letters of justification to show how new residential development
contributes to the balance of types and sizes of housing available in Los Gatos.
2020 COMMUNITY DESIGN ELEMENT
Goals
Goal CD-1: Preserve and enhance Los Gatos’s character through exceptional community design.
Goal CD-2: To limit the intensity of new development to a level that is consistent with surrounding
development and with the Town at large.
Goal CD-3: To require utilities, landscaping and streetscapes to contribute to Los Gatos’s high-quality
character.
Goal CD-4: To preserve existing trees, natural vegetation, natural topography, riparian corridors and
wildlife habitats, and promote high quality, well designed, environmentally sensitive, and diverse
landscaping in new and existing developments.
Goal CD-7: To preserve the quality of the private open space throughout Los Gatos.
Goal CD-14: To preserve the natural beauty and ecological integrity of the Santa Cruz Mountains and
surrounding hillsides by regulating new homes.
Goal CD-15: To preserve the natural topography and ecosystems within the hillside area by regulating
grading, landscaping, and lighting.
Policies
CD-4.1: Preserve the Town’s distinctive and unique environment by preserving and maintaining the
natural topography, wildlife, and native vegetation, and by mitigating and reversing the harmful effects
of traffic congestion, pollution, and environmental degradation on the Town’s urban landscape.
CD-4.3: Trees that are protected under the Town’s Tree Preservation Ordinance, as well as existing
native, heritage, and specimen trees should be preserved and protected as a part of any development
proposal.
CD-7.1: Maximize quality usable open space in all new developments.
CD-7.3: All residential developments shall include private open space in proportion to the building size.
CD-14.1: Minimize development and preserve and enhance the rural atmosphere and natural plant and
wildlife habitats in the hillsides.
CD-14.2: Limit hillside development to that which can be safely accommodated by the Town’s rural,
two-lane roads.
CD-14.5: Staff shall require adequate environmental analysis for projects in the hillside area to ensure
appropriate consideration of potential environmental impacts associated with projects.
CD-14.6: Preserve and protect the natural state of the Santa Cruz Mountains and surrounding hillsides
by discouraging inappropriate development on and near the hillsides that significantly impacts
viewsheds.
CD-15.1: Protect the natural ridge lines as defined in the Hillside Specific Plan and Hillside Development
Standards and Guidelines.
CD-15.2: Prohibit any grading that would alter the natural ridge line.
ATTACHMENT 7
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