3.2 Attachment 9TOWN 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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HILLSIDE DEN ELOPIIIENT 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 applicatons. 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. View Analysis.
1. Viewing 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 being seen 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 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 de y Community —
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TOw!\ OF LOS GATOS ••'!
HILLSIDE DEVELOPMENT STV\DARDS AVD GUIDELINES �
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 Community
Development Director may be chosen in addition to the existing viewing
platforms
Existing vegetation and/or landscaping proposed to be removed entirely orpartiall
shall not be included in the view analysis
*** Percentages shall be rounded to the nearest whole number
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HILLSIDE DB ELOPNIF.NT 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 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 [jelpe' '0heconstructed so as to project above the physical ridgeline (not ehens veincluding vegetative material) as seen from any viewing platform. A n space
significant ridgeline means any hill or mountain, the uppermost part Study
of which forms the skyline visible from any established viewing
platform.
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 16 feet in height.
b. Landscaping shall be provided to screen the building from view to the greatest
extent possible.
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To%%NOF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
ZEE
Houses do not project above significant ridg
S. 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. 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.
3. Minimize grading. The building site should be located to minimize grading.
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