3.2 Staff Reportw
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COUNCIL AGENDA REPORT
DATE: JANUARY 26, 2016
TO: MAYOR AND TOWN COUNCIL
MEETING DATE: 02/02/16
ITEM NO: 3.2
FROM: LAUREL PREVETTI, TOWN MANAGER
SUBJECT: HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
MODIFICATIONS APPLICANT, TOWN OF LOS GATO
ADOPT A RESOLUTION TO AMEND CHAPTER II. (CONSTRAINTS
ANALYSIS AND SITE SELECTION) AND CHAPTER V. (ARCHITECTURAL
DESIGN) OF THE HILLSIDE DEVELOPMENT STANDARDS AND
GUIDELINES.
It is recommended that the Town Council adopt a resolution to amend Chapter II. (Constraints
Analysis and Site Selection) and Chapter V. (Architectural Design) of the Hillside Development
Standards and Guidelines (Attachment 11) and make the required findings that the amendments
are consistent with the General Plan and its Elements and that the amendments are exempt from
the California Environmental Quality Act [Section 15061 (b)(3)].
u.t
The Planning Commission has recommended approval of amendments to the Hillside
Development Standards and Guidelines (HDS&G) (Chapter II. — Constraints Analysis and Site
Selection and Chapter V. —Architectural Design) which would provide additional guidance to
applicants, staff, and the deciding bodies regarding visibility, light reflectivity, and determining
compliance with the HDS&G.
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The Town's HDS&G were adopted by the Town Council in January 2004. The HDS&G are used
along with other policy and regulatory documents adopted by the Town, including the General
Plan, Zoning Ordinance, Blossom Hill Comprehensive Open Space Study, and the Hillside
Specific Plan.
PREPARED BY: JOEL PAULSON
Interim Community Development Director
Reviewed by: Assistant Town Manager Town Attorney Finance _ 252
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MAYOR AND TOWN COUNCIL
SUBJECT: HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES MODIFICATION
JANUARY 26, 2016
On September 23, 2015, the Planning Commission held a public hearing to consider proposed
amendments to Chapters II. and V. of the HDS&G regarding light reflectivity value (LRV) and
the visibility analysis. The staff report and exhibits for the September 23, 2015 Planning
Commission meeting are included in Attachment 1. Verbatim minutes for the Planning
Commission meeting are included in Attachment 2. Following a short discussion and after
receiving public testimony the Planning Commission continued the matter to a Study Session on
October 21, 2015.
On October 21, 2015, the Planning Commission held a Study Session to discuss the amendments
to Chapters II. and V. of the HDS&G regarding LRV and the visibility analysis. The staff report
and exhibits for the October 21, 2015 Planning Commission Study Session are included in
Attachment 3. Verbatim minutes for the Planning Commission Study Session are included in
Attachment 5. Following public testimony and Commission discussion regarding the proposed
amendments, the matter was continued to a Special Planning Commission meeting on December
2, 2015.
On December 2, 2015, the Planning Commission held a Special Meeting to consider revised
amendments to Chapters II. and V. of the HDS&G incorporating prior Commission comments
and input from Dr. Weissman and Lee Quintana. The staff report and exhibits for the December
2, 2015 Planning Commission Special Meeting are included in Attachment 6. Verbatim minutes
for the Planning Commission Special Meeting are included in Attachment 8. After full
consideration of the proposed amendments, the Commission is recommending that the Council 1
approve the proposed amendments to Chapters II. and V. of the HDS&G.
Attachments 9 and 10 detail the recommended changes to the HDS&G. All proposed new text is
shown as underlined and all deletions are shown with sa4kediretigh. Additional changes
recommended by the Planning Commission at the December 2, 2015 Special Meeting are
provided in bold. More detailed discussion and supporting information for the proposed changes
to the HDS&G are available in the attached Planning Commission reports, exhibits, and minutes
(Attachments 1 through 8).
DISCUSSION:
A. Chapter II (Constraints Analysis and Site Selection)
Chapter II. of the HDS&G ensures that development is sensitive to the goals and objectives of
the HDS&G, respects the existing site constraints, and provides guidance for a development
project with the potential for being visible from an established viewing platform(s).
The Planning Commission is recommending the addition of the following methodology language
to Section B. of Chapter II. of the HDS&G, as detailed in Attachment 9:
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MAYOR AND TOWN COUNCIL
SUBJECT: HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES MODIFICATION
JANUARY 26, 2016
`-' The following steps shall be taken in completing a view analysis:
• Install story poles per adopted policy
• After the installation of story poles. photographs of the project shall be taken from the applicable
viewing platforms * using 50 MM and 300 MM lenses
• A photograph with a 50 MM lens will represent the visibility of the proposed residence from the
naked eve
• 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 by the Community Development Director, three dimensional
illustrations or photo simulations of the structure may be required
• A visible home is defined as a single-family residence where 2.5-24.5% or more of an elevation
can be seen from any of the Town's established viewing platforms ***
• A Deed Restriction shall be required that identifies the trees that were used
to provide screening in the visibility analysis and requires their replacement if they
die or are removed.
• Trees with a poor or fair/poor rating shall not be included in the visibility_
analysis.
• The Community Development Director shall determine if the use of a third
party consultant is required to peer review an applicant's visibility analysis
* Other location(s) as deemed appropriate by the deeiding-)3edy Community Development
`- Director 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
Additionally, the Planning Commission recommended the following modification to Section B. of
Chapter II. of the HDS&G, as detailed in Attachment 9.
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 Leigh High School)
3. Hwy 17 overcrossing/Los Gatos - Saratoga Road (Highway 9)
4. Main Street/Bayview Avenue
S. Other location(s) as deemed appropriate by the deeiding-body CommunityDevelopment
Director
At the December 2, 2015 Planning Commission Special Meeting the Commission recommended
including the following points:
• A Deed Restriction shall be required that identifies the trees that were used to
provide screening in the visibility analysis and requires their replacement if they die or
`. are removed. 254
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MAYOR AND TOWN COUNCIL
SUBJECT: HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES MODIFICATION
JANUARY 26, 2016
• Trees with a poor or fair/poor rating shall not be included in the visibility analysis.
• The Community Development Director shall determine if the use of a third parry
consultant is required to peer review an applicant's visibility analysis.
B. Chapter V. (Architectural Design)
Chapter V. of the HDS&G provides standards and guidelines intended to encourage architectural
design that visually blends with the environment, is compatible with the surrounding
neighborhood, and is respectful of the rural character of the hillsides.
The Planning Commission is recommending the following changes to Section I. of Chapter V. of
the HDS&G, as detailed in Attachment 10:
2. Exterior material colors shafl not e3teeed a refiee6vity value a for homes. with the exception
of homes with any elevation that is more than 26 24.5% percent visible from the viewing platforms.
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.
C. PLANNING COMMISSION RECOMMENDATION:
The Planning Commission recommends that the Town Council adopt the attached amendments
to Chapters II. and V. of the HDS&G.
CONCLUSION:
It is recommended that the Town Council adopt the resolution in Attachment 11 to amend
Chapter II. (Constraints Analysis and Site Selection) and Chapter V (Architectural Design) of the
Hillside Development Standards and Guidelines.
1. Reject the Planning Commission recommendation and do not modify the HDS&G
2. Accept the Planning Commission recommendation with modifications
3. Continue this item to a date certain with specific direction to staff
4. Refer the item back to the Planning Commission with specific direction
Staff does not recommend any of the above alternatives because the draft HDS&G amendments
were carefully evaluated and modified based on public involvement. In addition, the proposed
HDS&G amendments would provide additional guidance to applicants, staff, and the deciding
bodies regarding visibility, light reflectivity, and determining compliance with the HDS&G.
,-,
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MAYOR AND TOWN COUNCIL
SUBJECT. HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES MODIFICATION
JANUARY 26, 2016
Staff received a public comment from Steve Abbs representing Davidon Homes who provided
alternative language regarding the use of poor or fair/poor trees in the visibility analysis (Exhibit 12).
Staff also received a public comment from Lee Quintana and Dr. Weismann regarding the proposed
visibility methodology and additional recommendations for modifications to the proposed visibility
methodology (Exhibit 12).
This report has been coordinated with the Community Development Department and the Town
Attorney's Office. Additional input was provided by the Town's Consulting Arborist at the
October 21, 2015 Planning Commission Study Session.
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There is no anticipated Fiscal Impact from the proposed HDS&G amendments.
ENVIRONMENTAL ASSESSMENT:
It has been determined that there is no possibility that this project will have a significant impact
on the environment; therefore, the project is not subject to the California Environmental Quality
Act [Section 15061(b)(3)].
Attachments:
1. September 23, 2015 Planning Commission Staff Report (includes Exhibits 1-4)
2. September 23, 2015 Planning Commission Meeting Verbatim Minutes
3. October 21, 2015 Planning Commission Study Session Report (includes Exhibit 1)
4. October 21, 2015 Planning Commission Study Session Addendum (includes Exhibit 2)
5. October 21, 2015 Planning Commission Study Session Verbatim Minutes
6. December 2, 2015 Planning Commission Special Meeting Report (includes Exhibits 5-8;
Exhibit 5 is now included as Attachment 5 to this February 2, 2016 Town Council Staff
Report)
7. December 2, 2015 Planning Commission Special Meeting Desk Item (includes Exhibit
9).
8. December 2, 2015 Planning Commission Special Meeting Verbatim Minutes
9. Proposed Amendments — Chapter II. Constraints Analysis and Site Selection
10. Proposed Amendments — Chapter V. Architectural Design
11. Draft Resolution (includes Exhibits A and B)
12. Public comments received through 11:00 a.m. Thursday, January 28, 2016
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