Item 02 - 15343 Santella Ct, Lot 7 - Staff Report Exh.9-11July 28, 2015
Marni Moseley
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
Re : A&S Applicati on# S-14 -072
Desc ription of Changes
Dear Ms . Moseley,
(via overnight mail)
RECEIVED
JUL 2 9 201 5
TOWN OF LOS GATOS
PLANNING DIVISION
On May 19th, Town Council remanded the A&S Application for lot 7 back to Planning Commission .
Visibility of the home and the methodology used was the main topic of discussion. The following
is a list of changes made to the design package and the Visibility Study based on the discussion at
the Town Council hearing and subsequent discussion with staff.
1) Based on the Visibility Study, from 150' south of the Viewing Platform, slightly exceeding
25% visibility, the house was lowered by 1 foot. The garages remained at the same
elevat ion .
2) In the Arborist Report, Deborah Ellis identified trees that have a potential of being
"moderately or severely impacted by construction ". The Grading & Drainage Plan has been
revised to incorporate the clearances as recommended for each tree . This provides
additional assurance that the trees to be preserved will be properly protected and will
continue to provide applicable screening from the Viewing Platform .
3) The Visibility Study has been revised based on discussions with staff and proposed
methodology. Visibility remains less than 25%.
These revisions have addressed questions & concerns raised by the Town Council. We look
forward to presenting these improvements to Planning Commission on August 26th.
Please let me know if you have any questions or comments.
s
Vice President, Site Development EXHIBIT 9
1600 SOUTH MAIN STREET, SUITE 150 , WALNUT CREEK , CALIFORNIA 94596-5394
TELEPHONE (925) 945-8000 • FACSIMILE (925) 256-0140
This Page
Intentionally
Left Blank
.... . .
--=~~\4i<-="!:!""'il.l-""""r.!::=~
Q AVIDON HoMEs
-~MAitfi'BHl'.aii'J"'!...,.
WAI.MIT~CA...,..,_.
(nJ) ... ,... ('125)2S6-CINDF.U
Tree #626
Tree #606 Tree #607 B
V I S I B ILI TY S TU DY (300 MM )
LOT 7
T HE HI G H LANDS O F L OS GA T OS
TOWN OF LOS GATOS. CALIFORNIA
Basse ni an I Lagoni
AltlllltUI! • Pl U I IOI •I IIIII DlS :-'.,.'=' ...... -:-::.r: --
081.11207
._KJtltW WADC~.aJmr:
WAUNT~CA,...JJM
(921)...,._ tal)~.,..
Tree #626
Tree #606 A Tree #607 B
V I S I BIL I TY STUDY (300MM)
LOT 7
T HE H IG H LANDS OF LOS GATOS
TOWN Of LOS GATOS, CALIFORNIA
Bassenian llagoni
UUIIIIIIU • PLAUIIS •lllllltll
=-11=~-·---:-::.-:: ._ -
081 .11207
...,.:.tnB .. ADft'l'U!IT • .nn~
WAUfVTc:a--.CA ..,...,..
('n!)H,.._ ,..,~~
Visib ility
VISIBLE AREA: 957 FT 2
TOTAL AREA : 3951 FT 2
e . . .
= 24% VISIBLE Tree #626
Tree #606 A T ree #607
V I S I B ILI TY CA LCUL AT I O N (~OO MM )
LOT 7
THE HI G HL A N D S O F L OS GA T OS
TOWN OF LOS GATOS, CALIFORNIA
07 .27 .15
Bassen ian I Lagoni
Al tiiiiCIIII • PLUII., •111111011 :!t='= ........ ~::..: --
08 1.1 1 2 0 7
TOWN OF Los GATOS
lln..LSIDE DEVELOPMENT STANDARDS AND GUIDELINES
II. CONSTRAINTS ANALYSIS AND
SITE SELECTION
A. Prior to Selectin g a Building Site.
1. Constraints analysis .
-. .
'
Each deve lopment application subject to the Hillside Development Standards and Guidelines
shall be accompanied by a constra ints 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 constra ints, 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
• Visib ility from off site
• Areas of severe fire danger
• Solar orientation and preva il ing w ind patterns
• Significant Ridgelines
Many of the above topics are cove red 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 determi ne the LRDA.
'IOOIIBIT 1 0
Page 12
T O WN O F Los GAT OS
H ILLSID E D EVELOPMENT STAND ARD S AND G UID ELINES
2 . Consu lta tion wi th 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-applicatio n meeting/staff con su ltation/s ite vis i t.
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 add resses 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 Analy sis.
1. Vi ew in g platforms.
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 bei ng see·n 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 locations of the viewing platforms 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 Le igh High School)
3. Hwy 17 overcross ing/Los Gatos-Saratoga Road (H ighway 9)
4. Ma in Street/Bayvi ew Avenue
5. Other location(s) as deemed appropriate by the deciding body
P age 13
TOWN OF Los GATOS
HILLSIDE DEVELOPMENT STANDARD S AND GUIDELINES
The following steps shall be taken in completing a view ana lys is:
• Install story poles per adopted policy
• After the installation of story poles, photographs of the project shall be taken from the
appl icable viewing platforms * using 50 MM and 300 MM lenses
A photograph with a 50 MM lens will represent the v isibility of the proposed residenc e
from the naked eye
• 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 **
• If determined necessary, three dimensional illustrations or photo simulations of the
structure may be required
• A visible home is defined as a single-family residence where 25% or more of an
elevation can be seen from any of the Town 's established viewing platforms ***
* Other location(s) as deemed appropriate by the deciding body may be chosen in
addition to the existing viewing platforms
** Existing vegetation and/or landscaping proposed to be removed entirely or partially
shall not be included in the view analysis
*** Percentages shall be rounded to the nearest whole number
Page 14
TOWN OF Los GATOS
HILLSIDE DEVELOPMENT S TAND ARDS 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 platforms shall be mitigated to the greatest extent reasonable
by reducing the height of the building or moving the structure to another location on the
site. Providing landscape screening is not an alternative to reducing building height or
selecting a less visible site.
4. Ridgeline view protection. Whenever possible within the
significant ridgeline areas, no primary or accessory building shall be
constructed so as to project above the physical ridgeline (not
including vegetative material) as seen from any viewing platform. A
significant ridgeline means any hill or mountain, the uppermost part
of which forms the skyline visible from any established viewing
platform .
Refer to the
Blossom Hill
Comprehensive
Open Space
Study
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.
Page 16
Town of Los Gatos Hill side Area
and Viewing Platform Map
LEGEND
VIEWING PLATFORM
LOCATIONS
HILLSIDE
AREA
Page 15
......