HomeMy WebLinkAbout25-08 • •
RESOLUTION NO. 25-08
A RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS
HILLS APPROVING A NEGATIVE DECLARATION FOR GENERAL PLAN
AMENDMENTS AND AMENDING THE GENERAL PLAN BY ADOPTING THE
UPDATED LAND USE ELEMENT AND PATHWAYS ELEMENT AND
AMENDING PAGE 8 OF THE OPEN SPACE & RECREATION ELEMENT.
WHEREAS, in conformance with State Government Code Section 65300 et seq.
the Town of Los Altos Hills has completed Phase 3 of its General Plan update project
including an updated and amended Land Use Element and Pathways Element of the
General Plan; and
WHEREAS, the updated sections of the General Plan contain goals, policies and
programs to ensure the preservation of the semi-rural, residential character of Los Altos
Hills through the implementation of zoning principles and development standards, the
provision of public services and facilities, the protection of open space, and the
development of a Townwide pathways system; and
WHEREAS, to achieve consistency between the updated Land Use Element and
the adopted Open Space & Recreation Element of the General Plan, the text box on
page 8 of the Open Space & Recreation Element should be amended as shown on
Exhibit C attached hereto; and
WHEREAS, the Town of Los Altos Hills, as Lead Agency for environmental
review of the General Plan update, has prepared an Initial Study and Negative
Declaration determining that the project will not have a significant environmental impact;
and
WHEREAS, the Planning Commission has considered and recommended to the
City Council that, based on the Initial Study, it adopt the Negative Declaration and adopt
the updated Land Use Element and Pathways Element of the General Plan and amend
the Open Space & Recreation Element for consistency; and
WHEREAS, in accordance with the provisions of law, a public hearing thereon
has been held,
NOW, THEREFORE, BE IT RESOLVED AND ORDERED by the City Council of
the Town of Los Altos Hills as follows:
A. CEQA COMPIANCE: The City Council hereby finds and declares that the
Initial Study and Negative Declaration are adequate and have been
prepared in compliance with the California Environmental Quality Act
(CEQA) and State CEQA Guidelines, and that it has reviewed and
considered the information contained in the Initial Study and Negative
Declaration.
• •
B. NO POTENTIALLY SIGNIFICANT ENVIRONMENTAL EFFECTS: The
City Council hereby finds and declares as follows:
1. Based upon the City Council's independent judgment and analysis of
the whole record before it, including the proposed amendments to
General Plan, the Initial Study, and all comments received, there is no
substantial evidence that the project will have a significant effect or
potentially significant effect on the environment.
2. Based upon the findings above, the Negative Declaration regarding
environmental effects, available and on file in the City Clerk's Office
of the Town of Los Altos Hills, is hereby adopted for the proposed
amendments of the Los Altos Hills General Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED AND ORDERED by the City
Council of the Town of Los Altos Hills that the updated Land Use Element and
Pathways Element, attached as Exhibits A and B, and the amendment to page 8 of the
Open Space & Recreation Element, attached as Exhibit C, all of which are available
and on file in the City Clerk's Office, are hereby adopted to replace those sections of
the existing General Plan.
PASSED AND ADOPTED at the regular meeting of the City Council of the Town
of Los Altos Hills, this 8th day of May, 2008 by the following vote:
AYES: Mayor Jones, Vice Mayo Mordo, Councilmember Kerr,
Councilmember O'Malley and Councilmember Warshawsky
NOES: None
ABSENT: None
ABSTAIN: None
By:
Craig A. T. Jo -s, ay+r
ATTEST:
• , /
Karen Jost, is-rk
EXHIBIT A: Updated Land Use Element
EXHIBIT B: Udpated Pathways Element
EXHIBIT C: Amendment to Open Space & Recreation Element
Adopted May 8. 2008 • •
LAND USE ELEMENT
INTRODUCTION
Purpose
101. Los Altos Hills is a residential community We want the sun and air
nestled in the scenic foothills of the Santa Cruz
Mountains. Once a rural agricultural area, the and quiet of a community
community has become one of the premier which has given itself
residential areas in Silicon Valley. Over the
years, the population has grown and land use enough space to breathe
patterns have changed. The farmhouses, cattle in; the relaxed pace of
ranches and orchards of the past have become
countrylife and rural
today's private homes, riding stables and
vineyards. The community has gradually pursuits.
urbanized over time but still retains a semi-rural
From the Green Sheets published in 1956 prior
atmosphere, with large lots and expanses of to the Town's incorporation.
open space as envisioned by the Town's
founders.
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. 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-rural 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 LU-1
Adopted May 8,2008 • •
LAND USE PATTERNS
History of Development
106. After World War II, 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 From the Green Sheets—1956
printed on green paper and distributed
to residents in the fall of 1955. As What Kind of Community
stated in this document (referred to as Do We Want?
the"Green Sheets") one of the primary
reasons the founders of the Town • . . a wide and not over populated
communityofhomes in the coup . .
originally decided to incorporate in n7'•
g
1956 was to maintain the rural . . . the space and right to keep
character of the community. This animals—rabbits, chickens, dogs,
desire continues today.Y sheep, cattle and horses. . .
108. Existing Land Use . . . roads that are content to remain
The Town is unique in that it consists country lanes as long as they are
mainly of low-density single-family suitable for the residential traffic of
residential development, with a our area. . .
minimum lot size of at least one acre. . . . at least one acre of land. . .
There are no commercial or industrial
uses within the city limits. As the
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
h protection of open space,creek corridors,wildlife habitat and heritage oak trees.
the o p pg
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, religious facilities 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 LU-2
Adopted May 8,2008
• S
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.
Development Potential
112. A study of vacant and underutilized parcels conducted for The Town's
the 2002 Housing Element identified a total of 138 vacant
parcels with the potential to be subdivided. Based on the size population is not
of the lots and known development constraints such as steep expected to increase
slopes and open space designations, it was estimated that
approximately 58 to 176 additional units could be developed significantly due to
through subdivision of these parcels. At an average of 2.8 limited land available
persons per household, development of 176 additional units
would result in a maximum population increase of 493, for residential
putting the total population at build-out at 9,100 compared to development.
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 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 LU-3
Adopted May 8,2008 • •
GOAL 1
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 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,
religious facilities, fire stations, and community centers needed
locally to serve Town residents.
Policy 1.3 Large non-residential structures shall be compatible with the
residential character of the community.
Program 1.1 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 LU-4
Adopted May 8,2008 • •
LAND USE DESIGNATIONS
Land Use Diagram
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 religious
facilities 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(OSCA2
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(I)
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,religious facilities,fire stations and Town government.
Land Use Element
Los Altos Hills General Plan
Page LU-5
• •
Adopted May 8,2008
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Land Use Element
Los Altos Hills General Plan
Page LU-6
Adopted May 8,2008 • •
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.
Slope 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 LU-7
Adopted May 8,2008 • •
Lot Unit Factor
124. The lot unit factor (LUF) 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 byother structures and hardscape not included in floor area. The
P
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 The City Council and Planning
established in the Zoning Ordinance. Commission have the discretion to
apply stricter standards for height,
126. Building Setbacks setbacks, floor area and development
Setbacks regulate the placement of buildings area where site-specific constraints
with respect to their property lines in order to dictate further limitations.
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.
Height 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-rural 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 LU-8
Adopted May 8,2008 • •
GOAL 2
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.
Policy 2.9 The Town shall encourage the installation of drought-tolerant
landscaping and other methods of reducing water use for
landscaping.
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.
Land Use Element
Los Altos Hills General Plan
Page LU-9
•
Adopted May 8,2008 •
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.
Program 2.3 Encourage the preservation of existing trees, rock outcroppings,
ridgelines and other significant natural features.
Program 2.4 Encourage the preservation of native 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 &Recreation Element for
additional information on open space easements.
Land Use Element
Los Altos Hills General Plan
Page LU-10
O •
Adopted May 8.2008
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 majorityof Town residents attending public elementaryschool 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 Neighborhood schools
opposition from Town government and residents,the
school districts have closed all three elementary are the basis for a
schools so that children in the Town presently must successful, vibrant
commute to elementary schools in either Palo Alto community where
or Los Altos. All commutes, by necessity, require
the crossing of Foothill Expressway, which is a neighbors interact,
heavily traveled, four-lane roadway. Due to safety establish common bonds,
concerns and the long distances involved, few
elementary school children can walk to school. and provide a sense of
Many parents, unhappy with this situation, would community for all.
like to have neighborhood schools reopened so their
children can walk to school. Bullis-Purissima
School, closed in 2003, is expected to be reopened in
2008. Recent cooperation between the districts (such as Inter-District Transfer
Agreements) should be encouraged to allow children from both elementary districts to
attend the same neighborhood public elementary schools in Town.
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 (PAUSD) 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 1975 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 2003 despite substantial opposition from the Town
government and residents. The district presently is planning to
reopen the renovated elementary school in 2008.
Land Use Element
Los Altos Hills General Plan
Page LU-11
Adopted May 8,2008 • •
• 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
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 and extracurricular activities.
Foothill Community College
134. The Town is served by an excellent lwr; ..op a, -,
community college in its midst, Foothill
Community College. Like other public a12s
school districts, Foothill College generally lifisil,
is not subject to the Town's zoning and site z
'r„
development ordinances. However, the L: .. � ,��-r� '
district is required to obtain conditional use ' f -,1-,"
_-, s _ _
ermits for certain uses such as wireless
P j
communication antennas. The Town p " " { _ -
continues to work with the Foothill College /°'r ��,�-,...
administration to maximize the school's <,
benefits to Town residents and minimize Foothill Community College has
any traffic impacts and disruptions approximately 18,000 students.
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 Altos Hills General Plan
Page LU-12
Adopted May 8,2008 • •
Religious Facilities
136. Several 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) /t:,.'
• Chapel in the Hills(Episcopal) PEI
*t R
• Daughters of Charity (home for retired Roman
Catholic clergy) Chapel in the Hills is in
the old Purissima School,
All of these religious facilities hold conditional use permits a historic building.
issued by the Town.
Town Government `"" II"11
137. The first Town Hall was built in the 1950's on land donated
M,
by the Town's first Mayor, Arthur E. Fowle, at the northeast '0001121MMft
corner of his 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 Hifi,,,,,
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
Energy-efficient Council
commitment to energy and water conservation. Chambers incorporate
natural lighting.
138. Two other buildings in the Town Hall complex provide a - - _ z
base for Town staff and services: • "j,
• Heritage House, which is a historic house e-
preserved by members of the community. The
building is used as the Emergency Operations ' r
Center and local office of the County Sheriff's EI I
Department.
• The Parks and Recreation Center, located in
the building formerly used by Purissima Hills PaIs
nd creCenter
/s nextt too
Water District. Is Towwnn 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.
Land Use Element
Los Altos Hills General Plan
Page LU-13
Adopted May 8,2008 • •
Public Recreation Facilities
138. Town-owned parks and recreation facilities include Byrne
Preserve and six other open space preserves; Westwind
Community Barn; 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 Public and private
recreation facilities are
and the annual Pathways Run. described in the Open
Space& Recreation
Private Recreation Facilities Element, which also
139. Privately owned recreation facilities in the planning area include includes related goals,
Fremont Hills Country Club and several other country clubs in policies and programs.
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 El Monte Fire Station near Foothill Community Fire and police
College. protection services are
described in the Safety
Element, which also
Police Protection includes related goals,
141. The Town contracts with the Santa Clara County Sheriff's policies and programs.
Department for police protection services. The Sheriff s —
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.
Emergency Services
142. Ambulance and paramedic services are provided by Santa Clara Emergency response
County on contract with the Los Altos Hills County Fire District. services are described
In the event of a major disaster such as earthquake or fire, in the Safety Element,
emergency response services are coordinated by the Town as which also includes
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 LU-14
Adopted May 8,2008 • •
GOAL 3
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, particularly at the public
school sites listed in Paragraph 131.
Policy 3.2 The Town will encourage institutional uses that are necessary to
serve local residents, such as public schools, religious facilities,
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
grounds jointly with the school districts.
Land Use Element
Los Altos Hills General Plan
Page LU-15
Adopted May 8,2008 • •
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.
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, religious facilities, 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.
1?-46--.
ir— ` ��7`� ..._ K y.. `....+."s :ot'A"�- =<
e.
T
I $ - ' st„rit.i. Ar • , ,_r . , , .., ........ ,,
o
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 LU-16
•
Adopted May 8,2008 •
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 in times of drought. Cal
Water obtains the water supplied to Los Altos Hills from the
Santa Clara Valley Water District via pipelines from the Santa Water resources are
also discussed in the
Clara Valley Water District's Rincofiada treatment plant and Conservation Element,
from company-owned wells. During the dry season, the plant which includes related
and pipelines are at capacity. According to Purissima Hills goals, policies&
Water District, over two-thirds of the water used each year is programs.
for the irrigation of landscaping.
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 force mains, 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 of the 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
Land Use Element
Los Altos Hills General Plan
Page LU-17
Adopted May ted 8,2008 • •
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
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 within 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
dirt 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
where the Town has permanent storm drain easements for flooding are identified
public drainage structures on private property. Although on the map included in
regular maintenance helps prevent flooding problems, in some addressendixed
i and
addressed in the Safety
cases the repair of deteriorated facilities and construction of Element.
new facilities are 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 LU-18
• •
Adopted May 8,2008
153. The National Pollutant Discharge Elimination System Stormwater pollution is
(NPDES) permit program controls water quality by regulating also discussed in the
point sources of pollution, including municipal storm drain Conservation Element,
systems, that discharge pollutants into surface waters. The which includes related
Town is a co-permittee with other members of a regional goals, policies&
association known as the Santa Clara 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.
Purissima Hills Water District
, : is a county special district
�`' v4 that provides water to many
residents of Los Altos Hills.
The district office is located
=�. ... c _-:rwoo near Town Hall on Fremont
- Road. Constructed in 2007,
the building was designed to
blend with the residential
character of the community.
PRIVATE UTILITIES
The following companies provide utilities
to residents of Los Altos Hills:
Cal Water Service Company Water
Pacific Gas& Electric(PG&E) Electrical power and gas
Comcast Cable TV and broadband
SBC Communications Local landline telephone and
DSL internet connections
Multiple providers Wireless telecommunication
services
Land Use Element
Los Altos Hills General Plan
Page LU-19
Adopted May 8,2008 • •
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 11 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
cell
appropriately located on Town property or tower
other public or institutional sites such as /
schools and religious facilities. The location of Pi!. ve,
new facilities on or near existing buildings,
the co-location of antennas owned by two or
more companies, and landscape screening `'
1111
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 The wireless communication facility
equipment shelters. These policies and siting at Westwind Barn is designed to
criteria should be reviewed and updated as blend in with the scenery.
needed.
GOAL 4
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 LU-20
Adopted May 8,2008 • •
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 religious facilities.
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 screened by
landscaping in order to minimize any visual impacts.
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 storm 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 LU-21
Adopted May 8,2008 • •
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 SOIs 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 Clara'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.
Prezoning
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 LU-22
Adopted May 8,2008 • •
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Planning Area Los Altos Hills Incorporated Town Limits
Sphere of Influence (SOI)
Urban Service Area (USA) Unincorporated Urban Pockets
Definitions of Key Terms
Incorporated Town Delineates lands currently within or annexed to the Town
Limits
Sphere of Influence The probable physical boundaries and service area of theTown. Inclusion of an area in the
(SOI) Town's SOI is not necessarily an indication that the area would be annexed to the Town or
receive urban services.
Urban Service Area Delineates incorporated and unincorporated areas authorized to receive urban services or
(USA) proposed to receive urban services when they are available.
Planning Area Encompasses incorporated and unincorporated territory that bears a relation to the
Town's planning.
Land Use Element
Los Altos Hills General Plan
Page LU-23
Adopted May 8,2008 • •
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 LU-24
• •
GOAL 5
Ensure that the Town's growth will proceed in an orderly, planned manner
in order to provide efficient and economical urban services.
Policy 5.1 Issues within the sphere of influence shall be monitored for their
effects on the Town.
Policy 5.2 Any proposed annexations shall be consistent with the Town's
General Plan land use designations and adopted annexation
procedures.
Policy 5.3 Maintain a cooperative working relationship with Santa Clara
County regarding land use issues.
Program 5.1 Request that Santa Clara County and other applicable agencies refer all
proposed projects and programs within the sphere of influence to the
Town of Los Altos Hills for review and comment, and act favorably on
the Town's recommendations.
Program 5.2 Review annexation proposals to assure that they are consistent with
sphere of influence boundaries, General Plan land use designations and
established annexation procedures and criteria.
Program 5.3 In evaluating proposed annexations, require the preparation of a fiscal
impact analysis to determine the costs and benefits to be received by the
Town as a result of the proposed annexation.
Land Use Element
Los Altos Hills General Plan
Page LU-25
• •
APPENDIX A
Excerpt of 2002 USGS Report by Suzanna K. Brooks,
Arthur H. Lachenbruch, and Carl M. Wentworth (2002)
Planning with Slope
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,as and of visualizing the community-wide
implications of various regulations proposed to deal with them.
Flat Space and Grading
Typically,to create a square one-acre flat pad with balanced amounts of cut and fill on a
hillside where the neutral 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
contribute to the instability and visibility of the graded slope.
Land Use Element
Los Altos Hills General Plan
Page LU-26
• •
m usG�.,., U.S. Department of the Interior
science for a changing world U.S. Geological Survey Open-File Report 02-351
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Figure 2. Slope Map of the Los Altos Hills Area,
San Francisco Bay Area, California
1:35,802
Land Use Element
Los Altos Hills General Plan
Page LU-27
�■ U.S. Department of the Interior
science for a changing world U.S. Geological Survey Open-file Report 02-351
Slope Range vs. Occurence
40
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a 20
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Figure 3. Histogram of Slope Range vs.Occurence within the town
limits of Los Altos Hills, San Francisco Bay Area, California
•
Adopted May 8,2008 •
USGSU.S. Department of the Interior
science for a changing world U.S. Geological Survey Open-File Report 02-351
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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).
Land Use Element
Los Altos Hills General Plan
Page LU-29
Adopted May 8,2008 • 1
APPENDIX A
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Land Use Element
Los Altos Hills General Plan
Page LU-30
Adopted May 8,2008
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 Pathways offer an alternative mode
Element,the Safety Element, and the Open Space & of travel through Town.
Recreation Element.
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 P-1
Adopted May 8,2008 • •
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.
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 P-2
Adopted May 8,2008 • •
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 neighboring jurisdictions.
• 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 P-3
Adopted May 8,2008 • •
THE PATHWAYS SYSTEM
GOAL 1
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 where necessary to accommodate topography,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.
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The annual Pathways Run is a popular event.
Pathways Element
Los Altos Hills General Plan
Page P4
•
Adopted May 8,2008 •
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 } •
a
easements adjacent to or over private streets. t#: '
;
Roadside paths shall be separated from the ., i1 "�
roadway pavement by landscape buffering16
=�+ y
and shall meander,where possible. -- = y
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
a roved list is included in Landscaping separates this path
street.
(Thepp from Fremont Road.
Appendix A.)
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,a roadside path shall not be maintained on a cul-de-sac that serves or
could serve eight or fewer lots. However,a roadside path along a cul-de-sac may
be required by the Planning Commission or Council for topographic or 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, LUF(lot unit factor),MDA(maximum
development area)or MFA(maximum floor area)for a lot.
Pathways Element
Los Altos Hills General Plan
Page P-5
Adopted May 8,2008 • •
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 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 shall be a permitted use in conservation 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 Whenever possible,the Town shall require the dedication of easements for off-
road paths along designated emergency routes.
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 P-6
•
Adopted May 8,2008
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:
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 type of construction shall be made 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.
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.
In addition to or in lieu of the documents required above,the Town may display
the Master Path Plan through other mapping or computer data bases for public
and staff use.
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 4.3 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:
Pathways Element
Los Altos Hills General Plan
Page P-7
Adopted May 8,2008 • •
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 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, shall require finding by the Town that justify 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.
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
Pathways Element
Los Altos Hills General Plan
Page P-8
•
Adopted May 8,2008 •
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 1 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 shall seek donations of pathway 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.
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.
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.
Pathways Element
Los Altos Hills General Plan
Page P-9
Adopted May 8,2008 III •
1 Policy 4.21 When a pathway crosses a driveway or walkway,the pathway surface shall take
precedence to provide safe footing for 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.
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A Unique Community Asset ''" ,, ' * '�
The pathways system is a network of paths --- i.x .,aA: .` a
and trails that unite the community and - ' ' Vit,-- r..
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provide a safe, convenient alternative to
vehicular travel. Used by school children,
walkers, runners, equestrians and bicyclists,
the pathways system meets recreation and
circulation needs of residents. 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 P-10
• •
EXHIBIT C
Amendment to Open Space & Recreation Element
of the Los Altos Hills General Plan
The text box on page 8 of the Open Space & Recreation Element adopted on April 26,
2008 shall be amended to read as follows:
Planning and Zoning
Open space preserves are designated Open Space Preserve (OSP) on
the Land Use Diagram and zoned Open Space Reserve (OSR) on the
Zoning Map. Permitted uses in the OSR zoning district include
agriculture, forestry, and low-impact outdoor recreation such as
horseback riding, hiking and bird watching.
Lands that include 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. 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. In addition to canyons and creek corridors, visually important
open space lands associated with major religious and educational
institutional facilities • - _• _ _ __ _ 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.