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Part 1 California Administrative CodePart 2 California Building Code, Volumes 1 & 2Part 2.5 California Residential Code (NEW)Part 3 California Electrical CodePart 4 California Mechanical CodePart 5 California Plumbing CodePart 6 California Energy CodePart 8 California Historical Building CodePart 9 California Fire CodePart 11 California Green Building Standards Code - CALGreen, 1st State-Adopted Green CodePart 12 California Referenced Standards Code
2009 International Code for Property Maintenance2009 International Existing Building Code, Chapters 9, 14 and Appendices A1, A2, A3, A4 & A5
Los Gatos Town Code
• Single-family dwellings of wood frame construction not more than two stories and/or including basement in height.
• Multiple dwellings containing no more than four dwelling units of wood frame construction not more than two stories and basement in height. Not more than four dwelling units per lot.
• Garages or other structures appurtenant to dwellings, of wood frame construction not more than two stories and basement in height.
• Agricultural and ranch buildings of wood frame construction.*• Nonstructural store fronts, interior alterations or additions, fixtures, cabinetwork, furniture, or other appliances or equipment including nonstructural work necessary to provide for their installation.
• Nonstructural alterations or additions to any building necessary to or attendant upon the installation of such storefronts, interior alterations or additions, fixtures, cabinetwork, furniture, appliances, or equipment.
• May not design any component that affects the safety of any building or its occupants, including but not limited to structural or seismic components.
* Unless the building official having jurisdiction deems that an undue risk to the public health, safety or welfare is involvedStructural Engineers * have no Limitations; may design any building of any type.
Applicable Statutes - 6731, 6736, 5537.1 of B & P Code
Civil Engineers * may design any building except hospitals or schools.
Applicable Statutes - 15013 of H & S Code 5537.5, 6731, 6735 of B & P Code
Architects * may design any type building except the structural portion of a hospital.
Applicable Statutes - 15048 of H & S Code, 5500.1, 6737 of B & P Code
Not all homes or commercial buildings need a backflow valve. New structures, new installation or alterations of plumbing fixtures require the installation of a backwater valve if the lowest finished floor elevation is less than one foot above the uphill manhole cover of the public sewer system. Existing homes or commercial buildings located in older parts of Los Gatos may have been constructed or had plumbing repairs completed before the requirement of a backwater valve and may need backflow protection. Los Gatos Town Code section 22.20.055(b) provides the Town of Los Gatos is not liable for damage resulting from sewer overflow where the property owner or other person has failed to install and maintain a backflow valve.The Town suggests that while you are working on your plumbing system you have your plumber or West Valley Sanitation District investigate your property to see if a backwater valve is necessary to protect your property. Although the cost can vary, the one-time cost may save your personal property and help eliminate potential unnecessary hardships. Backwater Valve Handout
Public drop-in counter hours are Monday - Friday, 8 AM - 1 PM. Planners may be available by appointment during non-counter hours by calling (408) 354-6874. Map & Directions to Town Civic Center
To find out more information about the General Plan Update, visit General Plan Update Website.
For matters that are not on the Town Council agenda, input may be given at a Town Council meeting during 'Verbal Communications'. Up to three minutes may be allotted to each speaker. Public Guide to Town Council Meetings
The Town of Los Gatos and Police Department are offering this new service to further its goal of "knowing everyone in the community," a worthwhile endeavor which has already demonstrated its value to the community. For more information, contact the Personnel and Community Services Divison at (408) 354-6842.
For more information, call (408) 399-5770 Monday-Friday between 8:00 a.m.-4:00 p.m. or (408) 354-8600 after hours.
For Santa Clara Valley Water District Flood safety tips and to find other sandbag locations, visit the website below.
• Explanation of the relationship to and consistency with the General Plan;• Location and distribution of land uses, including the amount of each type and the development densities and intensities;• Development standards and guidelines for each land use;• Transportation circulation, other infrastructure, and public facilities to support the planned level of development; and• Implementation strategies, including financing of infrastructure.
Once a Specific Plan is adopted, development applications for the area are reviewed by the municipality for consistency with the Specific Plan as well as other applicable governing land use documents in the community.
The North 40 Specific Plan Advisory Committee (N40 AC) was established by the Town Council on March 7, 2011. The goal of the N40 AC was to serve as an Advisory Committee to the Town Council and the Planning Commission through coordination with staff and interaction with the community. The N40 AC consisted of nine members from the General Plan Committee, and up to six members of the community from the General Plan Update Advisory Committee. The N40 AC began meeting in March of 2011 and concluded their work on October 15, 2013. All meetings were open to the public and community members provided input at the meetings and in writing. The N40 AC considered all public comments in its deliberations. The N40 AC meeting minutes and reports are available here.
An Environmental Impact report (EIR) for the Draft Specific Plan was prepared and circulated for public comment in early 2014. The document received 35 comments. The Planning Commission considered the Draft Specific Plan and EIR at two meetings in July and August of 2014 at which 25 people provided public testimony. The Commission also considered all written public comments as documented in the reports available on the North 40 website. The Planning Commission deliberated on all of the information and public comments, and forwarded its recommendations to the Town Council for the Council’s consideration which occurred on August 13, 2014.
The Town Council considered the Draft Specific Plan and EIR on eight occasions between September 2014 and June 2015. During these proceedings, the public had multiple opportunities to submit written comments and provide verbal testimony as documented on the North 40 website, Council videos, and written reports and summaries. The Final EIR was certified on January 5, 2015 and the North 40 Specific Plan was adopted on June 17, 2015, incorporating the modifications approved by the Council based on its deliberations, consideration of public testimony, Planning Commission recommendations, and all other information contained in the record.
The North 40 reflects the special nature of our hometown. It celebrates our history, agricultural heritage, hillside views, and small town character. The North 40 is seamlessly woven into the fabric of our community, complementing other Los Gatos residential and business neighborhoods. It is respectful of precious community resources and offers unique attributes that enrich the quality of life of all of our residents.
Guiding Principles to Achieve this Vision
• The North 40 will look and feel like Los Gatos. • The North 40 will embrace hillside views, trees, and open space. • The North 40 will address the Town’s residential and/or commercial unmet needs. • The North 40 will minimize or mitigate impacts on town infrastructure, schools, and other community services.
The Council reduced the development amount from the recommended quantities by the North 40 Advisory Committee (364 housing units and 580,000 square feet of non-residential development). The Planning Commission and Town Council meeting minutes and reports are available here.
Click here for the Draft EIR Appendices.
Click here for the Final EIR.
• Albright-Los Gatos Business Park• Sutter Health-Palo Alto Medical (15400 Los Gatos Boulevard)• Stanford Cancer Center (Corner of Los Gatos Boulevard and Samaritan Drive-San Jose)• CVS (15650 Los Gatos Boulevard)• Swanson Ford Mixed Use Development (Corner of Los Gatos Boulevard and Blossom Hill Road)• Dell Avenue Area Plan (Campbell)• Additional smaller pending or recently approved projects were also included
The TIA analyzed the cumulative traffic impacts associated with the North 40 in the context of these pending or ongoing development applications. The TIA includes any mitigation measures that are proposed or required as a result of these projects and analyzed the required mitigation measures associated with the North 40 Specific Plan to reduce potential traffic impacts to a less than significant level pursuant to State law regarding environmental analysis, the California Environmental Quality Act (CEQA).
The housing element law is the State’s primary market-based strategy to increase housing supply, affordability, and choice. The law recognizes that in order for the private sector to adequately address housing needs and demand, local governments must adopt land use plans and regulatory schemes that provide opportunities for, and do not unduly constrain, housing development. By law, every jurisdiction must plan for its fair share of new housing for all income segments of the community.
The housing element process begins with the California Department of Housing and Community Development (HCD) and Department of Finance (DOF) identifying the total housing need for the San Francisco Bay Area for an eight-year period. The Association of Bay Area Governments (ABAG) then distributes this need to local governments based on a methodology developed by representatives of the nine County Bay region and adopted by the ABAG Executive Board.. The methodology considered existing local General Plans, projected job growth, transit locations, and other factors. As a result, housing policy in the State rests largely upon the effective implementation of local general plans and, in particular, local housing elements. Housing element law also requires the HCD to review local housing elements for compliance with State law and to report its written findings to the local government.
Los Gatos was required to plan for 619 housing units per State law.
The Planning Commission conducted its required public hearings on the draft Housing Element and also made its recommendations. The Town Council considered both sets of recommendations as well as additional public testimony when it made the final decision to adopt the housing element. The Council’s final decision on planned locations for new housing included the North 40. All of the deliberations and materials regarding the Housing Element can be found here.
Technical Appendices: Click here.
The meeting minutes and reports for the Housing Element Advisory Board (HEAB) can be found on the Town website: Click here.
In response to the Town’s draft housing element, the HCD determined that the Town did not demonstrate adequate sites, appropriately zoned to meet the jurisdictions share of the regional housing needs. In order to obtain certification of the Town’s housing element from HCD, the Town had to designate sites including providing zoning that allows owner-occupied and rental multi-family uses “by-right” with minimum densities and development standards.
The phrase "use by right” shall mean the local government's review of the owner occupied or multifamily residential use may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code [CEQA]. Any subdivision of the sites shall be subject to all laws, including, but not limited to, the local government ordinance implementing the Subdivision Map Act. A local ordinance may provide that “use by right” does not exempt the use from design review. However, that design review shall not constitute a “project” for purposes of [CEQA]. Use by right for all rental multifamily residential housing shall be provided in accordance with subdivision (f) of Section 65589.5.25. The concept is to require the community to identify sites that are available for development with affordable housing without any discretionary review, 25 §65589.5(f) permits a local agency to require developments to comply with development standards consistent with meeting the quantified objectives and to impose fees to provide services and facilities.
• Widening of Lark Avenue to accommodate additional traffic lanes, and • Modifications to Los Gatos Boulevard within the existing right-of-way, both south and north of Lark Avenue.
Additionally, the Specific Plan required that each phase of proposed development provide a traffic analysis to determine that the traffic and impacts studied within the EIR are not intensified with a proposed project within the Plan Area.
Developers and School Boards can voluntarily consider additional arrangements. For the southern portion of the North 40 Area, the Los Gatos Union School District Board entered into an agreement with the prospective developers regarding school issues. It can be viewed here.
The process through which the government acquires private property for public benefit is known as condemnation. Most condemnation proceedings turn on the value of the property at issue. How much a piece of property (or an interest in property) is worth depends on many factors. The zoning of the property and the value of surrounding properties provide useful guidance for the calculation. The many unique characteristics of a property often result in a different estimation of value between the property owner and the government. In addition to an appraiser and an attorney, each side may have additional experts, such as engineers and architects. Factors that are considered in property valuation include: its size, how it is zoned, what kinds of buildings and roads are on it, what it's currently being used for, what it could be used for, how accessible it is, what other businesses or land uses are adjacent or nearby, and whether there are tenants or other leaseholders involved.
Given the value of the North 40 with the adopted Specific Plan and zoning, it is unlikely that the Town would have the resources to purchase the land for fair market value under these processes even with corporate donations and other tax revenue.
Under the Town Code outside of the Specific Plan area, all uses involving the service of alcohol require a CUP. Because the Specific Plan establishes zoning rules specific for the North 40 area, restaurants offering alcoholic beverage service do not require a CUP. In contrast, under the Specific Plan, a standalone bar requires a CUP.
The Town Council can repeal or amend the North 40 Specific Plan. Chapter 6.5 in the Specific Plan specifically addresses the process for amendments. Any application that has been deem complete under the permitting streamlining act or subdivision map act would not be subject to the repeal or amendments that were made by Council.
The Town currently provides for non-discretionary review of new second units in Town. In addition, there are properties with multi-family zoning within the Town for new condominium or apartment developments.
Vehicles parking with in the residential permit areas must have a current parking permit on the vehicle. Overnight parking in downtown lots is prohibited where posted.
Office of Parking ViolationsTown of Los GatosP O Box 11113San Jose CA 95103-1113
You have 21 days from the original citation date in which to make an appeal - request an administrative investigation. The procedure for appeal is printed on the back of the citation. On-line appeals can be made by visiting www.pticket.com/losgatos
You will be required to fill out a "Parking Appeal Investigation" form, stating your reason(s) for believing the citation was issued in error or why you are not liable for the alleged violation. You will be notified of the decision by mail, usually within 30 calendar days.
Yes, If your Administrative Investigation is denied you may appeal. You have 21 days from the date the denial notification was mailed to file a written request with an explanation for this review. No official form is provided for this request. Mail your second appeal with the full amount of the citation to Los Gatos-Monte Sereno Police Department, Attn: Parking, 110 E. Main St., Los Gatos, CA 95030 or deliver in person to 110 E. Main Street, Los Gatos. The full amount of the citation will be refunded if your citation is dismissed, the amount is forfeited if the citation is deemed valid. If your second appeal is denied, an appeal may be filed in the Santa Clara County Civil Court within 21 days from date of denial of the second appeal. This court will review the factual aspects of the case, the administrative process, and the decision of the Hearing Examiner. The decision of the Civil Court may be communicated in person or by mail.
You may apply for a special event parking permit by calling Jackie Rose, Community Outreach Coordinator at (408) 354-6853 or by appearing in person at the Los Gatos-Monte Sereno Police Department, 110 E. Main St., Los Gatos, CA 95030, Monday through Thursday, between the hours of 9:00 am - 4:00 pm. and Friday, between the hours of 9:00 am -1:00 pm. Appointments may be needed.
Permits can be purchased at the Los Gatos-Monte Sereno Police Department from 9:00 am to 4:00 pm, Monday - Thursday and 9:00 am - 1:00 pm, Fridays (appointments may be needed) or by mailing the completed application forms to Los Gatos-Monte Sereno Police Department, Attention: Jackie Rose, 110 E. Main Street, Los Gatos, CA 95030. For further information about parking permits please read the Policies & Procedures form or contact Jackie Rose, Community Outreach Coordinator at 408-354-6853.
Yes, They may be acquired at the Los Gatos-Monte Sereno Police Department, Monday through Thursday, between the hours of 9:00 am - 4:00 pm. and Friday, 9:00 am - 1:00 pm. If you have any questions on the fees, please call 408-354-6853. Appointments may be needed.
For example, the curb may not be painted green but if there is a sign posted that limits parking to 30 minutes - the 30 limits limitation will be enforced.
Another example would be at a fire hydrant that does not have an accompanying red curb. It is still a violation to park within 15 feet of a fire hydrant.
Yes, but only for FIRE LANE and HANDICAPPED STALL enforcement. One is mandated by the fire marshall and the other by the Town. Both are conditions of the property owners use permit.
Residents can call Los Gatos Communications - (408) 354-8600 to report parking problems or violations.
Call the Abandoned Vehicle Hotline (408) 399-5716, 24 hours a day, 7 days a week or complete a PDF complaint form http://www.losgatosca.gov/forms.aspx?FID=84" target="_blank">Abandoned Vehicle Complaint Form and fax it to (408) 354-0578. Or complete an online form by clicking on the link below. Have available a description of the vehicle, location, license number and how long it has been there. An officer will respond as soon as available. Please note that vehicles parked on private property are not the responsibilty of the Police Department. Only vehicles parked on Town owned streets, alleys, and off street parking facilities are responded to. If you have any questions about vehicles on private property, contact Code Compliance at (408) 399-5720.
If your vehicle was “impounded,” this means that the police department has placed a hold on the vehicle, and it may not yet be available for release. The most common reason for a vehicle impound is that it was driven by a suspended or unlicensed driver. If this is the case, the vehicle will be held for a period of 30 days, and you must wait for this time to elapse before requesting a release. After the 30 day period has passed, the registered owner may come to the police department to obtain a release. A fee set by Town Council will be charged for release of a stored or impounded vehicle. The registered owner will be required to show a valid driver’s license and proof of current registration for the vehicle. Should the registered owner not have a valid license, a current and valid government issued picture I.D. and the presence of a licensed driver, will be required. If the registration fees have been paid at DMV but a smog is still needed to complete the registration, the registered owner will need to bring in a 'moving permit' issued by the Department of Motor Vehicles. Note, you may also be charged by the towing company for towing and storage fees they incurred before they will release the vehicle.
If your vehicle was “stored”, it is available for immediate release. The procedure for this release is the same as for an impounded vehicle, but without the waiting period.
If your vehicle was "booted", you will need to pay any and all outstanding parking citations as well as the vehicle release fee within 72 hours of the "Boot" being placed on your vehicle tire. If the fees haven't been paid within the 72 hours, your vehicle will then be towed as a "stored" vehicle. You will then have to pay any incurred towed vehicle fees in addition to the vehicle release fee and any parking citations.
The Los Gatos Town Council adopted the 2020 General Plan on September 20, 2010. To view the 2020 General Plan document, please click 2020 General Plan. For information on the next General Plan update, please click here.
Please note: In order to use the Interactive GIS Map, you will need the latest version of Microsoft Internet Explorer, allow for pop-ups in the web browser, and download the AutoDesk map program when prompted. If unable to use GIS, please contact a Planner for zoning information.
For Aerial Photographs, Zoning and General Plan Information, please click on Legend: ON, and check the box for the appropriate map data. For Aerial Photographs, please note that you will need to zoom in until the Aerial Photographs option appears in the legend.
One accessory structure less than 120 square feet, is allowed in the required side or rear setbacks without any zoning approvals. Any accessory structure in excess of one will be subject to the requirements set forth by Section 29.40.015 of the zoning ordinance. All accessory structures more than 120 square feet are subject to the requirements set forth by Section 29.40.015 of the Zoning Ordinance.
Although your mailing address reflects Los Gatos as the city, your property is technically located in an unincorporated portion of Santa Clara County. Since your property has not been annexed into the Town of Los Gatos, your public services are provided by Santa Clara County, including services such as planning, development review, and building permits. For planning inquiries, please refer to the County of Santa Clara or contact the Planning Office directly at 408-299-5770.
If you own a property that abuts a Town boundary or is within 300 feet of a road that is maintained by the Town, you may be required to annex in conjunction with a development proposal. Typical projects that trigger annexation are subdivisions, new single-family homes and significant remodel projects that involve demolition of more than 50% of the existing home. You should contact the Santa Clara County Planning Department at 408-299-5770 to determine if your project will trigger annexation.
Town Code permits new accessory dwelling units on properties in the R-1, RD, RM, R-1D, HR, and RC zones. Requirements and limitations can be found in Section 29.10.320 of the Town Code. Answers to FAQs regarding accessory dwelling unit regulations can be found here. For additional information as how this might apply to a specific property you should contact a Planner.
First, determine the zoning district your property is located in by entering in your address or Assessor’s Parcel Number in our Interactive Map. Then, look up the permitted uses for your zoning district. If your use is not listed, refer to the Conditional Use Permit (CUP) Table to determine if your use requires a CUP. Uses that typically require a CUP include restaurants, banks, alcohol sales, child care facilities, formula retail stores and schools. Some personal service businesses require a CUP depending on location.
Click here to find out.
Appear at the:Los Gatos/Monte Sereno Police Operations Building15900 Los Gatos BoulevardLos Gatos, CA 95032to report a crime 24 hours a day/7 days a week, to speak to a police officer, to pick up evidence or found property by appointment only, or to speak with a Detective by appointment only.
Copies of Police Reports: Authorized persons may receive a copy of a police report for a fee of $21.00. There is no charge for victims of domestic violence. Contact the Records Division at (408) 354-5257 to confirm that the report is ready for release.
Vehicle Releases: If your vehicle is ordered stored by the Los Gatos/Monte Sereno Police Department, contact the Records Division, during business hours, at (408) 354-5257, for information regarding release of that vehicle. During non-business hours, call (408) 354-8600.
9-1-1 and non emergency calls can be transferred to a translator. Los Gatos dispatchers are able to handle calls directly from the TTY.
When calling 9-1-1, it is very important to stay on the phone, even if 9-1-1 was dialed in error. Even if you hang up, prior to the phone ringing, we get the 9-1-1 call. The dispatcher is required to verify where the call is coming from. If you hang up and the dispatcher is unable re-contact you, a police officer will be sent to the location the 9-1-1 computer provides. By staying on the phone, the dispatcher will be able to verify the computer provided location is correct and that no emergency exists. Language Identification Guide
If your vehicle was “impounded,” this means that the police department has placed a hold on the vehicle, and it may not yet be available for release. The most common reason for a vehicle impound is that it was driven by a suspended, or unlicensed driver. If this is the case, the vehicle will be held for a period of 30 days, and you must wait for this time to elapse before requesting a release. After the 30 day period has passed, the registered owner may come to the police department to obtain a release. A fee will be charged, and the registered owner will be required to show a valid driver’s license and current registration for a vehicle. Depending if the vehicle needs a 'smog check' you might have to provide us with a 'moving permit' issued by the Department of Motor Vehicles. Should the registered owner not have a valid license, a current and valid issued government I.D. will be required as well as the presence of a licensed driver for release of the vehicle.
If your vehicle was “stored”, it is available for immediate release. The procedure for this release is the same as for an impounded vehicle, but without the waiting period.
California Highway Patrol2020 Junction Ave(408)467-5400
San Jose Police Department201. W. Mission StreetSan Jose, Ca 95110(408) 279-8383
The Town of Los Gatos and Police Department are offering this new service to further its goal of "knowing everyone in the community," a worthwhile endeavor which has already demonstrated its value to the community. For more information, contact the Personnel and Community Services Divison at (408) 354-6853. Resident Services
Set out your tree at the curb on your usual collection day - do not put the tree in your yard waste cart.
If your tree is over 6 feet tall, it must be cut in half. All decorations, tinsel, stands, and nails must be removed. Flocked trees are acceptable. For more information, contact West Valley Collection and Recycling at (408) 283-9250 or visit West Valley Collection and Recycling
Guadalupe Landfill(408) 268-166615999 Guadalupe Mines Road (in the Almaden area of San Jose)Hours: M-F, 8 a.m.- 4:45 p.m.
Other local landfills include:
Zanker Road Landfill(408) 263-2385705 Los Esteros Road (in the outskirts of Alviso)Hours: M-F, 8 a.m.-5 p.m.
Newby Island Landfill(408) 432-1234Near Highway 880 and Dixon Landing Road (near the border of San Jose and Milpitas)Hours: M-Sat. 8 a.m.-4p.m.
Los Gatos Rental Dispute Resolution Programc/o Project Sentinel298 S. Sunnyvale Avenue #209Sunnyvale, CA 94086Tel: 408-402-0307 x16Fax: 408-720-9809
For information about how to safety conduct an environmentally-friendly car washing event, contact the West Valley Clean Water Program (WVCWP) to receive a free Car Wash Kit and training at email@example.com.