Attachment 12 - Exhibit A (Constraints Analysis and Site Selection)TOWN OF Los GATOS
HILLsIDE DEVELOPMENT STANDARDS AND GUIDELINES
II. CONSTRAINTS ANALYSIS AND
SITE SELECTION
A. Prior to Selecting a Building Site.
1. Constraints analysis.
Each development application subject to the Hiiiside 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
• Significant Ridgelines
Many of the above topics are covered in more detail in Chapter 11.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.
Page 12 EXHIBIT A
TOWN OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
2. Consultation with Neighbors.
Before siting and designing the house and landscaping, the property owner, architect or builder
should meet with neighbors to discuss any special concerns they might have. Resolution of
issues early in the design process can save time and cost as well as reducing the processing
time for applications. If a conflict occurs between a property owner's desire to develop their
property and legitimate issues raised by a neighbor, a design solution will be sought that
attempts to balance all issues or concerns that are raised by both parties.
3. Pre-application meeting/staff consultation/site visit.
Before ·designing a project, the property owner/architect/builder is strongly encouraged to meet
with Town staff to consider a building location that best preserves the natural terrain and
landscape of the lot and positively addresses the objectives of the Hillside Development
Standards and Guidelines. On heavily wooded lots, or on lots where trees may be impacted by
proposed development, an arborist's report shall be prepared which evaluates potential tree
impacts. The report shall be prepared at the applicant's expense.
B. View Analysis.
1. Viewing areas.
Each development project with the potential for being visible (see glossary for definition) from
any established viewing platform shall be subject to a view analysis. ("Potential" is defined as
capable of being seen from a viewing platform if trees or large shrubs are removed, significantly
pruned, or impacted by construction.) The view analysis shall be conducted in compliance with
established Town procedures using story poles that identify the building envelope. After
installing the story poles, the applicant shall take photographs of the project from appropriate
established viewing platforms that clearly show the story poles and/or house and subject
property. Visual aids such as photo simulations or three dimensional illustrations and/or a scale
model may be required when it is deemed necessary to fully understand the impacts of a
proposed project.
The following steps shall be taken in completing a visibility analysis:
a. Install story poles per adopted policy.
b. After the installation of story poles, photographs of the project shall be taken from the
applicable viewing areas using 50 MM and 300 MM lenses. Other location(s) as deemed
appropriate by the Community Development Director may be chosen in addition to the
existing viewing areas.
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TOWN OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
c. A photograph with a 50 MM lens will represent the visibility of the proposed residence
from the naked eye.
d. A photograph with a 300 MM lens will represent an up-close perspective and help
identify any visible story poles, netting, trees, and/or shrubbery.
e. Existing vegetation and/or landscaping proposed to be removed entirely or partially shall
not be included in the visibility analysis.
f. If determined necessary by the Community Development Director, three dimensional
illustrations or photo simulations of the structure may be required.
g. A visible home is defined as a single-family residence where 24.5% or more of an
elevation can be seen from any of the Town's established viewing areas, and/or
determined by the Community Development Director. Percentages shall be rounded to
the nearest whole number.
h. A Deed Restriction shall be required that identifies the on-site trees that were used to
provide screening in the visibility analysis and requires their replacement if they die or
are removed.
i. Trees with a poor health rating (less than 50 percent overall condition rating) shall not
be included in the visibility analysis.
j. The Community Development Director shall determine if the use of a third party
consultant is required to peer review an applicant's visibility analysis.
k. A five-year Maintenance Agreement shall be required for on-site trees that were used to
provide screening in the visibility analysis and requires their preservation.
The locations of the viewing areas are shown on the map on the next page, and are as follows:
1. Blossom Hill Road/Los Gatos Boulevard
2. Los Gatos -Almaden Road/Selinda Way (across from Leigh High School)
3. Hwy 17 overcrossing/Los Gatos -Saratoga Road (Highway 9)
4. Main Street/Bayview Avenue
·5, Other location(s) as deemed appropriate by the Community Development Director
Viewing area locations are intended to provide a general vicinity for the visibility analysis and
photo locations. Where there are obstructions (buildings, signs, or foreground vegetation) that
block a clear and unobstructed view of the site, the origination point shall be adjusted so that a
clear and unobstructed view is obtained by moving away from the viewing area location along a
public road up to 500 feet in any direction
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