Item 3 - Exhibit 06 - Draft Modifications to Chapter IITOWN 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 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
•Significant 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.
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EXHIBIT 6
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. Visibility Analysis.
1. Viewing areas.
Each development project with the potential for being visible (see glossary for definition) from
any established viewing area shall be subject to a visibility analysis. (“Potential” is defined as
capable of being seen from a viewing area if trees or large shrubs are removed, significantly
pruned, or impacted by construction.) The visibility 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 areas 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. An elevation is defined as the visible building elevations of a home, not including
exterior features such as walls, decks, and detached accessory structures.
i. A Deed Restriction shall be required that identifies the on-site trees that were used to
provide screening in the visibility analysis and requires replacement screening pursuant
to the Hillside Development Standards and Guidelines and/or the Tree Protection
Ordinance, if these trees die or are removed.
j. Trees with a poor health rating (less than 50 percent overall condition rating) shall not
be included in the visibility analysis.
k. The Community Development Director shall determine if the use of a third party
consultant is required to peer review an applicant’s visibility analysis.
l. 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 in
consultation with staff to the nearest point that provides a clear and unobstructed view by
moving away from the viewing area location along a public road up to 500 feet in any direction.
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TOWN OF LOS GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
2. Visibility Analysis Processing Flow Chart
1 Page 12 and page 56 of the HDS&G http://www.losgatosca.gov/DocumentCenter/View/168 and
http://www.losgatosca.gov/DocumentCenter/View/175
2 Page 63 of the HDS&G http://www.losgatosca.gov/DocumentCenter/View/175
3 Page 13 of the HDS&G http://www.losgatosca.gov/DocumentCenter/View/168
⁴ Division 2 – Tree Protection Ordinance https://library.municode.com/ca/los_gatos/codes/code
_of_ordinances?nodeId=CO_CH29ZORE_ARTIINGE_DIV2TRPR
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Site Constraints Analysis to
Determine the LRDA of the Site 1
Preparation of Plans
Application and Plans Submitted 2
Visibility Analysis Completed 3 ᵃⁿᵈ ⁴
Visibility Analysis Reviewed by Staff
Staff Reviews Application and Determines if a Detailed
Visibility Analysis is Required. If so, Story Poles or Other
Methods Are Installed
TOWN OF LOS GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
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.
2. 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 areas 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 constructed
so as to project above the physical ridgeline (not including vegetative
material) as seen from any viewing areas.
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.
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Refer to the
Blossom Hill
Comprehensive
Open Space
Study
TOWN OF LOS GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
Houses do not project above significant ridgeline
5. Preserve natural features. Existing natural features shall be retained to the greatest extent
feasible and integrated into the development project. Site conditions such as existing
topography, drainage courses, rock outcroppings, trees, significant vegetation, wildlife
corridors, and important views will be considered as part of the site analysis and will be used
to evaluate the proposed site design.
6. Avoid hazardous building sites. Building in areas with more than 30 percent slope or areas
containing liquefiable soil with poor bearing capacity, slide potential, fault rupture zones and
other geotechnical or fire hazards shall be avoided unless no alternative building site is
available.
7. Protect riparian corridors. Building sites shall be set back an appropriate distance from
riparian corridors to be determined on a site by site basis. Natural drainage courses should
be preserved in as close to their natural location and appearance as possible.
8. Protect wildlife. Existing wildlife usage of the site and in particular any existing wildlife
corridors shall be identified and avoided to the maximum extent possible.
Guidelines:
1. Solar orientation. Building sites should be selected to take maximum advantage of solar
access.
2. Solar orientation. Building sites should be selected to take maximum advantage of solar
access.
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TOWN OF LOS GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
3. Impact on adjacent properties. Building sites should be located where they will have the
least impact on adjacent properties and respect the privacy, natural ventilation and light, and
views of neighboring homes.
4. Minimize grading. The building site should be located to minimize grading.
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