Montebello Ridge Mountain Study
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RESOLl1lION OF mE BOARD OF SUPERVISORS OF mE 'COUNTY
OF SANTA CLARA, STATE OF CALIFORNIA, AMUIDING THE
LAND USE ELEMENT OF mE GENERAL PLAN OF THE COUNTY
OF SANTA CLARA BY ADD~G A CONSERVATION/DEVELOPMENT
PLAN FOR "DIE HONTEBELLo RIDGE KlONTAIN STUDY AREA
WHEREAS, on July 18, 1974, the Planning Commission of the
County of Santa Clara adQpted Resolution No. 9391 ~ecQmmeDding
the adoption of a Conservation/Development Plan for the Montebello
Ridge Mountain Study Area as an amendment to the Land Use Element
of the General Plan of the County of Santa Clara; and
WHEREAS, on July 18, 1974, the Planning Commission, pursuant
to provisions of the California Environmental Quality Act of 1970
(Public Resources Code 1121000 et seq.) and in compliance
therewith, provided for the issuance and filing ofa negative
declaration with respect to such amendment; and
WHEREAS, this Board'of Supervisors at a duly noticed. public
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hearing held on September II, 1974, considered the proposed
amendment to the Land Use Element of the General Plan;
.
NOW, mEREFORE, BE IT RESOLVED that the Board of Supervisors
of the County of Santa Clara, State of California, finds and
determines it to be in the public interest to amend the Land Use
Element of the General Plan by adding a Conservation/Development
Plan for the Montebello Ridge Mountain Study Area.
BE IT FURTHER RESOLVED that the Board of Supervisors hereby
amends the Land Use Element 'of the General Plan of the County of
Santa Clara by adopting the aforementioned Conservation/Development
Plan for the Montebello Ridge MOuntain Study Area, consisting of a
policy statement and map, both attached hereto as Exhibit "A",
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which amendment supersedes and takes precedence over any provisio,ns
of previously adopted plans in conflict therewith.
PASSED AND ADOPTED by the Board of Supervisors of the County
of Santa Clara, State of California, this September ll. 1974
by the following vote:
,
AYES: Supervisors CORTESE,' McCO.RQUODALE, MEHRKENS,. CALVO_
NOES: Supervisors NONE
ABSENT: Supervisors SANCHEZ
~.~
Chairman, pro tempore
Board of Supervisors
ATTEST: DONALD M. RAINS, Clerk
Board of SJl\e:~isors .
~~K~.
tHE FOREGOING INSTRUMENT IS A
CORRECT COpy OF THE ORIGINAL
ArnST: DONALD M. RAINS
~ ?F SUPERVISORS
BY< ~a~
'. De~ty Clerk .' .
DAte, SEP 231974
APPROVED AS TO FORM:
. _o&< R J
~uty c~~ounsel
ARS:mo
9/20/74
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County of Santa Clara
California
Pllinnlng Deptlrtmenl
314 County Administration Building
70 West Hedding Street
San Jose, California 95110
299-2521 Area Code 408
Jul y 18, 1974
RECOMMENDED POLICY
MONTE BELLO RIDGE MOUNTAIN AREA PLAN
SUMMARY
Statement of Purpose
The foothill and mountain areas of the County of Santa Clara Include some of
the most scenic lands in the entire region. There are 847,000 acres within
the County and about 623,000 acres, or 73% of this area, Is foothill and moun-
tain land. It contains a variety of physical and environmental features which
are valuable resources and should be preserved. The scenic beauty of the hills
provides a picturesque setting and helps create the character and physical
identity of the valley communities. The slopes are also the major watershed
for the valley.
It is of primary importance that concepts be developed which will result in
preservation and conservation of this natural resource. These concepts should
provide for orderly land use in harmony with the natural environment without
imposition of undue hardship against the landowners.
Comprehensive Planning Approach
The Monte Bello Study Area Plan utilizes a comprehensive planning approach to
hillside land use guided by city, county, and regional goals to protect the
publ ic health, safety, and welfare and to preserve and enhance the qual ity of
1 ife In harmony with the natural environment.
A. Criteria
The following considerations are included in the comprehensive planning
approach:
I. Physiographic
a. slope
b. soil characteristics
c. vegetation
d. wild1 ife
e. fire hazard
[XUIRrr I
MONTE BEllO RIDGE MOUNTAIN AREA PLAN
Recommended Policy
Page 2
2. Geologic
a. seismic hazard
b. geologic stabf1 Ity
c. mineral resources
3. Hydrolog rc
a. watersheds and watercourses
b. water retention and supply
c. flood hazard
4. CuI tura I
a. existing land use
b. land ownership/parcel size
c. ci rculat Ion
d. public servl~es
e. historic sites
5. Econanlc
a. property values, tax revenues, and taxation policies
b. factors related to development
c. public costs and development
6. Scenic and Aesthetic
a. landscape values and scenic values
b. natural features of specific Interest
B. Plans
Utilizing this approach, the plans developed shall Include these
elements:
1. land Use
a. residential
b. commercial
c. Industrial
2. Conservation and Open Space
3. Parks and Recreation
4. C i rcu I at ion
MONTE BELLO RIDGE MOUNTAIN AREA PLAN
Recommended Policy
Page 3
THE PLAN
I . Land Use
General
Development within the mountain environment should be dispersed among large
areas of open space by utilizing the gentler slopes while generally preserving
the steeper slopes in open space. All development should be planned and
designed to be in harmony with the natural environment. Engineering and
design solutions which make major changes in the natural terrain should be
prohibited. Development should be severely limited, if not prohibited, in
areas which are hazardous due to the greater risk of flooding, seismic
activity, poor slope stability conditions, or fire.
All development should include provisions for community facilities and
services, as necessary for health and safety and in proportion to its size.
All developed areas should have adequate fire protection. Public services
and facilities under study or planned should conform to the population
densities and distribution patterns indicated by adopted plans. Any studies
for design or construction of water systems into or within the mountain areas
should be done concurrently with sanitary sewers or vice versa.
Construction of individual domestic water wells and septic tank sewage
disposal systems should be designed for the physical limitations of the
specific areas such as soil types, slope, geologic factors, proximity to
other systems, and natural or man-made watercourses and aquifers and to
public health standards.
All areas of the foothills and mountains which are developed to a density of
one dwelling unit per five acres or less should utilize a mandatory refuse
removal service. Disposal sites and methods of disposal should be in accordance
with countywide waste disposal plans and regulations.
a. Residential
A maximum limit on residential population should be established for all
hillside plans. Population densities should b~ related to physiographic
and environmental factors; for instance, steepness of slope, drainage,
slope stability. Additionally, factors related to the physical environ-
ment such as the availability of utilities and road services should also
be considered. By providing compensating areas of suitable, functional
open space, it may be possible to permit localized areas of higher
density.
MONTE BELLO RIDGE MOUNTAIN AREA PLAN
Recommended Policy
Page 4
Residential densities should be based on a slope density fonmula
using the following standards:
1. From one to five acres per dwelling unit, depending
on steepness of slope, where sanitary sewers and an
approved public water supply are available.
2. From 2t to ten acres per dwelling unit, depending
on steepness of slope, where sewers are not available.
Methods should be explored which should provide for the housing of
people of all income levels within the mountain environment.
b. Commercial
Secondary land uses may Include commercial as clearly demonstrated to
serve the needs of the Immediate neighborhoods. Regional commercial
facilities should be prohibited. Foothill areas on the urban fringe
should receive commercial service from the urban area.
c. Industrial
Industrial land uses within the mountain environment should be prohibited.
New low Intensity and low density nonmanufacturlng educational/Industrial
types of uses may be penmltted If It can be clearly demonstrated that
such uses would not have an adverse effect on the environment.
Any policy dealing with extractive Industry should be coordinated with
the countywide conservation element of the General Plan. New extractive
Industry which would produce large surface scars should be prohibited.
2. Conservation, Open Space and Agriculture
General
The preservation of large amounts of open space should be considered an
Integral part of any hillside plan. Open space shall be viewed as a means
of conserving agricultural land, natural resource land, scenic land, wildlife
habitats, and watershed and groundwater recharge land. Protection of the
public from the hazards of geologic fault zones, unstable geologic areas,
and extreme fire hazard zones are also legitimate roles for open space lands.
Furthermore, open space should be so situated as to help contain and structure
urban development in hillsides.
Open space preserves mayor may not be used for active recreational purposes
depending on the ecological conditions, or type of ownership. Some open
space areas may be used on a regulated, limited basis for research or
educational purposes, or very low density rural residential.
MONTE BEllO RIDGE MOUNTAIN AREA PLAN
Recommended Policy
Page 5
All hillside plans must be consistent with the Urban Development/Open Space
Element and the Conservation Element of the County General Plan.
a. long Term Open Space
Description: lands which may be suitable for residential use but which
will not be needed in the near future; lands which may eventually become
permanent open space; lands which are needed for the conservation of
watersheds, vegetation, wildlife, and scenic amenity; lands which are
needed for shaping and guiding urban development, preserving agriculture,
and Insuring public safety. Rural residential density should not exr.eed
an average of one dwelling unit per ten acres.
b. Permanent Open Space
Description: lands of great value as a natural resource; lands which
are Inherently unsuitable for residential development or which are
needed as buffers for the urban area; lands which have recreation value,
a fragile ecological balance, or which may be subject to extreme hazards;
parks and other publicly owned lands, utility corridors, and flood
channels. Agriculture, very low Intensity Institutional activities,
and very low density rural residential development are appropriate uses
for this category. All permanent open space areas shown on the Plan
should have an average density of no more than one dwelling unit per
ten acres.
3. Parks and Recreation
Immediate steps should be taken to Insure that lands with a high degree of
recreation value or potential are preserved or protected. Of particular
importance is the establishment and preservation of the Skyline Scenic
Recreation Route.
A comprehensive system of trails and corridors should be developed within
the foothill and mountain areas so that the existing and potential recreation
areas may be linked Into one cohesive unit of recreational facilities. A
trail system should be developed to serve as a means of linking Castle Rock
Park with the Santa Clara Valley.
Recreational uses within the foothill and mountain areas should be compatible
with both the natural envlro~ent and also the interests of the landowners.
Plans should take into careful consideration presently adopted PPC plans
worked out by the PPC Parks, Recreation, and Open Space and UD/os Sub-
committees and adopted by the County.
MONTE BELLO RIDGE MOUNTAIN AREA PLAN
Recommended Polley
Page 6
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4. C I rculat Ion
Access should be limited, If not prohibited. to remote. steep, dlfflcult-
to-develop lands or Important natural resource areas.
A safe and adequate means of access and escape suitable for emergency
vehicles should be provided to all development, Including recreational,
within the foothill and mountain areas, both present and future. This
should be accomplished through a coordinated system of roads and trails.
This system should be developed In strict accordance with adopted plans
and should be constructed In connection with development as It occurs.
All roads and trails should be designed and constructed In hanmony with the
topographical and ecological factors of the mountain environment.
SCENIC RESOURCES
The Hillside Subcommittee recognizes Stevens Creek as a scenic area which also
provides an Important habitat for wildlife and should be preserved and protected
In Its natural state.
WILLIAMSON ACT LANDS
Lands which are under land conservation agreements (WIlliamson Act) will be
Indicated on tbe Plan and should remain as open space preserves.
a. If Williamson lands along the urban fringe are withdrawn from
their contracts and are not within areas of very poor or
hazardous geologic stability conditions, they should be
considered for application of a hillside residential slope
densIty zoning ordinance similar to that employed by the County.
b. Lands beyond the urban fringe, which are withdrawn from their
Williamson contracts, but are withIn areas recommended for rural
residential land use, should be considered for application of
the County.s Hillside ResidentIal Slope Density Ordinance;
provided, however, that these lands are not within areas of
hazardous geologic stabIlIty conditions.
IMPLEMENTATION
All environmental criteria which has been Incorporated In the development of
the Plan should be utilized In the evaluation of proposals for residential
development within any Long Tenm Open Space or Penmanent Open Space areas of
the Plan.
MONTE BELLO RIDGE MOUNTAIN AREA PLAN
Recommended Polley
Page 7
The Plan does not reflect Urban Service Area boundaries as adopted by the
Local Agency Formation Commission because these boundaries are subject to
annual review and change, and because the Plan Is a long range plan. In
the Implementation of the Plan, no zoning action should be taken which would
be Inconsistent with the adopted Urban Service Area boundaries.
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