13 Staff Report.Hillside Development Standards & Guidelines
PREPARED BY: Jocelyn Shoopman
Associate Planner
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Finance Director
110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
COUNCIL AGENDA REPORT
MEETING DATE: 11/05/2019
ITEM NO: 13
DATE: October 24, 2019
TO: Mayor and Town Council
FROM: Laurel Prevetti, Town Manager
SUBJECT: Project Location: Town Wide. Applicant: Town of Los Gatos.
Consider Modifications to Chapter III (Site Planning), Chapter IV
(Development Intensity), Chapter V (Architectural Design), Chapter VI (Site
Elements), Chapter VIII (Subdivision and Planned Development Projects),
Chapter IX (Project Review and Approval Process), and Chapter X (Glo ssary)
of the Hillside Development Standards and Guidelines
RECOMMENDATION:
Adopt a resolution (Attachment 4), to amend Chapter III (Site Planning), Chapter IV
(Development Intensity), Chapter V (Architectural Design), Chapter VI (Site Elements), Chapter
VIII (Subdivision and Planned Development Projects), Chapter IX (Project Review and Approval
Process), and Chapter X (Glossary) of the Hillside Development Standards and Guidelines.
BACKGROUND:
On February 26, 2019, the Policy Committee reviewed possible streamlining opportunities that
relate to the land use process and costs for businesses and residents. Potential modifications
to the Hillside Development Standards and Guidelines (HDS&G) were identified by staff as one
opportunity to streamline the land use process and costs. Following a brief discussion, the
Policy Committee provided direction to bring back modifications to the HDS&G for further
discussion.
On May 28, 2019, the Policy Committee reviewed potential modifications to Chapter IV
(Development Intensity) and Chapter IX (Project Review and Approval Process) of the HDS&G
regarding certain project review processes. After discussion, the Committee recommended
approval of the modifications to Chapter IV (Development Intensity) and Chapter IX (Project
Review and Approval Process) of the HDS&G and provided direction to staff to modify language
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SUBJECT: Consider Modifications to the Hillside Development Standards and Guidelines.
DATE: October 24, 2019
BACKGROUND (continued):
in all chapters of the HDS&G to be consistent with previous HDS&G amendments and recent
amendments to the Zoning Ordinance.
DISCUSSION:
A. Planning Commission
On August 14, 2019, the Planning Commission reviewed the proposed modifications to the
HDS&G from the Policy Committee (Attachment 1, Exhibits 2 through 5) that would:
• Modify the deciding body for single-story additions over 800 square feet or greater than
20 percent of the existing floor area from the Development Review Committee (DRC) to
the Community Development Director, to be processed as Building Permits;
• Modify the deciding body for new homes over 5,000 square feet that do not exceed the
maximum allowable floor area and are not visible, from the Planning Commission to the
DRC;
• Remove the requirement that subsequent Architecture and Site Applications not be
applied for, for the same property for a period of three years following issuance of an
occupancy permit; and
• Modify language regarding accessory dwelling units, viewing areas, below grade square
footage, fences, and entry gates to be consistent with previous HDS&G amendments
and recent amendments to the Zoning Ordinance.
The Planning Commission recommended modifications to the Policy Committee’s draft
language based on the discussion at the hearing. The modifications as recommended by
the Planning Commission are included in the draft resolution (Attachment 4, Exhibits A
through G), and would maintain the existing language in Chapter IX (Project Review and
Approval Process), which requires that the Planning Commission is the deciding body for
any residential project greater than 5,000 square feet in gross floor area.
The potential modifications shown in strike through and underline font as recommended by
the Planning Commission are contained in Attachment 4, Exhibits A through G.
The Planning Commission also recommended a modification to Chapter IV (Development
Intensity) to remove a significant below grade square footage element as a condition to
approve a residential project in excess of the maximum floor area (Attachment 4, Exhibit B,
Page 30).
The Planning Commission discussed adding language to Chapter V (Architectural Design) to
encourage applicants to place additional square footage below grade to reduce the visual
appearance of above grade bulk and mass. Should the Council determine it is appropriate,
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SUBJECT: Consider Modifications to the Hillside Development Standards and Guidelines.
DATE: October 24, 2019
DISCUSSION (continued):
the following language shown in underline font could be added to Section F. Minimize
building bulk and mass, Guideline 1., k. (Attachment 4, Exhibit C, Page 38):
k. Excavate or use below-grade rooms to reduce effective bulk. The visual area of the
building can be minimized through a combined use of grading and landscaping
techniques. Utilize below-grade rooms for additional floor area to reduce the
appearance of above grade bulk and mass.
Attachment 2 contains the verbatim minutes for the Planning Commission meeting.
B. Public Outreach
Public input has been requested through the following media and social media resources:
• An eighth-page public notice in the newspaper;
• A poster at the Planning counter at Town Hall;
• The Town’s website home page, What’s New;
• The Town’s Facebook page;
• The Town’s Twitter account;
• The Town’s Instagram account; and
• The Town’s Nextdoor page.
In addition, interested architects and the following organizations have been contacted
regarding the amendments:
• American Institute of Architects (AIA) Silicon Valley;
• Santa Clara County Association of Realtors (SCCAR); and
• Silicon Valley Association of Realtors (SILVAR).
CONCLUSION:
Staff recommends that the Town Council:
1. Make the finding that there is no possibility that this project will have a significant
impact on the environment; therefore, the project is not subject to the California
Environmental Quality Act [Section 15061 (b) (3)] (Attachment 3);
2. Make the required finding that the modifications to the HDS&G are consistent with the
General Plan (Attachment 3); and
3. Adopt a resolution to modify Chapters III, IV, V, VI, VIII, IX, and X of the HDS&G
(Attachment 4), with any specific changes identified and agreed upon by the majority of
the Town Council.
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SUBJECT: Consider Modifications to the Hillside Development Standards and Guidelines.
DATE: October 24, 2019
ALTERNATIVES:
Alternatively, the Council may:
1. Continue this item to a date certain with specific direction to staff;
2. Refer the item back to the Planning Commission with specific direction; or
3. Take no action, leaving the HDS&G unchanged.
COORDINATION:
The evaluation of the application was coordinated with the Town Attorney.
ENVIRONMENTAL ASSESSMENT:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15061(b)(3), in that it can be seen with
certainty that there is no possibility that the proposed amendments to the Town Code will have
a significant effect on the environment.
PUBLIC COMMENTS:
Written comments received before 11:00 A.M. on, Thursday, October 31, 2019, are included as
Attachment 5.
Attachments:
1. August 14, 2019 Planning Commission Staff Report with Exhibits 1 - 12
2. August 14, 2019 Planning Commission Verbatim Minutes
3. Required Findings
4. Draft Resolution with Exhibits A through G
5. Public comments received by 11:00 a.m., Thursday, October 31, 2019