1978-127 - Adopting the Hillside Specific PlanRESOLUTION NO. 1978 -127
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
ADOPTING THE LOS GATOS HILLSIDE SPECIFIC PLAN
WHEREAS, (1) Under the provisions of Government Code section 65503,
the Town Council of the Town of Los Gatos conducted a public hearing for
consideration of adoption of the Los Gatos Hillside Specific Plan and its
environmental impact report (EIR.), in sessions held on April 17, May 1,
June 5, June 14, and July 3 and August 7, 1978.
(2) under the provisions of Government Code section 65500
and section 15165 of the Guidelines for Implementation of the California
Environmental Quality Act of 1970 and the provisions of Town Council
Resolution No. 1976 -161, the Town Planning Commission had previously
conducted a public hearing concerning the certification of the EIR and
adoption of the Los Gatos Hillside Specific Plan, and on February 8, 1978
recommended that the Town Council certify the EIR and adopt the plan.
(3) during its hearing the Town Council considered all of
the matters shown in Resolution No. 1978 -1 of the Town Planning Commission.
(4) during its hearing the Town Council also considered all
of the matters shown in Resolution No. 9448 of the Santa Clara County
Planning Commission.
(5) under Government Code section 65504, the Town Council
referred several amendments to the Planning Commission for report and has
received a written report dated June 28 and July 12, 1978 from the Planning
Commission.
RESOLVED: (1) The Town Council finds that the final EIR (77 -4) for the
Los Gatos Hillside Specific Plan as recommended for certification by the
Planning Commission on February 8, 1978 is prepared in compliance with the
California Environmental Quality Act and guidelines and is complete. The
EIR is hereby certified.
(2) the Town Council finds that the Los Gatos Hillside
Specific Plan as recommended by the Planning Commission on February 8, 1978,
as amended by this resolution, (a) meets the requirements for a specific
plan, (b) is consistent with the Town General Plan, and (c) that all
proceedings have been conducted in compliance with the provisions of
Government Code section 65500 through 65504.
(3) the Los Gatos Hillside Specific Plan (including text
and maps attached hereto) is hereby adopted as an official specific plan
with the following changes:
5. ARCHITECTURAL AND SITE REVIEW: (added)
Page 6
d. In subdivision design, preservation of the ridge silhouette from
the Town shall be a consideration.
e. No new construction shall be allowed which would protrude above
the natural ridge line or otherwise alter its natural contour
as determined by the decidino bodv.
IV. FACILITIES, SERVICES AND STAGED DEVELOPMENT OF IMPROVEMENTS
1. AVAILABILITY OF SERVICES FOR DEVELOPMENT: (amended) Page 10
Development proposals sheu;4 shall be approved only if the necessary
road, water, sanitation and other services required for the proposed
use are provided to the property.
8. SERVICES COSTS: (added) Page 12
The developer shall pav all costs for providing services.
V. CIRCULATION AND ROADS
5. COLLECTOR STREETS:
(amended)
Page 13
Collector streets, as defined in the Town General Plan, should net
dead - end- bad -�aher be connected to other public streets to provide
a basic roadway network of alternate routes, without providing
attractive through routes to nonlocal traffic. Town's General Plan
defines a collector street as "a street that serves abutting proper
MY
6. TWO MEANS OF ACCESS:
expressways."
(amended) Page 13
a. As a guide to developing a circulation plan, two means of access
should be provided to all areas where it can be found that
alternative solutions to access, utility services, and circulation
problems are satisfactory. If dual access is NOT available, the
land use intensity should be Zimited in accordance with the access
provided.
b. Secondary access should be sought for existing dead -end streets.
c. The second means of ac
be limited to emergency access on
8. ROAD WIDTHS: (amended) Page 14
Because of unique problems encountered in development of hillside
areas, the following standards are recommended for the streets of
the study area:
a. FZatZand standards:
Right -of -way width 60'
Cul-de-sac right -of -way width 56'
Paved way width 40'
Cul -de -sac paved way width 36'
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b. Hillside standards (public or private)
Right -of -way width 601* 40' minimum *, * **
Paved way widths:
One -way 14'
Cul-de-sac 20' **
Cul -de -sac 24'
LocaZ 24'
Collector 28'
*The Committee has recommended to the Town Planning Commission
that the slope density calculation for the HR zone and the
minimum area calculation for the RC zone be based on "gross"
land area rather than "net" land area, similar to the current
County method.
* *Cul -de -sac with a potential of six lots or less.
** *The right -of -way width be 40 feet for standard two -lane roads
and slope easements shall be provi e where necessary an as
necessary for slope banks.
19. PROOF OF ACCESS RIGHTS: (amended) Page 16
Documentation of proof of private access rights a4eu;d must be provided
by the developer at the initial project review stage.
23. TRAILS: (amended) Page 16
the- prepeeea- p3a�- a�33- Ke t— axee3 ude- trati ;e- at- tkas- t$me--- The-vseuea
te- the- R" ;0aa'e- £tU67y- Eetaasttee- ✓
�'he- �a'etxta,�'seataer� -ems tra�ae -aned- the- etaedy- e�'- metheda- te- s»rp$ement
tkem- �s- eax- �rapertant- sssace- that- �aarrarcte- et�dy -by -a- separate- eerwn�ttee
The identification of trails and the study of methods to imolement
them is an important issue, however, due to its comDlexities. the
L1_'
c snould be studied by separate
ls. The committees established
r activities.
he County level the Trails and
cy Committee is preparinq a mas
s at local and regional
o levels should coordir
Committee of the Planni
and pathways plan for
which includestrails through the studv area.
formed
nninq Commission, Parks staff a
work out a trails plan that can
inq of Town Council
members. with the c
24. ROAD COSTS: (added) Page 16
The developer shall pay all costs for all required street improvements
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SUB -AREA RESIDENTIAL DENSITIES
SUB -AREA 1 - BLOSSOM HILL ROAD
This sub -area presently lacks adequate circulation and utility services.
Approximately one -half of the area has slopes exceeding 50 %. The
developed properties are generally along the boundaries of the sub -area
and are mostly one acre or less. The existing circulation system is
characterized by overly long cuZ -de -sacs. Approximately 75% of the sub -
area is within the Town of Los Gatos. Approximately 75% of the sub -area
is within the Urban Service Area Boundary. The- Bem�ittee- fee$a- tkat -tkis
This area shouZd receive special emphasis for future annexations.
The - Semen$ ssien- �eeemnsende- that- witk- tke- previaien -ems pub$ie- utilities
and - adequate -eireu $ atien,- -the The ultimate density for Sub -area 1 should
be from ene -te -five 2, to 10 acres per dwelling, with a minimum lot size
of one acre. The interim density without tkeee full services should be
a minimum of 10 acres per dwelling.
SUB -AREA 2 - SHANNON - KENNEDY ROADS
The sub -area exhibits many of the same characteristics of Sub -Area 1
except that only about 10% of the area has slopes exceeding 50% and
only about 25% of the area is within the Town of Los Gatos. Approxi-
mateZy 50% of Sub -area 2 is within the Urban Service Area Boundary.
The- Gemmittee- fee$e- that -this This area should receive special
emphasis for future annexations.
The- SeWveittee -reee ende- that -with- the- previ"en- ef- pubiie- ut$iitiee
and - adequate- eireu3atien -the The ultimate density for Sub -area 2
should be from ene - to -f$ve 2, to 10 acres per dwelling, with a minimum
lot size of one acre. The interim density without these full services
shouZd be a minimum of 10 acres per dwelling.
SUB -AREA 3 - DEER PARK- ARNERICH ROADS
The sub -area has inadequate circulation and no public water supply or
sewage disposal. Approximately one -third of the area has slopes exceeding
50 %. Most development consists of large acreages and less than one -third
of the area is within the Town of Los Gatos. None of this area is within
the Urban Service Area Boundary.
The- Eeramittee- reee�aends- that - mater- and- aewen- faeibitiee -be- extended -irate
the - eves -in- the - future- based- en- a- petentia$- density - range -ef- ene -te -five:
The ultimate density for Sub -area 3 should be 2 -18 22 to 10 acres per
dwelling, with a minimum lot size of one acre. The interim density without
these full services should be a minimum of 49 20 acres per dwelling.
SUB -AREA 4 - MONTEZUMA- BLACKBERRY HILL ROADS
This sub -area is characterized by many developed properties, mostly one -
acre or smaller, with limited water and sewer facilities. Even though
the existing road pattern does not allow for adequate circulation for
emergency vehicles or regular traffic there are strong neighborhood
objections to the construction of new roads. Approximately one - fourth
of the area has slopes exceeding 50 %. About one -third of the area is
within the Town of Los Gatos and aZZ of the area is in the Urban
Service Area Boundary.
The - Cemptttee- reeeende- eexp�etsen -ems the- reed- ayee - -- Fine -hand
te- be- taken- whseh- weu3d- eneeurage- the- eexp�etaen -ems the - read; -water -end
e event- shen�d- future - hand- d¢v�saene
be- perrastted- et- a- denatty- exeeeding- ere -unit- per -aere-
The density for Sub -area 4 should be 2 -te -19 22 to 10 acres per dwelling,
with a minimum lot size of one acre. This area should receive special
emphasis for completion of the road system and for future annexations.
SUB -AREA 5 - FOSTER - PROSPECT ROADS
This sub -area exhibits the same characteristics as Sub -area 4 except that
there are even stronger neighborhood objections to the construction of
new roads to complete circulation patterns. Approximately one -haZf
of the area is in the Town and three - fourths within the Urban Service
Area Boundary.
The- Semm$ttee -reee ends- that - future- Sand- dSV484ene- be- 34ra4ted- to -6-38
aeres- per- dwe$3ang -dxe Due to Zack of adequate circulation, the density
for Sub -area 5 should be 5 -40 acres per dwelling
SUB -AREA 6 WOOD- MANZANITA ROADS
This sub -area exhibits the identical characteristics of Sub -area 5;
however, the Zimitation on road extensions are more topographic than
political. Approximately 50% of the sub -area Zies within the Town
boundary and the Urban Service Area Boundary.
The- Bemmattee- reeeaends -that- future - nand- davtetens -be- tutted -te
The density for Sub -area 6 should be 5 -20 acres per dwelling.
SUB -AREA 7 - NO7ITIATE- GUADALUPE COLLEGE
This sub -area is ZargeZy undeveloped with most of the property owned by
two parties. Approximately one -haZf of the area has slopes exceeding
50 %. The area is outside the .Town boundary but approximately 30%
Zies within the Urban Service Area Boundary. There are presently
no roads or other pubZic facilities in the area except a sewer main
serving Guadalupe College. The only road recommended for this area is
a ridge road connecting to Highway 17.
The- 99R�Wittee- $a -reee endang- that -the- read - pattern - net- eenneet -te -any
extetang -Te n-streete- and - that- uta ;4taes- net -be- extended - ante- tkas -area-
The- ridge- read- eenneetten- te- K�ghway -��- has - been -reee� ended -en- the -bass€
ef- futnre- interehenge- at- �ighway -��� Because of the Zack of circulation,
the Semittee- reeemmends- that - future - Sand- divisiene- be- e- inimura- of -� -3B
density for ub -area 7 should be 5 -40 acres per dwelling.
-5-
SUB -AREA 8 - SOUTHWEST OF HIGHWAY 17
This sub -area has no roads, pubZic water suppZy or pubZic sewers and
most of the area has sZopes exceeding 50 %. The Midpeninsula Regional
Park Open Space District owns about one -haZf of the area. AZmost aZZ
of the sub -area is outside the Town boundary and Urban Service Area
Boundary.
The 5emms tee- reeewRende -ghat -the density of tkie -area for Sub -Area 8
shouZd be 20 -160 acres e.-mere per dwelling.
SUB -AREA 9 - WILSON INVESTMENT- PHEASANT ROAD
This sub -area also has no roads, pubZic water suppZy or pubZic sewers
and most of the area has sZopes exceeding 50 %. ApproximateZy 25% of
the area is within the Town and none of the area is within the Urban
Service Area Boundary.
The 6emwtee- reeemmenda- that -the density for Sub -Area 9
shouZd be 20 -160 acres er -mere per dwelling.
NOTES:
FoZZowing completion of this study, the- 5emmee -reee sends -ha the
Urban Service Area Boundary should be adjusted to incZude those areas
of highest density where urban services wiZZ uZtimateZy be provided.
The terms "interim density" and "ultimate density" which appear in
recommendations
n
CIRCULATION CHANGES
1. Delete secondary loop connections from the ridge to Guadalupe Coll
See Exhibit A).
2. Delete the grade separated interchan e from the Alma Bridge Road -
Highway 17 intersection See Exhibit A).
3. Add a three -way emergency connection between Prospect Road, Foster
Road and Guadalupe College Road. Add "three -way emergency access"
to the circulation map (See Exhibit A).
4. Delete the portion of the Ridge %N!0 etween Aztec Ridge Road and
the Guadalupe College Road (See t A).
5. Add an emergency access loop between Tourney Road and Quarry Road
6. Amend the Aztec Road - Kennedy Road
emer
ion of the Ridge Road to show
.M
Lane
8. Amend the Harwood Road to Shannon Road connection to show eme
access (See Exhibit B).
PASSED AND ADOPTED AT A REGULAR MEETING OF THE TOWN COUNCIL OF THE
TOWN OF LOS GATOS this 7th day of August, 1978, by the following votes:
AYES: COUNCIL MEMBERS: Ruth Cannon, John B. Lochner,
Peter W. Siemens and Mardi Gual,tieri.
NOES: COUNCIL MEMBERS: Thomas J. Ferrito
ABSENT: COUNCIL MEMBERS: none.
�h Il�e� ✓.erltN�iGh e
ATTEST:
CLERK OF ENE TOWN OF LOS GATOS
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