HomeMy WebLinkAbout3.3Item 3.3
TOWN OF LOS ALTOS HILLS March 1, 2012
Staff Report to the Planning Commission
RE: PREZONING OF UNINCORPORATED LA LOMA ROAD 43 AREA: ONE
PARCEL (APPROXIMATELY 8.10 ACRES) BOUNDED BY THE TOWN OF
LOS ALTOS HILLS TO THE WEST, NORTH, AND EAST; #42-12-MISC.
FROM: Cynthia Richardson, Planning Consultant
eg-
APPROVED BY: - Debbie Pedro, AICP, Planning Directorr3Q - — -
RECOMMENDATION: That the Planning Commission:
Forward a recommendation to the City Council to approve the proposed prezoning of the
unincorporated La Loma area and adopt the Negative Declaration. (Attachment #1)
BACKGROUND
On May 2, 2011 the Town received a request from the Local Agency Formation
Commission (LAFCO) requesting the Town to consider annexing the remaining five
island pockets that are within the Town's Urban Service Area (USA) (Attachment #2).
One of the islands to be annexed is located at the end of La Loma Road. This property is
almost entirely surrounded by the Town of Los Altos Hills. It is one of five
unincorporated islands identified in the Town's General Plan as areas subject to future
annexation by the Town.
Prior to annexation by the Town, the unincorporated area must be prezoned. Prezoning
will establish the zoning district which will apply in the event of annexation to the Town.
The project area will be prezoned "R -A" (Residential -Agricultural). The. zoning
classification established through the prezoning procedure will become effective and
enforceable when the annexation is approved and will have no force or effect on the
subject properties until that time.
The area subject to this prezoning is located at 25355 La Loma Drive (APN 336-32-009).
The single parcel is 8.10 acres and is developed with a single family home, a detached
three car garage, an attached second unit, a green house, pool, pool house, and various
other minor structures. La Loma Drive is a private road and the Town has no
maintenance responsibilities.
A map of the project area is included as Attachment #3.
SANTA CLARA COUNTY ZONING AND GENERAL PLAN DESIGNATION
The County zoning designation for the subject parcels is HS (Hillside). The existing HS
County designation allows single-family residential development as follows:
Staff Report to the Planning Commission
Prezone of La Loma Drive Area
March 1, 2012
Page 2 of 4
Zoning Comparison
Zoning Standard
s gs �ri
R A
"44s»
tg
r a "`.r'ts
02/28/1990
Single Family Residence
Land Use
Single -Family Residential
Single -Family Residential
Minimum Lot Size
2 Acre plus slope density
1 Acre
Min. Front Yard Setback
30'
40'
Min. Side Yard Setback
30'
30'
Min. Rear Yard Setback
30'
30'
Maximum Floor Area
No limit
Varies per Sec. 10-1.503
Maximum Development Area
No Limit
Varies per See. 10-1.502
Maximum Height
35'
27' — 32'
Second Dwelling Units
Max. size 1,000 sq. ft.
Max. size 1,000 sq. ft.
Portions of the County's development standards for this area can be found in Chapter
2.20 of the Santa Clara County Zoning Ordinance (Attachment 94).
TOWN OF LOS ALTOS HILLS PREZONE AND GENERAL PLAN DESIGNATION
The La Loma Area already has a Land Use Designation of Residential (R) in the Town's
General Plan. The proposed prezoning will change the zoning designation of the La
Loma Area from the County's HS zone to the Town's R -A (Residential -Agricultural)
zoning designation at the time of annexation.
The R -A (Residential -Agricultural) zoning designation allows single-family residential
development with a minimum lot size of one -acre. If annexed into the Town, the Los
Altos Hills R -A zoning standards will apply:
County Building Department records indicate the following building - permits and
associates structures have been constructed on this property.
Structures
T ..e,of Structure.
`S ware foota e; z
02/28/1990
Single Family Residence
6,381
01/14/2001
Attached garage (to main
1,825
residence)
01/14/2001
Attached second dwelling (to
950
main residence
10/23/2000
Non -Commercial antenna (60')
-
Staff Report to the Planning Commission
Prezone of La Loma Drive Area
March 1, 2012
Page 3 of 4
09/08/1999
Pool House
3,000
05/25/1995
Swimming Pool
-
09/08/1999
Green House
4,118
07/25/1990
Barn
2,880
07/24%1998
Detached Garage
618
09/04/1998
Terrace
1,236
07/07/1998
Deck
466
PATHWAYS
The Town's General Plan Pathways Element, Master Path Plan indicates connection
through this property onto the Mid Peninsula Regional Open Space District property to
connect to the Chamise Trail. The Pathways Committee sent a letter to the owner letting
them know that they would be available prior to their regular meetings on January 23,
2012 and February 27, 2012 to discuss the importance of the pathway system within the
Town and to educate the potential new residents within the annexation area about the
pathways system. The Town of Los Altos Hills Municipal Code Section 10.2.602(a)
states that each property shall have direct access to a pathway or indirect access via a
vehicular right-of-way. On March 8, 2005, the City Council adopted the off-road Master
Path Plan. A future pathway as indicated on the Master Path Plan gives guidance to the
Pathways Committee when reviewing future projects. New pathway dedication and
construction may only be triggered by a subdivision, construction of a new main
residence or secondary dwelling, cumulative development of 900 square feet of habitable
floor area or a barn greater than 900 square feet (see General Plan Pathway Element Goal
4.2 and 4.3). In the future, a General Plan Pathways Element Master Path Plan
amendment will be considered for this property.
CEQA STATUS
In conformance with CEQA requirements, staff prepared an Initial Study and Negative
Declaration. A Notice of Intent to adopt a Negative Declaration was published in the
Town Crier on February 8, 2012. The notice was also submitted to the Santa Clara
County Clerks Office for a 20 day public review period which began on February 10,
2012 and ends on March 1, 2012.
CONCLUSION
Staff recommends approval of the proposed Prezoning of the La Loma Drive area for the
following reasons:
A
Staff Report to the Planning Commission
Prezone of La Loma Drive Area
March 1, 2012
Page 4 of 4
1. The project is consistent with Policy 5.2 of the Town's 2008 General Plan Land Use
Element and with Policy H, Program 6 of the 2002 Housing Element (Attachment
#5).
2. The current residential land use in the project area is in conformance with the Town's
Residential (R) Land Use designation.
3. The prezoning would have no force or effect on the subject properties until the area is
annexed into the Town. Since the La Loma Drive neighborhood is nearly built -out, if
the area is annexed into the Town, there should be little or no change to the make up
of the existing area or community.
PUBLIC COMMENT
As of this date, the Town has not received comments from the public regarding this
project.
ATTACHMENTS
1. Initial Study and Negative Declaration
2. Letter from LAFCO
3. Map of area to be prezoned
4. Excerpts from the Santa Clara County Zoning Ordinance
5. Excerpts from the General Plan
Attachment 1
TOWN OF LOS ALTOS HILLS
NEGATIVE DECLARATION
PROJECT TITLE: Prezoning of unincorporated La Loma #3 area.
NAME AND ADDRESS OF PROJECT SPONSOR:
Town of Los Altos Hills, 26379 Fremont Road, Los Altos Hills, California 94022
LOCATION OF PROJECT:
Unincorporated Santa Clara County lands bounded by the Town of Los Altos Hills to the north, east, and
wes�d-by Mid -Peninsula Regional Open Space -lands f the south, encompassing 8.10 acres�l property)
on La Loma Drive.
PROJECT DESCRIPTION:
Prezoning of one unincorporated island parcel (APN 336-32-009, Address 25355 La Loma Drive) to RA
Residential -Agriculture District. Current County Zoning Designation is HS (Hillside).
MITIGATION MEASURES, IF ANY, INCLUDED IN THE PROJECT TO AVOID
POTENTIALLY SIGNIFICANT EFFECTS:
The project is not anticipated to have any potentially significant effects on the environment and
therefore no mitigation measures are proposed. The Town of Los Altos Hills has completed a review of
the proposed project, and on the basis of the attached Initial Study, has determined that the project will
not have a significant effect upon the environment for the following reasons:
a. For the reasons specified in the attached Initial Study (Exhibit "A"), the project does not have the
potential to degrade the quality of the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten
to eliminate a plant or animal community, reduce .the number or restrict the range of a rare or
endangered plant or animal species, or eliminate. important examples of the major periods of
California history: or pre -history.
b. For the reasons specified in the attached Initial Study (Exhibit "A"), the project does not have the
potential to achieve short-term goals to the disadvantage of long-term environmental goals.
c. For the reasons specified in the attached Initial Study (Exhibit "A"), the project does not have
impacts which are individually limited but cumulatively considerable.
d. For the reasons specified in the attached Initial Study (Exhibit "A"), the project does not have
environmental effects which will cause substantial adverse effects on human beings, either
directly or indirectly.
Debbie Pedro; AIC?, Planning Director
TOWN OF LOS ALTOS HILLS
Circulated on: Z'v') ''m
Z-0- \Z
Date
Adopted on:
F1
INITIAL STUDY
Initial Study Checklist & References
La Loma #3 Annexation
Project #134-11 Misc.
Town of Los Altos Hills -Planning Department
26379 Fremont Road
Los Altos Hills, CA 94022
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 2 of 24
In accordance with the policies regarding implementation of the California Environmental
Quality Act of 1970, this document, combined with the attached supporting data, constitutes the
initial study on the subject project. This initial study provides the basis for the determination of
whether the project may have a significant effect on the. environment. If it is determined that the
project may have a significant effect on the environment, an environmental impact report will be
prepared which focuses on the area of concern identified by this initial study. If it is determined
that the project would not have a significant effect on the environment, it is eligible for a
Negative Declaration. If it is determined that the proposed project could have a significant effect
on the environment, however, the significant effects of the project have been reduced to a less -
than -significant level because revisions in the project have been made by or agreed to be the
project applicant, then the project would be eligible for a Mitigated Negative Declaration.
Environmental Checklist Form
1. Project Title: Prezoning of Unincorporated La Loma Drive #3.
2. Lead Agency Name and Address: Town of Los Altos Hills, 26379 Fremont Road,
Los Altos Hills, California 94022
3. Contact Person and Phone Number: Debbie Pedro, AICP, Planning Director
(650) 941-7222.
4. Initial Study prepared by: Cynthia .Richardson, Consulting Planner (650) 941-7222.
5. Project Location: Unincorporated Santa Clara County lands bounded by the Town
of Los Altos Hills to the north, east and west, and by Mid Peninsula Regional Open
Space to the south.
6. Project Sponsor's Name and Address: Town of Los Altos Hills, 26379 Fremont
Road, Los Altos Hills, California 94022
7. General Plan Designation: Urban Service Area (Santa Clara County General Plan
Designation. Residential (R) (Los Altos Hills General Plan).
8. Zoning: R -A (Residential -Agricultural)
9. Description of Project: Prezoning of one unincorporated island parcel (APN 336-
32-009, Address 25355 La Loma Drive) to R -A Residential -Agriculture District.
Current County Zoning Designation is HS (Hillside).
10. Surrounding Land Uses and Setting: The project is located on the south side of La
Loma Drive. Surrounding land uses include one and two story single-family
residences with minimum lot size of 1 acre.
11. Other public agencies whose approval is required: Santa Clara County Local
Agency Formation Commission.
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 3 of 24
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
_ ®
Aesthetics ____
3_
Agriculture Resources
Q_
Air Quality ___
❑
Biological Resources
❑
Cultural Resources
❑
Geology /Soils
❑
Hazards & Hazardous
❑
Hydrology / Water Quality
Land Use / Planning
Materials
❑
Mineral Resources
❑
Noise
❑
Population / Housing
❑
Public Services
❑
Recreation
❑
Transportation/Traffic
❑
Utilities / Service Systems
❑
Mandatory Findings of Significance
This Initial study has been prepared in accordance with the California Environmental Quality Act.
Information and conclusions in the Initial Study are based upon staff research and the Town's General
Plan and Municipal Code.
DETERAMNATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, ❑
there will not be a significant effect in this case because the mitigation measures described on
attached sheet have been added to the project. ANEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
#1
I find that the proposed project MAY have a significant effect(s) on the environment, but at ❑
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as
described on attached sheets, if the effect is a "potentially significant impact" or "potentially
significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, there ❑
WILL NOT be a significant effect in this case because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR pursuant to applicable. standards and (b) have been avoided or
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon
the proposed project.
Signature: Date: is Z
Debbie Pedro, AICP, Planning Director
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 4 of 24
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a
❑
❑
❑
Q
scenic vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
❑
❑
❑
Q
outcroppings, and historic buildings within
a state scenic highway?
c) Substantially degrade the existing visual
❑
❑
❑
Q
character or quality of the site and its
surroundings?
d) Create a new source of substantial light
❑
❑
❑
Q
or glare which would adversely affect day
or nighttime views in the area?
DISCUSSION:
No new development is proposed as part_of this project.
Therefore,
this project would have no direct effect
on the physical environment.
MITIGATION: None
Sources:
1,5,6
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 5 of 24
II. AGRICULTURE RESOURCES—
Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the ❑ ❑ ❑ Q
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for L3 ❑ ❑ Q
agricultural use, or a Williamson Act
contract?
c) Involve other changes in the existing
environment which, due to their location or ❑ ❑ ❑ Q
nature, could result in conversion of
Farmland, to non-agricultural use?
DISCUSSION:
The proposed project will have no foreseeable impact on Agricultural Resources. The site is not used as
commercial agricultural land.
MITIGATION:
None
Source:
8
gV+
�sPotenhaDy
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Slnlcani F41th v
fLess Than
;
f
R xSignficant'
s s
s
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w
`NiI mpact��'
,�
�i stt ". ^f� * �
imlract
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Impact
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'`` ��-, � "� _
�a� ��,s �.•
a�
,,' �„„�•,,
p �. � �'�AA 3k �,.
II. AGRICULTURE RESOURCES—
Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the ❑ ❑ ❑ Q
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for L3 ❑ ❑ Q
agricultural use, or a Williamson Act
contract?
c) Involve other changes in the existing
environment which, due to their location or ❑ ❑ ❑ Q
nature, could result in conversion of
Farmland, to non-agricultural use?
DISCUSSION:
The proposed project will have no foreseeable impact on Agricultural Resources. The site is not used as
commercial agricultural land.
MITIGATION:
None
Source:
8
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 6 of 24
M. AIR QUALITY -- Would the project:
a) Conflict with or obstruct implementation of
❑ ❑ ❑
Q
the applicable air quality plan?
b) Violate any air quality standard or contribute
Fb'
substantially to an existing or projected air
F
Q
Less Than
=
Po enttally
Significant
Less Than
a
u
�`
z�-,� ° '
Si nificant ��
wiih
S urticant:
No Impact
4
pact
xT�
a
}
b
Ineorporahoni;
,Impact
's
z_
,� _
Q
pollutant concentrations?
❑ ❑ ❑
e) Create objectionable odors affecting a
❑ ❑ ❑
5
substantial number of people?
DISCUSSION:
M. AIR QUALITY -- Would the project:
a) Conflict with or obstruct implementation of
❑ ❑ ❑
Q
the applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air
❑ ❑ ❑
Q
quality violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non -attainment under an
applicable federal or state ambient air quality
❑ ❑ ❑
Q
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial
Q
pollutant concentrations?
❑ ❑ ❑
e) Create objectionable odors affecting a
❑ ❑ ❑
Q
substantial number of people?
DISCUSSION:
Santa Clara County is currently a non -attainment basin
for ozone thresholds but achieves an attainment level
for carbon monoxide emissions. The proposed project will not increase any emissions or contribute to
substantial pollutant concentrations. The proposed project will have no foreseeable impact on air quality.
MITIGATION:
None
Source:
9
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 7 of 24
IV. BIOLOGICAL RESOURCES --
Would the project:
a) Have a substantial adverse effect, either
Puf''SF
"AM
directly or through habitat modifications, on
J ri S,�
iF
-M
❑
❑
❑
sensitive, or special status species in local or
Potentially`
Than
a
regional plans, policies, or regulations, or by
g'Less
Sln[tiCdnt Wtth
-`a
x' c
T 3
S� nificanty
S�amficant
,
Na Im act'
p
or U.S. Fish and Wildlife Service?
�IncoM.
�rparahon
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
❑
❑
❑
Q
plans, policies, regulations or by the
California Department of Fish and Game or
IV. BIOLOGICAL RESOURCES --
Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
❑
❑
❑
Q
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
❑
❑
❑
Q
plans, policies, regulations or by the
California Department of Fish and Game or
US Fish and Wildlife Service?
c) Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
❑
❑
❑
Q
(including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other
means?
d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
❑
❑
❑
Q
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or
ordinances protecting biological resources,
❑
❑
❑
Q
such as a tree preservation policy or
ordinance?
0 Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural ❑ ❑ ❑ Q
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
DISCUSSION:
No physical changes will be made to the property with this project. The proposed project will have no
foreseeable impact on biological resources.
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 8 of 24
MITIGATION:
None
Sources:
1,5,6
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 9 of 24
V. CULTURAL RESOURCES —
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined ❑ ❑ ❑ Q
in ' 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource ❑ ❑ ❑ Q
pursuant to '15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique ❑ ❑ ❑ Q
geologic feature?
d) Disturb any human remains, including ❑ ❑ ❑ Q
those interred outside of formal cemeteries?
DISCUSSION:
No physical changes will be made to the property with this project. The proposed project will have no
foreseeable impact on Cultural Resources.
MITIGATION:
None
Sources:
3,5,16
S
x
�� � �
x
�
S ant .
�Sigmficant with
S� mficant
No Im act
�'��h�
Incorporafion
p
F
3
u{'V_v
V. CULTURAL RESOURCES —
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined ❑ ❑ ❑ Q
in ' 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource ❑ ❑ ❑ Q
pursuant to '15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique ❑ ❑ ❑ Q
geologic feature?
d) Disturb any human remains, including ❑ ❑ ❑ Q
those interred outside of formal cemeteries?
DISCUSSION:
No physical changes will be made to the property with this project. The proposed project will have no
foreseeable impact on Cultural Resources.
MITIGATION:
None
Sources:
3,5,16
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 10 of 24
A i,"";
7a� eSSThaII
Potentially " Less Than``
4
Mifigation fh
act
ompactmcant
Impact,Incorporai�on p
VI. GEOLOGY AND SOILS — Would the project:
a) Expose people or structures to potential
®
❑
❑
Q
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
❑
❑
❑
Q
substantial evidence of a known fault? Refer
to Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking?
❑
❑
®
Q
iii) Seismic -related ground failure, including
❑
❑
❑
Q
liquefaction?
iv) Landslides?
❑
❑
❑
Q
b) Result in substantial soil erosion or the loss
of topsoil?
❑
❑
❑
0
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in
❑
❑
❑
Q
on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
❑
❑
❑
0
property?
e) Have soils incapable of adequately
supporting the use of septic tanks or
0
alternative waste water disposal systems
❑
❑
❑
where sewers are not available for the disposal
of waste water?
DISCUSSION:
Berrocal Fault is north of the site however since no new development is proposed, the proposed project will
have no foreseeable impact on Geology and Soils.
MITIGATION:
None
Sources:
12
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 11 of 24
VII. HAZARDS AND HAZARDOUS MATERIALS --
Would the project:
a) Create a significant hazard to the public or ❑ LJ L)the environment through the routine transport,
use, or disposal of hazardous materials?
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions ❑ ❑ ❑
involving the release of hazardous materials
into the environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
❑ L)❑
substances, or waste within one-quarter mile
of an existing or proposed school?
d) Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
❑ ❑ LJ65962.5
and, as a result, would it create a
significant hazard to the public or the
environment?
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport
❑ ❑ LJ
public use airport, would the project result
in a safety hazard for people residing or
working in the project area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety
❑ ❑ ❑
hazard for people residing or working in the
project area?
g) Impair implementation of or physically
interfere with an adopted emergency response
❑ ❑ ❑
plan or emergency evacuation plan?
h) Expose people or structures to a significant
risk of loss, injury or death involving wildland
fires, including where wildlands are adjacent
❑ ❑ ❑
to urbanized areas or where residences are
intermixed with wildlands?
DISCUSSION:
The proposed prezoning would not produce a hazard or hazardous waste and will have no foreseeable
impact related to Hazards and Hazardous Materials. The site is not located in an identified hazardous
material site according to CA Government Code 65962.5.
10-I
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 12 of 24
MITIGATION:
None
Sources:
13
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 13 of 24
VIII HYDROLOGY AND WATER QUALITY --
Would the project:
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-
existing nearby wells would drop to a level
which would not support existing land uses or
planned uses for which permits have been
granted)?
c) Substantially alter the existing drainage
pattern of the site or area, including through the
alteration of the course of a stream or river, in a
manner which would result in substantial erosion
or siltation on- or off-site?
d) Substantially alter the existing drainage
pattern of the site or area, including through the
alteration of the course of a stream or river, or
substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or off-site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100 -year flood hazard
area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or other
flood hazard delineation map?
h) Place within a 100 -year flood hazard area
structures which would impede or redirect flood
flows?
i) Expose people or structures to a significant
risk of loss, injury or death involving flooding,
including flooding as a result of the failure of a
levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
❑
❑
❑
Q
❑
❑
❑
Q
❑
❑
❑
Q
❑
❑
❑
Q
❑
❑
❑
Q
❑
❑
❑
Q
❑
❑
❑
Q
❑
❑
❑
Q
❑
❑
❑
0
❑
❑
❑
Q
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 14 of 24
DISCUSSION:
No physical changes will be made to the property with this project. The proposed project will have no
foreseeable impact on hydrology and water quality.
MITIGATION:
None
Sources:
11,18
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 15 of 24
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
community? ❑ ❑ ❑
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but
not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) ❑ ❑ ❑
adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community ❑ ❑ ❑
conservation plan?
DISCUSSION:
The Town's General Plan, Housing Element (Policy H, Program 6, adopted by the City Council on January
15, 2004) discusses the Towns policy of annexing lands within the Town's Sphere of Influence to increase
the supply of lands suitable for residential development. The 8.1 acre property is developed with a single
family home and accessory structures. The existing use is compatible with the Town's land use and zoning
regulations.
N LITIGATION:
None
Sources:
4,5,6
Fal
M
C1
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 16 of 24
iftil&W I&
"Sa
i7
SIgn Icaht,No Impact
' 'iff"
pact Impact
..... . ... .
cor
poratiows
X. MINERAL RESOURCES --
Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the Ll U L3
region and the residents of the state?
b) Result in the loss of availability of a
locally -important mineral resource recovery El L3
site delineated on a local general plan, specific
plan or other land use plan?
DISCUSSION:
No physical changes will be made to the property with this project. The proposed project will have no
foreseeable impact on mineral resources.
MITIGATION:
None
Sources:
5,6
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 17 of 24
XI. NOISE --Would the project result in
a) Exposure of persons to or generation of
;
noise levels in excess of standards established
❑
❑
❑
Q
in the local general plan or noise ordinance, or
applicable standards of other agencies?
T ess Than
b) Exposure of persons to or generation of
Potent<ally
Less Than
excessive groundborne vibration or
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above levels existing without the project?
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XI. NOISE --Would the project result in
a) Exposure of persons to or generation of
noise levels in excess of standards established
❑
❑
❑
Q
in the local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or
❑
❑
❑
[✓(
groundborne noise levels?
c) A substantial permanent increase in
ambient noise levels in the project vicinity
❑
❑
❑
Q
above levels existing without the project?
d) A substantial temporary or periodic
increase in ambient noise levels in the project
❑
❑
❑
Q
vicinity above levels existing without the
project?
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport
❑
❑
❑
Q
or public use airport, would the project expose
people residing or working in the project area
to excessive noise levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people
L)
El
residing or working in the project area to
excessive noise levels?
DISCUSSION:
No physical changes will be made to the property with this project. The proposed project will have no
foreseeable impact on noise.
MITIGATION:
Sources:
5, 6,
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 18 of 24
°� � ` � Potentially � .Less Than � Less Tau � �.
Significant W4t :Significanf Nolmpact
� Significant h
ga
Mitition
r Impact , Fifi
Incorporation333
XH. POPULATION AND HOUSING—
Would the project:
a) Induce substantial population growth in .an
area, either directly (for example, by
proposing new homes and businesses) or ❑ ❑ ❑ Q
indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of ❑ ❑ ❑ Q
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement ❑ ❑ ❑ Q
housing elsewhere?
DISCUSSION:
No physical changes will be made to the property with this project. The proposed project will not result in a
significant increase in population or housing.
MITIGATION:
None
Sources:
3,5
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 19 of 24
XIII. PUBLIC SERVICES— Would the project:
a) Would the project result in substantial
adverse physical impacts associated with the
provision of new or physically altered
governmental facilities, need for new or
physically altered governmental facilities, the ❑ ❑ ❑ Q
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times or
other performance objectives for any of the
public services:
Fire protection?
❑
❑
❑
Q
Police protection?
❑
❑
❑
R(
Schools?
❑
Less Thaa
❑
Q
Parks?
Poten6alt
❑
Cess Than
Q
Other public facilities?
❑
Significant with
x
S�gmficant
Significant
No Impact
�r
Im r
MAtigation
im
µ
act
x
act
XIII. PUBLIC SERVICES— Would the project:
a) Would the project result in substantial
adverse physical impacts associated with the
provision of new or physically altered
governmental facilities, need for new or
physically altered governmental facilities, the ❑ ❑ ❑ Q
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times or
other performance objectives for any of the
public services:
Fire protection?
❑
❑
❑
Q
Police protection?
❑
❑
❑
R(
Schools?
❑
❑
❑
Q
Parks?
❑
❑
❑
Q
Other public facilities?
❑
❑
DISCUSSION:
The proposed project will not have a foreseeable impact on any public service or facility, nor substantially
alter government facilities, or the provision of public services. All services and facilities that are currently
being provided will remain the same.
MITIGATION:
None
Sources:
3
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 20 of 24
XIV. RECREATION -- Would the project:
a) Would the project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that El❑ ❑ Q
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which ❑ ❑ ❑ Q
might have an adverse physical effect on the
environment?
DISCUSSION:
The proposed project will not have a foreseeable impact on recreation facilities.
MITIGATION:
None
Sources:
5,6
�nr5�'+
RR� ygf i �} F itf3P C
1 i
RM 1,6
r
LessThaQ
fir
signs t
e
h 3
caQt w�tuk
SigQtticant
No Impact
�S�gQificant,
y�
jj(Iit� at10Q
a
3
XIV. RECREATION -- Would the project:
a) Would the project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that El❑ ❑ Q
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which ❑ ❑ ❑ Q
might have an adverse physical effect on the
environment?
DISCUSSION:
The proposed project will not have a foreseeable impact on recreation facilities.
MITIGATION:
None
Sources:
5,6
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 21 of 24
XV. TRANSPORTATION/TRAFFIC —
Would the project:
a) Cause an increase in traffic which is
substantial in relation to the existing traffic
load and capacity of the street system (i.e.,
result in a substantial increase in either the
❑
❑
❑
Q
number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively,
a level of service standard established by the
❑
❑
❑
Q
county congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or
❑
❑
❑
Q
a change in location that results in substantial
safety risks?
d) Substantially increase hazards due to a
design feature (e.g., sharp curves or dangerous
❑
❑
❑
Q
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
❑
❑
❑
Q
0 Result in inadequate parking capacity?
❑
❑
❑
Q
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation
❑
❑
❑
Q
(e.g., bus turnouts, bicycle racks)?
DISCUSSION:
The proposed project will have no foreseeable impact on transportation and traffic.
IVHTIGATION:
None
Sources:
1,3,5
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 22 of 24
XVI. UTILITIES AND SERVICE SYSTEMS—
Would the project:
a) Exceed wastewater treatment requirements
of the applicable Regional Water Quality ❑
❑
i 'hh
Control Board?
b) Require or result in the construction of new
Less Than
z
Potenttally
❑ Q
Less Than
E
Significant
S�gndicant wi h 3
$igmfcant
No Impact
w
Impact
Mingahon
Impact
❑ Q
existing facilities, the construction of which
incorporation
�;
d) Have sufficient water supplies available to
serve the project from existing entitlements ❑
❑
❑ Q
and resources, or are new or expanded
XVI. UTILITIES AND SERVICE SYSTEMS—
Would the project:
a) Exceed wastewater treatment requirements
of the applicable Regional Water Quality ❑
❑
❑ Q
Control Board?
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the ❑
❑
❑ Q
construction of which could cause significant
environmental effects?
c) Require or result in the construction of new
storm water drainage facilities or expansion of ❑
❑
❑ Q
existing facilities, the construction of which
could cause significant environmental effects?
d) Have sufficient water supplies available to
serve the project from existing entitlements ❑
❑
❑ Q
and resources, or are new or expanded
entitlements needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to ❑
❑
❑
serve the project's projected demand in
addition to the provider's existing
commitments?
D Be served by a landfill with sufficient
permitted capacity to accommodate the ❑
❑
❑ Q
project's solid waste disposal needs?
g) Comply with federal, state, and local ❑
❑
❑ Q
statutes and regulations related to solid waste?
DISCUSSION:
The proposed project will not have an impact on utility and service systems. The nearest sewer line to the
subject property is located approximately 600 feet away on La Loma Drive. The property
is eligible to receive
sewer services after it is annexed into the Town. Future development will
be subject to further environmental
review and shall comply with Town Ordinances, standards and policies.
MITIGATION:
None
Sources:
1,3,5,15
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 23 of 24
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE -- Would the project:
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining ❑ ® ❑
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or animal
or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project ❑ ❑ ❑
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects)?
F&I
c) Does the project have environmental effects
which will cause substantial adverse effects on ❑ ❑ ❑ Q
human beings, either directly or indirectly?
DISCUSSION:
The proposed project will not result in a negative impact to the environment, wildlife, plant or historical resource. The
project does not have any foreseeable cumulative or unmitigated impacts as defined in this Initial Study.
MITIGATION:
None
Sources:
1-18
Town of Los Altos Hills
Initial Study Prezoning of La Loma #3
February 2, 2012
Page 24 of 24
Source List:
1. Field Inspection
2. Project Plans
3. Planner's Knowledge of the Area
4. Los Altos Hills Land Use and Zoning Map
5. Los Altos Hills General Plan
6. Los Altos Hills Municipal Code
7. Assessor's Maps, Office of County Assessor, Santa Clara County
8. State Department of Conservation, Farmland Mapping and Monitoring Program
9. BAAQMD CEQA Guidelines: Assessing the Air Quality Impacts of Projects and Plans, December
1999
10. State Department Fish and Game CNDDB Map
11. Purissima Hills Water District Map
12. Geotechnical and Seismic Hazard Zones Map of Los Altos Hills, Cotton Shires and Associates,
December 2005
13. DTSC Hazardous Waste and Substance Sites List, California Environmental Protection Agency
14. Federal Emergency Management Agency, Flood Insurance Rate Map, Los Altos Hills, May 18,
2009
15. Sanitary Sewer Map, Town of Los Altos Hills Engineering Department
16. Santa Clara County Municipal Code Chapter H Indian Burial Grounds (Title B Division B-6)
17. CEQA Guidelines, 2010
18. Google Earth
Attaclunent 2
Em 0 A'
Im
is m L FCO
Local Agerlc.1 Formation Commission of Santa Clara County
May 2, 2011
Debbie Pedro,.AICP
Planning Director
Town of Los Altos Hills
26373 Fremont Road
Los Altos Hills, CA 34022
RE: Status of Unincorporated Lands within the Town of Los Altos Hills'
Urban Service Area (Unincorporated Islands)
Dear Ms. Pedro:
In late October 2010, the Local Agency Formation Commission (LAFCO) of Santa
Clara County directed its staff to develop an inventory of the remaining
unincorporated islands and to report back to the Commission on each city's
plans regarding its islands.
Five Unincorporated Islands Remain in the Town of Los Altos Hills
The Town has five unincorporated islands within its Urban Service Area (USA).
See table below and attached maps.
l.3ZC'TT
No. of
Island ID'# Acres
LAH02 8.3
.51
LAH04 24.3
...ENN
iYy~1L' •'
Total 3215
70 West Hedding Street • I I th Floor, East Wing • San Jose. CA 951 10 • (4081299-5127 - (4081295- 1613 Fax • wwwmn=ara.iafco,ca.gov
COMMISSICNERS: Pete Constant, Liz Kniss, .Margaret Abe -toga, Mike Wasserman, Susan Urcklund-Wilson
ALTERNATE COMMISSIONERS: Sam Liccardo, Al Pinheiro, George Shfrakawa, Terry Trumbull
EXECuTrvE OFFICER. Neelima Palacherla
Annex islands that Qualify for the Streamlined Annexation Process
Islands LAH01, LAH02, LAH03, and LAH04 consist of primarily residential
development and rural estates and are eligible for annexation through the
streamlined annexation process. Islands such as these, are substantially
developed and create inefficiencies / confusion in terms of the provision of
emergency and other municipal services. Furthermore, residents of such islands
are politically disenfranchised from the city government that surrounds them.
Annexation of such islands is a high priority for LAFCO and the County. In
order to encourage these annexations,'LAFCO continues to waive its fees for
island annexations and the County continues to provide financial incentives
including covering the costs for preparing Assessor and Surveyor reports and
maps, paying the State Board of Equalization filing fees, and budgeting for road
improvements in islands approved for annexation. As you may be aware, the
law streamlining the annexation process for qualified unincorporated islands
sunsets on January 1, 2014.
We encourage the City to take advantage of this process and the incentives
currently being offered by both the County and LAFCO for such annexations.
Please provide us with an update on -die City's plans and time -line for -annexing
LAHOI, LAH02, LAH03, and LAH04.
Review Remaining Island
In terms of the Town's large remaining island (LAH05), please review this island
and consider opportunities to annex all or portions of it. As you know, LAFCO
has approved several out of agency contracts for sewer service to many
developed lots in Island LAH05. LAFCO approved those contracts in order to
address an existing health and safety concern and with the understanding that
the Town would annex these areas as soon as it becomes feasible. Annexation of
these areas is now feasible, as they are now contiguous to the Town or would
ecome contiguous as the Town apnexes areas where LAFCO approved these
out of agency contracts for sewer service.
A Response is Greatly Appreciated
LAFCO staff is willing to work with and assist the City in resolving these island
issues. We would appreciate knowing the City's annexation and/or urban
service area amendment plans for these islands as soon as possible and no later
Page 2 of 3
than June 10, 2011. If you have any questions or concerns or would like to meet
to discuss the City's plans, I can be reached at (408) 299-5127 or
neelima.palacherla®ceo.sccgov ori or you may contact Dunia Noel, LAFCO
Asst. Executive Officer, at (408) 299-5148/ dunia.noeleo.sccgov.org. Thank for
you for your time and consideration.
Sincerely,
Neelima Palacherla
LAFCO Executive Officer
Attachment:
Maps of Unincorporated Islands in City's Urban Service Area prepared by the
Santa Clara County Planning Office
Cc:
Carl Cahill, City Manager, Town of Los Altos Hills
Los Altos Hills Town Council Members
Jody Hall Esser, Director, Dept. of Planning & Development, Santa Clara County
LAFCO Members
Page 3 of 3
w
c�
w
°J 1
0L
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL LASE DISTRICTS
CHAPTER 2.20 RURAL BASE DISTRICTS
Sections
Attacrment
§ 2.20.010 Purposes
§ 2.20.0'_ 1 Use Regulations
§ 2.20.€30 Devtilopment Standards
§ 2.20.040 Scope Density RequErements
§ 2.20.050 A Districts: Agricultural Preservation Criteria
§ 2.20.060 AR Districts: Specific Subdivision and Road Provisions
MTV M_
§ 2.20.080 RR Districts: Supple -mental bevelopi- ent Standards
§ 2.20.010 Purposes
The intent of the rural base districts is to maintain and preserve the predominantly rural
character of lands to which they are applied. The base districts further regulate the type
of land uses and intensity of development permitted in rural areas in a manner that
implements the general plan and which protects natural resources and maintains
compatibility between uses.
This chapter defines the allowable land uses and development standards for each of the
rural base districts, which include the A "Exclusive. Agriculture," AR "Agricultural
Ranchlands," HS "Hillsides," and RR "Rural Residential" districts. The, specific
purposes of each of these base districts are described below.
A.. A Exclusive Agriculture. The purpose of the Exclusive Agriculture district, also
known as the A district, is to preserve and encourage the long-term viability of
agriculture and agricultural lands, recognizing the vital contributions agriculture
makes to the economy and quality of life within the county. The intent of this
district is to reserve those lands most suitable for agricultural production for
agricultural and appropriate related uses. This -zoning district will provide
stability for ongoing agricultural operations and provide for new uses necessary to
support a viable local agriculture industry. This district is also intended to retain
in open space uses those lands which maybe suitable for future urbanization until
such time as they are included within a city's urban service area and public
facilities and services can be economically provided, -consistent with community
plans and objectives. This district is meant to apply to all portions of the county
designated as Agriculture: Large Scale, Agriculture: Medium Scale, and Open
Space Reserve in the general plan. Note that § 2.20.050 applies to this district.
REV: DECEMBER 201 O
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE DISTRICTS
B. AR Agricultural Ranchlanids. The purpose of the Agricultural Ranchiands
district, .also known as the AR district, is to preserve ranching, the natural
resources, and the rural character of the areas to which it applies.. Permitted uses
include, ranchina or agriculture, low -intensity recreation, mineral extraction, and
land in its natural state. Very -low -intensity residential, commercial, industrial
and institutional uses may also be allowed if they primarily serve. the rural
ranchland residents or are necessary for the enhancement and protection of the
natural resources of the area and do not require a substantially higher level of
service than presently provided. This district is meant to apply to all parcels
designated Ranchlands in the general plan. Note that § 2.20.060 .applies to this
district.
C. ,' The purpose of the Hillside district, also -known as the HS district,
is to preserve mountainous lands unplanned or unsuited for urban development
primarily in open space and to promote those uses which support and enhance a
rural character, which protect and promote wise use of natural resources, and
which avoid the risks imposed by natural hazards found in these areas. These -
lands are watersheds and may also provide such important resources as minerals,
forests, animal habitat, rare or locally unique plant and animal communities,
historic and archeological sites, scenic beauty, grazing lands, and recreational.
areas. Additionally, lands zoned Hillside define the setting or viewshed for the
urban area of the county.
Development shall be limited to avoid the need for public services and facilities.
uses may also be allowed if they require a remote, rural setting in order to
primarily serve the rural residents or community, or if they support the
recreational or productive use, study, appreciation, or enhancement of the natural
environment. Clustering of development, particularly residential, is encouraged
in order to preserve contiguous open space and achieve efficiency in the provision
of access to dwellings. This district is meant to apply to all parcels designated
Hillside in the general plan. Note that § 2,20.070 applies to this district.
D. RR Rural Residential. The purpose of the Rural Residential district, also
known as the RR district, is to permit rural residential development in certain
limited unincorporated areas of the county designated by the general plan.
Residential, agricultural and open space uses are the primary uses intended within
the district. Agriculture -related uses that are not permitted by right may also be
permitted through the applicable discretionary review process if deemed
compatible with residential uses. Commercial, industrial and institutional uses
may be established only where they serve the needs of the resident rural
REV: DECE%IB-cR 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER. 2.20: RURAL BASE [DISTRICTS
population and result in a net overall reduction in travel demand for rural
residents. This district is meant to apply to all parcels designated Rural
Residential in the general plan. Note that § 2.20.080 applies to this district.
§ 2 20.020 Use Regulations
The following tables, Tables 2.20-1 and 2.20-2, specify the allowable land uses for the
rural base districts, listed by use classification as defined in Chapter 2.10. The
regulations for each district are established by letter designations as follows:
"R" designates use classifications that are permitted by right.
"S" designates use classifications permitted with a special permit, subject to the
provisions of Chapter 5.60, Special Permit.
"A" designates use classifications permitted with architecture and site approval,
subject to the provisions of Chapter 5.40, Architecture and Site Approval.
"U" designates use classifications permitted with a use permit and architecture and site
approval, subject to the provisions of Chapter 5.65, Use Permit, and Chapter 5.40,
Architecture and Site Approval.
"—" designates use classifications that are not allowed.
Supplemental regulations for the establishment and conduct of a use are referenced in the
"Supplemental Regulations" column of the tables. Use classifications not listed in the
tables are prohibited in the rural base districts.
'fable 2.20-1 13
Permitted by Right
RESIDENTIAL USES S Special Permit (Ch 5.60)
IN RURAL BASE DISTRICTS A ASA (Ch 5.40)
U Use Permit/ ASA (Ch 5.65, 5.40)
Not Permitted
USE CLASSIFICATIONS
ZONING
Supplemental
A
AR
FIS
RR
Regulations
Residences: Single -Family
IMI
13
13
Note 1
Residential Accessory Structures & Uses
13
1
13
§ 4.20.020
Agricultural Employee Housing
Short Term
S
S
S
§ 4.10.040
Long Term
U
13
U
§ 4.10.040, Note 2 (AR)
REV: DECEMBER 2010
SANTA CLARA COUNT'( ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE DISTRICTS
Table 2.20-1 0 Permitted by Right
RESIDENTIAL USES S Special Permit (Ch 5.60)
IN RURAL BASE DISTRICTS A ASA (Ch 5.40)
U Use Permit/ ASA (Ch 5.65, 5.40)
— Not Permitted
RE`!: DECEMBER 2010
USE CLASSIFICATIONS
ZONING
Supplemental
A AR j RR
Regulations
Community Care
Limited
[3 ;� [3
§ 4.10.090, Note 3
Expanded .
U U U
§ 4.10.090, Note.4
Domestic Animals
y;'
Dogs & Cats
13 [3 13
Note 5.
Other (see Ag: Livestock, Table 2.20-2).
b
Home Occupations
General
UJ
§ 4.10.180
Expanded
S S S
§ 4.10.180, Note 6
Residential—Communal Institutional
U U_ J't ;U...
§ 4.10.300, Note 7
Secondary Dwellings - _
_E1 13_ _-!ELM 13
§ 4.10.340, Notes 1, 8
Temporary Residences / Construction
13 0 El
§ 4.10.380
NOTES:
1. Single-family dwellings, including certain additions, and new secondary dwellings, may be
subject to the building site approval provisions of Section C12-300 et seq. of the County
Ordinance Code.
2. On lots 10 acres or larger in AR districts, a second one -family dwelling for agriculture worker
housing is allowed as a matter of right and is not subject to the supplemental use regulations:
3. Facilities qualifying as "Large -Family Day -Care Homes," serving between 7 and 14 children, are
subject to an administrative permit, per the provisions of Division B24 of the County Ordinance
Code.
4. Not a permitted use in areas with the "Agriculture -Large Scale" land use plan designation of the
general plan.
5. Not to exceed two (2) dogs and five (5) cats over four months of age on parcels less than five
acres, or three (3) dogs and five (5)_ cats over four months of age on parcels five acres or more;
unless the required permit is secured pursuant to Division B31 of the Ordinance Code.
6. Expanded home occupations permitted on lots one -acre or larger. For additional applicable
criteria, see § 4.10.180.
7. In rural districts, the floor area of Residential —Communal Institutional uses shall be limited.to
10,000 square feet or less.
8. Three classes of detached secondary dwellings are subject to the special permit process: (a) those
exceeding the permissible separation between primary and secondary dwelling, (b) those attached
to an accessory building where cumulative floor area exceeds the allowed area specified for
secondary dwellings, and (c) those necessitating separate driveway access. See § 4.10.340(D) for
more complete information.
RE`!: DECEMBER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL @ASE DISTRICTS
Table 2.20-2 r-1 Permitted by Right
NON-RESIDENTIAL USES S Special Permit (Ch 5.60)
IN RURAL BASE DISTRICTS A ASA (Ch 5.40)
U_' Use Permit/ ASA (Ch 5.65, 5.40)
— Not Permitted
REV: DECEMBER 2010
USE CLASSIFICATIONS
ZONING
Supplemental
A
AR
61„
RR
Regulations
Agriculture
General
13
E!
4
Livestock
13
[3
I? `
[
Note 1 (HS)
Agricultural Accessory Structures/ Uses
113
13
El
§ 4.20.020
Agricultural Equipment Sales/ Services
Agricultural Processing
Hr ..
b?,L
Small Scale^
ti9
"'�
!:>�
�
'�
§ 4.10.030
Medium Scale
A—
�-.
—
§ 4.10.030
Large Scale—
fiaah
§ 4.10.030
Agricultural Research
A
Agricultural Sales
Limited
13
13
[
;K.
[3
§ 4.40.110 (Signs).
General
A
A
e
A
§ 4.40.110
Farmers' Markets
U ..
U
—
Agriculturally Related Entertainment &
§ 4.10.050
Commercial Uses
Aircraft Landing Strips—Private
ll,.;
U
r
Note 2
Antennas—Commercial
���
Minor
A
AA
$a
A
Major 1
U.
U
U,
Bed & Breakfast Inns
U_.
U..
U
§ 4.10.060, Note 3
Butcheries
Ul
U
k�
—
Camps & Retreats
U
U!'
U
§ 4.10.070, Note 4
Cemeteries
U
U
t,l
U
§ 4.10.080, Note 4
Churches (See "Religious Institutions"]
'
Clubs—Private & Nonprofit
U.,
U
41,
U
Note 5
Community Care
Limited
F3
1
13
§ 4.10..090, Note 6
Expanded
U.
U
U
§ 4.10.090, Note 4
Dairies I
U
U—
h
I
§ 4.10.110
REV: DECEMBER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE DISTRICTS
Table 2.20-2 r -'g Permitted by Right
NON-RESIDENTIAL USES S Special Permit (Ch 5.60)
IN.RURAL BASE DISTRICTS A ASA (Ch 5.40)
U Use Permit/ ASA (Ch 5.65, 5.40)
— Not Permitted
REV: OECEMSER 2010
USE CLASSIFICATIONS
ZONING
Supplemental
A
AR
. =w
RR
Regulations
Entertainment—Seasonal Outdoor
—
—
ha
—
§ 4.10.120
Feed Lots
U
U.
§ 4.10.130
Golf Courses & Country Clubs
U
—
'
U-
§'4.10.140, Note 4
Golf Driving Ranges
U
0. 5
§ 4.10.150, Note 4
Helipads
—
—a
—
§ 4.10.160
Historic Structures—Use Conversion
A
A;
A
§ 4.10.170
Hospitals & Clinics
U
U
Y
U
§ 4.10.190, Notes 4& 5
Hunting &Fishing Preserves
U:
N
—
Note 7
Informational Displays
Small
—
—
Lame
U.—
Kennels—Commercial
U.
U_
�t7
U.
§ 4.10.200
Laboratories and Testing Services
U—
(Limited)''
xv:
Livestock Auction Yards
U
U
£.Y -
—
§ 4.10.2 10
manufacturing: Small Scale Rural
A
U
.,
—
Note 5
Museums
U
U.
•.�
U.
Note 8
Mushroom Farms
U,
U ;
§ 4.10.220
Nonprofit Institutions
U _
U,"
U
§ 4.10.230, Notes 4 & 5
Nurseries
1�
Retail
U
U
U
Note 9
Wholesale
13
13
U-
Note 9
Offices (Limited)
U
—
�,
—
Note 10
Oil & Gas Extraction
U
U.?
U
Poultry and Egg Farms—Commercial
U
U
U
§ 4.10.240
Radio -Controlled Model Aircraft
U
—
—
§ 4.10.250
Facilities
Reception Facilities
U
U
;�
U
§ 4.10.260
Recreational .Playgrounds Sc Sports
U
U:
-
. }
M14,
U
§ 4.10.270 (A Zoning
Fields
District)
REV: OECEMSER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL SASE DISTRICTS
Table 2.20-2 13 Permitted by Right
NON-RESIDENTIAL USES S Special Permit (Ch 5.60)
IN RURAL BASE DISTRICTS A ASA (Ch 5.40)
U Use Permit/ ASA (Ch 5.65, 5.40)
— Not Permitted
REV: DECEMBER 2oio
USE CLASSIFICATIONS
ZONING
Supplemental
A
AR
RR
Regulations
' Recreational Vehicle Parks .
—
—
U
§ 4.10.280
Recycling Facilities
^�
Collection Facilities—Consumer
E3
13
*13
Recycling
Recycling/ Processing—
�3
Facilities—Consumer Waste
Concrete, Asphalt & Soil Recycling
U
U
U
Note 11
Composting & Wood Recycling
U
U
U
Hazardous Materials
—
—
—
Religious Institutions
U
U U_
'U
§ 4.10.290, Notes 4 & 5
Restaurants & Bars (Limited)
—
U
—
Note 12
Retail Sales & Services: Local -Serving
—
U,U,
—
§ 4.10.310, Note 5
Rodeos and Equestrian Event Facilities
U.
U U111
—
§ 4.10.320
Schools
U:
U +f l.;
U
§ 4.10.330, Notes 4 & 5
Solar Energy Conversion Systems—
apt`
Commercial
Minor
A
U.
UY
A
§ 4.10.345, Notes 4:& 13
Major
U
U
U
U
§ 4.10.345, Notes 4& 13
Sport Shooting
—
U
"'
fhv
—
§ 4.10.3 50
Stables—Commercial
U
U
?
U
§ 4.10.360
Surface Mining.
U
U
U
§ 4.10.370
Swim & Tennis Clubs
—
—
U
Timber Harvest—Commercial
—
U
Note 14
Truck Sales & Services: Storage
U
Note 15
(Limited)
F
Underground iVlinins l
U
U 3
U
Utilities and Public Facilities
P
Note 16
Minor
A
A
A
Major
U
� �;�
U,
U
Veterinary Clinics & Hospitals
U
U C`
U
Note 17
Well -Drilling Operations
q
—
—
REV: DECEMBER 2oio
SANTA CLARA COUNTY ZONING CROINANCE
CHARTER 2.20: RURAL BASE DISTRICTS
Table 2.20-2
NON-RESIDENTIAL. USES
IN RURAL_, BASE DISTRICTS
Permitted by Right
S Special Permit (Ch 5.60)
A ASA (Ch 5.40)
U Use Permit/ ASA (Ch 5.65, 5.40)
— Not Permitted
R_c`J: DECEMBER 2010
USE CLASSIFICATIONS
ZONING
Supplemental
A AR RR
Regulations
I
Wind Energy Conversion Systems
U U. U
§ 4.10.390
— Commercial
Wineries
Limited
0 13 13
General
A Al A
Expanded —.Receptions/ Special Events
U U( U
Wireless Telecommunication Facilities
Co -location
A A A
§ 4.10.400, Note 18
Minor
3S
A AA A
§ 4.10.400
Major
�i
,U Ur ib
§ 4.10.400
NOTES:
1. Livestock breeding, raising and keeping is limited in HS districts as follows: Not more than three
(3) lame animals or six (6) medium animals per acre as a matter of right, or a proportional
combination totaling three (3) animal units where each large animal constitutes one (1) animal
unit, and each medium animal constitutes 0.5 animal unit. Special permit required for numbers
of large and medium animals exceeding these limits. There are no specified numerical limits for
small animals.
2. Landing strip, including approach and departure zones, shall be located a safe distance from
residential development to prevent significant hazard.
-3. Bed and breakfast inns are prohibited within the Los Gatos Hillside Specific Plan area, except as
provided under the classification Historic Structures—Use Conversion.
4. Not a permitted use in areas with the "Agriculture -Lame Scale" land use plan designation of the
general plan.
5. The use shall be limited in scale and shall primarily serve the local (rural) community. The
location shall be accessible and convenient to the local population to be served.
6. Facilities qualifying as "Large -Family Day -Care Homes," serving between 7 and 14 children, are
subject to an administrative permit, per the provisions of Division B24 of the County Ordinance
Code.
7. The minimum lot size for hunting preserves shall be one hundred sixty (160) acres.
8. iViuseums in rural districts shall be limited in scale and must relate to the locally significant
cultural, historical or social themes of the rural area.
9. The size of buildings for on-site sales and ancillary office associated with nurseries shalt be kept
to a minimum.
R_c`J: DECEMBER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE DISTRICTS
10. Offices ancillary to a permitted agricultural activity in A districts that contain no more than 2,400
square feet of floor area are allowed as a matter of right. Offices larger than 2,400 square feet are
subject to a use permit.
11. Concrete, asphalt and soil recycling within rural districts is a permitted use only in association
with an existing quarry operation in any rural base zoning district.
I2. Restaurants and bars in rural districts shall be limited in scale, with a maximum floor area of
1,200 square feet, and shall primarily serve the local (rural) residents.
13. Not a permitted use in areas with the —dl (Santa Clara Valley Viewshed) or —d2 (Milpitas
Hillsides) Design Review combining zoning districts.
14. Timber harvest of commercial tree species as defined by the County Tree Preservation and
Removal Ordinance, Division C 16 of the County Ordinance Code, including but not limited to
Redwood and Douglas Fir, may be subject to the regulatory and permitting authority of the
California Department of Forestry and Fire Protection (CDF). No County permit shall be
required if CDF has approved a Timber Harvest Plan or Non -Industrial Timber Management
Plan for the activity.
15. Truck storage uses in rural districts shall be limited to agriculture -related tractors, trucks, trailers,
and similar equipment.
16. Utility structures and facilities may be exempt from local zoning regulations if they are
established by a government agency. There may also be federal or state laws that provide
exemptions for certain types of utilities.
17. The minimum lot size for veterinary clinics and hospitals shall be two and one-half (2.50) acres.
18. Co -location of wireless telecommunication facilities may be eligible for an ASA small project
exemption (§ 5.40.050), where consistent with the provisions of this ordinance. Where the
proposed co -location meets the criteria in Government Code§65850.6(b) relating to previously
approved facilities permitted by a means of a discretionary permit issued on or after January 1,
2007, and either a negative declaration, mitigated negative declaration, or environmental impact
report was prepared and adopted, the co -location shall be reviewed for consistency with the
approved plans, mitigation requirements, and conditions imposed on the existing facility, and if
found consistent, will be subject only to a building permit or other applicable permits required by
Title C of the County Ordinance Code.
§ 2.20.030 Development Standards
A. Standards. Table 2.20-3 establishes property development standards for the rural
base districts. A "—" indicates there is no applicable standard or requirement.
Table 2.20-3
RURAL BASE DISTRICTS:
PROPERTY DEVELOPMENT STANDARDS
REV: DECEMBER 2010
A
I AR
HS
I RR
Minimum lot area for
subdivision or lot line
adjustment (acres)
Without use of slope -density
—
160
160
—
REV: DECEMBER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE DISTRICTS
Table 2.20-3
RURAL BASE DISTRICTS:
PROPERTY DEVELOPNIF-NT STANDARDS
B.- Measurement. The standards shown in Table 2.20-3 are subject to the following
rules of measurement:
1. Where a lot abuts a road, setbacks from that road shall be measured from the
edge of ultimate right-of-way (see "setback" definition in § 1.30.030);
2. Setbacks from all property lines not abutting a street shall be measured from
the property line unless otherwise specified; and
3. Height shall be measured according to the provisions of Chapter 1.30:
Definitions: General Terms.
4. Precision of numbers for the purposes of measurement and calculation shall be
as stipulated in §120.030: Precision of Numbers/Rounding:
§ 2.20.040 Slope -Density Requirements
Table 2.20-4: describes the required land area per dwelling unit (density), as well as the
minimum lot sizes, for the AR, HS and RR districts with application of slope -density
requirements. Additional regulations for the AR, HS and RR districts are described in
Sections 2.20.060, 2.20.070 and 2.20.080, respectively.
REV: DECEMBER 201 O
A
AR
_ I RR
With slope -density
—
§ 2.20.040
§ 2.20.040
§ 2.20. 040
I
With combining district
Chapter 3.10
—
—
Chapter 3.10
Setbacks (feet)
Front
30
30
30
Side
30
30
30
Rear
30
30
=`
30
Scenic road .
100
100
L. r.
100
Height (max)
Feet
35
35
35
Stories
2
3
i
2
Additional standards/criteria
§ 2.20.050
§ 2.20.060;.:
§ 2.20.080
Accessory buildings
See Chapter 4.20, Supplemental Development Standards
B.- Measurement. The standards shown in Table 2.20-3 are subject to the following
rules of measurement:
1. Where a lot abuts a road, setbacks from that road shall be measured from the
edge of ultimate right-of-way (see "setback" definition in § 1.30.030);
2. Setbacks from all property lines not abutting a street shall be measured from
the property line unless otherwise specified; and
3. Height shall be measured according to the provisions of Chapter 1.30:
Definitions: General Terms.
4. Precision of numbers for the purposes of measurement and calculation shall be
as stipulated in §120.030: Precision of Numbers/Rounding:
§ 2.20.040 Slope -Density Requirements
Table 2.20-4: describes the required land area per dwelling unit (density), as well as the
minimum lot sizes, for the AR, HS and RR districts with application of slope -density
requirements. Additional regulations for the AR, HS and RR districts are described in
Sections 2.20.060, 2.20.070 and 2.20.080, respectively.
REV: DECEMBER 201 O
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE LD.ISTRICTS
Table 2.20-4
SLOPE DENSITY PROVISIONS IN RURAL BASE DISTRICTS
Base District
Allowed Density: Land area per dwelling unit (acres),
Minimum
Avg, slope<10% Avg. slope>50% ! � ' '
h �
I p arcel size
AR
20
160
1
Same as land
area per
.0609375-
.00109375*S
dwelling [see
also 2.20.060]
r
20
160
2 acres for
`:
cluster permit
p .
cluster [see
required
q _ )
also 2.20.070]
ISR
5
20
1
Same as land
(clusteringp
o
optional)
p )
area er
.2375-.00375*S.
dwelling;
1 acre for
cluster [see
also 2.20.080]
MOTES:
The variable "S" represents the average slope of the entire property that is the subject of the
application. Average slope is determined according to the formula S=(0.00229 x IL)/A, where
I is the contour interval in feet;
L is the combined length of contour lines in scale feet;
A is the gross area in acres of the subject lot or area of land; and,
S is the average slope expressed as a percentage.
Where the average slope is less than 10%, the land are per dwelling shall be no less than 5 acres
in RR, and no less than 20 acres in AR and HS. Where the average slope exceeds 50%, the land
area per dwelling shall be 20 acres in RR, and 160 acres in AR and HS.
The maximum number of lots or dwelling units allowed is determined by dividing the gross land
area of the subject property by the minimum land area per dwelling unit and rounding down to
the nearest whole number.
2. See §§ 2.20.060, 2.20.070 and 2.20.080 for additional standards for AR, HS and RR districts. For
specific provisions pertaining to cluster permit and procedures, see Chapter 5.45, Cluster Permits.
§ 2.20.0-40 A Districts: Agricultural Preservation Criteria
A. New Uses. Any newly proposed use in an A district must be found to be in
compliance with all of the following general criteria.
The use must be compatible with and not substantially interfere with the
continuation of any on- or off-site agricultural operation.
2. The use should not be of a sensitive nature that would itself be negatively
impacted by any existing or future on-site or off-site agricultural use.
REV: DECEMBER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE DISTRICTS
3. The use will not require public urban services or infrastructure, or
establishment of special districts or similar entities.
4. The use should be consistent with the rural image of the agricultural area.
5. Any new non-agricultural use should be sited to avoid taking the most viable
agricultural lands out of active agricultural production.
6. Any new use should not significantly inhibit the future development of
adjacent parcels consistent with general plan land use designations of nearby
cities.
7. The use must clearly enhance the long-term viability of local agriculture and
agricultural lands.
B. Permitted as of Right. Uses permitted as a matter of right have been found to
comply with the criteria in subsection A.
§ 2.20.060 AR Districts: Specific Subdivision and Road Provisions
A. Limitations on Lots Created from Contiguous Property under Common
Ownership. No subdivision of land into parcels smaller than 160 acres shall be
approved which would result in the creation of more than four (4) new lots from
one or more original lots under common ownership during any three (3) -year
period. At the time of subdivision application, the entire area of contiguous land
in which the applicant has any ownership interest shall be included as part of the
application even though the proposed land division might affect only a portion of
the holding.
B. Limitation on New Lot Creation by Geographic Area. The AR district
includes two geographic areas for the purpose of regulating the number of new
lots created in a single calendar year and in three (3) consecutive years. Area A
lies to the north of East Dunne Avenue and Coe State Park. Area B includes the
remainder of the district, including all lands in the AR district located west of
Highway 101. Such areas are shown on the map located in the Planning Office
titled "AR Zoning District Sub -areas A & B."
The total number of new lots that may be created in the AR district over the time
periods indicated shall be limited as specified in Table 2.20-5. All lots created in
the AR district through subdivision, including those for which building site
approval is not obtained, shall count toward the annual subdivision limits set forth
below.
REV: DECEMBER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE DISTRICTS
Table 2.20-5
INL YX dIUM NUMBER OF NEW LOTS ALLOWED IN AR DISTRICTS*
Area A area B
(north of Coe State Park) I (remainder of district)
Lots <160 acres
1 year 40 20
3 years 75 J8
Lots >160 acres
1 year 20
*By subdivision, over the time period specified.
10
C. Lot Size Reduction. A subdivision may include a lot or lots as small as 20 acres
in size even if the applicable slope density formula (see §2.20.040, Slope -Density
Requirements) indicates a larger minimum land area per dwelling. The following
restrictions apply to such subdivisions:
The total number of lots in such a subdivision may not exceed the number of
lots that would be permitted through application of the slope density formula.
2. When a subdivision yields a lot (or lots) smaller than the lot size calculated by
the slope -density formula, no other lot may be created as part of that
subdivision that is of such size and average slope that it could be further
subdivided. Such a subdivision must include individual slope -density
calculations for all proposed lots larger than 40 acres.
D. Road Standards. Ranch roads serving the internal needs of ranches may be of
gravel or hard dirt surface, and of widths suitable for ranch uses. Such roads shall
not be considered as acceptable for the purpose of subdivision unless they meet
applicable County standards for the AR zoning district. Routine maintenance of
ranch roads shall not require grading permits so long as the alignment of the road
is not substantially changed, pursuant to Section C12-421, Exemptions, of the
County Grading Ordinance.
0.070 "�---�-';` �`
§ 2,2 . , lt`r%tiit"1.t t Ertl X15
..tea
A. Setbacks—Substandard Named Subdivisions. Setbacks maybe reduced on lots
less than one acre in. identified substandard subdivisions as specified in Table
2.20-6 below. The substandard subdivisions to which this provision applies are
Aldercroft Heights, Chemeketa Park, Call of the Wild, Lake Canyon, Mountain
Spring, Oakmont and Redwood Estates.
REV: DECEN9ER 2010
SANTA CLARA COUNTY ZONING OROINANC2.
CHAPTER 2.20: RURAL BASE DISTRICTS
Table 2.20-b
SETBACKS ON LOTS OF ONE (1) ACRE OR LESS
Pt SUBSTANDARD SUBDIVISIONS
Yard I Setback
Front
Side
Side, Exterior
(comer lot)
Rear
20 ft.
20 ft., or 10% of lot width to minimum of 5 ft.
20 ft., or 10% of lot width to minimum of 10 ft.
20 ft.
B. Development Limitations within Lexington Reservoir Watershed.
Development within the area defined by the Lexington Reservoir watershed
(Lexington Basin) shall be subject to the limitations of the Lexington Basin
Private Sewage Disposal Ordinance (Ordinance Code -Sections B11-90 through
B 11-95). These provisions generally prohibit most types of development on lots
smaller than one. acre, and may also restrict or prohibit development on certain
lots whose area is between one (1) and 20 acres.
C. pa :7" ,.S ii J-' tai t i r nx, cluster permit is required for
subdivision of land into lots of less than 160 acres within the HS zoning district,
except as specified for a two -lot subdivision below. The following provisions
apply only to the subdivision of land in the HS district. Provisions for application
of the 2.0-160 acre slope density formula are provided in §2.20.040, Slope Density
Requirements.
For any two -lot subdivision of a parcel legally created prior to November 22,
1-983, the minimum parcel size shall be determined through the use of the 20-
160 acre slope density formula. Minimum lot size shall be the same as the
land area per dwelling unit figure determined by the slope density formula.
No clustering of development or permanent dedication of open space shall be
required. However, any -subsequent land division of either of the two lots so
created shall be required to meet the cluster permit and open space dedication
requirements applicable to:land division in the HS district set forth below.
2. A cluster permit is required for the division of land into lots of less than 160
acres, except as: specified above (subsection 2.20.070(B)(1)). A cluster
arrangement of residential home sites shall achieve. economy of land use and
efficiency of access, while avoiding or minimizing impact to the natural
environment to the extent feasible. Defined development areas shall include
no more than 10% of the total land area subject to the land division, with at
least 90% of the remaining land area preserved in permanent open space by
means of dedication of development rights which -prevents future subdivision
REv: DECEMBER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL RARM ntc,rpv=
of such lands. Cluster development proposals may be arranged in more than
one cluster provided that the multiple cluster arrangement achieves economy
of land use and efficiency of access intended by this ordinance and the
applicable provisions of the Hillside general plan land use designation.
The land area per dwelling unit shall be determined by the use of the 20 -160 -
acre slope density formula. The permissible density or number of dwellings
may be limited -through subdivision approval to less than the maximum
number of dwellings indicated by the slope -density equation if deemed
necessary to ensure the public health, safety, and general welfare or to achieve
consistency with any applicable goal or policy of the general plan.
4. The minimum parcel size for any lot created as part of a cluster is no less than
two (2) acres. Land area to achieve the minimum requirement of 90%
permanent open space may be arranged as portions of parcels or as a single
parcel, provided that the maximum density of development permitted by the
slope -density formula is not exceeded and the land devoted to open space is
configured as large, contiguous, usable areas.
5. Land uses permitted on lands dedicated as permanent private open space are
limited to the following uses:
a) Agriculture.
b) Agricultural accessory structures, including windmills (not residential
accessory structures).
c) Wood cutting and commercial timber harvest.
d) Outdoor recreation, non-commercial, including riding stables, corrals,
trails, and other similar uses intended for residents of homes within the
cluster subdivision.
e) Utilities, wells, and water storage and distribution facilities.
§ 2.20.080 RR Districts: Supplemental Development Standards
A. Special Subdivision Regulations. A cluster permit is required for subdivision of
land in RR districts into lots less than the land area per dwelling unit as
determined by the applicable 5-20 acre slope density formula, or to divide land
into lots less than the minimum lot size specified by the applicable lot size
combining district, such as the "-5ac." combining district. The following
provisions apply only to the subdivision of land in the RR district. Provisions for
application of the 5-20 acre slope density formula are provided in § 2.20.040,
Slope Density Requirements.
REV: DECEMBER 2010
SANTA CLARA COUNTY ZONING ORDINANCE
CHAPTER 2.20: RURAL BASE DISTRICTS
1. Absolute minimum lot size for any parcel created by a RR cluster subdivision
shall be one (1) acre. Minimum lot size requirements may be greater than one
(1) acre if necessary to ensure compliance with applicable development
standards, such as for septic systems, wells, access, and related site
improvements.
2. Permanent dedication of development rights and open space preservation shall
be required for lands involved in any RR cluster subdivision to ensure that no
further subdivision is possible which would exceed the maximum density of
land allowed by the general plan through subdivision.
3. Land uses permitted on lands dedicated as permanent private open space as
part of a cluster subdivision are limited to the following:
a) Agriculture.
b) Agricultural accessory structures, including windmills (not residential
accessory structures).
c) Wood cutting and commercial timber harvest.
d) Outdoor recreation, non-commercial, including riding stables, corrals,
trails, and other similar uses intended for residents of homes within the
cluster subdivision.
e) Utilities, wells, and water storage and distribution facilities.
REV: DECEMBER 2010
Adopted May 8, 2008
Attachment 5
GOAL 5
Ensure that the Town's growth will proceed in an orderly, planned manner
in order to provide efficient and economical urban services.
Policy 5.1 Issues within the sphere of influence shall be monitored for their
effects on the Town.
Policy 5.2 Any proposed annexations shall be consistent with the Town's,
General Plan land use designations and adopted annexation
procedures.
Policy 5.3 Maintain a cooperative working relationship with Santa Clara
County regarding land use issues.
Program 5.1 Request that Santa Clara County and other applicable agencies refer all
proposed projects and programs within the sphere of influence to the
Town of Los Altos Hills for review and comment, and act favorably on
the Town's recommendations.
Program 5.2 Review annexation proposals to assure that they are consistent with
sphere of influence boundaries, General Plan land use designations and
established annexation procedures and criteria.
Program 5.3 In evaluating proposed annexations, require the preparation of a fiscal
impact analysis to determine the costs and benefits to be received by the
Town as a result of the proposed annexation.
Land Use Element
Los Altos Hills General Plan
Page LU -25
Housing Goals, Policies, Programs, and Objectives
Town of Los Altos'Hills
2002 Housing Element
The prompt processing of subdivision and design review
applications and building permits has resulted in average
construction rates consistent with the projected demand for
housing in Los Altos Hills. The Town will continue to assistthe
property owners and development community in the housing
development process.
Time Frame:
Responsible Agency:
Quantified Objective:
Ongoing (Yearly Update)
Planning/Building
212 above -moderate units
6. Program Continue the annexation of lands within the Town's Sphere of
Influence to increase the Town's supply of lands suitable for
residential development.. (Formerly Program 7)
In 2002 the Town prezoned a total of 286 acres of land known
as San Antonio Hills that includes primarily one -acre lots. It is
anticipated that most of these lands will be annexed to 'the
Town.of Los Altos Hills though not all within the timeframe of
the 2001 Housing Element. In late 2002, the 58 acres of
Ravenbury Area within San Antonio Hills was annexed byithe
Town. This will add to the supply of available housing units in
the Town of Los Altos Hills. Additionally, all lots of one.'or
more acres in size can potentially accommodate a secondary
unit thus increasing the supply of affordable rental units.
Time Frame:
Responsible Agency:
Quantified Objective:
June 2003
(Ravensbury Annexation)
Planning/City Council
3 very low, 3 low and
3 moderate
7. Program Study and pursue additional sewer capacity for the Los Altos
Basin area.
The Town is in the process of preparing a Sanitary Sewer
Master Plan to serve as a strategic planning guide for the
grading, improving and expanding of the Town's sewer
infrastructure to meet existing and total "build -out" nee ds.
n
Currently, 1,827 lots or approximately 60% of the Tow's
parcels are served by septic systems. It is anticipated that less
than 10 percent of the existing systems cannot be replaced, by
new septic systems and thus will require sewer services from
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