HomeMy WebLinkAboutItem 3.13.1
Town of Los Altos Hills April 3, 2008
Staff Report to the Planning Commission
RE: PROPOSED AMENDMENTS TO THE GENERAL PLAN INCLUDING UPDATED
LAND USE AND PATHWAYS ELEMENTS WITH INITIAL STUDY AND NEGATIVE
DECLARATION
FROM: Leslie Hopper, AICP, Project Planner 4-+
APPROVED BY: Debbie Pedro, AICP, Planning Director -i -IR
RECOMMENDATION That the Planning Commission:
Review the proposed amendments to the General Plan and the proposed Initial
Study/Negative Declaration and consider comments from the public.
2. Make a recommendation to the City Council to approve the Initial Study/Negative
Declaration and adopt the proposed amendments to the General Plan with any
modifications deemed appropriate.
BACKGROUND
In July 2005 the City Council established the Ad Hoc General Plan Committee and authorized it
to begin updating the General Plan. The broad-based Committee has six members, including a
member of the City Council and a member of the Planning Commission. The Committee has
been meeting twice a month to update six of the nine existing elements of the Town's General
Plan.
The project was divided into three phases:
• Phase 1—Introduction, Conservation Element, and
Open Space & Recreation Element
• Phase 2—Noise and Safety Elements
• Phase 3—Land Use and Pathways Elements
The City Council approved and adopted Phase 1 on April 26, 2007 and Phase 2 on November 8,
2002 Phase 3 is currently under review, and adoption of the updated Land Use and Pathways
Elements will complete the General Plan update project.
THE GENERAL PLAN
The General Plan is the Town's blueprint for the future. It provides policy direction for land use
decisions regarding the conservation of resources and the development of the community.
Sometimes described as a local constitution, the General Plan provides a legal foundation for
zoning, site development and subdivision ordinances, all of which must be consistent with the
General Plan. State law requires the General Plan to include at least seven elements: Land Use,
Planning Commission
April 3, 2008
Page 2 of 3
Housing, Circulation, Conservation, Open Space, Noise, and Safety. Other elements such as
Recreation and Pathways are optional.
STATE REQUIREMENTS
State law requires the Housing Element to be updated every five years, and the Governor's Office
of Planning and Research (OPR) recommends that the other elements be updated every eight to
ten years. The existing Land Use Element was adopted in 1975 and has not been
comprehensively updated since that time. The existing Pathways Element was adopted in 1996.
UPDATE PROCESS
The General Plan Committee reviewed the existing Land Use and Pathways Elements to correct
errors, inaccuracies and obsolete references. The format was updated to produce more accurate,
legible and reproducible documents, including improved graphics that accurately depict existing
conditions in the Town. In addition, the goals, policies and programs were reviewed to ensure
that they were relevant and appropriate.
PARTICIPATION BY OTHERS
Draft documents were distributed to the following committees and agencies for review and
comment:
• Open Space Committee
• Environmental Design and Protection Committee
• Pathways Committee
• Parks and Recreation Committee
• Public Education Committee
• Environmental Initiatives Committee
• Purissima Hills Water District
• Cal Water Service Company
The General Plan Committee reviewed the comments received and made appropriate changes to
the draft documents.
KEY POLICIES AND PROGRAMS
Most of the policies and programs in the updated Land Use and Pathways Elements are already
included in the existing General Plan or have been added to reflect current practices. Key policies
and programs are highlighted in yellow in the text of the documents. In addition, they are
summarized in Attachment 3. In most cases, these policies and programs reflect the Town's
current practice. The policy and programs related to green building practices are entirely new.
AMENDMENT TO OPEN SPACE & RECREATION ELEMENT
Under California Planning and Zoning Law, the General Plan must be internally consistent, with
no conflicts or inconsistencies between elements. In order to correct an inconsistency between
Planning Commission
April 3, 2008
Page 3 of 3
the proposed Land Use Element and the newly adopted Open Space & Recreation Element, the
following minor amendment is proposed:
"Steep canyons and creek corridors that should be protected are designated
as Open Space Conservation Areas on the Land Use Diagram. Develeprnertf
in these weas is ge�ffalb, a . _fo_,,.,d _...�...... ..
r �
allowed. Within these areas, special measures should be taken to conserve
the natural quality of the area and to avoid environmental degradation
Residences should be placed on the most buildable Portions of lands
desismated OSCA and carefully sited so as to preserve existiniz trees
veaetafaon and wildlife habitat In addition to canyons and creek corridors,
visually important open space lands associated with major religious and
educational institutionally facilities or are
designated Open Space Conservation Areas."
The amendment will change the statement regarding Open Space Conservation Areas on page 8
of the Open Space & Recreation Element (included as Attachment 4) to be consistent with the
updated Land Use Element.
PUBLIC NOTICE
A Townwide notice was mailed more than ten days prior to the Planning Commission hearing
pursuant to LAH Municipal Code Section 10-1.1105. In addition, Notice of Intent to Adopt a
Negative Declaration was published in the Town Crier and posted in the County Clerk's Office
as required by state law. The review period for the Negative Declaration is April 2—May 8, 2008.
ENVIRONMENTAL REVIEW
In compliance with the California Environmental Quality Act (CEQA), an Initial Study was
prepared and a Negative Declaration is proposed for the project. The proposed amendments are
intended to fine-tune and strengthen existing policies and programs that preserve the Town's
semi -rural, residential character, protect its natural areas, provide for orderly growth and
extension of public services, and implement the pathways system. New policies and programs me
intended to provide additional environmental protection. No adverse environmental impacts will
result from adoption of the proposed General Plan amendments.
COMMENTS RECEIVED
No comments have been received to date.
ATTACHMENTS
1. Updated Land Use Element
2. Updated Pathways Element
3. Summary of Key Policies and Programs
4. Page 8 of the Open Space & Recreation Element (to be amended)
5. Initial Study and Negative Declaration
6. Existing Land Use Element
7. Existing Pathways Element
2007-2008
General Plan Update
Attachments to Planning Commission Staff Report
April 3, 2008
ATTACHMENT
Updated Land Use Element
Public Review Draft 3/24/08
LAND USE ELEMENT
INTRODUCTION
Purpose
101. Los Altos Hills is a residential community
nestled in the scenic foothills of the Santa Cruz
Mountains. Once a rural agricultural area, the
community has become one of the premier
residential areas in Silicon Valley. Over the
years, the population has grown and land use
patterns have changed. The farmhouses, cattle
ranches and orchards of the past have become
today's private homes, riding stables and
vineyards. The community has gradually
urbanized over time but still retains a semi -rural
atmosphere, with large lots and expanses of
open space as envisioned by the Town's
founders.
We want the sun and air
and quiet of a community
which has given itself
enough space to breathe
in; the relaxed pace of
country life and rural
pursuits.
From the Green Sheets published to 1956 pnor
to the Town's incorporation.
102. Like their forefathers, today's residents value the semi -rural character of the community.
Although it is nearly fully developed, the community is still evolving. Decisions the
Town makes today can change the way the community will look, feel and function in the
future. The guiding principle of the Land Use Element, as with other parts of the General
Plan, is to address long-term needs while preserving the semi-mral character of the
community and the overall quality of life for residents of Los Altos Hills,
Scope
103. This element addresses the factors that contribute to preserving community character
including the protection of its natural setting, the maintenance and improvement of its
residential neighborhoods, and the provision of quality public services and facilities. This
element also helps define the desired balance among the social, environmental and
economic costs and benefits associated with development
Relationship to Other Elements
104. The Land Use Element is the keystone of the General Plan. It unifies the other elements
by providing an overall policy context. Many subjects reviewed here are discussed in
greater detail in other elements such as the Circulation & Scenic Roadways Element, the
Pathways Element, Housing Element, Conservation Element, and Open Space &
Recreation Element.
State Requirements
105. This element meets the State -mandated requirements for a Land Use Element. It defines
the Town's land use categories and includes a Land Use Diagram that designates the land
use category of each parcel in the planning area. It also includes standards of population
density and building intensity for various land use categories. The Land Use Diagram and
the goals, policies and programs in this element will determine the location, intensity and
design of new development and ensure that the community's semi -rural character is
maintained.
Land Use Element
Los Altos Hills General Plan
Page I
Public Review Draft 3/24/08
LAND USE PATTERNS
History of Develooment
106. After World War 11, the pressures of a growing population and increasing urbanization
were felt throughout the San Francisco Peninsula. Many members of the unincorporated
Los Altos Hills community viewed local commercialism as undesirable and felt
threatened by possible annexation by neighboring cities. When adjacent Los Altos
incorporated in 1952 with a one -quarter -acre minimum lot size, residents of the Hills
knew they had to take action to defend and preserve the amenities of their rural life, such
as one -acre lots and the right to keep horses on private property.
107. The compelling reasons for the
incorporation of Los Altos Hills were
printed on green paper and distributed
to residents in the fall of 1955. As
stated in this document (referred to as
the "Green Sheets") one of the primary
reasons the founders of the Town
originally decided to incorporate in
1956 was to maintain the rural
character of the community. This
desire continues today.
108. Existing land Use
The Town is unique in that it consists
mainly of low-density single-family
residential development, with a
minimum lot size of at least one acre.
There are no commercial or industrial
uses within the city limits. As the
From the Green Streets -19W
What Kind of Community
Do We Want?
... a wide and not overpopulated
community of homes in the country.. .
... the space and right to keep
animals—rabbits, chickens, dogs,
sheep, cattle and horses...
Town has developed over the past 50
years, residents have continued to support the preservation of low-density residential
development and the semi -rural character of the community through one -acre zoning and
the protection of open space, creek corridors, wildlife habitat and heritage oak trees.
109. The only non-residential uses within the Town are open space, parks and recreation
facilities, a unique pathways system including miles of well-maintained roadside and off-
road paths, and public and private institutions such as schools, churches and
governmental buildings.
Current Trends
110. With limited land available for additional housing and only slight possibility of change
on non-residential parcels, Los Altos Hills is almost fully developed. However, in
addition to infill development on vacant lots, redevelopment is occurring as existing
residences are torn down and replaced with new homes. The current trend is to develop
residences that maximize the square footage allowed under floor area and development
area regulations established by the Town's Zoning Ordinance.
Land Use Element
Los Altos Hills General Plan
Page 2
Public Review Draft 3/24/08
Population Projections
111. In Projections 2007, the Association of Bay Area Governments (ABAG) forecasts that
the Town's population within its corporate limits will increase from 8,500 in 2005 to
9,400 in 2035. The number of households is predicted to increase from 2,960 in 2005 to
3,300 in 2035 based on an average household size of 2.8 persons. However, these
projections appear to be unrealistically high considering the availability of land and the
development potential of the community.
Development Potential
112. A study of vacant and undemtilized parcels conducted for
the 2002 Housing Element identified a total of 138 vacant
parcels with the potential to be subdivided. Based on the size
of the lots and known development constraints such as steep
slopes and open space designations, it was estimated that
approximately 58 to 176 additional units could be developed
through subdivision of these parcels. At an average of 2.8
persons per household, development of 176 additional units
would result in a maximum population increase of 493,
putting the total population at build -out at 9,100 compared to
ABAG's projection of 9,400 in 2035. Although additional
households could be accommodated through the
development of secondary units, it is not realistic to expect
the Town's population to increase significantly beyond
9,000.
Implementing the General Plan
The Town's
population is not
expected to increase
significantly due to
limited land available
for residential
development.
The Town's Zoning Ordinance, Site Development
Ordinance and Subdivision Ordinance are the main
tools used to implement the General Plan. Supported
by administrative policies and procedures, the
ordinances establish processes for review and
approval of proposed land uses and regulation of site
development. The General Plan is also implemented
through specific programs that accompany the goals
and policies.
Land Use Element
Los Altos Hills General Plan
Page 3
Public Review Draft 3/24/08
GOAL
Maintain the semi -rural character of the community while providing for
residential uses, open space, and the minimum public and private
facilities and services needed to serve residents on a continuing basis.
Policy 1.1 Uses of land shall be consistent with the semi -rural atmosphere of
the community, minimize disturbance to natural terrain, minimize
removal of the natural vegetation, and create the maximum
compatibility of development with the natural environment through
site design, architecture and landscaping.
Policy 1.2 In addition to single-family residences, which may include a single
secondary unit, uses within the planning area shall include:
a. Those uses normally accessory to dwellings in a semi -rural area:
vineyards and orchards, the keeping of horses and other
domestic animals, and other agricultural pursuits that are
compatible with residential uses;
b. Those open space preserves, parks and recreational uses
necessary to conveniently serve the residents;
c. Those public and private services and facilities including schools,
churches, fire stations, and community centers, needed locally to
serve Town residents.
Policy 1.3 Merge non-residential structures shall be compatible with the
residential character of the community.
Program LI Establish and maintain zoning that allows and supports the development
of single-family residences and accessory structures, as well as
appropriate non-residential uses.
Program 1.2 Continue to implement the Town's Zoning Ordinance, Site Development
Ordinance, Subdivision Ordinance, and related policies and procedures.
Review and update these regulations as needed to ensure that
development occurs in a manner compatible with the Town's semi -rural
character and its natural environment.
Land Use Element
Los Altos Hills General Plan
Page 4
Public Review Draft 3/24/08
LAND USE DESIGNATIONS
Land Use Diaeram
113. The Town's Land Use Diagram on the following page illustrates the community's vision
for the development, redevelopment, and preservation of public and private properties in
the Los Altos Hills. The map designates the distribution and location of land to be used
for housing, open space, recreation, public facilities, and other uses. Each of the land use
categories designated on the Land Use Diagram is described below. The various land use
categories have been applied to geographic land areas within the community to indicate
which land uses the Town believes will be the most appropriate at that location.
Residential (R)
114. The predominant land use shown on the Land Use Diagram is residential. One single-
family dwelling is allowed per parcel. Accessory uses including one secondary dwelling
unit may be permitted. Agricultural activities and conditional uses such as churches and
schools also may be allowed.
Open Space Preserve (OSP)
115. This designation is applied to undeveloped, natural areas that provide wildlife habitat,
scenic views, and opportunities for nature study and low -impact outdoor recreation such
as hiking and horseback riding. The primary purpose of this designation is the
preservation and enhancement of the natural state of the land and its plants and animals.
Allowable development includes paths and trails, informational signs, restrooms, open
fencing, parking for the use of open space and Public Recreation Areas, and other
incidental uses that are consistent with the protection of open space and the enjoyment of
low -impact outdoor recreation.
Open Space Conservation Area (OSCA)
116. This is an overlay designation that is superimposed upon the residential land use areas on
the Land Use Diagram. The overlay is generally applied to areas of steep slopes, canyons
and ravines associated with major creeks or their tributaries, as well as creek corridors
and other areas of heavy vegetation that should be protected. Within these areas, special
measures should be taken to conserve the natural quality of the area and to avoid
environmental degradation. Residences should be placed on the most buildable portions
of lands designated OSCA and carefully sited so as to preserve existing trees, vegetation
and wildlife habitat.
Public Recreation Area (RA -PB)
117. This designation identifies publicly owned open space lands used primarily for
recreation. Development related to recreation is allowed. Examples include Westwind
Community Barn, the Purissima Playing Fields (Little League Fields), and the Riding
Arena.
Private Recreation Area (RA -PR)
118. This designation identifies privately owned lands used primarily for recreation.
Development related to recreation is allowed. An example is Fremont Hills Country
Club.
Institutional (D
119. This designation identifies academic, governmental and community service uses and
lands that are either publicly owned or operated by non-profit organizations. Examples
are schools, churches and other religious facilities, fire stations and Town government.
Land Use Element
Los Altos Hills General Plan
Page 5
Public Review Draft 3/24/08
Land Use Element
Los Altos Hills General Plan
Page 6
Public Review Draft 3/24/08
DEVELOPMENT STANDARDS
State Requirements
120. State planning and zoning law requires the Land Use Element to include a statement of
the standards of population density and building intensity recommended for the planning
area. As used in this element, the term density refers to population and development
capacity of residential land. Density is described in terms of dwelling units per net acre of
land and is related to the average slope of the parcel or lot. The term intensity refers to the
extent of development on a parcel of land or lot (i.e., maximum development area). The
Town's development standards for hillside protection, slope density, and other related
concepts are described below.
Hillside Protection
121. The rolling hills of Los Altos Hills are a highly valued natural feature of the community
that should be protected. The hillsides provide important wildlife habitat, recreational
opportunities, and scenic resources. Hillside areas are also subject to potential seismic
hazards, landslides, fires, and other environmental hazards that can create risks to public
safety, expose homeowners to potentially significant damage, and require extraordinary
expenditures for public services. It is important to provide safe residential development
while preserving the natural features, environmental integrity, and scenic character of the
hills.
122. Low-density residential development can be compatible with hillside protection,
especially where slopes are not excessively steep. As discussed in the USGS report in
Appendix A, environmental concerns increase progressively as the slope of the terrain
increases. To the maximum extent feasible, steep slopes, canyons and ravines, as well as
natural swales and drainage channels, and geological hazard areas within areas
designated for residential development should be left undisturbed and preserved in their
natural condition.
Slone Density Standards for Subdivisions
123. Within those areas designated for low density residential use, net lot area should be not
less than one acre (43,560 square feet) per primary dwelling unit. In addition, the
minimum net lot area for subdivisions should increase with an increase in average slope,
based on the following slope -density standards:
Average slope of land
to be subdivided Minimum net lot size
0-10%slope One acre
10 — 50% slope An increase from one to seven
acres, based on the average
slope of the land.
Over 50% slope These areas generally should
not be developed for
residential purposes.
Land Use Element
Los Altos Hills General Plan
Page 7
Public Review Draft 3/24/08
Lot Unit Factor
124. The lot unit factor (LUT) for any given parcel is based on lot size and average slope as
determined by a formula established in the Town's Zoning Ordinance. Newly created
lots must have a LUF of one or more. Some lots with a LUF of less than one were
created early in the Town's history, prior to incorporation. These lots are considered non-
conforming and their development is restricted today. Lots with a LUF of less than one
may not be created today. Lots with a LUF of less than .50 require a conditional
development permit.
Maximum Floor Area and Maximum Development Area
125. Floor area is the total square footage of a structure as specified in the Town's Zoning
Ordinance. Development area is the total floor area of a residence, plus the total area of a
parcel covered by other structures and hardscape not included in floor area. The
maximum floor area (MFA) and maximum development area (MDA) for a parcel is
based on the average slope and the Lot Unit Factor (LUF) as determined by formulas
established in the Zoning Ordinance.
126. Building Setbacks
Setbacks regulate the placement of buildings with respect to their property lines in order
to provide a minimum amount of open space between buildings on adjacent parcels and
between buildings and street rights-of-way. Setbacks for single-family residences are
generally 40 feet from the front property line and 30 feet from the sides and rear property
lines. Increased setbacks are required for estate homes over 10,000 square feet in size.
Heieht Limits
127. The vertical height of buildings is limited to 27 feet in order to maintain a consistent, low
profile that is compatible with the Town's semi-mral character. Building height may be
increased to a maximum of 32 feet if setbacks are increased as specified in the Town's
Zoning Ordinance.
Green Building
128. In response to growing concerns about rising energy costs and dwindling natural
resources, an increasing number of communities are embracing the concept of "green
building." This whole -systems approach to homebuilding seeks to minimize the use of
energy, water and other natural resources and maximize the use of recycled and
renewable construction materials. The Town should develop programs and development
standards regarding green building practices such as the use of recycled and renewable
construction materials, energy-efficient heating and cooling systems, water conservation
and reuse, and energy-efficient appliances.
Land Use Element
Los Altos Hills General Plan
Page 8
Public Review Draft 3/24/08
GOAL
Ensure that all development occurs in a manner that
minimizes disturbance of natural terrain, vegetation and wildlife,
and maximizes the preservation of natural resources and open space.
Policy 2.1 Within incorporated Los Altos Hills and its Sphere of Influence
dwelling types shall be limited to single-family detached residences,
which may include a single secondary unit.
Policy 2.2 Residential densities shall be guided by considerations of
topography, vegetative cover and significant physical limitations
inherent in the natural environment.
Policy 2.3 The minimum parcel size shall be at least one acre and shall increase
as the steepness of the land increases.
Policy 2.4 In subdividing land, the number of dwelling units permitted shall
decrease as the steepness of the land increases.
Policy 2.5 Steep slopes, canyons and ravines generally in excess of 30% slope,
as well as natural swales and drainage channels, and geologic hazard
areas within areas designated for residential development shall be
left undisturbed and preserved in their natural condition to the
maximum extent feasible.
Policy 2.6 Limits on the development of individual residential lots shall be
determined based on evaluation of such factors as natural
vegetation, topographic characteristics, soils and geology.
Policy 2.7 The natural character of ridgelines shall be preserved to the
maximum extent feasible.
Policy 2.8 Promote the use of green building methods and practices in the
planning, design, construction, renovation, operations, and
demolition of buildings.
Program 2.1 Continue to require the dedication of open space easements where
appropriate as a condition of approval for new development. Each parcel
shall be evaluated on a case-by-case basis during the site development
review process to determine whether an open space easement should be
required, based on the extent of steep slopes generally in excess of 30%
slope and the presence of heritage oak trees and/or creek corridors.
Other considerations shall include the size of the proposed open space
easement, its contiguity with existing open space easements, and
whether the property is located within an Open Space Conservation
Area.
Program 2.2 Limit grading on hillsides to the minimum extent necessary to
accommodate structures. Structures should be located so that they are
consistent with slope contours and compatible with the terrain.
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Los Altos Hills General Plan
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Public Review Draft 3/24/08
Program 2.3
Encourage the preservation of existing trees, rock outcroppings,
ridgelines and other significant natural features.
Program 2.4
Encourage the preservation of hillside vegetation and, if vegetation must
be removed, require appropriate revegetation and planting in hillside
areas.
Program 2.5
Protect the public safety and minimize the risk of damage from natural
hazards by requiring site-specific geologic investigations of proposed
building sites.
Program 2.6
Continue to require soil erosion control measures on construction sites
and require revegetation thereof.
Program 2.7
Make green building publications and other sources of information
available to applicants, architects, builders and other individuals involved
in the construction of new homes and major remodel projects.
Program 2.8
Consider developing a green building ordinance for site development and
building applications.
Program 2.9
Develop and implement a program for the reduction and recycling of
construction and demolition waste.
Open Space Easements
Open space easements (OSE's) may be required as a
condition of approval for site development. When an OSE is
required, the property owner signs an agreement with the Town
to keep the easement area undeveloped and in its natural
condition. Once an OSE has been granted, the property remains
under private ownership; the OSE does not give public access to
the property.
See the Open Space and Recreation Element far
additional information on open space easements.
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Los Altos Hills General Plan
Page 10
Public Review Draft 3/24/08
COMMUNITY SERVICES AND FACILITIES
Public Schools
129. The Town is served by four public school districts:
• Los Altos School District (K-8)
• Palo Alto Unified School District (K-12)
• Mountain View—Los Altos Union High School District (9-12)
• Foothill Community College District
Historically, the majority of Town residents attending public elementary school were
enrolled at one of three public schools located within the planning area, all of which were
located west of Foothill Expressway. After elementary school, Town residents then
matriculated to middle schools that were located in either Palo Alto or Los Altos.
Students then attended Gunn High School in Palo Alto or Los Altos High School or
Mountain View High School in Los Altos, based on attendance areas.
130. Over the past 25 years, in spite of significant
opposition from Town government and residents, the
school districts have closed all three elementary
schools so that children in the Town presently must
commute to elementary schools in either Palo Alto
or Los Altos. All commutes, by necessity, require
the crossing of Foothill Expressway, which is a
heavily traveled, four -lane roadway. Due to safety
concems and the long distances involved, few
elementary school children can walk to school.
Many parents are unhappy with this situation and
would like to have neighborhood schools reopened
so their children can walk to school.
Neighborhood schools
are the basis for a
successful, vibrant
community where
neighbors interact,
establish common bonds,
and provide a sense of
community for all.
131. There are three existing public school sites within the Town's planning area. These sites
are owned by either Palo Alto Unified School District (PAUSE) or Los Altos School
District (LASD):
• 26800 Fremont Road, formerly Fremont Hills Elementary
School (PAUSD property). The District closed the public school on
this site in 1995 and signed a long-term lease with Pinewood School,
a private, non -denominational school. The Town has some limited
use of the athletic fields in the summer.
• 25890 Fremont Road, Bullis Purissima Elementary School
(LASD property). The District closed the public elementary school
on this site in 2005 despite substantial opposition from the Town
govemment and residents. The District presently is planning to
reopen the renovated elementary school in 2008.
• 11311 Mora Drive, Los Altos (LASD property). This site is located
in unincorporated area within the Town's sphere of influence. The
District has closed the public elementary school and leased it to the
Land Use Element
Los Altos Hills General Plan
Page 11
Public Review Draft 3/24/08
Waldorf School, a private school. The Town has no rights to use any
of this property.
Town surveys indicate that residents view recreational fields and playgrounds at
public and private schools as an important community resource. The Town
should work with school districts to permit public use of these facilities.
132. The Town believes that it is extremely important for its residents to be able to send their
children to local elementary schools, with the majority of children having the ability to
walk or bicycle to school. This can be achieved by reopening public elementary schools
on the two sites noted above that are currently being leased to private institutions.
Providing public schools for kindergarten through grade 6 within the Town boundaries
that primarily serve Town residents is an integral part of imbuing the community spirit of
our Town into our children. Not only do neighborhood schools at this level promote the
establishment of lifelong friendships among the children, but they also encourage positive
intercourse and friendships among the parents. This is the absolute basis for all successful
and vibrant communities where neighbors interact, establish common bonds and provide
a sense of community for all.
133. The Town believes its residents are well served by the middle schools and high schools
operated by Los Altos School District, Mountain View—Los Altos Union High School
District, and Palo Alto Unified School District. These schools provide excellent
educational opportunities plus the extracurricular activities that the economies of scale of
these large districts can provide.
Foothill Community Colleee
134. The Town is served by an excellent
community college in its midst, Foothill
Community College. Like other public school
districts, Foothill College is not subject to the
Town's zoning and site development
ordinances. The Town continues to work with
the Foothill College administration to
maximize the school's benefits to Town
residents and minimize any traffic impacts and
disruptions experienced by residents living
near the campus.
Private Schools
135. Private schools in the Los Altos Hills planning area include St. Nicholas School (K-8),
Pinewood High School and the Waldorf School. The latter two are located on public
school sites as discussed above.
Land Use Element
Los Alms Hills General Plan
Page 12
Public Review Draft 3/14/08
Religious Facilities
136. Several churches or religious facilities are located in the Los
Altos Hills planning area, including four that are located
within city limits:
• Poor Clare Monastery (Roman Catholic)
• Congregation Beth Am
(Reform Jewish Synagogue)
• Chapel in the Hills (Episcopal)
• Daughters of Charity (home for retired Roman
Catholic clergy)
All of these religious facilities hold conditional use permits
issued by the Town.
Town Government
137. The first Town Hall was built in the 1950's on land donated
by the Town's first Mayor, Arthur E. Fowle, at the northeast
corner ofhis 30 -acre ranch at Fremont and Concepcion Roads.
The original facility served until 2004, when it was torn down
because it no longer met building codes, seismic requirements
and accessibility standards. It was replaced by a new energy-
efficient facility that more than doubled the size of the original
building. Dedicated on June 16, 2005, the new facility was
designed to blend with the residential character of the
community. The new facility not only embodies the rural
aesthetic of the community, but also demonstrates the Town's
commitment to energy and water conservation.
138. Two other buildings in the Town Hall complex provide a
base for Town staff and services:
• Heritage House, which is a historic house
preserved by members of the community. The
building is used as the Emergency Operations
Center and local office of the County Sheriffs
Department.
• The Parks and Recreation Center, located in
the building formerly used by the Water Parks and Recreation Center
District. Is next to Town Hall
Both buildings have recently been remodeled in order to better meet the needs of the
community. The Town's corporation yard is located on Purissima Road adjacent to the
Purissima Playing Fields (Little League Fields). It serves as the center for the Town's
maintenance crew and mechanical equipment.
a historic building.
Energy�ficient Council
Chambers incorporate
natural lighting.
Land Use Element
Los Altos Hills General Plan
Page 13
Public Review Draft 3/24/08
Public Recreation Facilities
138. Town -owned parks and recreation facilities include Byme
Preserve and six other open space preserves; Westwind
Community Bam; Purissima Playing Fields (Little League
Fields); the Riding Arena; and Edith Park. In addition, the
community's extensive system of roadside and off-road paths
provides recreational opportunities. Recreation programs
sponsored by the Town include youth camps, fitness programs
and the annual Pathways Run.
Private Recreation Facilities
139. Privately owned recreation facilities in the planning area include
Fremont Hills Country Club and several other country clubs in
neighboring cities, as well as Hidden Villa, the Stanford
University lands, and private boarding stables.
Fire Protection
140. The Los Altos Hills County Fire Protection District is a separate
public agency, distinct from the Town, that contracts with the
Santa Clara County Fire Department for the provision of fire
protection, suppression and safety services. The District owns
and operates the EI Monte Fire Station near Foothill Community
College.
Police Protection
141, The Town contracts with the Santa Clara County Sheriffs
Department for police protection services. The Sheriffs
Department typically provides one or two patrol cars at all times,
which is adequate because Los Altos Hills is a low -crime
community. In the event of emergencies, however, the Town has
access to the full resources of the County Sheriff. The Town also
has a public safety officer on staff and provides a substation at
the Heritage House next to Town Hall for the use of the County
Sheriff.
Public antl private
recreation facilities a2
described in the Open
Space &Recreation
Element, which also
includes related goals,
policies antl programs.
Fire and police
protection services are
described in the Safety
Elemen( which also
includes relatetl goals,
policies aM programs.
Emergency Services
142. Ambulance and paramedic services are provided by Santa Clara
County on contract with the Los Altos Hills County Fire District.
Emergency response
In the event of a major disaster such as earthquake or fire,
services are described
in the Safety Element,
emergency response services are coordinated by the Town as
which also inGutles
established in the Emergency Operations Plan. The Town's
related goals, policies
Emergency Operations Center (EOC) is located in the Heritage
and programs.
House adjacent to Town Hall.
Land Use Element
Los Altos Hills General Plan
Page 14
Public Review Draft 3/24/08
GOAL
Encourage the development of community services and facilities that are
easily accessible, properly related to adjacent land uses, and
in harmony with the semi -rural, residential character of the community.
Policy 3.1
School districts shall be encouraged to restore neighborhood public
elementary schools in Los Altos Hills.
Policy 3.2
The Town will encourage institutional uses that are necessary to serve
local residents, such as public schools, churches, governmental buildings,
public recreational facilities and fire stations.
Policy 3.3
Major community facilities should be located where they can be served
directly by collector, or where possible, arterial roads so that they are
reasonably convenient to residents. The primary consideration should be
compatibility with adjacent land uses and with preserving the semi -rural,
residential character of the Town. However, given the lack of
commercial buildings and minimal number of institutions in the Town,
some institutional structures by necessity will be adjacent to residential
properties.
Policy 3.4
Every effort should be made to ensure that recreational areas and playing
fields at both public and private schools are available for use by Town
residents during non -school hours.
Policy 3.5
School service areas should be defined so as to maximize the
number of children who can walk to schools within the Town borders,
with particular emphasis on the use of the Town pathway system, using
both on -road and off-road paths.
Policy 3.6
Public buildings should be of a size and scale conducive to maintaining
the semi -rural atmosphere of Los Altos Hills. The architectural design of
non-residential buildings should incorporate those principles that guide
our residential homes such as modest height and bulk appearance.
Program 3.1 Work with Palo Alto Unified School District and Los Altos School
District to reopen public elementary schools in Los Altos Hills.
Program 3.2 Cooperate with school districts in providing demographic data and other
information supporting the need for new schools.
Program 3.3 Continue to assist school districts by requiring the payment of school
impact fees as per Government Code Section 65995 prior to issuance of
building permits.
Program 3.4 Explore innovative ways for the community to use school facilities and
groundsjointly with the school districts.
Program 3.5 Work with school districts in the design and development of school
facilities to provide for community needs in the areas of parks and
recreation, community meetings, and similar activities.
Land Use Element
Los Altos Hills General Plan
Page 15
Public Review Draft 3/24/08
Program 3.6 Work with school districts to minimize potential impacts on neighboring
residential areas.
Program 3.7 Continue to require conditional use Permits for the location and operation
of private schools, churches and other institutional uses. Monitor and
mitigate potential impacts on neighboring residential areas by limiting
the hours of operation, the location of parking, and other factors as
appropriate.
The Purissima Playing Fields, Town Riding Arena and Fremont Country Club
are in the foreground of this aerial photo looking northeast from Interstate 280
towards San Francisco Bay.
Land Use Element
Los Altos Hills General Plan
Page 16
Public Review Draft 3/24/08
UTILITIES
Anticipated Needs
143. The Town is expected to experience very modest growth mostly through infill
development and redevelopment of underdeveloped parcels. As a result, the need for a
full range of public facilities and urban services is expected to grow very modestly in the
future. To preserve the natural environment and semi -rural atmosphere desired by the
residents of Los Altos Hills, it is important that the installation and/or extension of
utilities be conditioned by concerns for preventing damage to the natural beauty and
environmental integrity of the area. Standards for the extension of utilities, sewers in
particular, must be based on health and safety considerations as well as environmental
protection.
Water Supply
144. The Town's drinking water is provided by two water suppliers: Purissima Hills Water
District and the California Water Service Company (Cal Water). As discussed in the
Conservation Element, the amount of water available is constrained. Purissima Hills
presently obtains all of its water from San Francisco's Hetch Hetchy system and currently
is exceeding its supply assurance by 25-35 percent. Capacity limitations in the Hetch
Hetchy system may be reached in six to eight years, or sooner yyater resources are
in times of drought. Cal Water obtains the water supplied to also discussed in the
Los Altos Hills from the Santa Clam Valley Water District via Conservation Element,
pipelines from the Santa Clara Valley Water District's which inGutles related
Rincohada treatment plant and from company-owned wells. goals, policies&
During the dry season, the plant and pipelines are at capacity. Programs.
Sanitary Sewer
145. There are more than 3,100 parcels within the Town, of which less than half are currently
connected to the municipal sanitary sewer system. The existing municipal system
includes approximately 52 miles of 6- to 12 -inch diameter gravity pipelines, several
reaches of forcemains, 1,305 manholes, and 2 lift stations. The Town straddles two
drainage basins, including the Palo Alto Basin to the north and the Los Altos Basin to the
south. Sewage collected by the Town's existing system is conveyed to sewer trunk lines
owned by the cities of Los Altos and Palo Alto, with the portion of the Town in the Palo
Alto Basin draining into the City of Palo Alto municipal sewer system, and the Los Altos
Basin draining into the City of Los Altos municipal sewer system. The use of conveyance
and treatment systems owned by these cities is governed by separate service agreements
with the Town. The wastewater from all three communities eventually drains into the
Palo Alto wastewater treatment plant for treatment and disposal.
146. While there has always been sufficient capacity in the Palo Alto system to accommodate
all residences on the north side, the Town has been constrained by capacity limitations in
the Los Altos system. However, in 2007, the Town and the City of Los Altos signed a
new contract that provides additional capacity that will now allow all residences within
corporate limits ofthe Town and its sphere of influence to access sewers.
147. The Town prefers that as many residences as practicable connect to the sewer system.
While a properly constructed and maintained septic system typically does not present an
environmental hazard, the failure of a septic system can induce contaminants into the
underground water table. Also, smaller lots may not be able to replace a failed system
Land Use Element
Los Altos Hills General Plan
Page 17
Public Review Draft 3/24/08
due to issues regarding the construction of a new leach field. The Santa Clara County
Health Department requires all new residences to connect to the sewer system if there is
an existing sewer main with 200 feet of the new residence.
148. All new residences resulting from new subdivisions should be served by sanitary sewer
trunk lines. All new residences resulting from the teardown of an existing residence or a
newly constructed home on an existing lot should be required to connect to sanitary
sewer trunk lines, provided there is an existing trunk line within 200 feet of the new
residence. Wherever the possibility of biological harm from septic tank use exists,
requirements for conversion to sanitary sewers should be established. Standards should
reflect Bay Area Water Quality Control Board and Santa Clara County Health
Department requirements.
149. The Town has appointed a committee to review the existing issues in regard to bringing
sewer mains to as many neighborhoods as possible. This committee has conducted a
survey among residents on septic tanks to determine the major issues that prevent these
residents from connecting to the system. Through various methods such as sewer
reimbursement districts, sewer assessment districts and the extension of sewer mains up
main arteries to make sewer connection more accessible, the Town hopes to significantly
increase the number of residences connected to the sewer system.
Storm Drainage System
150. The Town's storm drainage system consists of a combination of roadside drainage ways,
cross culverts, and underground pipes. Stormwater in Los Altos Hills initially flows over
land, following the natural contours of the terrain and then moving to roadside flow
routes. Some of these are paved with asphalt concrete, but most roadside flow routes are
din ditches, which help preserve the natural, semi -rural feel of the community.
Stormwater in the roadside flow routes travels downhill to culverts, pipes or creeks that
eventually carry the storm runoff to the San Francisco Bay.
151. Silt and debris in the storm drain system sometimes cause water to back up and flood the
surrounding areas. The Town provides maintenance of the stormwater facilities in the
public right-of-way, including culverts crossing under public
roads and public roadside flow routes. This also includes areas Areas subject to
fiootling are addressed
where the Town has permanent storm drain easements for in the Safety Element,
public drainage structures on private property. Although which inductee related
regular maintenance helps prevent flooding problems, in some goals, polbies &
cases the repair of deteriorated facilities and construction of Programs.
new facilities is needed to improve the storm drainage system.
152. The Storm Drainage Master Plan prepared in November 2004 identifies the location of
drainage problem areas in the Town and proposes solutions ranging from the installation
of new pipes and catch basins to the regrading of ditches and provision of riprap
protection. The Master Plan ranks the proposed projects in order of priority and estimates
the costs involved. Each year the Town adopts a Capital Improvement Program that
includes some of these projects and budgets for their completion.
Land Use Element
Los Altos Hills General Plan
Page 18
Public Review Draft 3/24/08
153. The National Pollutant Discharge Elimination System
Stortnwater pollution is
(NPDES) permit program controls water quality by regulating
also diswssed in the
Point sources of pollution, including municipal storm drain
Conservation Element
systems, that discharge pollutants into surface waters. The
which inUudes related
Town is a co -permittee with other members of a regional
goals, policies 8
association known as the Santa Clam Valley Urban Runoff
programs.
Pollution Prevention Program (SCVURPPP), which shares a
joint permit issued by the Regional Quality Control Board to discharge
stormwater into
the San Francisco Bay. The conditions of the permit require the
Town to reduce pollution
in urban runoff to the maximum extent possible. Recent
changes strengthen the
regulations for projects that replace or create new impervious surface. The permit must be
reissued every five years. Policies and programs related to
stormwater quality are
contained in the Conservation Element.
Constmcmd in 2007, the
Purissima Hills Water
District building was
designed to blend in with
the residential character
of the community. Its
drought -tolerant
landscaping serves as a
model for water
conservation.
PRIVATE UTILITIES
The fallowing companies provide utilities
to residents of Los Altos Hills:
Purissima Hills Water District Water
& Cal Water Service Company
Pacific Gas & Electric (PG&E) Electrical power and gas
Comcast Cable N and broadband
SBC Communications Local lanchne telephone and
DSL internet connections
Multiple providem Wrelesstelecommunicttion
services
Land Use Element
Los Altos Hills General Plan
Page 19
Public Review Draft 3/24/08
Wireless Communication Facilities
154. The residents of Los Altos Hills depend on cell phones and other forms of wireless
communication services for convenience, business activities and security. As one of the
premier residential areas of the Silicon Valley, the Town should have a high level of
wireless service available to its residents in order to meet increasing demands for new
and better services. However, the Town's topography, with its steep slopes and canyons,
have made cell phone reception problematic. To meet the demands for new and better
services, providers need an adequate number of wireless communication facilities in the
planning area.
155.
The Town currently has I I cell sites, each shared by multiple service providers who have
co -located antennas and equipment. Because the Town is entirely residential, with no
commercial or industrial areas, wireless
communication facilities are most
appropriately located on Town property or
other public or institutional sites such as
schools and churches. The location of new
facilities on or near existing buildings, the co -
location of antennas owned by two or more
companies, and landscape screening should be
utilized to minimize any adverse visual
impacts. To ensure that new facilities are
appropriately located, the Town has developed
policies and siting criteria for wireless
communication antennas and equipment Wireless communication facility at
shelters. These policies and siting criteria Wesrwind Bemis designed to blendin with the scenery
should be reviewed and updated as needed.
GOAL
Provide adequate, reliable utilities and urban services that will protect
the health and safety of all residents, while minimizing environmental
and aesthetic impacts on the community.
Policy 4.1 All utility installations shall be sited, designed, developed and
landscaped so as to blend with the natural character of the vicinity.
Policy 4.2 New and existing developments shall be adequately served by
utilities and infrastructure in accordance with Town standards. New
projects that require construction or expansion of public
improvements shall pay their fair share of the costs necessary to
improve or expand infrastructure to serve them, including street
improvements, parks, pathways, sewer and water services, storm
drainage, and other urban services.
Policy 4.3 Power transmission lines, power distribution lines, and telephone
lines serving new development shall be placed underground.
Land Use Element
Los Altos Hills General Plan
Page 20
Public Review Draft 3/24/08
Policy 4.4. A systematic program for the undergrounding of all existing
overhead lines shall be developed and implemented.
Policy 4.5 All new residences and major additions shall be served by sanitary
sewer trunk lines or other disposal systems meeting adequate health
standards. Connection to sanitary sewer systems shall be required if
available facilities are within 200 feet.
Policy 4.6 The Town shall coordinate with the City of Los Altos and the City of
Palo Alto in the provision of sewer services to residents of Los Altos
Hills.
Policy 4.7 New wireless communication facilities shall preferably be located on
Town property or other public or institutional sites such as schools
and churches.
Policy 4.8 The co -location of wireless communication facilities with other
facilities shall be encouraged to the maximum extent feasible.
Policy 4.9 Wireless communication facilities shall be adequately screening by
landscaping in order to minimize any visual impacts.
Policy 4.10 The Town shall encourage the installation of drought -tolerant
landscaping and other methods of reducing water use for
landscaping.
Program 4.1 Prepare, adopt and implement an annual Capital Improvements Program
supporting policies in the General Plan to maintain, improve or expand
public utilities and infrastructure.
Program 4.2 Continue to require the payment of fees such as road impact fees, sewer
hook-up fees, and stoma drainage fees for the costs of providing and
maintaining public utilities and infrastructure that serves new
development.
Program 4.3 In coordination with the Santa Clara Valley Urban Runoff Pollution
Prevention Program, continue to implement measures consistent with the
Santa Clara Countywide NPDES Stormwater Permit.
Program 4.4 Continue to implement the Town's policies and siting criteria for
wireless communications facilities, and review and update them as
needed.
Land Use Element
Los Altos Hills General Plan
Page 21
Public Review Draft 3/24/08
GROWTH BOUNDARIES
Sphere of Influence (SOI) Boundary
156. As required by state law, the Local Agency Formation Commission (LAFCO) has
adopted a Sphere of Influence (SOI) for each city and special district in Santa Clara
County. The SON are intended to ensure that urban development takes place in an
orderly manner, to preserve agricultural and open space lands, and to ensure that the land
use and development policies of a city are recognized in areas that will eventually be part
of a city.
157. The SOI indicates areas that may be annexed to the Town and for which urban services,
if available, could be provided. The Town's existing SOI, which was adopted in
February 1985, is coterminous with the town limits to the north, west, and most of the
east. The boundaries of some of the Town's unincorporated islands, unincorporated
hillside lands, lands within the Midpeninsula Regional Open Space District's Rancho
San Antonio Open Space Preserve, and lands within the County of Santa Clam's Rancho
San Antonio Park help form sections of the southern and southeastern portion of the
Town's SOI boundary. Permanently preserved open space areas such as MROSD's
Rancho San Antonio Preserve do not require urban services, but are appropriately
included in the SOI due to their location.
Unincorporated Pockets in Urban Serviced Area (USA)
158. The urbanized unincorporated areas within the Urban Service Areas (USA) of Los Altos
Hills are referred to as urban pockets or islands. The pockets are a result of development
that occurred in the County in the 1950s and 1960s. Santa Clara County and LAFCO
have adopted policies that state that urban islands and pockets should be annexed. There
are seven unincorporated urban pockets within the Los Altos Hills urban service area
(USA). Figure 1-2 shows current Town boundaries and urban pockets subject to future
annexation within the Town's planning area.
Prezonine
159. The purpose of prezoning an area is to establish the zoning district that will apply in the
event of subsequent annexation to the Town. The proposed zones must be consistent with
the General Plan, and the prezoning has to be approved by the City Council at a public
hearing. There are two advantages to prezoning. First, the Town will have zoning in
effect immediately upon annexation. Local residents will thereby have prior knowledge
of the land use regulations that would affect them should annexation occur. Secondly,
prezoning acts to serve notice to LAFCO of the city's intentions regarding its adjacent
areas. Prezoning is the procedural first step necessary to ultimately annex a particular
territory. However, the act of prezoning does not compel the Town to initiate annexation
proceedings.
Land Use Element
Los Altos Hills General Plan
Page 22
�. v
_f !!i llrRiY!� �
Public Review Draft 3/24/08
160, In August 2002, the Town prezoned approximately 245 parcels in unincorporated
county lands known as San Antonio Hills. The prezoned area is generally
between Ravensbury Avenue and Interstate 280, including portions of West
Loyola Drive, Mora Drive, and Berkshire Drive. In March 2006, the Town
prezoned an additional 82 parcels between Magdalena and Eastbrook Avenues
including properties on Spalding Avenue, Par Avenue, Winding Way, Putter
Avenue and Putter Way.
Annexation
161. Subsequent to the prezoning of San Antonio Hills in 2002, the Town annexed
118 parcels totaling 142 acres within the unincorporated urban pocket.
(Ravensbury Annexation, March 2002; West Loyola Annexation, September
2007) The properties in the annexed areas are mostly developed with single-
family homes on parcels of one acre or more. There remain approximately 280
acres of unincorporated land within the Town's Urban Service Area that may be
subject to annexation in the future. The Town should conduct a comprehensive
evaluation of all future annexations to ensure that they are compatible with the
land use patterns and zoning designations of the Town and that such annexations
do not negatively impact the Town's finances, facilities and services.
Areas of Direct Concern
162. Areas of Direct Concern are within the planning area but beyond the Town's
corporate limits and the Sphere of Influence. These areas include several pockets
of existing residential and commercial/industrial development as described
below:
Residential Areas
Portions of several residential areas in Los Altos and Santa Clara County are
included within the planning area. These areas, although in other jurisdictions,
are of direct and immediate concern to the planning area because of common
problems relating to drainage, circulation, public facilities, and visual amenities.
Existing development within the portion of Los Altos that is within the planning
area is low-to-medium density residential. Development of existing vacant land
immediately adjacent to Los Altos Hills should be no more intense than one-half
acre per dwelling unit in order to provide a gradual transition between residential
densities as previously agreed to by the City and the Town.
Commercial/Industrial Areas
The planning area includes commercial areas within the City of Los Altos and
light industrial development in the Stanford Industrial Park. These areas,
however, do not occur within the Town limits or its SOI.
Land Use Element
Los Altos Hills General Plan
Page 24
Public Review Draft 3/24/08
GOALS
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 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 25
Land Use Element
Los Altos Hills General Plan
Appendix A
Excerpt of Report Published by the
U.S. DEPARTMENT OF THE INTERIOR
U.S. GEOLOGICAL SURVEY
SHADED RELIEF, TOPOGRAPHIC SLOPE, AND LAND USE PLANNING IN
THE LOS ALTOS HILLS AREA, CALIFORNIA -- AN EXAMPLE OF THE USE
OF ELEVATION DATA.
by
Suzann K. Brooks, Arthur H. Lachenbruch, and Carl M. Wentworth
Open -File Report 02-351
Version 1.0
2002
Excerpted from a Land Use Planning USGS Report - Department of the Interior
1001
By Suzann K. Brooks, Arthur H. Lachenbruch, and Carl M. Wentworth
Plannine with Slone
Problems of regulating the creation of flat space and impermeable surface and
their community impacts are generally greater for steeper slopes (Nilsen and
others, 1979, p. 80). Whether such problems might require regulation in any
particular community depends upon the community's physical setting and
planning goals. For the example of Los Altos Hills, Figure 3 shows that about
one third of the community has slopes less than 10%, a category in which
experience has shown that grading, erosion, and other development alterations
to the natural terrain can generally be handled without difficulty (Mader and
others, 1988).
According to Figure 3, almost half of the community has slopes from 10% to 30%,
a slope category usually targeted for residential development but with
progressively increasing concerns and regulatory restrictions toward the upper
limit. In the one fifth of the town with slopes greater than 30% (Figure 3),
residential development without extensive modification of the surroundings
becomes increasingly difficult, and much of the land may be classified for limited
uses with conservation easements, or with an open space designation.
Because slope is a fundamental physical parameter affecting land use in hillside
communities, the community general plan and many controlling ordinances (e.g.
for grading, lot size, house size, development intensity, foundation design,
impermeable surface area, erosion control, and conservation easements) are often
formulated in terms of the slope of the land. The slope map (Figure 2) provides a
useful means of viewing the distribution of these potential problem areas, and of
visualizing the community -wide implications of various regulations proposed to
deal with them.
Flat Soace and Gradin
Typically, to create a square one -acre flat pad with balanced amounts of cut and
fill on a hillside where the natural slope is 20%, a total of two acres of natural
terrain must be altered by grading (Figure 4) - the second acre is occupied by the
steep compensating cut and fill banks (typically 67% and 50% respectively).
Similarly, where the natural slope is 30%, about three acres must be graded to
produce one flat acre (see dots, Figure 4A) - the remaining 2 acres are occupied
by cut and fill banks that are roughly twice as steep as the original surface.
... The graded cut -and -fill slopes are not only steeper than the natural surface,
they are stripped of existing trees and other vegetation; both factors can contri-
bute to the instability and visibility of the graded slope.
U.S. Department of the Interior
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EXPLANATION N
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3
width = w
I* -GRADED .
Figure 4. Surface alteration required to create a graded flat space
A. The number of acres that must be graded to produce 1 flat acre on uniform natural slopes (S) up to
35 %. The graph also can be used with other units of area, such as square feet graded to produce 1 flat
square foot. The upper curve represents a square pad (length (L) = width (W)). The middle curve
represents a rectangular pad with a length twice its width (L = 2W). The dashed curve represents a
hillside road (much longer than it is wide, L>> W). The volumes of cut (at angle B'= 67%) and fill (at B=
50%) are assumed equal. Dots on graph represent examples discussed in text.
B. Cross section to illustrate grading and notation. "W is the width of the pad. "L", in part A, is the
length of the pad along the slope contour ("L" is in and out of the cross section),
MMMM
/I
■....M
.'�M...
r
3
width = w
I* -GRADED .
Figure 4. Surface alteration required to create a graded flat space
A. The number of acres that must be graded to produce 1 flat acre on uniform natural slopes (S) up to
35 %. The graph also can be used with other units of area, such as square feet graded to produce 1 flat
square foot. The upper curve represents a square pad (length (L) = width (W)). The middle curve
represents a rectangular pad with a length twice its width (L = 2W). The dashed curve represents a
hillside road (much longer than it is wide, L>> W). The volumes of cut (at angle B'= 67%) and fill (at B=
50%) are assumed equal. Dots on graph represent examples discussed in text.
B. Cross section to illustrate grading and notation. "W is the width of the pad. "L", in part A, is the
length of the pad along the slope contour ("L" is in and out of the cross section),
ATTACHMENT 2
Updated Pathways Element
Public Review Draft 3/24/08
PATHWAYS ELEMENT
INTRODUCTION
Purpose
101. The Town's pathways system serves four basic and
important functions:
• Circulation throughout the community
• Safe access and emergency routes
• Outdoor recreation/fitness
• Preservation of the open character of the
Town
The pathways system is designed to complement the
Town's roadway system and to enhance non -
motorized circulation by providing connections
between neighborhoods and access to local or
nearby destinations. The Pathways Element is an
optional element of the General Plan. However, it is
closely related to several mandatory elements
including the Circulation & Scenic Roadways
Element, the Safety Element, and the Open Space &
Recreation Element.
Pathways offer an alternative mode
of travel through Town.
Roadside Paths
102. The Town's pathways system is composed of roadside paths and off-road paths.
Roadside paths are located within or adjacent to the road right-of-way. The road right-of-
way is generally planned to have the needed width to accommodate both the paved road
as well as a separated path. Roadside paths provide safe routes for pedestrians and
equestrians in the Town, much as sidewalks function in more urban communities.
Roadside paths separate the car and the pedestrian or other non -vehicular user, and allow
each a safer movement. The hills of the Town result in streets that often have steep
sections or blind curves, which make pedestrian separation more important than with a
grid street system.
Off-road Paths
103. Off-road paths provide links between adjacent neighborhoods and schools for
pedestrians, bicyclists and equestrians. Off-road paths, which connect to roadside paths or
open space lands, are generally located on dedicated easements on private property
(usually along property lines), through public lands, or through privately owned
conservation/open space easements. Off-road paths make it possible to travel by foot or
horseback to nearby neighborhoods without using Town roads.
Recreational Functions
104. In addition to providing access to nearby destinations, paths provide a place to exercise,
walk dogs, or ride horses. The primary users and beneficiaries of most of these paths are
local residents. Path -related recreational activities such as walking, jogging, hiking and
Pathways Element
Los Altos Hills General Plan
Page 1
Public Review Draft 3/24/08
horseback riding are among the most popular and rapidly growing forms of outdoor
recreation as the public is becoming increasingly more health and fitness conscious.
105. Pathways are frequently constructed of pervious materials to maintain the Town's open
and rural setting, and to further enhance the recreational experience. Both the recreational
and circulation functions of the paths will become even more important as their
popularity and the demand for recreational opportunities increase.
History of Pathways
106. Even before the Town was incorporated in 1956, the Local paths provide
pathways system began to develop unofficially as a passage to wander over
network of trails throughout the community. Over the and to explore the
years, as new subdivisions developed and the population
increased, the use of paths and their popularity increased. natural areas of the
The pathways system was formalized when the Town Town and provide the
incorporated, and paths expanded incrementally as inter -connecting strands
development occurred and the population grew.
Regulations were established to require each new of the web that help
development that adds potential new pathway users to bind the community
contribute to the pathways system through the dedication together.
of easements and the construction of paths or payment of
pathway fees. Pathway fees are used by the Town for From the 1981 Pathways Element
improvement and maintenance of the pathways system.
Implementing the Master Path Plan
107. The pathways system is and remains a work in progress. Implementation of the Master
Path Plan through the acquisition of easements and the construction and maintenance of
individual paths will take many years to accomplish because paths are generally
constructed one segment at a time as new development occurs. In most cases, the
acquisition of pathway easements occurs during subdivision or site development review,
although in some cases easements have been acquired through voluntary contribution.
Construction of pathways is usually performed by property owners as a condition of
approval for site development or by the Town as a capital improvement project. The
incremental nature of the process makes it critical that the Town has a clear and equitable
policy regarding the acquisition of easements, payment of pathway fees, and construction
and maintenance of pathways. (The Master Path Plan is included as Appendix A.)
Key Terms
The terms 'path* and "trail" are used interchangeably,
although trail usually refers to a path (or pathway) in a
more natural condition or setting.
Pathways Element
Los Altos Hills General Plan
Page 2
Public Review (haft 3/24/08
Regional Connection
108. The pathways system of the Town is intended primarily for the use of Town residents but
it should be connected to the path and trail systems of neighboringjurisdictions.
• Palo Alto
The Town and Palo Alto pathways along Arastradero Road provide links from
the Town to Arastradero Preserve, to Esther Clark Park via Fremont Road, Old
Trace Lane, and Aric Lane trails, and to Gunn High School via Palo Alto trails. It
would be very desirable if Foothill Park (City of Palo Alto) trails were also
accessible from Town paths along Page Mill Road, also allowing for connection
to the Skyline Trail.
• Los Altos
Access from and to Shoup Park and Redwood Grove in Los Altos, along Adobe
Creek to O'Keefe Lane and the Town's pathway system, and a link between
Fremont Road and Redwood Grove would improve pedestrian access for both
cities.
Open Space Preserves
The western boundary of the Town meets Rancho San Antonio Open Space
Preserve, which is owned and operated by the Midpeninsula Regional Open
Space District. This Preserve has an extensive trail system that attracts large
numbers of visitors. The primary entrance to the Preserve, where extensive
parking is available, is at Rancho San Antonio County Park at the end of Cristo
Del Rey Drive in Cupertino. Connections to the Preserve from the Town are
intended for local residents and have limited parking. Improved access to open
space lands should also be pursued.
De Anza Trail
109. The De Anza Trail, which Congress has designated as a national historic trail, passes
through Town. It is expected that the historic trail will be designed and completed in the
future, and the trail should be designated on the Master Path Plan at that time.
Historic De Anza Trail
The Juan Bautista de Anza National Historic Trail
is a historic route from Nogales, Arizona to San
Francisco, California. The trail commemorates
the 1775-1776 Spanish Expedition, in which
Captain de Anza led almost 300 people over
1,200 miles to settle Alta California. The trail was
the first overland route to connect New Spain
with San Francisco.
Pathways Element
Los Altos Hills General Plan
Page 3
Public Review Draft 3/24/08
THE PATHWAYS SYSTEM
GOAL
Develop and maintain a safe, convenient pathways system that allows
non -vehicular travel throughout Town, meets recreational needs
of residents, and provides regional connections.
Policy 1.1 All residents of the Town shall have immediate access adjacent to or across the
street from their residence to a pathway or pathways, for safe and convenient
pedestrian and other non -vehicular travel along Town roads and to schools and
community facilities, and for recreational enjoyment of the natural amenities of
the community.
Policy 1.2 Pathways shall serve to provide access to and from neighborhoods in the event of
an emergency.
Policy 1.3 Pathways shall be separated from the roadway pavement wherever possible and
meander wherever paswhere necessary to accommodate [opoeraphv trees
and landscaping.
Policy 1.4 All paths shall be located and designed to preserve the beauty and natural
character of the area and to safeguard the user.
Policy 1.5 Except for connections to regional trail and bikeway networks, Town paths shall
be designed primarily for local circulation and recreational use.
Policy 1.6 The Town shall maintain the pathways, using both pathway fees and General
Fund monies.
The annual Pathways Run is a popular event.
Pathways Element
Los Altos Hills General Plan
Page 4
Public Review Draft 3/24/08
ROADSIDE PATHS
Goal 2
Develop and maintain a system of roadside paths
adjacent to public and private streets.
Policy 2.1 Roadside paths shall be located within or immediately adjacent to the right-of-
way of Town streets and on separate pathway easements adjacent to or over
private streets. Roadside paths shall be separated from the roadway pavement by
landscape buffering and shall meander, where possible.
Policy 2.2 The Town Council shall adopt a list of those streets or segments of those streets
that shall be planned for paths on both sides of the street. (The approved list is
included in Appendix B.)
Policy 2.3 A roadside path shall be maintained on only one side of the street unless the
street is included on the list adopted pursuant to Policy 2.2. The path may be
located on alternating sides of the street, however, depending on factors such as
available easements, topography, or proximity to schools or other facilities. If
only one side of the street is in Los Altos Hills there should be a path on the side
within the Town's corporate limits.
Policy 2.4 Typically. aA roadside path shall not be maintained on a cul-de-sac that serves or
could serve sig eight or fewer lots. Tl.., naff_ .._ ......r. stfeets J....med __
minor that __._,..-:__.. ,.__ ,._c.. ..,, .:... __. _a .. _f ee as ...... e _. However
aA roadside path along a cul-de-sac may be required by the Planning
Commission or Council, heweveF, for topographic or fee safety reasons, and shall
be required where it would connect to an off-road path.
Policy 2.5 The Planning Commission or City Council may require that an easement separate
from a private street be dedicated, or that a pathway easement over the paved
roadway be granted (if feasible), when the width of a private street easement of
right-of-way will not accommodate both the paved surface and a separate path.
Policy 2.6 Dedication of pathway easements outside of required road rights-of-way shall not
affect the computation of the net area, LOF (lot unit factor), MDA (maximum
development area) or MFA (maximum floor area) for a lot.
Pathways Element
Los Altos Hills General Plan
Page 5
Public Review Draft 3/24/08
OFF-ROAD PATHS
Goal 3
Develop and maintain a system of off-road paths that provide connections
between neighborhoods and direct routes to schools and open space preserves.
Policy 3.1 Off-road paths shall be located on private property on easements that have been
dedicated to the Town, or over public lands. They shall provide connections
between neighborhoods and provide direct routes to schools and open space. Cul-
de-sacs should have off-road paths that connect the end of the street to adjoining
neighborhoods whenever possible.
Policy 3.2 There are shall be three classes of Off -Road Paths:
Class 1- Off-road paths for which easements have been granted to the Town
for a completed route, on which a path has been developed or pathway use
has been established, and which is maintained by the Town and is open for
public use.
Class 2—Off-road paths for which easements have been granted to the Town
for less than a completed route, or where the pathway easement exists but the
path has not been constructed or maintained and is not open for public use.
Such paths remain to be completed in the future.
Class 3—A planned future off-road path, as shown in the Master Path Plan.
These paths may need dedication of easements over a single large parcel of
land, or may require easements over a number of smaller parcels.
Policy 3.3 Off-road paths are shall be a permitted use in a onservation and open space
easements, and should be reflected as such in the language of the easement
agreement at the time of dedication.
Policy 3.4 An emefgene5 Fead easement shall als8 inelude dedication ef an eg read path
eesearext. Whenever Possible, the Town shall require the dedication of easements
for off-road paths alone designated emergencv roads.
Policy 3.5 The design of new subdivisions—especially those with cul-de-sac streets—shall
incorporate pathway connections to nearby neighborhoods or community
facilities, such as schools, and to open space areas.
Policy 3.6 Dedication of off-road pathway easements shall not affect the computation of the
net area, LUF (lot unit factor), MDA (maximum development area) or MFA
(maximum floor area) for a lot.
Policy 3.7 Off-road paths shall be maintained in as natural a state as possible, except that
installed surfaces may be acceptable when paths serve as connectors to schools or
neighborhoods, or where special use or topography make it necessary.
Policy 3.8 Off-road paths shall be located along or as close to property lines as possible.
Pathways Element
Los Altos Hills General Plan
Page 6
Public Review Draft 3/24/08
THE MASTER PATH PLAN
Goal 4
Maintain and implement the Master Path Plan
to ensure development of the Town's pathways system.
Policy 4.1 The Master Path Plan shall consist of all of the following:
Policy 4.2
a. A book of street maps of the Town showing streets with paths planned on
both sides of the street, after adoption by the City Council (see Policy 2.2).
b. A book of street maps of the Town showing the side of each street on which
a roadside path is planned. Determination of which side of a street the path
should be located and tune of construction shall w4be made ioErementeHy
by the Planning Commission, with the advice of the Pathways Committee
and the City Engineer, at the time of subdivision approval or site
development approval. A h r mine ;ea may also `- made `) the Path•• _. -
.___......._. m. --__...epee, ..epee..__,_
CO....-.;»ee _ _ the __- __. Of the rt. ._' ' OF his a_..ie..,.., fie
The book of street maps shall also
show the status of roadside paths for cul-de-sacs and private streets, in
accordance with Policies 2.4 and 2.5.
c. A book of street maps of the Town showing the location of Class 1 off-road
paths.
d. A book of street maps of the Town showing the location of Class 2 off-road
paths. The Pathways Committee will review from time to time these paths to
determine the status of their development and to recommend actions to
convert Class 2 paths to Class 1 paths.
e. A map to be developed by the Pathways Committee and approved by the
City Council showing future needed off-road paths. Such a map, upon
adoption, will identify Class 3 paths. Off read paths ..r.o - on the M,st..-
path Plan of rner shan f.ffifivo vA „free. _tir the G:t. Ge"fleil adepts the new
., �, r mfr . ......... c ..:: Paths d_,:. _d �y the 1981 Plan, .:tha .
-. i_.i_..
In addition to or in lieu of the documents required'• 4hroog" above the
Town may display the Master Path Plan through other mapping or computer data
bases for public and staff use.
- .�'"-- -At [he time of subdivision or site
developmentapproval, property owners shall may, be required to dedicate
easements and/or construct paths on their property. Owners of property on which
Pathways Element
Los Altos Hills General Plan
Page 7
Public Review Draft 3/24/08
no path is needed shall contribute to completion of the pathways system by the
payment of a pathway fee. The pathway fee shall be established FA anexienxf
r"•'" aky weFe required, by Town ordinance. Paths shall be constructed by
propertv owners as site development occurs In some cases the Town may
construct paths as funding permits.
Policy 4.3 All new development which is expected to result in an increased demand for use
of pathways shall comply with requirements for non -vehicular access, including
dedication of easements and/or construction of paths, or payment of pathway
fees, as follows:
a. All subdivision development (except for lot line adjustments) shall be
required to comply with pathway requirements, as the project would result in
an increase in the number of homes (and residents) in the Town.
b. All proposals for new main residences and/or secondary dwelling shall be
required to comply with pathway requirements, as the project would result in
an increase in the number of residents in the Town.
c. A cumulative development of 900 square feet of habitable floor area or
greater shall be required to comply with pathway requirements, as 900 square
feet is considered a major addition requiring Planning Commission
discretionary review; is generally the sin of a large master bedroom and
bathroom suite or three smaller bedrooms, based on typical submittals to the
Town; and is roughly equivalent to the average area of floor space per Town
resident, resulting in an increase (presently or in the future) in the number of
residents in the Town.
d. Development of a ham or stables in excess of 900 square feet shall be
required to comply with pathway requirements, as the project would generate
additional stable capacity and place an increased burden on the equestrian
use of pathways.
e. Other types of development proposals, such as conditional use permits or
variances, weeld-shall require a specific justification by the Town of the
nexus for pathway requirements for that particular project.
Policy 4.4 Where pathway installation is required for a project, construction of the path
shall occur concurrent with development of the project, unless the Planning
Commission or Council determine that the path would serve no useful purpose in
the near future, due to the incompleteness of the pathway segment.
Policy 4.5 A lot that contributed a pathway fee at the time of subdivision shall not be
required to contribute again at the time of initial site development.
Policy 4.6 Pathway fees shall be deposited in a designated fund and used only for pathway
projects.
Pathways Element
Los Altos Hills General Plan
Page 8
Public Review Draft 3/24/08
Policy 4.7 The incremental development of the pathways system sometimes results in gaps
in both the roadside and off-road pathways. Public funds available to the Town,
including the pathway fees, shall be used on projects that will complete the gaps
in the system.
Policy 4.8 Pathway standards shall be adopted by resolution of the City Council to address
roadside and off-road pathway design.
Policy 4.9 Site development authorities shall be sensitive to path location and design. This
is especially the case for the off-road paths. The location shall be sensitive to the
privacy of future residents whenever a parcel is subdivided or a lot is developed.
All paths shall be located and designed to preserve the beauty and natural
character of the area and to safeguard the user. Particular care shall be given to
retaining trees and vegetative cover and to minimize grading and erosion.
Policy 4.10 Typically, off-road paths shall be located along property lines, when topography
permits. Fencing along paths may sometimes be appropriate to protect privacy,
so long as it does not intrude into easements or right-of-way.
Policy 4.11 Street trees along the roadside path system should be promoted to enhance the
pathway experience, but shall be located to avoid conflict with path use.
Policy 4.12 Property owners who damage paths on their property shall be required to repair
them. Damage can occur by landscaping planted too close to the path, sprinklers
near the path, slippery driveway surfaces across a path, or disking too close to the
path.
Policy 4.13 Class I off-road paths shall have sign posts at their entrance to help residents
locate them and feel free to use them.
Policy 4.14 Major off-road paths should be named as a way to encourage their use and to
recognize historical entities associated with the Town or to honor Town residents
who have contributed to the development of the system.
Policy 4.15 The Town shall accept offers of dedication of pathway easements made at the
time of development and record them so that the future pathway right-of-way is
identified.
Policy 4.16 The Town should shall seek donations of pathway easements needed to complete
gaps in the system. The Town shall assume the legal and engineering casts
involved with the preparation of easement donations unrelated to development
and should inform residents of possible tax advantages from easement
dedication.
Policy 4.17 A Pathways Committee of residents interested in the pathways system shall be
appointed by the Council. A major responsibility of the Committee shall be to
suggest priorities for the Council and the City Manager regarding those paths
most in need of maintenance or development. The Committee shall also be
responsible for the maintenance and development of the Master Path Plan.
Pathways Element
Los Altos Hills General Plan
Page 9
Public Review Draft 3/24/08
Policy 4.18 Property owners shall not block pathways or otherwise impede pathway use
through the placement of fences, landscaping, irrigation, mailboxes, or any other
means.
Policy 4.19 Provision for pathway crossings or bridges shall be made at appropriate
locations, such as across creeks, and all roadway vehicular bridges shall be
designed to incorporate pathway crossings.
Policy 4.20 Trails and paths shall be permitted uses in open space and conservation
easements. These trails shall be constructed and maintained to minimize the
environmental impact upon the area.
Policy 4.21 When a pathway crosses a driveway or walkway, the pathway surface shall take
precedence to provide safe footingfor or equestrians and pedestrians. Where a
paved surface is required, the crossing must be acceptable as a pathway, e.g.,
roughened.
Policy 4.22 The Town shall maintain a walking map available to residents that indicates all
roadside and off-road paths that are passable.
Program 4.1 Continue to implement the Master Path Plan by requiring the dedication of
easements, construction of pathways and/or payment of pathway fees as a
condition of approval for subdivisions and site development permits.
Program 4.2 Continue to improve the Town's maintenance of constructed pathways.
Program 4.3 Review the approved list of streets that should have paths on both sides and
update the list as necessary.
Program 4.4 Review the walking map on a regular basis and update the map as necessary.
Program 4.5 Develop, adopt and implement an ordinance that codifies pathway requirements
and regulations.
Pathways Element
Los Altos Hills General Plan
Page 10
Public Review Draft 324/08
A Unique Community Asset
The pathways system is a network of paths and
trails designed to provide safe, convenient non-
vehicular travel throughout the community. Used
by school children, walkers, runners, equestrians
and bicyclists, the pathways system meets
recreation and circulation needs of residents. The
system unites neighborhoods through a series of
oonnecfing paths that crisscross the Town.
Pathways also allow access to natural areas so
that residents can better enjoy the community's
scenic countrysides.
Pathways Element
Los Altos Hills General Plan
Page 11
Pathways Element
Los Altos Hills General Plan
Appendix A
Master Path Plan
FCW111111 muacE
mwn1—FT ars1.1.i C111 �i
MASTER PATH PLAN
THE TOWN OF
LOS ALTOS HILLS
w w E
S
Pathways Element
Los Altos Hills General Plan
Appendix B
Roads to Have Pathways on Both Sides
RESOLUTION #38-96
A RESOLUTION OF THE TOWN OF LOS ALTOS HILLS
DESIGNATING CERTAIN ROADS TO HAVE PATHWAYS
ON BOTH SIDES
BE IT RESOLVED:
In accordance with Policy A2 of the Pathway Element of the General Plan, the City
Council of the Town of Los Altos Hills has determined that the following streets
shall be planned with pathways on both sides of the street.
The following streets have sufficient traffic (auto, pedestrian and equetrian) to
warrant paths on both sides. While desirable there may be segments where creating
the path is not economically feasible at this time. Nevertheless, the Town will take
the easement and should it become important, the Town will put in the path.
1. Fremont Road
2. El Monte Road from Summerhill Road to Stonebrook
3. Manuella Road from Fremont to Scarff
4. La Paloma Road from Fremont to Purissima Road
5. Concepcion Road from Fremont to Purissima Road
6. Purissima Road from Arastradero to Robleda Road
7. Page Mill Road
8. Altamont Road
9. Moody Road
PASSED AND ADOPTED this 15th day of May 1996.
By -UjL-^' =-i,--
Mayor
ATTEST
�� =-
G
ATTACHMENT 3
Summary of Key Policies and Programs
u
G
Summary of Key Policies and Programs
LAND USE ELEMENT
Open Space Easements (page 9)
Program 2.1 Continue to require the dedication of open space easements where appropriate as
a condition of approval for new development. Each parcel shall be evaluated on
a case-by-case basis during the site development review process to determine
whether an open space easement should be required, based on the extent of steep
slopes generally in excess of 30% slope and the presence of heritage oak trees
and/or creek corridors. Other considerations shall include the size of the
proposed open space easement, its contiguity with existing open space
easements, and whether the property is located within an Open Space
Conservation Area.
This program reflects current practice.
Green Building (pages 9 & 10)
Policy 2.8 Promote the use of green building methods and practices in the planning,
design, construction, renovation, operations, and demolition of buildings.
6 Program 2.7 Make green building publications and other sources of information available to
applicants, architects, builders and other individuals involved in the construction
of new homes and major remodel projects.
Program 2.8 Consider developing a green building ordinance for site development and
building applications.
Program 2.9 Develop and implement a program for the reduction and recycling of
construction and demolition waste.
Green building policy & programs are new.
Financing Public Services (page 20)
Policy 4.2 New and existing developments shall be adequately served by utilities and
infrastructure in accordance with Town standards. New projects that
require construction or expansion of public improvements shall pay their
fair share of the costs necessary to improve or expand infrastructure to
serve them, including street improvements, parks, pathways, sewer and
water services, storm drainage, and other urban services.
4W 1 This program reflects current practice.
Summary of Key Policies & Programs
April 3, 2008
Page 1
4 Annexations (page 25)
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.
These policies and programs represent current practice.
PATHWAYS ELEMENT
Maintenance of Pathways (page 4)
Policy 1.6 The Town shall maintain the pathways, using both pathway fees and General Fund
monies.
Construction of Paths & Payment of Fees (pages 7 & 8)
Policy 4.2 At the time of subdivision or site development approval, property owners may be
required to dedicate easements and/or construct paths on their property. Owners of
property on which no path is needed shall contribute to completion of the pathways
system by the payment of a pathway fee. The pathway fee shall be established by Town
ordinance. Paths shall be constructed by property owners as site development occurs. In
some cases, the Town may construct paths as funding permits.
Policy 4.5 A lot that contributed a pathway fee at the time of subdivision shall not be required to
contribute again at the time of initial site development.
4W 1 These policies represent current practice.
Summary of Key Policies & Programs
April 3, 2008
Page 2
ATTACHMENT4
Page 8 of Open Space & Recreation Element
Public Review Draft
April 2007
418. City of Palo Alto Open Space Preserves
• Enid W. Pearson-Arastradero Preserve is a 609 -acre open space preserve
located in the foothills on the west side of Highway 280. The preserve is
owned and maintained by the City of Palo Alto and can be accessed by off-
road pathways in Los Altos Hills.
• Foothills Park is a 1,400 -acre recreation area located 2.7 miles west of
Highway 280 at 3300 Page Mill Road. The park is adjacent to the Town of
Los Altos Hills and within its planning area, but the park is open only to
residents of Palo Alto.
Planning and Zoning
Open space preserves are designated Open Space Preserve
(OSP) on the Land Use Diagram and zoned Open Space
Reserve (OSR). Permitted uses in the OSR zoning district
include agriculture, forestry, and low -impact outdoor recreation
such as horseback riding, hiking and bird watching. No buildings
or other development are allowed.
Steep canyons and creek corridors that should be protected are
designated as Open Space Conservation Areas on the Land Use
Diagram. Development in these areas is generally limited to off-road
pathways; no structures are allowed. In addition to canyons and
creek corridors, visually important open space lands associated with
major religious and educational institutional facilities or with Stanford
Industrial Park are designated Open Space Conservation Areas.
Other open space lands that are used primarily for recreation are
designated Public Recreation Area or Private Recreation Area on
the Land Use Diagram. These recreation areas are protected from
other types of development and uses.
Open Space and Recreation Element
Los Altos Hills General Plan
Page 8
ATTACHMENT 5
Initial Study and Negative Declaration
TOWN OF LOS ALTOS HELLS
NEGATIVE DECLARATION
PROJECT TITLE:
Los Altos Hills General Plan Update (Phase 3)
PREPARED BY:
Debbie Pedro, AICP, Planning Director
NAME AND ADDRESS OF PROJECT
SPONSOR:
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
LOCATION OF PROJECT:
Town of Los Altos Hills (Townwide)
PROJECT DESCRIPTION:
The proposed project is Phase 3 of a comprehensive update to the Los Altos Hills
General Plan. The updated elements have been developed by the General Plan Update
Conunittee as part of the Town's 2007-08 General Plan Update project.
Phase l included an update to the Introduction, Open Space & Recreation Element, and
Conservation Element, which were adopted by the City Council on April 26, 2007. Phase
2 included an update to the Safety Element and Noise Element, which were adopted by
the City Council on November 8, 2007. Phase 3 includes the Land Use Element and
Pathways Element. The Circulation & Scenic Roadways and Housing Elements me the
more recent sections of the General Plan and will not be updated at this time.
FINDING:
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 on the environment.
Debbie Pedro, Planning Director
TOWN OF LOS ALTOS HILLS
Date
Noticed on: Adopted
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
INITIAL STUDY
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 areas of concam
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 detenr ned 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 by the project
applicant, then the project would be eligible for a Mitigated Negative Declaration.
PROJECT TITLE
Los Altos Hills General Plan Update Phase 3
LEAD AGENCY NAME AND ADDRESS
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
CONTACT PERSON AND PHONE NUMBER
Debbie Pedro, AICP, Planning Director (650) 941-7222
PROJECT LOCATION
Town of Los Altos Hills (Townwide)
PROJECT SPONSOR'S NAME AND ADDRESS
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
GENERAL PLAN DESIGNATION
Various
ZONING
Various
DESCRIPTION OF PROJECT
The proposed project is Phase 3 of a comprehensive update to the Los Altos Hills General Plan. The
updated elements have been developed by the General Plan Update Committee as part of the Town's 2007-
08 General Plan Update project.
Phase 1 included an update to the Introduction, the Open Space & Recreation Element, and the
Conservation Element, which were adopted by the City Council on April 26, 2007. Phase 2 included the
Safety Element and Noise Element, which were adopted by the City Council on November 8, 2007.
Phase 3 includes the Land Use Element and the Pathways Element. The Circulation & Scenic Roadways
and Housing Elements are the more recent sections of the General Plan and will not be updated at this
time.
Elements Required
by State Law
Los Altos Hills
General Plan Elements
Phase 1
Amendments
Phase 2
Amendments
Phase 3
Amendments
Introduction
✓
Land Use
Land Use
✓
Circulation
Circulation & Scenic Roadways
--
--
--
Housing
Housing
Open Space
Open Space & Recreation
✓
Conservation
Conservation
✓
Noise
Noise
✓
Safety
Safety
✓
Pathways
--
--
✓
The purpose of the update is to correct errors, inaccuracies and obsolete references and to produce a more
accurate, legible, and reproducible document, including improved graphics that accurately depict existing
conditions in the Town. The proposed amendments do not include any changes in land use designations
because the Town is nearly built out and significant population growth is not expected in the future.
Phase 3 of the General Plan update includes amendments to existing goals, policies and programs to
address current issues related to land use and the Town's pathways system. Most policies and programs in
the updated elements are already existing; proposed changes and additions are intended to clarify and
strengthen existing goals and policies. No major changes in policy direction are included in the General
Plan update.
The Town is committed to the preservation of the semi -rural, residential character of the community, the
protection of natural open space, and the maintenance and development of the pathways system.
Implementation of the updated goals, policies and programs will protect the environment and will not have
any adverse impacts on natural resources or the aesthetic qualities of the community.
SURROUNDING LAND USES AND SETTING
Incorporated as a general law city on January 27, 1956, the Town of Los Altos Hills is located in Santa
Clara County directly west of the City of Los Altos. It is encircled by the City of Palo Alto along the
north and northeast boundaries. Open space preserves managed by the Midpeninsula Regional Open
Space District are located along the western boundary, and unincorporated areas of Santa Clara County
are located to the east. The Town encompasses approximately 8.4 square miles with an additional 5.7
square miles of unincorporated land adjacent to the Town's boundaries designated as being within its
sphere of influence.
The Town is bisected by Interstate 280, which runs from northwest to southeast. The Town is also
served by Foothill Expressway, which forms part of its northeasterly boundary. Arterial roads including
Page Mill, Arastmdero, and El Monte -Moody Road provide channels for primary movement within the
Town.
Characterized as a semi -rural hillside community with rolling bills and picturesque valleys, the Town
serves as a transition area between the urbanized mid -peninsula and the open foothills of the coastal
mountain range. The Town is a low-density suburban residential community on hilly terrain, with dense
vegetation including many oak trees and natural habitats. Although Los Altos Hills is not an agricultural
community, the rugged physical characteristics of the area have helped to maintain its semi -rural quality.
Minor agricultural pursuits including orchards and vineyards are common. Many residents keep
domestic animals, primarily horses, on their properties, adding to the semi -rural character of this
community.
The basic land use categories are residential, institutional, recreation, and open space. There are two
zoning districts for all properties in Town: R -A (Residential Agricultural) and OSR (Open Space
Reserve). Additional uses such as public and private schools, churches and synagogues, and recreational
clubs are permitted through conditional use permits. There are no commercial or industrial centers.
Commercial, retail, and industrial uses are found in adjoining suburban communities. Many services to
the Town's population including retail stores, post offices, banks, and medical services are available in
adjacent communities such as the City of Los Altos and the City of Palo Alto.
Other public agencies whose approval is required: None
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
❑
Agriculture Resources
❑
Air Quality
❑
Biological Resources
❑
Cultural Resources
❑
Geology /Soils
❑
Hazards & Hazardous
Materials
❑
Hydrology / Water Quality
❑
Land Use / Planning
❑
Mineral Resources
❑
Noise
❑
Population / Housing
❑
Public Services
❑
Recreation
❑
TransportnioNTraffic
❑
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.
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 0
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 an attached sheet have been added
to the project. A MITIGATED NEGATIVE 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. ❑
I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect I)
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 FIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that
earlier FIR, including revisions or mitigation measures that are imposed upon the proposed project.
Debbie Pedro, Planning Director
FINDING: The project will have no impact on aesthetics.
MITIGATION: No mitigation is necessary.
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I. AESTHETICS
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ImpactTiPE-5--
Would the project:
a) Have a substantial adverse effect on a scenic vista?
❑
❑
❑
b) Substantially damage scenic resources, including, but not
Statewide Importance (Farmland), as shown on the maps
limited to, trees, rock outcroppings, and historic buildings
❑
❑
❑
❑
within a state scenic highway?
Program of the California Resources Agency, to non-
c) Substantially degrade the existing visual character or quality
❑
❑
❑
of the site and its surroundings?
b) Conflict with existing zoning for agricultural use, or a
❑
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d) Create a new source of substantial light or glaze which would
❑
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affect day or nighttime views in the areal
c) Involve other changes in the existing environment which, due to
FINDING: The project will have no impact on aesthetics.
MITIGATION: No mitigation is necessary.
FINDING: The project will have no impact on agriculture resources.
MITIGATION: No mitigation is necessary.
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D. AGRICULTURE RESOURCESwaThn
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ImpactTiPE-5--
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to
the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of
Conservation as an optional model to use in assessing impacts on agriculture and fannh nd. Would the project:
a) Convert Prime Famdand, Unique Farmland, or Famdand of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Famdand Mapping and Monitoring
❑
❑
❑
Program of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a
❑
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Act contract?
c) Involve other changes in the existing environment which, due to
their location or nature, could result in conversion of Farmland,
❑
❑
❑
to non-agricultural use?
FINDING: The project will have no impact on agriculture resources.
MITIGATION: No mitigation is necessary.
III. AIR QUALITY
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IV. BIOLOGICAL RESOURCES
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Where available, the significance criteria established by the applicable air quality management or air pollution control
district may be relied upon to make the following determinations. Would the project.
a) Conflict with or obstruct implementation of the applicable air
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❑
❑
a) Have a substantial adverse effect, either directly or through
quality plan?
habitat modifications, on any species identified as a candidate,
b) Violate any air quality standard or contribute substantially to
❑
❑
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sensitive, or special status species in local or regional plans,
existing or projected air quality violation?
❑
❑
policies, or regulations, or by the California Department of
c) Result in a cumulatively considerable net increase of any
Fish and Game or U.S. Fish and Wildlife Service?
criteria pollutant for which the project region is non -
b) Have a substantial adverse effect on any riparian habitat or
attainment under an applicable federal or state ambient air
❑
❑
❑
other sensitive natural community identified in local or
quality standard (including releasing emissions which exceed
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plans, policies, regulations or by the California
quantitative thresholds for ozone precursors)?
Department of Fish and Game or US Fish and Wildlife Service?
d) Expose sensitive receptors to substantial pollutant
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❑
❑
c) Have a substantial adverse effect on federally protected
concentrations?
wetlands as defined by Section 404 of the Clean Water Act
e) Create objectionable odors affecting a substantial number of
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(including, but not limited to, marsh, vernal pool, coastal, etc.)
❑
❑
❑
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through direct removal, filling, hydrological interruption, or
FINDING: The project will have no impact on air quality.
MITIGATION: No mitigation is necessary.
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Less Than
IV. BIOLOGICAL RESOURCES
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Than
Sinifir"
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Mitimon
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Would the project:
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate,
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
❑
❑
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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
(including, but not limited to, marsh, vernal pool, coastal, etc.)
❑
❑
❑
0
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 resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
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e) Conflict with any local policies or ordinances protecting
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biological resources, such as a tree preservation policy or
❑
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ordinance?
a) Cause a substantial adverse change in the significance of a
'15064.5?
❑
❑
❑
f) Conflict with the provisions of an adopted Habitat
historical resource as defined in
Conservation Plan, Natural Community Conservation Plan, or
❑
❑
❑
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other approved local, regional, or state habitat conservation plan?
archaeological resource pursuant to'15064.51
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FINDING: The project will have no impact on biological resources
MITIGATION: No mitigation is necessary.
FINDING: The project will have no impact on cultural resources.
MITIGATION: No mitigation is necessary.
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V. CULTURAL RESOURCESr`m's'�"`s"'"""f<�
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Would theproject:
a) Cause a substantial adverse change in the significance of a
'15064.5?
❑
❑
❑
historical resource as defined in
b) Cause a substantial adverse change in the significance of an
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❑
archaeological resource pursuant to'15064.51
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c) Directly or indirectly destroy a unique paleontological
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or site or unique geologic feature?
d)y human remains, including those imerred outside of formal
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❑
iii) Seismic -related ground failure, including liquefaction?
❑
❑
❑
FINDING: The project will have no impact on cultural resources.
MITIGATION: No mitigation is necessary.
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GEOLOGY AND SOILS
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Would the project:
a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury, or death involving:
it Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
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by the State Geologist for the area or based on other
substantial evidence of a known fault?
ii) Strong seismic ground shaking?
❑
❑
❑
iii) Seismic -related ground failure, including liquefaction?
❑
❑
❑
iv) Landslides?
❑
❑
❑
b) Result in substantial soil erosion or the loss of topsoil?
❑
❑
❑
c) Be located on a geologic unit or soil that is unstable, or that would
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become unstable as a result of the project, and potentially result in on or
❑
❑
❑
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off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
a) Create a significant hazard to the public or the environment through
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❑
❑
d) Be located on expansive soil, as defined in Table 18-1-B of the
❑
❑
❑
UBC (1994), creating substantial risks to life or property?
b) Create a significant hazard to the public or the environment through
e) Have soils incapable of adequately supporting the use of
reasonably foreseeable upset and accident conditions involving the
❑
❑
❑
septic tanks or alternative wastewater disposal systems where
❑
❑
❑
sewers are not available for the disposal of wastewater?
c) Emit hazardous emissions or handle hazardous or acutely
FINDING: The project will have no impact on geology and soils.
MITIGATION: No mitigation is necessary.
VII. HAZARDS AND HAZARDOUS MATERIALS
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Would the project:
a) Create a significant hazard to the public or the environment through
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❑
❑
the mufine vansport, 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
❑
❑
❑
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release of hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within onequaner
❑
❑
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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
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L]Section
65962.5 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 or 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 smuctures 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?
FINDING: The project will have no impact on hazards and hazardous materials.
MITIGATION: No mitigation is necessary.
FINDING: The project will have no impact on hydrology and water quality.
MITIGATION: No mitigation is necessary.
10
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VIII. HYDROLOGY AND WATER QUALITY
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Would the project:
a) Violate any water quality standards or waste discharge
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to 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 m
a level which would nor support existing land uses or planned uses
for which perrofts have been ranted)?
c) Substantially alter the existing drainage pattem of the site or
area, including through the alteration of the course of a stream
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river, in a manner which would result in substantial erosion
or siltation on- or off-site?
d) Substantially alter the existing drainage pattern ofthe site or area,
including through the alteration of the course of a stream or river,
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substantially increase the rale 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?
0 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
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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?
❑
❑
❑
FINDING: The project will have no impact on hydrology and water quality.
MITIGATION: No mitigation is necessary.
10
FINDING: The project will have no impact on land use and planning.
MITIGATION: No mitigation is necessary.
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Di. LAND USE AND PLANNING
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Would the project:
a) Physically divide an established community?
❑
❑
❑
a) Result in the loss of availability of a known mineral resource
b) Conflict with any applicable land use plan, policy, or
0
that would be of value to the region and the residents of the
regulation of an agency with juri sdiction over the project
❑
❑
state?
(including, but not limited to the general plan, specific plan,
❑
❑
❑
to Result in the loss of availability of a locally -important
local coastal program, or zoning ordinance) adopted for the
❑
❑
mineral resource recovery site delineated on a local general
purpose of avoiding or mitigating an environmental effect?
❑
❑
plan, specific plan or other land use plan?
c) Conflict with any applicable habitat conservation plan or
❑
❑
❑
natural community conservation plan?
FINDING: The project will have no impact on land use and planning.
MITIGATION: No mitigation is necessary.
FINDING: The project will have no impact on mineral resources.
MITIGATION: No mitigation is necessary.
Potentially
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fps nan
X. MINERAL RESOURCESwith
law
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Would the project:
a) Result in the loss of availability of a known mineral resource
0
that would be of value to the region and the residents of the
❑
❑
❑
state?
to Result in the loss of availability of a locally -important
❑
❑
❑
mineral resource recovery site delineated on a local general
❑
❑
❑
plan, specific plan or other land use plan?
FINDING: The project will have no impact on mineral resources.
MITIGATION: No mitigation is necessary.
P�mfivflv
luso Than
Izss Than
XI. NOISE
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Would the project result in:
a) Exposure of persons to or generation of noise levels in excess
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of standards established in the local general plan or noise
❑
❑
❑
ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
❑
❑
❑
groundbome vibration or groundbome noise levels?
c) A substantial permanent increase in ambient noise levels in
❑
❑
❑
the project vicinity above levels existing without the project?
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d) A substantial temporary or periodic increase in ambient noise levels
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the project vicaury above levels existing without the project?
a) Induce substantial population growth in an area, either
e) For a project located within an airport land use plan or, where
directly (for example, by proposing new homes and
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such a plan has not been adopted, within two miles of a public
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or public use airport, would the project expose people
roads or other infrastructure)?
residing or working in the project area to excessive noise levels?
b) Displace substantial numbers of existing housing,
f) For a project within the vicinity of a private airstrip, would the
necessitating the construction of replacement housing
❑
❑
❑
project expose people residing or working in the project area to
❑
❑
❑
excessive noise levels?
c) Displace substantial numbers of people, necessitating the
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L]construction
FINDING: The project will have no impact on noise level.
MITIGATION: No mitigation is necessary.
FINDING: The project will have no impact on population and housing.
MITIGATION: No mitigation is necessary.
12
Simficam
ThanXII.POPULATION
AND HOUSING
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Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
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❑
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
❑
❑
❑
elsewhere?
c) Displace substantial numbers of people, necessitating the
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L]construction
of replacement housing elsewhere?
FINDING: The project will have no impact on population and housing.
MITIGATION: No mitigation is necessary.
12
FINDING: The project will have no impact on public services.
MITIGATION: No mitigation is necessary.
P
Tha
XIII. PUBLIC SERVICES
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Impact
t
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 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?
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Police protection?
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Schools?
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Parks?
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Other public facilities?
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FINDING: The project will have no impact on public services.
MITIGATION: No mitigation is necessary.
FINDING: The project will have no impact on recreation.
MITIGATION: No mitigation is necessary.
13
P
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XIV. RECREATION
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Impact
t
a) Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such that
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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
❑
❑
❑
❑✓
might have an adverse physical effect on the environment?
FINDING: The project will have no impact on recreation.
MITIGATION: No mitigation is necessary.
13
FINDING: The project will have no impact on transportation and traffic.
MITIGATION: No mitigation is necessary.
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XV. TRANSPORTATION/TRAFFIC
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a) Exceed wastewater treatment requirements of the applicable
Would the project
a) Cause an increase in traffic which is substantial in relation to
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Water Quality Control Board?
the existing traffic load and capacity of the street system (i.e.,
b) Require or result in the construction of new water or
result in a substantial increase in either the number of vehicle
❑
❑
❑
Q
trips, the volume to capacity ratio on roads, or congestion at
❑
facilities, the construction of which could cause significant
intersections)?
environmental effects?
b) Exceed, either individually or cumulatively, a level of service
c) Require or result in the construction of new storm water
standard established by the county congestion management
❑
❑
❑
Q
agency for designated roads or highways?
❑
0
construction of which could cause significant environmental
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in
❑
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substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses
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(e.g., farm equipment)?
e) Result in inadequate emergency access?
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f) Result in inadequate parking capacity?
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g) Conflict with adopted policies, plans, or programs supporting
L1
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alternative transportation (e.g., bus turnouts, bicycle racks)?
FINDING: The project will have no impact on transportation and traffic.
MITIGATION: No mitigation is necessary.
14
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XVI. UTILITIES AND SERVICE SYSTEMS
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Would the project:
a) Exceed wastewater treatment requirements of the applicable
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Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
❑
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facilities, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
❑
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construction of which could cause significant environmental
14
effects?
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d) Have sufficient water supplies available to serve the project
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from existing entitlements and resources, or are new or
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expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
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capacity to serve the projects projected demand in
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addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to
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the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and regulations
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related to solid waste?
FINDING: The project will have no impact on utilities and service systems.
MITIGATION: No mitigation is necessary.
15
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XVII. MANDATORY FINDINGS OF SIGNIFICANCE
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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
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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 Califomia 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
❑
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considerable when viewed in connection with the effects of
past projects, the effects of other current projects, and the
effects of probable futureprojects)?
c) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
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indirectly?
15
ATTACHMENT6
Existing Land Use Element
Adopted in 1975
LAND USE ELEMENT
101. The Land Use Element and the Circulation Element describe the basic
framework for the physical development of the Planning Area. The Land Use
Element establishes guidelines for the general distribution and extent of the uses
of land. The Circulation Element provides for the flow of people and goods
within the Planning Area.
102. The basic land use categories dealt with in this element are residential,
institutional, commercial/industrial, and public utilities. Each of these land use
categories is covered in a section setting forth objectives, principles, standards,
and a description. Open space and recreation proposals are dealt with in separate
elements. The following sections dealing with land use proposals have been
developed based on the following general land use objectives and principles:
GENERAL OBJECTIVE: To provide, amidst open spaces, residential uses and
the minimum public and private facilities and services necessary to serve Town
residents on a continuing basis. Such facilities and services as are available from
sources outside Los Altos Hills should not be duplicated within the Town.
GENERAL PRINCIPLE:
103. 1. Uses of land should maintain the rural atmosphere, minimize
disturbance to natural terrain, minimize removal of the natural
vegetation and create the maximum compatibility of development
with the natural environment through site design, architecture and
landscaping.
2. In addition to single-family residences, uses within the Planning
Area should include:
Town of Los Altos Hills General Plan Land Use Element
Page 1 of 20
103. 2(cont.)
a. Those uses normally accessory to dwellings in a rural area:
small-scale crop and tree farming keeping of horses and other
domestic animals, and other agricultural pursuits that are
compatible with residential uses;
b. Those private and public park and recreational uses necessary
to conveniently serve the residents;
c. Those few public and private services and facilities including
schools, churches, fire stations, community centers, etc.,
needed locally to serve Town residents.
3.
Large non-residential structures should be subjected to
architectural review to insure compatibility with the residential
character of the community.
Residential
Areas
Objectives:
104. 1.
To maintain the rural atmosphere associated with established
residential areas of the community and to ensure a similar
atmosphere in future residential developments.
2.
To assure that all residential development occurs in a manner
minimizing disturbance to natural terrain, vegetation and wildlife
and maximizing preservation of natural beauty and open space.
Principles:
105. 1.
Within incorporated Los Altos Hills and its Sphere of Influence
dwelling types should be limited to single-family detached
residences.
2.
The minimum parcel size should be one acre.
3.
The number of dwelling units permitted should decrease as the
steepness of the land increases.
4.
Residential densities should be guided by considerations of
topography, vegetative cover and significant physical limit action
inherent in the natural environment.
Town of Los Altos Hills General Plan Land Use Element
Page 2 of 20
105. (cont.) 5. Steep slopes, canyons, ravines, natural swales and drainage
kept Gee of structures and left in a natural condition with respect to
terrain and vegetation. These areas are classified as 'open space
conservation areas". In open space conservation areas, the
intensely private or semi -private recreation uses are appropriate,
with drainage and erosion control measures undertaken where
necessary.
*Net lot area is the acreage remaining after deductions are made for public or private
roads, driveway easements serving more than one lot, and park or any other land
dedications.
Town of Los Altos Hills General Plan Land Use Element
Page 3 of 20
channels, and geologic hazard areas within areas designated for
residential development should be left undisturbed and preserved
as open space.
6.
Limits on the development of individual residential lots shall be
determined based on evaluation of such factors as natural
vegetation, topographic characteristics, and soils and geology.
7.
The natural character of the ridges should be preserved to the
maximum extent feasible.
Standards:
106. 1.
Within those areas designated for "very low to low density"
residential use, net lot area* should be not less than one acre,
43,560 square feet, per dwelling unit. In addition, the average net
lot area for this residential category in subdivisions should increase
with an increase in average slope, based on the following slope -
density standards:
Average slope of land
to be subdivided Average net lot size
0 — 10% slope one acre
10 — 50% slope An increase from one to seven
acres, based on the average
slope of the land
Over 50% slope Areas of such average slope
should generally not be developed for
residential purposes
2.
Within the residential portion of the community, all slopes,
canyons, and ravines, generally in excess of 30% slope should be
kept Gee of structures and left in a natural condition with respect to
terrain and vegetation. These areas are classified as 'open space
conservation areas". In open space conservation areas, the
intensely private or semi -private recreation uses are appropriate,
with drainage and erosion control measures undertaken where
necessary.
*Net lot area is the acreage remaining after deductions are made for public or private
roads, driveway easements serving more than one lot, and park or any other land
dedications.
Town of Los Altos Hills General Plan Land Use Element
Page 3 of 20
106. (cont.) 3. Within those areas designated for "Low to medium density"
residential use, existing density patterns should be preserved. In
addition, the minimum lot area for this residential category in the
area immediately adjacent to Los Altos Hills should be no less than
one-half acre.
Description:
107. Residential areas of low intensity are the predominate land use
proposed in this General Plan. Two categories of residential intensities are
indicated on the Plan Diagram: very low to low, and low to medium. The
very low to low density residential category, for dwelling units on sites of
one acre or more, is applied to areas of existing development on
moderately steep to steep topography, slopes ranging generally from five
to thirty per cent (5%-30%). Residential areas designated low to medium
density for intensities greater than one dwelling unit per acre, are outside
the corporate limits of Los Altos Hills and beyond its sphere of influence
and reflect existing "flat land" development. More rugged ridge and
valley areas to the west and southwest are designated OPEN SPACE
PRESERVE, and are not intended primarily for residential use. (See the
Open Space Element for further description of this land use category).
108. Superimposed upon the residential land use areas on the Plan
Diagram is a symbol representing open space conservation areas. Within
these areas special measures should be taken to conserve the cultural
quality and avoid environmental problems. Residences should be placed
on the more buildable lands and carefully sited so as to preserve existing
trees, other vegetation and wildlife habitat areas of critical importance.
The Open Space Conservation areas as private permanent open spaces can
accommodate a limited variety of recreational uses suited to the natural
terrain such as riding and hiking trails, scenic walks, and picnic and
informal recreational activities. In many instances, these open spaces
would be ideal locations for public trails and paths. In already subdivided
areas, programs to assure retention of these open spaces will require the
Town of Los Altos Hills General Plan Land Use Element
Page 4 of 20
108. (cont.) interest and cooperation of residents. The value of insuring these open
spaces accrues largely to the adjoining property owners.
109. The residential area of very low to low density is divided into six
residential units for ease of handling data and descriptive material (See
Map following page). The 1970 housing units and the holding capacities
of each residential unit are shown in Table 1 below. The building capacity
has been estimated by applying slope density standards recommended
above to undeveloped lands and taking into consideration existing
development. These figures represent projected total holding capacity of
Los Altos Hills and its sphere of influence, assuming no further residential
development of the area designated as Open Space Preserve. The holding
capacity figures range from low to high, depending on the assumed
number of persons per housing unit, the low representing 3.4 persons per
unit, and the high representing 3.8 persons per unit.
TABLE 1
Residential Unit 1970 Holding Capacity
Housing Population Housing Population
Units Units Low High
1 150 570 350 1850 2050
2 640 3070 1140 3900 4350
3 280 1070 520 1750 1950
4 60 230 300 950 1100
5 142 540 160 550 600
6 552 2090 1080 3650 4050
TOTAL 1994* 7570* 3750 12,650 14,100
*Includes more than 1973 incorporated area
110. In the following sections, each residential unit is described
separately. The residential proposals are general in nature, and it is
anticipated that to ensure that General Plan objectives are attained, each
Town of Los Altos Hills General Plan Land Use Element
Page 5 of 20
110. (cont.) future proposal for residential development will require specific analysis.
Due to the unique characteristics of the planning area, topographic,
geologic and drainage evaluation will be of critical importance, not only
for evaluation of specific residential proposals, but for review of all land
use proposals.
Residential Unit No. 1
l 11. This residential unit consists of lands that make up a large portion
of the Matadero Creek Basin. The area is bounded by Stanford lands to
the north and northwest; the City of Palo Alto to the west; Interstate #280
to the east; and a line formed by parts of Elena and Natoma Roads,
Charles Avenue, a portion of Matadero Creek and Altamont Road to the
southwest acid south. As in the remainder of the community, the character
of the topography of this unit is a result of the irregular drainage pattern.
Existing development has tended to avoid the more rugged canyons and
steep hillsides. In addition, residential areas have developed on long cul-
de-sac roads due to topographic limitations and through -road connections.
112. It is proposed that all future residential development be very low to
low density, and ravines and canyons associated with Matadero Creek and
the Page Mill Road corridor be preserved as open space, with housing
units placed on flatter land— more suitable to development. It is proposed
that access also be a key consideration in development, including
provision for needed emergency road connections. (See Appendix #1).
113. Large, open and undeveloped parcels along Interstate 280 in this
unit provide a particularly important visual identity to Los Altos Hills.
These sites should be developed carefully to ensure that their basic visual
quality is not destroyed. Portions of these sites may be desirable for
public purchase, or preservation through other means.
114. Interstate 280 poses serious noise problems, especially at the
interchange with Page Mill Expressway. Measures to reduce the noise
impact and to enhance the visual quality of the general vicinity of the
interchange are needed. Several large parcels of land in this area
Town of Los Altos Hills General Plan Land Use Element
Page 6 of 20
114.(cont.) are in the development process and others may be developed in the near
future for residential uses. The rugged character of much of the land
within this unit, however, may push ultimate development to the relatively
distant future. Residential Unit No. 1 is currently developed to
approximately one third of its building capacity.
Residential Unit No. 2
115. Residential Unit No. 2 currently has the greatest percentage of
existing development in relationship to potential holding capacity, nearly
seventy per cent (70%). This Unit is bounded by Palo Alto on the north;
Interstate 280 to the west and southwest; Los Altos to the east; and El
Monte Avenue to the southeast. As a result of its proximity to adjacent
communities— this Unit is most conveniently served by auxiliary
commercial areas and other existing services and facilities.
116. Fremont Hills Subdivision is the largest single development within
this unit and accounts for a large portion of the existing population.
117. Development of the remainder of this Unit should be very low to
low density and compatible with existing development. Where still
possible, stream canyons should be preserved as open space. In addition,
emergency road connections are proposed to be completed where
necessary. As a result of this Unit's relatively gentle topography and
proximity to existing services and facilities, it is assumed that the
remaining vacant Ind will be developed in the relatively near future.
Special attention will need to be given to flooding problems between
Fremont Road and Manuella Road, and to the need to preserve some
parcels of land for open space.
Town of Los Altos Hills General Plan Land Use Element
Page 7 of 20
Residential Unit No. 3
118. Residential Unit No. 3 is shown in the very low to low density
residential land use category. This Unit is bounded by Elena and Natoma
Roads, Charles Avenue, and a portion of Matadero Creek to the north and
northwest; Altamont Road to the southwest and south; and Interstate 280
to the northeast. In general, the development of remaining vacant lands
within this Unit should be accomplished with relative ease. Some
problems, however, will be encountered in dealing with lands adjacent to
significant drainage channels, and in development of lands immediately
adjacent to Interstate 280.
119. Tributaries of Adobe and Purissima Creeks drain through this Unit
into their main stream channels east of the Freeway. Associated with
these tributaries are canyons and ravines densely covered with natural
vegetation. These areas have been designated Open Space Conservation
areas on the Plan Diagram and should be left largely undisturbed when
development occurs. This will require carefully designed subdivisions and
siting of structures on existing building sites.
120. Noise from Interstate 280 is a significant factor in residential
development of parcels adjacent to the freeway. Careful planning will be
necessary when these parcels are developed to ensure that new living
environments are compatible with the objectives of the General Plan.
Residential Unit No. 4
121. Residential Unit No. 4 is bounded by Altamont Road on the north;
the City of Palo Alto to the west and southwest; and Moody Road to the
south and southeast. This residential unit includes Byrne preserve, an
Open Space Preserve in pubic ownership. Very low to low density
residential use is proposed for this residential unit, due to steepness
and irregular character of terrain; however, precise planning, particularly
for the area west of Byrne Preserve, is essential.
Town of Los Altos Hills General Plan Land Use Element
Page 8 of 20
122. The portion of this Unit west of Byrne Preserve is composed
primarily of the area commonly known as the MMCP area. (The term
MMCP refers to the area bounded approximately by Moody Road, Moody
Court, Central Drive, and Page Mill Road). This area is extremely rugged
and has developed with long cul-de-sac roads lacking emergency
connection routes. As a result of the complexity of this area, it is proposed
that a specific plan be prepared and adopted to deal with its unique
problems. The existing MMCP area plan prepared in 1972 but never
adopted should be reviewed, modified where necessary, and adopted to
serve as a guide for development in the area.
123. Residential development east of Byrne Preserve should be
compatible with existing residential use. Development of the steep slopes
with extensive natural vegetation cover north of Moody Road should be
carefully planned to minimize grading and tree clearance. Specific review
will be required to ensure that General Plan objectives are attained.
Residential Unit No. 5
124. Residential Unit No. 5 is shown in the very low to low density
residential land use category. Future development should be compatible
with existing development. It is anticipated that, in general, remaining
development will be accomplished easily. Factors that will require careful
analysis at the time of development review are noise from Interstate 280,
drainage, particularly as associated with Hale Creek, and emergency road
connections, primarily those associated with Hilltop Drive and Dawnridge
Road.
Town of Los Altos Hills General Plan Land Use Element
Page 9 of 20
Residential Unit No. 6
125. Residential Unit No. 6 is located near the southeast corner of the
planning area. This unit is bounded by Moody Road and EI Monte Roads
to the north and northwest; Interstate 280 to the northeast; lands of the
Roman Catholic Church to the east and south; and extends to near Ewing
Hill Ridge to the southwest. This Unit is designated for very low to low
density residential, and it is anticipated that development of vacant parcels
will be consistent with existing development. Canyons and ravines with
dense natural vegetative cover should be left open and have been
designated Open Space Conservation Areas on the General Plan Diagram.
In addition, residential development will require careful planning,
including detailed information on geology and drainage, particularly in the
Olive Tree Lane area. Emergency road connections are also important in
planning for residential development within the area.
126. Geologic analysis will be particularly important in evaluation of
subdivision proposals within this Unit. It is anticipated that as more
detailed geologic information becomes available, minor modifications to
the general boundary between the residential very low to low density use
and the open space preserve to the south may be appropriate. It is not
anticipated, however, that modification will significantly increase the
amount of acreage available for residential use; in fact, new geologic
information may well indicate additional geologic hazard areas that should
be avoided in development. Modifications that would be deemed
appropriate would. be those for adjustments to make best use of the
geologically stable lands within a particular site proposed for subdivision
(any such adjustments that are proposed will have to be evaluated to
ensure General Plan objectives are attained). Open Space Conservation
Areas, that have been in part defined based on existing
Town of Los Altos Hills General Plan Land Use Element
Page 10 of 20
126. (cont.) geologic information, may also be appropriate for similar modification
when new, more detailed geologic information becomes available.
127. The Neary Quarry presents significant problems to this area in
terms of trucking, noise, dust and aesthetics. The quarry is shown as an
open space preserve, an indication that it most likely will only be suitable
as open space. Plans would need to be developed to enhance the site.
Other Residential Areas
128. In addition to the six residential units, there are several other
residential areas, portions of which are included within the planning area.
These areas, although in other jurisdictions, are of direct and immediate
concern to the planning area because of common problems relating to
drainage, circulation, public facilities, and visual amenities.
129. That portion of Los Altos within the planning. area is shown in the
low to medium density residential intensity category. This designation is
based on existing development and plans of Los Altos. It is proposed that
development of existing vacant land immediately adjacent to Los Altos
Hills be no more intense than one-half acre per dwelling unit, to help
provide a gradual transition between residential intensities, as previously
agreed to by the City and the Town.
130. The land use intensities indicated for -those. portions of Palo Alto
and unincorporated lands of Santa Clara County within the planning area
reflect existing development and the plans of each of these jurisdictions.
Institutions
Objectives:
131 1. To provide for those institutions that are for the use of local
residents and of a character in harmony with the residential character of
the community.
Town of Los Altos Hills General Plan Land Use Element
Page 11 of 20
2. To ensure that institutions are conveniently served by traffic ways
and an efficient network of trails and paths.
3. To ensure that institutions will be properly related to adjacent land
uses.
Principles:
132. 1. Space should be provided for only those institutional uses that may
be necessary to serve local residents, such as elementary schools,
churches, Town governmental buildings, and fire stations.
2. Major community facilities should be served directly by collector,
or where possible, arterial roads. Emphasis should be reasonable
convenience. Prime consideration should be compatibility with
adjacent land uses and with preserving the rural atmosphere and
existing residential character of the Town.
3. Schools should make recreation areas and facilities available for
use during non -school hours.
4. The Town should work with school districts in design and
development of schools to provide for Town needs in re-creation,
meetings, etc.
5. School service areas should be defined so as to minimize the
opportunity for conflict between children traveling to school and
motor vehicles moving within and to and from the community.
6. Public buildings; should be of a size and scale conducive to
maintaining the rural atmosphere of Los Altos Hills.The
architectural design of non-residential buildings should be more
similar to and compatible with residential buildings.
Standards:
133. 1. PUBLIC SCHOOLS
a. Palo Alto Unified School District --Optimum Elementary
School size (K-6): 500-600 students, 10 usable acres
b. Los Altos Elementary School District -Optimum Elementary
School size (K-6): 500 students, 10 usable acres
Town of Los Altos Hills General Plan Land Use Element
Page 12 of 20
c. Mountain View -Los Altos Union High School District -- All
high school students originating in Los Altos Hills are
accommodated outside of the planning area -- this district
believes that ultimate development of Los Altos Hills based on
the holding capacity projections can be accommodated on this
basis.
Description:
134. The minimum institutional facilities necessary to serve the
residents of the planning area are indicated on the Plan Diagram and are
located as to preserve the basic residential character and rural atmosphere
of the planning area. The institutions that presently, and/or may in the
future, require space within the community include schools, churches, fire
stations, and Town government.
Schools
Palo Alto Unified School District
135. Based on the holding capacity and standards for ratio of K-6 students per
housing unit of the area within the Palo Alto Unified School District, an
additional elementary school is proposed, in addition to the district schools
presently serving Los Altos Hills residents. (Palo Alto Unified School
District has for several years reserved three parcels owned by the district
within Los Altos Hills for future school sites. In the fall of 1972, these
sites were put up for sale by the School District. The reasoning behind
this move is the belief by the School District that residential development
in the foothills is no longer expected to be of such magnitude, due to the
re -zoning of 6,100 acres of the Palo Alto foothills to ]0 -acre minimum
lots, substantially limiting the number of students who might live in the
area.) Based on the holding capacity figures, it is proposed that a portion
of the site on Page Mill Road be reserved for potential elementary school
development. If Palo Alto Unified is unwilling or unable to keep this
parcel for a future elementary school site, the Town should consider
purchasing the site. In addition, a community recreational facility is
Town of Los Altos Hills General Plan Land Use Element
Page 13 of 20
135. (cont.) needed in this portion of the planning area and this site could serve to fill
two important needs. If the site were to be used for a school or a
recreational facility, the extension of Lupine Road to Elena Road would be
highly desirable and is proposed as part of this plan. (See Circulation
Element).
Los Altos Elementary School District
136. For the area covered by the Los Altos Elementary School District,
the holding capacity and ration of K-6 students per housing unit indicates
that the existing three schools, Bullis, Purissima, and Eastbrook, would be
needed, and, in addition, one other site might be required if full holding
capacity development occurs. District plans have indicated that one or
more sites might be closed. It is proposed that the Town encourage the
School District to refrain from making a final decision until further
information on family size and population trends can be evaluated. If any
of the schools are closed, it is proposed that the properties be retained as
neighborhood or community recreation areas. However, this should only
be considered after the Town is assured that the community educational
needs will still be adequately met.
Mountain View -Los Altos Union High School District
137. The district plans to handle the increased enrollment at full holding
capacity at sites outside the planning area. No sites are proposed within
the planning area. This appears consistent with Town policy for limited
services within the area.
Foothill Junior College District
138. It is proposed that no further expansion of District facilities occur
within the Los Altos Hills Planning Area beyond those which can be
reasonably accommodated on the existing college site. Daytime
enrollment in 1971 was 5,600 and total evening and daytime enrollment
approximately 9,100. Projected 1970-80 increase in total enrollment is a
maximum of approximately 15,600. It is Town policy to work closely
with the District to ensure enrollment is held to a reasonable level,
Town of Los Altos Hills General Plan Land Use Element
Page 14 of 20
138. (cont.) particularly with regard to the proposed circulation system to serve the
college.
Private Schools
139. Four private schools are shown on the Plan Diagram. The schools
include Ford Country Day School, Happy Hours School, Mt. Helen
Summer Home, and St. Nicholas School. Residential private schools are
proposed.
Town Government
140. With the possible doubling of the Town population to full holding
capacity, Town Hall facilities, already constructed, could become
inadequate for necessary Town administrative activities. If Town services
are to be maintained even at the present minimum, expansion of
administrative facilities will have to be accomplished. While the present
Town Hall site can accommodate immediate expansion needs, subsequent
needs will be difficult to meet, depending on the range of services desired,
without crowding this long narrow site. Relevant to this problem is the need
to decide where corporation yard type equipment will be stored.
141. The Town should evaluate future Town Hall needs in relationship
to the range of services that potentially could be desired, and as
appropriate, consider alternative, centrally located sites for Town Hall.
Sites such as all or part of the vacant parcel across Fremont Road from the
present Town Hall or the Bullis School site, if closing of the school is
determined necessary, could be appropriate. Both of these sites are well
served by circulation facilities. It is possible existing Town structures
could be moved to these sites.
142. Incorporated with any expansion of Town Hall space should be
provided for a few additional community serving facilities. Room should
be provided for at least one public committee room apart from the Council
Chambers and for a Town library. The library would at least facilitate
public access to public documents and storage and display of historical
documents and artifacts relevant to the Town's history. These added
Town of Los Altos Hills General Plan Land Use Element
Page 15 of 20
142. (cont.) facilities would not necessarily mean a change in the level of services
provided; however, they would help enhance community identity and
citizen involvement.
142.1 Residents of Los Altos Hills accord the highest value to the
Town's open space and recreation areas. These areas, many of which are
owned by the Town itself, help supply and preserve the unique character
and semi -rural atmosphere of Los Altos Hills, provide important balance
to the more densely urbanized San Francisco Bay plain, and provide
numerous recreational, scenic, open space, and conservation resources and
opportunities for the Town and its residents.
As required by Principle 1 I of the Open Space Element and
Principle 8 of the Recreation Element, the lands owned by the Town of
Los Altos Hills commonly known as Byrne Preserve, Central Drive, Juan
Prado Mesa Preserve, O'Keefe Property, Rhus Ridge Properties, Murietta
Ridge, Little League Fields on Purissima Road, Westwind Community
Barn, and Edith Park shall not be conveyed, sold or abandoned in whole or
in part for any purpose, except pursuant to a vote of the Town electorate;
provided, however, that this paragraph shall not require a vote of the
electorate for any conveyance by the City of a leasehold, easement, or
other property interest in these lands for a use consistent with the
property's General Plan designation.
Fire Protection
143. In addition to the existing fire stations, of the Los Altos County
Fire Protection District shown on the proposed Plan Diagram, a proposed
new fire station is shown new the intersection of Horseshoe Lane and
Arastradero Road. This location has been acquired by the Los Altos Fire
Protection District to enhance fire protection to the northwestern portion
of the Town.
Town of Los Altos Hills General Plan Land Use Element
Page 16 of 20
144 Other proposals to facilitate fire protection are:
a. Completion of a needed cross -tie between Elena Road and
Edgecliff Road, generally in the vicinity of Lupine Road.
b. Extension of Stonebrook Drive as a through road.
c. Provision of emergency roads linking existing and future
dead-end streets wherever it would reduce response time
(See suggestions in Appendix I).
d. Continue to improve the water system as part of the
subdivision process.
e. Require the provision of special fire protection devices for
residences in areas of high fire potential, including roof
sprinklers, special building materials, etc.
Police Protection
145. Provision of a site to specifically accommodate a police force
within the Town is not Town Policy. If, however, security problems
should evolve to the point where the Town desires its own police
department, there would be a need for police quarters. Even if area
residents desire to establish a volunteer force to enhance contract
service, space would be needed to serve the group.
146. It is proposed that in any plan for improvement of or
expansion of Town Hall, consideration be given to space to meet
any existing or future police quarters.
Churches
147. Several churches or religious institutions are within the Los
Altos Hills Planning Area. Four of these institutions, however,
occur within Los Altos Hills: Poor Clare Nuns (Roman Catholic);
Congregation Beth Am; the Chapel in the Hills (Episcopal); and
Daughters of Charity Congregation Beth Am (Reform) and the
Chapel in the Hills have conditional use permits issued by the
Town, while Poor Clare Nuns existed prior to incorporation of the
Town. Chapel in the Hills is the old Purissima School, an
Town of Los Altos Hills General Plan Land Use Element
Page 17 of 20
147. (cont.) historical building. A use permit was issued in 1970 for
construction of a retirement convent for a maximum of 70 persons
on a parcel of 30 acres lying between Altamont Road and Moody
Road. The use, now complete, includes the administrative
headquarters for the West Province of the Daughters of Charity.
148. Due to the availability of existing religious institutions, no
new facilities are proposed. If it becomes obvious, however, that
additional facilities are necessary, it is proposed that specific site
location and development be accomplished in line with the
objectives and principles of the General Plan.
Commercial/Industrial
Objectives:
149. 1. To encourage neighboring jurisdictions to strictly control those
commercial or industrial activities that occur within those portions
of their communities that are within the Los Altos Hills Planning
Area in a manner that is as compatible as possible with land uses in
Los Altos Hills.
Description:
150. Commercial/Industrial activities occur just within the north
and northeastern boundary of the planning area. These activities,
however, do not occur within Los Altos Hills, nor within the Los
Altos Hills Sphere of Influence. The planning area boundary
includes commercial activity which occurs within the City of Los
Altos and light industrial activities in the Stanford Industrial Park
which is within the City of Palo Alto.
151. The residents of the Los Altos Hills area find that the commercial
activities and employment sources available from sources outside the
Town serve the needs of Hills residents and are reasonably
accessible by major thoroughfares. Inconvenience inherent in being
required to travel greater distances for everyday shopping needs or to
commute to employment centers is felt to be a reasonable part of the
Town of Los Altos Hills General Plan Land Use Element
Page 18 of 20
151. (cont.) lifestyle of area residents. In addition, it is believed and supported by
past experience in other places that expansion of commercial activities
into a low density residential area would be disastrous to the existing
residential character and atmosphere of the area.
Public Utilities
152. Objectives:
I. To ensure that public utilities will be provided in a manner that
will adequately serve all residents, while minimizing the visual
impact of the utilities on the community.
2. To provide for public health and safety, and to prevent biologically
harmful or visible degradation of the area's natural environment in
the development of public utilities.
153. Principles:
All utility installations should be sited, designed, developed and
landscaped so as to blend with the natural character of the vicinity.
2. Procedures that exist for the review of utility installations and/or
extension should be carefully followed. In particular, each major
utility should be subjected to thorough design review to assure
aesthetic compatibility.
3. Power transmission lines, power distribution lines, and telephone
lines should be placed underground.
4. A systematic program for the undergrounding of all existing
overhead lines should be developed and implemented.
5. All new residences resulting from new subdivisions should be
served by sanitary sewer trunk lines or other disposal systems
meeting adequate health standards. Wherever the possibility of
biological harm from septic tank use exists, requirements for
conversion to sanitary sewers should be established. Standards
should reflect Bay Area Water Quality Control Board and Santa
Clara County Health Department requirements.
Town of Los Altos Hills General Plan Land Use Element
Page 19 of 20
Description:
154. To preserve the natural environment and rural atmosphere desired
by the residents of Los Altos Hills, it is important that the installation
and/or extension of utilities be conditioned by concerns for preventing
damage to the natural beauty of the area. Standards for the extension of
utilities, sewers in particular, should be based on health and safety
considerations.
155. There are no problems in serving the entire area within Los Altos
Hills with an adequate water supply. Purissima Hills County Water
District provides service to the majority of the area with California Water
Service handling the eastern and southeastern portions. In addition, trash
collection, telephone service and gas and electric service are adequately
provided throughout the community.
Town of Los Altos Hills General Plan Land Use Element
Page 20 of 20
ATTACHMENT7
Existing Pathways Element
Adopted in 1996
LpSAI.TDSHILlS
GENERAL PLAN OF THE TOWN OF LOS ALTOS HILLS
4...... a it
C3LIFoftla PATHWAY ELEMENT
(Adopted by City Council on March 20, 1996)
BACKGROUND
The Town's Pathways System serves three basic and important functions — circulation,
recreation, and preservation of the open character of the Town. The pathway system is
designed to complement the Town's roadway system and to enhance non -motorized
circulation by providing connections between neighborhoods and local or nearby
destinations. In this way, the Pathway Element is an integral part of the Town's
Circulation Element, one of the basic General Plan elements required by State law. For
the purposes of this discussion, the terms "path" and 'trail" are used interchangeably,
although a'trail" generally refers to a pathway in a more natural condition or setting.
The Town's pathway system is composed of roadside paths and off-road paths.
Roadside paths are located within or adjacent to the road right-of-way. The road right of
way is generally planned to have the needed width to accommodate both the paved road
as well as a separated path. Roadside paths provide safe routes for pedestrians and
equestrians in the Town, much as sidewalks function in more urban communities.
Roadside paths separate the car and the pedestrian or other non -vehicular user, and
allow each a safer movement. The hills of the Town result in streets which often have
steep sections or blind curves, which make pedestrian separation more important than
with a grid street system.
Off-road paths provide links between adjacent neighborhoods and schools for
pedestrians, bicyclists and equestrians. Off-road paths, which connect to roadside paths
or open space lands, are generally located on dedicated easements on private property
(usually along property lines), through public lands, or through privately owned
conservatioNopen space easements.
The Town's street system is designed to minimize the intrusion of the car into and
through the Town, and cul-de-sacs are therefore common. This configuration can make
it difficult to travel to nearby neighborhoods using Town roads. Off-road paths overcome
this limitation by connecting neighborhoods for pedestrians and other pathway users.
In addition to providing access to nearby destinations, paths provide a place to exercise,
to walk dogs, or to ride horses. The primary users and beneficiaries of most of these
paths are local residents.
Unlike larger communities, the Town does not maintain a park system with "active"
recreational uses, and instead relies primarily on the pathway network to fulfill that
function. Path -related recreational activities (such as walking, jogging, hiking, bicycling
and horseback riding) are among the most popular and rapidly growing forms of outdoor
recreation as the public is becoming increasingly more health and fitness conscious.
Pathways are frequently designed of pervious materials to maintain the Town's open
and rural setting, and to further enhance the recreational experience.
Both the recreational and circulation functions of the paths will become even more
important as population continues to grow and as demand increases.
The pathway system began to be developed with the incorporation of the Town in 1956.
Early off-road paths were developed primarily for equestrian and pedestrian use.
Throughout the years as each new subdivision developed and each new residence was
built, the use and need for roadside and off-road paths increased. The paths have
expanded incrementally along with the new developments and increased population.
Each new development that adds potential new users of the system contributes to the
pathway system by dedication of easements and/or construction of paths or the payment
of in -lieu fees which are used by the Town for improvements of the pathway system.
The system remains incomplete. Implementation of a Town -wide path system and the
individual paths within it is a long term process that will take many years to accomplish.
The pathway system will literally be a gHt that one generation of Town residents provides
to the next.
It takes a long time to complete a pathway network because paths are generally
implemented one segment at a time as opportunities arise. The Town is not ever likely to
have all the money that might be required to purchase all of the easements needed to
develop all of the desired paths. Consequently, obtaining pathway easements and
construction of pathways will continue to rely on a variety of processes, on a case-by-
case basis, as opportunities arise and resources are available.
Piecing together a Town -wide path system, one small segment at a time, is a difficult,
time-consuming, and fragile process. Failure to obtain a few critical links in a desired
pathway can disrupt the continuity of the path and thus delay, and possibly even
prevent, its eventual completion.
The fragility of this piecemeal process makes it all the more critical that opportunities be
taken advantage of as they arise for they may not arise again for many years, if ever.
GOALS
G1 All residents of the Town shall have immediate access adjacent to or across the
street from their residence to a pathway or pathways, for safe and convenient pedestrian
and other non -vehicular travel along Town roads and to schools and community
facilities, and for recreational enjoyment of the natural amenities of the community.
G2 Pathways shall also serve to provide access to and from neighborhoods in the event
of an emergency.
G3 Pathways shall be separated from the roadway pavement and should meander,
wherever possible.
G4 All paths shall be located and designed to preserve the beauty and natural character
of the area and to safeguard the user.
G5 Except for connections to regional trail and bikeway networks, Town paths shall be
designed primarily for local circulation and recreational use.
POLICIES
A. ROADSIDE PATHS
Al Roadside paths shall be located within or immediately adjacent to the right-of-way of
Town streets and on separate path easements adjacent to or over private streets.
Roadside paths shall be separated from the roadway pavement by landscape buffering
and shall meander, where possible.
A2 The Town Council shall adopt a list of those streets or segments of those streets that
shall be planned for paths on both sides of the street.
A3 A roadside path shall be maintained on only one side of the street unless the street is
included on the list adopted pursuant to Policy A2. The path may be located on
alternating sides of the street, however, depending on factors such as available
easements, topography, or proximity to schools or other facilities.
A4 A roadside path shall not be maintained on a cul-de-sac that serves or could serve
six or fewer lots. The traffic on such streets is deemed so minor that pedestrians can
safely use the paved surface as a walkway. A roadside path along a cul-de-sac may be
required by the Planning Commission or Council, however, for topographic or for safety
reasons, and shall be required where it would connect to an off-road path.
A5 The Planning Commission or City Council may require that an easement separate
from a private street be dedicated, or that a pathway easement over the paved roadway
be granted (if feasible), when the width of a private street easement of right-of-way will
not accommodate both the paved surface and a separate path.
AS Dedication of pathway easements outside of required road rights-of-way shall not
affect the computation of the net area, LUF (lot unit factor), MDA (maximum
development area) or MFA (maximum floor area) for a lot.
B. OFF-ROAD PATHS
81 Off-road paths shall be located on private property on easements which have
been dedicated to the Town, or over public lands. They provide connections between
neighborhoods and provide direct routes to schools and open space. Cul-de-sacs
should have off-road paths which connect the end of the street to adjoining
neighborhoods.
B2 There are three classes of Off -Road Paths:
Class 1 -- Off-road paths for which easements have been granted to the Town for a
completed route, on which a path has been developed or pathway use has been
established, and which is maintained by the Town and is open for public use.
Class 2 -- Off-road paths for which easements have been granted to the Town for
less than a completed route, or where the pathway easement exists but the path has
not been constructed or maintained and is not open for public use. Such paths
remain to be completed in the future.
Class 3 — A planned future off-road path, as shown in the Master Path Plan. These
paths may need dedication of easements over a single large parcel of land, or may
require easements over a number of smaller parcels.
B3 Off-road paths are a permitted use in a conservation and open space easement,
and should be reflected as such in the language of the easement, at the time of
dedication.
B4 An emergency road easement shall also include dedication of an off-road path
easement.
B5 The design of new subdivisions- especially those with cul-de-sac streets - shall
incorporate pathway connections to nearby neighborhoods or community facilities,
such as schools, and to open space areas.
B6 Dedication of off-road pathway easements shall not affect the computation of the
net area, LUF (lot unit factor), MDA (maximum development area) or MFA (maximum
floor area) for a lot.
B7 Off-road paths shall be maintained in as natural a state as possible, except that
installed surfaces may be acceptable when paths serve as connectors to schools or
neighborhoods, or where special use or topography make it necessary.
B8 Off-road paths shall be located along or as close to property lines as possible
C. REGIONAL CONNECTIONS
The pathway system of the Town is intended primarily for the use of Town residents but
it should be connected to the path and trail systems of neighboring jurisdictions.
The Town and Palo Alto paths along Arastradero Road provide links from the Town to
Arastra Preserve, to Esther Clark Park via Fremont Road, Old Trace Lane, and Aric
Lane trails, and to Gunn High School via Palo Alto trails. It would be very desirable if
Foothill Park (City of Palo Alto) trails were also accessible from Town paths along Page
Mill Road, also allowing for connection to the Skyline Trail.
Future planned access from and to Shoup Park and Redwood Grove in Los Altos, along
Adobe Creek to O'Keefe Lane and the Town's path system, and a link between Fremont
Road and Redwood Grove would improve pedestrian access for both cities.
The western boundary of the Town meets Rancho San Antonio Open
Space Preserve of the Midpeninsula Regional Open Space District. This Preserve has
an extensive trail system that attracts large numbers of visitors. The primary entrance to
the Preserve, where extensive parking is available, is at Rancho San Antonio County
Park at the end of Cristo Del Rey Drive in Cupertino. Connections into the Preserve from
the Town are intended for local residents and have very limited parking (Ravensbury
Avenue, Stonebrook Avenue, La Loma Drive, Rhus Ridge Road, Francemont Avenue,
Hidden Villa). Access to Open Space lands should also be pursued from Olive Tree
Lane.
The DeAnza trail, which Congress has designated as a national historic trail, passes
through Town and should be designated on the Town's master path plan.
IMPLEMENTATION OF THE PATHWAY SYSTEM
A. THE MASTER PATH PLAN
The Master Path Plan shall consist of all of the following:
1) A book of street maps of the Town showing streets with paths planned on both
sides of the street, after adoption by the City Council (see Policy A2).
2) A book of street maps of the Town showing the side of each street on which a
roadside path is planned. Determination of which side of a street the path should
be located will be made incrementally by the Planning Commission, with the
advice of the Pathways Committee and the City Engineer, at the time of
subdivision approval or site development approval. A determination may also be
made by the Pathways Committee upon the request of the City Manager or his
designee, for construction or maintenance purposes. The book of street maps
shall also show the status of roadside paths for cul-de-sacs and private streets,
in accordance with Policies A4 and A5.
3) A book of street maps of the Town showing the location of Class 1 off-road
paths.
4) A book of street maps of the Town showing the location of Class 2 off-road
paths. The Pathways Committee will review from time to time these paths to
determine the status of their development and to recommend actions to convert
Class 2 paths to Class 1 paths.
5) A map to be developed by the Pathways Committee and approved by the City
Council showing future needed off-road paths. Such a map, upon adoption, will
identify Class 3 paths. Off-road paths shown on the Master Path Plan of 1981
shall remain in effect until the City Council adopts the new map, but all future
paths designated by the 1981 Plan, without existing easements, shall be critically
evaluated relative to function, slope, and other constraints prior to adoption of the
new map.
In addition to or in lieu of the documents required by 1 through 5, the Town may display
the Master Path Plan through other mapping or computer data bases for public and staff
use.
B. IMPLEMENTATION ACTIONS
1) Development of paths shall occur incrementally as Town funds permit and as
development generates increased demand and use of the system, based on
resultant increases in population. Either at the time of subdivision or site
development, property owners shall be required to dedicate easements and/or
construct paths on their property. Owners of property on which no path is needed
shall contribute by the payment of a pathway fee. The pathway fee shall be
established at an amount roughly proportionate to the cost of pathway
construction on the subject lot, if a pathway were required.
2) All new development which is expected to result in an increased demand for use
of pathways shall comply with requirements for non -vehicular access, including
dedication of easements and/or construction of paths, or payment of pathway
fees, as follows:
a. All subdivision development (except for lot line adjustments) shall be
required to comply with pathway requirements, as the project would result
in an increase in the number of homes (and residents) in the Town.
b. All proposals for new main residences and/or secondary dwellings shall
be required to comply with pathway requirements, as the project would
result in an increase in the number of residents in the Town.
c. A "cumulative" development of 900 square feet of "habitable" floor area or
greater shall be required to comply with pathway requirements, as 900
square feet is considered a "major addition" requiring Planning
Commission discretionary review; is generally the size of a large master
bedroom and bathroom suite or three smaller bedrooms, based on typical
submittals to the Town; and is roughly equivalent to the average area of
floor space per Town resident, resulting in an increase (presently or in the
future) in the number of residents in the Town.
d. Development of a barn or stables in excess of 900 square feet shall be
required to comply with pathway requirements, as the project would
generate additional stable capacity and place an increased burden on the
equestrian use of pathways.
e. Other types of development proposals, such as conditional use permits or
variances, would require a specific justification of the "nexus" for pathway
requirements for that particular project.
3) Where pathway installation is required for a project, construction of the path shall
occur concurrent with development of the project, unless the Planning
Commission or Council determine that the path would serve no useful purpose in
the near future, due to the incompleteness of the pathway segment.
4) A lot that contributed a pathway fee at the time of subdivision shall not be
required to contribute again at the time of site development.
5) Pathway fees shall be deposited in a designated fund and used only for pathway
projects.
6) The incremental development of the path system sometimes results in gaps in
both the roadside and off-road pathways. Public funds available to the Town,
including the pathway fees, shall be used on projects that will complete the gaps
in the system.
7) Pathway standards shall be adopted by resolution of the City Council, to address
roadside and off-road pathway design.
8) Site development authorities shall be sensitive to path location and design. This
is especially the case for the off-road paths. The location shall be sensitive to the
privacy of future residents whenever a parcel is subdivided or a lot is developed.
All paths shall be located and designed to preserve the beauty and natural
character of the area and to safeguard the user. Particular care shall be given to
retaining trees and vegetative cover and to minimize grading and erosion.
9) Typically, off-road paths shall be located along property lines, when topography
permits. Fencing along paths may sometimes be appropriate to protect privacy,
so long as it does not intrude into easements or right-of-way.
10) Street trees along the roadside path system should be promoted to enhance the
pathway experience, but shall be located to avoid conflict with path use.
11) Pathway maps showing interesting neighborhood walks should be made
available so as to encourage greater use by residents.
12) Property owners who damage paths on their property shall be required to repair
them. Damage can occur by landscaping planted too close to the path, sprinklers
near the path, slippery driveway surfaces across a path, or disking too close to
the path.
13) Class 1 off-road paths shall have sign posts at their entrance to help residents
locate them and feel free to use them.
14) Major off-road paths should be named as a way to encourage their use and to
recognize historical entities associated with the Town or to honor Town residents
who have contributed to the development of the system.
15) The Town shall accept offers of dedication of pathway easements made at the
time of development and record them so that the future pathway right-of-way is
identified.
16) The Town should seek donations of path easements needed to complete gaps in
the system. The Town shall assume the legal and engineering costs involved
with the preparation of easement donations unrelated to development and should
inform residents of possible tax advantages from easement dedication.
17) A Pathways Committee of residents interested in the pathway system shall be
appointed by the Council. A major responsibility of the Committee shall be to
suggest priorities for the Council and the City Manager regarding those paths
most in need of maintenance or development. The Committee shall also be
responsible for the maintenance and development of the Master Path Plan.
18) Property owners shall not block pathways or otherwise impede pathway use
through the placement of fences, landscaping, irrigation, mailboxes, or any other
means.
19) Provision for pathway crossings or bridges shall be made at appropriate
locations, such as across creeks, and all roadway vehicular bridges shall be
designed to incorporate pathway crossings.
20) Trails and paths shall be permitted uses in open space and conservation
easements. These trails shall be constructed and maintained to minimize the
environmental impact upon the area.
21) When a pathway crosses a driveway or walkway, the pathway surface shall take
precedence. Where a paved surface is required, the crossing must be acceptable
as a pathway, e.g., roughened.
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