HillsideSpecificPlan - 1.0 LandUse
1.1 Findings
There are quite a number of physical and economic factors which affect the intensity and type of development desirable for the Los Gatos Hillside Study area. A major physical factor is topography, with a substantial portion of the hillside planning area being steeper than fifty percent slope and either inaccessible or virtually undevelopable. The soils are shallow, generally quite erosive, and permit quite rapid runoff at times of rainfall. The vegetation is composed principally of chaparral on the drier slopes with some hardwoods, (oak and madrone) and grassland interspersed. This vegetation is characterized by a high fire danger, particularly during the dry summer season. A substantial portion of the study area was previously developed without benefit of the basic services (public roads, municipal water service and sanitary sewer). As a result of the adoption of this Plan (1978-79), no additional deficient areas have been allowed to develop.
Both county and Town Zoning Ordinances make provision for clustering of dwelling units to discourage the development of steeper slopes and encourage use of the level areas. In addition, in order to promote design harmonious with the mountain environment, the Town requires architectural and site review procedure on all uses including single-family residential; however, at the county level, this procedure occurs only when development applications require use permits.
1.2 Goals
The Urban Service Area Boundary shall continue to include those areas of highest density where urban service will ultimately be provided.
The terms "interim density" and "ultimate density" which appear in recommendations for Sub-areas 1, 2, and 3 mean development which occurs within the Los Gatos Urban Service Area.
There are quite a number of physical and economic factors which affect the intensity and type of development desirable for the Los Gatos Hillside Study area. A major physical factor is topography, with a substantial portion of the hillside planning area being steeper than fifty percent slope and either inaccessible or virtually undevelopable. The soils are shallow, generally quite erosive, and permit quite rapid runoff at times of rainfall. The vegetation is composed principally of chaparral on the drier slopes with some hardwoods, (oak and madrone) and grassland interspersed. This vegetation is characterized by a high fire danger, particularly during the dry summer season. A substantial portion of the study area was previously developed without benefit of the basic services (public roads, municipal water service and sanitary sewer). As a result of the adoption of this Plan (1978-79), no additional deficient areas have been allowed to develop.
Both county and Town Zoning Ordinances make provision for clustering of dwelling units to discourage the development of steeper slopes and encourage use of the level areas. In addition, in order to promote design harmonious with the mountain environment, the Town requires architectural and site review procedure on all uses including single-family residential; however, at the county level, this procedure occurs only when development applications require use permits.
1.2 Goals
- Recognition of the property rights of present and future landowners within the study area
- Provision of housing for people of various income levels within the study area in a manner that will not adversely affect the mountain environment
- Solutions to Development Problems: Solutions to development problems are fundamental to the approval of a particular project. Such solutions shall be reviewed and approved at a public meeting prior to approval of the project.
- Permitted and Conditional Uses: Land use in the hillside planning area should be limited to agriculture and single-family detached uses except for a restricted list of nonresidential uses subject to the granting of a Conditional Use Permit. The granting of a Conditional Use Permit shall be subject to findings based on rigid and specific criteria.
- Clustering of Dwelling Units: Clustering of dwelling units should be encouraged to preserve the scenic nature of the hillsides and to allow for economies in the construction of required public and private facilities.
- Architectural and Site Review:
- Architectural and Site Review procedure or Design Review shall be required for all development proposals in the hillsides, including buildings, grading, roads, parking areas, landscaping and outdoor lighting. The purpose is to provide for the design of building sites which will be appropriate with mountain environment.
- In subdivision design, home sites shall be so located as not to interfere with the natural ridge silhouette as viewed from the valley floor.
- New construction shall not be allowed which would protrude above the natural ridge line or otherwise alter its natural contour as determined by the deciding body.
- Construction of multi-story structures at the ridge line shall be prohibited, unless necessitated by other requirements in this plan or subsequently adopted hillside standards.
- The lighting of court game areas shall be subject to Architecture and Site Review or Design Review.
- Solutions to Development Problems: County shall require more detailed plans at time of filing.
- Permitted and Conditional Uses: The following criteria shall be applied in evaluating proposals for Conditional Use Permits:
- Standards for non-residential uses shall not be less than for specified residential or agricultural uses.
- The proposed use shall not significantly increase traffic in the area, present traffic hazards, or require exceptional provisions for traffic flow.
- The use shall not impose any more burden upon the Town's energy resources or services than would a single-family residence approvable under current hillside standards.
- The use shall not adversely affect the privacy or safety of area residents, the value of nearby property, or the topographical integrity or ecological balance of the area.
- The use should be limited to that which clearly serves the public interest or needs of the Town.
- Clustering of Dwelling Units: Reduction of minimum lot size may be considered only through use of cluster permit procedure of county ordinance and Planned Development procedure of Town ordinance.
- Architectural and Site Review: The Town and the county shall adopt standards to be used in the review of Hillside Development Applications.
- Prohibited Uses:
- a. New secondary dwelling units (except in the county where such uses may be permitted in historic structures.)
- b. Bed and Breakfast Inns
- 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 cul-de-sacs. The remainder of this sub-area was included within the Urban Service Area Boundary in 1980. This area should receive special emphasis for future annexations.
The ultimate density for Sub-area 1 shall be from 2½ to 10 acres per dwelling, with a minimum lot size of one acre. The interim density without 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 50% of the area is within the Town of Los Gatos. All of Sub-area 2 was included within the Urban Service Area Boundary in 1980. This area should receive special emphasis for future annexations.
The ultimate density for Sub-area 2 shall be from 2½ to 10 acres per dwelling, with a minimum lot size of one acre. The interim density without full services should 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. This area was included within the Urban Service Area Boundary in 1980.
The ultimate density for Sub-area 3 shall be 5 to 40 acres per dwelling. - Sub-Area 4 - Montezuma Blackberry Hills 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 all of the area is in the Urban Service Area Boundary.
The density for Sub-area 4 shall be 2½ 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-half of the area is in the Town and all of the area was included within the Urban Service Area Boundary in 1980.
The density for Sub-area 5 shall be 2½ to 10 acres per dwelling. - Sub-Area 6 - Wood-Manzanita Roads
This sub-area exhibits the identical characteristics of Sub-area 5, however, the limitation on road extensions are more topographic than political. Approximately 50% of the sub-area lies within the Town boundary and the Urban Service Area Boundary.
The density for Sub-area 6 shall be 5-20 acres per dwelling. - Sub-Area 7 - Novitiate-Guadalupe College
This sub-area is largely undeveloped with most of the property owned by two parties. Approximately one-half of the area has slopes exceeding 50%. The area is outside the Town boundary but approximately 30% lies within the Urban Service Area Boundary. There are presently no roads or other public 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. Because of the lack of circulation, the density for Sub-area 7 shall be 20 to 160 acres per dwelling unit. - Sub-Area 8 - Southwest of Highway 17
This sub-area has no roads, public water supply or public sewers and most of the area has slopes exceeding 50%. The Mid-peninsula Regional Open Space District owns about one-half of the area. Almost all of the sub-area is outside the Town boundary and Urban Service Area Boundary.
The density for Sub-area 8 shall be 20-160 acres per dwelling. - Sub-Area 9 - Wilson Investment-Pheasant Road
This Sub-area also has no roads, public water supply or public sewers and most of the area has slopes exceeding 50%. Approximately 25% of the area is within the Town and none of the area is within the Urban Service Area Boundary.
The density for Sub-area 9 shall be 20-160 acres per dwelling.
The Urban Service Area Boundary shall continue to include those areas of highest density where urban service will ultimately be provided.
The terms "interim density" and "ultimate density" which appear in recommendations for Sub-areas 1, 2, and 3 mean development which occurs within the Los Gatos Urban Service Area.