3.2 Attachment 11RESOLUTION NO.
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
ADOPTING A RESOLUTION TO AMEND CHAPTER IL (CONSTRAINTS ANALYSIS AND
SITE SELECTIONS AND CHAPTER V. (ARCHITECTURAL DESIGN) OF THE HILLSIDE
DEVELOPMENT STANDARDS AND GUIDELINES
WHEREAS, the Hillside Development Standards and Guidelines (IIDS&G) were adopted by
the Town Council in January 2004; and
WHEREAS, the Town Council directed staff to prepare amendments to the HDS&G
regarding light reflectivity value (LRV) and visibility analysis to provide further clarification and
WHEREAS, staff prepared dry amendments for Planning Commission consideration; and
WHEREAS, on September 23, 2015, the Planning Commission held a public hearing and
considered amendments to Chapters II. and V. of the HDS&G regarding LRV and visibility analysis.
The Planning Commission continued the matter to a Study Session on October 21, 2015; and
WHEREAS, on October 21, 2015, the Planning Commission held a Study Session to discuss
the amendments to Chapters IL and V. of the HDS&G regarding LRV and visibility analysis. The
Planning Commission continued the matter to a Special Meeting on December 2, 2015; and
WHEREAS, on December 2, 2015, the Planning Commission held a Special Meeting and
considered revised amendments to Chapters II. and V. of the HDS&G. The Planning Commission
recommended that the Town Council approve the amendments to Chapters IL and V. of the HDS&G,
and
WHEREAS, adoption of the amendments to Chapters II. and V. of the HDS&G will provide
additional guidance to applicants, staff, and the deciding bodies regarding visibility, light reflectivity,
and determining compliance with the HDS&G; and
ATTACHMENT 1 1 593
WHEREAS, this matter came before the Town Council for a public hearing on February 2,
2016, and was regularly noticed in conformance with State and Town law.
WHEREAS, Town Council finds 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 (bx3)].
NOW, THEREFORE, BE IT RESOLVED:
The Town Council of the Town of Los Gatos adopts the amendments to Chapters IL
and v- of the I1DS&G, attached hereto as Exhibit A and Exhibit B.
2. The decision constitutes a final administrative decision pursuant to Code of Civil
procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos.
Any application for judicial relief from this decision must be sought within the time limits and pursuant
to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as
required by state and federal Law.
94
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos,
Califomie, held on the 20d day of February, 2016, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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TOWN OF Los GATOS
BRAsIDE DEVELOPMENT STANDARDS AND GUMS Lupo
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 looting 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 e)dsting 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
• Splar orientation and prevailing wind patterns
• Significant Ridgellnes
Many of the above topics are covered in more detail in Chapter II.B. and Chapter M. 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 LPDA.
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TOWN OF LOS GATOS
HILIME DEVELopmzNT STANDARDS AND GUIDELffm
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 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 -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.
Viewutg 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 dearly 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 Community Development Director
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11111 ID]tDEVELOPMENT STANDADS AND 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 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 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 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 Mall not be Included in the visiblBty
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 or partially
shall not be Included in the view analysis
*** Percentages shall be rounded to the nearest whole number
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Hnd.4IDE DEVELOPMENT STANDARDS AND GUIDELINES
2. Determination of significant ridgelines.
Significant ridgelines include:
a. Aztec Ridge;
b. The ridge between Blossom HIII 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 bem the
tilassorn Hill
constructed so as to project above the physical ridgeline (not wmvrehernive
including vegetative material) as seen from any viewing platform. A oven space
significant ridgeline means any hill or mountain, the uppermost part'
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 LPDA 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.
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TOWN OF Los GATOS
lin i GIDE DEVELOPMENT STANDARDS AND GUIDELINES
Houses do not project above significant ridg
5. 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. Probed 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.
S. 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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Tow,N of Los GATos
HILISIDE DEvELoPMENT STANDARDS AND GUIDELITTES
V. ARCHITECTURAL DESIGN
A. Design objectives.
The standards and guidelines in this section are Intended to encourage architectural design that
is:
1. in harmony and visually blends with the natural environment,
2. responsive to site constraints and opportunities,
3. compatible with the surrounding neighborhood and respectful of neighbors, and
4. respectful of the rural character of the hillsides.
Building form reflects hillside form/setting
MHHMR B
ofAVaChMOM 11 603
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•EIILLSIDE DEVELOPMENT STANDARDS AND GuiDELDMS
B. Design to be neighbor friendly.
Protecting the privacy of neighboring homes is a high priority In the siting and design of a new
house or addition. The following design standards shall be followed to the greatest extent
feasible to ensure privacy to surrounding neighbors.
Standards:
1. Privacy impacts shaii be addressed and resolved during the constraints analysis phase and
initial design stage, not with mitigation measures imposed as an afterthought. Sight lines
shall be studied so that windows and outdoor areas are placed to maintain privacy.
Guidelines„
1. The following design guidelines should be implemented to the greatest degree feasible
where privacy impacts are of concern;
a. Minimize second -story windows facing dose neighboring properties.
b. Orient upper floor windows, decks, and balconies to avoid impacting the privacy of
neighbors.
c. Incorporate screening measures (e.g., solid railing walls, lattice work, or planters) to
obscure lines of sight to neighboring properdes.
d. Limit the size of decks and balconies to six feet in depth in areas where privacy is a
concern. This will limit their use to passive activities.
e. Use landscaping to screen views to your neighbor=s living areas most sensitive to
privacy. Use evergreen trees and shrubs to ptovide year-round privacy.
f. Existing vegetation that protects privacy should not be removed.
g. Screen and control noise sources such as parking, outdoor activities, and mechanical
equipment (e.g., air conditioning and pool equipment).
h. Locate outdoor activity areas adjacent to neighbors= outdoor activity areas rather
than in dose proximity to their quiet areas (bedrooms).
A
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TOWN OF LOS GATOS
HILLSIDE DEVELOPME*rT STANDARDS AND GUIDELINES
mu.
C. Design for sustainability.
Sustalnability and the conservation of natural resources are Important issues to Los Gatos
residents. SustainabNity refers to the use of natural resources in a manner that insures their
continued availability to future generations.
The term "green building" is often used to relate sustainability to development. Green building
addresses a broad range of techniques to reduce the consumption of natural resources during
construction and over the lifetime of a home. These include designing structures to be energy
water efficient, utilizing building materials that reduce resource consumption and Improve
indoor air quality, and taking maximum advantage of renewable energy resources. Refer to
Appendix B for additional information on green building.
Appendix B, Green Building Strategies and Materials, contains design strategies that maximize
the use of renewable energy resources for heating, cooling and lighting, additional strategies
that conserve energy and water, a list of building materials that reduce the consumption of
nonrenewable resources and Improve air quality, and a list of various sources for "green
building" information and their web sites.
The following design guidelines are aimed at maximizing energy efficiency and reducing
consumption of resources.
Standards: None.
Guidelines:
1. The design of each house should show evidence to the satisfaction of the deciding body
that a significant effort has been made towards Incorporating energy -conservation and
water saving techniques above and beyond the minimum requirements of Title 24.
2. All homes over 3,500 square feet should incorporate a variety of green building
strategies and materials (see Appendix B). Homes less than 3,500 square feet are also
encouraged to incorporate additional energy and resource saving features.
Homes should be designed and located to take maximum advantage of passive solar
heating (space and water), natural cooling and lighting. Houses should be designed to
maximize the benefits of sun and wind as follows:
a. Orient the house and arrange doors and windows to take advantage of prevailing
summer winds for natural ventilation and cooling (also see Appendix B).
b. Orient the house and the most used living areas to take advantage of passive solar
heating. Orient the house on an east -west access and locate the most used living
areas and the majority of windows on the south side (also see appendix B).
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ELH ISIDE DEWI CIPMENT STANDARDS AND GUIDELINES
c. Landscaping should be used to control exposure to sun and wind (Refer to Chapter
VI, 'Section B, Landscape Design Concepts for ways to meet this guideline.).
Shading and solar access should be balanced when both heating and cooling is
needed.
Where protection from summer sun is needed, tall spreading deciduous trees
should be planted to the south, east and west sides of pavement and
buildings. Trees should be placed so they do not block winter sun,
Where protection from winter wind is needed, plant dense evergreen trees
and/or shrubs in random discontinuous groups. A distance of four to five
times the ultimate height of the plants is recommended to allow light to
penetrate into the home.
4. Selection of building materials that reduce the consumption of natural resources and are
non-toxic is strongly encouraged. This includes, but is not lim ted to, salvaged or reused
materials and products made from recycled materials (also see Appendix B).
D. Design for fire safety.
A home that is located, designed and maintained for fire safety will not only protect the
individual homeowner, but will reduce the chance for a home fire to become a wildfire.
Conversely, in the case of a wildfire, the home will have a better chance of surviving and may
help limit a fires spread. See Chapter III, section D for guidance in choosing a building site to
minimize exposure to potential wildfires. See Chapter VII, section A for guidance on how to
landscape and maintain a site with fire safety in mind.
Refer W
The following standards are intended to maximize protection from wildfires:haptu
cna� u
secrom C
Standards:
1. Structures shall be designed to maximize protection from wildfires.
2. Roofs shall have a Gass A covering or a Class A roof assembly.
3. Eaves and soffits shall be protected on the exposed underside with noncombustible
material or by materials approved for a minimum one-hour rated fire resistive
construction.
4. Gutters and downspouts shall be constructed of noncombustible material.
5. Exterior walls shall be constructed with noncombustible materials on the exterior side or
materials approved for a minimum one-hour rated fire resistive construction.
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HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
6. Under floor areas and areas below decks shall be enclosed to the ground with
noncombustible materials or with materials approved for a minimum one-hour rated fire
resistive construction.
7. Attic and under floor vents shall be covered with corrosion -resistant mesh not to exceed
1/4 -Inch.
8. Automatic fire sprinklers shall be installed in accordance with National and Fre
Department Standards.
9. Roof skylights shall be tempered or have multi -layered glazing.
Guidelines:
1. Exterior windows should be tempered glass.
2. The size and number of windows on the side of the house that would likely be exposed
to a fire approaching from the downhill side should be minimized.
3. Roof eaves should be designed with minimal overhang to prevent entrapment of heat
and flames.
E. Building height. II
Standards:
1. The maximum allowed height for homes in hillside areas shall be 25 feet. Building
height shall be measured in compliance with provisions of the Town's Zoning Ordinance.
2. The maximum height of
a building=s tallest
elevation shall not
exceed 35 feet measured
from the lowest part of
the building to the
highest part, except
buildings extending
above a ridgeline or that
are visible from a viewing
platform where the
maximum height from
the lowest to highest
points shall not exceed
28 feet.
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I
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HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
3. Rldgeline and visible homes shall not extend more than 18 feet above the existing
grade.
4. The height of the lowest finished floor(s) of a structure, excluding cellars, shall not be
more than four feet above the existing grade to ensure that buildings follow slopes.
5. Three-story elevations are prohibited.
Guidelines: None.
F. Minimize building bulk and mass
one of the primary concerns of Los Gatos residents is that some new houses in the hillsides
appear overly large and bulky, resulting in high visibility from surrounding properties and the
valley floor. llie design standards and guidelines in this section address this issue.
Standards:
1. Buildings shall be designed to minimize bulk, mass and volume so as not to be
prominently visible from a distance or from surrounding properties.
2. Buildings shall be designed to conform to the natural topography of the site and run
with the contours. Blending with the existing terrain reduces the appearance of bulk.
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IHH,LSIDE DEVELOPmcn STANDARDS AND GUMU W S
Do this Don't do this
Building is parallel with the contours. BuYding Is perpendlicular to the contours
Guidelines:
1. The building design should incorporate but not be limited to, the folk;'wing techniques to
effectively reduce the appearance of mass, bulk and volume:
a. Keep building forms simple.
b. Avoid architectural styles that are inherently viewed as massive and bulky.
i
a
t
$` t OW i'
m o
_i.Ci<_.--.►---..nJO
.�,. Asp •.
i `.. .fir�M
Dont do this
C. Minimize square footage.
r�^
_ Jr
Don't do this
d. Minimize volume; avoid large volume buildings.
e. Avoid overhanging decks, large staircases and patios formed by retaining walls that 609
make buildings appear more massive. Avoid use of balustrades and solid wall
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Eini rDE DEVELOPMENT STANDARDS AND GUIDELINES
railings that add to the mass of the design. (Revised 2122,105 by Council Resolution
2005--11)
f. Step the building foundation and roofs with the natural slope.
g. Use horizontal and vertical building components to reduce bulk. Avoid two story wall
planes.
h. Create light and shadow by providing modest overhangs, projections, alcoves, and
plane offsets, and varying elevations such as stepping second stories.
i. Vary elevations, such as stepping back second stories, to conform with topography.
k. Excavate or use below -grade rooms to reduce effective bulk. The visual area of the
building can be minimized through a combined use of grading and landscaping
techniques.
I. Use vaulted ceilings rather than high walls and ceilings with attics above to achieve a
feeling of volume.
m. Second stories should be stepped back so the difference in wall planes is visible from
a distance. (Revised 2127/05 by Coundl Resolution 2005-11)
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HILLSIDE DEVELopmENT STANDARDS AND GUIDELINES
G. Roofs.
Standards:
1. Roof forms and rooflines shall be broken Into smaller building components to reflect the
Irregular forms of surrounding natural features.
2. The slope of the main roof shall generally be oriented In the same direction as the
natural slope of the terrain.
Don't do this
Guidelines:
1. Large gable ends on downhill elevations should be avoided.
Roof forms are kept small and reflect the surrounding topography
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HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
H. Architectural elements.
Standards:
1. Exterior structural supports and undersides of floors and decks not enclosed by walls are
prohibited unless It Is proven that no alternative type of construction Is feasible and that
fire safety and aesthetic considerations have been adequately addressed (also see
Chapter III section D.2).
Don't do this
2. Skylight glazing material shall be selected to reduce glare at night. Large skylights with
dome -style glazing should be avoided.
3. Architectural detailing shall be provided on all sides of the building. Elements of the
architectural treatment used on the front facade shall be repeated on all sides of the
building.
Guidelines:
1. The use of large windows and glass doors should be kept to the minimum to reduce the
daytime glare and nighttime lighting emanating from large glazed areas, and to increase
heating and cooling efficiency. Of particular concern is glare that impacts neighboring
properties and is visible from the valley floor (also see Chapter V section I.).
2. The use of architectural features that increase visual prominence should be avoided.
Massive, tail elements, such as two-story entries, turrets, and large chimneys should be
avoided. Such elements on the downhill facade of the house is of particular concern.
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HILLSIDE DEVELOPMENT STANDARDS AND GUIDELLNES
Do this
I. Materials and colors.
Standards:
Don't do this
1. The contrast between manmade buildings and the environment shall be minimized. A
buildings color and materials shall complement and blend with the predominant colors
and values of the surrounding natural environment.
2. Exterior material colors for homes, with the exception of homes with any elevation that
is more than 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.
3. Roofs shall be a dark earth tone color with a variety of shades of that color that blend
with the environment.
4. Exposed metal surfaces shall be painted to compliment adjacent materials, be anodized
a dark color, or have the ability to develop a patina (e.g., copper).
5. Mirror-like window tinting is prohibited.
6. Contrasting color accents shall be kept to a minimum.
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Guidelines:
1. A variety of materials, textures, and architectural details compatible with the design
theme of the house should be used to add interest and to mitigate the visual impact of
large wall areas. Natural materials such as wood and stone will help soften the
appearance of stucco and blend it with the natural setting. (Revised 2/22/05 by Council
Resolution 2005-11)
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