Hillside Specific Plan - 2.0 FacilitiesServices

2.1 Findings
A substantial portion of the study area (eighty percent), including both incorporated and unincorporated territory is already developed without benefit of the following services: a) Eighteen foot wide paved roadway; b) Water service by a public utility (such as San Jose Water Works); c) Sewer service by a public sanitary sewer. Existing municipal services are located on the flatland in and adjacent to the Town while the hillside area is characterized by a general lack of services except electrical, garbage and telephone. Public sewers only penetrate the periphery of the hillside area and septic systems predominate for sanitary facilities. Water supply in the hillside area is sparse and service is either by mutual water companies or individual wells and springs. There is a garbage disposal service available to all of the study area.

Existing county policy states that municipal-level services should be provided by the cities. In order to control the timing and location of development and improve the efficiency of provision of urban services and to focus responsibility and accountability for urban services and urban development into single jurisdictions, the following concept of urban service areas has been developed by the county:

Urban service areas are urban developed areas and vacant and agricultural land, either incorporated or unincorporated, which is now or may be served by facilities, utilities and services existing or able to be provided in the first five years of the city's adopted Capital Improvement Program. Enough developable lands may be provided to allow for normal urban development expected during the next five years.

One of the purposes of this joint jurisdictional study is to define the Town of Los Gatos urban service boundary so that it can develop comprehensive planning for land use and full urban facilities and services, at the same time those areas remaining outside of the boundary would be limited to non-urban type facilities, services and land use.

2.2 Goals
  1. Recognition of the fact that existing taxpayers should not bear undue financial burden of providing costly services to more difficult sites.
  2. Provisions where appropriate of adequate public services, including water, sewage disposal, refuse disposal, roads, parks, fire protection and police protection.
2.3 Policies
  1. Availability of Services for Development: Development proposals shall be approved only if the necessary road, water, sanitation and other services required for the proposed use are provided to the property.
  2. Development of Improvements:
    1. a. Within the study area, the Town and the county shall adopt consistent policies requiring all developers of land to demonstrate that required improvements of "access roads" shall not result in excessive grading or tree removal.
    2. b. The Town and county shall adopt compatible road standards within the study area.
    3. c. In addition to uniformity of standards, criteria for varying, such uniform standards shall be developed for special circumstances.
  3. Services Costs: The developer shall pay all costs for providing services.
2.4 Implementation
  1. Availability of Services for Development:
    1. a. Sewage Disposal Services:
      1. Sewer service shall be by sanitary sewer whenever practical.
      2. Adequately designed alternative systems may be authorized when connection to a publicly regulated sanitary system is not available nor feasible within a reasonable period of time and existing and predictable use and the geologic report shows that such a system on a reasonably permanent basis will adequately meet disposal needs and have no detrimental effect on the environment (including water quality).
    2. Domestic Water Supply Services:
      1. Water service shall be provided by a recognized public utility whenever possible.In the event that service is not available, service by a private mutual water company or individual wells or springs may be acceptable.
      2. Private mutual water systems shall be designed and constructed to the standards of the public utility and acquisition by the public utility encouraged as soon as possible. Individual wells shall meet health standards as to water quality and shall meet minimum quantity standards relative to water production and storage. Specific standards for individual wells should be established.
    3. Garbage Disposal Services: Garbage disposal shall be made by the local disposal service with no local outside burial or individual conveyance of garbage offsite.
    4. Electrical and Telephone Services: New electrical and telephone distribution facilities to serve the development shall be installed underground unless the deciding body finds undergrounding to be impractical.
    5. Lighting: Reflectors and other means shall be considered to reduce the need for road lighting. Road lighting should be limited to intersections, dangerous curves, dead ends, and multi-use parking areas. Care should be taken in direction and intensity of electroliers.

      Lighting design should be controlled to screen excessive light sources in the hillside areas from neighboring residential areas and the valley floor.
    6. Signing:
      1. Each private and public road shall have a name sign clearly visible from all road approaches and located at intersections. Signing at all intersections should be regulation reflective signs.
      2. Joint driveway entrances should have street numbers of all residents using the driveway.
      3. Individual residential addresses should be clearly visible from the street.
    7. Storm Drainage: County and town should adopt a consistent policy regarding storm drainage design criteria, improvement standards, necessary off-site improvements, right-of-way provisions, and cost responsibility.
    8. Sanitary Sewer Pipe: Sanitary sewer pipe facilities should be located in public roadways whenever possible.
  2. Stage Development of Improvements: Developers of land in the hillside areas, as in other areas, shall submit development proposals that satisfy Town or county requirements for development of improvements.
  3. Service Costs: See Policy above.