20 Staff Report - Hillside Development Standards & Guidelines3♦
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COUNCIL AGENDA REPORT
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MEETING DATE: 1/20/04
ITEM NO.
DATE: January 16, 2004
TO: MAYOR AND TOWN COUNCIL
FROM: DEBRA FIGONE, TOWN MANAGER
SUBJECT: CONSIDER ADOPTION OF HILLSIDE DEVELOPMENT STANDARDS &
GUIDELINES.
RECOMMENDATION:
Adopt a resolution approving the Hillside Development Standards & Guidelines (two alternative
resolutions have been provided).
BACKGROUND:
At the January 5, 2004 meeting the Council passed a motion to approve the Hillside Development
Standards & Guidelines (HDS&G) with the changes noted under the discussion section of this report.
Final action on the resolution formally approving the document was deferred so the Council could
discuss a request from Joe McCarthy about how the HDS&G should apply to the five undeveloped
lots within his approved Planned Development on Foster Road.
DISCUSSION:
Changes to the HDS&G
The following changes have been made to the HDS&G as directed by Council:
1. Page 5: The former bullet eight is now the second bullet point on the list.
2. Page 6: The word "surrounding" was eliminated from the first paragraph and the second
bullet point under section B.
3. Page 13: A reference to the definition of visible home was added.
PREPARED BY: 'BUD L6 Z~
DIRECTOR OF COMMUNITY DEVELOPMENT
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Reviewed by: Assistant Town Manager C7k- Attorney Clerk Finance
Community Development Revised= 1/16/04 2:45 pm
Reformatted: 5/23/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: CONSIDER ADOPTION OF HILLSIDE DEVELOPMENT STANDARDS &
GUIDELINES.
January 12, 2004
4. Page 17: The requirement for a total was added to standard 2 (grading categories).
5. Page 24: Standard 2 was modified to state that the Fire Department will provide input to
review of landscape plans.
6. Page 29: Item 1 under Exceptions to maximum floor area was modified to include a
reference to the definition of visible home.
7. Page 35: An illustration of the two height measurements was added to the document.
8. Page 37: Contours on illustrations have been modified.
9. Page 41: Contours on illustrations have been modified.
10. Minor typos were corrected
McCarthy Planned Development
The Council discussed a request from Joe McCarthy to allow an exemption for the five undeveloped
lots in the approved McCarthy Planned Development (PD) on Foster Road. Mr. McCarthy has
requested that the FAR not be applied to these five lots given the amount of time the project has been
in the planning process and due to the demolition of Guadalupe College. Essentially Mr. McCarthy
requested that he have the ability to propose a project that might include more than 6,000 square feet.
Staff has prepared two resolutions, one approving the HDS&G without an exemption for the
McCarthy PD (Attachment 14) and one that includes an exemption (Attachment 15). The language
for the proposed exemption states that the maximum floor area standard would not apply to lots
within an approved Planned Development where architecture and site applications have not been
filed. This criteria is narrow enough that it would apply only to the McCarthy PD. Approval of the
exemption simply allows the owner to apply for a home larger than 6,000 square feet. It does not
guarantee approval and the burden of proof is on the applicant to demonstrate that the design is
appropriate for the particular site, and that a larger home will not significantly impact its visibility.
CONCLUSION:
Staff recommends that the Council discuss the two alternative resolutions adopting the Hillside
Development Standards and approve one of them.
ENVIRONMENTAL REVIEW:
It has been determined that this project could not have a significant impact on the environment,
therefore, the project is not subject to the California Environmental Quality Act (section 15061
(b)(3)). Hillside projects will be evaluated for CEQA compliance and against the Hillside
Development Standards & Guidelines at the time individual applications are filed.
f~
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MAYOR AND TOWN COUNCIL
SUBJECT: CONSIDER ADOPTION OF HILLSIDE DEVELOPMENT STANDARDS &
GUIDELINES.
January 12, 2004
FISCAL IMPACT:
None
Attachments:
L-13. Previously received items
14. Resolution (two pages)
15. Alternate Resolution (two pages)
16. Letter from Susan Kankel (one page), received January 14, 2004
17. Revised Hillside Development Standards & Guidelines
BNL: SD
cc: Joe McCarthy, McCarthy Land Co., LLC, P.O. Box 361256, Milpitas, CA 95036-1256
Dave Weissman, 15431 Francis Oaks Way, Los Gatos, CA 95032
N:\DEV\S U71NNE\CounciAReports\FY2003-04\HDS&G3.wpd
ss
RESOLUTION 2004-
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING HILLSIDE DEVELOPMENT STANDARDS & GUIDELINES
WHEREAS, the Town of Los Gatos desires to update its current Hillside Development
Standards, and
WHEREAS, the General Plan Work Plan includes the adoption of hillside design standards
and guidelines (Implementing Strategy CD.I.2.1); and a number of related Implementing Strategies
including L.I.2.4, L.I.8.5, CD.I.1.13 and CD.I.2.3; and
WHEREAS, adoption of such standards and guidelines will help provide clear direction to
developers and homeowners processing development applications (General Plan Implementing
Strategy L.I.7.4); and
WHEREAS, adoption of such standards and guidelines will help reduce the bulk, mass and
scale of new and remodeled homes in the hillside and help new development blend better with its
site; and
WHEREAS, The Architectural Standards/Hillside Committee recommends that the Revised
Public Hearing Draft dated December 2003 be adopted; and
WHEREAS, the Planning Commission has held a public hearing and forwarded a
recommendation for adoption of the same document;
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby recind Resolution 1998-20.
FURTHER RESOLVED, the Town Council adopts the Hillside Development Standards
& Guidelines, attached hereto as Exhibit A. In addition, these standards and guidelines shall be used
Attachment 14
0J
to review development applications in conjunction with the development standards set forth in the
Comprehensive Blossom Hill Open Space Study, dated January 1990. In the event of a conflict, the
more restrictive standard or guideline shall apply.
FURTHER RESOLVED, the Hillside Development Standards & Guidelines shall apply
to all development applications that have not been deemed complete.
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 20`h day
of January, 2004, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
W DEV\RESOS\H DS&G. ~~pd
2
RESOLUTION 2004-
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING HILLSIDE DEVELOPMENT STANDARDS & GUIDELINES
WHEREAS, the Town of Los Gatos desires to update its current Hillside Development
Standards, and
WHEREAS, the General Plan Work Plan includes the adoption of hillside design standards
and guidelines (Implementing Strategy CD.I.2.1); and a number of related Implementing Strategies
including L.I.2.4, L.I.S.5, CD.I.1.13 and CD.I.2.3; and
WHEREAS, adoption of such standards and guidelines will help provide clear direction to
developers and homeowners processing development applications (General Plan Implementing
Strategy L.I.7.4); and
WHEREAS, adoption of such standards and guidelines will help reduce the bulk, mass and
scale of new and remodeled homes in the hillside and help new development blend better with its
site; and
WHEREAS, The Architectural Standards/Hillside Committee recommends that the Revised
Public Hearing Draft dated December 2003 be adopted; and
WHEREAS, the Planning Commission has held a public hearing and forwarded a
recommendation for adoption of the same document;
THEREFORE BE IT RESOLVED: the Town Council of the TOWN OF LOS GATOS
does hereby recind Resolution 1998-20.
FURTHER RESOLVED, the Town Council adopts the Hillside Development Standards
& Guidelines, attached hereto as Exhibit A. In addition, these standards and guidelines shall be used
Attachment 15
Comprehensive Blossom Hill Open Space Study, dated January 1990. In the event of a conflict, the
more restrictive standard or guideline shall apply.
FURTHER RESOLVED, the Hillside Development Standards & Guidelines shall apply
to all development applications that have not been deemed complete. The maximum floor area
standards shall not apply to any Planned Development approved prior to the effective date of this
resolution to which the subsequent architecture and site applications have not been submitted to the
Town.
PASSED AND ADOPTED at a regular meeting of the Town Council held on the 20th day
of January, 2004, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N:0EV\RES0SUHDS&G-a1t Api
2
January 11, 2004
Mayor Steve Glickman and Town Council Members
110 E. Main Street
Los Gatos, CA 95030
Mr. Glickman and Council Members;
PX C'r
VEL,
I
JAN 1 4 2004
MAYpR~TCWN COUNCIL
My husband and I will be out of the country for the rest of January, which
means we will miss the January 20 Council meeting. This is unfortunate
because the Reservoir Resolution will appear once again, but I have voiced
my concerns in that matter in separate messages to the Council.
I would like to address another matter on the January 20 agenda, that of
the Mc Carthy project. I am adamantly opposed to his proposal to allow
more than 25% of the buildings be visible from the town. Standards are
standards and must not be ignored so that larger buildings can be
constructed. This property is what we see from the entire back of our
house. Seeing 40% of any new homes will completely change the view in a
detrimental manner; indeed, this would be true from any location in town.
Please do not give in to a developer who would seek to ruin the character of
our town.
Sincerely,
~'CLtt 4 '4',z Z-
Susan Kankel
99 Reservoir Road
Attachment 16