2004-012- Adopting Hillside Development Standards And Guidelines.RESOLUTION 2004 -12
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN `OF .LOS GATOS
ADOPTING HILLSIDE DEVELOPMENT STANDARDS & GUIDELINES
WHEREAS., the Town of Los Gatos desires to update its current Hillside Development
Standards, and
WHEREAS, the General Plan Work Plan includes the adoption of hillside design standards
and guidelines (Implementing Strategy CD.I.2.1); and a number of related Implementing Strategies
including L.L2.4, L.I.8.5, CD.L 1,13 .and CD.I.2.3; and
WHEREAS, adoption of such standards and guidelines will help provide clear direction to
developers and homeowners processing development applications (General Plan Implementing
Strategy L.I.7.4); and
WHEREAS, adoption of such standards and guidelines will help reduce the bulk, mass and
scale of new and remodeled homes in the hillside and help new development blend better with its
site; and
WHEREAS, The Architectural Standards/Hllside Committee recommends that the Revised
Public Hearing Draft dated IDecernber 2003 be adopted; :and
WHEREAS, the Planning Commission has held a public hearing and forwarded a
recommendation for adoption of the same document;
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby recnd Resolution 1998-20.
FURTHER RESOLVED, the Town Council adopts the Hillside Development Standards
& Guidelines, attached hereto as Exhibit A. In addition, these standards and guidelines shall be used
to review development applications in conjunction with the development standards set forth in the
Comprehensive Blossom Hill Open Space Study, dated January 1990. In the event of a conflict, the
more restrictive standard or guideline shall apply.
.FURTHER RESOLVED, the Hillside Development .Standards & Guidelines shall apply
to all development applications that have not been deemed complete.
.PASSED AND ADOPTED at a regular meeting of the Town Council held on the 2nd day
of February, 2004, by the following vote:
COUNCIL MEMBERS:
AYES: Sandy Decker, Diane McNutt, Joe Przynski, Mike Wasserman,
Mayor Steve Glickman.
NAYS : None
ABSENT: None
ABSTAIN: None
A
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST.:
c.. ey^ ` ~.~/ v
CLERK OF'T'HE 'TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
2
Town. of Los Gatos
Hillside Develo~m.ent Standards
and ~u.idelines
.~.d.opted. h~ Council
~Tanuary 2®®~4
TOWN DF LOS GirATOS e N o
HILLSIDE DEVELOPMENT STANDARDS AND ~irIIIDELINES
- ~bs o toe
Acknowledgements ...
.
.
.
......,, .............................
...........................
.....................................
.. 4
h INTRODUCTION
.
A. ... .......................................:....
...........................................................
Vision Statement :
.
: ..6
....... .......................
.....
.......................................................... .. 6
B. Overview ........................................ ........,........................ 6
C ..........................
....
Goal .
.
.
D. .. ........................................... ...........,...............,................,............
Applicability .
. ..6
E. .......................................
.....................
.........................................
Objectives of the
.:
.. 7
F. .................................:
.............................................................. g
Standards versus Guidelines
.
G. .............,.
.....,..........................................................
Relationship of the Hillside Development Standards and Guidelines to the Town's 10
General Plan, Zoning Ordinance and Hillside :Specific Plan ......., ............................... 10
H. Project Review and Approval Process . .:.................................
.
. 11
II. .
.
..........................
CONSTRAINTS ANALYSIS AND SITE SELECTION
A. ............................................................
Prior to selecting a building site
.
: 12
B. ............
...
....................................,......................
View analysis ..
. 12
................,.....,...........
;.... ...
,. 13
C Selecting the buildin
site
.
III. .
g
...................
.....:.......,.. ...,................,..
...................
SITE PIANNING 14
A. ....................................................................,.................................,...
Grading ........... 17
............................................................................
B, Drainage................ ....................... ...........................,...............,....
21
C. Driveways and parking
.
D. ..
......................
...............................................................
Safety......
..... 22
.
....... .................... .................,................................,...... 23
IU. DEV ELOPMENT INTENSITY
:
A ....,........., .................
..........................................................
Maximum Allowable Develo
t 27
.
B. pmen
.......:...............,.............................,..................
Exclusions from allowed floor are
: 29
C. a........
..............................................................
Exceptions to maximum floor area 29
V.
ARC ..... ............................................
HITECTURAL DESIGN 31
A. .,... ...........................................................................,..........
Design objectives
: 33
B ..............................
................................................................ 33
. Design to be neighbor friendly .............:.........,.,.................................... 34
C. ...............
Design for sustainability
:
D. ......................
.................,..............,..............................
Design for fiire safety
.
.
: 35
E .
..........................
..
.................
.........................................
Building height
36
.
F, ..........................................................................,.......................,
Minimize building bulk and mas 37
G. s ........ :...:...........................................................
Roofs 38
H .................... ....................... .................,.......................................
Architectural element
. 40
.
I s ........................
....:..........................................................
Materials and col 42
VI. .
ors ............................:.............................,..........................,......
SITE ELEMENTS 43
A. .........................
..... ......
fences and walls
:
.....................................
.......................................... 44
B. 'Driveway entries ..
.
:
.
C .
...........................
.
..............................................................
e 45
. R
taining walls ........................................:.........................
. 47
D. ..............
.
.................
Outdoor lighting ...
'
.............................
............,.................................................... 49
E. :Accessory buildings, pools, and sport courts., ..................................... 50
f. ...................
Impervious surfaces
VII. ................ ......................................................
.LANDSCAPE DESIGN
: 51
A. ............,............. .........
.........................................
...........
Landscape design concepts
:
,
52
B. ................
.
.......................,.........................
Plant materials
.
.
....................................
..
............................................ 55
C. Tree preservation ............................. ............................. 56
..................................
~Pa~e 2
TOWN Oh' LOS'G'rATOS
FIILLSIDE DEVELOPMENT STANDARDS AND GIIIDELINES
"~i"~
lp~~~`~S
Acknowle~~ements
Town Con.nczl:
.Steve Glickman, Mayor
Mike Wasserman, Vice Mayor
Sandy Decker
Diane McNutt
Joe Pirzynski
Architectural Standards Hillside Committee:
Lee Quintana
Peggy Dallas, .Architect
Paul DuBois
Morris Trevithick
Phil Micciche
Suzanne Muller (emeritus)
Plann~cn~ Commission:
Raul DuBois, Chair
Mike Burke.-
Jeanne Drexel
.Phil Micciche
Lee Quintana
Joanne Talesfore
Morris Trevithick
Town Staff:
Debra J. Figone, Town Manager
Pamela Jacobs, Assistant Town Manager
Orry Korb, Town Attorney
Bud N. Lortz, Director of Community Development
Tom Williams, Assistant Director of Community Development
Suzanne Davis, Associate. Planner
:Joel Paulson, Planner
Rachel Bacola, 'Planning Intern
~P~,c~e ~
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1
TOWN OF LOS ~jrATOS ` w~ of
HILLSIDE DEVELOPMENT `STANDARDS AND ~rIIIDELIIVES
~~saAtoS
Foreword
Thins to Consider Before you Begin the Design
Process
• The goal of the .Hillside Development Standards and Guidelines (HDS&G) is to achieve design
.excellence, foster sustainable development and preserve the natural environment consistent
with the Town's vision for its hillsides.
• Become familiar with the HDS&G, the Town's General Plan,, Zoning Ordinance, Hillside Specfiic
Plan, and other relevant plans and regulations. An application that is consistent with Town
plans and-policies, and has submitted all necessary reports and information can be processed
with .minimal delay.
• The HDS&G establish a framework for appropriate design, standards and minimum and/or
maximum requirements. However, stricter standards may be required to avoid potential impacts
and to achieve the goals and objectives of the .HDS&G.
® Applicants are encouraged to creatively meet he goals and objectives of the HDS&G.
® The .illustrations provided in the HDS&G are. schematic and .meant to show the intent of a
standard or guideline.
® .Not every site can be .developed at the maximum density or intensity allowed by the Zoning
Ordinance. .Some sites cannot accommodate atwo-story ,home or accessory uses such as
swimming pools, tennis courts, etc.
® It is beneficial to inventory the site's natural, .physical properties (such as slope distribution and
geology). A site plan and design ..program should be developed only after the Least Restrictive
Development Area (LRDA) has been identified based on a site specific constraints analysis. This
approach will assist in designing ..,projects that avoid or fit in with the site's natural constraints.
® It makes for good relations with your future neighbors if you meet with them beforehand to
discuss any special concerns they may have prior to siting and designing the house, landscaping,
or making any significant site improvements.
® Since the Town's goals, .policies, and regulations may change from time to time, it is advisable to
check with the Town's Community Development Department for any changes.
Ptac~-e 5 .
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TOWN OF LOS ~xATOS ~ ~"
HILLSIDE DEVELOPMENT STANDARDS AND GIIIDELINES
~~s-n%i~s
I. h~TTRODUCTIUN
A. Vision Statement
The Town of Los Gatos is a beautiful and special ,place nestled at the '.base of the Santa Cruz
Mountains. The mountains provide an exceptional backdrop, providing the Town with a beautiful,
natural environment. Tt is the vision of Los Gatos that this natural asset'be preserved by .insuring
that any development in hillside areas:
• maintains the existing open, wooded, rural character;
• is in harmony with the natural setting;
• conserves landforms and other features of the natural landscape;
• preserves wildlife habitat and movement corridors; and
• protects :and preserves viewsheds and the ridgelines of the .mountains.
~. Overvacew
The .Hillside Development Standards & Guidelines (HDS&G) are intended to .acknowledge that:
® The rural, natural open space character of the hillsides is an important component of the
Town's character and charm.
® The hillsides are geologically and. enVironmentaily sensitive areas.
Development in the hillsides has the potential to affect, and'be effected by, the environment.
Awareness of a site's natural constraints will result in development that is sensitive to the
environment, incorporates safeguards to maximize public safety, and minimize changes to
the visual. equality of the hillsides.
Property owners should have the opportunity to build, expand, or remodel However, such changes
must, recognize and respect the constraints associated with hillside development.
C. ~®al
The overall goal of the Hillside Development Standards and Guidelines is to work hand in hand with
the Town's discretionary development review process to achieve design excellence that fosters
sustainable development and preserves the natural environment.
`Page ~
i
Town of Lc
Hillside Are
.LEGEND
Areas Subject to the Hillside Development.
..Standards and Guidelines .
O
a
~~
L
,..,~`
This map shows parcels that are currently within the
Town of Los Gatos as being included in the Hillside
Area. Hillside properties that are in Santa Clara
County and have a prezone designation of HR or
RC are required. to comply with the Hillside
Development Standards & Guidelines for any
development application made to the-Town of Los
Gatos or upon annexation .into the Town.
Page $
TOWN DF LOS G'rATOS ° "°''
HILLSIDE DEVELOPMENT STANDARDS AND GIIIDELLNES
SOS CA 5
E. Objectives of the Hillside Development Standards and
~nidelines
The following objectives are intended to implement the Town of Los Gatos' vision statement for its
hillside and to ensure that all development 'is in compliance with the goals, policies, and
implementing. strategies of the General Plan.
1. 'Ensure high quality projects. .~.
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2. Ensure that,projects are designed to fit ;-
-
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w't a d v i s' e
i h n a o d the it constrai ts.
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3. Minimize the potential for geologic s ,x ~ '
failures
fiires
and floods that result ,
: ~== -
,
, ,
from or adversely impact new ~ ~~Y-> -
development. --~R '~
4. Maintain the natural appearance of the ~-' ~~ t` '
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hillsides from all vantage ..points "
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including the valley floor. ~~ . ~~ ~.
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5. Protect ridgelines from development. '~ `' r '
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6.
Maximize- contiguous natural open space. Photo by peborah Ellis
7. Maintain the rural, .natural, open space character of the hillsides.
8. Promote residents enjoyment of the hillsides, including the creation of hillside hiking/biking
trails.
9. Ensure that development does not dominate,- but rather visually blends and achieves harmony
between the natural. and built environment.
10. Conserve the natural features of the site such. as topography, natural drainage, vegetation,
wildlife habitats, movement corridors and other physical features.
11. Promote sustainability.
12. Incorporate the above objectives in a development's overall site plan
"P~.~e
TOWN OF LOS G'rATOS
FIILLSIDE DEVELOPMENT STANDARDS AND PxIIIDELINES
4 N F
-. ~,..
gas aAYOS
differences iri development policies, regulations, and standards between the Town and County and
to study possible new standards that could be adopted by the County.
H. Prc~ect Review and Approval Process.
The Town's process for reviewing and approving development projects in the hillside areas is
discussed in Chapter IX.
~'a~e ~1
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TowN of Los ~ATOS ~ oW
HILLSIDE DI•;YELOPMENT STANDARDS AND G'rUIDELINES ~ '
toy;.aA~os
II. CONSTRAINTS ANALYSIS AND
SITE .SELECTION
A. Prior to Selecting a Bnildin~ Site.
1. Constraints .analysis.
.Each development application subject to the Hillside Development Standards and Guidelines
shall be accompanied by a constraints- analysis when it is deemed necessary by the Town to
identify the-.most appropriate area or areas on the lot for 'locating buildings given the existing
.constraints of the 'lot. This is a critical step in he overall planning and design of projects in the
hillsides. When all constrained areas have been identified. and mapped, the remaining .area(s)
will be designated as the ~~LEAST RESTRICTIVE DEVELOPMENT AREA" (LRDA). These are the
areas most appropriate for development.
To ensure -that new development is sensitive to the goal .and objectives of the Hillside
Development Standards and Guidelines and respects the existing site constraints, the following
elements shall be mapped by appropriate .professionals and taken .into consideration when
.determining. a site's LRDA:
® Topography, with emphasis on slopes over
30%
® Vegetation such. as individual trees, groupings
ofi trees and shrubs, habitat types
® Drainage courses and riparian corridors .
® Septic. systems
® Geologic .constraints including landslides and
active -fault traces
® Wildlife habitats and movement corridors
® Visibility from ofF site
® Areas of severe fire danger
® Solar orientation and .prevailing wind ,patterns
® Signifiicant Ridgelines
Many of the above topics are covered in more. detail in Chapter TLB. and Chapter ITI. The
accurate determination of the LRDA early in the planning process could avoid delays once an
application has been submitted. Site specific. studies such as geoteehnical or other
.environmental evaluations, tree survey and/or topographic survey may be necessary to
accurately determine the LRDA.
Pac~pe l2
(.
TOWN OF .LOS ~ATOS
AILLSTDE DEYELOPMI+;NT STANDARDS AND (~rUIDELINES
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~~S~OAt~S
II. CONSTRAINTS ANALYSIS AND
SITE SELECTION
A. Prior to Selecting a Bnildin~ Site.
1. Constraints analysis.
Each development application subject to the Hillside Development Standards and Guidelines
shall be accompanied by a constraints analysis when it is deemed necessary by the Town to
identify the most appropriate area or areas on the lot for locating buildings given the existing
constraints of the lot. 'This is a critical step in the overall planning and design of projects in the
hillsides. When all constrained :areas have been .identified and mapped, the remaining area(s)
will be designated as the ~~LEAST RESTRICTIVE DEVELOPMENT AREA" (LRDA). These are the
areas most appropriate for development.
To ensure that new development is sensitive to the goal and objectives of the Hillside
Development Standards and Guidelines and respects the existing site constraints, the following
elements shall be mapped by appropriate professionals and taken into consideration when
determining a site's LRDA:
Topography, with emphasis on slopes over -
30
Vegetation such as individual trees, groupings
of trees. and shrubs, habitat types
Drainage courses and riparian corridors
Septic systems
Geologic constraints including landslides and
active fault traces
Wildlife habitats and movement corridors
Visibility from off site
.Areas of severe fire danger
Solar orientation and prevailing wind patterns
Signl=lcant Ridgelines
Many of the -above topics are. covered in more detail in Chapter II.B. and Chapter III. The
accurate determination of the LRDA early in the planning process could avoid delays once an
application 'has been submitted. Site specific studies such as geotechnical or other
environmental evaluations, tree survey and/or topographic survey may be necessary to
accurately determine the LRDA.
~I'ac~e ~2
i'
TOWN DF LOS G'rATOS ~ °W
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
ids e%t°S
2. Determination of significant ridgelines.
.Significant ridgelines include:
a. Aztec: Ridge;
b. The ridge between Blossom Hill Road and Shannon Road;
c. Other .ridgelines as determined by the approving body
C. Selecting the building site.
Standards:
1. Locate buildings within the Least .Restrictive Development Area.
3. Preserve views of highly visible hillsides. Views of the hillsides shall be protected
from- adverse visual impacts by .locating buildings on the least visible .areas of the LRDA.
3. Reduce visual impact. The visual impact of buildings or portions of .buildings that can
be seen.-from the viewing platforms shall be mitigated to the greatest extent reasonable
by reducing the .height of the building or moving the structure to another location on the "
site.: Providing landscape screening is not-an alternative to reducing building height or
selecting a less visible site.
4. Ridgeline view ,protection. ,Whenever possible within the
significant ridgeline. areas, no primary or accessory building shall be Refertothe
constructed so as to ro ect ..above the h sical rid eline not 'B~OSSOm "'°
p 7 p Y g ~ Comprehensive
including vegetative material) as seen from any viewing platform. A open space
significant ridgeline means any hill or mountain, the uppermost part.. study
of which forms the skyline visible from any established viewing
platform.
If a building cannot be sited below a significant ridgeline because the area away from it
is not the LRDA or is otherwise not suitable for development, the following shall apply:
a. The building shall not exceed 18 feet in height.
b. 'Landscaping shall be provided to screen the building from view to the greatest
extent .possible.
'P~,cJe ~5
TOWN OF LOS ~rATC15
$ILLSTDE DEVELOPMENT STANDARDS AND (irUIDELINES
2. Determination of significant ridgelines.
Significant ridgelines include:
a. Aztec Ridge;
b. The ridge between Blossom Hill Road .and Shannon Road;
c. Other ridgelines as determined by the approving body
C. Selecting the bnildn~ site.
Standards:
~~S G A OS
1. Locate buildings within t~he'Least Restrictive Development Area.
2. Preserve mews of highly visible 'hillsides. Views of the hillsides shall be .protected
from adverse visual impacts by locating 'buildings on the least visible areas of the LRDA.
3. Reduce visual .impact. The visual impact of buildings or portions of buildings that can
'be seen from the viewing platforms shall be mitigated to the greatest extent reasonable
by reducing. the height of the building or .moving the structure to another'location on the
site.. Providing 'landscape screening is not an alternative to .reducing buildingheight or ---
selecting ales visible site.
4. Ridgeline viev~- .protection. Whenever possible within the
significant ridgeline areas, no primary or accessory building shall be Refer to the
constructed so as to ro'ect above the h sical rid eline not BCossom Hiu
P ~ p y g ~ Comprehensive
including vegetative material) as seen from any viewing platform. A Open Space
signifiicant ridgeline means any hill or mountain, the uppermost parr study
of which :forms the, skyline visible from any established viewing r~~~~~~~ Y-~
platform.
If abuilding cannot be sited .below a significant ridgeline because the area .away from it
is not the LRDA or is otherwise not suitable-for development, the following shall apply:
a. The building shall not exceed 18 feet In .height.
b. Landscaping shall be provided to screen the building from view to the greatest
extent possible.
~~~e l5
TOWN OF LOS (irATOS
HILLSIDE DEVELOPMENT STANDARDS AND (xIIIDELINES
III. SITE PLANNIl~T
.)
cos o. ~ s
Refer to the
The intent of this section is to insure that new development fits into the Towns
topography with minimum impacts to the site .physically and visually. Grading
Ordinance
A. Grading.
A grading permit shall be obtained as required by the Town's Grading Ordinance. Vegetation
removal may qualify as grading.
Standards:
1. The following cut and fill criteria are intended to ensure that new construction retains the.
existing landform of the site and follows the natural contours.
Cuts' and fills in excess of the following levels are considered excessive and contrary to
the objectives of the Hillside Design Standards and Guidelines. Grade to the minimum
amount necessary to accommodate :buildings and to site structures .consistent with. slope
contours. These are maximum numbers-and maybe reduced by the .deciding body if the
project .does not meet other grading standards or is not consistent with the goals and
objectives of the Hillside Development Standards and Guidelines.
Tahle l
IVlaxmnm Graded Cats .and Fills
Site Element Cut* Fill*
House and attached ara e g'** 3'
Accesso Buildin * 4' 3'
Tennis Court* 4' 3'
Pool* 4'*** 3~
Drivewa s* ~~ 3~
-Other decks, ards * 4' 3'
~omnmea aeptns or cut pius rni ror oeveiopment atherthan the main residence shall be limited
to 6 feet.
** Excludes :cellars.
*** Excludes excavation for pool.
2. Earthwork quantities (grading) .shall be categorized as follows:
a. access: driveway, parking and fire turnaround, 'if applicable
b: house footprint
c. cellar
d. other areas including .landscaping, hardscape .and outdoor spaces
e: total
~'~
'['ate 17
~,,
Town or Los ~ATOS ° , F
HILLSIDE DEVELOPMENT STANDARDS AND G'rIIIDELINES
i
SOS."~6'~ °S
b. ..Manufactured slopes adjacent to .driveways and roadways shall be modulated by
berming, regrading, and landscaping, to create visually interesting and natural
appearing streetscapes. However, preservation of trees and elimination of retaining
wails is a priority.
PacJe. l9
RRounded edges resemble .natural slope
Modulate manufactured slopes to .appear natural
,,-
TOWN OF LOS ~ATOS ~ "
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
~ndelines:
1. The creation of permanent flat pads, except for the house footprint and area needed for
access, parking and turnaround, should be avoided
B. Drainage.
Standards:
1. RunofF shall be dispersed within the subject ,properly to the greatest extent feasible.
Runoff concentration that requires larger. drainage facilities shall be avoided.
2, Upslope drainage shall not negatively .impact downslope development_
3. Natural :drainage courses shall be preserved with any native vegetation intact and shall
be enhanced to the extent possible, and shall be incorporated as an integral part of the
site design in order to preserve the .natural character of the area.
4. Manmade drainage channels shall receive a naturalizing treatment such as rock and
landscaping so that the structure appears as a natural part of the environment.
Manufactured
drainage courses
shall simulate
natural drainage
courses
~nidelxnes:
1. Manmade drainage channels should be placed in the least visible locations possible.
2. Lining of natural drainage courses is discouraged.
I'a~e 2)<
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TOWN OF LOS GrATOS ~ "~
HILLSIDI; DEVELOPMENT STANDARDS AND GrIIIDELINES
IBSGA~ 9
~ndelnes:
1. Driveways serving one .residence should have a 12-foot minimum width.
2. The maximum length of a driveway should be 300 feet unless the deciding body makes ;
specific findings for deviation and places .additional .conditions such as turnouts and
secondary accesses to reduce hazards.. A :turnaround area .shall not have a grade that
exceeds five (5J percent.
3, Driveway approaches should be 'located a-safe distance from intersections. On .adjoining
.properties, driveways should be spaced a minimum of 20 feet apart or located
immediately adjaeentto each other.
4. Shared .driveways serving more than one lot are encouraged as a means of reducing
grading and impervious sum aces.
5. Driveways should be located and maintained so as to ensure an adequate line of sight.
D. safety.
Geologic hazardso
Potential. geologic hazards, if not .avoided or mitigated, .can result in damage to the
environment and structures .and can place public safety at risk.
Standards:
1. Site specific geologic engineering investigations and reports are required of qualifying
projects in State of California Seismic .Hazard Zones (Liquifaction and Earthquake
Induced Landslide Areas) and in areas. believed to be geologically hazardous as
determined by the .Director of Community Development and /or Town Engineer. Refer to
California Geological Survey Seismic 'Hazard Zones Map, 'Los Gatos Quadrangle, dated
September 23, 2002.
2. Construction shall be avoided in areas. with geologic hazards (e.g., slope instability,
seismic hazards, etc.) as identified in the site specific geologic investigations and reports,
unless adequate mitigation design measures .are proposed to achieve a low level of risk.
~n~.el~nes:.None.
'Pale 23
TOWN OF LOS ~ATOS ~'"~ °R
RILLSTDE DEVELOPMENT STANDARDS AND ~IIIDELINES
~a;~o~ os
~IIIC~:e'1I71BS:
1. Development should avoid areas subject to severe fire danger. In order to .achieve this,
development should:
a. Be set back from the crest of a hill
b. Not be located at the top of a canyon
c. Not be located on or adjacent to slopes greater than 30%
d. Not be located within densely wooded -areas
If this is not possible, measures designed to assure the .highest degree of fire
prevention, and fast effective means; of evacuation and fire suppression shall be
provided.
2. The fuel. load within a defensible space should be minimized 'by use of selective pruning,
thinning and clearing as follows:
® Removal of flammable pecies and debris
® Removal of dead, dying or hazardous trees
® Mow dead grasses
® Removal of dead wood from trees and shrubs
® Thin tree crowns (maximum of 25%)
3. Discontinuous fuel sources should be created and .maintained within a defensible space -.--
through use of the following techniques (see illustrations. on page 27):
® Thin vegetation to form discontinuous groupings of trees or shrubs
® Limb trees up from the ground
® Establish a separation between the lowest .branches of a tree and any understory
shrubs.
4. Landscaping within a defensible space: should be designed with fire safety in mind.
.Landscaping in defensible space should be;
® Fire resistant and drought tolerant _
® Predominant) low rowin shrubs and Refer to
y g g groundcovers (limit Appendix
shrubs to 30% coverage) A
® 'Limited near foundations (height and density)
.. ~~ ~.~,
5. Above ground tanks should not be located in areas of high visibility unless it can be
demonstrated to the satisfaction of the decision making body that no other feasible
locations are available.
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TowN of Los ~ATOS o N of
HILLSIDE DEVELOPMENT STANDARDS AND GrUIDELINES ~~.
f~B~GA~ g
IV. DEVELOPMENT INTENSITY
A. Maximum Allowable Development
The Town of Los Gatos controls the amount of development that is allowed by limiting density
and intensity of development -the ..minimum land area required for each house -and by limiting --
the maximum floor area of each house.
Tn Los Gatos, .limiting the floor area or size of a House is important for several reasons:
• Large houses are more visible and therefore create greater adverse visual impacts.
• Large houses cover more land area,. therefore requiring more disruption of the
natural landscape and ecosystems.
• Large houses create more impervious surface area, which can .increase runofF and
cause drainage, landslide, and flooding problems.
• Large houses consume a greater amount of resources, both to construct and to
maintain.
Iwaximum allowed gross floor area. The maximum allowable gross floor area Refer to the
Town's
for homes subject to the Hillside. Development Standards and Guidelines is zoning
determined -using a floor area .ratio (FAR) adjusted for slope as provided in Table Regulations
1, below. However, achieving. the maximum floor area allowed is .not guaranteed `~&°
due to individual site constraints. The priority is to comply with :the standards and guidelines
rather than designing to the FAR. The FAR is a numerical guide and achieving the allowable
quare footage is not a goal. Greater weight shall. be given to issues, including but not limited
to, .height, building .mass and scale, visual .impacts, grading and compatibility.
TALE 1
R.EI)UCTIOl~ O~ SET SITE ~l.1tE.t~ ON SLOPlI~~ LOTS
Avera a lot sloe Percent of net lot area to be deducited
.10.01 - 20% 10% lus 2% for each 1% of slo e over 10%
20..01 - 30% 30% ius 3% for each 1% of slo e over 20%
Over 30% 60%
"Page 2Z
( (~
TOWN OF LOS GarATOS ~" f
HILLSIDE DEVELOPMENT STANDARDS AND GIIIDELYNES
(~S OA Otg
B. Exclusions from allowed -floor area,.
The following items are .not included in the calculation of a structure's allowed gross floor area.
1. Cellars. .
2. Garages up to 400 square feet in area.
3. Stables that are not fully enclosed.
4. .Barns that do not exceed the applicable size shown in Table 3 below.
'TABLE 3
MAXIMUM FLOOR. AR.E.~. FOR BARNS .AND ~TART,F
Parcel Size ross Maximum floor area of accesso structure
Up to oneacre 500 sq. ft.
U to 2.5 acres 1,000 s . ft.
U to 5 acres.. 2,000 s . ft
Over 5 acres 2,500 s . ft.
r.. ~wici ciiu~sCU accessory r~unumgs are mciuaea in rHK.
Note: Accessory buildings that do not contain floor- area because they are not fully enclosed (e.g.
gazebos, arbors, carports) will be carefully reviewed -for potential impacts such as grading, trees,
impervious coverage, visibility, etc.
Co E~ceptaons ~o ~n.a,~ino.nm floor area.
The Town Council or Planning Commission may approve residential .projects greater than the '
maximum allowed floor area (but it is not guaranteed) when all of the following conditions
apply:
1. The development will not be visible from- any of the established viewing .platforms (see
glossary for definition of visible home).
2. There -will be no significant impacts on protected trees, wildlife habitat or movement
corridors.
3. Any grading necessary to accommodate the. building area that exceeds the allowed FAR
or an accessory building will be minimized.-
4. All standards and applicable guidelines are -being met.
'~a~e 29
TOWN OF LOS ~ATOS ° "°R
HILLSIDE DEVELOPMENT .STANDARDS AND (irIIIDELINES I
V. ARCHITECTURAL DESIGN
A. Design obJectives.
The standards and guidelines in this section are intended to encourage architectural. design that
is:
1. in harmony and visually blends with the natural environment,
2. responsive to site constraints and opportunities,
3, compatible with the surrounding neighborhood and respectful of neighbors, and
4. respectful of the rural character of the hillsides.
5mailer roof components
,.~
~ w
~~~~ ~-
Stepped .into topography
.Use of natural materials
Building form reflects hillside form/setting
'Page 31
~, ~ ~:
TOWN OF LOS ~ATOS 3%"°
HILLSIDI+; DEVELOPMENT sTANDARDS AND ~irIIIDELINES ~~ ~;""' ~I
t°¢a~~os
C. Design for snstainability.
Sustainability -and the conservation of natural. resources are important issues to Los Gatos
residents. Sustainability refers to the use of natural resources in a manner that insures their
continued availability to future generations.
The term "green building" is often used to relate sustainability to development. Green building
addresses a broad range of techniques to reduce the consumption of .natural resources .during :
construction and over the lifetime of a'home. These include designing structures to be energy
water efficient, utilizing building materials that reduce resource consumption and improve
indoor air quality, and taking maximum advantage of renewable energy resources. Refer to
Appendix B for additional information on green building.
Appendix B, Green .Building Strategies and .Materials, contains design strategies that maximize
the use of renewable energy resources for heating, cooling and lighting, additional strategies .
that conserve energy and water, a list of building materials that reduce the consumption of
nonrenewable. resources .and improve air quality, and a list of various sources for "green
building" information and their web sites.
The. following design guidelines are aimed at maximizing energy efficiency and reducing ---
consumption of resources.
~tandLar~s: None. '
~n.delnest
1. 'The design of each house should show evidence to the satisfaction of the deciding body
that a significant effort has been made-towards incorporating energy-conservation and
water saving techniques above and beyond the minimum ..requirements of Title 24.
2. All. homes over 3,500 square feet should incorporate a variety of green building .
strategies and materials (see Appendix:B). Mornes .less than 3,500 square feet are also ;
encouraged to incorporate additional energy and resource saving features.
3. Homes should be designed and ocated to-take maximum advantage of passive solar
heating (space and water), natural cooling and lighting. Houses. should be designed to
maximize the benefits of sun and wind as follows:
a. Orient the .house and arrange doors and windows to take advantage of prevailing
ummer winds for natural ventilation and cooling (also see Appendix B).
b. Orient the house and the most used 'living areas to take advantage of passive solar'
heating. Orient the house on an east~west access and locate the most used living
,.areas and the majority of windows on the south side (also see appendix B).
P~.i~e 33
t (~
TOWN OF .LOS G+rATOS ° ~ F
FIILLSIDE DEVELOPMENT STANDARDS AND GIIIDELINES
,a~., oS
6. Under floor areas and areas below decks shall be enclosed to the .ground with
noncombustible materials or with materials approved for a minimum one-hour rated fire :
resistive construction.
7. Attic and under floor vents shall be covered with corrosion-resistant ,mesh not to exceed
~/4-inch.
8. Automatic fire sprinklers shall be installed in accordance with National and :Fire
Department Standards.
9. Roof skylights shall be tempered or have. multi-.layered glazing.
guidelines:
1. Exterior windows should be tempered glass.
2. The size and number of windows on the side of the house. that would likely be exposed
to a fire approaching from the downhill side should be minimized.
3. Roof eaves should be designed with minimal overhang to prevent entrapment of heat
and flames.
.i'~o BiLY1c~.Yn~" .ueY~~].~e Chapter iI
section C
Standards:
1.
2.
The` maximum allowed height for homes in hillside areas shall be 25 feet. Building -
height shall be measured in compliance with provisions of the Town's Zoning Ordinance.
The: maximum height of
a `building's tallest
elevation shall not
exceed 35 feet :measured
from the lowest part of
the ..building to the
highest part, except
.buildings extending
above a ridgeline or that
are visible. from a viewing
platform where the
maximum height from
the lowest to .highest
points shall not exceed
28 feet.
"Pace e35
(~
TOWN OI' LOS ~iATOS °W" °°
HILLSIDE DEVELOPMENT STANDARDS AND GrIITDELINES
_ ~O3OA S
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Building is parallel with the contours. Building is perpendicular to the contours
~nicl.elnes:
1. The`building design should ~e incorporate but not be limited to, the following techniques
to efFectively reduce the .appearance of mass, .bulk and volume:
a. Keep building forms simple.
b. Avoid architectural styles that are inherently viewed as massive and bulky.
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J
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a ....~~' AEI ~6~ ~, ~8' ~ ~;,~~.. .
'
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c. Minimize square footage.
d. ;Minimize volume; avoid large volume buildings.
Page 37
Don't do this
('
TOWN OF LOS ~xATOS
HILLSIDE DEVELOPMENT STANDARDS AND U'IIIIDELINES
Y,x.
~~S G A ~'
2. The slope of the main roof shall generally be oriented in the same direction as the
natural slope of the terrain.
Do this Don't do this
~ndelnes:
1. Large gable ends on downhill elevations should be avoided.
lavVl 1v1111~ u^c: t\Li.'./\. 3~IIU11 wllaa 1c11G{..6 1.IIC J1J11 VLIIIV 11 Il~ I.V ~JVyI CI~./ll~
P~~C a~~
TOWN OF L03 ~ATOS ~~
HILLSIDE DEVELOPMENT STANDARDS AND (irIIIDELINES ~ "' ` , I
`~S o A`o~
Do this
I. 1Vlaterials and colors.
Standards.
1. The contrast between manmade buildings and the environment shall be t;~inir~-~iz~:d. !~.
buildings color and materials shall complement and 'blend with the predomina-~t colors
and values of the surrounding natural environment.
2. Exterior colors shall not exceed a reflectivity value of 30 and shall blend with the t~atu~~~~l
vegetation.
3. Roofs shall be a dark earth tone color with a variety of shades of that color that blend
with the environment.
4. Exposed metal surfaces shall be painted to compliment adjacent: t~nateri~l, lie at~odi~e;d
a dark color, or have the ability to develop a patina (e.g., copper},
S. Mirror-like window tinting is prohibited.
5. Contrasting color accents shall be .kept to a minimum.
~n.gdelrnes.
1. A variety of materials, textures, and architectural details compatible with the design
theme of the house should be used to add interest and to mitigate the vis~.t~sl in~paa: of
large wall areas.
.Paa~e ~:~
Don't do this
'.SOWN OF LOS ~rATOS w",f
HILLSIDE DEVELOPMENT STANDARDS AND ~rUIDELINES ~i~i
~` r
lps~A` S
VI. ~I~E ELEMENTS
A. Fences. and walls.
The objective of the following standards and guidelines is to limit six-foot .high fences and
walls and deer fencing to those areas where they are absolutely necessary. It is recognized
that fencing around 'limited landscaped areas is sometimes necessary for security and to
provide yard areas for and to protect children and pets. However, the cumulative impact of
.six-foot high chain link fences and solid fences and walls surrounding .hillside properties has
a significant impact on the movement pattern of wildlife and on the open rural. character of
the hillsides.
standards.
1. The use of fences and walls shall be minimized and located so that natural landforms
appear to flow together and are not disconnected. The primary emphasis shall be on
maintaining open views, protecting wildlife corridors, and maintaining the .rural, open,
and natural character of the hillsides.
2. Fences and walls shall not .exceed a height of six feet measured from the highest side of
the fence or wall and should be limited to those areas where fences .and walls of this
height are necessary for protection of ornamental landscaping, security, or play areas.
3. Solid fencing materials shall not be used unless .needed for privacy..
~Pac~~ ~2
Rural character allows wildlife to pass fihrough.
Do this
Urban character
Don't do this
TO`1'N OF LOS CirATOS
HILLSIDE DEVELOPMENT STANDARDS AND GrUIDELIIVES
Wood fences and gates are encouraged
Do this
0 N 0
,. ~ .~
(~~ A S
Monumental entry gates are strongly discouraged
Don't do this
4. The property address shalt be clearly displayed so that it is visible from the street at
each driveway.:
5. Entry gates equipped with locking devices or electronic control switches shall be
approved by the Santa Clara County Fire Department.
~~.idelinesa
1. Entryway gates and fencing should be of an open design.
2. Entry gates that are monumental are strongly discouraged.
.Pale 4~
'TOWN OF LOS ~rATOS
HII.LSIDE DEVELOPMENT STANDARDS AND GIIIDELINES
t~S+oA~Oy,
'~o
Don't do this
Do this
4. Retaining walls should blend with the .natural topography, follow existing contours, and
be curvilinear to the greatest extent possible. Retaining walls should not run in a
straight continuous direction for more than 50 feet without a break, offset, or planting
.pocket to break up the long flat horizontal surface.
5. Landscaping should be provided adjacent to retaining walls and should include a
combination of native trees and shrubs to screen the wall.
~- .~~~~-
~ o
.ice -,.-.
Landscaping used to screen and soften tall retaining wall.
'Pale 4~
TOWN OF LOS ~ATOS °"'" F
131LLSIDE DEVELOPMENT'STANDARDS AND (irIIIDELINES ~~ ""
- ~~5~°ASOS
DO thlS
Don't do this
(~nid:elnes:
1. The use of energy-efFcient lighting is strongly encouraged..
2. Outdoor light fixtures at a height of four feet or greater should use full cutofF fixtures. A
"full cutofF fixture" is one that directs Light downwards so that no direct light rays are
emitted at more than 90 degrees from the vertical.
E® Acce~sor~ b~i.ile~:xnc~~, ~SOOlsg ~,n~l. sport conrtso
~t~,~dl~,rcls:
1. Accessory buildings are permitted in compliance with the.Town of Los Gatos :Zoning
Ordinance for accessory buildings, except that accessory structures shall have the same
setback requirements as the main building.
2. Accessory buildings shall be integrated with the natural topography of the site and. shall
be compatible with :other buildings by use of similar forms, colors, and materials.
3. Due to topographic constraints, not every lot will be .able to accommodate a pool or
sport court. Swimming pools and sport courts are prohibited on slopes greater than 30
percent.
~~ac~e 4~
'TOWN OF LOS GrATOS
HILLSIDE DEVELOPMENT'STANDARDS AND CirUIDELINES
'o.,.fi
~oy~s
VIL LANDSCAPE D~~I~N
The hillsides are the most sensitive areas in Los Gatos. Potential problems of erosion,
landslides, mudslides, fire and water use are a major concerns. Likewise, the visibility of hillside
development from the valley floor is a very important .issue. The General Plan recognizes these
factors and includes numerous goals and policies that address the planting of new vegetation.
A landscape plan should address fire safety and sustainability, provide privacy, maintain existing --
vegetation and minimize the need for grading. ;Conflicts between these objectives will need to
be addressed on a case by case basis (also see Chapter III section D).
~; ', ~, ~.
~~ ~ __
~ a ~, ,
.mac ~~~~y~~~ tz~Ye.
~~
Refer to
the Town's
Landscape
Ae L~,ndl.sca,pe design cox~cept~o Poi~~
The Town has adopted landscape policies to :address the issues of hazardous conditions and
visibility of development in hillside areas. These policies (published separately) shall be
implemented in all projects as they may relate to hillside development.
The predominant theme of the landscaping -,plan shall be one that maintains the natural
appearance of the hillsides. The following design standards and guidelines are meant to
implement that theme.
~Paye ~®
(~
TOWN OF LOS ~ATOS ~" f
4
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES'
~osaA~os
guidelines:
i. Landscaping materials should be .arranged in random, informal groupings"to blend with
the character of the surrounding natural hillsides and adjacent .properties. Create a
simple rather than elaborate .landscape solution and integrate existing vegetation .into
the landscape .design.
Do this Don't do this
2. Landscaping should be used to control exposure to summer sun and winter winds (also
see Chapter V section H).
3. Landscaping should be used to address specific conditions on the site (e.g., controlling
erosion, screening buildings, providing privacy, creating shade and maintaining solar
access).
4. The use of impervious surfaces should be minimal. Walkways may be Refer to
constructed of decomposed granite, pavers set in sand, or similar rvPOES l
techniques. requirements ~
5. .Landscaping adjacent to street rights-of-way, driveway entrances, or trails should be
.:avoided when it might restrict sight distance or interfere with already established native
plants.
6. Trees and highly flammable vegetation should be planted 30 feet away from the 'home'.
`P~~e 5~
( (~
TOWN OF LOS ~ATOS W" ~F
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
~osoa°~S
Refer to the
D. Tree preservation. Town,S -Tree
Preservation
Ordinance
Standards:
1. existing trees shall be preserved and protected in compliance with the Town of Los
Gatos Zoning Regulations and any additional tree protection specifications adopted by
the Town.
2. When a-tree may be impacted by a proposed development, information on the size,
condition, actual dripline, elevation of natural ground at the trunk, species, and variety
of tree shall be submitted with the plans. Standards in the Tree Preservation Ordinance
shall 'be followed.
3. If a tree is ..proposed for removal, or if the Town determines that a tree may not survive .
construction, information on the visual impact of the removal as well as the impact on
adjoining trees shall be submitted with plans.
4. Pruning shall consistent with the current edition of
.Best Management Practices, Tree Pruning,
established by the International Society of
Arboriculture (ISA).
~~tidelines4
1. There should be no construction or grading of any
kind within the dripline of an existing tree unless
appropriate mitigation measures are approved by the
Town and are properly implemented. Grading
outside the drip line is considered a potential impact
when it occurs upslope from trees.
2. Pruning of existing trees should be 'limited as much. as possible. Focus should be placed
on trees that are dead, diseased or dying, and removal of hazardous branches.
3. Minimal pruning may be allowed for construction clearance, but shall be within the
threshold established in the Tree Preservation Ordinance.
Pale 54
~~
TOWN OF LOS G'rATOS
HTI,LSIDE DEVELOPMENT STANDARDS AND GUIDELINES
0
~osos
VIII. sUBDIVLSION AND PLANNED
DEVELOPMENT PROJE~Ts
A,. Purpose and intent.
Subdivisions may be processed under the provisions of the Town of Los Gatos .Zoning
Ordinance as a standard subdivision or in conjunction with a Planned Development overlay
zone. The maximum density of new subdivisions in hillside areas is determined by the use of a
slope .density formula that diminishes residential densities as the slope of the natural terrain
increases.
The purpose of the PD overlay zone, as it relates to hillside areas, is to
encourage the appropriate location of residential units in the least restrictive 'Refer to the
Towns
development areas of the site. The intent is to significantly reduce the amount of zoning
grading, roads, :and other alterations to the .existing environment, to minimize the ordinance
visual impact. of the. development, and to retain the maximum amount of -
continuous open space in its .natural state.
Site constraints and the implementation of the Hillside Development Standards and Guidelines
may not allow a specific site to 'be developed to the maximum density allowed by the .Zoning
Ordinance.
® A.pplicabglty of" standards.
In addition to all applicable standards and guidelines of the previous chapters, the following
development standards and guidelines apply to all Planned Development applications in hillside
areas.
~o Least restrictive developln.ent areas (LR..D.A.~
1. Hillside residential development shall .preserve open space and protect ~igniiacant natural
features in the layout and design of streets, lots, .and grading ,,patterns in staf`~division~r
and planned developments. Development shall be limited to the least .restrictive
development areas as defined below.
Pale 56
(~
TOWN Oh' LOS G~rATOS
HILLSIDE DEVELOPMENT STANDARDS AND ~irilIDELINES
oW
~~ CA S
E. Develop7n.ent standards and guidelines.
Refer to the
Town's
1. Site preparation. trading
Ordinance
Standards:
a. Grading shall be kept to a minimum and shall be performed in a way that respects
all significant natural features and visually blends with adjacent natural areas.
b. The existing natural grade as well as -the proposed final grade shall be shown on all
elevations submitted with plans.
c. Graded areas sha11 appear as smooth fiowing contours of varying gradients,
preferably with slopes of 2:1 to 5:1. Sharp cuts .and fills and long linear slopes that
have uniform grade should be avoided.
guidelines:
a. Grading should be avoided in areas where the slope is greater than 25 percent.
b. Pad. -and terrace. grading should be `avoided to the maximum extent possible.
However, if these techniques are used, the pad configuration should be softened
with .variable, undulating slopes created to give a more natural appearance (i.e.
contour grading techniques-see Chapter'III section A).
~. Drainageo
Standards:
a. Upslope development shall not negatively impact downslope .drainage.
b. Natural drainage courses shall be preserved. Drainage features should be
incorporated as an integral part of the project design in order to enhance the overall
aesthetic and natural quality of the development.
~uidelinese
a. Where terrace drains are .required, they. should follow a landform slope configuration.
Down drains should be placed in the least conspicuous locations.
'P~.c~e 58
TOwN OF LOS ~ATOS °W,"
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES ""
~~3 O A ~S
a. The layout of lots shall be derived from the form of the land. The development plan
shall adapt to existing topography and natural features, avoiding unnecessary
alteration of landforms.
b. Lot patterns shall offer a variety of lot shapes and sizes influenced by topography
and natural features.
c. Projects shall incorporate varied setbacks, multiple orientations, side-entry garages,
and other site planning techniques to preserve open spaces, protect natural
features, and .reduce the monotony of repetitive designs.
d. Building footprints shall be indicated on grading .plans and shall be staked on site in
order to assist in the review of proposed building locations.
e. Graded areas shall be designed with manufactured slopes located on the uphill side
of buildings, thereby hiding the slope .behind the building..
(Fu.idelines:
a. Location of .development. is encouraged in order. to ,preserve environmentally
sensitive areas, existing natural features and open ,space, and to reduce the
potential for fire hazard, erosion; and excess runoff.
4a .Street layout and drivewayse -
St~,n~:~,r~.S:
a. Hillside. street and drainage standards shall reflect a rural rather than Refer to the
Hillsltle
urban character and hall allow for special designs where natural specifcPlan
featuressuch as rocks, slopes, and trees :require special treatment.
~-uidelneS:
a. - Streets, driveways, parking, and emergency vehicular access should be aligned to
conform, as closely as possible, to existing grades, minimizing the need for the
grading of slopes. They should not .greatly alter the ..physical .and visual character of
the :hillside 'by creating large .notches in ridgelines or 'by defining wide straight
alignments.
b. Driveways that serve more than one parcel are encouraged as a method of reducing
unnecessary grading, paving, and site disturbance. Joint driveway :entrances shall
have street addresses for all residences using the driveway.
c. '.Driveway approaches should be located to maximize on-street parking, especially on
curves or cul-de-sac .bulbs.
~Pa~e 6m
(.
TOWN OF LOS ~iATOS ° " F
HILLSIDE DEVELOPMENT STANDARDS AND GiUIDELINES
~oy~ ti nioe
f. Trail design standards should be developed and .included in .planned :development
documents or subdivision plans that:
^ limit trail use to pedestrian, bicycle, and equestrian use only
^ prevent use by all motorized vehicles
^ protect the natural environment
^ promote safe recreational. use
^ determine appropriate width
^ establish policies regarding fencing location .and type
® incorporate erosion control measures
TOWN OF LOS G"rATOS ," °
SILLSIDE DEVELOPMENT STANDARDS AND ~iUIDELINES '"° ~
!°S~OS
IX. PR4JE~T REVIEW AND
APPROVAL PROCESS
A. Architecture and .Site Approval
.Architecture and site approval is required for all new construction .including major additions and
remodels in .all areas of the. Town shown. on the Hillside .Area '.Map on page 8. A subdivision or
Planned Development application is required for any proposed land division.
The flow chart on page 65 outlines the steps an application for architecture and site approval
will go through. The process begins with a preapplication meeting with the Community
Development Department. It is highly recommended that applicants considering the design of
anew home or remodel of an existing home take .advantage of the preapplication meeting to
discuss their ideas. with Town staff before any plans are actually drawn and .money and time
are expended on a project that may not be entirely feasible..-
An application for architecture and site approval or .subdivision shall be accompanied by a
written letter of justification that describes how the proposed project complies with the General
Plan, Hillside Specific Plan and. the Hillside Development Standards and Guidelines.
~. Protect :L~pproval Aut~.ortty
Projects may be .approved by the Planning Commission, Development Review Committee (DRC),
or Director of Community .Development (Director) depending on a project's potential impact on
surrounding .properties and the overall community.
The Planning Commission. is the decision- making body for projects that have the _greatest
potential impact, while the DRC and Director make decisions on .projects with .less .impact, as
described in Subsections D, E, and f below. For projects that fall within the Planning
Commission's decision making authority, the DRC shall first review the ...project and provide its
recommendation to the Commission.
'Pac~ge 63
TOWN OF LOS i~rATOS
HILLSIDE DEVELOPMENT STANDARDS AND G'rUIDELINES
Architecture and Site Review Process
p N
tos ~~ps
Preapplication Meeting
With Planning 'Department
Application and
Plans Submitted
_ ,_
~` ~ '~ ` ~ 'Director of Communit Development Review`
ComrtisstPn CPC} Y
Development (Director) Committee (DRC) or Direc
waI Rzgt~IrECJ " _ Determination
` ~ Approval Required ,-
.....~s-s .. . _....:.. .. .: .... . .
~. "`4~Ardhl~PCture~''and S-te~ ~~~ Archil~~cture'and Site ~
~.
~- _:~3
~pt~fc~`ralrby,. Pla~ntng Gomr~iis.~ibn F ` `"`~'' Approval ley DRC tar Director
~,
G
,..., . ~ .. ri .. .:
_ ~.:. _ ,,
-.
~:.
.~~.
:,
DRC Review & Recommendation DRC; Decision or Director Decisron
Planning Commission Decision IJo Appeai ~ f ~ nlrl,~;<~I M
.m ~- - ~ .
/~phr al_ ~ ~~~ ~ r: ~NoAppeal ` Planning Commission Decision
-_._ ~Y3 ~ 1 -.TS '
~ we~.§29 - ~ -.. -_..-_.. ___
~~ ~ - - - 1~0 /~I~h~~~"1~~ /\~~p~;dl -
Town Council Decision ,~~_.~ _.
-~x.
T~~~„~~i C~-~un~;il Decision !
!If Approved Submit Building andlor GradingPermit If Approved.
Application(s)
and Required Studies/Documentation
"Page 65
~, ~
TOWN OF LOS G'rATOS "°
HILLSIDE DEYE~OPMENT STANDARDS .AND GrUIDELINES
toy oA`as
3. Projects That Require PlannincJ Commission Approval
- The Planning Commission has the authority to approve all architecture and site -projects that. do
not fall within the authority of the DRC or Director and any projects .referred to it by the DRC or
.Director. The Planning Commission shall be the ..review authority for any residential .project
greater than 5,000 square feet in gross floor area. The Planning Commission approves
standards subdivisions and makes recommendations to the Town Council on Planned
Development applications.
C. Application Period of Validity
An approved architecture and site application shall be valid for a period of time specified in the
Town's Zoning Regulations.
D. Subsequent Applications
Following approval of the original architecture and site review application; no subsequent
applications for .architecture and. site approval shall be filed for the same. property for a period
of three years following final inspection and issuance of an occupancy permit.
E. IZequiredL f indn~s
Tn addition to the considerations for architecture and site approval provided in the Town°s
Zoning Regulations, the decision making body shall also fnd that the proposed .project meets or
exceeds the objectives and requirements of the. Hillside Development Standards and Guidelines
and shall provide supportive evidence to justify making such findings.
~'. Exceptions
Exceptions from the standards in this. document may only be granted after .carefully considering
the constraints of the site. Any deviation from the standards contained in this document shall
.include the rationale and evidence to support the deviation. The burden of proof shall be on
the applicant to show that there are compelling reasons for granting the requested deviation.
P!laj®~ exc~pt~ons may only be granted by the Town Council or Planning Commission. Major
exceptions include the following.:
a. building height
b. maximum floor area
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TOWN OF LOS G'rATOS °
HILLSIDE DEVELOPMENT STANDARDS AND G'rUiDELINES
°s~s
x. ~zos~AR
For the purposes of these Hillside :Development Standards and Guidelines, the following words
and phrases defined in this section shall apply.
Access road. A vehicular access roadway greater than or equal to 20 feet in width and serving
more than two single family dwellings.
Accessory structure. A detached structure the use of which is incidental to an allowed use of
the propertjr but which is not designed, constructed., or used for living quarters. Accessory
structures include garages, equipment sheds,. barns, decks, fences, and similar nonhabitable
structures.:-
Attic. Use definition in Attic Policy adopted under Council .Resolution 2002-167, or as may be -
amended.
Average slope. The rate of vertical change of ground surface averaged over the site and
expressed in percentage or degrees. Average slope. is calculated as follows:
S= .00229 IL
A
Where:-
.00229 is the conversion factor for square feet;
I =contour interval in feet; -
L =combined length of all contour lines within the .parcel;
A -urea of parcel in gross acres.
Balance. :The cutting and filling of a site which does .not require the export or import of earth --
material
Barn. A building designed for the storage of farm products or feed and/or for the. housing of
farm animals or farm equipment. To qualify for an exclusion from FAR a barn may not be
habitable floor area.
Basement: Partially below grade floor area that does not qualify as a cellar.
Cellar. Use definition in Cellar .Policy adopted under Council Resolution 2002-167, or as may be
.amended.
Contour. Aline drawn on a plan which connects all .points of equal elevation.
Pace ~8
( f'
TOWN OF LOS GrATOS N
HILLSIDE DEVELOPMENT STANDARDS .AND GrUIDELiNES
tos~os
C. Attics.
D, Cellars.
E. Garages up to 400 square feet.
F. Elevators and stairwells above the first floor.
G. Barns and stables.
Floor area ratio FAR . The gross floor area of a building or buildings on a lot divided by the
area of the lot. The allowed floor area ratio is a numerical guide, not a goal, and may not be
able to be achieved on every lot.
Grading. To .bring. an existing surface. to a designed form by excavating, filling, or smoothing
operations {Refer to the Town's Grading Ordinance).
Hardscape. All artificially .produced impervious surfaces such as concrete, asphalt, pools, sport
courts, and wooden decks.
Hillside. lot. A parcel of land that is shown on the Hillside Area map {page 8) regardless of
zoning district.:-
Intensity of development. The amount of development that may be placed on a site as
governed by building square footage .and envelope criteria, such as floor area ratio, setbacks,
height, lot. coverage, etc. Also see "slope density formula."
LRDA (Least Restricted ®evelopment Area). Least restricted areas on a .property where
development would have a minimal impact on the natural landscape. and environment.
Manmade slope. A .manufactured slope consisting wholly or partially of either cut or filled
material.
Minimal grading. A grading concept designed to minimize excavation and filling. Allows the
movement of earth for projects such as individual building foundations, driveways, local roads,
and utility excavation. The concept is associated with roads conforming closely to natural
contours and with buildings being built on natural terrain.
Natural slope. A slope that is not .manmade.
Net lot area. The area of a iot exclusive of rights-of-way or .:ingress-egress easements for
public or private use.
Ornamental landscaping. Exotic, .non-indigenous, non-naturalized plant materials.
Pad. A level area created by grading to accommodate. development.
~a~~ ZO
f. .
f (,.
TOWN OF LOS G'rATOS °w `_
HILLSIDE DEVELOPMENT STANDARDS AND (xUIDELINES
e°s~~~ios
Appendix A
Recommended Native Trees for Hillside Areas
Chaparral and Oak Woodland Habitats
Quercus agrifolia
Quercus lobata
Quercus kellogii
Quercus douglasii
Arbutus menziesii
Aesctalus californica
Quercus chrysolepis
Coast Live Oak
Valley Oak*
Black Oak*
'Blue Oak*
Madrone
California Buckeye*
Canyon Live Oak
Riparian hai~itats
Umbellularia californica
Acer macrophyllurn
.Alms rhombifolia
Platanus racemosa
Populus fremontii
*deciduous
California Bay or Laurel
Big Leaf Maple*
White Alder*
Sycamore*
Fremont poplar*
Refer to the
SCVWD
Prohibited
Plant List
lt.eco~na.mended leTative '~~a.r-u.hs and small 'Trees
for ~-Iillsde 1-~.reas
Chaparral Sc ®ak ~/oodland Wabitats
Prunes ilicifolia
Heteromeles arbutifolia
Arctostaphylos species
Ceanothus species
Rhamnus californica
Quercus dumosa
Cercocarpus betuloides
Cercis oxidentalis
fremontodendron
Garrya elliptica
Wild Cherry
Toyon
Manzanita
Wild Lilac
California CofFee Berry
California Scrub Oak
California. Mountain Mahogany
Western redbird
Flannel bush
Coast silktassel
'P~cJe 7~
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TOWN OF LOS ~ATOS wi f
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES "° ~
ioy,-~~jgs
Appendix B
green Building Strate,~es and Materials
The examples listed below represent. a limited sample of currently available green building
strategies and materials. Additional resources are listed at the end of this section. .Some of the
following techniques may 'be applicable to more. than one category although they are listed only
once.
If a strategy is marked with an asterisk*'it indicates that it is available at low or no cost.
1, Design strategies that maximize the use of renewable energy resources for
heating, cooling and lighting.
a. Passive Solar Heating
* Orient the ..house on an east-west access.
* Locate the most used living areas on the south side of the house.
* Locate the majority of windows on the. south elevation, limit windows on the.
west elevation; do not block morning/east-sun exposure.
__ _ b. 'Natural Cooling/Ventilation
* Orient the house to capture prevailing summer winds..
* Locate .inlet windows upwind and outlet windows downwind.
* Place inlet windows low and outlet windows high to achieve a "chimney effect".
Install :double or triple .paned, low emission windows.
* Install awhole-house fan.
® Provide overhangs or awnings on south facing windows.
'Plant deciduous trees to shade west facing glass in summer but allow for sun in
winter.
Fit or lower building into the grade to .reduce wall exposure..
c. Natural Daylight
* Locate windows and design floor plans to provide daylight in all living spaces.
* Use narrow floor plates (30-40 feet) to maximize daylight.
® Install solar tubes, skylight, and fiberoptics daylighting systems.
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'TOWN OF LOS GarATOS
RILLSIDE DFiY.L~'LOPMENT STANDARDS AND GIIIDELINES
Wf
!pg OA,~pS
c. Use non-toxic materials and finishes (improves air quality).
Use .urea-formaldehyde free materials (e.g. All Green or Medite medium density
fiberboard)..
* Use low/no volatile organic compounds (VOC) and formaldehyde free interior
paint, solvents and. adhesives, caulking and finishes.
* Avoid materials that ofFgas VOC's or HCFC's.
• Consider using geothermal air tubes..
Additional Resources
The sources .listed below are periodically updated to present the most current advances in
green building technology and materials.
o Environmental Building. News
o US Green Building. Council
o National Association of Home Builders
o Green Building :Alliance
o Rocky Mountain. Institute
o Sustainable Building Industry Council
o Southface
o Technical Center for Appropriate Tech
o California Integrated Waste Management
www.buildinggreencom
www,usgbc.org
www.nahb.org
www.gbapgh.org
www.rmi,org
www.sbicouncil.org
www.southface.org
www.ncat.org/reh
www.stopwaste.org
F~age 7~