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2019-055 - Approve Amendments to Chapters III, IV, V, VI, VIII, IX, and X of the Hillside Development Standards & GuidelinesRESOLUTION 2019-055 RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS APPROVING AMENDMENTS 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 (GLOSSARY) OF THE HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES WHEREAS, the Hillside Development Standards and Guidelines (HDS&G) were adopted by the Town Council in January 2004; and WHEREAS, on February 26, 2019, the Town Council Policy Committee held a public hearing to consider possible streamlining opportunities that relate to the land use process and costs for businesses and residences. The Committee continued the matter to March 28, 2019 and directed staff to bring back HDS&G regulations for further discussion; and WHEREAS, staff prepared draft modifications for the Town Council Policy Committee's consideration; and WHEREAS, on March 28, 2019, the Town Council Policy Committee held a public hearing to consider 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 in all chapters of the HDS&G to be consistent with previous HDS&G amendments and recent amendments to the Zoning Ordinance; and WHEREAS, this matter was regularly noticed in conformance with State and Town law and came before the Planning Commission for public hearing on August 14, 2019; and WHEREAS, on August 14, 2019, the Planning Commission held a public hearing to consider modifications to Chapter III (Site Planning), Chapter IV (Development Intensity), Chapter V (Architectural Design), Chapter VI (Site Elements), Chapter Vlll (Subdivision and Planned Development Projects), Chapter IX (Project Review and Approval Process), and Chapter X (Glossary) of the HDS&G. The Planning Commission recommended that the Town Council approve the modifications with changes to Chapter V (Architectural Design), Chapter IV (Development Intensity), and Chapter IX (Project Review and Approval Process); and iof3 Resolution 2019-055 November 5, 2019 WHEREAS, this matter was regularly noticed in conformance with State and Town law and came before the Town Council for public hearing on November 5, 2019; and WHEREAS, the Town Council finds that the modifications are consistent with the General Plan and its Elements and that the modifications are exempt from the California Environmental Quality Act, Section 15061 (b)(3). NOW, THEREFORE, BE IT RESOLVED: 1. The Town Council of the Town of Los Gatos adopts the 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 (Glossary) of the HDS&G, attached hereto as Exhibits A through G. 2. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by state and federal Law. 2of3 Resolution 2019-055 November 5, 2019 PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 5ch day of November 2019, by the following vote: COUNCIL MEMBERS: AYES: Marcia Jensen, Rob Rennie, Marico Sayoc, Mayor Steven Leonardis NAYS: Barbara Spector ABSENT: None ABSTAIN: None SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: I C ATTEST: TOWN CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: 3of3 Resolution 2019-055 November 5, 2019 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES III. SITE PLANNING Refer to the The intent of this section is to insure that new development fits into the Town's topographywith minimum impacts to the site physically and visually. Gradlny P P Y Y Y 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 may be 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. Table 1 Maximum Graded Cuts and Fills Site Element Cut* Fill* House and attached garage 8'** 3' Accessory Building* 4' 3' Tennis Court* 4' 3' Pool* 4'*** 3' Driveways* 4' 3' Other (decks, yards) * 4' 1 3' * Combined depths of cut plus fill for development other than the main residence shall be limited to 6 feet. ** Excludes ee"ars below grade souare footage Dursuant to Section 29.40.072 of the Town Code. *** Excludes excavation for pool. Earthwork quantities (grading) shall be categorized as follows: a. access: driveway, parking and fire turnaround, if applicable b. house footprint c. ee"aFs below grade square footage pursuant to Section 29.40.072 of the Town Code Page 17 EXHIBIT A TOWN OF Los GATOs HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES d. other areas including landscaping, hardscape and outdoor spaces e. total 3. Buildings shall be located in a manner that minimizes the need for grading and preserves natural features such as prominent knolls, ridgelines, ravines, natural drainage courses, vegetation, and wildlife habitats and corridors to the maximum extent possible. 4. Unless specifically approved by the Town, strip grading for the purpose of clearing land of native vegetation is prohibited except for small areas adjacent to buildings, access drives, and parking areas. 5. Graded areas shall not be larger than the area of the footprint of the house, plus that area necessary to accommodate access, guest parking, and turnaround areas. 6. After placing development the site shall be restored as closely as possible to its original topography. Do this Don't do this 7. Contour grading techniques shall be used to provide a variety of both slope percentage and slope direction in a three-dimensional undulating pattern similar to existing, adjacent terrain. The following concepts shall be utilized: a. Hard edges left by cut and fill operations shall be given a rounded appearance that closely resembles the natural contours of the land. Page 18 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Rounded edges resemble natural slope 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 walls is a priority. Modulate manufactured slopes to appear natural Page 19 TOWN OF Los GATOs HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES c. Where cut and fill conditions are created, slopes shall be varied rather than left at a constant angle, which creates an unnatural, engineered appearance. Use varied slopes and berms to resemble natural features Do this Sharp angles and uniform slope' banks appear unnatural ' - Don't do this d. The angle of any graded slope shall be gradually transitioned to the angle of the natural terrain. Creation of new grades slopes, significantly steeper than local natural slopes should be minimized. 8. Grading plans shall include provisions for restoration of vegetation on cuts and fills. All manufactured slopes shall be planted with native, fire-resistant, low water using plantings to control erosion. 9. An erosion/sedimentation control plan shall be included with all site plans and/or grading plans. The erosion/sedimentation control plan shall provide interim (during construction) and ultimate plans for control of erosion and sedimentation or describe in detail why this is not necessary. 10. Grading shall not occur during the rainy season (October 1 to April 1) unless approved by the Town Engineer. If grading is planned to occur between October 1 and April 1, interim provisions for erosion and sedimentation control shall be in place before grading begins. Page 20 AP''^'}:tlt TOWN or Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Guidelines: 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 Guidelines: 1. Manmade drainage channels should be placed in the least visible locations possible. 2. Lining of natural drainage courses is discouraged. Page 21 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 3. Dry Stream effects (manufactured drainage courses designed to simulate natural drainage courses) that move water over the properly are preferred over channeling or underground methods. C. Driveways and parking. It is recommended that the Fire Department be consulted early in the design process about water supply, accessibility and the need for emergency vehicle turnarounds, turnouts, etc. Standards: See Chapter VII.B. 1. Driveways shall be located so as to minimize the need for grading. stanaari z 2. Driveways shall be paved in compliance with Town standards, and shall be installed prior to occupancy. 3. When a gated entrance is provided, the gates shall be set back a minimum of 25 18 feet from the right-of-way to allow vehicles to pull completely off the roadway while waiting for the gates to open. Gated entrances serving more than one house may be required to have a greater setback. Gates should open away from or parallel to the street. Entrance gates shall be set back at least 25 Ja feet from the street 4. Driveways shall have an all-weather surface in compliance with Fire Department weight loading requirements (40,000 pounds). 5. The maximum slope of a driveway shall not exceed 15 percent unless it can be demonstrated that a flatter driveway cannot be constructed without excessive grading (more than 4 feet of cut or 3 feet of fill). Driveway slopes in excess of 15 percentrequire approval by the Town Engineer and Santa Clara County Fire Department. Page 22 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Guidelines: 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 (5) 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 adjacent to each other. 4. Shared driveways serving more than one lot are encouraged as a means of reducing grading and impervious surfaces. 5. Driveways should be located and maintained so as to ensure an adequate line of sight. D. Safety. Geologic hazards. 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. Guidelines: None. Page 23 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Fire hazards. The hillsides above Los Gatos are areas of high fire hazard. House fires in the hillsides have the potential to become wildfires if not controlled quickly. A dependable, adequate water supply, automatic fire sprinklers, access for fire fighting equipment and fast response times are critical factors in gaining quick control over a structural fire. Factors that affect the speed at which a wildfire spreads include topography, available fuel, weather (wind, humidity) and availability of fire fighting resources. Lack of adequate circulation or evacuation routes can also impact public safety. Development in the hillsides presents inherent conflicts between creating and maintaining a fire safe environment, preserving existing vegetation, and minimizing the visual impacts of new development. These conflicts can be minimized by incorporating the concept of fire defensible space into site planning and landscape design. The concept of defensible space involves reducing fuel load, designing structures and landscaping with fire safety in mind, and locating structures to minimize their exposure to wildfires. Standards: Building locations shall be selected and structures designed to minimize exposure to wildfires (also see Chapter V. Section I.). 2. A landscape plan shall be provided and will be reviewed by the Town's Landscape Consultant with input from the Fire Department. The landscape plan shall create defensible space around the home, and if there is a fire ladder on the property it shall be eliminated in an environmentally sensitive manner. 3. Development shall have adequate fire access (also see Chapter III section C. and Chapter VII section b.2.). 4. A dependable and adequate water supply for fire protection and suppression purposes, as required by the Santa Clara County Fire Department, shall be provided for all properties. If no public hydrant is available, there shall be an on -site water supply in a storage facility with an appropriate outlet valve in close proximity to an accessible hard road surface. 5. Water for fire suppression shall be available and labeled before any framing may begin. 6. Above ground water tanks shall not be located in required setback areas. Page 24 TOWN OF Los GATos HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Guidelines: 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 species 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 growing shrubs and roundcovers limit shrubs PePferto ' y g g g ( A endix 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. Page 25 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Defensible space should be maintained around the home ZONE 1 j ZQNS 2� ZON& 3 r Bo' p6PLIM%TER XG�'0,-'701 UP TO ICON-71)01 Ij 10, MIN. to MINI I toy MINI I I ry 4. WELL WATEP-eV and 1=1Re- ReTARVANT t-ow FOUNbATION FLANTIN6S I Is" Hte1+ 'PRIM cwd Tw KI CAFLEFLI"Y SFAc-eD ACT AS FRI N6E AREAS FUEL$REAK, $kE:MOVIN6 TREee AS NEC655ARY No7REE5 TO FORM D15C01,171NU005 cANopY Page 26 *I - TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 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. In 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. Maximum allowed gross floor area. The maximum allowable gross floor area for ReTown'she homes subject to the Hillside Development Standards and Guidelines is determined Zoning using a floor area ratio (FAR) adjusted for slope as provided in Table 1, below. Regulations 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 square 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. TABLE 1 REDUCTION OF NET SITE AREA ON SLOPING LOTS Average lot slope Percent of net lot area to be deducted 10.01 - 20% 10% plus 2% for each 1% of slope over 10% 20.01 -30% 30% plus 3% for each 1% of slope over 20% Over 30% 60% Page 27 EXHIBIT B TOWN OF Los GATos HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES TABLE 2 MAXIMUM ALLOWED GROSS FLOOR AREA Net Lot Area' Floor Area Ratio Allowable Floor Area3 11,000 sq. ft. and less 34.5 3800 up to 12,000 sq. ft. 32.5 3900 up to 13,000 sq. ft 30.7 4000 up to 14,000 sq. ft. 29.3 4100 up to 15,000 sq. ft. 28.0 4200 up to 16,000 sq. ft. 26.9 4300 up to 17,000 sq. ft. 25.9 4400 up to 18,000 sq. ft. 25.0 4500 up to 19,000 sq. ft. 24.2 4600 up to 20,000 sq. ft. 23.5 4700 up to 21,000 sq. ft. 22.8 4800 up to 22,000 sq. ft. 22.3 4900 up to 23,000 sq. ft. 21.7 5000 up to 24,000 sq. ft. 21.3 5100 up to 25,000 sq. ft. 20.8 5200 up to 26,000 sq. ft. 20.4 5300 up to 27,000 sq. ft. 20.0 5400 up to 28,000 sq. ft. 19.6 5500 up to 29,000 sq. ft. 19.3 5600 up to 30,000 sq. ft. 19.0 5700 up to 31,000 sq. ft. 18.7 5800 up to 32,000 sq. ft. 18.5 5900 32,001 sq. ft. and above z 6000 'Net lot area as adjusted for slope — see Table 1 ZFor lots containing a net lot area of more than 32,000 square feet, the maximum gross floor area shall be 6,000 square feet unless an exception is granted by the Planning Commission in compliance with subsection c. (Exceptions to maximum floor area) 3Accessory stmetwes buildings including garages larger than 400 sq. ft. are included in the maximum floor area. Page 28 (M) TOWN of Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES B. Exclusions from allowed floor area. The following items are not included in the calculation of a structure's allowed gross floor area. 1. Cella fs Below grade square footage pursuant to Section 29.40.072 of the Town Code. 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. 5. Additional floor area allowed pursuant to Section 29.10.320 of the Town Code for accessory dwelling units. TABLE 3 MAXIMUM FLOOR AREA FOR BARNS AND STABLES* Parcel Size (gross) Maximum floor area of aceesseFy structum barns and stables Up to one acre 500 sq. ft. Up to 2.5 acres 1,000 sq. ft. Up to 5 acres 2,000 sq. ft Over 5 acres 2,500 sq. ft. *All other enclosed accessory buildings are included in FAR. 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. C. Exceptions to maximum 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 platfernns areas (see glossary for definition of visible home). 2. There will be no significant impacts on protected trees, wildlife habitat or movement corridors. Page 29 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 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. 5. Compliance to Title 24 Energy Efficiency Standards are shown using computer methods. The compliance margin must be at least 10.0. 6. The house will be pre -wired for future photovoltaic (PV) installation. 7. A minimum of 25% of hardscape material is permeable (certain types of interlocking pavers, grasscrete, pervious concrete, etc.). 't .. nfimets with ether standards. 8. 9-. There will not be a significant visual impact to neighboring properties. Page 30 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES V. ARCHITECTURAL DESIGN A. Design objectives. J"J"W�'" 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. Smaller roof components Stepped into topography Use of natural materials Building form reflects hillside form/setting Page 31 EXHIBIT C TOWN of Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES B. Design to be neighbor friendly. Protecting the privacy of neighboring homes is a high priority in the siting and design of a new house or addition. The following design standards shall be followed to the greatest extent feasible to ensure privacy to surrounding neighbors. Standards: 1. Privacy impacts shall be addressed and resolved during the constraints analysis phase and initial design stage, not with mitigation measures imposed as an afterthought. Sight lines shall be studied so that windows and outdoor areas are placed to maintain privacy. Guidelines: 1. The following design guidelines should be implemented to the greatest degree feasible where privacy impacts are of concern; a. Minimize second -story windows facing close neighboring properties. b. Orient upper floor windows, decks, and balconies to avoid impacting the privacy of neighbors. c. Incorporate screening measures (e.g., solid railing walls, lattice work, or planters) to obscure lines of sight to neighboring properties. d. Limit the size of decks and balconies to six feet in depth in areas where privacy is a concern. This will limit their use to passive activities. e. Use landscaping to screen views to your neighbor, s living areas most sensitive to privacy. Use evergreen trees and shrubs to provide year-round privacy. f. Existing vegetation that protects privacy should not be removed. g. Screen and control noise sources such as parking, outdoor activities, and mechanical equipment (e.g., air conditioning and pool equipment). h. Locate outdoor activity areas adjacent to neighbor's outdoor activity areas rather than in close proximity to their quiet areas (bedrooms). Page 32 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES C. Design for sustainability. 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. Standards: None. Guidelines: 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. All homes over 3,500 square feet should incorporate a variety of green building strategies and materials (see Appendix B). Homes less than 3,500 square feet are also encouraged to incorporate additional energy and resource saving features. 3. Homes should be designed and located 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 summer 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). Page 33 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES c. Landscaping should be used to control exposure to sun and wind (Refer to Chapter VI, Section B, Landscape Design Concepts for ways to meet this guideline.). Shading and solar access should be balanced when both heating and cooling is needed. • Where protection from summer sun is needed, tall spreading deciduous trees should be planted to the south, east and west sides of pavement and buildings. Trees should be placed so they do not block winter sun. Where protection from winter wind is needed, plant dense evergreen trees and/or shrubs in random discontinuous groups. A distance of four to five times the ultimate height of the plants is recommended to allow light to penetrate into the home. 4. Selection of building materials that reduce the consumption of natural resources and are non -toxic is strongly encouraged. This includes, but is not limited to, salvaged or reused materials and products made from recycled materials (also see Appendix B). D. Design for fire safety. A home that is located, designed and maintained for fire safety will not only protect the individual homeowner, but will reduce the chance for a home fire to become a wildfire. Conversely, in the case of a wildfire, the home will have a better chance of surviving and may help limit a fires spread. See Chapter III, section D for guidance in choosing a building site to minimize exposure to potential wildfires. See Chapter VII, section A for guidance on how to landscape and maintain a site with fire safety in mind. The following standards are intended to maximize protection from wildfires: Refer to Chapter II section C Standards: [ 1. Structures shall be designed to maximize protection from wildfires. 2. Roofs shall have a Class A covering or a Class A roof assembly. 3. Eaves and soffits shall be protected on the exposed underside with noncombustible material or by materials approved for a minimum one -hour rated fire resistive construction. 4. Gutters and downspouts shall be constructed of noncombustible material. 5. Exterior walls shall be constructed with noncombustible materials on the exterior side or materials approved for a minimum one -hour rated fire resistive construction. Page 34 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 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 t/a-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. Refer to E. Building height. Chapter If section C Standards: 1. 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. 2. 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 platferm area where the maximum height from the lowest to highest points shall not exceed 28 feet. Page 35 TOWN of Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Liv 3. Ridgeline and visible homes shall not extend more than 18 feet above the existing grade. 4. The height of the lowest finished floor(s) of a structure, excluding eeHars below grade ssc uare footage pursuant to Section 29.40 072 of the Town Code, shall not be more than few three feet above the existing grade to ensure that buildings follow slopes. .4 5. Three-story elevations are prohibited. Guidelines: None. F. Minimize building bulk and mass ft. maximum One of the primary concerns of Los Gatos residents is that some new houses in the hillsides appear overly large and bulky, resulting in high visibility from surrounding properties and the valley floor. The design standards and guidelines in this section address this issue. Standards: Buildings shall be designed to minimize bulk, mass and volume so as not to be prominently visible from a distance or from surrounding properties. 2. Buildings shall be designed to conform to the natural topography of the site and run with the contours. Blending with the existing terrain reduces the appearance of bulk. Page 36 TOWN OF Los GATOs HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Do this Don't do this Building is parallel with the contours. Building is perpendicular to the contours Guidelines: 1. The building design should 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. r r +t Don't do this c. Minimize square footage. d. Minimize volume; avoid large volume buildings. Don't do this e. Avoid overhanging decks, large staircases and patios formed by retaining walls that make buildings appear more massive. Avoid use of balustrades and solid wall Page 37 TOWN of Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES railings that add to the mass of the design. (Revised 2122105by Council Resolution 2005-11) f. Step the building foundation and roofs with the natural slope. g. Use horizontal and vertical building components to reduce bulk. Avoid two story wall planes. h. Create light and shadow by providing modest overhangs, projections, alcoves, and plane offsets, and varying elevations such as stepping second stories. i. Vary elevations, such as stepping back second stories, to conform with topography. 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. I. Use vaulted ceilings rather than high walls and ceilings with attics above to achieve a feeling of volume. m. Second stories should be stepped back so the difference in wall planes is visible from a distance.(Revised 2/22/05byCouncilResolution2005-11) Page 38 Ct. Ot TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES i1 -L-tiSY'L, G. Roofs. Standards: 1. Roof forms and rooflines shall be broken into smaller building components to reflect the irregular forms of surrounding natural features. 2. The slope of the main roof shall generally be oriented in the same direction as the natural slope of the terrain. Do tift this Guidelines: 1. Large gable ends on downhill elevations should be avoided. Dont dbtttWs Roof forms are kept small and reflect the surrounding topography Page 39 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES " H. Architectural elements. Standards: 1. Exterior structural supports and undersides of floors and decks not enclosed by walls are prohibited unless it is proven that no alternative type of construction is feasible and that fire safety and aesthetic considerations have been adequately addressed (also see Chapter III section D.2). Don't do this 2. Skylight glazing material shall be selected to reduce glare at night. Large skylights with dome -style glazing should be avoided. 3. Architectural detailing shall be provided on all sides of the building. Elements of the architectural treatment used on the front facade shall be repeated on all sides of the building. Guidelines: 1. The use of large windows and glass doors should be kept to the minimum to reduce the daytime glare and nighttime lighting emanating from large glazed areas, and to increase heating and cooling efficiency. Of particular concern is glare that impacts neighboring properties and is visible from the valley floor (also see Chapter V section I.). 2. The use of architectural features that increase visual prominence should be avoided. Massive, tall elements, such as two-story entries, turrets, and large chimneys should be avoided. Such elements on the downhill facade of the house is of particular concern. Page 40 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Do this I. Materials and colors. Standards: 1. The contrast between manmade buildings and the environment shall be minimized. A buildings color and materials shall complement and blend with the predominant colors and values of the surrounding natural environment. 2. Exterior material colors for homes, with the exception of homes with any elevation that is more than 24.5% percent visible from the viewing platfeFffis area, may use color averaging of all exterior materials to meet the maximum light reflectivity value of 30 and shall blend with the natural vegetation. Roof materials shall be calculated separately and shall not exceed a light reflectivity value of 30 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 materials, be anodized a dark color, or have the ability to develop a patina (e.g., copper). 5. Mirror-like window tinting is prohibited. 6. Contrasting color accents shall be kept to a minimum. Page 41 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES ' Guidelines: 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 visual impact of large wall areas. Natural materials such as wood and stone will help soften the appearance of stucco and blend it with the natural setting.(Revised 2/22105byCouncil Resolution 2005-11) Page 42 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES VI. SITE ELEMENTS A. Fences and walls. The following standards and guidelines are intended to accompany the Town Code regulations for fences and walls in the hillside area. 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 ELIFAulative impaet ef six feet high chain link fences and solid fences and walls surrounding hillside properties has have a significant impact on the movement pattern of wildlife and on the open rural character of the hillsides. Rural character allows wildlife to pass through. Do this Standards: Urban character Don't do this 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 and an exception is granted pursuant to Section 29.40.0315 of the Town Code. Page 42 EXHIBIT D TOWN OF Los GATOs HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 4. Only open fencing shall be located within 20 feet of a Droperty line adjacent to a street pursuant to Section 29.40.0315 of the Town Code 5. Deer fencing up to a maximum height of eight feet shall be limited to areas around ornamental landscaping. Larger areas shall not be enclosed unless specific reasons for keeping deer out have been demonstrated to the satisfaction of the decision making body. 6. Fences shall not be allowed in areas that would impede the movement of wildlife as determined by the decision making body. 7. Temporary construction fencing shall be limited to the building envelope or shall be elevated to allow for movement of small animals. Guidelines: 1. Wood rail -type fences and gates are preferred. 2. Chain link fences are strongly discouraged. 3. Chain link fencing should be coated with green, brown, or black vinyl or finish and shall be supported by a wood frame. Dark, painted metal poles may be required if deemed appropriate by the decision making body. 5. Fences should follow the topography. B. Driveway entries. Standards: 1. Entryways shall be designed to blend with the natural environment and to maintain the rural character of the hillsides. 2. Entry gates shall be set back from the edge of the adjacent street a minimum of 25 18 feet and shall not exceed the height limitations as specified in Section 29 40 030 of the Town Code. A greater setback may be required when a gated entrance serves more than one house. 3. Lighting fixtures at entryways shall direct light downwards and shall be designed so that no part of the light source is visible from the street. Page 43 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Wood fences and gates are encouraged Do this Monumental entry gates are strongly discouraged Don't do this 4. The property address shall 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. Guidelines: 1. Entryway gates and fencing should be of an open design. 2. Entry gates that are monumental are strongly discouraged. Page 44 TOWN OF Los GATOs H I LLSIDE DEVELOPMENT STANDARDS AND GUIDELINES C. Retaining walls. Standards: 1. Retaining walls shall not be used to create large, flat yard areas. The limited use of retaining walls may be allowed when it can be demonstrated that their use will substantially reduce the amount of grading. 2. Retaining walls that are visible from a public street shall have a veneer of natural stone, stained concrete, or textured surface to help blend the wall with the natural hillside environment and to promote a rural character. Retaining walls blend with the natural topography Guidelines: 1. Retaining walls should not be higher than five feet. Where an additional retained portion is necessary due to unusual or extreme conditions (e.g., lot configuration, steep slope, or road design), the use of multiple -terraced, lower retaining structures is preferred. 2. Terraced retaining walls should be separated by at least three feet and include appropriate landscaping. 3. Retaining and planter walls should be provided with a landscaped setback or buffer of at least five feet adjacent to the street. Page 45 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES ME, 3 ft. Driveway ' 'Driveway 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. Landscaping used to screen and soften tall retaining wall Page 46 TOWN of Los GATos HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 4. Retaining walls should be constructed of permanent materials (stone, concrete, masonry block/brick) rather than wood. Retaining walls maintain rural character D. Outdoor lighting. Standards: Retaining walls maintain rural character 1. Outdoor lighting shall comply with the Town of Los Gatos Zoning Refer to the Ordinance. Town s Zoning Ordinance 2. Lighting shall be the minimum needed for pedestrian safety, and shall be low level, directed downward, and shielded so that no bulb is visible and no light or glare encroaches onto neighboring properties. 4. Unshaded or nonrecessed spotlights are prohibited. 5. Lighting for purely decorative purposes is prohibited. Up -lighting of trees, lighting of facades and architectural features is prohibited. 6. Lighting for night use of outdoor game courts (e.g., tennis, paddle tennis, basketball, etc.) is prohibited. Inappropriate lighting fixture Page 47 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Do this Guidelines: 1. The use of energy -efficient lighting is strongly encouraged. Don't do this 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. Accessory buildings, accessory dwelling unitspools, and sport courts. Standards: 1. Accessory buildings and accessory dwelling units (ADUs) are permitted in compliance with the Town of Los Gatos Zoning Ordinance . a Accessory buildings and ADUs shall have the same setback requirements as the main building in the hillside area. 2. Accessory buildings and ADUs 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. Page 48 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 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. Guidelines: None. F. Impervious surfaces. Standards: None. Guidelines: Impervious surfaces should be minimized. Parking areas, walkways, patios, and similar areas should be constructed with pervious surfaces, such as pavers set in sand, natural stone, decomposed granite, gravel, and similar materials. At -grade decks constructed of sustainable decking materials can also be used in place of impervious patio materials. 2. Run off from impervious surfaces should not be directed toward areas of native trees and shrubs. Page 49 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES VIII. SUBDIVISION AND PLANNED DEVELOPMENT PROJECTS 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 development Refer to the Town's areas of the site. The intent is to significantly reduce the amount of grading, roads, Zoning and other alterations to the existing environment, to minimize the visual impact of Ordinance 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. B. Applicability 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. C. Least restrictive development areas (LRDA) 1. Hillside residential development shall preserve open space and protect significant natural features in the layout and design of streets, lots, and grading patterns in subdivisions and planned developments. Development shall be limited to the least restrictive development areas as defined below. Page 56 EXHIBIT E TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 2. The least restrictive development areas within sub -areas 2 through 9 of the Los Gatos Hillside Specific Plan shall be defined as those areas: a. Below the ridge view protection line as defined in Chapter III, Section D.3. b. Outside riparian corridors, c. With a 30 percent slope or less, and d. Where the impact on the natural hillside environment including vegetation, wildlife corridors, cut and fill slopes, and natural watersheds is minimized. Within Sub -areas 2 through 9 of the Hillside Specific Plan, development is prohibited outside the least restrictive development areas unless there is no feasible alternative. 4. The Blossom Hill Open Space Study contains a map identifying the least restrictive development area for Sub -area 1, of the Hillside Specific Plan. Development applications for property located outside sub -area 1 shall be required to map the least restrictive development areas for their individual sites D. Exceptions to development within LRDA. Within Sub -area 1 of the Hillside Specific Plan, development outside of the least restrictive development areas, as identified by the Blossom Hill Open Space Study, shall be prohibited except when all of the following conditions exist: 1. The development is clearly in compliance with the provisions of the Hillside Development Standards and Guidelines, Hillside Specific Plan, and General Plan. 2. Development outside of the least restrictive development areas results in minimal grading, tree removal and/or changes to the natural landscape and is more advantageous as determined by the decision making body. 3. Access to a development within a least restrictive development area can only be attained by developing a road or driveway outside a least restrictive development area. 4. Project visibility from any valley floor viewing p area shall not exist or shall be significantly less than development within the LRDA. Page 57 TOWN OF Los GATos HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES E. Development standards and guidelines. Refer to the Town's Grading 1. Site preparation. ordinance Standards: 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 shall appear as smooth flowing 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). 2. Drainage. 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. Guidelines: a. Where terrace drains are required, they should follow a landform slope configuration. Down drains should be placed in the least conspicuous locations. Page 58 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Do this Don't do this OmvP`; b. Drainage channels and brow ditches should receive a naturalizing treatment including native rock and landscaping so that the structure appears as an integral part of the environment and should be placed in the least visible locations. Do this Don't do this 3. Lot configuration and building locations. Standards: 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. Page 59 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES b. Lot patterns shall offer a variety of lot shapes and sizes influenced by topography and naturalfeatures. 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. Guidelines: 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. 4. Street layout and driveways. Standards: a. Hillside street and drainage standards shall reflect a rural rather than Refer to the urban character and shall allow for special designs where natural Hillside P 9 Specific Plan features such as rocks, slopes, and trees require special treatment. Guidelines: 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. d. Road lighting should be limited to intersections, dangerous curves, dead ends, and multi -use parking areas, and shall be installed to "cut-offs, standards. Page 60 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES e. Roadway and driveway graded banks should be provided with planting of grasses and native trees and shrubs, and include irrigation devices to ensure maintenance of landscaping until it is permanently established. 5. Trails. The development of a hillside trail network is an important goal of the Town of Los Gatos to increase public recreational opportunities as well as maximize access to regional parks and open space preserves. Standards: a. All new subdivision applications shall be reviewed for compliance Refer to the Los with the Trails section of the Los Gatos and Santa Clara County Gatos and5anta General Plans. Clara county General Plans Guidelines: a. Where possible, trail easement dedication to the Town and construction of trails shall be a condition of subdivision approval. b. Trails should be designed for multiple use. c. CC&Rs or maintenance districts should be formed so that trail maintenance expenses will be borne by property owners in the subdivision. d. Trails should be located away from existing residential areas wherever possible. e. ,Cross-country,, type trails should be developed, as opposed to trails bordering roads. f. Trails should be located through areas containing scenic natural resources as well as those dedicated for open space wherever possible. Page 61 TOWN of Los GATos HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 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 yMm " il� K' Page 62 This Page Intentionally Left Blank TOWN of Los GATos HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES IX. PROJECT 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 66 outlines the steps an application for architecture and site approval will go through. The process begins with a preapplieatien meeting with the Community Development Department. It is highly recommended that applicants considering the design of a new home or remodel of an existing home take advantage ef the pFeapplieatien 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. B. Project Approval Authority 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 ^,nor 1, 2, and 3 below. Planning GeFfl issiedeeisien making autherity, the DRG shall first review the pFejeet and pFeVide its FeEefflffleRdatien - Page 63 EXHIBIT F TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES The subdivision and architecture and site approval processes are discretionary actions on the part of all decision making bodies. When reviewing projects, the decision making body may: (1) approve a project without imposing extra or special conditions; (2) approve a project and add special conditions to reduce the impact(s) of the project to an acceptable level and/or achieve compliance with these standards and guidelines; or (3) deny the project by stating specific reasons for its action. The Director of Community Development may refer an application to the Planning Commission. The decisions of the Planning Commission, DRC, and Director are final unless appealed. Decisions of the Director and DRC may be appealed to the Planning Commission and decisions of the Planning Commission may be appealed to the Town Council. Appeal procedures are outlined in the Town, s Zoning Regulations. Page 64 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Architecture and Site Review Process Planning Commission (PC) Approval Required Architecture and Site Approval by Planning Commission Planning Commission Decision Appeal No Appeal Town Council Decision I Application and Plans Submitted Director of Community Development (Director) Determination Submit Building and/or Grading Permit Application(s) and Required Studies/Documentation If Development Review Committee (DRC) Architecture and Site Approval by DRC DRC Decision No Appeal I I Appeal Planning Commission No Appeal Appeal I Town Council Decision I Page 65 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES 1. Projects That May be Approved by the Director of Community Development The Director has the authority to review and approve the following types of projects provided they comply with all development standards and guidelines: a. Accessory dwelling units pursuant to Section 29.10.320 of the Town Code b. Accessory struetuFes buildingsnet reqUiFinq a EeAditional use peFFni that have a combined gross floor area greater than 450, but less than 600 square feet may be approved with a Minor Residential Application pursuant to Section 29.20.480 of the Town Code c. Swimming pools that do not require a grading permit. 2. Projects That May be Approved by the Development Review Committee The Develepr ent e • Gefnfnitte LDRQ has the authority to review and approve the following types of projects provided they comply with all development standards and guidelines: a. New houses that do not exceed 5,000 square feet in gross floor area and that are not visible from any established viewing platform area. c. Accessory StoetWes buildings, that have a combined gross floor area of 600 square feet or more but do not exceed 1,000 square feet in combined gross floor area. d. Swimming pools and game courts requiring a grading permit and/or retaining walls. e. Grading permits. Page 66 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES I Projects That Require Planning 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 er DiFeete and any projects referred to it by the BREer 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 standard 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 the period of time specified in the Town, s Zoning Regulations. E. Required findings In addition to the considerations for architecture and site approval provided in the Town, s Zoning Regulations, the decision making body shall also find 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. F. 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. Major exceptions may only be granted by the Town Council or Planning Commission. Major exceptions include the following: a. building height b. maximum floor area Page 67 This Page Intentionally Left Blank TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES X. GLOSSARY 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 struettwe building. A detached stFuetuFe building, the use of which is incidental to an allowed use of the property but which is not designed, constructed, or used for living quarters. Accessory yes buildings include garages, equipment sheds, barns, decks, fences, and similar nonhabitable sees buildings. Accessory dwelling unit. A detached or attached dwelling unit. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation and is generally smaller and located on the same parcel as the primary dwelling unit. An accessory dwelling unit also includes efficiency units and manufactured homes. (1) A detached accessory dwelling unit is physically separate from the primary dwelling unit (2) An attached accessory dwelling unit is physically attached to the primary dwelling unit 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 = area 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. Page 68 EXHIBIT G TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Contour. A line drawn on a plan which connects all points of equal elevation. Contour grading. A grading concept designed to result in earth forms which resemble natural terrain characteristics. Horizontal and vertical curve variations are often used for slope banks. Contour grading does not necessarily minimize the amount of cut and fill occurring. Cut. The mechanical removal of earth material. Cut and fill. The excavating of earth material in one place and depositing of it as fill in an adjacent place. Cut-off standards. A standard of light emission wherein light rays emanating from a source are shielded, reflected, or refracted at angles that direct and cut off the light at an angle less than 90 degrees. Defensible space. Established areas where vegetation is planned and/or maintained to reduce fuel load to minimize a structure's exposure to wildfire. Density. Applying to residential developments, density refers to the number of people living in a certain area, generally expressed in terms of the number of housing units per acre. Driveway. A vehicular access road less than 20 feet wide and serving not more than two single family dwellings. DRC. Development Review Committee (DRC). Effective bulk. The effective visual bulk of a building when seen from a distance either from above or below. Emergency Accessway. An approved secondary access roadway for the exclusive use of fire department apparatus. Erosion. The process by which the soil and rock components of the earth, s crust are worn away and removed from one place to another by natural forces such as wind and water. Export. Excess earth material that is removed from a grading project and deposited off -site. Fill. A deposit of earth material placed by artificial means. Finish grade. The final elevation of the ground surface after development, which is in conformance with the approved plan. Page 69 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Floor area, gross. The entire enclosed area of all floors that are more than four (4) feet above the proposed grade, measured from the outer face of exterior walls or in the case of party walls from the centerline, but excluding the following: A. Areas permanently open to the sky. B. Exterior areas under roof eaves, trellises, porches or cantilevered overhangs. C. Attics, D. GeNars Below grade square footage pursuant to Section 29.40.072 of the Town Code 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 Development 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. Page 70 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Natural slope. A slope that is not manmade. Net lot area. The area of a lot 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. Remodel. An improvement or alteration to the exterior or interior of a building that requires a building permit. Ridgeline. A line connecting the highest points along a ridge and separating drainage basins or small-scale drainage systems from one another. Riparian corridor. An area comprised of habitat strongly influenced and delineated by the presence of perennial or intermittent streams. Scar. A visible cut in a hillside with a slope greater than 1 1/2:1 in which all topsoil has been removed and vegetation will be unable to establish itself after a significant period of time (five years). Site Analysis. A process where a homeowner meets with staff before development plans have progressed substantially to discuss potential site constraints, conceptual plans, design considerations, neighborhood compatibility, and general standards and guidelines in designing a home. Slope. An inclined ground surface, the inclination of which is expressed as a ratio of the vertical distance (rise), or change in elevation, to the horizontal distance run. The percent of any given slope is determined by dividing the rise by the run, multiplied by one hundred. Slope density formula. The size of lots allowed in a new subdivision based on a formula that increases the minimum lot size allowed as the slope of the site increases. See Chapter IV. Development Intensity. Slope transition. The area where a slope bank meets the natural terrain or a level graded area either vertically or horizontally. Stable. A building with stalls or compartments in which domestic animals are sheltered and fed. Viewing pla#erm areas. Specific locations on the valley floor or surrounding hillsides selected as vantage points from which field observations are made to assess the visual impact of development within the Town, s hillside areas. Page 71 TOWN OF Los GATOS HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES Visible home. A single family residence where 25% or more of an elevation can be seen from any of the Town's established viewing plat#erms areas (see Chapter II, section B). West Valley Hillsides Preservation Strategies. A document developed through a joint planning review by the Cities of Cupertino, Saratoga and Monte Sereno, the Town of Los Gatos, and the County of Santa Clara that establishes strategies to protect the scenic appearance of the west valley hillsides (available for review at the Los Gatos Community Development Department). Page 72 This Page Intentionally Left Blank