Item 16 Staff Report Consider Adopting a Resolution for Hillside Development Standards Update ConsultantMEETING DATE: 3/19/01
ITEM NO.
COUNCIL AGENDA REPORT
DATE: March 14, 2001
TO: MAYOR AND TO WNN COUNCIL•
FROM: TOWN MANAGER
SUBJECT:
CONSIDER ADOPTING A RESOLUTION FOR HILLSIDE DEVELOPMENT
STANDARDS UPDATE CONSULTANT
RECOMMENDATION:
Consider adopting a resolution authorizing the Town Manager to execute an agreement with RBF
Consulting for consulting services for preparation of Hillside Design Guidelines.
BACKGROUND:
On November 6, 2000 the Town Council approved the Request for Proposal (RFP) for the hillside
development standards update (see Attachment 1). The RFP was sent to five consultants and two
local chapters of the AIA on December 8, 2000. Three proposals were received by the December
29, 2000 deadline (see Attachments 2 through 4). A fourth consultant notified the Town that they
would not be able to work on the project due to other commitments.
DISCUSSION:
The selected consultant will work with staff, the Architectural Standards/Hillside Committee and
interested town residents to prepare hillside design guidelines. In creating the design guidelines, the
existing Hillside Development Standards will be used as a starting point and a wide variety of issues
and concerns will be discussed.
One consultant, Spangle and Associates, believes it is necessary to do some preliminary research in
order to develop a thorough, comprehensive work program. The cost for this first phase would be
$10,000. The cost for development of the design guidelines would not be determined until the
preliminary tasks are completed (see Attachment 1). The other two respondents to the RFP, Mark
Srebnik, AIA (see Attachment 3), and RBF Consulting (see Attachment 4), submitted proposals to
complete design guidelines for the Town within the allocated budget of $30,000.
(Continued on Page 2)
PREPARED BY: BUD N. LORTZ .�
DIRECTOR OF COMMUNITY DEVELOPMENT
Reviewed by: Attorney Revised: 3/14/01 1:37 pm
Reformatted: 7/14/99
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: CONSIDER ADOPTING A RESOLUTION FOR HILLSIDE DEVELOPMENT
STANDARDS UPDATE CONSULTANT
March 14, 2001
The Architectural Standards/Hillside Committee (ASC) reviewed the three proposals, and initially
decided that the approach presented by Spangle Associates was the most thorough, and that the
extensive hillside experience of the firm was very applicable to hillside issues in Los Gatos. The
Committee interviewed two members of Spangle Associates on February 1, 2001, and felt that this
consultant would be a good fit for the Town. However, there was a concern that the cost of the
second phase is not known at this time, and the total budget would likely be higher than the $30,000
that has been allocated for the project. Also, the preparation of the design guidelines would take a
longer period of time to complete with the two-step approach. Spangle Associates has projected that
it would take their firm a year to complete the project. The Council, Commission and ASC have all
indicated that the revised hillside guidelines are an high priority project. The guidelines are needed
now and these bodies are all interested in having the document completed as soon as possible. The
design guidelines will be an update of the existing Hillside Development Standards and in addition
to addressing more issues, will include illustrations.
The ASC interviewed Ron Pflugrath from RBF Consulting and Mark Srebnik, AIA on February 28,
2001. The Committee then determined that RBF Consulting would be the best choice for the project
based on the following:
•
•
The firm has extensive experience with preparation of hillside design guidelines
The project can be completed by this Fall and within the allocated budget
The firm is familiar with the Town of Los Gatos and has provided outstanding contract
services to the Town in the past, including work on the General Plan update and EIR
The depth of the firm provides both planning and engineering expertise in addition to strong
graphics capabilities
There are a large number of hillside issues that will be considered as part of the development of the
design guidelines that may result in establishment of new policies (e.g. grading and fire prevention)
or ordinance amendments (e.g. maximum house size, definition of sloping lot, and tree and
vegetation preservation). As the project unfolds there may be a need to expand the scope of work.
In this event, staff will report to the Council on the changes and any additional budget that is needed.
Any new policies or ordinance amendments will be developed by staff and the project manager
before being directed to the Planning Commission and Town Council.
CONCLUSION:
Staff recommends that the Council adopt the resolution authorizing the Town Manager to enter into
an agreement with RBF Consulting for preparation of Hillside Design Guidelines. Attachment 5 is
the draft agreement.
FISCAL IMPACT:
The $30,000 for preparation of hillside design guidelines is included in the 2000-2001 fiscal year
budget.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: CONSIDER ADOPTING A RESOLUTION FOR HILLSIDE DEVELOPMENT
STANDARDS UPDATE CONSULTANT
March 14, 2001
Attachments:
1. Request for Proposal (RFP) sent to prospective consultants (two pages)
2. Letter from Spangle Associates (three pages) with qualifications and experience, received
December 21, 2000
3. Proposal from Mark Srebnik received December 29, 2000
4. Proposal from RBF, received December 29, 2000
5. Draft Resolution
6. Draft Agreement for Hillside Development Standards Update Consultant Services
cc: Ron Pflugrath, RBF Consulting, P.O. Box 57057, Irvine, CA 92619-7057
George Mader, Spangle Associates, 3240 Alpine Road, Portola Valley, CA 94028
BNL:SD
N:\DEV\SUZANNE\Council\Reports\HILL-contract. wpd
n
n
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 FAX (408) 354-7593
December 8, 2000
N. Teresa Rea
Real Estate Planning Strategies
212 Sutter Suite 200
San Francisco, CA 94108
Re: REQUEST FOR PROPOSALS TO PREPARE ILLUSTRATED HILLSIDE DEVELOPMENT
STANDARDS FOR THE TOWN OF LOS GATOS
The Town of Los Gatos is revising and adding illustrations to its Standards for Review of Architecture & Site
Applications in the Los Gatos Hillside Areas. The current document was adopted by the Town Council in 1980
and was last amended in May 1990. The new hillside standards will need to be compatible with the Los Gatos
Hillside Specific Plan, adopted by the Town and Santa Clara County in 1978-1979 and with the General Plan
2000 adopted on July 17, 2000. Primary concerns of the Town are preservation of the hillsides, limiting the
visual impact of hillside development and maintaining a small town atmosphere. Issues related to hillside
development that will be discussed and considered include:
Architectural regulations
• siting
• reducing bulk & mass
• stepping foundations and roof lines to slope
• architectural elements
• exterior color
• exterior materials
• height
• three-story elevations or appearance of such
• compatibility with site and surrounding area
accessory structures
Regulation of Size
• slope density formula
• floor area ratio
• establishing a maximum floor area
Grading
• cut & fill depths and quantities
flattening out large areas for outdoor use
• grading limit line
• preservation of natural terrain
Engineering
• sewer/septic
• other utilities
• driveway slope (max. 15%)
• other driveway characteristics
• backup and turnarounds
• drainage
parking
Attachment 1
N. Teresa Rea, Real Estate Pia, tiling Strategies - Page 2
Hillside Development Standards RFP
December 8, 2000
Landscaping
• tree preservation
• preservation of natural vegetation
• use of non-native plants
• encouraging native planting
• limiting ornamental landscaping
• hardscape
Natural Hazards
• fire safety
• geotechnical issues
Miscellaneous
• regulation of hillside or sloping lots not in HR or RC zones
• preservation of natural features (e.g. creeks, wooded areas)
• trails/access to public open space
• fencing and gates
• ridgeline development
▪ visibility/visual impact
• outdoor lighting
The consultant will provides the Town with the following:
1. One camera ready copy ready, illustrated Hillside Development Standards/Guidelines
2. Attendance at Planning Commission public hearing
3. Attendance at Town Council public hearing
4. Attendance at four Architectural Standards/Hillside Committee meetings
If you are interested in preparing this document for the Town, it is requested that you submit a written proposal
to the Community Development Department containing the following information:
1. Description of firm, names and qualifications of principals, and qualifications to prepare design guidelines
or standards.
2. Experience in the preparation of design guidelines.
3. Your expected work product and estimated cost.
Copies of your proposal should be submitted in triplicate to the Community Development Department, and
must be received by December 29, 2000. If you have any questions concerning this matter, please contact
Suzanne Davis at (408) 254-6875 between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday.
Sincerely,
Paul L. Curtis
Director of Community Development
PLC:SD
N:1DE VISUZANNE\ASCIHILLSIDE 1RFP\ RFP-RAPS
El
SPANGLE ASSOCIATES Urban Planning and Research
3240 ALPINE ROAD • PORTOLA VALLEY, CALIFORNIA 94028-7592 • (650) 854-6001 • FAX (650) 854-6070
Mr. Bud Lortz
Assistant Planning Director
Town of Los Gatos
110 E. Main Street
P.O. Box 949
Los Gatos, CA 95031
a
December 20, 2000
fr.,
EVE
OEC 2 1 Z000
TOWN OF: LOS GATOS
PLANNING DEPARTMENT
Subject: RFP Regarding Illustrated Hillside Development Standards
Dear Mr. Lortz:
I appreciated the opportunity to discuss the RFP you sent to our firm. We are very interested in
being considered for this project. As I mentioned, we have had many years of experience in
developing and administering hillside regulations and design guidelines. Our most extensive
experience has been in the Town of Portola Valley where we have served as town planners since
1965. In that time the town has prepared a comprehensive set of provisions in its general plan,
zoning regulations, subdivision regulations, site development regulations and design guidelines
that have led to development that is compatible with this hillside community. The many topics
listed in the RFP almost mirror the range of hillside concerns that Portola Valley has dealt with.
Of course, Los Gatos and Portola Valley are different communities, but the experience gained in
Portola Valley would be of significant value to a study of Los Gatos.
In Portola Valley, we have found that some of the most critical controls over hillside
development include establishment of: floor area ratios, impervious surface standards, carefully
crafted height limits, grading controls, native plant lists, controls on basements, and design
guidelines. These controls have been developed and refined over the years until they now work
in harmony. In particular, since we review all new homes and major additions with the
Architectural and Site Control Commission, we have been able to see how the controls actually
work and recommend modifications where necessary. There is strong consensus that the town
is controlling its development so that homes are appropriately sited, designed and landscaped.
These controls have become increasingly important as the pressure for major additions to homes
and teardowns has increased.
I indicated to you that we find the RFP to include an excellent and appropriate list of issues
that should be addressed in the project. All are important. Some will require considerable
effort to arrive at acceptable solutions while others may be solved relatively quickly. We firmly
believe, however, that we cannot provide a sound program with a complete list of tasks, costs
and a schedule without first spending time working in concert with the town to detail the
town's objectives, needs and priorities. Were we to undertake the project, we would suggest
that it be broken into at least two phases. The first phase would be to bring specificity to the
project outline and the succeeding phase(s) would be to undertake the work outlined in the first
phase. We believe this would be advantageous to the town in that all parties would
understand rather early in the project more exactly what work would be done, costs and time
frames. Following is our proposal.
PHASE I - LOS GATOS HILLSIDE PROJECT
Task 1. Review Town Plans and Regulations
Review the general plan, hillside specific plan, zoning ordinance, subdivision
ordinance, and grading ordinance to provide a basic understanding of the fundamental
Mr. Bud Lortz, December 20, 2000
Attachment 2
plans and regulations that are in place. This will help provide a solid framework for
the work to be accomplished in the project. There needs to be consistency between
any new work and what already exists, or else, changes to the underlying framework
would need to be made.
Task 2. Review Standards for Architecture and Site Review
Review the "Standards of the Review of Architecture and Site Applications in the Los
Gatos Hillside Areas" with staff to learn how well the standards have been working in
practice. We will identify any areas that might need change as well as those parts that
would benefit most from illustrations.
Task 3. Review List of Issues in RFP
Review the entire list of items listed in the RFP with town staff in sufficient detail to
fully understand for each item the nature of the town's concerns, what policies or
practices are in place that address each item and current thoughts of the staff, town
council, planning commission and architectural review body. We know that the list
has been arrived at through participation by many members of the government. Our
desire, however, would be to explore the concerns to a greater depth than described in
the RFP.
Task 4. Draft Proposed Work Program
Draft a detailed program listing all of the work items with brief descriptions of the
work to be accomplished and the internal town review process appropriate to each
work item or group of work items. Items will be identified as to priority and keyed to
a program schedule. Finally, cost estimates will be prepared for major parts of the
program. The program will provide sufficient flexibility to allow community
involvement in gradually refining proposals so that they serve the desires of the
community. Further, the program will be structured to allow implementation in a
manner most consistent with the town's overall planning program and budget.
Task 5. Staff Review of Draft Work Program
Town staff should next review the program. If staff deems appropriate, the work
program should be submitted to other town individuals and bodies for review and
comment.
Task 6. Review with Staff
After the staff has reviewed the work program, we will meet with staff to review their
concerns and concerns raised by others.
Task 7. Proposed Work Program and Budget
Finally, we will revise the program in response to town direction and submit a
proposal to the town to carry out the work. The program will be in considerable detail
and may go some distance in recommending solutions to the more simple problems,
while defining approaches to dealing with the more difficult problems.
While the above tasks may appear to be mostly preparatory to doing substantive work in
developing responses to issues in the RFP, this work will in fact be the first part of providing
responses since the issues will have become more highly focused. Also, it is possible that
Mr. Bud Lortz, December 20, 2000 Page 2
solutions for more simple tasks can actually be tentatively defined during this first phase and
readily implemented in the next phase.
We would undertake the first phase of the program outlined above on a time and materials
basis with a maximum fee not to exceed $10,000. If work in addition to that outlined above
were requested by the town, that could result in raising the maximum fee. We would be
prepared to start phase one after the beginning of the new year and would estimate that it
should be completed within three months.
In order to provide background about our firm, we are enclosing our firm resume and a brochure.
Further, if you desire references for our work, particularly ongoing services for Portola Valley,
we will be glad to furnish them.
We thank you for the opportunity to submit this proposal and look forward to the opportunity
to discuss it with you. In the meantime, best wishes for the Holidays and the New Year.
Sincerely,
O
George Z. Mader, AICP
President
enc.
Mr. Bud Lortz, December 20, 2000 Page 3
SPANGLE ASSOCIATES Urban -Planning
3240 Alp' Portola Valle Sand Resewrch .:� Alpine Road CA`9 0213� l ` ,-
� Y. � (415) 854-000I •FAX (415) 85460701:
n
BACKGROUND AND QUALIFICATIONS
Spangle Associates, established in 1959 and incorporated in 1976,
provides consulting services in urban planning. The staff includes
planning professionals with diverse backgrounds and extensive
planning experience.
George G. Mader, AICP, President
Thomas C. Vlasic, AICP, Vice President
Martha Blair Tyler, AICP, Principal Planner
Karen L. Kristiansson, AICP, Senior Planner
John M. Cook, Assistant Planner
Katherine M. O'Prey, Assistant Planner
The firm specializes in two broad interrelated areas: community
planning, particularly for small cities, and research on the role of
geologic hazards in land use planning.
Our community planning projects include preparing comprehensive
plans, plan elements, implementing programs, and zoning, subdivision
and other types of development regulations tailored to a community's
needs, objectives and physical characteristics. We also provide full
planning services to communities and, through this work, the staff
remains versed in day-to-day planning activities and administration.
Our research projects, usually funded by state and federal agencies,
include studies of applying the tools of land use planning and
development regulation to reduce the impacts of natural disasters. A
major focus of our research is on the process of long-term recovery and
rebuilding after disasters. Outreach is an increasingly important
component of all our research as we strive to communicate our findings
to other planners and public officials.
SPANGLE ASSOCIATES
TYPICAL PROJECTS
Community Planning and Development Regulation
Studies of economic, demographic and physical factors
General plans and general plan elements
Special area plans for hillsides and other sensitive areas
Specific plans
Zoning including slope -density, geologic hazard, and other special districts
Subdivision and site development regulations
Consultation on complex planning problems
Administration of local zoning, subdivision, and site development regulations
Land capability studies of larger acreages and individual properties
Site development plans for individual properties
Environmental impact report administration and review
Consultation on planning agency work programs
Expert testimony in land use cases
Research and Outreach
Federal, state and local response to natural disasters
Response to warnings of natural disasters
Plans and development regulations to reduce earthquake risk
Long-term recovery and rebuilding after disasters
Impacts of earthquake retrofit program
Policies about demolitions after earthquakes
Training exercises for local officials in disaster recovery
Guidebooks on ways to reduce the impacts of earthquakes
Assistance to communities in earthquake hazard mitigation
Preparing and conducting research utilization and outreach programs
CLIENTS OF THE FIRM
Most of the firm's recent clients are cities in the San Francisco Bay Area — Portola Valley,
Newark, Union City, Belmont, Morgan Hill, and Milpitas. We have also served other
California cities such as Folsom, Claremont, and San Dimas.
Our research and outreach work has been supported at the federal level by the National
Science Foundation, U.S. Geological Survey, and Federal Emergency Management
Agency; by the Central U.S. Earthquake Consortium and the Southern California
Earthquake Center; and at the state level by the California Governor's Office of
Emergency Services, Seismic Safety Commission, and Division of Mines and Geology.
Over the years, the firm has also served numerous other cities, counties, regional
agencies, special districts, and private developers and citizens' organizations. We are
often a subcontractor on projects to consultants in other fields including engineering,
geotechnical engineering, public administration, and Iaw.
SPANGLE ASSOCIATES
SPECIFIC EXPERIENCE
HILLSIDE PLANNING
Our firm emphasizes hillside planning in its practice. We have prepared
hillside plans and zoning regulations for a number of cities in Northern
and Southern California. We wrote what is probably the first slope -
density zoning ordinance in the state and have developed new ways to
incorporate geologic information into hillside planning. We like the
challenge of hillside projects and bring strong background to the subject.
We have advised the hillside community of Portola Valley since its
incorporation in 1965. We have reviewed both large and small hillside
projects for the town. One large hillside project, Portola Valley Ranch,
has won a number of awards for outstanding design. Recently, we
completed new design guidelines for the town which address many
hillside problems. These are being applied to a major planned unit
development with complex geologic, fire management, and habitat
problems.
The firm recently assisted the City of Folsom in reviewing a subdivision
proposed for a large hillside area in the city. As part of the project, we
drafted new grading and hillside design standards for the city and
worked with the developer's engineers and city planning and
engineering staffs to apply the new standards to the redesign of the
proposed subdivision.
For the City of Belmont, we prepared grading, hillside road, and
geologic hazard ordinances to implement an area plan for San Juan
Hills, an area with many steep and unstable slopes. The project
involved working closely with the city planners, engineer, public works
director and attorney, as well as geotechnical engineers from Cotton,
Shires and Associates, Inc. According to the Belmont Planning Director,
the ordinances are effectively bringing about responsible development
in this difficult environment.
In addition, from 1979 to 1988, we consulted with the City of Claremont
about future development of a 4,000 acre hillside area. We conducted a
study which led to the adoption of the general plan and zoning
provisions for the area. Working with a General Plan Task Force, the
Planning Commission and City Council, we developed a system for
clustering and transfer of development credits to maintain major open
spaces. The system was adopted by the city and since that time, we
have assisted as needed to implement the plan.
SPANGLE ASSOCIATES
SPECIFIC EXPERIENCE
USE OF EARTH SCIENCE INFORMATION IN URBAN PLANNING
Our firm emphasizes the use of geologic information in planning practice. We prepare land
use regulations to reduce the impacts of earthquakes and landslides and, also, to encourage
innovative and environmentally sensitive development in geologically -complex terrain. We
conduct planning studies for cities using geologic information as a basis for land use plans
and regulation. We have prepared safety elements for Portola Valley, Belmont, Newark,
Monterey, and other cities and counties in California.
Through the work done by our office, the Town of Portola Valley has become well-known for
its use of geologic information in regulating land development. The Town's twenty years of
experience in applying geologic data in its planning program is documented in a report
entitled "Geology and Planning: The Portola Valley Experience". (1988) which we prepared with a
grant from the National Science Foundation (NSF).
In 1972, we participated in a major project by the U.S. Geological Survey and the U.S.
Department of Housing and Urban Development to provide geologic information for
planning in the San Francisco Bay Region. We assisted in interpreting basic geologic and
hydrologic data for use in land use planning. Our work, done collaboratively with USGS
scientists, resulted in a series of interpretive reports published from 1974 to 1979, dealing
with seismic safety, slope stability, flatland geology and flooding. Today, these reports are
still the basic references on using earth science and hazards information in the region.
The firm has also conducted several studies, funded by the National Science Foundation, on
planning and reconstruction after earthquakes and other natural disasters. Publications
resulting from our research efforts include: Land Use Planning After Earthquakes (1980), When
the Ground Fails: Planning and Engineering Response to Debris Flows (1985), Living with a
Volcanic Threat (1987), and Pre -Earthquake Planning for Post -Earthquake Rebuilding (PEPPER)
(1987). A recent publication, entitled "Rebuilding After Earthquakes — Lessons from Planners"
(1991), describes the experiences of planners in rebuilding following six foreign earthquakes
and three U.S. earthquakes as presented at the International Symposium on Rebuilding After
Earthquakes held at Stanford University in August 1990. With support from the NSF, we are
currently studying how local governments make decisions about demolitions after
earthquakes.
Research applications of the firm include: with support from NSF, creating a training exercise
for local officials to help prepare them for recovery and reconstruction following an.
earthquake; with support from FEMA, preparing companion exercises for floods and
hurricanes; evaluating the usefulness of U.S. Geological Survey maps and information in the
San Francisco Bay Region; assisting local governments in Utah in using USGS maps and
information; preparing curricula for workshops on using geologic information and reducing
earthquake hazard; preparing a guidebook for local governments, Putting Seismic Safety
Policies to Work (1988), which outlines ways to implement general plan policies; preparing a
report for the California Seismic Safety Commission on how local government can improve
seismic safety; and for USGS, preparing the circular, Look Before You Build, Geologic Studies for
Safer Land Development in the San Francisco Bay Area and conducting related workshops in the
Bay Area.
SPANGLE ASSOCIATES
REPRESENTATIVE PROTECTS
t
REPRESENTATIVE PROJECTS Continuing Planning Services
,Portola Valley, California, 1964-present.
The firm provides full planning services to PortoIa Valley including general planning, drafting land use
regulations and reviewing development applications. Work has included preparation of the town's
original general plan and subsequent revisions; drafting and updating the zoning, subdivision and site
development regulations; and providing staff services to the Planning Commission, City Council and
other town committees. We developed the first comprehensive slope -density regulations in California
for Portola Valley and have also advised the town on new concepts of clustering residential uses in
hillside areas. Town regulations have been designed to encourage innovative and environmentally
sensitive development on difficult hillside terrain.
As part of our work for Portola.VaIley, we apply all of the planning documents and regulations on a day-
to-day basis. This has included preparing design standards and administering a design review process.
In addition, we have pioneered in developing land use regulations to mitigate earthquake and landslide
hazards. The town is crossed by the San Andreas Fault and characterized by unstable hills. Through
work done by our office, Portola Valley has become well-known for its regulations relating development
to natural hazards.
Union City, California,1985-1994.
We assisted Union City in reviewing development applications and conducting special studies on an "as
needed" basis. We analyzed applications for development of a major chemical storage facility, housing
projects, and a regional truck/rail transfer facility. We conducted an evaluation of the city's hazardous
materials management ordinance and prepared new zoning ordinance provisions for industrial zones to
control the use of hazardous materials in the city. We analyzed the economic and visual impacts of
mixed -use development proposed for the CBD, and the need for additional neighborhood commercial
facilities west of Highway 17.
We worked closely with city staff to develop a specific plan for a 400 acre portion of the city known as the
Decoto Industrial Park Study Area (DIPSA). The area, including the site of a former steel plant, was
contaminated by various hazardous materials. Redevelopment plans call for a mix of residential,
commercial, and industrial uses as well as a new highway within the area. We worked with city staff and
a special committee to develop a specific plan for the development of the DIPSA The process included
preparing a statement of goals for development of the site, participating in the selection of a consultant to
conduct a market feasibility study, coordinating the market study, and preparing the specific plan for the
site.
Newark, California, 1988-present.
For Newark, we prepared a subarea plan for a community commercial district that was in transition and
facing numerous development proposals. We assisted in the review of the development applications as
part of our efforts. In another project, we prepared a subarea plan for the historic center of Newark
which is now a mixed -use area in transition. The plan focuses on future use of a major vacant parcel in
the center of the area and addresses such issues as preserving historic character, incorporating active
railroad lines positively into the plan, and retaining neighborhoods of small, single family homes which
provide much needed lower -cost housing. We also assisted with review of a proposed medical facility
which required a general plan amendment. We worked with the city and the developer to clarify
planning issues and provide adequate environmental documentation. Design issues and neighborhood
concerns were addressed and solutions found to problems raised. We completed a full update of the
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Continuing Planning Services
Newark General Plan and are revising the zoning ordinance for consistency.
Beltnont, California, 1981-1983; 1986-1988.
From 1981 to 1983, we provided full planning services for Belmont including complete revision of the
general plan, advice to the Board of Design, Planning Commission and City Council, administration of
planning regulations and coordination of review of development applications and environmental
assessments. We established procedures and coordinated city review of an application for rezoning and
general plan amendment for a large mixed -use development proposed by Kuman Corporation for land,
partially owned by the city, east of Bayshore Freeway. We recommended a specific program for gathering
information and developing policies for the San Juan Hills area of Belmont -an area characterized by steep
hillsides and an old subdivision pattern with many nonconforming, inaccessible lots.
After 1986, we worked with the Community Development Department in drafting ordinances to
implement a subarea plan for the San Juan Hills area. We prepared a geologic hazards ordinance which
directly relates ground movement potential mapping of the San Juan Hills area to land use decisions and
geologic investigation requirements. We prepared a completely new grading ordinance to ensure more
sensitive site development throughout the city and also drafted an ordinance setting standards for road
construction in the San Juan Hills. As needed, we have assisted the city by reviewing proposed projects.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS General Plans
Revised General Plan, Portola Valley, California. 1982 and 1995.
The Portola Valley General Plan is for a small, hillside community on the San Francisco peninsula. It
establishes policies and standards governing development of a sensitive environment characterized by
seismic and geologic hazards, scenic beauty, and service constraints. Over the years, the plan and
implementing ordinances have been periodically updated and have served as a firm guide to
development decisions by the Planning Commission and City Council. As required by state law, we
have prepared housing elements for the plan and the 1990 element was approved by the California
Department of Housing and Community Development. In 1994, we started a complete revision of the
general plan, guided by a citizens' committee, to address in detail community concerns about the
development potential of the few remaining vacant parcels in the town.
General Plan Update, Newark, California, 1992.
Working closely with the Newark staff, we prepared a completely updated general plan for the City of
Newark. The plan, including all the mandated elements, featured subarea plans for an important
commercial intersection and the city's historic downtown area.
Revised General Plan, Belmont, California, 1982.
The Belmont General Plan was a complete revision of a draft plan done by a citizens' committee and
another consulting firm. We addressed the problems of an almost entirely developed community trying
to maintain and upgrade residential quality and city services in a context of severe fiscal constraints.
Development guidelines for downtown and environmentally sensitive and hazardous vacant lands were
emphasized.
General Plan, Scotts Valley, California, 1978.
The Scotts Valley General Plan was prepared for a city in the Santa Cruz Mountains north of Santa Cruz.
Scotts Valley is a growing community in an environmentally sensitive area. The plan deals with
economic issues and the impacts of growth. Upgrading an older downtown area, creating a mixed use
district and planning for industrial development were major issues.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Hillside Development
Planning Recommendations for the Use of Geologic Hazards Maps, with Pacific Geotechnical,
City of Morgan Hill, California, 1991-1993.
Pacific Geotechnical has mapped the geology of the'city at a scale of 1"=200' and prepared ground
movement potential maps at the same scale with seventeen different movement potential categories. We
then prepared an ordinance incorporating the movement potential maps into the land use planning and
regulation process. Permitted land uses were correlated with the movement potential categories and
related administrative procedures were developed. In addition, we drafted amendments to the general
planto respond to the geologic hazards. In this work we helped bridge the gap between the earth
scientist and the professional planners and elected and appointed officials.
Hillside Plan and Implementing Regulations including Transfer of Development Credits,
Claremont, California, 1981.
This project was to develop amendments to the general plan and zoning regulations for a complex
hillside area of 3,800 acres, partially in the City of Claremont and partially within its sphere of influence.
Problems in the area included multiple ownerships, steep slopes and geologic hazards. The project
involved extensive work with staff, a citizens' committee, property owners, Planning Commission and
City Council as well as consultation with land use attorney, Antonio Rossmann, regarding plan
implementation. The plan, including detailed provisions for transfer of development credits, was
adopted and is being implemented. It may be the first plan adopted by a city in California using the
concept of TDC as a mechanism to preserve areas unsuitable for development while protecting the rights
of the property owners.
Amendments to the General Plan and Implementing Regulation for Hillsides, Milpitas,
California, 1981.
Milpitas is flanked by hillsides which are characterized by steep slopes, geologic hazards including the
Hayward Fault, and visual prominence. We prepared amendments to the general plan and zoning
regulations for 6,500 acres of hillside land, partially within the city and partially within its sphere of
influence. The plan included provisions for the transfer of development credits from the visually
prominent and unstable portions of the hills to a proposed cluster development in a suitable valley
location. The plan was adopted and is being implemented by the city.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Development Projects
,Portola Valley Ranch: Project Review and Application of Plans and Ordinances, Portola
Valley, California, 1975-present.
Portola Valley Ranch is a planned community development of 205 homes on over 450 acres of oak -
studded grassland with many steep slopes and geologic hazards. The project, within the Town of Portola
Valley, has been recognized for innovative site planning, architecture and landscape architecture by
Sunset Magazine, the Urban Land Institute and professional organizations. The plan features a cluster
development with over half of the area preserved in a natural condition through open space easements.
As planning consultants to the Town of Portola Valley, we worked with the developer on all planning
aspects of the development from its inception. Over the last twenty years, we reviewed the concept
plans, subdivision maps, and building permit applications. We conducted design reviews and monitored
the development for consistency with the planned community zoning and planned unit development
plans approved for the project. In the process, we helped the developer and the town adapt the project to
experience gained during the initial phases of construction. The project illustrates that good planning
and sensible regulation can result in attractive, safe, and economically viable land development.
Foothills Park Dam Reconstruction Project, Department of Public Works, Palo Alto, California,
Environmental Impact Assessment, subcontractor to Hardesty Associates, 1985.
The project was to rebuild the dam containing Boronda Lake to meet California dam safety standards.
Spangle Associates, as part of a team including landscape architects and geotechnical engineers, was
responsible for the initial study, as required by the California Environmental Quality Act, for the project.
The study focused on the selection of the borrow and fill sites, impacts of construction on use of the park,
noise levels, aesthetics, and wildlife and plant communities.
Blue Oaks Subdivision, Project Review, CEQA Compliance. Portola Valley, California, 1991 to
present.
Blue Oaks is a planned unit development of 32 single family homes and eight below market rate units on
land crossed by the San Andrea fault and replete with unstable slopes. We have worked with the
developer, the developer's consultants and the town geologist to adjust the development plan to the site's
many hazards. We are also working with the developer to provide affordable housing on the lots
dedicated for the purpose according to the town's inclusionary lot provisions. The project required a full
EIR. We directed the work of the EIR consultant and we are now administering a program to monitor
more than 380 mitigation measures. A significant component of the project has been developing, with
consultants, a satisfactory fire management plan to reduce the risks of wildland fire on the hilly site. The
plan includes controlling vegetation, providing sufficient water capacity and ensuring emergency access
for fire equipment and evacuation for residents.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Special Studies
Site Evaluation for Off -Road Motorcycle Facilities, San Mateo County, California, 1980.
This study involved the evaluation of all lands within San Mateo County for suitability for an off -road
recreational vehicle park. The initial phase of the analysis was done using maps produced by ABAG's
computerized information system (BASIS). Background reports and recommendations were discussed
with a task force which included representatives of motorcycle groups and environmental organizations.
Field trips to the possible sites were organized for the task force. The study served to clarify the difficulty
of finding acceptable locations within an urban county for authorized off -road motorcycle use.
Coastside Community Center Study, San Mateo County, 1978: Needs Analysis, December 1977
and Final Report, April 1978.
Spangle Associates coordinated this interdisciplinary study of the need for community center facilities on the
San Mateo County coastside. The study included an assessment of needs for recreational, cultural,
educational and social services on the coastside, an identification and evaluation of possible sites and
preliminary estimates of costs and sources of funding, especially for ongoing maintenance and
programming. The study resulted in CDBG funds allocated for two community centers on the coastside
the addition of a community meeting room to the elementary school in Pescadero and inclusion of facilities
for use by senior citizens in the restoration plans for Johnston House in Half Moon Bay.
Analysis of Need for Commercial Uses East of Highway 17, Department of Community
Development, Union City, California,1985.
In May 1985, we completed an analysis of the commercial land use needs for the area of Union City west
of Highway 17. This study evaluated existing and projected population and development of the study
area to determine the need for additional land for commercial uses. The results were used by the city as
support for amending its general plan and zoning in the study area.
Preliminary Evaluation of the Development Potential of the 563 acre Levitt Property, San
Mateo County, 1988.
At the request of the private landholder, we evaluated development options and prepared a conceptual
land use plan for a 563 acre tract of land near Half Moon Bay in San Mateo County. The acreage is zoned
by San Mateo County as a planned agricultural district which is designed to protect agricultural uses
along the San Mateo County coast. In coordination with the San Mateo County planning department, we
performed a preliminary density analysis for the property which determined the maximum development
density permitted on the parcel. Based on these results, seven development options were identified and
evaluated. Final land use options were recommended and a conceptual land use plan was prepared
which suggested future uses for the property.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Special Studies
Alternative Storm and Flood Hazard Mitigation Measures for Stinson Beach, California,
Marin County, California, 1985.
Spangle Associates coordinated this interdisciplinary study for Marin County to identify and evaluate
alternative mitigation measures for storm and flood hazards in the community of Stinson Beach. This
coastal town experienced significant losses in the 1982-83 winter storms. The report presents an
integrated program of engineering and planning measures to reduce the impacts of both ocean and
stream flooding. Problems of storm waves, rising sea levels, inadequate local drainage, and design of
septic systems were addressed in the study.
Plan, Midpeninsula Regional Park District, 1976; revised to include San Mateo County portion of
District, January 1977.
The Master PIan of the Midpeninsula Regional Open Space District contains policies to guide open space
acquisition decisions of the District Board of Directors, an evaluation of the open space value of all lands
within the District boundaries and a description of methods of implementing the plan. The open space
land evaluation is displayed on a map showing composite ratings of land areas for six open space
functions selected and given weights by the Board of Directors. The Master Plan, last revised in 1978,
continues to serve as an effective guide to the Board in its decisions to acquire open space Iands. As
stated in the Summer 1985 issue of OPENSPACE, The Master Plan has made it clear since 1978 which
open space areas would be of interest to the District should they become available on the open market,
and the District's 18,500 acres have been acquired with the Plan as a guide." (p. 6).
Review of Determination of Density Permitted at Proposed Cascade Ranch Project, San
Mateo County, California, 1988.
At the request of the Green Foothills Foundation, we conducted an independent review of San Mateo
Cou nty's determination of density to be permitted at a proposed campground and health/fitness lodge
on the County's rural coastside. We reviewed the County General Plan and regulations, the certified
Local Coastal Program, County and Coastal Commission staff reports and other related project
documents and interviewed County planning staff. We presented our conclusions to the California
Coastal Commission at its hearing on the proposed project in June, 1988.
Site Evaluations, Project Planning and Application Coordination for the San Mateo
Development Corporation, San Mateo County, California,1982 to present.
For several years, we assisted this private development company prepare development plans for
scattered parcels of land in San Mateo County. Most of the parcels were difficult to develop either
because of natural constraints or complicated histories of ownership and prior attempts to develop. We
assisted with site planning, prepared applications for plan amendments, zone changes and other needed
approvals and coordinated the provision of information to local staffs, planning commissions and
councils, including representing our client at meetings of the public bodies.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Research Projects
International Symposium on Rebuilding After Earthquakes, National Science Foundation,
1989-1991.
In 1989, before the Loma Prieta earthquake, we received a grant from the National Science Foundation to
organize an International Symposium on Rebuilding after Earthquakes. The. concept of the symposium
was to bring together planners involved with rebuilding following foreign earthquakes with U.S.
planning directors from U.S. cities susceptible to earthquakes. We believed that U.S. planners needed to
know about the role of planning in rebuilding after earthquakes, and that the clearest examples were
foreign ones. In October 1989, after the Loma Prieta earthquake struck, we altered the agenda to include
a field trip to damaged areas in Santa Cruz County.
The symposium was held August 12-15, 1990 at Stanford University. About thirty participants including
planners from Anchorage, St. Louis, Memphis, Little Rock, Charleston, Portland, Seattle, Salt Lake
County, and numerous cities in California heard presentations from people who were involved in
rebuilding after earthquakes in Skopje, Yugoslavia (1963); Managua, Nicaragua (1972); Friuli, Italy (1976);
El Asnam, Algeria (1980); Mexico City, Mexico (1985); and Armenia, Soviet Union (1988). Time was
available for social and informal contacts among the participants and the experience seemed to be a
rewarding one for all attending. Our final report, Rebuilding After Earthquakes — Lessons for Planners, was
the basis for "distinguished leadership" awards presented to Spangle Associates by the Northern Section,
California Chapter of the American Planning Association (APA) in June 1992 and by the full California
Chapter in November 1992.
Post -earthquake Rebuilding Exercise for Planners (PREP), National Science Foundation, 1991-
1993.
We designed a training exercise for local government officials covering planning -related tasks that
emerge after an earthquake in a research project funded by the National Science Foundation (NSF Award
#BCS-9025125). The one -day exercise covers key activities such as assessing damage, finding sites for
emergency shelter, ordering demolitions, designating temporary sites for displaced residents and
businesses, conducting geologic investigations, and preparing reconstruction plans. To date, the exercise
has been conducted in five Central U.S. cities: Evansville, Indiana; Carbondale, Illinois; Cape Girardeau,
Missouri; Paragould, Arkansas; and Memphis, Tennessee. It has also been conducted in the California
cities of Pleasanton and Los Angeles and in Newburysport, Massachusetts. The exercise materials have
been packaged and made available for general use. FEMA is currently developing a national
dissemination plan for the exercise, to train facilitators and widely distribute the materials to local
government officials.
Evaluation of the Usefulness of the Los Angeles Recovery and Reconstruction Plan in the
Northridge Earthquake. National Science Foundation, 1994-1997.
Los Angeles is the only city in California to have a plan for long-term recovery and reconstruction after
earthquakes. The plan stemmed in part from our earlier work on PEPPER and after the Northridge
earthquake, we undertook a study to see how well the plan worked. We interviewed people in the Los
Angeles city departments that had responsibilities for recovery and reconstruction. In general, we found
that the process of preparing the plan was effective in training staff about the tasks they would face in
recovery. Reconstruction planning, as set forth in the plan, was not done after the earthquake so it could
not be evaluated. Copies of the interview summaries and a summary of the final report were made
available on our WEB site at http://www.batnet.com/spangle/.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Research Projects
Local Government Use of Earthquake Hazards Information - Assessrnent of Practice in the
San Francisco Bay Region, U.S. Geological Survey, 1991-1993.
The San Francisco Bay Region probably has the most complete earthquake hazards information of any
region in the country with numerous maps and studies prepared by the USGS, the California Division of
Mines and Geology, and local agencies. The Survey funded our study to determine how local agencies,
particularly planning agencies, use USGS products to improve seismic safety and how these products,
and their transfer to potential users, might be improved (USGS Award #14-08-001-G2130). A total of 30
agencies, including cities, counties, regional agencies, and consultants, were interviewed abouttheir use
of EHI. We wrote final report to USGS detailing how its mapping program and information transfer
process might be improved to meet identified local needs. Under a continuation of the grant, Martha
Blair Tyler wrote USGS Circular 1130, Look Before You Build, Geologic Studies for Safer Land Development,
published in 1994. The circular focuses on local government programs to require site -specific geologic
investigations prior to approving development projects. It includes sections on the fundamentals of local
geologic review, a model geologic review process, examples of local review processes, and notes on local
geologic mapping, the use of geologic consultants and role of geologists on staff.
Decisions to Demolish, National Science Foundation, 1994-1998.
The issue of demolitions after earthquakes has become increasingly controversial as historic
preservationists become more active after disasters, insisting on special procedures for dealing with
damaged historic buildings. Local building officials with responsibility for public safety often find
themselves in conflict with the preservationists. This research project is designed to provide some
guidance to help local officials steer a course through the preservation and safety concerns. The study
consists of a series of case studies of demolition decisions after California earthquakes. The case studies
help to put the issue of demolition in perspective and illustrate how and why decisions about the fate of
damaged buildings are made. The consequences of the decisions, both short and long-term are analyzed.
The final report, Decisions to Demolish, presents the study findings and contains reports of the detailed
case studies of decisions in Coalinga, Santa Cruz, Watsonville and Fillmore.
Facilitating Use of Relative Earthquake Hazard Maps, Federal Emergency Management Agency,
1997-1998.
This study is to evaluate the use of the relative earthquake hazard maps produced for the metropolitan
Portland region by the Oregon Department of Geology and Mineral Industries with major funding
support from FEMA. We developed a questionnaire that was sent to everyone we could identify as a
recipient of the maps. The responses indicated some need to improve distribution and education about
use of the maps, but general reaction to the maps was favorable. Follow-up telephone interviews were
conducted with selected respondents to explore in greater depth how they are using the maps. A second
round of questionnaires will be sent to those who received the maps recently and a final report to FEMA
will contain recommendations for improving the mapping, map distribution and outreach efforts.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Research Applications
The Post -Earthquake Hazard Mitigation Process: A Review and Recommendations following
the Whittier Narrows Earthquake of 1987, June, 1989.
We prepared this study for the California Office of Emergency Services as a sub -contractor to Robert
Olson Associates, Inc. The purpose was to utilize the Whittier Narrows Earthquake experience as a basis
for developing a model defining appropriate federal, state .and Local roles and actions for rebuilding
following a damaging urban earthquake.
Earthquake Recovery Planning Guidelines for Local Governments, April, 1990.
In this study we developed detailed chronologies of the overall response and recovery responses of the
City of Whittier after the Whittier Narrows Earthquake and of the City of Santa Cruz with respect to the
Pacific Avenue Mall after the Loma Prieta Earthquake. In addition, we drew upon these detailed
chronologies to develop general observations regarding demolition and clearance, business recovery and
housing issues, funding and reimbursement issues, and planning actions for rebuilding. Our report was
prepared as a sub -contractor to Robert Olson Associates Inc. ROA's report, which incorporated the
results of our study, was published as a draft report entitled Much More is Left than Destroyed: Earthquake
Recovery Planning Guidelines for Local Governments, August 15,1990.
Flood Mitigation and Recovery , An Interactive Exercise for Local Government and Hurricane
Mitigation and Recovery, An Interactive Exercise for Local Government, Federal Emergency
Management Agency, 1994-1996 with Clancy Philipsborn, The Mitigation Assistance
Corporation.
These two projects for FEMA are derived from the research project to develop a training exercise for local
government officals in long-term recovery and reconstruction from earthquakes. FEMA decided to use
the earthquake exercise as part of its training program and commissioned companion exercises for flood
and hurricane disasters. The projects combined Spangle Associates' knowledge of long-term recovery
and reconstruction and the structure of the exercise with TMAC's knowledge of the impacts of and
recovery from floods and hurricanes. Both include tasks introduced to players by slide presentations
about how the tasks were done by communities faced with the particular disaster. Mitigation as a part of
the recovery process is an important theme which is woven into all the exercise tasks. Copies of the
exercise and the slides are available on FEMA's web site (www.fema.gov/priv/g398.htm).
Evaluation of the Effectiveness of the Landslide Hazard Identification Program, California
Department of Conservation, Division of Mines and Geology, 1993.
In 1993, the California Division of Mines and Geology contracted us to conduct an evaluation of the
effectiveness of the California Landslide Hazard Identification Program. The program has two basic
functions: 1) mapping potential landslide and other slope instability hazards, and 2) assisting cities and
counties in using the maps in their planning and development review programs. The basic study
approach was to ask staff members of local agencies with maps, as well as private sector users, to
describe how they use the maps, their experience with technical assistance from DMG staff, and their
suggestions for improvements. Study data was collected from local agency written surveys, follow-up
telephone interviews with local agencies and private sector users, and an evaluation of future mapping
needs. The final report, prepared with William Lettis and Associates, provided recommendations to
DMG and the State Legislature for improving the mapping program and the information transfer
process.
SPANGLE ASSOCIATES
REPRESENTATIVE PROJECTS Research Applications
Earthquake Risk Reduction Workshop, Quito, Ecuador, Oyo Pacific,1993.
Oyo Pacific (now Geohazards International) conducted a two-year project to develop an earthquake
vulnerability analysis for the City of Quito, Ecuador. In this project, Ecuadorian scientists and engineers
conducted seismic studies with the advice and assistance of a committee of foreign experts and a
committee including representatives from the Ecuadorian national government, Quito city government,
and the insurance, banking, and petroleum industries. The scientists and engineers identified
earthquake sources, mapped hazard zones, and assessed the vulnerability of lifelines and buildings. SA
created the format for, and facilitated, a two-day, interactive workshop in Quito, Ecuador, in which all of
this information for a scenario earthquake was presented to over 60 public and private sector leaders at
the opening sessions of the workshop. After this, the participants broke into four interest
groups —banking and insurance, emergency services, lifelines, and buildings and planning, to detail the
impacts of the scenario earthquake on each sector and to outline the key elements of a risk reduction
program.
Consultation re Use of Geotechnical Data in Reconstruction Planning, Ech Cheliff, Algeria,
with Woodward -Clyde Consultants, 1984.
We worked as subcontractors to Woodward -Clyde Consultants on a major project to provide geologic,
engineering and planning information and analysis to the Algerian government for use in the rebuilding
of the city of El Asnam (recently renamed Ech Cheliff), Algeria. The city was heavily damaged by an
earthquake in 1980. This work is an excellent example of the practical application of research findings
and concepts of land capability mapping to actual problems of risk assessment and land use planning
after a damaging earthquake.
SPANGLE ASSOCIATES
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THOMAS C. VLASIC, AICP
A native of California, Thomas Vlasic received his B.A. in geography in 1969 and Master of Urban
Planning in 1973, both from San Jose State University. Mr. Vlasic joined Spangle Associates in May of
1972 and is now vice president of the corporation. He is thoroughly conversant with requirements for
local planning in California and has advised planning commissions and city councils on a variety of
planning matters. He has prepared and administered general plans and land use regulations, and
conducted special planning studies for several San Francisco Bay Area communities, including Belmont,
Los Altos Hills, Portola Valley, Union City and Newark. In addition, he has prepared comprehensive
general plan revisions, specific plans and sub -area plans. These projects have often led to long-term
relationships with city clients. Mr. Vlasic has also assisted citizens' groups and private developers in
evaluating, preparing, and processing land use proposals. He has coordinated efforts for compliance with
the California Environmental Quality Act, including EIR preparation. In his role as a professional
planner, he has advised both public and private clients regarding legal challenges to land use plans and
regulations and the use of citizens' initiatives and referendums.
Mr. Vlasic has provided technical advice to public agencies on hillside and flatland residential
development, sign ordinances, downtown land use and urban design problems, large scale mixed -use
development, commercial and industrial projects and use of surplus school lands and facilities. For
Union City, he developed zoning provisions to control the use and storage of toxic materials, and headed
a multi -disciplinary team that prepared a specific plan for Union City, adopted in 1994. This plan
provides for the coordinated clean-up and redevelopment of a decaying industrial area.
During 1994-95,•Mr. Vlasic was retained by the City of Folsom to prepare an ordinance to control hillside
grading and development. Following adoption of the ordinance, Mr. Vlasic assisted city staff in applying
it to an application to build almost 5,000 houses and a commercial district on 1,800 acres of the city's
Sierra foothills.
As part of a USGS-HUD study of the use of earth science information in land use planning, Mr. Vlasic
coauthored three USGS Professional Papers on the land use planning application of data on erosion -
deposition, slope stability and hillside materials. He also monitored decisions concerning reconstruction
in the Bluebird Canyon landslide area of Laguna Beach as part of an NSF study of post -earthquake land
use planning, and, under a separate NSF study has analyzed the planning response to Northern
California storm disasters. For USGS, Mr. Vlasic moderated six workshops on geologic report
requirements in the San Francisco Bay Region.
Mr. Vlasic's experience includes administration of city planning activities. As a representative of Spangle
Associates, he served as the director of planning for the City of Belmont. Based on his analysis and
advice, the city's planning program was reevaluated and its first full time staff planner hired. Mr. Vlasic
has often assisted cities during periods of major change in planning department staffing by processing
projects or assisting with department administration. Further, he has helped cities search for and
interview candidates to fill planning department staff positions.
Mr. Vlasic currently serves as Deputy Town Planner for Portola Valley. As part of his on -going service to
the town, he staffs the Architectural and Site Control Commission which reviews all significant
development applications. To make the review process more effective, he directed the development of
comprehensive design guidelines for new development in the town.
Mr. Vlasic is a member of the Urban Land Institute, the American Planning Association and the
American Institute of Certified Planners.
SPANGLE ASSOCIATES
MARTHA BLAIR TYLER, AICP
Martha Blair Tyler received a B.A. in 1959 from Elmira College in Elmira, New York with majors in
political science and economics. After a gap to raise children, she received a Master of Urban Planning
degree from California State University at San Jose in 1972, the first woman graduate of the planning
program.
Ms. Tyler joined Spangle Associates in 1972 to work on a study of the use of earth science information in
land use planning funded by USGS and HUD as part of the San Francisco Bay Region Environment and
Resources Planning Study. In a follow-on study, she worked with USGS scientists, coauthoring three
USGS Professional Papers: Flood -Prone Areas and Land Use Planning, Flatland Deposits of the San
Francisco Bay Region, and Seismic Safety and Land Use Planning. Ms. Tyler then participated in an NSF -
funded study of post -earthquake land use planning and coauthored the project's final report, Land Use
Planning After Earthquakes.
Over the years, Ms. Tyler has participated in the firm's research. She led an NSF -funded study of the
response to debris flows in Northern California in the winter of 1982"and authored the final report, When
the Ground Fails. She helped research the response to a USGS warning of a potential volcanic eruption
near Mammoth Lakes, California and coauthored the final report, Living with a Volcanic Threat. In 1990,
she completed an NSF study of the land use and occupancy impacts of the Los Angeles ordinance to
strengthen unreinforced masonry buildings. She also wrote the report of the NSF -funded International
Symposium on Rebuilding After Earthquakes entitled Rebuilding after EarthquakeLessons from
Planners. The firm won a distinguished leadership award from the Northern California Chapter of the
American Planning Association for this report and its other research efforts. Recently, Ms. Tyler
participated in an NSF study to develop a training exercise for local government officials on recovery and
rebuilding after earthquakes and a USGS study to assess the use of its products by local governments in
the Bay Area. She is now leading an NSF study of policies concerning post -earthquake demolitions and
participating in an NSF -funded evaluation of the Los Angeles Recovery and Reconstruction Plan after the
Northridge earthquake.
In addition to research, Ms. Tyler has created materials to explain seismic safety to local officials. She
developed curricula for Bay Area Regional Earthquake Preparedness Project (BAREPP) workshops on
earthquake hazard mitigation and using earth science information. For BAREPP, she also coordinated
production of a synchronized slide -tape show, Making a DifferenceUsing Earth Science Information, and
coauthored a report, Putting Seismic Safety Policies to Work, giving examples of local programs to
implement earthquake policies. For the California Seismic Safety Commission, she helped draft the
report, Local Government Steps Toward Earthquake Safety, and for USGS, she assisted state and local
officials in Utah in developing seismic safety programs. She recently completed USGS Circular 1130,
Look Before You Build, Geologic Studies for Safer Land Development, and organized six workshops in
the San Francisco Bay area for local officials on geologic report requirements. She has also created
training exercises for FEMA on mitigation and recovery after floods and hurricanes.
Ms. Tyler served as lead planner for two site identification and evaluation studies for San Mateo County.
She drafted a revision of the Belmont General Plan and prepared geologic hazard, grading and hillside
road ordinances to regulate site development in the San Juan Hills area of Belmont. In other work, she
analyzed the need for additional commercial development in part of Union City, helped prepare area
plans for the historic downtown and a commercial intersection of Newark, and prepared the housing
element for the Town of Portola Valley.
Ms. Tyler is a member of the American Planning Association, the American Institute of Certified
Planners, and the Earthquake Engineering Research Institute. She is also a member of a federal advisory
committee to USGS for the National Cooperative Geologic Mapping Program.
SPANGLE ASSOCIATES
KAREN L. KRISTIANSSON, AICP
Karen Kristiansson received a B.A. from Williams College in 1991 and a Master of Regional Planning
degree from the University of North Carolina at Chapel Hill in 1996. She joined Spangle Associates in
September of 1996. Ms. Kristiansson's previous experience includes employment with the Orange
County, North Carolina Planning Department, the Conservation Department in the Town of Burlington,
Massachusetts, and the Massachusetts Department of Environmental Management.
At Spangle Associates, Ms. Kristiansson works on a variety of projects in both research and current
planning. For example, she is conducting two case studies for a project funded by the National Science
Foundation concerning motivations for and implications of decisions to demolish or repair buildings
after earthquakes. She is also coordinating a FEMA-funded project to assess uses of earthquake hazard
information in the Portland, Oregon region. In current planning, Ms. Kristiansson has been involved in
reviewing CEQA documents for proposed subdivisions. She also assists with the General Plan update for
the Town of Portola Valley, and she recently researched and developed a policy statement concerning
wireless communication facilities for the town. Ms. Kristiansson is also conducting a consistency analysis
of the zoning ordinance and general plan for the City of Newark.
While at the University of North Carolina, Ms. Kristiansson specialized in land use planning and growth
management. Her master's project, entitled Elements of Community in the American Residential
Landscape, received the Louise Venable Coker Award for the most outstanding master's project in her
class. As part of her course work, Ms. Kristiansson coordinated the efforts of a land use planning
workshop class to produce a stakeholder analysis and a computer model of the impacts of development
alternatives for use by the Town of Chapel Hill. Throughout her two years at the University of North
Carolina, Ms. Kristiansson edited Carolina Planning, a professional planning journal that celebrated its
20th year of publication in 1995.
In the summer of 1995, Ms. Kristiansson worked for the Orange County, North Carolina Planning
Department with another student to analyze the statistical relationship between housing unit
characteristics and the number of public school students living in the unit. The report they produced was
used by the County Commissioners to update the school impact fee schedule for the county. During 1993
and 1994, Ms. Kristiansson worked for the Conservation Department in the Town of Burlington,
Massachusetts. While there, she worked with two departments and an advisory committee to draft the
Open Space and Recreation Plan update. She also managed the town's thirteen conservation areas and
instituted a volunteer stewardship program to promote resident involvement with conservation lands.
Other projects included supervising a summer trail crew, organizing yearly Earth Day celebrations, and
visiting schools to discuss the importance of conservation.
While working for the Department of Environmental Management in 1994, Ms. Kristiansson produced
data and maps for the Massachusetts Coastal Access project using the Arc/Info geographic information
system. In 1992, she worked with representatives of five conservation organizations to coordinate the
Massachusetts Greenways Conference which was attended by over 200 people. She spent two summers
working for the Student Conservation Association, leading educational activities and herding wild
ponies at Chincoteague National Wildlife Refuge in 1990 and monitoring nesting shorebirds at Cape Cod
National Seashore in 1991.
SPANGLE ASSOCIATES
JOHN M. COOK
John Cook received a B.A. summa cum laude from Colby College in 1992 and a Master of City Planning
degree from the University of California, Berkeley, in 1997. He joined Spangle Associates in May 2000.
Mr. Cook's previous planning experience includes employment with the cities of Albany, Saratoga, and
Piedmont (all in California), and the Institute of Urban and Regional Development at UC Berkeley.
At Spangle Associates, Mr. Cook is managing a number of advance planning projects for the City of
Newark. In particular, he has helped Newark update its capital facilities fee program and assisted in the
selection of subconsultants to prepare a set of design guidelines. Mr. Cook is helping to formulate a
"design assistance" program, wherein the City will subsidize architectural services for commercial
buildings in Newark's Old Town area. He is working with transportation consultants in the preparation
of a parking study and strategy for Old Town Newark and is coordinating the efforts of art consultants in
the development of a public art master plan.
At the City of Albany, Mr. Cook coordinated current planning efforts and served as the key liaison to the
Planning and Zoning Commission. For several months, he served ih the capacity of planning manager,
wherein he provided training and background to numerous new community development staff
members. Mr. Cook also worked with consultants and city boards in a revision of the zoning ordinance.
Mr. Cook's work for the City of Saratoga consisted primarily of development review for residential
projects, including several on environmentally significant and/or geologically constrained sites.
While at the University of California, Berkeley, Mr. Cook concentrated his studies in land use and
transportation planning. As part of his course work, Mr. Cook conducted a survey of parking
requirements in 60 Bay Area jurisdictions and analyzed the relative land use and financial impacts. From
September 1996 through September 1998, Mr. Cook served as editor of the Northern News, a publication
for members of the Northern Section of the California Chapter of the American Planning Association.
At the Institute for Urban and Regional Development, Mr. Cook worked with a research team analyzing
the impact of ISTEA, the Intermodal Surface Transportation Efficiency Act, upon the functions of the
Metropolitan Transportation Commission (MTC) of the San Francisco Bay Area. Mr. Cook's work in this
project primarily involved developing an historic overview of federal, state, and local transportation
funding programs as well as an analysis of transportation spending by the MTC prior to and after the
passage of ISTEA.
SPANGLE ASSOCIATES
KATHERINE M. O'PREY
Katherine O'Prey received her B.A. from the University of Notre Dame in 1996 and a Master of Regional
Planning degree from the University of North Carolina at Chapel Hill in May 2000. Ms. O'Prey joined
Spangle Associates in July 2000 after working at Planning Department in the Town of Chapel Hill, North
Carolina, Downtown Housing Improvement Corporation in Raleigh, North Carolina, and the Atlanta
Committee for Olympic Games in Georgia.
At Spangle Associates, Ms. O'Prey conducts research funded by various state and federal agencies. She
is currently investigating the use of redevelopment as a tool to recover from earthquakes as part of a
National Science Foundation grant. In developing this report, Ms. O'Prey researches how cities have
used redevelopment after other disasters, such as hurricane or floods, to provide comparisons to post -
earthquake redevelopment efforts. Ms. O'Prey conducts interviews and collects information on
redevelopment projects in Homestead, Florida, the State of North Carolina, and Grand Forks, North
Dakota. In addition to producing research reports, Ms. O'Prey has responsibility for a variety of
planning projects, including current and advance planning in Portola Valley, California.
While at the University of North Carolina, Ms. O'Prey participated in a research effort to analyze
impervious surface cover and its impact on water quality in local watersheds. Using geographic
information systems, she calculated potential levels of impervious cover to predict the magnitude of
degradation of watersheds when individual zoning areas reached complete build -out. She determined
that the Town of Chapel Hill's expected impervious cover is significantly less than estimates based on
Soil Conservation Service guidelines. After refuting the applicability of national standards to the town,
Ms. O'Prey recommended mitigation strategies to reduce the percent of potential impervious cover in an
effort to protect pristine watersheds. As part of her coursework, Ms. O'Prey participated in developing a
draft hazard mitigation plan for Edgecombe County, North Carolina. This mitigation plan, written after
the devastation of Hurricane Floyd, proposes various mitigation strategies to limit property damage and
health hazards during future flood events.
At the Town of Chapel Hill, Ms. O'Prey worked in the planning department to create a staff report of the
Short Range Transit Plan. Preparation of the report included analyses of transit data to determine future
transit demand in Chapel Hill. Ms. O'Prey directly contributed to new route ideas and route
modifications to improve transit service and efficiency. In addition to writing the Short Range Transit
Plan, Ms. O'Prey designed and conducted the annual On -Board Survey of Chapel Hill transit riders.
As a housing intern for the Downtown Housing Improvement Corporation in Raleigh, Ms. O'Prey
assisted in all aspects of affordable housing development for tax credit projects in the Raleigh area. She
prepared Environmental Review Reports for proposed tax credit housing developments. In addition to
tax credit projects, Ms. O'Prey worked on the final reports and analysis for Hope 3 Housing Grants that
provided single family homes for the first time to low income homebuyers.
During the Summer of 1996, Ms. O'Prey worked as a transportation bus supervisor for the Atlanta
Committee for the Olympic Games. In this role, she assisted transportation planners in the mobilization
of athletes, coaches, and media personnel to Olympic events. After early system failure, Ms. O'Prey
actively assisted in the reevaluation and rerouting of part of the transportation network to improve
efficiency.
SPANGLE ASSOCIATES
Proposal to
Prepare Illustrated Hillside
Development Standards
Town of Los Gatos
Community Development Department
Planning Division
110 E. Main Street
Los Gatos, California
December 29, 2000
MARK SRE'BN.IK
ARCHITECT•AIA
ARCHITECTURE • INTERIORS • URBAN DESIGN ' PLANNING
Attachment 3
n
MARK SREBN K
ARCHITECT•AIA
ARCHITECTURE • INTERIORS • URBAN DESIGN • PLANNING
December 29, 2000
Mr. Bud Lortz
Interim Director of Community Development
Community Development Dept.
Planning Division
110 E. Main Street
Los Gatos, CA 95031
N•�sz,'A�
A Li Li
-TO 4ii ;'.I �)I" LOS ,..3A I OS
PLAN I\Ii\3' :r;Ar v1LN
Re: Request for Proposal To Prepare Illustrated Hillside Development Standards
Dear Mr. Lortz,
Mark Srebnik, Architect•AIA is pleased to present this proposal for your review. As you
review our proposal, we would like you to consider the following points that show our firm is
highly qualified for this project:
1. Mark Srebnik, AIA has substantial experience preparing design guidelines for communities
in the area. He has worked with Cupertino, Los Altos and Campbell preparing design
guidelines and for the County of Santa Clara preparing illustrations for hillside develop-
ment design guidelines.
2. Mark Srebnik, AIA has over 22 years of architectural and urban design professional
experience. He also brings extensive knowledge of architecture and urban design from
teaching these subjects at the university level.
3. As Project Urban Designer/Manager for the project, I will monitor the quality and efficiency
of service to the City of Los Gatos. This means that the many years of architectural and
urban design/ planning experience I have will be used to the fullest to design and manage
this project. I am used to working with clients, agencies, committees, and communities.
4. The firm utilizes CAD/3D Modeling/Animation/Illustration techniques where appro-
priate to help clients visualize projects.
Mark Srebnik, AIA is very enthusiastic about working on this project and is prepared to commit
the time, energy, and resources needed to see this project through fruition. We would appreciate
the opportunity for an interview to discuss your project and our qualifications in more detail.
Please call if you have any questions or need any additional information.
Looking forward to hearing from you.
Sincerely, �y
Mark Srebnik, AIA
Principal
1644 DALLAS COURT • LOS ALTOS, CA 94024-6119 • 650-969-5757 • 650-969-8898 FAX • MSREBNIK@EARTHLINK.NET
n n
CONTENTS
1.0 INTRODUCTION
1.1 Project Background
1.2 Project Goals
1.3 Project Scope of Work
1.4 Project Approach
2.0 MANAGEMENT PLAN
2.1 Project Team
2.2 Firms/Key Personnel/ Relevant Projects
2.3 Project Schedule
2.4 Fee Estimate
3.0 CONCLUSION
3.1 Summary
n n
1.0 INTRODUCTION
1.1 PROJECT BACKGROUND
The Town of Los Gatos is revising and adding illustrations to the Standards for Review of
Architecture & Site Applications in the Los Gatos Hillside areas. The current document was
adopted by the Town Council in 1980 and amended in May 1990. The new hillside standards
will need to be compatible with the Los Gatos Hillside Specific Plan and the General Plan.
1.2 PROJECT GOALS
The goals of this project are to ensure that in the Town of Los Gatos
• hillsides are preserved
• visual impact of hillside development is limited
• the small town atmosphere is maintained
1.3 PROJECT SCOPE OF WORK
The scope of work for this projects consists of the Consultant
• preparing illustrated hillside design guidelines
• Providing the Town with one camera ready, illustrated Hillside Development
Standards/ Guidelines document
• Attendance at one Planning Commission public hearing
• Attendance at one Town Council public hearing
• Attendance at four Architectural Standards/Hillside Committee meetings
1
1.4 PROJECT APPROACH
To achieve the project goals Mark Srebnik, Architect •AIA proposes the following:
1. Meet with project participants at beginning of the project to:
• establish specific project criteria
• confirm project process & deadlines
2. Work closely with the Town and their representatives to insure that the projectmeets the
goals described above.
3. Utilize various architectural/ urban design analysis methods to develop this
project.
The following is a more detailed description of the project approach:
Project Organization
In order to achieve the project goals, the Consultant will do the following:
1. Have a project organization meeting with the Town's representatives to discuss various
project issues induding:
-Discuss project goals and objectives
-Discuss project procedures and communications
-Develop detailed task list
-Confirm project schedule & milestones
2. Obtain any available information and reports on hillside development.
3. The Consultant to meet with the Town staff and committee (meeting 1).
4. The Town to authorize the Consultant to proceed with the next phase of work.
Analysis
• The Consultant will review the available information and reports.
• The Consultant will conduct field observations and photograph key conditions.
• The Consultant will analyze the information and reports in terms of their adequacy to meet
the Town's goals and objectives.
• The Consultant will review and discuss the findings of the analysis with the Town staff
and committee (meeting 2).
• The Consultant will modify and refine the findings of the analysis and submit the findings
to the Town.
• The Town to review the findings of the analysis and modify as needed.
• The Town to authorize the Consultant to proceed with the next phase of work.
2
Document Production
• Based upon the analysis from the previous phase, the Consultant will prepare a
preliminary draft of the Illustrated Hillside Development Standards.
• The Consultant will review the draft with the Town staff and solicit feedback.
• Based upon the input received from the Town, the Consultant will modify the draft.
• The Consultant will review the draft with the Town staff and committee (meeting 3) and
solicit
feedback.
• Based upon the input received from the Town, the Consultant will modify the draft.
• The Consultant will review the draft with the Town staff and committee (meeting 4) and
solicit feedback.
• Based upon the input received from the Town, the Consultant will modify the draft.
• The Consultant will review the draft with the Town staff and Planning Commission and
solicit feedback.
• Based upon the input received from the Town, the Consultant will modify the draft.
• The Consultant will review the draft with the Town staff and Council and solicit
feedback.
• Based upon the input received from the Town, the Consultant will modify the draft and
deliver final document to the Town.
Additional Work
• Additional work, meetings, hearings, etc. may be required beyond what is listed in this
proposal or that is not forseen at this time, during the development of this project. Any
additional work will be undertaken on a time and materials basis to be agreed upon at the
time the work is assigned.
Scheduling
Project schedule will be discussed at the initial project meeting with the City and updated
regularly. The Architect will perform services within project schedule agreed upon. Mark
Srebnik, Architect•AIA will commit all necessary resources in order to accomplish this.
3
2.0 MANAGEMEN'2PLAN
2.1 PROJECT MANAGEMENT
The project will be managed and prepared by Mark Srebnik, AIA principal of the firm. As
project manager he will have the total responsibility for fulfilling the contract requirements on
schedule and within the budget. Mr. Srebnik will be the point of contact for the project.
Additional support personnel will be used as needed for document preparation.
2.2 FIRM/ KEY PERSONNEL/ RELEVANT PROJECTS
MARK SREBNIK, ARCHITECT•AIA
Mark Srebnik, Architect•AIA is an architecture, urban design, and town planning firm
in Los Altos. The firm is a continuation of a firm originally established in 1982 in Portland,
Oregon. Since June of 1989 the firm has been operating in Los Altos.
The firm services a wide range of clients both public and private. Projects include various sizes
and types, architecture and urban design/ planning projects, new construction, remodels/
additions, and historic renovation and rehabilitation. The firm has experience with design
guidelines and with hillside development projects.
The firmis committed to design quality on all projects that meets client needs and budgets. We
maintain quality control with the firm's principal acting as the client contact and project
manager.
We offer CAD/ 3D modeling capabilities to quickly explore design alternatives, provide
accurate design and drawings. Also, project management, cost estimating and scheduling is done
on computer.
MARK SREBNIK, AIA
Principal
Project Assignment: Project Architect/ Manager
With over 22 years experience in architecture and urban design, Mr. Srebnik has provided
design and management for all phases of projects from programming through construction. His
background in architectural design and history along with having worked for one of the last
Beaux Arts trained architects has given him the knowledge and understanding to develop
projects in any style including historic. Several projects have been featured on the cover of Bay
area magazines.
Mr. Srebnik has worked on many projects involving design guidelines and urban design. Mr.
Srebnik assisted the County of Santa Clara with illustrations for its Residential Hillside
Development Guidelines. The City of Los Altos and City of Cupertino adopted design
guidelines he prepared. He assisted the City of Campbell in developing the San Tomas Area
Residential Design Criteria. He served as the Redevelopment Agency Architect for the City of
Campbell Downtown Storefront Improvement Program.
His civic involvement includes having served as Chair of the Los Altos Community Design and
Historic Resources Committee, Vice -Chair of the Planning Commission, and Chair of the
Architectural and Site Control Committee. He served on the board of directors for the American
Institute of Architects Santa Clara Valley chapter. Mr. Srebnik assisted the cities of
Cupertino, Los Gatos, and Santa Clara in having community design workshops.
4
Mr. Srebnik was an invited speaker at the Town of Los Gatos Design Workshop for Planning
Commissioners, American Planning Assn Convention, San Mateo Chapter AIA, the League of
California Cities Planning Commissioners Institute, and various civic organizations. He wrote
an article on future design trends in architecture that was featured in a special section in the
Business Journal.
He was an Assistant Professor at the Oregon School of Design and at the University of Oregon
teaching architecture/ urban design and history courses.
EDUCATION
MS Architecture & Urban Design Columbia University
BArch Architecture University of Oregon
PROFESSIONAL REGISTRATION
• State of California C15249
• State of Oregon 2378
PROFESSIONAL AFFILIATION
• Member, American Institute of Architects
• Past Director, AIA Santa Clara Valley Chapter
• Member, National Trust for Historic Preservation
RELEVANT PROJECTS
• Hillside Development Guidelines Illustrations
County of Santa Clara
• Fairgrove Neighborhood (Eichler) Design Guidelines
City of Cupertino
• Single Family Residential Design Guidelines
City of Cupertino
• Single Family Residential Zoning Ordinance Review & Revisions
• Single Family Residential Design Guidelines
City of Los Altos
• Single Family Residential Design Criteria
San Tomas District
City of Campbel
5
2.4 FEE ESTIMATE
The following fee estimate is for the scope of work outlined above for this project based on our
current rate schedule. Reimbursables expenses are not included. Additional Services, if any,
will be charged on a time and materials basis in accordance with our rate schedule in effect at
the time work is being performed. Our current rate schedules are included below as part of this
proposal.
I Project Organization & Schedule
Task
A. (1) Project Organization Meeting
Detailed Task List/ Schedule/
B. Obtain Existing Materials
C. Meeting 1 with Committee
Fee Estimate
Total $2250.00
II Analysis
Task
A. Review existing materials
B. Field Observation & Photograph
C. Analyze information
D. Review analysis with Town staff/committee( Mtg 2)
E. Modify analysis
Total $9750.00
III Document Production
Task
A. Preliminary Hillside Standards
B. Review analysis with Town staff (2 mtgs)
C. Modify Preliminary Hillside Standards
D. Review analysis with Committee (Mtgs 3-4)
E. Review with Planning Commission (1 mtg)
F. Modify Hillside Standards
G. Review with Town Council (1 mtg)
H. Modify Hillside Standards
I. Prepare Final Hillside Standards/ Guidelines
& Deliver to Town
Fee Estimate
Fee Estimate
Totals $17500.00
Total Estimated Fee $29500.00
Current Fee Schedule
Mark Srebnik, Architect • AIA:
Personnel Hour
Principal/ Project Manager $125.00
Senior Drafter/ Designer $75.00
Drafter/ Designer $60.00
Clerical $40.00
7
Reimbursable Expenses
The total estimated project fee does not include reimbursable expenses. These are expenses incurred
as a necessary part of the project development that include, but are not limited to reproduction of reports
and drawings, CAD plots, cost of special consultants, and cost of other subconsultants or contractors,
photography, faxes, and other copying.
Reimbursable expenses will be charged at prevailing rate at the time work is being performed. Currently,
charges are as follows:
Materials:
Supplies, Blueprints, Photography, Copying, Delivery Cost Plus 15%
Plotting: B & W
Color
$20/D size sheet
$25/D size sheet
Consultants Cost plus 15%
Other Fees and Adjustments
Suitable fees for either personnel or materials/ equipment would be applied inkeeping
with those listed above for any classification not covered above.
3.0 CONCLUSION
Our goal is to provide the Town of Los Gatos with service that allows the Town to meet its
goals of enhancing and preserving the hillsides while allowing appropriate development.
We can provide the expertise and skills to achieve the above. With the firm's demonstrated experience in
urban design, planning, and architecture/ construction we feel confident that we can provide the service
this project needs. We are prepared to make the necessary time and energy commitment to make this happen.
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Attachment 4
1 i n
December 29, 2000
CONSULTING
Suzanne Davis
Planning Division
Community Development Department
110 E. Main Street
Town of Los Gatos, CA 95031
ju
f.OWN 0 •• L.OS
o p�!�;!!`•:i� nEPARTME.'NT
Subject: Proposal for Professional Services for the Preparation of Illustrated Hillside
Development Standards and Guidelines
Dear Ms. Davis:
At RBF Consulting we understand the issues facing the Town of Los Gatos in its current project to
update and illustrate the Town's hillside development standards. We know that the Town is concerned
about maintaining aesthetic quality, protecting views, preserving environmental features, and protecting
lives and property from landslides and fires. Having been involved with the Town's General Plan update
and North Forty Specific Plan, we are fully aware of the Town's strong desire to maintain its high standard
of quality and small town character. It is for these reasons that we are submitting this proposal to assist
the Town in updating and illustrating its hillside development standards.
RBF Consulting has extensive experience in the formulation of hillside ordinances, including
development standards, illustrated design guidelines, and project review procedures. We have prepared
eight hillside ordinances, many containing design guidelines, for a variety of cities throughout California.
We would work closely with the Town's staff and Architectural Standards/Hillside Committee to share this
knowledge and to develop the best possible hillside development standards that meet the Town's high
expectations. In addition, we are members of APA's Planning Advisor Service and the Urban Land
Institute which can bring additional resources to the team.
RBF Consulting has the capability, breadth, and personnel depth needed to assist the Town with the
revision of its hillside development standards. This assignment will require experience in the fields of
urban planning, ecology, engineering, landscape architecture, and graphic design. All of these services
are available in-house at RBF Consulting. The issues that you have outlined in your Request for Proposal
are well suited to our firm's capabilities and experience.
In response to your request, we have prepared the attached scope of work which we believe addresses
the Town's needs in an effective and efficient manner. We are available immediately to undertake and
complete this assignment in a timely fashion. The key contact person for this response is Ron Pflugrath,
AICP, Director of Planning Programs. Mr. Pflugrath will serve as project manager and will be the primary
author of the revised hillside development standards. He can be reached at (949) 472-3505.
Respectfully Submitted,
RBF Consulting
Ron Pflugrath, AICP
Director of Planning Programs
PLANNING DESIGN CONSTRUCTION
14725 Alton Parkway, Irvine, CA 92618-2027 ® P.O. Box 57057, Irvine, CA 92619-7057 is 949.472.3505 ® Fax 949.472.8373
Offices located throughout California, Arizona & Nevada e www.RBF.com
printed an recycled paper
n n
Table of Contents
Work Program 2
TASK 1: SCOPING AND PROJECT ORIENTATION 2
1.1 Start -Up Meeting. 2
1.2 Review Existing Documents. 2
1.3 Identify Issues Related to Current Hillside Standards. 3
1.4 Draft Document Outline. 3
TASK 2: PUBLIC INPUT AND MEETINGS 3
2.1 Architectural Standards/Hillside Committee. 3
2.2 Planning Commission Public Hearing. 4
2.3 Town Council Public Hearing. 4
2.4 Staff Meetings. 4
TASK 3: PREPARE HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 4
3.1 Preliminary Document Table of Contents and Format 5
3.2 Staff Review and Confirmation of Table of Contents and Format 5
3.3 Administrative Draft Hillside Development Standards. 5
3.4 Preliminary Draft Hillside Development Standards. 5
3.5 Second Preliminary Draft Hillside Development Standards. 5
3.6 Public Review Draft Hillside Development Standards. 5
3.7 Errata Sheet Preparation. 5
3.8 Final Hillside Development Standards 6
Project Timeline 7
Fee 8
Qualifications 9
References 12
RBF Planning Brochure 13
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page i
n n
Work Program
1. Overall Understanding and Approach
We understand that the project, as described in the Town's RFP, would result in a
comprehensive update of the existing Standards for Review of Architecture and Site
Applications in the Los Gatos Hillside Areas. The update is required in order to: (a) reflect
existing General Plan policies, (b) be consistent with the Los Gatos Hillside Specific Plan,
(c) address current issues/concerns, and (d) fully illustrate the standards to add clarity to
the requirements and to eliminate potential ambiguity and conflicts in their interpretation.
We further understand that not all of the existing sloping parcels are in the Hillside
Residential Zone or in the Specific Plan area. The Town may wish to apply similar hillside
standards to these parcels as well. We would work closely with staff and the Architectural
Standards/Hillside Committee to identify specific concerns related to this category of
parcels.
In preparation for this proposal, we have reviewed the following documents:
• Town of Los Gatos Request for Proposals, dated December 8, 2000,
• Standards for Review of Architecture and Site Applications in the Los Gatos Hillside
Areas,
• Los Gatos Hillside Specific Plan, and
• Requirements for the HR zone (Hillside Residential)
After reviewing these documents and discussing the Town's concerns with staff, we feel
that the hillside development standards need to be strengthened through a comprehensive
update and be fully illustrated with drawings and photographs. The inclusion of hillside
"design guidelines" may also be appropriate as not all development "standards" may be
required to be written as regulations. The primary objective of our approach would be to
provide greater clarity to the revised standards by eliminating vague wording, addressing
issues not currently provided for or only marginally addressed, provide flexibility by
incorporating design guidelines, and fully illustrating the standards to eliminate ambiguity
in their interpretation.
We recognize the Town's desire to promote public input during preparation and review of
the updated Hillside Development Standards through the involvement of the Architectural
Standards/Hillside Committee. The public would have an opportunity to provide input at
four committee meetings and at public hearings before the Planning Commission and
Town Council. Also, we anticipate working closely with designated staff throughout the
process of document preparation, review and adoption, and being highly responsive to any
evolving Town objectives that may emerge during the project.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 1
A. Work Program
2. Work Program
RBF Consulting proposes the following work program for preparing a comprehensive
update to the Standards for Review of Architecture and Site Applications in the Los Gatos
Hillside Areas. The work program is based on our current understanding of the Town's
needs and our experience with other similar projects. Although the work program is
organized by task and is consistent with the objectives set forth in the Request for
Proposals, we are prepared to revise the work program as necessary to satisfy the Town's
goals for the project. The proposed project schedule in Section B identifies the timing of
each task and the proposed project fee for each task is provided in Section C.
TASK 1: SCOPING AND PROJECT ORIENTATION
The RBF team believes that considerable attention must be paid to getting the project off
to a strong start. The purpose of Task 1 is to build the foundation for the entire project.
We propose gathering information from existing documents (General Plan, Zoning
Ordinance, Los Gatos Hillside Specific Plan, etc.), reviewing the existing Standards for
Review of Architecture and Site Applications in the Los Gatos Hillside Areas and related
amendments, and attending an initial meeting with appropriate Town staff. Each subtask
below includes a more detailed description of the work to be done.
1.1 Start -Up Meeting. The RBF project manager will meet with members of the
Planning Division and others as appropriate to discuss the following:
❖ issues/concerns with the existing hillside regulations,
❖ expectations for the new/revised hillside regulations,
❖ project management and coordination, and
•. scheduling.
After this meeting, material will be collected for the project library. Time also should be
set aside for a visual reconnaissance of the Town's hillside areas, accompanied by at
least one of the Town staff. Of particular interest will be any recent projects that the
Town was not pleased with.
1.2 Review Existing Documents. The RBF team will review the structure, language,
development standards, and procedures of the current hillside development
standards. This review will cover such issues as organization, internal consistency,
definitions, ease of use, vague and/or conflicting regulations, use of modern
standards, and administrative procedures. The team will also review the General
Plan, Zoning Ordinance, and Los Gatos Hillside Specific Plan to determine how they
will impact the preparation of the new hillside development standards. We also will
review any existing Council policies and staff notes on existing problems/issues.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 2
A. Work Program
1.3 Identify Issues Related to Current Hillside Standards. The consultant will
prepare a preliminary issues paper outlining the most significant concerns with the
current hillside standards and other related policies. The consult may provide
alternative recommendations for addressing the issues if appropriate. The issues
paper will be used as an ongoing reference point and will be added to and amended
following input from the Architectural Standards/Hillside Committee and the public.
1.4 Draft Document Outline. Following review of all relevant background information,
preparation of the initial issues paper, and the initial scoping meeting with Town
staff, the consultant will prepare a draft outline for the revised hillside development
standards. The outline will be used as an ongoing reference point and will be
continually added to and amended so as to serve as an always current road map
for the project.
PRODUCTS: ❖ Draft Document Outline
❖ Identification of Issues
❖ Start-up meeting with Town staff
TASK 2: PUBLIC INPUT AND MEETINGS
This task includes all of the public meetings and staff meetings proposed for the work
program and is consistent with the requirements of the Town's Request for Proposals.
Public meetings will occur at logical points in the process and are subject to further
refinement with staff. It is assumed that Town staff will make all arrangements to hold the
meetings and that the consultant will prepare meeting agendas and materials related to
topics of discussion. Town staff will be responsible for making copies and distribution of
materials. The following subtasks provide further detail.
2.1 Architectural Standards/Hillside Committee. We propose holding four meetings
with the Architectural Standards/Hillside Committee as follows:
Meeting #1 - Introduction to the project and initial input from the Committee/public,
Meeting #2 - Review of identified issues and preliminary document outline, and further
public input,
Meeting #3 - Review of preliminary draft hillside development standards/guidelines,
Meeting #4 - Review and recommendation of 2"d preliminary draft standards.*
* When revised, this becomes the public review draft for consideration by the Planning
Commission at a public hearing.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 3
A. Work Program
2.2 Planning Commission Public Hearing. The consultant will make one
presentation of the hillside development standards at a public hearing before the
Planning Commission. It is not intended that the public review draft presented to the
Planning Commission be revised following the hearing. Instead, a comprehensive
errata sheet will be prepared and appended to the document reviewed and
recommended by the Commission.
2.3 Town Council Public Hearing. The consultant will make one presentation of the
hillside development standards at a public hearing before the Town Council.
2.4 Staff Meetings. The consultant will meet with Town staff following each of the
Committee meetings to clarify and ratify "direction" to be taken. These meeting will
be utilized to solidify direction for preparation of the administrative draft hillside
development standards. Other meetings with staff will be programed on an as -
needed basis. A total of 40 hours is programmed for meetings with staff.
PRODUCTS: ❖ Four Committee Meetings
❖ One Commission Hearing
❖ One Council Hearing
❖ Various Staff Meetings
TASK 3: PREPARE HILLSIDE DEVELOPMENT STANDARDS AND
GUIDELINES
This task incorporates all of the elements necessary to complete preparation of the revised
hillside development standards and guidelines. The following is a summary of the
document preparation and review sequence.
• Prepare administrative draft document based on direction agreed to with Town staff.
• Staff reviews administrative draft and provides comments.
• Prepare preliminary draft document based on staff comments on administrative
draft.
• Present preliminary draft at Architectural Standards/Hillside Committee meeting #3.
• Present revised preliminary draft at Architectural Standards/Hillside Committee
meeting #4.
• Prepare public review draft for presentation to Planning Commission.
• Prepare errata sheet following recommendations of Planning Commission.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 4
A. Work Program
3.1 Preliminary Document Table of Contents and Format. Based upon the input
from staff, the Architectural Standards/Hillside Committee, and the consultant's
experience, the consultant will prepare a preliminary table of contents to ensure
consensus and a clear understanding of the anticipated form and content of the
administrative draft hillside development standards.
3.2 Staff Review and Confirmation of Table of Contents and Format. The
preliminary table of contents and format will be reviewed by Town staff and one "red
ink" final copy will be returned to the consultant. A separate report prepared by staff
should detail any specific modifications desired.
3.3 Administrative Draft Hillside Development Standards. An administrative draft
of the Hillside Development Standards will be prepared for in-house review by Town
staff. The various components of the administrative draft (e.g., grading, site
planning, architectural regulations, etc.) will be jointly agreed to with staff in Task
3.2. One reproducible copy of the administrative draft will be provided.
3.4 Preliminary Draft Hillside Development Standards. Based on comments and
direction received from staff's review of the administrative draft document, the
consultant will prepare the preliminary draft document for presentation and
discussion at the third Architectural Standards/Hillside Committee meeting (#3).
One reproducible copy of the preliminary draft hillside development standards will
be provided.
3.5 Second Preliminary Draft Hillside Development Standards. Based on
comments and direction received at the Architectural Standards/Hillside
Committee's third meeting, the consultant will prepare a second preliminary draft
document for further consideration by the Architectural Standards/Hillside
Committee at their fourth meeting. At this point, it is not anticipated that significant
changes will be made to the document. One reproducible copy of the preliminary
draft hillside development standards will be provided.
3.6 Public Review Draft Hillside Development Standards. Following final input from
the Architectural Standards/Hillside Committee, the consultant will prepare the
public review draft hillside development standards for presentation to the Planning
Commission at a public hearing. One reproducible copy of the preliminary draft
hillside development standards will be provided.
3.7 Errata Sheet Preparation. Based on the recommendations of the Planning
Commission, the consultant will prepare an errata sheet incorporating all
recommended changes.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 5
A. Work Program
3.8 Final Hillside Development Standards. Based on the language of the Town
Council's adopting ordinance, the consultant will revise the public review draft
document and prepare the Final Hillside Development Standards. One reproducible
copy and one electronic version of the final hillside development standards will be
provided.
PRODUCTS: ❖ Administrative Draft Hillside Development Standards
❖ Preliminary Draft Hillside Development Standards (2)
❖ Public Review Draft Hillside Development Standards
❖ Final Hillside Development Standards
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 6
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1.1 Start -Up Meeting.
1.2 Review Existing Documents.
1.3 Identify Issues Related to Current Hillside Standards.
1.4 Draft Document Outline.
2.1 Architectural Standards/Hillside Committee.
2.2 Planning Commission Public Hearing.
2.3 Town Council Public Hearing.
2.4 Staff Meetings.
3.1 Preliminary Document Table of Contents and Format.
3.2 Staff Review and Confirmation of Table of Contents and Format
3.3 Administrative Draft Hillside Development Standards.
3.4 Preliminary Draft Hillside Development Standards.
3.5 Second Preliminary Draft Hillside Development Standards.
3.6 Public Review Draft Hillside Development Standards.
3.7 Errata Sheet Preparation.
3.8 Final Hillside Development Standards.
December 2000
Town of Los Gatos
Proposal to Prepare Hillside Development Standards and Guidelines
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11.1 Start -Up Meeting.
1.2 Review Existing Documents.
1.3 Identify Issues Related to Current Hillside Standards.
1.4 Draft Document Outline.
2.1 Architectural Standards/Hillside Committee Meetings
2.2 Planning Commission Public Hearing.
2.3 Town Council Public Hearing.
2.4 Staff Meetings and project administration
3.1 Preliminary Document Table of Contents and Format.
3.2 Staff Review and Confirmation of Table of Contents and Format
3.3 Administrative Draft Hillside Development Standards.
3.4 Preliminary Draft Hillside Development Standards.
3.5 Second Preliminary Draft Hillside Development Standards.
3.6 Public Review Draft Hillside Development Standards.
3.7 Errata Sheet Preparation,
3.8 Final Hillside Development Standards.
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Proposal to Prepare Hillside Development Standards and Guidelines
D. Qualifications
1. Team Member Responsibilities
Ron Pflugrath, AICP, Director of Planning Programs for RBF Consulting, will serve as
project manager and will be responsible for overall contract administration and for
maintaining the work program schedule. Mr. Pflugrath will be the primary author of the
revised hillside development standards and guidelines. His resume follows.
Ron Menguita, urban planner, will work with Mr. Pflugrath as a member of the project
team, participating in the revision of specific language, document formatting, and
addition of graphics, tables, matrices, etc.
John Shetland, urban designer, will be responsible for the preparation graphics,
including computer illustrations.
2. Relevant Hillside Development Standards Experience
Mr. Pflugrath has worked on over 20 zoning documents throughout California. The
following are ones that contained extensive hillside development standards and
guidelines.
Development Code (zoning/subdivision/design), City of Chico
Development Code (zoning/subdivision/design), City of Diamond Bar
Development Code (zoning/subdivision), City of Murrieta
Development Code (zoning/subdivision/design), City of Mission Viejo
Zoning Ordinance (zoning/subdivision), City of Fillmore
Development Code (zoning/subdivision/design), City of San Bernardino
Development Code (zoning/subdivision/design), Town of Truckee
Zoning Ordinance (zoning/subdivision) City of Fillmore
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 9
n j r)
Ron Pflugrath, A.I.C.P.
Planning Director
Registration:
1988, American Institute of
Planners
Years of Experience: 28
Education:
B.S., 1972, Urban and Regional
Planning, California State
Polytechnic University, Pomona
Professional Affiliations:
Member, American Institute of
Certified Planners (AICP)
Member, American Planning
Association (APA)
Member, Urban Land Institute
(ULI)
Awards/Honors:
1990 Orange County Chapter
APA Outstanding Planning
Award; Barton Road Specific
Plan, City of Grand Terrace,
California
1992 National APA, Outstanding
Planning Award; San Bernardino
Development Code, City of San
Bernardino, California
1997 Inland Empire Chapter
APA Outstanding Planning
Award; City of Murrieta
Development Code
PROJECT TEAM RESUME
Mr. Pflugrath is an urban planner/designer who has been involved in
a wide variety of public and private sector planning projects over the
past 28 years. After graduating from California Polytechnic State
University, Pomona, Mr. Pflugrath joined the staff of the City of
Pomona where he took on the duties of Project Manager and chief
author of the City's new General Plan. While at Pomona, he was also
responsible for developing the City's first parcel specific land use and
demographic computer data base. A position with the City of Santa
Fe Springs sharpened Mr. Pflugrath's abilities in the areas of
redevelopment project planning and he developed and managed the
City's housing rehabilitation program with funding resources
leveraged to over $1,000,000. At the same time, he was responsible
for supervising the department's current planning activities including
interpretation of General Plan policies and amendments to the
Zoning Ordinance.
One of the highlights of Mr. Pflugrath's career came as Principal
Planner with the Parsons Corporation for the design and
implementation of a new city of 150,000 population at Yanbu, Saudi
Arabia. There, he was responsible for preparation of the new city's
first design and development manual, and the preparation of a variety
of unique planning documents, including the first comprehensive
zoning code to be available in the Kingdom.
Over the past 15 years, Mr. Pflugrath has established a strong
reputation for preparing zoning code documents, community design
elements, specific plans, and design guidelines. Mr. Pflugrath has a
thorough understanding of General Plan implementation tools
through his participation over 20 comprehensive zoning code
revisions. Mr. Pflugrath has been involved with the preparation of
ten public initiated specific plans where he either managed the
project of was a major contributor. Mr. Pflugrath has taught
professional development courses in Zoning Ordinance preparation
for UCLA Extension (Designing and Implementing Effective Zoning
Ordinances) and has lectured at Cal Poly San Luis Obispo and Cal
Poly Pomona in the Urban Planning Departments.
Some of the public projects that he has managed and/or provided
major contributions include:
Specific Plans and Urban Design
• Uptown Orange Redevelopment Project
• Moffett Business Park Specific Plan and EIR, City of Sunnyvale
• Chino Airport Specific Plan, San Bernardino County
• Redevelopment Implementation Strategies and Development
Guidelines, City of Carson
CONOULTINO
Ron Pflugrath, A.I.C.P.
Planning Director
Civic Participation:
City of Laguna Beach Housing
Committee, Past Chairman
Orange County Housing
Authority Advisory Committee
Orange County AIA R/UDAT,
Old Town Tustin, California
PROJECT TEAM RESUME
• Barton Road Specific Plan, City of Grand Terrace
• Downtown Specific Plan, City of Escondido
• Design Guidelines, Morongo Indians, City of Banning
• Design Guidelines, City of National City
• Downtown Revitalization Program Evaluation, City of Cathedral
City
• Downtown Specific Plan, City of Pismo Beach
• Highland Avenue Urban Design Study, City of San Bernardino
• East Washington Boulevard Urban Design Plan, City of Culver
City
• Design Guidelines Manual, City of Westminster
• Downtown Specific Plan, City of Temple City
• Old Town Specific Plan, City of Temecula
Zoning and Sign Regulations
• Development Code (zoning/subdivision/design), City of
Alameda
• Development Code (zoning/subdivision/design), City of Chico
• Development Code (zoning/subdivision/design), City of
Diamond Bar
• Development Code (zoning/subdivision/design), City of Mission
Viejo
• Development Code (zoning/subdivision), City of Murrieta
• Development Code (zoning/subdivision/design), City of San
Bernardino
• Development Code (zoning/subdivision/design), City of Sonoma
• Development Code (zoning/subdivision), City of Stockton
• Development Code, City of Lake Havasu City, Arizona
• Development Code (zoning/subdivision/design), Town of
Truckee
• Zoning and Subdivision Ordinances, City of Huntington Park
• Zoning Ordinance, City of Culver City
• Zoning Ordinance, City of Fillmore
• Zoning Ordinance, City of Fountain Valley
• Zoning Ordinance, City of Norwalk
• Zoning Ordinance, City of Novato
• Zoning Ordinance, City of Tustin
• Zoning Ordinance, Town of Windsor
• Sign Ordinance, City of Pasadena
• Sign Ordinance, City of Cypress
• Sign Ordinance, City of Sacramento
• CBD Zoning District, City of Mesa, Arizona
• CBD Zoning District, City of Sedona, Arizona
• CBD Zoning District, City of Arcadia
Mir
E. References
City of Chico Development Code - Preparing comprehensive revisions to the City's
Zoning and Subdivision Ordinances following the adoption of a new General Plan and
integrating new community design guidelines and hillside standards into the
Development Code. Besides implementing new General Plan policies involving
compact urban form and other community design issues, the update emphasizes
logical organization and ease of use, as well as streamlining the development review
process.
Contact: Pam Figge, Senior Planner
City of Chico
916-895-4851
City of Diamond Bar - Prepared City's first comprehensive Development Code
following incorporation and adoption of new General Plan. Special issues dealt with
hillside protection and tree preservation. The Code was adopted by the City November
3, 1998.
Contact: Jim DeStefano, Assistant City Manager
City of Diamond Bar
(909) 396-5676
City of Fillmore Zoning Ordinance - Completed a new Zoning Ordinance for a small,
mature City devastated by the 1994 Northridge earthquake.
Contact: J. Anthony Perez, Associate Planner
(Formerly with the City of Fillmore - now with the City of Camarillo)
805-388-5357
City of Murrieta Development Code - Prepared a comprehensive Development Code,
incorporating zoning, subdivision, and Citywide design guidelines into an integrated
document.
Contact: Patti Nahill, AICP, Senior Planner
(Formerly with the City of Murrieta - now an independent consultant)
909-677-0405
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 12
References
City of Novato Zoning Ordinance - Preparing a comprehensive update of the Novato
Zoning Ordinance, which follows the adoption of the City's new General Plan. The
update is focusing on usability, and the integration of new regulations on sensitive
habitat and other sensitive environmental and scenic resources, in compliance with the
environmental regulations of the San Francisco Bay Conservation and Development
Commission (BCDC).
Contact: Alan Lazure, Principal Planner
415-897-4306
City of San Bernardino Development Code - Prepared comprehensive
Development Code, incorporating zoning, subdivision, and City-wide design guidelines
into an integrated, easy -to -use document. Hillside development and ridgeline
protection were among the many issues addressed. The project received the National
APA Outstanding Planning Award for Plan Implementation in 1992.
Contact: Valerie Ross, Principal Planner
City of San Bernardino
909-384-5057
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 13
RESOLUTION
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
AUTHORIZING THE TOWN MANAGER TO EXECUTE AN AGREEMENT WITH
RBF CONSULTING FOR CONSULTING SERVICES
FOR THE HILLSIDE DEVELOPMENT STANDARDS UPDATE.
RESOLVED, that the Town of Los Gatos Town Council has determined that an update of
the hillside development standards is necessary; and
RESOLVED, that the General Plan 2000 includes policies and implementing strategies
supporting this action; and
RESOLVED, that the Town of Los Gatos sent Requests for Proposals to five consulting
firms and two local chapters of the AIA; and
RESOLVED, that the Town received three proposals for preparation of hillside design
guidelines; and
RESOLVED, that the most qualified consultant for the hillside development standards
update based on the proposal and interview by the Architectural Standards/Hillside Committee was
RBF Consulting; and
RESOLVED, that project manager Ron Pflugrath, AICP, has extensive experience with
development of design guidelines; and has competent staff to assist with the project as needed; and
RESOLVED, by the Town Council that the TOWN OF LOS GATOS enter into an
agreement for hillside development standards update services (as listed in the scope of work
determined by the Council) with RBF Consulting (Exhibit A).
FURTHER RESOLVED, by the Town Council that the Town Manager is authorized and
directed to execute the attached agreement for hillside development guidelines update in behalf of
the TOWN OF LOS GATOS.
Attachennt 5
PASSED AND ADOPTED at a regular meeting of the Town Council held on the day
of , 2001, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED: /s/ Joe Pirzynski
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
/s/ Marian V. Cosgrove
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:1DEV\RESOS\hi I lside. wpd
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TOWN OF LOS GATOS
OFFICE OF THE TOWN CLERK
PROOF OF SERVICE
(by Mail)
I, MarLyn J. Rasmussen, declare:
1. I am over the age of 18 years, not a party to this action, and am employed in the County of Santa Clara at
110 E. Main Street, Los Gatos, California, 95030.
I am readily familiar with the Town of Los Gatos' practice for collection and processing of correspondence
for mailing with the United States Postal Service and that correspondence is deposited with the United States Postal Service
that same day in the ordinary course of business.
3. On March 21, 2001 I mailed at Los Gatos, California a true copy of Town Council Resolution 2001-29
relating to Hillside Development Standards Update Consultant Los Gatos, CA. to the following:
Ron Pflugrath, RBF Consulting, P.O. Box 57057, Irvine, CA 92619-7057
George Mader, Spangle Associates, 3240 Alpine Road, Portola Valley, CA 94028.
4. I declare under penalty of perjury that the foregoing is true and correct and that this declaration was
executed on March 21, 2001.
/s/ MarLyn J. Ra ss
Mar yn ' s sen,. MC
Executive Assistant/Senicr Deputy Clerk
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95032
c:Aproof
n
RESOLUTION 2001- 29
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
AUTHORIZING THE TOWN MANAGER TO EXECUTE AN AGREEMENT WITH
RBF CONSULTING FOR CONSULTING SERVICES
FOR THE HILLSIDE DEVELOPMENT STANDARDS UPDATE.
RESOLVED, that the Town of Los Gatos Town Council has determined that an update of
the hillside development standards is necessary; and
RESOLVED, that the General Plan 2000 includes policies and implementing strategies
supporting this action; and
RESOLVED, that the Town of Los Gatos sent Requests for Proposals to five consulting
firms and two local chapters of the AIA; and
RESOLVED, that the Town received three proposals for preparation of hillside design
guidelines; and
RESOLVED, that the most qualified consultant for the hillside development standards
update based on the proposal and interview by the Architectural Standards/Hillside Committee was
RBF Consulting; and
RESOLVED, that project manager Ron Pflugrath, AICP, has extensive experience with
development of design guidelines; and has competent staff to assist with the project as needed; and
RESOLVED, by the Town Council that the TOWN OF LOS GATOS enter into an
agreement for hillside development standards update services (as listed in the scope of work
determined by the Council) with RBF Consulting (Exhibit A).
FURTHER RESOLVED, by the Town Council that the Town Manager is authorized and
directed to execute the attached agreement for hillside development guidelines update in behalf of
the TOWN OF LOS GATOS.
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 19' day
of March, 2001, by the following vote:
COUNCIL MEMBERS:
AYES: Randy Attaway, Steven Blanton, Sandy Decker, Steve Glickman,
Mayor Joe Pirzynski.
NAYS: None
ABSENT: None
ABSTAIN: None
SIGNED: /s/ Joe Pirzynski
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
/s/ Marian V. Cosgrove
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
2
OFFICE OF THE TOWN CLERK
AGR Q /,4/0
IHH
AGREEMENT FOR HILLSIDE DEVELOPMENT STANDApS UPDATE
CONSULTANT SERVICES
REC
THIS AGREEMENT is entered into this 20th day of March, 2001, bra{dhPr ,ie To 9
of Los Gatos, State of California, herein called the "Town", and RBF Consulting, engaged in
providing hillside development standards update consulting services herein called the "Consultant".
RECITALS
A. The Town is undertaking activities to revise its Hillside Development Standards and to add
illustrations in the format of design guidelines.
B. The Town desires to engage RBF Consulting to provide consulting services in conjunction
with hillside development standards update, because of Consultant's experience and
qualifications to perform the desired work.
C. The Consultant represents and affirms that it is qualified and willing to perform the desired
work pursuant to this Agreement.
AGREEMENTS
NOW, THEREFORE, THE PARTIES HERETO AGREE AS FOLLOWS:
A. Scope of Services. The Consultant shall provide the following services listed in the
Consultant's Work Program (attached hereto as Exhibit "A" and incorporated by reference
herein).
The Consultant shall carry out this project under the direction of the Director of Community
Development for the purpose ofreceiving information, reviewing progress and providing the
guidance needed to solve problems that may arise.
B. Time of Performance. The services of the Consultant shall commence upon the execution
of this Agreement and issuance of a Town purchase order, with completion of the program
identified in the Consultant's Work Program and the Project Timeline (attached hereto as
Exhibit "B" and incorporated by reference herein) by December 31, 2001.
C. Compliance with Laws. The Consultant shall comply with all applicable laws, codes,
ordinances, and regulations of governing federal, state and local laws. Consultant represents
and warrants to Town that it has all licenses, permits, qualifications and approvals of
whatsoever nature which are legally required for Consultant to practice its profession.
Consultant represents and warrants to Town that Consultant shall, at its sole cost and
expense, keep in effect or obtain at all times during the term of this Agreement any licenses,
permits, and approvals which are legally required for Consultant to practice its profession.
Revised: November 13. 2000
N:\DE V\SUZANNE\ASC\HILLS IDElcontract.wpd
Page 1 of 7
Consultant shall maintain a Town of Los Gatos business license pursuant to Chapter 14 of
the Code of the Town of Los Gatos.
D. Sole Responsibility. Consultant shall be responsible for employing or engaging all persons
necessary to perform the services under this Agreement.
E. Information/Report Handling. All documents furnished to Consultant by the Town and all
reports and supportive data prepared by the Consultant under this Agreement are the Town's
property and shall be delivered to the Town upon the completion of Consultant's services or
at the Town's written request. All reports, information, data, and exhibits prepared or
assembled by Consultant in connection with the performance of its services pursuant to this
Agreement are confidential until released by the Town to the public, and the Consultant shall
not make any of the these documents or information available to any individual or
organization not employed by the Consultant or the Town without the written consent of the
Town before such release. The Town acknowledges that the reports to be prepared by the
Consultant pursuant to this Agreement are for the purpose of evaluating a defined project,
and Town's use of the information contained in the reports prepared by the Consultant in
connection with other projects shall be solely at Town's risk, unless Consultant expressly
consents to such use in writing. Town further agrees that it will not appropriate any
methodology or technique of Consultant which is and has been confirmed in writing by
Consultant to be a trade secret of Consultant.
F. Compensation. Compensation for Consultant's professional services shall not exceed
$30,000; and payment shall be based upon Town approval of each task.
G. Billing shall be accompanied by a detailed explanation of the work performed by whom at
what rate and on what date. Also, plans, specifications, documents or other pertinent
materials shall be submitted for Town review, even if only in partial or draft form.
Payment shall be net thirty (30) days.
All invoices and statements to the Town shall reference the Town's purchase order number
and be addressed as follows:
Invoices: Statements:
Town of Los Gatos Town of Los Gatos
Attn: Accounts Payable Attn: Finance Department
P.O. Box 655 P.O. Box 655
Los Gatos, CA 95030 Los Gatos, CA 95030
H. Availability of Records. Consultant shall maintain the records supporting this billing for not
less than three (3) years following completion of the work under this Agreement. Consultant
shall make these records available to authorized personnel of the Town at the Consultant's
offices during business hours upon written request of the Town.
Revised: November 13, 2000
N:\DEV1S UZANNE\ASCW ILLSIDE\contract.wpd
Page 2 of 7
I. Project Manager. The Project Manager for the Consultant for the work under this Agreement
shall be Ron Pflugrath, AICP.
J. Assignability and Subcontracting. The services to be performed under this Agreement are
unique and personal to the Consultant. No portion of these services shall be assigned or
subcontracted without the written consent of the Town.
Notices. Any notice required to be given shall be deemed to be duly and properly given if
mailed postage prepaid, and addressed to:
To Town: To Consultant:
Town of Los Gatos
Community Development Department
P. O. Box 949
Los Gatos, CA 95031
Ron Pflugrath
RBF Consulting
P. O. Box 57057
Irvine, CA 92619-7057
or personally delivered to Consultant to such address or such other address as Consultant
designates in writing to Town.
K. Independent Contractor. It is understood that the Consultant, in the performance of the work
and services agreed to be performed, shall act as and be an independent contractor and not
an agent or employee of the Town. As an independent contractor he/she shall not obtain any
rights to retirement benefits or other benefits which accrue to Town employee(s). With prior
written consent, the Consultant may perform some obligations under this Agreement by
subcontracting, but may not delegate ultimate responsibility for performance or assign or
transfer interests under this Agreement.
L. Consultant agrees to testify in any litigation brought regarding the subject of the work to be
performed under this Agreement. Consultant shall be compensated for its costs and expenses
in preparing for, traveling to, and testifying in such matters at its then current hourly rates
of compensation, unless such litigation is brought by Consultant or is based on allegations
of Consultant's negligent performance or wrongdoing.
M. Conflict of Interest. Consultant understands that its professional responsibilities is solely to
the Town. The Consultant has and shall not obtain any holding or interest within the Town
of Los Gatos. Consultant has no business holdings or agreements with any individual
member of the Staff or management of the Town or its representatives nor shall it enter into
any such holdings or agreements. In addition, Consultant warrants that it does not presently
and shall not acquire any direct or indirect interest adverse to those of the Town in the
subject of this Agreement, and it shall immediately disassociate itself from such an interest
should it discover it has done so and shall, at the Town's sole discretion, divest itself of such
Revised: November 13.2000
N:1DE V\S UZANNE\ASC\HILLSIDE\contract.wpd
Page 3 of 7
interest. Consultant shall not knowingly and shall take reasonable steps to ensure that it does
not employ a person having such an interest in this performance of this Agreement. If after
employment of a person, Consultant discovers it has employed a person with a direct or
indirect interest that would conflict with its performance of this Agreement, Consultant shall
promptly notify Town of this employment relationship, and shall, at the Town's sole
discretion, sever any such employment relationship.
N. Equal Employment Opportunity. Consultant warrants that it is an equal opportunity
employer and shall comply with applicable regulations governing equal employment
opportunity. Neither Consultant nor its subcontractors do and neither shall discriminate
against persons employed or seeking employment with them on the basis of age, sex, color,
race, marital status, sexual orientation, ancestry, physical or mental disability, national
origin, religion, or medical condition, unless based upon a bona fide occupational
qualification pursuant to the California Fair Employment & Housing Act.
O. Insurance.
A. Minimum Scope of Insurance:
Consultant agrees to have and maintain, for the duration of the contract,
General Liability insurance policies insuring him/her and his/her firm to an
amount not less than: one million dollars ($1,000,000) combined single limit
per occurrence for bodily injury, personal injury and property damage.
ii. Consultant agrees to have and maintain for the duration of the contract, an
Automobile Liability insurance policy ensuring him/her and his/her staff to
an amount not less than one million dollars ($1,000,000) combined single
limit per accident for bodily injury and property damage.
iii. Consultant shall provide to the Town all certificates of insurance, with
original endorsements effecting coverage. Consultant agrees that all
certificates and endorsements are to be received and approved by the Town
before work commences.
iv. Consultant agrees to have and maintain, for the duration of the contract,
professional liability insurance in amounts not less than $1,000,000 which is
sufficient to insure Consultant for professional errors or omissions in the
performance of the particular scope of work under this agreement.
B. General Liability:
i. The Town, its officers, officials, employees and volunteers are to be covered
as insured as respects: liability arising out of activities performed by or on
behalf of the Consultant; products and completed operations of Consultant,
Revised: November l3, 2000
N:\DE V\SUZANNE\ASC\HILLSIDE\contract.wpd
Page 4 of 7
premises owned or used by the Consultant. This requirement does not apply
to the professional liability insurance required for professional errors and
omissions.
ii. The Consultant's insurance coverage shall be primary insurance as respects
the Town, its officers, officials, employees and volunteers. Any insurance or
self -insurances maintained by the Town, its officers, officials, employees or
volunteers shall be excess of the Consultant's insurance and shall not
contribute with it.
iii. Any failure to comply with reporting provisions of the policies shall not
affect coverage provided to the Town, its officers, officials, employees or
volunteers.
iv. The Consultant's insurance shall apply separately to each insured against
whom a claim is made or suit is brought, except with respect to the limits of
the insurer's liability.
C. All Coverages: Each insurance policy required in this item shall be endorsed to state
that coverage shall not be suspended, voided, cancelled, reduced in coverage or in
limits except after thirty (30) days' prior written notice by certified mail, return
receipt requested, has been given to the Town. Current certification of such
insurance shall be kept on file at all times during the term of this agreement with the
Town Clerk.
D. In addition to these policies, Consultant shall have and maintain Workers'
Compensation insurance as required by California law and shall provide evidence of
such policy to the Town before beginning services under this Agreement. Further,
Consultant shall ensure that all subcontractors employed by Consultant provide the
required Workers' Compensation insurance for their respective employees.
P. Indemnification. The Consultant shall save, keep and hold harmless indemnify and defend
the Town its officers, agent, employees and volunteers from all damages, liabilities,
penalties, costs, or expenses in law or equity that may at any time arise or be set up because
of damages to property or personal injury received by reason of, or in the course of
performing work which may be occasioned by a willful or negligent act or omissions of the
Consultant, or any of the Consultant's officers, employees, or agents or any subconsultant.
Q. Waiver. No failure on the part of either party to exercise any right or remedy hereunder shall
operate as a waiver of any other right or remedy that party may have hereunder, nor does
waiver of a breach or default under this Agreement constitute a continuing waiver of a
subsequent breach of the same or any other provision of this Agreement.
Revised: November 13, 2000 Page 5 of 7
N:\DE VISUZANNE\ASC\HILLSIDE\contract.wpd
R. Governing Law. This Agreement, regardless of where executed, shall be governed by and
construed to the laws of the State of California. Venue for any action regarding this
Agreement shall be in the Superior or Municipal Court of the County of Santa Clara.
S. Termination of Agreement. The Town and the Consultant shall have the right to terminate
this agreement with or without cause by giving not less than fifteen (15) days written notice
of termination. In the event of termination, the Consultant shall deliver to the Town all
plans, files, documents, reports, performed to date by the Consultant. In the event of such
termination, Town shall pay Consultant an amount that bears the same ratio to the maximum
contract price as the work delivered to the Town bears to completed services contemplated
under this Agreement pursuant to Exhibit A hereto, unless such termination is made for
cause, in which event, compensation, if any, shall be adjusted in light of the particular facts
and circumstances involved in such termination.
T. Amendment. No modification, waiver, mutual termination, or amendment of this Agreement
is effective unless made in writing and signed by the Town and the Consultant.
U. Disputes. In any dispute over any aspect of this Agreement, the prevailing party shall be
entitled to reasonable attorney's fees, including costs of appeal.
V. Entire Agreement. This Agreement, including Exhibit A, constitutes the complete and
exclusive statement of the Agreement between the Town and Consultant. No terms,
conditions, understandings or agreements purporting to modify or vary this Agreement,
unless hereafter made in writing and signed by the party to be bound, shall be binding on
either party.
IN WITNESS WHEREOF, the Town and Consultant have executed this Agreement as of the
date indicated on page one (1).
Town of Los Gatos. by: Approved as to Form:
Debra J. Figone, Town Manager Orry P. Korb, Town Attorney
ATTEST:
Clerk of the Town of Los Gatos,
Los Gatos, California
Marian V. Cosgrove, Town Clerk
Revised: November 13, 2000
N:\DE V\SUZANNE\ASC\HILLSIDE\contract.wpd
Page 6 of 7
Consultant, by:
Signature
Ron Pflugrath
Director of Planning Programs
Revised: November 13, 2000 Page 7 of 7
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A. Work Program
1. Overall Understanding and Approach
We understand that the project, as described in the Town's RFP, would result in a
comprehensive update of the existing Standards for Review of Architecture and Site
Applications in the Los Gatos Hillside Areas. The update is required in order to: (a) reflect
existing General Plan policies, (b) be consistent with the Los Gatos Hillside Specific Plan,
(c) address current issues/concerns, and (d) fully illustrate the standards to add clarity to
the requirements and to eliminate potential ambiguity and conflicts in their interpretation.
We further understand that not all of the existing sloping parcels are in the Hillside
Residential Zone or in the Specific Plan area. The Town may wish to apply similar hillside
standards to these parcels as well. We would work closely with staff and the Architectural
Standards/Hillside Committee to identify specific concerns related to this category of
parcels.
In preparation for this proposal, we have reviewed the following documents:
• Town of Los Gatos Request for Proposals, dated December 8, 2000,
• Standards for Review of Architecture and Site Applications in the Los Gatos Hillside
Areas,
• Los Gatos Hillside Specific Plan, and
• Requirements for the HR zone (Hillside Residential)
After reviewing these documents and discussing the Town's concerns with staff, we feel
that the hillside development standards need to be strengthened through a comprehensive
update and be fully illustrated with drawings and photographs. The inclusion of hillside
"design guidelines" may also be appropriate as not all development "standards" may be
required to be written as regulations. The primary objective of our approach would be to
provide greater clarity to the revised standards by eliminating vague wording, addressing
issues not currently provided for or only marginally addressed, provide flexibility by
incorporating design guidelines, and fully illustrating the standards to eliminate ambiguity
in their interpretation.
We recognize the Town's desire to promote public input during preparation and review of
the updated Hillside Development Standards through the involvement of the Architectural
Standards/Hillside Committee. The public would have an opportunity to provide input at
four committee meetings and at public hearings before the Planning Commission and
Town Council. Also, we anticipate working closely with designated staff throughout the
process of document preparation, review and adoption, and being highly responsive to any
evolving Town objectives that may emerge during the project.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 1
A. Work Program
2. Work Program
RBF Consulting proposes the following work program for preparing a comprehensive
update to the Standards for Review of Architecture and Site Applications in the Los Gatos
Hillside Areas. The work program is based on our current understanding of the Town's
needs and our experience with other similar projects. Although the work program is
organized by task and is consistent with the objectives set forth in the Request for
Proposals, we are prepared to revise the work program as necessary to satisfy the Town's
goals for the project. The proposed project schedule in Section B identifies the timing of
each task and the proposed project fee for each task is provided in Section C.
TASK 1: SCOPING AND PROJECT ORIENTATION
The RBF team believes that considerable attention must be paid to getting the project off
to a strong start. The purpose of Task 1 is to build the foundation for the entire project.
We propose gathering information from existing documents (General Plan, Zoning
Ordinance, Los Gatos Hillside Specific Plan, etc.), reviewing the existing Standards for
Review of Architecture and Site Applications in the Los Gatos Hillside Areas and related
amendments, and attending an initial meeting with appropriate Town staff. Each subtask
below includes a more detailed description of the work to be done.
1.1 Start -Up Meeting. The RBF project manager will meet with members of the
Planning Division and others as appropriate to discuss the following:
❖ issues/concerns with the existing hillside regulations,
❖ expectations for the new/revised hillside regulations,
❖ project management and coordination, and
❖ scheduling.
After this meeting, material will be collected for the project library. Time also should be
set aside for a visual reconnaissance of the Town's hillside areas, accompanied by at
least one of the Town staff. Of particular interest will be any recent projects that the
Town was not pleased with.
1.2 Review Existing Documents. The RBF team will review the structure, language,
development standards, and procedures of the current hillside development
standards. This review will cover such issues as organization, internal consistency,
definitions, ease of use, vague and/or conflicting regulations, use of modern
standards, and administrative procedures. The team will also review the General
Plan, Zoning Ordinance, and Los Gatos Hillside Specific Plan to determine how they
will impact the preparation of the new hillside development standards. We also will
review any existing Council policies and staff notes on existing problems/issues.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 2
A. Work Program
1.3 Identify Issues Related to Current Hillside Standards. The consultant will
prepare a preliminary issues paper outlining the most significant concerns with the
current hillside standards and other related policies. The consult may provide
alternative recommendations for addressing the issues if appropriate. The issues
paper will be used as an ongoing reference point and will be added to and amended
following input from the Architectural Standards/Hillside Committee and the public.
1.4 Draft Document Outline. Following review of all relevant background information,
preparation of the initial issues paper, and the initial scoping meeting with Town
staff, the consultant will prepare a draft outline for the revised hillside development
standards. The outline will be used as an ongoing reference point and will be
continually added to and amended so as to serve as an always current road map
for the project.
PRODUCTS: ❖ Draft Document Outline
❖ Identification of Issues
❖ Start-up meeting with Town staff
TASK 2: PUBLIC INPUT AND MEETINGS
This task includes all of the public meetings and staff meetings proposed for the work
program and is consistent with the requirements of the Town's Request for Proposals.
Public meetings will occur at logical points in the process and are subject to further
refinement with staff. It is assumed that Town staff will make all arrangements to hold the
meetings and that the consultant will prepare meeting agendas and materials related to
topics of discussion. Town staff will be responsible for making copies and distribution of
materials. The following subtasks provide further detail.
2.1 Architectural Standards/Hillside Committee. We propose holding four meetings
with the Architectural Standards/Hillside Committee as follows:
Meeting #1 - Introduction to the project and initial input from the Committee/public,
Meeting #2 - Review of identified issues and preliminary document outline, and further
public input,
Meeting #3 - Review of preliminary draft hillside development standards/guidelines,
Meeting #4 - Review and recommendation of 2nd preliminary draft standards.*
* When revised, this becomes the public review draft for consideration by the Planning
Commission at a public hearing.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 3
A. Work Program
2.2 Planning Commission Public Hearing. The consultant will make one
presentation of the hillside development standards at a public hearing before the
Planning Commission. It is not intended that the public review draft presented to the
Planning Commission be revised following the hearing. Instead, a comprehensive
errata sheet will be prepared and appended to the document reviewed and
recommended by the Commission.
2.3 Town Council Public Hearing. The consultant will make one presentation of the
hillside development standards at a public hearing before the Town Council.
2.4 Staff Meetings. The consultant will meet with Town staff following each of the
Committee meetings to clarify and ratify "direction" to be taken. These meeting will
be utilized to solidify direction for preparation of the administrative draft hillside
development standards. Other meetings with staff will be programed on an as -
needed basis. A total of 40 hours is programmed for meetings with staff.
PRODUCTS: ❖ Four Committee Meetings
❖ One Commission Hearing
❖ One Council Hearing
❖ Various Staff Meetings
TASK 3: PREPARE HILLSIDE DEVELOPMENT STANDARDS AND
GUIDELINES
This task incorporates all of the elements necessary to complete preparation of the revised
hillside development standards and guidelines. The following is a summary of the
document preparation and review sequence.
• Prepare administrative draft document based on direction agreed to with Town staff.
• Staff reviews administrative draft and provides comments.
• Prepare preliminary draft document based on staff comments on administrative
draft.
• Present preliminary draft at Architectural Standards/Hillside Committee meeting #3.
• Present revised preliminary draft at Architectural Standards/Hillside Committee
meeting #4.
• Prepare public review draft for presentation to Planning Commission.
• Prepare errata sheet following recommendations of Planning Commission.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 4
A. Work Program
3.1 Preliminary Document Table of Contents and Format. Based upon the input
from staff, the Architectural Standards/Hillside Committee, and the consultant's
experience, the consultant will prepare a preliminary table of contents to ensure
consensus and a clear understanding of the anticipated form and content of the
administrative draft hillside development standards.
3.2 Staff Review and Confirmation of Table of Contents and Format. The
preliminary table of contents and format will be reviewed by Town staff and one "red
ink" final copy will be returned to the consultant. A separate report prepared by staff
should detail any specific modifications desired.
3.3 Administrative Draft Hillside Development Standards. An administrative draft
of the Hillside Development Standards will be prepared for in-house review by Town
staff. The various components of the administrative draft (e.g., grading, site
planning, architectural regulations, etc.) will be jointly agreed to with staff in Task
3.2. One reproducible copy of the administrative draft will be provided.
3.4 Preliminary Draft Hillside Development Standards. Based on comments and
direction received from staffs review of the administrative draft document, the
consultant will prepare the preliminary draft document for presentation and
discussion at the third Architectural Standards/Hillside Committee meeting (#3).
One reproducible copy of the preliminary draft hillside development standards will
be provided.
3.5 Second Preliminary Draft Hillside Development Standards. Based on
comments and direction received at the Architectural Standards/Hillside
Committee's third meeting, the consultant will prepare a second preliminary draft
document for further consideration by the Architectural Standards/Hillside
Committee at their fourth meeting. At this point, it is not anticipated that significant
changes will be made to the document. One reproducible copy of the preliminary
draft hillside development standards will be provided.
3.6 Public Review Draft Hillside Development Standards. Following final input from
the Architectural Standards/Hillside Committee, the consultant will prepare the
public review draft hillside development standards for presentation to the Planning
Commission at a public hearing. One reproducible copy of the preliminary draft
hillside development standards will be provided.
3.7 Errata Sheet Preparation. Based on the recommendations of the Planning
Commission, the consultant will prepare an errata sheet incorporating all
recommended changes.
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 5
A. Work Program
3.8 Final Hillside Development Standards. Based on the language of the Town
Council's adopting ordinance, the consultant will revise the public review draft
document and prepare the Final Hillside Development Standards. One reproducible
copy and one electronic version of the final hillside development standards will be
provided.
PRODUCTS: ❖ Administrative Draft Hillside Development Standards
❖ Preliminary Draft Hillside Development Standards (2)
❖ Public Review Draft Hillside Development Standards
❖ Final Hillside Development Standards
Town of Los Gatos December 2000
Proposal to Prepare Hillside Development Standards and Guidelines Page 6
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1.1 Start -Up Meeting.
1.2 Review Existing Documents.
[1.3tdentify Issues Related to Current Hillside Standards.
1.4 Draft Document Outline.
2.1 Architectural Standards/Hillside Committee.
2.2 Planning Commission Public Hearing.
2.3 Town Council Public Hearing.
2.4 Staff Meetings.
3.1 Preliminary Document Table of Contents and Format.
3.2 Staff Review and Confirmation of Table of Contents and Format
3.3 Administrative Draft Hillside Development Standards.
3.4 Preliminary Draft Hillside Development Standards.
3.5 Second Preliminary Draft Hillside Development Standards.
3.6 Public Review Draft Hillside Development Standards.
3.7 Errata Sheet Preparation.
3.8 Final Hillside Development Standards.
Town of Los Gatos
Proposal to Prepare Hillside Development Standards and Guidelines
Town Council Minutes March 19, 2001
Redevelopment Agency Los Gatos, California
LYNDON BANDSTAND/OAK MEADOW PARK/CONT.
Speakers continued:
Ray Davis, resident, spoke in support of the Cupola being placed at this site in Oak Meadow Park.
April Maiten, 136 Belvue, spoke of the old fashion charm the gazebo will add to the park site. She
noted that the commissioners had thought about that when they chose the new play equipment for the
park and in the keeping of the fire truck and the airplane.
No one else from the audience spoke to the issue.
Motion by Mr. Glickman, to defer action on the determination of the final site in Oak Meadow Park
for a period of two months. Motion failed for lack of a second.
Motion by Mr. Glickman, seconded by Mr. Attaway, to defer action on the determination of the
final site in Oak Meadow Park for a period of two months, but to approve proceeding with the final
design plans. Carried by 3 ayes. Mr. Pirzynski and Mrs. Decker voted no.
Motion by Mr. Glickman, seconded by Mr. Attaway, to accept and file the letter from the Parks
Commission recommending Council approval of the Los Gatos Community Foundation's proposal
for the Lyndon Bandstand at Oak Meadow Park. Carried unanimously.
HILLSIDE DEVELOPMENT STANDARDS/CONSULTANT/RESOLUTION 2001-29 (16.37)
Ray Davis, resident, questioned the sensitivity of the chosen firm to the needs of our community and
noted that geotechnical review was not considered in the scope of services.
Motion by Mr. Attaway, seconded by Mrs. Decker, that Council adopt Resolution 2001-29 entitled,
RESOLUTION OF THE TOWN OF LOS GATOS AUTHORIZING THE TOWN MANAGER
TO EXECUTE AN AGREEMENT WITH RBF CONSULTING FOR CONSULTING
SERVICES FOR THE HILLSIDE DEVELOPMENT STANDARDS UPDATE. Carried
unanimously.
GENERAL PLAN IMPLEMENTATION STRATEGY (17.38)
Bud Lortz, Director of Community Development, noted that the Planning Department had already
begun implementing strategies on 49 of the 150 items. This report explains how these strategies will
be undertaken and how others are progressing.
Ray Davis, resident, noted Nina Crt. project and hillside slopes that are not included in the H-R Zone.
Motion by Mr. Attaway, seconded by Mr. Glickman, that Council accept the implementing strategies
identified by staff that are already in progress or will be started this year; and authorize staff to move
forward with the selection of the project manager and preparation of the agreement with this
consultant. Carried unanimously.
Comments from Council:
Mrs. Decker made note of the following items and requested an appropriate time to discuss them.
TC:D13:MM031901
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