Agenda packet — Los Altos Hills City Council, January 30, 2025 (part 1 of 4)

1 City Council Regular and Special Meeting Agenda
January 30, 2025

NOTICE TO PUBLIC
Any writings or documents provided to a majority of the City Council regarding any item on the open session portion of this agenda will be made available for public inspection in the City Clerk’s office located at 26379 Fremont Road, Los Altos Hills, California during normal business hours. These materials will also be made available on the City website at www.losaltoshills.ca.gov subject to Staff’s ability to post the documents before the meeting.

NOTICE IS HEREBY GIVEN THAT A REGULAR AND SPECIAL MEETING

OF THE LOS ALTOS HILLS CITY COUNCIL WILL BE HELD ON
THURSDAY, JANUARY 30, 2025, AT 5:00 P.M.

Meetings of the City Council are held in-person. As a courtesy, and in compliance with applicable state law, staff and members of the public may participate in the meeting in person at Town Hall or virtually via Zoom Video Conference. Members of the City Council may participate remotely from time to time in accordance with the provisions of Government Code section 54953.

To attend the meeting in person:

City Council Chambers, 26379 Fremont Road, Los Altos Hills, CA 94022 To provide Public Comment in person:

Members of the public wishing to speak are requested to complete a speaker card and submit it to the City Clerk at the meeting.

To participate in the meeting via Zoom Video Conference, please follow the instructions below:

Public comment will also be accepted via email at [email protected] prior to the start of the meeting. Written comments will be posted on the website and distributed to the Council. If you choose to email your comments, please indicate in the subject line “FOR PUBLIC COMMENT” and indicate the item number.

If you wish to submit a public comment during the meeting, please use the following information. Before speaking, please identify yourself by name and where you reside. The City Council meeting will be live-streamed on the Town’s website and via Zoom at the following location:

Town of Los Altos Hills
City Council Regular and Special Meeting
Agenda
Thursday, January 30, 2025 at 5:00 P.M.

Council Chambers, 26379 Fremont Road
Los Altos Hills, California 94022

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2 City Council Regular and Special Meeting Agenda
January 30, 2025
https://bit.ly/January30RegularMeetingLAH
Webinar ID: 861 7811 0513
Password: 94022
Public testimony will be taken at the direction of the Mayor and members of the public may only comment during times allotted for public comments. This meeting will be broadcast via livestream service at http://www.losaltoshills.ca.gov.

CALL TO ORDER (5:00 P.M.)

1. ROLL CALL

2. PUBLIC COMMENT (Public Comment is Limited to Items which are the Subject of the Special Meeting)

3. ADJOURN TO CLOSED SESSION TO DISCUSS THE FOLLOWING:

Conference with Legal Counsel – Existing Litigation
(Pursuant to Government Code Section 54956.9(d)(1)
Linebarger v. Town of Los Altos Hills, Case No. 2015-1-CV-282970 Conference with Legal Counsel – Anticipated Litigation
(Pursuant to Government Code Section 54956.9(d)(2)
Significant Exposure to Litigation – Two Cases
3A. ADJORN CLOSED SESSION
3B. REPORT OUT OF CLOSED SESSION

4. ADJOURN

CALL TO ORDER (REGULAR CITY COUNCIL MEETING)

ROLL CALL

5. PLEDGE OF ALLEGIANCE

6. AGENDA REVIEW

7. INFORMATIONAL REPORTS (items provided solely for informational purposes)

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3 City Council Regular and Special Meeting Agenda
January 30, 2025
A. Treasurer's Report (Staff: T. Leung)
B. Disbursement Report (Staff: T. Leung)

8. PRESENTATIONS FROM THE FLOOR
Persons wishing to address the Council on any subject not on the agenda may do so now. Please complete a Speaker Card located on the back table of the Council Chambers and submit it to the City Clerk. Comments are limited to two (2) minutes per speaker. California law prohibits the Council from acting on items that do not appear on the agenda. Under a Resolution previously adopted by the Council, such items can be referred to staff for appropriate action, which may include placement on the next available agenda.

9. PUBLIC HEARINGS
 City Council Ex Parte Contacts Policy Disclosure
A. Adopt resolutions making findings and deny applications for residential development projects to construct multi-family senior residential developments consisting of 55 and 57 dwelling units on a vacant parcel at 10728 and 10758 Mora Drive, respectively (Nos. CDP23-0001 and 0002) pursuant to Government Code section 65589.5(d). (Staff: S. Mattas)

10. NEW BUSINESS
A. Consideration and adoption of resolution to approve a key term agreement between the Town of Los Altos Hills, Sea Landing, LP and Draco Nest, LLC related to a potential: (1) Development Agreement limiting residential development on the approximately 13.5 acres of Draco Nest, LLC owned land on the Twin Oaks property (APN Nos. 182-02 017, 182-02-018, 182-02-019, 182-02-020, 182-02-021, and 182-02-022), (2) Housing element amendment for the Twin Oaks property, (3) Fence permit for the portion of the Twin Oaks property owned by Draco Nest, LLC and for the adjacent approximately 40-acre parcel owned by Sea Landing, LP (APN No. 182-02-016), (4) Removal and imposition of easements related to the portion of the Twin Oaks property owned by Draco Nest, LLC and for the adjacent approximately 40-acre parcel owned by Sea Landing, LP, (5) Farm uses on the nonresidential portions of the Twin Oaks property owned by Draco Nest, LLC and the adjacent approximately 40-acre parcel owned by Sea Landing, LP, and potential single family residential use on 17 acres of approximately 40-acre parcel owned by Sea Landing, LP. (Staff: S. Mattas & P. Pirnejad)
B. Discussion and Formation of the Housing Element Subcommittee (Staff: P. Pirnejad)

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4 City Council Regular and Special Meeting Agenda
January 30, 2025
A. Receive Council Direction on The Town’s Supplemental Public Safety Services – Specifically the Agreements with Flock Safety’s ALPR System and PalAmerican Private Security Patrols (Staff: C. Einfalt)

12. REPORTS FROM COMMITTEES, SUB-COMMITTEES, AND

COUNCILMEMBERS ON OUTSIDE AGENCIES

13. COUNCIL INITIATED ITEMS
A. Request to Collaborate with the City of Monte Sereno and Town of Los Altos Hills on Finance and Accounting (Council Member Swan)

14. STAFF REPORTS
A. City Manager
B. City Attorney
C. City Clerk
D. Community Development Director
E. Finance Director
F. Public Works Director

15. ADJOURN
Pursuant to Ordinance No. 506, the Council Meeting shall adjourn no later than 10:00 p.m., unless otherwise approved by a majority of the Councilmembers present.

ASSISTANCE FOR PERSONS WITH DISABILITIES
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the meeting, please contact the City Clerk at 650-941-7222. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

Copies of all agenda reports and supporting data are available for inspection at Town Hall, 26379 Fremont Road and the Los Altos Main Library 72 hours in advance of the meeting. A complete agenda can be found on the Town’s webpage: http://www.losaltoshills.ca.gov. A complete packet of information is available for inspection during the meeting at the table to the back of the Council Chambers.

The Council may take action on any agendized matter in any manner deemed appropriate by Council.

11. ONGOING BUSINESS

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TOWN OF LOS ALTOS HILLS January 30, 2025
Staff Report to the City Council
SUBJECT: RECEIVE TREASURER’S REPORT FOR PERIOD ENDING NOVEMBER 30, 2024
FROM: Thomas Leung, Finance Director
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council:

Review and accept the Treasurer’s Report for the month ending on November 30, 2024.

BACKGROUND:

California Government Code Section 41004 requires the City Treasurer to submit a written report and accounting of all receipts, disbursements, and fund balances to the City Clerk and the legislative body. This report fulfills that requirement, summarizing the Town’s financial transactions for its cash and investment accounts for the month.

DISCUSSION:

The attached Treasurer’s Report provides details of the Town’s cash and investment balances, including all receipts and disbursements for the month.

ENVIRONMENTAL REVIEW:

This action does not qualify as a “Project” as defined in California Government Code Section 15378(b) of the Guidelines for California Environmental Quality Act. 2024-25 CITY COUNCIL WORK PLAN:

The report is for financial transparency and to comply with government code. It was not specified as one of the City Council’s Work Plan items for 2024-25.

FISCAL IMPACT:

There is no fiscal impact.

ATTACHMENT:

1. Treasurer’s Report as of November 30, 2024.

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Name Beginning
Balance Total Total Ending Balance
as of 11/01/24 Receipts (+) Disbursement (-) as of 11/30/24 CASH ACCOUNTS:

Cash on hand & Petty Cash 1,900.00 - - 1,900.00
Wells Fargo Bank 1,234,967.08 2,726,863.78 2,988,370.48 973,460.38 Total: 1,236,867.08 2,726,863.78 2,988,370.48 975,360.38 Ending Balance
as of 11/30/24
INVESTMENT ACCOUNTS:

Investments - Local Agency Investment Fund (LAIF) - per Par Value 3,902,984.81 Investments - CAMP Portfolio - per Market Value 22,139,553.08 Investments - PARS 115 Trust Pension - per Market Value - Restricted 1,302,215.64 Investments w/ Fiscal Agent - BNY Mellon - per Par Value - Restricted 162,008.67 Total: 27,506,762.20
TOTAL CASH & INVESTMENTS ACCOUNTS 28,482,122.58

DEPOSIT LIABILITIES
Building Dept Deposits 4,280,477.49
CASH & INVESTMENTS ACCOUNT BALANCE:

Prior Year
Carry forward Increase/ Ending Balance Current Current Ending Balance* Fund # Fund Name: Fund Classification: as of 7/1/24 (Decrease) as of 10/31/24 Increase (DR) Decrease (CR) as of 11/30/24 11 General Fund General Fund 21,212,442.38 (1,488,367.01) 19,724,075.37 1,728,115.55 1,122,533.61 20,329,657.31 16 Parks & Rec - In Lieu Fee Special Revenue 450,296.44 - 450,296.44 - - 450,296.44 19 ARPA - AMERICAN

RESCUE PLAN ACT
Special Revenue
813,105.06 - 813,105.06 - - 813,105.06
21 COPS FUND Special Revenue (188,328.86) 100,302.31 (88,026.55) 8,333.33 120.00 (79,813.22) 71 SPECIAL DONATIONS Special Revenue 34,472.90 - 34,472.90 - - 34,472.90 46 STREET CIP Streets Capital Projects (41,114.00) (40,478.95) (81,592.95) 43,953.91 597,542.78 (635,181.82) 41 GENERAL CIP FUND Other Capital Projects 977,885.87 (788,059.84) 189,826.03 1,065,956.75 147,999.87 1,107,782.91 42 PATHWAYS CIP Other Capital Projects 790,708.48 93,983.22 884,691.70 - 5,703.75 878,987.95 43 WESTWIND BARN CIP Other Capital Projects 230,335.22 19,122.85 249,458.07 9,929.00 - 259,387.07 45 DRAINAGE CIP Other Capital Projects 630,563.73 (41,297.79) 589,265.94 8,071.85 7,109.78 590,228.01 48 SEWER FUND CIP Enterprise-Sewer 4,492,471.14 (453,931.75) 4,038,539.39 - 96,674.36 3,941,865.03 51 SEWER FUND Enterprise-Sewer 2,161,921.25 (893,161.02) 1,268,760.23 8,058.66 1,102,943.01 173,875.88 31 SEWER ASSESSMENT D Fiduciary 318,213.34 (103,229.33) 214,984.01 594.65 - 215,578.66 61 GENERAL SERVICE FUNInternal Service Fund 835,460.07 (511,894.32) 323,565.75 489,931.22 412,514.57 400,982.40 32,718,433.02 (4,107,011.63) 28,611,421.39 3,362,944.92 3,493,141.73 28,481,224.58 *Fund balances are unaudited, and may not include all necessary adjustments. These figures will be updated in future reports once the FY23/24 independent audit is completed
Monthly Treasurer's Report
FY 2024-25
Month of November (Unaudited)
Pursuant to California Government Code Section 41004

TOTAL CASH & INVESTMENTS ACCOUNT

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TOWN OF LOS ALTOS HILLS January 30, 2025
Staff Report to the City Council
SUBJECT: RECEIVE DISBURSEMENTS REPORT FOR PERIOD ENDING NOVEMBER 2024
FROM: Thomas Leung, Finance Director
APPROVED: Peter Pirnejad, City Manager
RECOMMENDATION: That the City Council:

Receive the November 2024 Disbursements Report.

BACKGROUND:

The Disbursements Report is submitted to the City Council for transparency.

DISCUSSION:

The table below summarizes Accounts Payable and payroll disbursements. 2,659,993.02 Total Accounts Payable Disbursements
328,377.46 Total Payroll Disbursements
2,988,370.48 Total Disbursements
The table below provides a breakdown of payroll disbursements, as well as payments to vendors who received more than $10,000 in total during the month. These disbursements are approximately 94% of total disbursements for the month.

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Staff Report to City Council Page 2
Disbursements Report November 30, 2024
January 30, 2025
ENVIRONMENTAL REVIEW:

The Disbursements Report is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15061(b)(3) of the CEQA Guidelines. 2024-25 CITY COUNCIL WORK PLAN:

The report is for financial transparency and was not specified as one of the City Council’s Work Plan items for 2024-25.

Amounts Vendors Description
230,235.40 EFT: ADP- Payroll Services and other Bank adjustments/fees Pay Date: 11.15.24
Payroll: $82,611.43
Payroll Taxes: $25,289.82
Pay Date: 11.29.24
Payroll: $89,139.47
Payroll Taxes: $27,548.22
Bank Adjustments/Fees = $5,646.46
98,142.06 EFT: CalPERS (retirement and health) and Navia for Flex Spending
Employer contributions and employee
withholdings related to payroll benefits.
1,034,441.00 CITY OF PALO ALTO
FY 2023-24 Operations and Maintenance
of Regional Water Quality Control Plant
and Surcharge for Sewer Transportation
(50%) and Capital (25%)
560,988.78 O'GRADY PAVING INC 2024 Pavement Rehabilitation 221,319.00 SANTA CLARA COUNTY SHERIFF'S DEPT November 2024 Sheriff Services 90,881.95 CSG CONSULTANTS INC Contract Services - Building, Code Enforcement
78,000.00 NICHOLAS BENNETT Refund Deposit
75,945.00 MICHAEL BAKER INTERNATIONAL INC. Housing Element 59,069.36 D&L SUPPLY CO INC CIP Wastewater
45,321.12 PALAMERICAN SECURITY (SILICON VALLEY) INC Residential Patrol Services 40,986.18 WEST BAY SANITARY DISTRICT October 2024 Sewer Maintenance Services
36,198.75 V. W. HOUSEN & ASSOCIATES, INC. Gravity Sewer Asset Management Plan 35,740.98 MissionSquare Retirement Services
35,713.85 SUPERION, LLC Trakit Annual Maintenance Fee
22,434.09 CODA TECHNOLOGY GROUP Council Chambers AV Upgrade Project 20,439.50 SYSERCO ENERGY SOLUTIONS, INC. Battery Energy Storage Project CIP Contract - Remaining Balance
16,663.70 WELLS FARGO - VISA Credit card misc. charges
16,000.00 MAZE AND ASSOCIATES Financial Audit
15,167.00 REDWOOD PUBLIC LAW, LLP City Attorney Services 13,866.00 HARPER, KEVIN W. Contract Services - Finance Manager 13,274.29 DKG CONSULTANTS, LLC Contract Services - CDD
12,000.00 ZENCITY TECHNOLOGIES US INC Zencity Engage Annual Fee 11,704.00 4LEAF, INC Contract Services - Permit Technician 11,273.72 EATON AND ASSOCIATES Software and Hardware Costs 2,795,805.73 Total

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Staff Report to City Council Page 3
Disbursements Report November 30, 2024
January 30, 2025
FISCAL IMPACT:

There is no fiscal impact.

ATTACHMENTS:

1. November 2024 Disbursements Report by Vendor.

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Receive the November 2024 Disbursements Report.

BACKGROUND:

The Disbursements Report is submitted to the City Council for transparency.

DISCUSSION:

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Staff Report to City Council Page 2
Disbursements Report November 30, 2024
January 30, 2025
ENVIRONMENTAL REVIEW:

The Disbursements Report is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15061(b)(3) of the CEQA Guidelines. 2024-25 CITY COUNCIL WORK PLAN:

The report is for financial transparency and was not specified as one of the City Council’s Work Plan items for 2024-25.

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Staff Report to City Council Page 3
Disbursements Report November 30, 2024
January 30, 2025
FISCAL IMPACT:

There is no fiscal impact.

ATTACHMENTS:

1. November 2024 Disbursements Report by Vendor.

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1/3/2025 5:38:32 PM Page 1 of 16
Expense Approval Report
Town of Los Altos Hills By Vendor Name
Payable Dates 11/01/2024 - 11/30/2024
Vendor Name Payable Number Post Date Description (Item) Account Number Amount Vendor: 4LEAF01 - 4LEAF, INC
4LEAF, INC J4016-00U 11/06/2024 PERMIT TECH M GUZULES 9/3… 011-3200-6199 11,704.00 Vendor 4LEAF01 - 4LEAF, INC Total: 11,704.00
Vendor: ATKINS94023 - ALEXANDER ATKINS DESIGN INC
ALEXANDER ATKINS DESIGN I… 8410 11/07/2024 Our Town Quarterly Newslett… 011-1100-6304 6,250.00 Vendor ATKINS94023 - ALEXANDER ATKINS DESIGN INC Total: 6,250.00 Vendor: ALLGUARD01 - ALL-GUARD ALARM SYSTEMS INC
ALL-GUARD ALARM SYSTEMS … S128745 11/21/2024 REPLACED BOTH BATTERIES 9… 061-1480-6314 76.39 Vendor ALLGUARD01 - ALL-GUARD ALARM SYSTEMS INC Total: 76.39 Vendor: AMAZON30353 - AMAZON
AMAZON 1HMV-QPWJ-TM4T 11/12/2024 ART PAINTING SUPPLIES 9/18… 061-1480-6301 178.90 AMAZON 1HVX-6K3M-C6H4 11/12/2024 KITCHEN SUPPLIES 9/17/24 061-1480-6398 105.58 AMAZON 1KFD-GKGQ-R7HD 11/12/2024 PARTY SUPPLIES THANKSGIVI… 061-1480-6398 259.73 AMAZON 1KGC-3GLY-MVCH 11/12/2024 OFFICE SUPPLIES 9/18/24 061-1480-6398 53.47 AMAZON 1LGK-RCYM-DMQC 11/12/2024 AUTO EQUIPMENT PARTS. 9/… 061-4300-6351 87.28 AMAZON 1CCL-XY4Y-G9V4 11/25/2024 KITCHEN ACCESSORIES 9/24/24 061-1480-6398 218.59 AMAZON 1CQR-6PJ7-PD6N 11/25/2024 OFFICE SUPPLEIS 10/9/24 061-1480-6301 67.36 AMAZON 1H7N-JXWW-1YY9 11/25/2024 COMPUTER ACCESSORIES 10/… 061-1480-6398 76.30 AMAZON 1JWL-QCCJ-QJHT 11/25/2024 KITCHEN SUPPLIES 9/30/24 061-1480-6398 83.34 AMAZON 1QPM-WD9P-GL9J 11/25/2024 KITCHEN ACCESSORIES 9/30/24 061-1480-6398 87.70 AMAZON 1XKQ-YG19-T36W 11/25/2024 KITCHEN SUPPLEIS 10/8/24 061-1480-6398 67.68 AMAZON 1YFQ-C73H-MF7N 11/25/2024 OFFICE SUPPLIES 10/1/24 061-1480-6301 52.95 Vendor AMAZON30353 - AMAZON Total: 1,338.88
Vendor: ANIMAL95037 - ANIMAL DAMAGE MANAGEMENT
ANIMAL DAMAGE MANAGEM… 363510 11/25/2024 TWICE PER MONTH PEST CON… 011-5100-6130 650.00 Vendor ANIMAL95037 - ANIMAL DAMAGE MANAGEMENT Total: 650.00 Vendor: ATTMOBILITY - AT&T MOBILITY
AT&T MOBILITY 287319629759X11102024 11/21/2024 PARKS & REC SPECIALIST 011-1000-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 MANAGEMENT ANALYST 011-1200-6362 12.32 AT&T MOBILITY 287319629759X11102024 11/21/2024 5G HOTSPOT 011-1200-6362 40.24 AT&T MOBILITY 287319629759X11102024 11/21/2024 LAH HOTSPOT 011-1200-6362 40.24 AT&T MOBILITY 287319629759X11102024 11/21/2024 DEPUTY CITY MANAGER 011-1200-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 CITY MANAGER 011-1200-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 CITY CLEK 011-1300-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 ADMINISTRATIVE CLERK/TEC… 011-1300-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 FINANCE DIRECTOR 011-1400-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 PLANNING DIRECTOR 011-3100-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 ADMINISTRATIVE CLERK/TEC… 011-3100-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 PLANNING IPAD 011-3100-6362 40.24 AT&T MOBILITY 287319629759X11102024 11/21/2024 BUILDING DIRECTOR 011-3200-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 BUILDING IPAD 011-3200-6362 40.24 AT&T MOBILITY 287319629759X11102024 11/21/2024 SIGNAL EL MONTE & STONEB… 011-3300-6362 44.35 AT&T MOBILITY 287319629759X11102024 11/21/2024 PWD IPAD1 011-3300-6362 40.24 AT&T MOBILITY 287319629759X11102024 11/21/2024 PWD IPAD 2 011-3300-6362 40.24 AT&T MOBILITY 287319629759X11102024 11/21/2024 UTILITY ENGINEERING MANA… 011-3300-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 ASSISTANT ENGINEER 011-3300-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 ASSISTANT ENGINEER 011-3300-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 SIGNAL EL MONTE & PERIMET…011-3300-6362 44.35 AT&T MOBILITY 287319629759X11102024 11/21/2024 SIGNAL EL MONTE & VOORHE… 011-3300-6362 44.35 AT&T MOBILITY 287319629759X11102024 11/21/2024 PUBLIC WORKS IPAD 011-3300-6362 40.24 AT&T MOBILITY 287319629759X11102024 11/21/2024 MAINTENANCE SUPERINTEND…061-4300-6362 50.13 AT&T MOBILITY 287319629759X11102024 11/21/2024 MAINTENANCE WORKER 061-4300-6362 30.73 AT&T MOBILITY 287319629759X11102024 11/21/2024 MAINTENANCE WORKER 061-4300-6362 45.09

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 2 of 16
Vendor Name Payable Number Post Date Description (Item) Account Number Amount AT&T MOBILITY 287319629759X11102024 11/21/2024 MAINTENANCE WORKER 061-4300-6362 45.09 AT&T MOBILITY 287319629759X11102024 11/21/2024 MAINTENANCE WORKER 061-4300-6362 45.09 Vendor ATTMOBILITY - AT&T MOBILITY Total: 1,244.74
Vendor: AT&T 60197_5014 - AT&T
AT&T 256795714 11.10.24 11/21/2024 INTERNET MONTHLY CHARGES…061-1480-6362 127.69 Vendor AT&T 60197_5014 - AT&T Total: 127.69
Vendor: AT&T PO9011 - AT&T
AT&T 000022563712 11/21/2024 PURISSIMA/ELENA PUMP STA… 051-4800-6362 29.27 AT&T 000022563715 11/21/2024 ALTERNATE EOC - FIRE STATI… 011-2100-6362 89.38 AT&T 000022563716 11/21/2024 HERITAGE HOUSE ALARM10/… 011-2100-6362 31.35 AT&T 000022563717 11/21/2024 26379 FREMONT ROAD 10/10… 061-1480-6362 1,074.79 AT&T 000022563718 11/21/2024 26379 FREMONT ROAD - CH… 061-1480-6362 30.83 AT&T 000022563719 11/21/2024 WWB FIRE ALARM LINE 10/10… 011-5300-6362 60.11 AT&T 000022563720 11/21/2024 HERITAGE HOUSE DSL SVC 10… 011-2100-6362 61.14 AT&T 000022563721 11/21/2024 26379 FREMONT ROAD 10/10… 061-1480-6362 330.14 AT&T 000022563722 11/21/2024 HERITAGE HOUSE OES NEW P… 011-2100-6362 60.11 AT&T 000022563723 11/21/2024 12863 LA CRESTA EOC HAM R… 011-2100-6362 33.32 AT&T 000022563724 11/21/2024 28002 PURISSIMA RD - SANIT… 051-4800-6362 31.35 AT&T 000022563725 11/21/2024 27400 PURISSIMA RD - CORP … 061-4300-6362 61.14 AT&T 000022564195 11/21/2024 O'KEEFE LN AT NORMANDY LN…051-4800-6362 32.08 Vendor AT&T PO9011 - AT&T Total: 1,925.01
Vendor: BAYSCAPE01 - BAYSCAPE MANAGEMENT, INC.

BAYSCAPE MANAGEMENT, IN… 39417 11/21/2024 Landscape Maintenance Svcs 011-4740-6125 2,500.00 BAYSCAPE MANAGEMENT, IN… 39417 11/21/2024 Landscape Maintenance Svcs 011-4740-6125 1,750.00 BAYSCAPE MANAGEMENT, IN… 39417 11/21/2024 Landscape Maintenance Svcs 011-4740-6125 450.00 BAYSCAPE MANAGEMENT, IN… 39417 11/21/2024 Landscape Maintenance Svcs 011-5100-6122 850.00 BAYSCAPE MANAGEMENT, IN… 39417 11/21/2024 Landscape Maintenance Svcs 011-5300-6122 1,750.00 BAYSCAPE MANAGEMENT, IN… 39417 11/21/2024 Landscape Maintenance Svcs 061-1480-6122 1,250.00 Vendor BAYSCAPE01 - BAYSCAPE MANAGEMENT, INC. Total: 8,550.00 Vendor: BEAR95002 - BEAR ELECTRICAL SOLUTIONS, INC.

BEAR ELECTRICAL SOLUTIONS, …24456 11/12/2024 TRAFFIC SIGNAL MAINTENAN… 011-4600-6146 2,651.00 Vendor BEAR95002 - BEAR ELECTRICAL SOLUTIONS, INC. Total: 2,651.00 Vendor: BEI94501 - BEI CONSTRUCTION INC
BEI CONSTRUCTION INC 2409031 11/21/2024 CO#1 Additional time to fix the…041-6900-6622 1,583.55 BEI CONSTRUCTION INC 2409031 11/21/2024 AGETO Shade Structure for LC… 041-6900-6622 2,017.56 Vendor BEI94501 - BEI CONSTRUCTION INC Total: 3,601.11
Vendor: CBSC95833 - CALIFORNIA BUILDING STANDARDS COMMISSION CALIFORNIA BUILDING STAND… 11.7.24 11/12/2024 FOR THE QUARTER FEE COLLE… 011-0000-2004 1,168.00 CALIFORNIA BUILDING STAND… 11.7.24 11/12/2024 THE QUARTER LESS SEISMIC E… 011-0000-4685 -116.80 Vendor CBSC95833 - CALIFORNIA BUILDING STANDARDS COMMISSION Total: 1,051.20 Vendor: CONSERVATION95814 - CALIFORNIA DEPARTMENT OF CONSERVATION CALIFORNIA DEPARTMENT OF…11.7.24 11/12/2024 QUARTER JULY-SEPTEMBER 2… 011-0000-2002 3,566.88 CALIFORNIA DEPARTMENT OF…11.7.24 11/12/2024 QUARTER JULY-SEPTEMBER 2… 011-0000-4685 -178.34 Vendor CONSERVATION95814 - CALIFORNIA DEPARTMENT OF CONSERVATION Total: 3,388.54 Vendor: CALWATER95194 - CALIFORNIA WATER SERVICE CO.

CALIFORNIA WATER SERVICE … 1865744444 11.20.24 11/25/2024 W EDITH AVE/W FREMONT RD…011-5100-6364 173.56 Vendor CALWATER95194 - CALIFORNIA WATER SERVICE CO. Total: 173.56 Vendor: CHEVRON28272 - CHEVRON AND TEXACO CARD SERVICES CHEVRON AND TEXACO CARD …100889842 11/12/2024 SMALL TOOL 10/11/24-10/25… 061-4300-6342 87.72 CHEVRON AND TEXACO CARD …100889842 11/12/2024 FLEET FUEL 10/11/24-11/1/24 061-4400-6342 309.47 Vendor CHEVRON28272 - CHEVRON AND TEXACO CARD SERVICES Total: 397.19 Vendor: CINTAS- UNIFORMS - CINTAS CORPORATION
CINTAS CORPORATION 4209289306 11/06/2024 HOUSEKEEPING SUPPLIES 10/… 061-1480-6123 78.34 CINTAS CORPORATION 4209289306 11/06/2024 UNIFORMS SUPPLIES 10/24/24 061-4300-6324 111.88 CINTAS CORPORATION 4210036197 11/12/2024 HOUSEKEEPING SUPPLIES 10/… 061-1480-6123 131.93 CINTAS CORPORATION 4210036197 11/12/2024 UNIFORMS SUPPLIES 10/31/24 061-4300-6324 172.58 CINTAS CORPORATION 4210735330 11/21/2024 HOUSEKEEPING SUPPLIES 11/… 061-1480-6123 131.93

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 3 of 16
Vendor Name Payable Number Post Date Description (Item) Account Number Amount CINTAS CORPORATION 4210735330 11/21/2024 UNIFORMS SUPPLIES 11/7/24 061-4300-6324 109.60 CINTAS CORPORATION 4211461799 11/25/2024 HOUSEKEEPING SUPPLIES 11/… 061-1480-6123 184.91 CINTAS CORPORATION 4211461799 11/25/2024 UNIFORMS SUPPLIES 11/14/24 061-4300-6324 109.60 CINTAS CORPORATION 4212284939 11/25/2024 HOUSEKEEPING SUPPLIES 11/… 061-1480-6123 131.93 CINTAS CORPORATION 4212284939 11/25/2024 UNIFORMS SUPPLIES 11/21/24 061-4300-6324 109.60 Vendor CINTAS- UNIFORMS - CINTAS CORPORATION Total: 1,272.30 Vendor: LOSALTOS94022 - CITY OF LOS ALTOS
CITY OF LOS ALTOS IN100983 11/21/2024 SEWER SYS BILLBACK Q1-FY25…051-4800-6120 545.20 Vendor LOSALTOS94022 - CITY OF LOS ALTOS Total: 545.20
Vendor: PASEWER94303 - CITY OF PALO ALTO
CITY OF PALO ALTO 7800007245 11/25/2024 FY2023/2024 O&M OF RWQC,…051-4800-6121 1,034,441.00 Vendor PASEWER94303 - CITY OF PALO ALTO Total: 1,034,441.00 Vendor: CIVIC66502 - CIVICPLUS
CIVICPLUS 316012 11/06/2024 CIVICREC ANNL & CP PAY ANN…011-1000-6398 5,469.78 Vendor CIVIC66502 - CIVICPLUS Total: 5,469.78
Vendor: COBALT01 - COBALT POWER SYSTEMS
COBALT POWER SYSTEMS 11.7.24 11/21/2024 REVISION1 FEE PD BUT CANCE…011-3200-4301 350.00 Vendor COBALT01 - COBALT POWER SYSTEMS Total: 350.00
Vendor: CODA01 - CODA TECHNOLOGY GROUP
CODA TECHNOLOGY GROUP 7700R 11/12/2024 COUNCIL CHAMBERS AV UPG… 041-6900-6613 22,434.09 Vendor CODA01 - CODA TECHNOLOGY GROUP Total: 22,434.09
Vendor: COMCAST19380 - COMCAST BUSINESS
COMCAST BUSINESS 221121217 11/21/2024 #980056897 11.1.24 CALNET … 061-1480-6310 951.22 Vendor COMCAST19380 - COMCAST BUSINESS Total: 951.22
Vendor: COMCAST LOCAL ACCTS - COMCAST
COMCAST 0016749 10.17.24 11/06/2024 8155200160016749 CABLE&I… 061-1480-6310 283.61 COMCAST 00167419 11.17.24 11/21/2024 8155200160016749 CABLE&I… 061-1480-6310 438.07 COMCAST 0017176 11.3.24 11/21/2024 #8155200160017176 CABLE&… 061-1480-6310 216.24 Vendor COMCAST LOCAL ACCTS - COMCAST Total: 937.92
Vendor: CORELOGIC75284 - CORELOGIC INFORMATION SOLUTIONS, INC.

CORELOGIC INFORMATION SO…30739805 11/06/2024 RQ2 FLAT FEE LIMITED PACKA… 011-3100-6338 106.09 CORELOGIC INFORMATION SO…30739805 11/06/2024 RQ2 FLAT FEE LIMITED PACKA… 011-3200-6338 106.09 Vendor CORELOGIC75284 - CORELOGIC INFORMATION SOLUTIONS, INC. Total: 212.18 Vendor: CORODATA90084 - CORODATA SHREDDING INC.

CORODATA SHREDDING INC. DN 1497146 11/21/2024 1 21 GALLLON CONSOLE (24' … 061-1480-6323 67.66 Vendor CORODATA90084 - CORODATA SHREDDING INC. Total: 67.66 Vendor: COTTON95030 - COTTON SHIRES & ASSOC, INC.

COTTON SHIRES & ASSOC, INC. 1024044 11/12/2024 10/2024 BILLIABLE GEO TECH-…011-0000-2301 2,537.50 COTTON SHIRES & ASSOC, INC. 1024044 11/12/2024 10/2024 ADMIN FEE GEO TEC… 011-0000-2301 253.75 COTTON SHIRES & ASSOC, INC. 1024044 11/12/2024 10/2024 RECOG ADMIN FEE G…011-0000-4685 -253.75 COTTON SHIRES & ASSOC, INC. 1024044 11/12/2024 10/2024 PASSTHRU REV GEO … 011-3100-4707 -2,537.50 COTTON SHIRES & ASSOC, INC. 1024044 11/12/2024 10/2024 PASSTHRU EXP GEO … 011-3100-6178 2,537.50 COTTON SHIRES & ASSOC, INC. 824188 11/12/2024 8/2024 ADMIN FEE GEO TECH… 011-0000-2301 176.75 COTTON SHIRES & ASSOC, INC. 824188 11/12/2024 8/2024 BILLABLE GEO TECH-S… 011-0000-2301 1,767.50 COTTON SHIRES & ASSOC, INC. 824188 11/12/2024 8/2024 RECOG ADMIN FEE G… 011-0000-4685 -176.75 COTTON SHIRES & ASSOC, INC. 824188 11/12/2024 8/2024 PASSTHRU REV GEO T… 011-3100-4707 -1,767.50 COTTON SHIRES & ASSOC, INC. 824188 11/12/2024 8/2024 PASSTHRU EXP GEO T… 011-3100-6178 1,767.50 COTTON SHIRES & ASSOC, INC. 1024045 11/21/2024 9/2024 ADMIN FEE GEO TECH… 011-0000-2301 82.00 COTTON SHIRES & ASSOC, INC. 1024045 11/21/2024 9/2024 BILLABLE GEO TECH-S… 011-0000-2301 820.00 COTTON SHIRES & ASSOC, INC. 1024045 11/21/2024 9/2024 RECOG ADMIN FEE G… 011-0000-4685 -82.00 COTTON SHIRES & ASSOC, INC. 1024045 11/21/2024 9/2024 PASSTHRU REV GEO T… 011-3100-4707 -820.00 COTTON SHIRES & ASSOC, INC. 1024045 11/21/2024 9/2024 PASSTHRU EXP GEO T… 011-3100-6178 820.00 COTTON SHIRES & ASSOC, INC. 1024046 11/21/2024 9/2024 ADMIN FEE GEO TECH… 011-0000-2301 82.00 COTTON SHIRES & ASSOC, INC. 1024046 11/21/2024 9/2024 BILLABLE GEO TECH S… 011-0000-2301 820.00 COTTON SHIRES & ASSOC, INC. 1024046 11/21/2024 9/2024 RECOG ADMIN FEE G… 011-0000-4685 -82.00 COTTON SHIRES & ASSOC, INC. 1024046 11/21/2024 9/2024 PASSTHRU REV GEO T… 011-3100-4707 -820.00

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 4 of 16
Vendor Name Payable Number Post Date Description (Item) Account Number Amount COTTON SHIRES & ASSOC, INC. 1024046 11/21/2024 9/2024 PASSTHRU EXP GEO T… 011-3100-6178 820.00 Vendor COTTON95030 - COTTON SHIRES & ASSOC, INC. Total: 5,945.00 Vendor: SCCENVIRONMENTAL - COUNTY OF SANTA CLARA - DEPT. OF ENVIRONMENTAL HEALTH COUNTY OF SANTA CLARA - D… IN1329503 11/06/2024 HAZAMAT STORAGE& HMBP … 011-3300-6138 825.00 Vendor SCCENVIRONMENTAL - COUNTY OF SANTA CLARA - DEPT. OF ENVIRONMENTAL HEALTH Total: 825.00 Vendor: CSG94404 - CSG CONSULTANTS INC
CSG CONSULTANTS INC 58684 11/06/2024 CONST INSPECT & MATERAL T…046-6900-6199 20,219.00 CSG CONSULTANTS INC 58687 11/06/2024 CONSTRUCTION INSPECTION … 046-6900-6199 16,335.00 CSG CONSULTANTS INC B241767 11/06/2024 BUILDING REVIEW SERVIC3ES …011-3200-6114 51,822.95 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 ADMIN FEE CONTRA… 011-0000-2301 130.50 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 BILLABLE CONTRACT …011-0000-2301 1,200.00 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 ADMIN FEE CONTRA… 011-0000-2301 120.00 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 BILLABLE CONTRACT …011-0000-2301 1,305.00 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 RECOG ADMIN FEE C… 011-0000-4685 -120.00 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 RECOG ADMIN FEE C… 011-0000-4685 -130.50 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 PASSTHRU REV CON… 011-3300-4705 -1,200.00 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 PASSTHRU REV CON… 011-3300-4705 -1,305.00 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 PASSTHRU EXP CON… 011-3300-6179 1,305.00 CSG CONSULTANTS INC 58998 11/21/2024 10/2024 PASSTHRU EXP CON… 011-3300-6179 1,200.00 Vendor CSG94404 - CSG CONSULTANTS INC Total: 90,881.95
Vendor: CUSTOMCELL01 - CUSTOM CELLULAR CONCEPTS
CUSTOM CELLULAR CONCEPTS 65802 11/06/2024 AIR/T PLAN @$96/2 LINE/MO… 011-2100-6199 1,152.00 Vendor CUSTOMCELL01 - CUSTOM CELLULAR CONCEPTS Total: 1,152.00 Vendor: DLSUPPLY01 - D&L SUPPLY CO INC
D&L SUPPLY CO INC 0000167809 11/21/2024 CIP WASTEWATER 10/23/24 048-6900-6625 59,069.36 Vendor DLSUPPLY01 - D&L SUPPLY CO INC Total: 59,069.36
Vendor: DEGREE01 - DEGREE HVAC, INC.

DEGREE HVAC, INC. 37537 11/06/2024 HVAC REPARI FOR AC UNIT IN …061-1480-6118 1,634.75 Vendor DEGREE01 - DEGREE HVAC, INC. Total: 1,634.75
Vendor: DIAMOND01 - DIAMOND QUALITY PRINTING INC.

DIAMOND QUALITY PRINTING …41612 11/21/2024 BARN LIGHTING STICKERS 11/… 011-4120-6361 125.78 Vendor DIAMOND01 - DIAMOND QUALITY PRINTING INC. Total: 125.78 Vendor: CORBETT01 - DKG CONSULTANTS, LLC
DKG CONSULTANTS, LLC 2024-55 11/06/2024 DKG SONSULTANTS SVCS 9/2/…011-1400-6199 750.00 DKG CONSULTANTS, LLC 2024-67 11/06/2024 DKG CONSULTANTS SVCS 9/30…011-3100-6111 5,997.85 DKG CONSULTANTS, LLC 2024-72 11/21/2024 DKG CONSULTING SERVICES 9… 011-3100-6111 6,526.44 Vendor CORBETT01 - DKG CONSULTANTS, LLC Total: 13,274.29 Vendor: EATON03 - EATON AND ASSOCIATES
EATON AND ASSOCIATES 91012 11/12/2024 BLUEBEAN REVU-CORE ANNL … 011-3100-6313 972.00 EATON AND ASSOCIATES 91012 11/12/2024 BLUEBEAN REVU-CORE ANNL … 011-3200-6313 1,296.00 EATON AND ASSOCIATES 91012 11/12/2024 BLUEBEAN REVU-CORE ANNL … 011-3300-6313 1,620.00 EATON AND ASSOCIATES 91162 11/21/2024 DELL NOTEBOOK,1YR UPGRA… 041-6900-6503 7,385.72 Vendor EATON03 - EATON AND ASSOCIATES Total: 11,273.72
Vendor: CAEDD - EMPLOYMENT DEVELOPMENT DEPT.

EMPLOYMENT DEVELOPMENT…L1121329872 10.30.24 11/06/2024 UNEMPLOYEMENT INSURANC…061-1470-6024 49.00 Vendor CAEDD - EMPLOYMENT DEVELOPMENT DEPT. Total: 49.00 Vendor: EVANS10 - ESPINOZA-EVANS, SARAH JOY
ESPINOZA-EVANS, SARAH JOY 11.19.24 11/21/2024 FACE PAINTING BARN LIGHTI… 011-4120-6361 360.00 Vendor EVANS10 - ESPINOZA-EVANS, SARAH JOY Total: 360.00 Vendor: ADT01 - EVERON
EVERON 156857824 11/12/2024 MONTHLY SERVICES 11/1/24-… 061-1480-6118 169.71 Vendor ADT01 - EVERON Total: 169.71
Vendor: FUSE95054 - FUSE SERVICES INC
FUSE SERVICES INC BLD24-0397 11/12/2024 BO31 SMIP 011-0000-2002 0.52 FUSE SERVICES INC BLD24-0397 11/12/2024 BO30 BSASRF 011-0000-2004 1.00 FUSE SERVICES INC BLD24-0397 11/12/2024 BOO3 MEP 011-3200-4305 216.00

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 5 of 16
Vendor Name Payable Number Post Date Description (Item) Account Number Amount FUSE SERVICES INC BLD24-0397 11/12/2024 BO16 ELECTRONIC PLAN 011-3200-4311 75.00 Vendor FUSE95054 - FUSE SERVICES INC Total: 292.52
Vendor: GARDENLAND95008 - GARDENLAND CENTER INC.

GARDENLAND CENTER INC. 1130921 11/21/2024 MAINTENANCE OIL SUPPLIES … 061-4300-6342 212.16 Vendor GARDENLAND95008 - GARDENLAND CENTER INC. Total: 212.16 Vendor: GLOBAL90030 - GLOBALSTAR INC.

GLOBALSTAR INC. 000000079044457 11/06/2024 #AC00143531 MONTHLY SVCS…011-2100-6199 3,180.70 Vendor GLOBAL90030 - GLOBALSTAR INC. Total: 3,180.70
Vendor: GOVERNMENT02 - GOVERNMENT TECHNOLOGY GROUP, LLC GOVERNMENT TECHNOLOGY … 199 11/12/2024 BROADBAND ASSISTANCE WI… 041-6900-6199 6,337.50 Vendor GOVERNMENT02 - GOVERNMENT TECHNOLOGY GROUP, LLC Total: 6,337.50 Vendor: GRAINGER60038 - GRAINGER
GRAINGER 9268241321 11/06/2024 STROBE LIGHT AMBER, FLASH… 061-4300-6351 308.41 Vendor GRAINGER60038 - GRAINGER Total: 308.41
Vendor: GREEN95112 - GREENWASTE RECOVERY INC
GREENWASTE RECOVERY INC 0007759809 11/21/2024 2 PARCEL DRIVE ON DISTANCE…011-1200-6398 1,320.33 GREENWASTE RECOVERY INC 033974 11/21/2024 MRF-OTHER & YARDWASTE F… 011-0000-1110 5,718.38 Vendor GREEN95112 - GREENWASTE RECOVERY INC Total: 7,038.71 Vendor: HARPER02 - HARPER, KEVIN W.

HARPER, KEVIN W. 11.14.24 11/21/2024 PROFESSIONAL SVCS FOR NG… 011-1400-6199 13,866.00 Vendor HARPER02 - HARPER, KEVIN W. Total: 13,866.00
Vendor: HAYWARD93901 - HAYWARD LUMBER
HAYWARD LUMBER 40923 11/06/2024 MATADERO CREEK MITIGATI… 045-6900-6622 -272.81 HAYWARD LUMBER 610163 11/06/2024 MITIGATION FENCE IN BYRNE …045-6900-6622 4,725.52 HAYWARD LUMBER 610211 11/12/2024 MITIGATION FENCE IN BYRNE …045-6900-6622 1,557.13 HAYWARD LUMBER 610215 11/12/2024 MITIGATION FENCE IN BYRNE… 045-6900-6622 827.13 Vendor HAYWARD93901 - HAYWARD LUMBER Total: 6,836.97
Vendor: IGTANLOC01 - IGTANLOC, GERRY
IGTANLOC, GERRY 11.4.24 11/06/2024 HOTEL ACCOMODATION 9/1/… 011-3200-6308 1,326.06 IGTANLOC, GERRY 11.4.24 11/06/2024 ICC CERTIFICATION TEST 8/31… 011-3200-6309 480.00 IGTANLOC, GERRY 11.4.24 11/06/2024 BUILDING INSPECTOR TRAINI… 011-3200-6309 500.00 IGTANLOC, GERRY 11.4.24 11/06/2024 INTERNATIONAL CODE BOOK … 011-3200-6312 188.06 Vendor IGTANLOC01 - IGTANLOC, GERRY Total: 2,494.12
Vendor: INTERSTATE94070 - INTERSTATE TRAFFIC CONTROL PRODUCTS, INC.

INTERSTATE TRAFFIC CONTRO…265386 11/06/2024 REPLACEMENT SIGNS 9/6/24 061-4300-6341 624.75 INTERSTATE TRAFFIC CONTRO…266394 11/06/2024 PAINT#985604 - RED CURB H2…011-4600-6149 358.97 INTERSTATE TRAFFIC CONTRO…266716 11/21/2024 SAFETY VESTS FOR CORP YARD…061-4300-6325 1,657.03 INTERSTATE TRAFFIC CONTRO…266717 11/21/2024 STREET SIGN POSTS 11/5/24 011-4600-6341 1,942.50 Vendor INTERSTATE94070 - INTERSTATE TRAFFIC CONTROL PRODUCTS, INC. Total: 4,583.25 Vendor: BRADFORD01 - JAY BRADFORD
JAY BRADFORD 10.1.24 11/21/2024 FLIGHT 011-3200-6308 201.08 JAY BRADFORD 10.1.24 11/21/2024 TAXI DAY 3 011-3200-6308 7.92 JAY BRADFORD 10.1.24 11/21/2024 TAXI DAY 2 011-3200-6308 12.90 JAY BRADFORD 10.1.24 11/21/2024 TAXI DAY 2 011-3200-6308 13.91 JAY BRADFORD 10.1.24 11/21/2024 TAXI DAY 1 011-3200-6308 14.47 JAY BRADFORD 10.1.24 11/21/2024 TAXI DAY 3 011-3200-6308 14.96 JAY BRADFORD 10.1.24 11/21/2024 TAXI DAY 1 011-3200-6308 16.56 JAY BRADFORD 10.1.24 11/21/2024 MEALS DAY 1 011-3200-6308 36.26 JAY BRADFORD 10.1.24 11/21/2024 MEALS DAY 3 011-3200-6308 49.84 JAY BRADFORD 10.1.24 11/21/2024 AIRPORT PARKING 011-3200-6308 65.41 JAY BRADFORD 10.1.24 11/21/2024 MEALS DAY 2 011-3200-6308 58.08 JAY BRADFORD 10.1.24 11/21/2024 FLIGHT 011-3200-6308 128.48 JAY BRADFORD 10.1.24 11/21/2024 HOTEL 011-3200-6308 1,172.70 JAY BRADFORD 10.1.24 11/21/2024 RENTAL CAR 011-3200-6308 118.63 JAY BRADFORD 10.1.24 11/21/2024 APA CA 2024 CONFERENCE J … 011-3200-6309 650.00 JAY BRADFORD 7.11.24 - 9.24.24 11/21/2024 7.11.24 FLIGHT RTRN FR VAC … 011-3200-6308 368.10 JAY BRADFORD 7.11.24 - 9.24.24 11/21/2024 9.24.24 HOUSING ELEMENTS … 041-6900-6199 5.23

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 6 of 16
Vendor Name Payable Number Post Date Description (Item) Account Number Amount JAY BRADFORD 7.11.24 - 9.24.24 11/21/2024 9.23.24 HOUSING ELEMENTS … 041-6900-6199 70.75 JAY BRADFORD 9.27.24 11/21/2024 APA CA 2024 CONFERENCE H… 011-3100-6308 1,172.70 JAY BRADFORD 9.27.24 11/21/2024 APA CA 2024 CONFERENCE J … 011-3100-6309 825.00 Vendor BRADFORD01 - JAY BRADFORD Total: 5,002.98
Vendor: FOX02 - JONATHAN FOX
JONATHAN FOX 11.4.24 11/12/2024 PLANNING ADMIN, INSTRUCT… 011-3100-6309 451.68 Vendor FOX02 - JONATHAN FOX Total: 451.68
Vendor: KIA02 - KIA MOTORS FINANCE
KIA MOTORS FINANCE 2215089147 11.24.24 11/25/2024 2022 KIA NIRO EV 11/24/24 061-4400-6506 361.06 KIA MOTORS FINANCE 2215089803 11.24.24 11/25/2024 2022 KIA NIRO EV 11/24/24 061-4400-6506 361.06 Vendor KIA02 - KIA MOTORS FINANCE Total: 722.12
Vendor: NGUYEN07 - LAM NGUYEN
LAM NGUYEN 9.10.24 11/12/2024 B031 SMIP 011-0000-2002 1.62 LAM NGUYEN 9.10.24 11/12/2024 B030 BSASRF OR GREEN FEE 011-0000-2004 1.00 LAM NGUYEN 9.10.24 11/12/2024 B008 ROOFING 011-3200-4301 375.00 LAM NGUYEN 9.10.24 11/12/2024 4016 ELECTRONIC PLAN RETE… 011-3200-4311 75.00 Vendor NGUYEN07 - LAM NGUYEN Total: 452.62
Vendor: LEA01 - LEA & BRAZE ENGINEERING INC
LEA & BRAZE ENGINEERING I… 86220 11/06/2024 SUMMERHILL AVE PATHWAY … 042-6900-6206 5,685.00 Vendor LEA01 - LEA & BRAZE ENGINEERING INC Total: 5,685.00 Vendor: LAHARDWARE94022 - LOS ALTOS HARDWARE INC
LOS ALTOS HARDWARE INC 30811/1 11/12/2024 IRRIGATION REPAIR AT WWCB…011-5300-6122 95.87 LOS ALTOS HARDWARE INC 30665/1 11/21/2024 LUMP HARDWOOD CHRCOAL …061-1480-6118 229.11 LOS ALTOS HARDWARE INC 30821/1 11/21/2024 TARP FOR CORP YARD 10/31/… 061-4300-6398 130.95 LOS ALTOS HARDWARE INC 30503/1 11/25/2024 PART FOR DOWN SIGN 10/10/…011-4600-6341 37.09 LOS ALTOS HARDWARE INC 30509/1 11/25/2024 SUPPLIES FOR CWRB PAINTIN… 011-4600-6341 110.49 LOS ALTOS HARDWARE INC 30512/1 11/25/2024 WET PAINT SIGNS FOR CURB … 011-4600-6341 14.05 LOS ALTOS HARDWARE INC 31009/1 11/25/2024 FINANCE ROOM KEY FOR J MI… 061-1480-6399 43.60 Vendor LAHARDWARE94022 - LOS ALTOS HARDWARE INC Total: 661.16 Vendor: LYNGSO94063 - LYNGSO GARDEN MATERIALS, INC.

LYNGSO GARDEN MATERIALS, …42732 11/06/2024 ROCKS TO PROTECT BACKFL… 011-5100-6122 167.75 Vendor LYNGSO94063 - LYNGSO GARDEN MATERIALS, INC. Total: 167.75 Vendor: LYNX95010 - LYNX TECHNOLOGIES, INC.

LYNX TECHNOLOGIES, INC. 10128 11/12/2024 GIS PROFESSIONAL SERVICES… 011-2100-6399 75.00 LYNX TECHNOLOGIES, INC. 10128 11/12/2024 GIS PROFESSIONAL SERVICES… 042-6900-6199 18.75 LYNX TECHNOLOGIES, INC. 10128 11/12/2024 GIS PROFESSIONAL SERVICES… 048-6900-6199 1,406.25 LYNX TECHNOLOGIES, INC. 10232 11/12/2024 GIS PROSF SVCS JULY-24 FR P… 011-3100-6313 1,950.00 LYNX TECHNOLOGIES, INC. 10232 11/12/2024 GIS PROSF SVCS JULY-24 FR P… 011-4740-6209 150.00 LYNX TECHNOLOGIES, INC. 10251 11/12/2024 GIS PROF. SVCS IN SEPT-24 P… 011-3100-6313 787.50 LYNX TECHNOLOGIES, INC. 10251 11/12/2024 GIS PROF. SVCS IN SEPT-24 P… 011-4740-6209 112.50 LYNX TECHNOLOGIES, INC. 10267 11/12/2024 GIS PROFESSIONAL SERVICES … 011-3100-6313 975.00 Vendor LYNX95010 - LYNX TECHNOLOGIES, INC. Total: 5,475.00 Vendor: MAZE94523 - MAZE AND ASSOCIATES
MAZE AND ASSOCIATES 53632 11/21/2024 LAH - Financial Audit Services 011-1400-6203 16,000.00 Vendor MAZE94523 - MAZE AND ASSOCIATES Total: 16,000.00 Vendor: METRO94002 - METRO MOBILE COMMUNICATIONS INC.

METRO MOBILE COMMUNICA…48646 11/06/2024 REPLACEMNT 15YRS OLD RAD… 061-4300-6362 1,085.79 METRO MOBILE COMMUNICA…48795 11/12/2024 CORP YARD RADIO SERVICES … 061-4300-6362 168.00 Vendor METRO94002 - METRO MOBILE COMMUNICATIONS INC. Total: 1,253.79 Vendor: METLIFE64180 - METROPOLITAN LIFE INSURANCE COMPANY METROPOLITAN LIFE INSURA… TS05957300 0001 11.14.24 11/21/2024 TS059757300 0001 DENTAL I… 061-0000-2233 5,228.18 Vendor METLIFE64180 - METROPOLITAN LIFE INSURANCE COMPANY Total: 5,228.18 Vendor: MICHAEL01 - MICHAEL BAKER INTERNATIONAL INC.

MICHAEL BAKER INTERNATIO… 1222351 11/07/2024 Housing Element -New MultiF… 041-6900-6199 32,500.00 MICHAEL BAKER INTERNATIO… 1225891 11/07/2024 Housing Element -New MultiF… 041-6900-6199 23,330.00

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Vendor Name Payable Number Post Date Description (Item) Account Number Amount MICHAEL BAKER INTERNATIO… 1228480 11/07/2024 Housing Element -New MultiF… 041-6900-6199 20,115.00 Vendor MICHAEL01 - MICHAEL BAKER INTERNATIONAL INC. Total: 75,945.00 Vendor: MISSION01 - MissionSquare
MissionSquare PLAN 100276 11.1.24 11/06/2024 PLAN 100276 11.1.24 401 ER … 061-0000-2204 2,825.94 MissionSquare PLAN 100316 11.1.24 11/06/2024 PLAN 100316 11.1.24 40E-40… 061-0000-2204 5,963.46 MissionSquare PLAN 304465 11.1.24 11/06/2024 PLAN 304465 11.1.24 ICMA 4… 061-0000-2204 8,759.85 MissionSquare PLAN 100276 11.15.24 11/21/2024 PLAN 100276 11.15.24 401A … 061-0000-2204 3,094.62 MissionSquare PLAN 100316 11.15.24 11/21/2024 PLAN 100316 11.15.24 40E-40…061-0000-2204 6,771.12 MissionSquare PLAN 304465 11.15.24 11/21/2024 PLAN 304465 11.15.24 061-0000-2204 8,325.99 Vendor MISSION01 - MissionSquare Total: 35,740.98
Vendor: MRG94526 - MUNICIPAL RESOURCE GROUP, LLC
MUNICIPAL RESOURCE GROUP…241321 11/12/2024 HR ON DEMAND CONSULTING…011-1400-6199 6,599.84 MUNICIPAL RESOURCE GROUP…241370 11/21/2024 HR ON-DEMAND CONSULTING…011-1400-6199 1,820.00 Vendor MRG94526 - MUNICIPAL RESOURCE GROUP, LLC Total: 8,419.84 Vendor: BENNETT03 - NICHOLAS BENNETT
NICHOLAS BENNETT BLD21-0092 11/12/2024 REFUND DEPOSIT -25750 VIN… 011-0000-2303 18,000.00 NICHOLAS BENNETT BLD21-0092 11/12/2024 REFUND DEPOSIT -25750 VIN… 011-0000-2303 20,000.00 NICHOLAS BENNETT BLD21-0092 11/12/2024 REFUND DEPOSIT -25750 VIN… 011-0000-2303 40,000.00 Vendor BENNETT03 - NICHOLAS BENNETT Total: 78,000.00
Vendor: OGRADY94043 - O'GRADY PAVING INC
O'GRADY PAVING INC 8072 11/06/2024 24092-2024 PAVEMENT REHA… 046-6900-6151 560,988.78 Vendor OGRADY94043 - O'GRADY PAVING INC Total: 560,988.78 Vendor: PGE95899 - P G & E
P G & E 4405682412-9 11.16.24 11/21/2024 Traffic Control Service @ El M… 011-4600-6363 47.14 P G & E 4405682412-9 11.16.24 11/21/2024 Traffic Control Service @ El M… 011-4600-6363 19.21 P G & E 4405682412-9 11.16.24 11/21/2024 Traffic Control Service @ El M… 011-4600-6363 45.17 P G & E 4405682412-9 11.16.24 11/21/2024 Traffic Control @ Stonebrook … 011-4600-6363 29.88 P G & E 4405682412-9 11.16.24 11/21/2024 26379 Fremont Road 011-4600-6363 101.99 P G & E 4405682412-9 11.16.24 11/21/2024 Traffic Control Service @ El M… 011-4600-6363 91.53 P G & E 4405682412-9 11.16.24 11/21/2024 Traffic Control @ Stonebrook … 011-4600-6363 65.39 P G & E 4405682412-9 11.16.24 11/21/2024 26379 Fremont Road 011-4600-6363 64.66 P G & E 4405682412-9 11.16.24 11/21/2024 28002 Purissima Rd - Lift Stati… 051-4800-6363 500.80 P G & E 4405682412-9 11.16.24 11/21/2024 O'Keefe Ln @ Dover Ct * 051-4800-6363 8.26 P G & E 4405682412-9 11.16.24 11/21/2024 28002 Purissima Rd - Lift Stati… 051-4800-6363 248.09 P G & E 4405682412-9 11.16.24 11/21/2024 O'Keefe Ln @ Dover Ct * 051-4800-6363 40.59 P G & E 4405682412-9 11.16.24 11/21/2024 26379 Fremont Road 061-1480-6363 29.41 P G & E 4405682412-9 11.16.24 11/21/2024 26375 Fremont Road 061-1480-6363 8.29 P G & E 4405682412-9 11.16.24 11/21/2024 26375 Fremont Road 061-1480-6363 23.73 P G & E 4405682412-9 11.16.24 11/21/2024 26379 Fremont Road -NEMEX… 061-1480-6363 1,925.34 P G & E 4405682412-9 11.16.24 11/21/2024 26375 Fremont Road - SV Cle… 061-1480-6363 945.09 P G & E 4405682412-9 11.16.24 11/21/2024 26379 Fremont Road 061-1480-6363 17.79 P G & E 4405682412-9 11.16.24 11/21/2024 26379 Fremont Road - City Hal…061-1480-6363 14.34 P G & E 4405682412-9 11.16.24 11/21/2024 26379 Fremont Road - City Hal…061-1480-6363 71.48 P G & E 4405682412-9 11.16.24 11/21/2024 27400 Purissima Road - Corp … 061-4300-6363 210.49 P G & E 4405682412-9 11.16.24 11/21/2024 27535 Purissima Road - VISCA… 061-4300-6363 352.60 P G & E 4405682412-9 11.16.24 11/21/2024 27535 Purissima Road - VISCA… 061-4300-6363 158.49 P G & E 4405682412-9 11.16.24 11/21/2024 27400 Purissima Road - Corp … 061-4300-6363 103.59 Vendor PGE95899 - P G & E Total: 5,123.35
Vendor: PACIFIC92806 - PACIFIC PRODUCTS AND SERVICES LLC PACIFIC PRODUCTS AND SERV… 34878 11/12/2024 CIP SNS REPLACEMENT PROJE… 041-6900-6341 3,096.97 Vendor PACIFIC92806 - PACIFIC PRODUCTS AND SERVICES LLC Total: 3,096.97 Vendor: PACKETFUSION01 - PACKET FUSION, INC.

PACKET FUSION, INC. PB16883 11/21/2024 PROF. SVCS FOR ZOOM PHON… 061-1480-6362 6,381.25 Vendor PACKETFUSION01 - PACKET FUSION, INC. Total: 6,381.25 Vendor: PALAMERICAN33716 - PALAMERICAN SECURITY (SILICON VALLEY) INC PALAMERICAN SECURITY (SILI… 133752 11/07/2024 Residential Patrol Services 011-2100-6199 22,908.42

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Vendor Name Payable Number Post Date Description (Item) Account Number Amount PALAMERICAN SECURITY (SILI… 135568 11/21/2024 Residential Patrol Services 011-2100-6199 22,412.70 Vendor PALAMERICAN33716 - PALAMERICAN SECURITY (SILICON VALLEY) INC Total: 45,321.12 Vendor: BROWN94022 - PETER BROWN
PETER BROWN 10.30.24 11/06/2024 EDPC (COMMITTEE) EXPENSES…011-1700-6209 460.51 Vendor BROWN94022 - PETER BROWN Total: 460.51
Vendor: PETTY03 - PETTY CASH-TOWN OF LOS ALTOS HILLS
PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 CODY EINFALT OFFICE OF THE …011-1100-6361 25.00 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 MSIULANGAPO -MILAGE FEDE…011-1400-6307 4.19 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 MSIULANGAPO-FEDEX BNY M… 011-1400-6307 8.12 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 KEREN BRUNNER MISTER SOF… 011-4120-6361 8.50 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 THOMAS LEUNG COSTCO ME… 061-1480-6302 65.00 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 JORAM PARCUTILO LIVE SAN … 061-1480-6332 79.00 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 SUNNY CHAO -LIVE SCAN REIM…061-1480-6332 79.00 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 THOMAS LEUNG LIVE SCAN RE…061-1480-6332 74.00 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 CAMELLIA NASRAH LIVE SCAN… 061-1480-6332 74.00 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 DAVID MOODY COLLEGE OF S… 061-1480-6332 79.00 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 JACK PATZER-GREENMAIL-LIVE…061-1480-6332 92.00 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 MADDIE GUZULES TARGET-T… 061-1480-6398 36.13 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 KEREN BRUNNER SAFEWAY C… 061-1480-6398 29.47 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 KEREN BRUNNER SAFEWAY C… 061-1480-6398 13.99 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 CODY EINFALT FULLY FACTORY…061-1480-6398 9.22 PETTY CASH-TOWN OF LOS AL…10.30.24 11/12/2024 KEREN BRUNNER SAFEWAY C… 061-1480-6398 6.99 Vendor PETTY03 - PETTY CASH-TOWN OF LOS ALTOS HILLS Total: 683.61 Vendor: PGE01 - PG&E
PG&E EP22-0157 11/12/2024 REFUND DEPOSIT - TO DISCON…011-0000-2301 903.00 Vendor PGE01 - PG&E Total: 903.00
Vendor: PINPOINT01 - PINPOINT TALENT, LLC
PINPOINT TALENT, LLC 8471 11/06/2024 PPT TEMP SVCS MSIULANGAP… 011-1400-6111 1,930.50 PINPOINT TALENT, LLC 8492 11/06/2024 PPT TEMP SVCS MSIULANGAP… 011-1400-6111 1,460.25 PINPOINT TALENT, LLC 8519 11/21/2024 PPT TEMP SVCS MSIULANGAP… 011-1400-6111 1,584.00 PINPOINT TALENT, LLC 8548 11/21/2024 PPT TEMP SVCS MSIULANGAP… 011-1400-6111 1,584.00 Vendor PINPOINT01 - PINPOINT TALENT, LLC Total: 6,558.75 Vendor: PITNEY15250 - PITNEY BOWES INC
PITNEY BOWES INC 1096-1328 11.13.24 11/21/2024 #8000-9000-1096-1328 MON… 061-1480-6303 401.00 PITNEY BOWES INC 3106917434 11/21/2024 #0010036381 QTRLY CHRGS 9… 061-1480-6402 430.03 Vendor PITNEY15250 - PITNEY BOWES INC Total: 831.03
Vendor: V0980 - PURISSIMA HILLS WATER
PURISSIMA HILLS WATER 000417 11/06/2024 PARTS FOR BACKFLOW DEVICE…011-5100-6122 988.48 PURISSIMA HILLS WATER OCT2024-2493 11/12/2024 Stonebrook Ave @ El Monte 061-4300-6364 142.00 PURISSIMA HILLS WATER OCT2024-2496 11/12/2024 26379 Fremont Road - LAH 061-1480-6364 79.00 PURISSIMA HILLS WATER OCT2024-2497 11/12/2024 26379 Fremont Road - Irrigati… 061-1480-6364 283.75 PURISSIMA HILLS WATER OCT2024-2498 11/12/2024 26379 Fremont Road - Heritag…061-1480-6364 128.63 PURISSIMA HILLS WATER OCT2024-2500 11/12/2024 Little League Field 011-5100-6364 5,405.95 PURISSIMA HILLS WATER OCT2024-2501 11/12/2024 27400 Purissima Road - Corp … 061-4300-6364 139.46 PURISSIMA HILLS WATER OCT2024-3112 11/12/2024 Elena & Purissima Sewer Lift S…051-4800-6364 38.23 PURISSIMA HILLS WATER OCT2024-3760 11/12/2024 26379 Fremont Road-Recreati…061-1480-6364 38.23 PURISSIMA HILLS WATER OCT2024-4523 11/12/2024 Fremont Road pathway irrigat…011-4740-6364 49.88 PURISSIMA HILLS WATER OCT2024-4643 11/12/2024 Arastradero C2 Pathway Irrigat…011-4740-6364 38.23 Vendor V0980 - PURISSIMA HILLS WATER Total: 7,331.84
Vendor: REDHORSE01 - REDHORSE CONSTRUCTORS INC
REDHORSE CONSTRUCTORS I… EP24-0126 11/12/2024 APPLICANTS TO CHIPS&SLURR…011-0000-2301 452.50 Vendor REDHORSE01 - REDHORSE CONSTRUCTORS INC Total: 452.50 Vendor: REDWOOD94607 - REDWOOD PUBLIC LAW, LLP
REDWOOD PUBLIC LAW, LLP 12646 11/21/2024 LABOR & EMPLOYMENT LEGAL…011-1500-6112 1,702.00 REDWOOD PUBLIC LAW, LLP 12649 11/21/2024 Monthly Basic General Counse…011-1500-6201 13,465.00 Vendor REDWOOD94607 - REDWOOD PUBLIC LAW, LLP Total: 15,167.00

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Vendor Name Payable Number Post Date Description (Item) Account Number Amount Vendor: REICHENTAL01 - REICHENTAL, JONATHAN
REICHENTAL, JONATHAN 1322 11/06/2024 CREATION, EDIT OF ADDITION… 011-1200-6199 1,500.00 Vendor REICHENTAL01 - REICHENTAL, JONATHAN Total: 1,500.00 Vendor: RENNE01 - RENNE PUBLIC LAW GROUP, LLP
RENNE PUBLIC LAW GROUP, L… 13240 11/21/2024 RPMG/CITY COUNCIL AND ST… 011-1100-6199 2,750.00 Vendor RENNE01 - RENNE PUBLIC LAW GROUP, LLP Total: 2,750.00 Vendor: WEN01 - RUDY AND ELAINE WEN
RUDY AND ELAINE WEN BLD21-0313-FD 11/12/2024 REFUND DEPOSIT 26728 PALO…011-0000-2303 2,223.90 RUDY AND ELAINE WEN BLD22-0054-FD 11/12/2024 REFUND DEPOSIT - 26728 PAL… 011-0000-2303 765.00 Vendor WEN01 - RUDY AND ELAINE WEN Total: 2,988.90
Vendor: SRROSE95030 - S.R.ROSE ENGINEERING INC
S.R.ROSE ENGINEERING INC LAH-111 11/21/2024 ARPA-FUNDED BROADBAND F…041-6900-6199 3,540.50 S.R.ROSE ENGINEERING INC LAH-112 11/21/2024 EL MONTE FIRE STATION RULE…041-6900-6199 3,891.00 Vendor SRROSE95030 - S.R.ROSE ENGINEERING INC Total: 7,431.50 Vendor: SCCSHERIFF - SANTA CLARA COUNTY SHERIFF'S DEPT
SANTA CLARA COUNTY SHERI… 1800091550 11/06/2024 SERVICES FOR NOV 2024 011-2100-6152 221,319.00 Vendor SCCSHERIFF - SANTA CLARA COUNTY SHERIFF'S DEPT Total: 221,319.00 Vendor: SCHLOETTER01 - SCHLOETTER, MICHAEL
SCHLOETTER, MICHAEL 11.7.24 11/12/2024 MSA ANNUAL CONFERENCE 9… 061-4300-6308 136.80 Vendor SCHLOETTER01 - SCHLOETTER, MICHAEL Total: 136.80 Vendor: SHARP91185 - SHARP BUSINESS SYSTEMS
SHARP BUSINESS SYSTEMS 9005081123 11/12/2024 #8020129735 EQP#10245582… 061-1480-6402 386.58 Vendor SHARP91185 - SHARP BUSINESS SYSTEMS Total: 386.58 Vendor: STAPLES30348 - STAPLES BUSINESS CREDIT
STAPLES BUSINESS CREDIT 7639952307-000-004 11/12/2024 OFFICE SUPPLIES 10/25/24 061-1480-6301 14.39 STAPLES BUSINESS CREDIT 7641001554-002-001 11/12/2024 OFFICE SUPPLEIS 10/25/24 061-1480-6301 -3.31 STAPLES BUSINESS CREDIT 7641211295-001-001 11/12/2024 OFFICE SUPPLIES 10/25/24 061-1480-6301 -8.76 STAPLES BUSINESS CREDIT 7641528662-001-001 11/12/2024 OFF 061-1480-6301 -4.91 STAPLES BUSINESS CREDIT 7641528662-002-001 11/12/2024 OFFICE SUPPLIES 10/25/24 061-1480-6301 -4.91 STAPLES BUSINESS CREDIT 7642034667-000-001 11/12/2024 OFFICE SUPPLEIS 10/25/24 061-1480-6301 39.63 STAPLES BUSINESS CREDIT 7642034667-000-002 11/12/2024 OFFICE SUPPLIES 10/25/24 061-1480-6301 864.97 STAPLES BUSINESS CREDIT 7642034667-001-001 11/12/2024 OFFICE SUPPLEIS 10/25/24 061-1480-6301 -15.50 STAPLES BUSINESS CREDIT 7642890695-000-001 11/12/2024 OFFICE SUPPLEIS 10/25/24 061-1480-6301 158.02 Vendor STAPLES30348 - STAPLES BUSINESS CREDIT Total: 1,039.62 Vendor: SUN64180 - SUN LIFE
SUN LIFE 925773-0001 11.12.24 11/21/2024 EMPLOYEE LIFE 12/1/24-12/3… 061-0000-2225 879.16 SUN LIFE 925773-0001 11.12.24 11/21/2024 EMPLOYEE AD &D 12/1/24-12…061-0000-2225 113.44 SUN LIFE 925773-0001 11.12.24 11/21/2024 LONG TERM DISABILITY BENEF…061-0000-2226 1,350.91 Vendor SUN64180 - SUN LIFE Total: 2,343.51
Vendor: SUPERION60693 - SUPERION, LLC
SUPERION, LLC 418946 11/06/2024 J HAMMER ADMIN PROJ MG… 011-3200-6338 360.00 SUPERION, LLC 418947 11/06/2024 ADMIN GIS SVCS&ADMIN PRO…011-3200-6338 720.00 SUPERION, LLC 420969 11/06/2024 J HAMMER ADMIN PROJECT … 011-3200-6338 135.00 SUPERION, LLC 421012 11/06/2024 R VAN ADMIN GIS VCS 8/25-8… 011-3200-6338 180.00 SUPERION, LLC 423546 11/06/2024 R VAN ADMIN GIS SVCS 9/22-… 011-3200-6338 630.00 SUPERION, LLC 423547 11/06/2024 SYLDON HARDING ADMIN TE… 011-3200-6338 90.00 SUPERION, LLC 424271 11/06/2024 TRAKIT LIC ANNUAL MAINTEN…011-3100-6313 11,199.62 SUPERION, LLC 424271 11/06/2024 TRAKIT LIC ANNUAL MAINTEN…011-3200-6313 11,199.62 SUPERION, LLC 424271 11/06/2024 TRAKIT LIC ANNUAL MAINTEN…011-3300-6313 11,199.61 Vendor SUPERION60693 - SUPERION, LLC Total: 35,713.85
Vendor: JENSEN94022 - SYLVIA JENSEN
SYLVIA JENSEN 10.30.24 11/06/2024 HISTORY COMMITTEE EXPENS… 011-1700-6209 308.38 Vendor JENSEN94022 - SYLVIA JENSEN Total: 308.38
Vendor: SYNEGEN60143 - SYNEGEN, INC
SYNEGEN, INC 378187 11/06/2024 INVOICE FOR THE HOSTING OF…011-1100-6209 4,000.00

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Vendor Name Payable Number Post Date Description (Item) Account Number Amount SYNEGEN, INC 378294 11/21/2024 INV 1OF2 TIED TO EXECUTION…011-1100-6209 1,084.00 Vendor SYNEGEN60143 - SYNEGEN, INC Total: 5,084.00
Vendor: SYSERCO01 - SYSERCO ENERGY SOLUTIONS, INC.

SYSERCO ENERGY SOLUTIONS, …21630 11/21/2024 Energy Services Contract-Rem.…041-6900-6622 20,439.50 Vendor SYSERCO01 - SYSERCO ENERGY SOLUTIONS, INC. Total: 20,439.50 Vendor: TREE95067 - TREE SOLUTIONS INC
TREE SOLUTIONS INC 10995 11/06/2024 TREATMNT FR OAK DEATH @… 011-4740-6124 9,746.00 Vendor TREE95067 - TREE SOLUTIONS INC Total: 9,746.00
Vendor: TRIPEPI01 - TRIPEPI, SMITH AND ASSOCIATES, INC
TRIPEPI, SMITH AND ASSOCIA… 13458 11/21/2024 10/2-21/24 MONTHLY GENER… 041-6900-6205 1,252.50 TRIPEPI, SMITH AND ASSOCIA… 13553 11/21/2024 Communication and Graphic … 011-1100-6199 2,637.50 Vendor TRIPEPI01 - TRIPEPI, SMITH AND ASSOCIATES, INC Total: 3,890.00 Vendor: CRAFTSMEN95119 - UNITED CRAFTSMEN INC
UNITED CRAFTSMEN INC 12311 11/21/2024 BUSINESS CARD FOR L.G. SW… 011-1100-6304 131.85 Vendor CRAFTSMEN95119 - UNITED CRAFTSMEN INC Total: 131.85 Vendor: UNITED85072 - UNITED SITE SERVICES INC
UNITED SITE SERVICES INC INV-4893221 11/21/2024 MONTHLY RENTAL CHRGS 10/…011-5300-6398 64.92 Vendor UNITED85072 - UNITED SITE SERVICES INC Total: 64.92 Vendor: USBANK63179 - US BANK EQUIPMENT FINANCE
US BANK EQUIPMENT FINANCE 541935268 11/12/2024 POOL5 B&W 5000698340-001…061-1480-6402 1,331.78 Vendor USBANK63179 - US BANK EQUIPMENT FINANCE Total: 1,331.78 Vendor: HOUSEN94526 - V. W. HOUSEN & ASSOCIATES, INC.

V. W. HOUSEN & ASSOCIATES, …1577 11/06/2024 GRAVITY SEWER ASSET MGM… 048-6900-6209 36,198.75 Vendor HOUSEN94526 - V. W. HOUSEN & ASSOCIATES, INC. Total: 36,198.75 Vendor: VDE94041 - VICTORIA DYE EQUESTRIAN, LLC
VICTORIA DYE EQUESTRIAN, L… 10.28.24 11/07/2024 WestWind Barn Management …011-5300-6199 3,300.00 Vendor VDE94041 - VICTORIA DYE EQUESTRIAN, LLC Total: 3,300.00 Vendor: VSP94145 - VISION SERVICE PLAN INSURANCE CO
VISION SERVICE PLAN INSURA… 821709118 11.19.24 11/21/2024 VISION PLAN COVERAGE FOR … 061-0000-2233 535.83 Vendor VSP94145 - VISION SERVICE PLAN INSURANCE CO Total: 535.83 Vendor: WALATKA - WALATKA, PAM
WALATKA, PAM 11/12/24 11/21/2024 PAM'S YOGA FITNESS-FALL SE… 011-4110-6111 900.00 Vendor WALATKA - WALATKA, PAM Total: 900.00
Vendor: WF_VISA60197 - WELLS FARGO - VISA
WELLS FARGO - VISA 1083 11.3.24 11/03/2024 PAY PAL CA CITY MGMT FOU… 011-1200-6302 400.00 WELLS FARGO - VISA 1083 11.3.24 11/03/2024 OPEN AI CHATGPT PLUS SUBS… 011-1400-6302 20.00 WELLS FARGO - VISA 6429 11.3.24 11/03/2024 DIAMOND SPORT GRILL CONF …061-4300-6308 18.21 WELLS FARGO - VISA 6429 11.3.24 11/03/2024 PRIORTY PASS WRNG CHRG S… 061-4300-6308 35.00 WELLS FARGO - VISA 6429 11.3.24 11/03/2024 TICKET LEAP APWA LUNCHEO… 061-4300-6311 53.63 WELLS FARGO - VISA 6429 11.3.24 11/03/2024 SUPERINTENDENTS STORM T… 061-4300-6311 100.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 HULU EMERGENCY PREPARE… 011-1200-6208 81.99 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 AMAZON OFFICE SUPPLIES 011-1200-6301 19.81 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 AMAZON OFFICE SUPPLIES 011-1200-6301 9.25 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 AMAZON OFFICE SUPPLIES 011-1200-6301 16.36 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 ICMA MEMBERSHIP RENEWAL 011-1200-6302 200.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 LEAGUE OF CALIFORNIA CITIES…011-1200-6308 625.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVEL-IN FL…011-1200-6308 8.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVEL-IN FL…011-1200-6308 8.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE-AIRL… 011-1200-6308 196.95 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE-AIRL… 011-1200-6308 196.95 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 SFO PREPAID PARK CONFERE… 011-1200-6308 100.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVEL-IN FL…011-1200-6308 8.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 CAFE NUR TEAH LUNCH 011-1200-6308 53.17 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 SFO PREPAID PARK CONFERE… 011-1200-6308 72.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE ECO… 011-1200-6308 50.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE ECO… 011-1200-6308 50.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE ECO… 011-1200-6308 50.00

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 11 of 16
Vendor Name Payable Number Post Date Description (Item) Account Number Amount WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE PRIO… 011-1200-6308 24.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE PRIO… 011-1200-6308 24.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE PRIO… 011-1200-6308 24.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVEL-IN FL…011-1200-6308 8.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE PRIO… 011-1200-6308 24.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 UA CONFERENCE TRAVE ECO… 011-1200-6308 50.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 WATTSUN SOLAR TRACKERS S… 011-1200-6398 455.00 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 AMAZON OFFICE SUPPLIES FO…011-2100-6399 69.07 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 AMAZON OFFICE SUPPLIES E… 011-2100-6399 105.24 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 COSTCO NEW FRIDGE FOR THE…011-5300-6398 1,200.36 WELLS FARGO - VISA 7986 11.3.24 11/03/2024 STARLINK EMERGENCY PREPA… 021-6100-6199 120.00 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 CPRS MEMBERSHIP DUES 011-1000-6302 145.00 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 TJ MAXX BASKETS- COUNCIL … 011-1100-6361 30.60 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR CONS… 011-1700-6209 -26.17 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR COST… 011-1700-6209 27.27 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 WALGREEN SUPPLIES FR COS… 011-1700-6209 21.42 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR COST… 011-1700-6209 26.17 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR CONS… 011-1700-6209 -38.10 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR COST… 011-1700-6209 27.27 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR COST… 011-1700-6209 65.46 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR CONS… 011-1700-6209 38.10 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR COST… 011-1700-6209 292.71 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 SMART N FINAL SUPPLIES FR … 011-1700-6209 67.35 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 WAL-MART SUPPLIES FRCOST… 011-1700-6209 73.72 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FOR CONS… 011-1700-6209 245.43 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 WAL-MART SUPPLIES FR COS… 011-1700-6209 186.14 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 DIDDAMS SUPPLIES FR COST… 011-1700-6209 32.73 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 FACEBOOK AD FOR TOUCH A … 011-4120-6361 63.70 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON HOEDOWN SUPPLIES 011-4120-6361 -56.17 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 MICHAELS HOEDOWN FLOWE… 011-4120-6361 -70.79 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMAZON SUPPLIES FR VETER… 011-4120-6399 75.24 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 AMERICAN ITALIAN DELI FOOD…061-1480-6361 347.65 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 SJ E-COMM HONEY BAKED TU… 061-1480-6361 264.33 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 ALOTTAS DELI WELCOME BRE… 061-1480-6361 373.31 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 WAL-MARK PUMPKIN&SUPPL… 061-1480-6361 102.50 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 DE MARTINI ORCHARD PUMPK…061-1480-6361 58.00 WELLS FARGO - VISA 8455 11.3.24 11/03/2024 WAL-MART SUPPLIES FR STAFF…061-1480-6361 52.83 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 ISLANDS LONG BEACH CA T/M…011-1100-6308 54.30 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 ARES HOTELS, SAN DIEGO CA … 011-1100-6308 29.95 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 NATIONAL TRAVEL & MEETIN… 011-1100-6308 100.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 COURTYARD BY MARRIOTT T… 011-1100-6308 763.98 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 NATIONAL TRAVEL & MEETING 011-1100-6308 600.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 COURTYARD BY MARRIOTT T… 011-1100-6308 1,477.17 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UNITED AIRLINES HOUSTON, … 011-1200-6308 166.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UNITED AIRLINES HOUSTON, … 011-1200-6308 166.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UNITED AIRLINES HOUSTON, … 011-1200-6308 466.95 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 E.REPUBLIC LLC TRAVEL & ME… 011-1200-6308 95.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 LEAGUE OF CA CITIES T/MEET… 011-1200-6308 775.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 SOUTHWEST AIRLINES T/MEET…011-1200-6308 80.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 ICMA NETWORKING T/MEETI… 011-1200-6308 65.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 PHO CABIN T/MEETING LUNC… 011-1200-6308 44.50 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 PHO CABIN T/MEETING LUNC… 011-1200-6308 52.36 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 PHOCABIN T/MEETING LUNCH…011-1200-6308 51.65 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 COURTYARD BY MARRIOTT T… 011-1200-6308 536.77 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UBER TRAVEL & MEETING RID… 011-1200-6308 50.64 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 PHO CABIN TRAVEL & MEETI… 011-1200-6308 45.80 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 AVIS TRAVEL&MEETING CAR … 011-1200-6308 215.47 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UBER TRAVEL&MEETINGS RID… 011-1200-6308 25.27 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 SOUTHWEST AIRLINES T/MEET…011-1200-6308 40.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 SOUTHWEST AIRLINES TRAVE… 011-1200-6308 -80.00

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 12 of 16
Vendor Name Payable Number Post Date Description (Item) Account Number Amount WELLS FARGO - VISA 8711 11.3.24 11/03/2024 DOUBLE TREE-SAN DIEGO CA … 011-1200-6308 4.31 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UNITED AIRLINES HOUSTON, … 011-1200-6308 8.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UNITED AIRLINES HOUSTON, … 011-1200-6308 8.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 SCJ PEETS, INDIANAPOLIS, IN T…011-1200-6308 9.63 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 SJ TERMINAL A T/MEETING A… 011-1200-6308 12.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 ETOLAVIS TRAVEL & MEETINGS 011-1200-6308 16.31 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UBER TRAVEL&MEETING RIDE… 011-1200-6308 10.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UBER TRAVEL&MEETING RIDE… 011-1200-6308 18.66 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 WINDOW CAFE T/MTG BFAST …011-1200-6308 23.47 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 HIGH FLYING FOODS T/MTG D…011-1200-6308 24.29 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 UBER TRAVEL & MEETING RID… 011-1200-6308 36.92 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 ICMS ONLINE TRAVEL & MEET…011-1200-6308 688.00 WELLS FARGO - VISA 8711 11.3.24 11/03/2024 OPENAI CHAT GPT SUSBCRIPT… 011-1200-6338 20.00 WELLS FARGO - VISA 8836 11.3.24 11/03/2024 SUMIKA-LOS ALTOS WRKING … 011-3300-6308 61.81 WELLS FARGO - VISA 8836 11.3.24 11/03/2024 RICHS TIRE SVCS TIRE REPLM… 061-4400-6351 410.95 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 TOMATINA, SC T&MEETING CI…011-1100-6308 711.40 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 SAFEWAY T/MEETING CITY C… 011-1100-6308 31.84 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 MARSHALLS S/EVENTS&AWA… 011-1100-6361 57.89 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 MICHAELS STORE S/EVENT-SU…011-1100-6361 60.15 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 MICHAEL STORES S/EVENTS&… 011-1100-6361 67.60 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 MICHAEL STORES S/EVENTS&… 011-1100-6361 -21.81 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 MICHAEL STORES S/EVENTS&… 011-1100-6361 -13.73 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 AMAZON S/EVENTS&AWARD … 011-1100-6361 15.73 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 AMAZON CITY CLERK;OFFICE … 011-1300-6301 331.03 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 AMAZON CITY CLERK OFFICE … 011-1300-6301 133.38 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 PAYPAL;IIMC INSTRUCTION&T…011-1300-6309 60.00 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 SP VISIONEER NEMCI&A INST… 011-1300-6309 60.00 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 VCN SANTA CLARA RECORDER…011-1300-6399 145.50 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 VCN SANTA CLARA RECORDER…011-1300-6399 172.50 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 DOOR DASH;SWEETGREEN T… 011-3100-6308 213.18 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 OPENAI;CHATGPT DATA SVCS …011-3100-6338 20.00 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 DOORDASH;CAFE NUR TOWN… 061-1480-6332 62.95 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 OCCUSCREEN LLC TOWN CRE… 061-1480-6332 76.00 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 SAFEWAY SPECIAL EVENTS&… 061-1480-6361 39.26 WELLS FARGO - VISA 9636 11.3.24 11/03/2024 CRUMBL, MV S/EVEN&AWAR… 061-1480-6361 59.98 WELLS FARGO - VISA 9813 11.3.24 11/03/2024 APA AICP CERTIFICATION TEST…011-3100-6309 305.00 Vendor WF_VISA60197 - WELLS FARGO - VISA Total: 16,663.70 Vendor: WESTBAY94025 - WEST BAY SANITARY DISTRICT
WEST BAY SANITARY DISTRICT 2024/25-033 11/21/2024 Sewer Maintenance 051-4800-6140 40,986.18 Vendor WESTBAY94025 - WEST BAY SANITARY DISTRICT Total: 40,986.18 Vendor: ZENCITY01 - ZENCITY TECHNOLOGIES US INC
ZENCITY TECHNOLOGIES US I… S1246000301 11/06/2024 ZENCITY ENGAGE RENEWAL 1… 061-1480-6210 12,000.00 Vendor ZENCITY01 - ZENCITY TECHNOLOGIES US INC Total: 12,000.00 Vendor: ZOOM95051 - ZOOM VIDEO PRODUCTIONS
ZOOM VIDEO PRODUCTIONS 9.29.24 11/21/2024 HISTORY COMMITTE-PATHS&… 011-1700-6209 575.00 Vendor ZOOM95051 - ZOOM VIDEO PRODUCTIONS Total: 575.00 Grand Total: 2,659,993.02

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 13 of 16
Report Summary
Fund Summary
Fund Expense Amount Payment Amount
011 - GENERAL FUND 639,726.91 639,726.91
021 - COPS FUND 120.00 120.00
041 - GENERAL CIP FUND 147,999.87 147,999.87
042 - PATHWAYS CIP 5,703.75 5,703.75
045 - DRAINAGE CIP 6,836.97 6,836.97
046 - STREET CIP 597,542.78 597,542.78
048 - SEWER FUND CIP 96,674.36 96,674.36
051 - SEWER FUND 1,076,901.05 1,076,901.05
061 - GENERAL SERVICE FUND 88,487.33 88,487.33
Grand Total: 2,659,993.02 2,659,993.02
Account Summary
Account Number Account Name Expense Amount Payment Amount 011-0000-1110 Receivable - Miscellaneo… 5,718.38 5,718.38 011-0000-2002 Strong Motion Impl Pay… 3,569.02 3,569.02 011-0000-2004 SB 1473 - Fee Payable 1,170.00 1,170.00
011-0000-2301 Planning Deposits 10,650.50 10,650.50
011-0000-2303 Bond Deposits 80,988.90 80,988.90
011-0000-4685 Administrative Charge -1,140.14 -1,140.14 011-1000-6302 City Membership 145.00 145.00
011-1000-6362 Telephone 50.13 50.13
011-1000-6398 Other General Expense 5,469.78 5,469.78
011-1100-6199 Other Contract Services 5,387.50 5,387.50 011-1100-6209 Other Program & Proj C… 5,084.00 5,084.00 011-1100-6304 Printing, copying & scann… 6,381.85 6,381.85 011-1100-6308 Travel & Meetings 3,768.64 3,768.64
011-1100-6361 Special Events & Awards 221.43 221.43
011-1200-6199 Other Contract Services 1,500.00 1,500.00 011-1200-6208 Programming & Comput… 81.99 81.99
011-1200-6301 Office Supplies 45.42 45.42
011-1200-6302 City Membership 600.00 600.00
011-1200-6308 Travel & Meetings 5,228.07 5,228.07
011-1200-6338 Data Service Subscriptio… 20.00 20.00
011-1200-6362 Telephone 193.06 193.06
011-1200-6398 Other General Expense 1,775.33 1,775.33
011-1300-6301 Office Supplies 464.41 464.41
011-1300-6309 Instruction & Training 120.00 120.00
011-1300-6362 Telephone 100.26 100.26
011-1300-6399 Other Supplies/Materials 318.00 318.00
011-1400-6111 Contract Personnel 6,558.75 6,558.75
011-1400-6199 Other Contract Services 23,035.84 23,035.84 011-1400-6203 Audit & Financial 16,000.00 16,000.00
011-1400-6302 City Membership 20.00 20.00
011-1400-6307 Mileage Reimbursement 12.31 12.31
011-1400-6362 Telephone 50.13 50.13
011-1500-6112 Legal - Special Projects 1,702.00 1,702.00 011-1500-6201 Legal - City Attorney 13,465.00 13,465.00 011-1700-6209 Other Program & Proj C… 2,383.39 2,383.39 011-2100-6152 Law Enforcement 221,319.00 221,319.00
011-2100-6199 Other Contract Services 49,653.82 49,653.82 011-2100-6362 Telephone 275.30 275.30
011-2100-6399 Other Supplies/Materials 249.31 249.31
011-3100-4707 Contract Geologist Char… -5,945.00 -5,945.00 011-3100-6111 Contract Personnel 12,524.29 12,524.29
011-3100-6178 Geologist Charges - Billab… 5,945.00 5,945.00 011-3100-6308 Travel & Meetings 1,385.88 1,385.88
011-3100-6309 Instruction & Training 1,581.68 1,581.68

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 14 of 16
Account Summary
Account Number Account Name Expense Amount Payment Amount 011-3100-6313 Computer Software 15,884.12 15,884.12
011-3100-6338 Data Service Subscriptio… 126.09 126.09
011-3100-6362 Telephone 140.50 140.50
011-3200-4301 Building Permits 725.00 725.00
011-3200-4305 BLDG MEP PERMITS 216.00 216.00
011-3200-4311 Plan Retention Fees 150.00 150.00
011-3200-6114 Contract Plan Checks 51,822.95 51,822.95
011-3200-6199 Other Contract Services 11,704.00 11,704.00 011-3200-6308 Travel & Meetings 3,605.36 3,605.36
011-3200-6309 Instruction & Training 1,630.00 1,630.00
011-3200-6312 Books/Films/Publications 188.06 188.06
011-3200-6313 Computer Software 12,495.62 12,495.62
011-3200-6338 Data Service Subscriptio… 2,221.09 2,221.09 011-3200-6362 Telephone 90.37 90.37
011-3300-4705 Engineer's Charges - Con… -2,505.00 -2,505.00 011-3300-6138 Hazardous Waste Progr… 825.00 825.00
011-3300-6179 Engineering Chrgs - Billab… 2,505.00 2,505.00 011-3300-6308 Travel & Meetings 61.81 61.81
011-3300-6313 Computer Software 12,819.61 12,819.61
011-3300-6362 Telephone 404.16 404.16
011-4110-6111 Contract Personnel 900.00 900.00
011-4120-6361 Special Events & Awards 431.02 431.02
011-4120-6399 Other Supplies/Materials 75.24 75.24
011-4600-6146 Traffic Signal Repair/Rep… 2,651.00 2,651.00 011-4600-6149 Street Maintenance 358.97 358.97
011-4600-6341 Signs 2,104.13 2,104.13
011-4600-6363 Electric 464.97 464.97
011-4740-6124 Tree Maintenance 9,746.00 9,746.00
011-4740-6125 Pathways Maintenance 4,700.00 4,700.00
011-4740-6209 Other Program & Proj C… 262.50 262.50
011-4740-6364 Water 88.11 88.11
011-5100-6122 Lawncare/Landscaping 2,006.23 2,006.23
011-5100-6130 Pest Control 650.00 650.00
011-5100-6364 Water 5,579.51 5,579.51
011-5300-6122 Lawncare/Landscaping 1,845.87 1,845.87
011-5300-6199 Other Contract Services 3,300.00 3,300.00 011-5300-6362 Telephone 60.11 60.11
011-5300-6398 Other General Expense 1,265.28 1,265.28
021-6100-6199 Other Contract Services 120.00 120.00
041-6900-6199 Other Contract Services 89,789.98 89,789.98 041-6900-6205 Architectural & Design 1,252.50 1,252.50
041-6900-6341 Signs 3,096.97 3,096.97
041-6900-6503 Non-Capital Computer E… 7,385.72 7,385.72 041-6900-6613 Computer Equipment 22,434.09 22,434.09
041-6900-6622 Site Improvements 24,040.61 24,040.61
042-6900-6199 Other Contract Services 18.75 18.75
042-6900-6206 Engineering Consultants 5,685.00 5,685.00 045-6900-6622 Site Improvements 6,836.97 6,836.97
046-6900-6151 Street Construction Cont… 560,988.78 560,988.78 046-6900-6199 Other Contract Services 36,554.00 36,554.00 048-6900-6199 Other Contract Services 1,406.25 1,406.25 048-6900-6209 Other Program & Proj C… 36,198.75 36,198.75 048-6900-6625 Sewer Main Replacement 59,069.36 59,069.36 051-4800-6120 Los Altos Treatment Plant 545.20 545.20
051-4800-6121 Regional WQTP Water T… 1,034,441.00 1,034,441.00 051-4800-6140 Sewer Maintenance Wo… 40,986.18 40,986.18 051-4800-6362 Telephone 92.70 92.70
051-4800-6363 Electric 797.74 797.74

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 15 of 16
Account Summary
Account Number Account Name Expense Amount Payment Amount 051-4800-6364 Water 38.23 38.23
061-0000-2204 Deferred Comp Payable 35,740.98 35,740.98 061-0000-2225 Life Insurance Payable 992.60 992.60
061-0000-2226 Long Term Disability Pay… 1,350.91 1,350.91 061-0000-2233 Dental & Vision Insuranc… 5,764.01 5,764.01 061-1470-6024 FICA Matching Expense 49.00 49.00
061-1480-6118 Facility Maint & Security 2,033.57 2,033.57 061-1480-6122 Lawncare/Landscaping 1,250.00 1,250.00
061-1480-6123 Housekeeping 659.04 659.04
061-1480-6210 Website Program/Maint… 12,000.00 12,000.00 061-1480-6301 Office Supplies 1,338.83 1,338.83
061-1480-6302 City Membership 65.00 65.00
061-1480-6303 Postage 401.00 401.00
061-1480-6310 On-Line Service 1,889.14 1,889.14
061-1480-6314 Computer Parts 76.39 76.39
061-1480-6323 Disposal Services 67.66 67.66
061-1480-6332 Town Recruitment 615.95 615.95
061-1480-6361 Special Events & Awards 1,297.86 1,297.86 061-1480-6362 Telephone 7,944.70 7,944.70
061-1480-6363 Electric 3,035.47 3,035.47
061-1480-6364 Water 529.61 529.61
061-1480-6398 Other General Expense 1,048.19 1,048.19
061-1480-6399 Other Supplies/Materials 43.60 43.60
061-1480-6402 Office Mach & Furniture… 2,148.39 2,148.39 061-4300-6308 Travel & Meetings 190.01 190.01
061-4300-6311 Training & Safety 153.63 153.63
061-4300-6324 Uniforms 613.26 613.26
061-4300-6325 Safety Gear 1,657.03 1,657.03
061-4300-6341 Signs 624.75 624.75
061-4300-6342 Gas and Oil 299.88 299.88
061-4300-6351 Auto & Equipment Parts 395.69 395.69
061-4300-6362 Telephone 1,531.06 1,531.06
061-4300-6363 Electric 825.17 825.17
061-4300-6364 Water 281.46 281.46
061-4300-6398 Other General Expense 130.95 130.95
061-4400-6342 Gas and Oil 309.47 309.47
061-4400-6351 Auto & Equipment Parts 410.95 410.95
061-4400-6506 Non Capital - Vehicles &… 722.12 722.12
Grand Total: 2,659,993.02 2,659,993.02
Project Account Summary
Project Account Key Expense Amount Payment Amount
**None** 1,718,167.20 1,718,167.20
111720 460.51 460.51
111790 1,039.50 1,039.50
111799 883.38 883.38
410216 3,891.00 3,891.00
410218 25,293.11 25,293.11
410220 76,020.98 76,020.98
410226 3,096.97 3,096.97
410229 22,434.09 22,434.09
419300 9,878.00 9,878.00
427902 5,685.00 5,685.00
427913-25 18.75 18.75
467209 6,836.97 6,836.97
467226-25 597,542.78 597,542.78
487918-24 60,475.61 60,475.61
487918-25 36,198.75 36,198.75

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Expense Approval Report Payable Dates: 11/01/2024 - 11/30/2024 1/3/2025 5:38:32 PM Page 16 of 16
Project Account Summary
Project Account Key Expense Amount Payment Amount
BLD21-0091-ELEC 40,000.00 40,000.00
BLD21-0091-FD 18,000.00 18,000.00
BLD21-0091-GAS 20,000.00 20,000.00
BLD21-0313-FD 2,223.90 2,223.90
BLD22-0054-FD 765.00 765.00
EP22-0157 903.00 903.00
EP24-0126 452.50 452.50
GRD24-0001 1,320.00 1,320.00
GRD24-0002 1,435.50 1,435.50
R4120-10 485.78 485.78
R4120-20 8.50 8.50
R4120-21 63.70 63.70
R4120-8 -126.96 -126.96
SD23-0048 902.00 902.00
SD24-0004 902.00 902.00
SD24-0006 1,944.25 1,944.25
SD24-0022 2,791.25 2,791.25
Grand Total: 2,659,993.02 2,659,993.02

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DEGREE HVAC, INC. 37537 11/06/2024 HVAC REPARI FOR AC UNIT IN …061-1480-6118 1,634.75 Vendor DEGREE01 - DEGREE HVAC, INC. Total: 1,634.75
Vendor: DIAMOND01 - DIAMOND QUALITY PRINTING INC.

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GARDENLAND CENTER INC. 1130921 11/21/2024 MAINTENANCE OIL SUPPLIES … 061-4300-6342 212.16 Vendor GARDENLAND95008 - GARDENLAND CENTER INC. Total: 212.16 Vendor: GLOBAL90030 - GLOBALSTAR INC.

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1 Arika Miller
From: Jill Grunewald
Sent: Sunday, January 26, 2025 2:40 PM
To: City Council
Subject: FOR PUBLIC COMMENT - RESOLUTION 59-23 (TRAVEL) Good Evening,
I am interested in modifying Resolution 59-23. I have been in contact with Council Member Bhateja on this matter and although he has been kind enough to direct me to the adoption date of 6/15/24, I have not been able to view the resolution itself.

In addition to the modification, I would like to view the budget for travel.

It is important that restrictions on travel and time spent at conference for reimbursement be limited. We certainly do not want another brouhaha as Los Altos had with Council Member Lynette Lee Eng or Los Alto Hills Manager Peter Pirnejad.

Thank you, Jill Grunewald , LAH
ITEM 8A, Supplement 1

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ITEM 9A STAFF REPORT
THE TOWN OF LOS ALTOS HILLS January 30, 2025
Staff Report to the City Council
SUBJECT: Adopt resolutions making findings to deny two applications for residential development projects to construct multi-family senior developments consisting of 55 and 57 dwelling units on undeveloped parcels located at 10728 and 10758 Mora Drive; APNs 331-15-061 and 331-15-062; File Nos. CDP23-0001 and CDP23- 0002, pursuant to Government Code section 65589.5(d).

FROM: Jay Bradford, Community Development Director
APPROVED: Peter Pirnejad, City Manager

RECOMMENDATION
That the City Council takes the following action:

Hold a public hearing to receive public comments and adopt resolutions making findings to deny two senior residential development projects of 55 and 57 units located at 10728 and 10758 Mora Drive, respectively (APNs 331-15-061 and 331-15-062; File Nos. CDP23-0001 and CDP23- 0002).

BACKGROUND
On February 1, 2023, Forrest Linebarger (“Applicant”) submitted a preliminary application and formal application (File Nos. CDP23-0001 and CDP23-0002) under Government Code sections 65941.1 and 65589.5 for multi-family senior residential buildings located on 10728 and 10758 Mora Drive, Los Altos Hills. These applications were submitted pursuant to Government Code section 65589.5(d), commonly known as the “Builder’s Remedy” (the “BR Project(s)”). These applications have been processed and reviewed by the Town and also routed to the Santa Clara County Fire Department for fire code plan check review.

The development proposals are not consistent with the Town’s current General Plan or Zoning Ordinance. In non-Builder’s Remedy situations, normally such developments would require legislative amendments approved by the City Council. In a Builder’s Remedy project context, state law restricts the Town’s ability to require legislative amendments and requires the Town to make certain written findings prior to denying such a project or imposing conditions that render it infeasible. Based on these parameters, it is appropriate for the City Council to review the applications and make requisite findings for the denial of these projects.

As described in further detail below, it is recommended that the City Council review the record below and make findings to deny the BR Projects pursuant to Government Code section 65589.5(d), based on the Projects’ specific, adverse impact resulting from their failure to comply with the California Fire Code and the absence of feasible mitigation without rendering the developments unaffordable.

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City Council Page 2
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
Project Sites Description
The two project parcels at 10728 (Lot 1) and 10758 Mora Drive (Lot 3) were originally a part of a three-lot Jo Mora Ranch subdivision along with 10730 Mora Drive (Lot 2), which sits between the 10728 and 10758 Mora Drive parcels. These parcels were acquired by Mr. Linebarger in 2006 and were annexed into Los Altos Hills in 2012. The property at 10730 Mora Drive had been developed prior to Mr. Linebarger’s purchase and was eventually sold to a new owner; that property is currently developed with a single-family home that is occupied by residents and is not covered by the BR Projects.

As described below, the two parcels are located in a densely vegetated, hillside area on the edge of Town boundaries; the parcels as well as neighboring lots are served by only one public access roadway where in places the road can only support one way traffic due to its configuration. Both parcels are substandard as they are substantially smaller than the standard one-acre minimum lot size and do not have a Lot Unit Factor of at least 1.0. The subject parcels and surrounding residences are served by only one public access road, Mora Drive, which is the only entry and exit point from major thoroughfares to the area. In the event that residents in the area where the Project parcels are located need to travel or evacuate towards Interstate 280 or other major roadways/state highways, Mora Drive is the only main roadway. Additionally, the roadway serving the site twists and turns through steep elevation changes as it connects to the subject property. Due to Mora Drive’s configuration, fire responses apparatus has been observed cross into oncoming traffic to navigate the roadway with its smallest engine which would not be of a size sufficient to address a structure fire due to its purposed configuration.

In recent years, the state of California has experienced several serious wildfire and structural fire catastrophes, including but not limited to the Camp Fire in Northern California's Butte County in 2018 and the most recent destructive Pacific Palisades and Eaton fires in Southern California. The Town of Los Altos Hills has historically been an area with high exposure to wildfire hazards and faces challenges of community evacuations during times of natural catastrophes. In 2019, Mchael Wara, a researcher at the Woods Institute for the Environment and Director of the Climate and Energy Policy Program at Stanford University, utilized fire-risk models for the California Legislature as it considered the series of challenges faced by PG&E and its aging infrastructure to determine the extent of damages and potential costs in worst case wildfire scenarios. As reported recently, Wara’s modeling included Los Altos Hills as one of the areas where local weather and topography exposes the community to heightened dangers of wildfire and the increased possibilities that fast-moving fires can burn homes and structures quickly while narrow roadways make firefighting difficult.
10728 Mora Drive
The property is part of Lot 1 of the Jo Mora Ranch, split by deed in 1941. The property was acquired by Mr. Linebarger in 2006 and was annexed into Los Altos Hills in 2012. This parcel is

0.374 acres and the subject of one of the BR Project applications under consideration by the City Council.

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City Council Page 3
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
The parcel is one of narrow shape with steep topography. The lot is a narrow, 0.374-acre parcel, of 68 feet wide at the front property line which narrows to 59 feet at the rear (with average width of 63.5 feet) and 260.5 feet deep with an average slope of 20.44 percent. It is surrounded by singlefamily residential homes in a heavily vegetated hillside area of Los Altos Hills. The site is adjacent to a vacant, residentially zoned parcel to the south which serves as a private access road to several easterly properties. The site is also in close proximity to the Rancho San Antonio Open Space Preserve and the Mora Trail, owned and controlled by the Midpeninsula Regional Open Space District in Santa Clara County. Both open space areas contain vast areas of dry grass, shrubs and trees.
10758 Mora Drive
This property is part of Lot 3 of the Jo Mora Ranch, split by deed in 1941. It was also acquired by the applicant in 2006 and annexed into Los Altos Hills in 2012. This parcel is 0.397 acres and the subject of one of the BR Project applications under consideration by the Council.

Like 10728 Mora Drive, the 10758 Mora Drive parcel is also of narrow shape and steep topography. The lot is 62.5 feet wide and 280 feet deep with an average slope of 23.97 percent. It is surrounded by single-family residential homes in a heavily vegetated hillside area of Los Altos Hills. The parcels next to the Projects on either side at 10730 and 10776 Mora Drive are both larger parcels improved with a single-family dwelling and related structures currently occupied by residents. The site is also in close proximity to the Rancho San Antonio Open Space Preserve and the Mora Trail.

Figure 1. Neighborhood Map. Source: County GIS – Markup by Staff

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City Council Page 4
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
As noted above, all of the adjacent and neighboring parcels surrounding 10728 and 10758 Mora Drive contain dense trees and shrubs where the homes are situated among such vegetation and screened from the roadway.

The Project sites are only accessible from Mora Drive, a public roadway fronting the parcels. Mora Drive has an approximate width of 50 feet and does not contain sidewalks or pathways. Mora Drive also serves as the only public access road for at least seven other properties, namely: 10710 Mora Drive, 10679 Mora Drive, 10696 Mora Drive, 10702 Mora Drive, 10724 Mora Drive, 10716 Mora Drive, and 10700 Mora Drive, all of which utilize a private driveway to connect to Mora Drive. In order to travel away or evacuate from the hillside towards Interstate 280 and other major thoroughfares, all occupants of these parcels would need to utilize Mora Drive as the only egress point. Similarly, in order to travel towards the 10728 and 10758 Mora Drive and neighborhood parcels (such as in the instance of a fire truck coming on site), Mora Drive also serves as the only entry point roadway.

Figure 2 illustrates Mora Drive as the only egress point for the project sites and several neighboring properties.

Figure 2. Emergency Access. Source: County GIS – Markup by Staff The Town’s Municipal Code offers an illustration as to the sloped nature and limited development characteristic of this parcel. Under the Municipal Code, a Lot Unit Factor (LUF) is calculated for each parcel in Los Altos Hills by dividing the net lot area of the subject property by the minimum average lot size that would be required for a parcel of average slope equal to that of the subject property. This value is used in determining the allowable development and floor areas. Because of their geographical characteristics, substandard lots with a lower LUF would result in a smaller buildable area comparing to standard lots with a LUF of over 0.5. A LUF of 0.5 or less indicates that the property is a substandard lot with steeper than average slope and limited development area.

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City Council Page 5
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
The further the LUF is reduced from 0.5 means that the parcel slopes steeper and the development area is smaller.

As an illustration using the LUF calculations, the parcel at 10728 Mora Drive would only have a LUF of approximately 0.29 and the parcel at 10758 Mora Drive would only have a LUF of approximately 0.28, both due to their substandard lot sizes and average slopes ranging from 20- 24%. The resulting maximum development area is 3,226 square feet and maximum floor area of 1,594 square feet for 10728 Mora Drive and the resulting maximum; the resulting maximum development area is 2,714 square feet and maximum floor area of 1,474 square feet for 10758 Mora Drive. As mentioned above, the Project sites on Mora Drive are of similarly uniquely small size and steeply sloped, presenting a set of site-specific constraints due to such geological features and topography.

Figure 3. Slope Guide. Source: Community Development Department Staff Summary of Prior Development Proposals at Project Sites In 2014, a few years after acquiring the properties Mr. Linebarger submitted applications for each property proposing construction of a new residence. The projects were denied by the Planning Commission because of noncompliance with zoning standards including setbacks and allowable MDA and MFA, and the denial was appealed to the City Council by the Applicant; at the appeal, the Applicant presented a redesigned project and the City Council referred the revised project back to the Planning Commission on August 25, 2016. To support the applications for new residences Mr. Linebarger applied for a Certificate of Compliance for each property on February 23, 2017.

At the August 17, 2017 City Council meeting, the City Council discussed the Certificate of Compliance for 10728 Mora Drive, a .347-acre lot and 10758 Mora Drive, a .397-acre lot. The staff report recommended approval of the Certificate of Compliance, which was necessary to confirm the legality of the substandard lot. The Council approved the Certificate of Compliances based on historical deed conveyances and the California State Subdivision Map Act.

The Applicant previously submitted applications to develop one single-family residence on each

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City Council Page 6
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
of the 10728 and 10758 Mora Drive lots. Such prior applications sought variances and conditional development permits from the Town due to the constrained lot side and the proposed developments exceeded the Town’s development standards, including setbacks, Maximum Development Area (MDA), and Maximum Floor Area (MFA). Those development projects were processed and reviewed by the Town during public hearings between 2018 and 2021, and ultimately the project applications were not approved by the Town’s Planning Commission and City Council due to unique site constraints and the limited development area available on site, and the Town’s inability to make required variance and conditional development permit findings to exceed the Town’s objective development standards. These applications were denied without prejudice to the property owner’s ability to refile applications for the properties.

In 2022, the Applicant filed applications to construct a single-family residence and an accessory dwelling unit on each of the 10728 and 10758 Mora lots. The Applicant also filed applications pursuant to SB 9 to construct similar residential projects and to subdivide the parcels. Those projects were processed by the Town but remain incomplete pending resubmittals from the Applicant. Those projects are referenced here as background context only and are not before the City Council for consideration tonight.

Staff remains prepared to work with the applicant on these applications if the applicant desires to proceed with further consideration of these applications based on existing law which has changed since the applications were filed.

Builder’s Remedy Projects Submittal
The Applicant submitted the BR Project applications on February 1, 2023, for a 44-unit MultiFamily Residential Building under Project # CDP23-0001 for 10728 Mora Drive and a 44-unit Multi-Family Residential Building under Project # CDP23-0002 for 10758 Mora Drive. Staff notes that the permit numbers were assigned to the project submittals for ease of identification and process and not for the purposes of determining the type of entitlements required. On April 11, 2023, the BR Project application on 10728 Mora Drive was revised to be 55 units where 44 units would be market-rate, and 11 units would be reserved for low-income households. On April 11, 2023 and July 3, 2023, the BR Project application on 10758 Mora Drive was revised to be 57 units where 45 units would be market-rate, and 12 units would be reserved for low-income households.

These BR Projects are nearly identical in terms of proposed use, density, and development characteristics/proposals. Specifically, both projects propose to construct a “senior living community” providing housing for people of retirement age and proposes to map the units as condominiums. The Projects also propose to add residential assisted living, nursing station, entertainment facilities including exercise, laundry, TV, dining, music room, and related facilities, as accessory uses.

The Projects’ units are proposed to be located on various levels of a five-story building over a twolevel podium. Respectively, the 10728 and 10758 Mora Drive propose 32 parking spaces for each project (amounting to approximately 0.56 and 0.58 spaces per unit for each project respectively).

The proposed building at 10728 Mora Drive would contain basement and podium 1 (i.e. garage) areas of 1,547 and 2,438 square feet, podium 2 area of 11,044 square feet and a roof area of 3,698 square feet. The proposed building at 10758 Mora Drive would contain basement and podium 1

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City Council Page 7
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
areas of 1,593 and 2,567 square feet, podium 2 area of 2,567 square feet and podium 3/garage area of 11,169 square feet and roof area of 4,240 square feet. The living area square footage on each floor are between 5,215 square feet and 11,184 square feet. The Projects propose to situate the residential “apartment” building and related facilities all the way throughout each of the parcels and with certain patio and hardscape located at the rear side, leaving an approximately 16.8 feet (for 10728 Mora) and 35 feet (for 10728 Mora) of setbacks from the rear property lines.

Figure 4. 10728 Mora Drive – Rendering. Source: Applicant Figure 5. 10758 Mora Drive – Rendering. Source: Applicant Figure 9 shown on next page illustrates the significant change in topography moving from the front (West) to rear (East). The rear has the steepest slope resulting in a seven-story massing.

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City Council Page 8
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
Figure 6. 10728 Mora Drive – Building Section. Source: Applicant – Markup by Staff Table 1 below illustrates the BR Projects proposals and their similarities. As noted above, the use and development proposals are nearly identical, and the sites are naturally sloped and constrained in the same manner. Table 1 also shows the Town’s baseline development standards against the Projects’ proposals.

Table 1: BR Projects Overview
Standard 10728 Mora Proposed
(0.374 acre site)
10758 Mora Proposed
(0.398 acre site)
Town Requirement
Density and
dwelling
units per
acre
(du/ac)
55 units
143.6 du/ac
57 units
143.6 du/ac
R-A zoning = 1 residential
unit (or 2 units per SB 9,
and/or + ADUs)
Lot Size 0.374 acre 0.397 acre 1 acre minimum
Setbacks 30 feet front, 5 feet sides,

16.8 feet rear
25 feet front, 5 feet sides
35 feet-8 inches rear
40 feet front
30 feet sides & rear
Building
Height
84 feet 10 inches 84 feet 10 inches 27 feet sectional
35 feet low to high
Maximum
Development
Area (MDA)
14,396 sf + 72,848 sf 14,396 sf + 72,848 sf 10728 Mora:
3,226 sf Maximum per
LAHMC Title 10, Chapter
1, Article 5
4,500 sf Maximum w/
Conditional Development
Permit (CDP)
10758 Mora:

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City Council Page 9
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
2,415 sf Maximum per
LAHMC Title 10, Chapter
1, Article 5
4,500 sf Maximum w/ CDP
Maximum
Floor Area
(MFA)
70,983 sf 70,983 sf 10728 Mora:
1,594 sf Maximum per
LAHMC Title 10, Chapter
1, Article 5
2,500 sf Maximum w/ CDP
10758 Mora:
1,378 sf Maximum per
LAHMC Title 10, Chapter
1, Article 5
2,500 sf Maximum w/ CDP
Town Planning Review of the BR Projects
The Town received, reviewed and processed the BR Project applications in accordance with its standard residential development project review procedures. It also reviewed the applications for submittal completeness and consistency with applicable standards in accordance with Government Code section 65589.5. Specifically, this review entails: (1) whether the Project applications are complete by providing all information based on the Town’s development project checklist, in accordance with Government Code sections 65941 and 65943; and (2) whether the applications are consistent with applicable plan, program, policy, ordinance, standard, requirements, or other applicable regulations in effect at the time of a preliminary application submittal, in accordance with Government Code section 65589.5(j)(2). A summary of the review timeline and determinations conducted in this case are shown as follows:
• March 3, 2023: Both applications were determined to be incomplete because several outstanding submittal requirements and fees were identified. • May 11, 2023: The project at 10728 was revised from 44 units to 55 units with this resubmittal (resubmittal April 11, 2023). Both applications determined to be incomplete as materials and fees were still outstanding.
• August 2, 2023: The project at 10758 was revised from 55 units to 57 units with this resubmittal comment (revised on July 3, 2023).
• August 31, 2023: Applications determined to be inconsistent with applicable standards and regulations (see Table 3 below).
• September 28, 2023: Applications determined to be complete, meaning the minimum set of application materials were submitted to continue processing the application. • December 21, 2023: The Town advised Applicant that the Projects are covered by the California Environmental Quality Act (CEQA) and would require the preparation of either a mitigated negative declaration or an environmental impact report.

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City Council Page 10
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
In compliance with Government Code section 65589.5 (j)(2)1, Town staff reviewed the BR Projects and timely provided comments determining the Project applications are inconsistent with a number of development standards and regulations. These inconsistencies are summarized in Tables 2 and 3 below.

Table 2: 10728 Mora Drive Inconsistency with Applicable Standards Zoning and Site Development Consistency Review
55-unit development project at 10728 Mora Drive
Development
Standard
Requirement Proposed/Status Compliance
Lot Size 1 acre minimum 16,308 sq. ft./.374 Ac
Nonconforming lot
Nonconforming lot
Setbacks 40 feet front
30 feet sides & rear
30 feet front
5 feet sides

16.8 feet rear
No
Building Height 27 feet sectional
35 feet low to high
84 feet 4 inches No
MDA 3,226 sf Maximum per
LAHMC Title 10, Chapter
1, Article 5
4,500 sf Maximum w/
CDP*
14,379 + 67,475 No
MFA 1,594 sf Maximum per
LAHMC Title 10, Chapter
1, Article 5
2,500 sf Maximum w/
CDP*
67,840 No
Density Low Density Residential 55 units
147 units/acre
No
Grading See Grading Policy 16 feet cut No
Exterior Color 50 LRV walls
40 LRV roof
Color light reflectivity
values not provided
No
*These values are not guaranteed for lots with LUF less than .50, which this parcel qualifies.

Table 3: 10758 Mora Drive Inconsistency with Applicable Standards Zoning and Site Development Consistency Review
57-unit development project at 10758 Mora Drive
Development
Standard
Requirement Proposed/Status Compliant Yes or No
1 Under Gov. Code section 65589.5(j)(2), if a local government considers a proposed housing development project to be inconsistent with applicable plan, program, policy, ordinance, standard, requirement, or other similar provision, it will provide the applicant with written documentation explaining the reasons for inconsistency within 30 days from a complete application if the project contains 150 or fewer units. The Town reviewed the BR Projects against applicable objective standards and followed the timeline set forth under 65589.5(j)(2) to provide consistency review comments described here.

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City Council Page 11
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
Lot Size 1 acre minimum 17,325 sq. ft./.397 Ac
Nonconforming lot
Nonconforming lot
Setbacks 40 feet front
30 feet sides & rear
25 feet front
5 feet sides
35 feet 8-inches rear
(hardscape encroaches)
No
Building Height 27 feet sectional
35 feet low to high
84 feet 10 inches No
MDA 2,415 sf Maximum per
LAHMC Title 10,
Chapter 1, Article 5
4,500 sf Maximum w/
CDP*
14,396 + 72,848 No
MFA 1,378 sf Maximum per
LAHMC Title 10,
Chapter 1, Article 5
2,500 sf Maximum w/
CDP*
70,983 No
Density Low Density
Residential
57 units
143.6 units/acre
No
Grading See Grading Policy 17 feet cut/grading
within 10 feet of PL
No
Exterior Color 50 LRV walls
40 LRV roof
Color light reflectivity
values not provided
No
*These values are not guaranteed for lots with LUF less than .50, which this parcel qualifies.

The Builder’s Remedy projects submitted as projects CDP23-0001 and CDP23-0002 are inconsistent with the Town’s General Plan because the General Plan only permits single-family residential and accessory uses at the two properties in question. The projects are also inconsistent with the following policies of the Land Use Element.
• Land Use 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.
• Land Use 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.

It should further be noted that neither 10728 Mora Drive nor 10758 Mora Drive are included in the Town’s 2023-2031 Housing Element site inventory as a potential opportunity site. Thus, the applicable density on these parcels under the General Plan (including the Housing Element) and zoning remains 1 dwelling unit per acre and the Housing Element does not otherwise set any unit production goals in order to meet the Town’s Regional Housing Allocation Need (RHNA) obligations.

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City Council Page 12
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
Copies of Town comment letters and consistency determinations are provided as Attachment 4.

Like the previous applications, the BR Project applications were reviewed by technical Town consultants for geotechnical and stormwater issues at the planning entitlement stage. The Project applications were also reviewed by the Santa Clara County Fire Department (“SCCFD”) regarding Fire Code compliance, as discussed in the next section.

County Fire Department Review of the BR Projects
The Santa Clara County Fire Department provides plan check review for the Town regarding California Fire Code compliance, including local amendments adopted by the Town during the triennial building standards code update process. The Fire Department first reviews an application at the planning entitlement stage and identifies major issues that have a significant effect on the development proposal, if any, that can be seen to preclude the project from moving forward in the review process. This review assists applicants with identifying code compliance issues early in the application review process and provides an opportunity to make necessary revisions in a timely manner. The Fire Department also reviews plans during the building permit submittal stage after planning entitlement is obtained.

A summary of the Fire Department review timeline and determinations are as follows. References to Section 503.1.1 are to the Fire Code.

For 10728 Mora Drive:
• SCCFD April 5, 2023 Plan Review Comments (No. 23-1044): This letter reviews the Project’s initial 44-unit proposal. It directs the Applicant to demonstrate how the Project will meet the 150 feet distance requirement under Fire Code Section 503.1.1. • SCCFD April 25, 2023 Plan Review Comments (No. 23-1486): This letter reviews the Project’s initial 44-unit proposal. It directs the Applicant to demonstrate how the Project will meet the 150 feet distance requirement under Fire Code Section 503.1.1 and specifies that all portions of the building shall be within 150 feet of fire department access. All references below to Section 503.1.1 are to the Fire Code. • SCCFD August 14, 2023 Plan Review Comments (No. 23-2718): This letter reviews the Project’s revised 55-unit proposal. It specifies that Project does not meet the 150 feet distance requirement in Section 503.1.1 and that the Applicant requests an approval of up to 300 feet travel. The letter notes that fire personnel would have to travel 35 to 42 foot elevation change to the furthest portions of the proposed residential building, and that the access to the back of the building cannot accommodate both firefighters accessing and residents evacuating at the same time. The comment letter requests revisions to width of the path of travel and mitigation measures to address the requested 300 feet travel distance.

• SCCFD September 27, 2023 Plan Review Comments (No. 23-3522): This letter reviews the Project’s revised 55-unit proposal. It continues to affirm the comments provided in the

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
August 14, 2023 letter, and notes that firefighters would need to navigate a 35 to 42 foot elevation change to access the furthest portions of the proposed residential building, which is not conducive to efficiently deploying firefighting resources. The letter continues to request design revisions or mitigation measures to address this code inconsistency as identified above.
• SCCFD January 31, 2024 Plan Review Comments (No. 23-4780): These letters review the Project’s revised 55-unit and 57-unit proposals. They specify that the Project continues to be inconsistent with Section 503.1.1’s 150 feet distance requirement and does not approve the requested 300 feet exception. They also specify that firefighters cannot access the furthest portions of the building due to “total travel distance, 34 to 37 foot elevation change, exposure to building interior from unrated openings, narrow path of travel, and close proximity to adjacent parcels.” The comment letters direct the Applicant to revise building design or to propose mitigating measures through an “Alternate Means and Methods request” to mitigate excessive distance.

For 10758 Mora Drive:
· SCCFD April 5, 2023 Plan Review Comments (No. 23-1045): This letter reviews the Project’s initial 44-unit proposal. It directs the Applicant to demonstrate how the Project will meet the 150 feet distance requirement under Section 503.1.1. · SCCFD April 25, 2023 Plan Review Comments (No. 23-1490): This letter reviews the Project’s initial 44-unit proposal. It directs the Applicant to demonstrate how the Project will meet the 150 feet distance requirement under Section 503.1.1. · SCCFD August 14, 2023 Plan Review Comments (No. 23-2595): This letter reviews the Project’s revised 57-unit proposal. It specifies that Project does not meet the 150 feet distance requirement in Section 503.1.1 and that the Applicant requests an approval of up to 300 feet travel. The letter notes that fire personnel would have to travel 35 to 42 foot elevation change to the furthest portions of the proposed residential building, and that the access to the back of the building cannot accommodate both firefighters accessing and residents evacuating at the same time. The comment letter requests revisions to width of the path of travel and mitigation measures to address the requested 300 feet travel distance. · SCCFD September 27, 2023 Plan Review Comments (No. 23-3524): This letter reviews the Project’s revised 57-unit proposal. It continues to affirm the comments provided in the August 14, 2023 letter, and notes that firefighters would need to navigate a 35 to 42 foot elevation change to access the furthest portions of the proposed residential building, which is not conducive to efficiently deploying firefighting resources. The letter continues to request design revisions or mitigation measures to address this code inconsistency as identified above.
· SCCFD January 31, 2024 Plan Review Comments (No. 23-4781): This letter reviews the Project’s revised 57-unit proposal. It specifies that the Project continues to be inconsistent with Section 503.1.1’s 150 feet distance requirement and does not approve the requested 300 feet exception. It specifies that firefighters cannot access the furthest

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
portions of the building due to “total travel distance, 34 to 37 foot elevation change, exposure to building interior from unrated openings, narrow path of travel, and close proximity to adjacent parcels.” The comment letter directs the Applicant to revise building design or to propose mitigating measures through an “Alternate Means and Methods Request” to mitigate excessive distance.

The significant issue identified by the Fire Department during the plan check and AMMR review process is the Projects’ inability to comply with a provision of the 2022 California Fire Code, Section 503.1.1 (with local amendments under Los Altos Hills Municipal Code Title 8, Chapter

1.8). To note, this state code is an objective standard (i.e. since it sets forth a specific, verifiable number that is uniformly applicable) that was adopted and in effect at the time the BR Projects submitted and revised preliminary applications in February and July 2023. Section 503.1.1 requires the following:
503.1.1 Buildings and Facilities.

Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements for this section and shall extend to within 150 feet (45,720mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.

Exceptions:

1. In other than R-3 or U occupancies, when the building is equipped throughout with an approved automatic sprinkler system, installed in accordance with Section 903.3.1.1, the dimension may be increased to a maximum of 300 feet when approved by the fire code official.

2. When there are not more than two Group R-3 or accessory Group U occupancies, the dimension may be increased to a maximum of 200 feet.

3. When apparatus roads cannot be installed because of topography, waterways, nonnegotiable grades or other similar conditions, an approved alternative means of fire protection shall be provided. (emphasis added.)
Section 503.1.1 is a part of the State of California Fire Code; the Town has adopted this code provision during the triennial Building Standards Code update cycle in 2022, inclusive of certain local amendments. These local amendments introduced by the Town were based on reasonably necessary changes due to local climatic, topographic, and geologic conditions, and were made pursuant to Health and Safety Code sections 18941.5 and 17958 accompanied by requisite findings made by City Council under state law. It is important to note, however, that the local amendments introduced by the Town only affect the “Exceptions” portion of Section 503.1.1 identified above and only make changes regarding situations involving Group R-3 or U occupancies (i.e. buildings with two or less dwelling units and utilities/accessory buildings). They do not otherwise impact

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
Section 503.1.1; the 150-foot distance requirement remains a provision of the state Fire Code and is unchanged.

As shown in the illustration below, Section 503.1.1 requires the fire apparatus access road to be situated on the project site in a way that “wraps around” 150 feet of all portions of the proposed building exterior walls. A fire apparatus access road is defined by Section 202 of the Fire Code to be “a road that provides fire apparatus [i.e. fire trucks] access from a fire station to a facility, building or portion therefor.” This means that the access road must be able to allow fire truck and firefighters to be able to quickly access the building and pull a fire hose to all portions of the exterior walls of the building, hence the 150 feet distance requirement. The primary purpose of Section 503.1.1 is to limit the maximum length of hose needed to reach any point along the exterior of a building or facility from a fire department truck. Given that the Project sites at 10728 and 10758 Mora Drive are sloped steeply towards the back of the parcels, this requirement becomes even more necessary where firefighters must traverse the sloped area when trying to access the proposed buildings.

Figure 7. Fire Access Travel Distance. Source: Applicant – Markup by Staff

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
Pursuant to SCCFD’s review, the BR Project is inconsistent with the 150-foot apparatus road requirement under Section 503.1.1 because it fails to provide that required distance.

Figure 8 shown above illustrates how the placement of the fire access road and length of the building results in noncompliance. On March 20, 2024, the Applicant submitted an Alternate Means and Methods Request (“AMMR”) for the 10728 Mora Drive Property to request an exception from the 150-foot requirement under Section 503.1.1, and to propose in its place certain alternatives that the Applicant asserts would be able to provide equivalent safety and effectiveness protections. As a part of that March 20, 2024 AMMR, the Applicant proposed the following:
1) Providing an additional standpipe at rear exit stair. 2) Type 1A construction with 3-hour fire resistance rating. 3) Openings protected by approved sprinkler water curtain. 4) Widened exit discharge and entire path around building to 4 feet wide. 5) Windows to be removed.

SCCFD did not accept any of these proposals. In a comment letter dated April 23, 2024, the Fire Department disapproved the AMMR and asked for clarification to show that these options can offer equivalent safety and protection, since some if not all are apparently already required by the Fire Code or Building Code due to certain Project features. To summarize, the SCCFD letter responded with the following comments:
o Providing an additional standpipe at rear exit stair: clarify how this constitutes a mitigation measure as it appears to be a requirement for all interior exit stairways. o Type 1A construction with 3-hour fire resistance rating: clarify how this constitutes a mitigation measure as Type 1A is already required by code at the podium and construction below.
o Openings protected by approved sprinkler water curtain: clarify how this constitutes a mitigation measure as such protection is already required by code for all openings with Type 1A construction.
o Widened exit discharge and entire path around building to 4 feet wide: clarify how this constitutes a mitigation measure as occupancy load already requires 44 -inch clearance for all discharge corridors. Also clarify how this provides simultaneous exiting for non-fire personnel and access for fire department personnel. o Windows to be removed: clarify how this constitutes a mitigation measure and explain how firefighters are protected from such unprotected openings over their head.

Based on Town staff’s communication with the Fire Department, the Applicant did not respond to the above comments nor provide further clarifications in support of his request.

On October 8, 2024, the Applicant submitted an AMMR for the 10758 Mora Drive project. That AMMR Request proposes similar measures as the request submitted for 10728 Mora Drive, seeking to be exempted from the 150-foot distance requirement and have the standard be extended to 300 feet of travel distance. Because of the similarities in the 10728 and 10758 Mora Drive

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
parcels, and the two projects’ density, use, site layout, and site constraints, the 10758 Mora Drive AMMR evaluation is useful for both sites as it highlights the importance of adhering to Section 503.1.1 in a narrow, steep and hillside location, where in places the road can only support one way traffic due to its configuration, and the challenges in providing an alternate mitigation that offers equivalent protection and safety. In his October 8, 2024 AMMR request for the 10758 Mora Drive property, the Applicant proposed the following similar mitigating measures:
5) Provide an NFPA 13 sprinkler system.
5) Upgrade the fire resistance rating of the Type I-A exterior wall. 5) Remove glass or increase fire ratings of windows within 10 feet of the path of travel on the sides of buildings.
5) Add standpipe outlets at the north and south exterior walls. 5) Separate occupant egress and firefighter ingress pathways- reserve the north side of the building for occupant egress, and the south side of the building for fire department personnel ingress.

These measures were likewise rejected by the Fire Department. In a letter dated November 20, 2024, SCCFD denied the AMMR because the proposed mitigations measures do not sufficiently address the safety issue including firefighter access and evacuation safety created by the noncompliance with Section 503.1.1 for the reasons summarized as follows:
ο Providing automatic sprinklers: this proposed measure is already required by the Fire Code and cannot be used to replace or supplement an existing deficiency. ο Upgrade fire resistance walls: the proposed upgrade only addresses a portion of the building and not others. It also fails to address the deficiency that there is insufficient length for a fire hose to reach the building and still exposes firefighters to fire during the path of travel.
ο Increase fire window rating and removing glass: Similarly, this proposed AMMR measure is already a requirement under the Fire Code and cannot be used to address an existing deficiency. This proposal also does not address all windows and leaves some residential unit windows not being fire rated.
ο Providing separate pathways for residents exiting and firefighters entering: Like the proposal above, this proposed measure still leaves certain parts of the path of travel to be shared by firefighters and residents. In particular, such shared space with be shared by occupants in wheelchairs while firefighters also utilize the same space. It therefore does not safely separate ingress and egress. Further, with regards to a portion of the path of travel, firefighters would need to travel a longer distance if they wanted to gain access up the stairs to the north side of the building, and the travel distance would actually increase over 300 feet. This measure therefore does not address the issue that the fire apparatus (truck) is too far away from the building because of the distance between the access road and the building exterior walls.

The Fire Department specifically noted that none of these measures directly address the excessive distance deficiency. They are, as stated above, also measures that are already required elsewhere by the Fire Code and cannot serve as meaningful alternatives to another equally applicable code provision. SCCFD’s comments and AMMR denial letters are included as Attachments 5 and 6.

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
Similarly, to the Town’s knowledge the Applicant has not proposed to provide additional alternatives or respond further to the Fire Department’s comments as of the writing of this staff report. Relatedly, it should be noted that the Project applications may present additional Building Code compliance issues that has yet to be reviewed by the Town’s Building Officials. For example, the Applicant’s March 20, 2024 AMMR for the 10728 Mora Drive property contained requests to mitigate excessive distance under Building Code section 705.8.2, to which the Fire Department April 23, 2024 rejection letter cited to provisions of the Building Code requesting clarification on how the measures proposed constituted mitigation if already required by the Building Code. If an AMMR is requested for standards under the Building Code as apparently shown in the March 20, 2024 AMMR, such exception request will also need to be reviewed and approved by the Town’s Building Official. The Applicant has not presented such request to the Town at this time.

The Town’s Community Development Director/Building Official has reviewed potential implications of the Projects re-designing their respective buildings to reduce width and accommodate the required fire apparatus road distance. Based on the most recent October 1, 2024 plan set prepared plan set prepared by Stevens Ferrone & Bailey, Berry and Associates on behalf of the Applicant, it appears that approximately 8,284 square feet of building area would need to be removed to accommodate the additional distance, and that 5,401 square feet of that area would be residential square footage. Consequently, in order for the Projects to maintain affordability under Section 65589.5(d), it appears the most feasible approach would be for the Projects to remove a combination of market-rate and below-market rate (BMR) units for low-income.

Using the 10758 Mora Drive parcel as an example, the Project currently as proposed has an estimated land cost of $5 million, estimated construction costs of $13.6 million, and a 1-year income projection of $1.9 million equating to an approximately 8 years rate of return (i.e. the Project would not recover its costs until Year 8). Assuming that a combination of BMR units and market-rate units are removed to accommodate for fire access while maintaining the affordability levels under Section 65589.5, the Project rate of returns either remains at 8 years or increases to 9 years. The figures for 10728 Mora Drive are substantially similar in this regard.

It should be noted that the affordability analysis also conservatively assumes that there are no additional code compliance or other financing issues that further increases Project costs and reduces its financial feasibility. Consequently, reducing the building square footage most likely results in the reduction of dwelling units, which impedes the Project’s ability to recover its initial capital expenses and would have to carry costs for a significant period of time. This in turn reduces the ability of the Project’s market-rate units to generate sufficient income to support BMR units and the Project as a whole, and thus results in increase in rent for BMR units or the loss thereof, rendering the Project unaffordable to lower and moderate income.

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
The relevant affordability analysis is included with further detail as Attachment 7.

DISCUSSION
Applicable Law
The “Builder’s Remedy” is a provision under Government Code section 65589.5(d), which statute is otherwise known as the Housing Accountability Act (HAA). This provision applies to affordable housing development projects for very low, low-, or moderate-income households that meet certain statutory criteria. Under Section 65589.5(d), the Town may not deny a Builder’s Remedy project or impose conditions that render the project infeasible (including through the use of design review standards), unless it makes written findings, based upon a preponderance of the evidence in the record, one of the six statutory findings. Some of the findings relate to the status of a municipality’s housing element compliance and others relate to the impacts stemming from the project.

In addition to the foregoing, the HAA generally requires cities to make written findings in order to deny or reduce the density of a residential development project that is otherwise compliant with applicable “objective standards and regulations” in effect at the time of its preliminary application submittal. “Objective” standards means that there is no personal judgement involved and that can be uniformly determined by a knowable benchmark. In other words, if a residential development project is consistent with objective standards and requirements, it would be subject to the protections of the HAA.

BR Projects Review and Applicable Findings
In this case, the Town has reviewed the BR Projects against objective development standards and policies as set forth in the section above. Likewise, SCCFD has also reviewed the submittals against the Fire Code and determined that they are not consistent with the objective distance standard required for fire apparatus access road. Finally, with respect to any Building Code compliance issues, the Town’s Building Official would also need to review and approve any alternatives proposed to be excepted from a certain requirement. The potentially relevant findings under the Builder’s Remedy provision are listed and discussed below.

Finding No. 1: The Project as proposed would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households. (Gov. Code Section 65589.5(d)(2).)
Section 65589.5 requires the determination of a specific, adverse impact on public health or safety to be based on objective, identified written public health and safety standards in existence when the preliminary application was submitted. That section also defines objective standards as criteria that “involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal.”2 2 Gov. Code section 65589.5(f)(9).

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
In this case, the 150-foot distance requirement under Section 503.1.1 is an objective and quantifiable numeric standard; applying it to the Projects does not involve personal or subjective judgment by Town or SCCFD officials. This standard is also uniformly verifiable by an external benchmark known by both the Applicant and the Town before submitting any application for a development project. As explained above, the 150-foot standard is an objective standard contained in the state Fire Code and not a Town-imposed standard through any local amendments; in any event, the Projects would be required to meet Fire Code requirements regardless of whether it is under the planning entitlements review or building permit submittal stage. The application of Section 503.1.1 and the 150-foot standard to the Projects and the specific adverse impact analysis are, therefore, well supported by Section 65589.5.

The Project sites are located in a densely vegetated area at the edge of the Los Altos Hills town boundary. They are also surrounded by single-family, occupied residences and are in close proximity to the Mora Trail and Rancho San Antonio County Part/Open Space Preserve and the Mora Trail, which areas contain a significant amount of open space and dry grass vegetation.

Images of the Project sites above demonstrate that all of its surrounding areas are covered by dense trees, shrubs, grass, and/or other vegetation that are naturally grown or installed as a part of landscape screening mechanisms on various private parcels so that the residential units are not or less visible from the roadway. All of these location factors significantly increase the risk of fire spreading during a wildfire event or firestorm catastrophe, the difficulties in the Projects and surrounding residents to evacuate, and the challenges for firefighters to deploy resources and manpower to control and extinguish fires for the Project buildings and surrounding neighborhood.

Additionally, the Project sites contain unique topographical and geological limitations that worsen these safety and life-threatening risks. As described above, the 10728 and 10758 Mora Drive parcels are “substandard” lots less than the Town’s standard one-acre lots and have a LUF of less than 0.5 due to their steep slopes and narrow width. These lots are only approximately 65 feet wide on average and have an average slope between 20 and 26 percent. This is particularly concerning when the slopes are slanted towards the back of the lots where roadway access is extremely limited as the only public access road is at the front of the parcels on Mora Drive. This roadway at the front of the site is further shared by several other lots on both sides of Mora Drive, with some relying on only one other private driveway to connect to Mora Drive. All of these unique sitespecific problems further exacerbate the risk of wildfire spreading and the inability of firefighters to deploy effectively in time.

Using the SCCFD November 20, 2024 AMMR Denial Letter as an illustration, and because of the substantial similarities between the Project sites, the Projects’ site constraints and dense developments further exacerbates the excessive distance deficiency. The BR Projects propose to construct senior residential buildings that are significantly higher and denser than any other dwellings typically proposed in Los Altos Hills and in a such densely vegetated areas where fire hazard exposure is high, and where the targeted tenants would be elderly residents who are already of limited mobility. Notwithstanding these risk factors, the Project sites’ configurations show that there are various slopes and elevation gains adjacent to the sides and rear of the building, which are significantly close to the dense vegetation and dry grass open space. The SCCFD AMMR Denial Letter accurately pointed out that there is already minimal access widths between the

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
proposed fence and the residential building, with only a single access road on one side of the building to the right of way on Mora Drive.

As introduced above, Los Altos Hills is already situated in a location with high exposure to wildfire hazards. The Projects’ location in a remote and steep hillside area as well as their geographical/topographical/access limitations make it essential for emergency responders to be able to extinguish or control wildland and structure fires, and for its residents and staff to be able to efficiently evacuate without crossing paths with firefighters or obstruct their travel routes. The Projects have failed to address these essential public safety needs and respond to the risk exposure.

The Projects also fail to adhere to the 150-foot distance requirement under Section 503.1.1 but rather propose to increase fire apparatus access road distance beyond the code requirements, at double the distance of 300 feet. This code noncompliance does not allow firefighters and fire trucks to have sufficient hose length and minimal travel distance to quickly respond to fire threats.

Section 503.1.1, as modified by Los Altos Hills local amendments under Health and Safety Code sections 18941.5 and 17958, allow certain exceptions to be granted from the 150-foot distance requirement under limited circumstances. In this case, the Applicant seeks such an exception from the 150-foot distance requirement, under Exception No. 1 of Section 503.1.1. Exception No. 1 states that the fire code official may grant a distance increase of up to 300 feet when the building is equipped throughout with an approved automatic sprinkler system installed in accordance with other provisions of the Fire Code. SCCFD, in its January 31, 2024 Plan Review Comment Letter, directed the Applicant to either revise building design or to propose mitigating measures through the AMMR process to mitigate the excessive distance. As outlined above, however, the Applicant submitted two separate AMMRs during the course of a seven-month review for the 10728 and 10758 Mora properties respectively, but none of the measures proposed were acceptable to the Fire Department. This is because, as indicated above, the proposed measures do not directly address excessive distance and are either already required by code or do not offer equivalent safety and effectiveness protections against dangers created by the excessive distance.

In particular, for his second attempt at 10758 Mora AMMR, the Applicant has not proposed to reduce the distance of the fire access road to the proposed residential building at all. Nor has the Applicant presented any alternative that would specifically address the excessive distance between the fire access road and the building, in particular with respect to the back of the building where slope and elevation gain significantly. Neither has the Applicant provided equivalent safety and effectiveness measures that would mitigate the significant risk of fire exposure for the Projects’ occupants including seniors with limited mobility, and the significant challenges that firefighters and emergency responders will face in navigating long distances, narrow paths, and steep elevations, while responding to wildfire and other life threatening emergencies on site.

The Projects’ failure to propose feasible alternatives further highlight the fact that there is no feasible mitigation without rendering the development unaffordable to low- and moderate-income households. As set forth above, the Applicant has been involved in several rounds of plan check review and AMMR request review with SCCFD but has only proposed modifications to portions of building features as indirect attempts to address the excessive distance issue. SCCFD has determined these indirect measures are inadequate and do not satisfactorily mitigate or avoid the specific Project public safety impact. The Applicant did not propose any alternatives involving

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
revising the actual building footprint or building design to provide more space on the parcel to accommodate the proposed fire access road. Based on the affordability analysis performed by the Town’s Building Official, in order for the Projects to maintain affordability under Section 65589.5(d), it appears the most feasible approach is for the Projects to remove a combination of market-rate and below-market rate (BMR) units for low-income. Based on a combination of estimated construction costs, land costs, and unit income projection, however, it is most likely that the reduction of the units reduces the ability of the Projects’ market-rate units to generate sufficient income to support BMR units and the Projects as a whole, and thus results in increase in rent for BMR units or the loss thereof, rendering the Projects unaffordable to lower and moderate income.

Notably, this conclusion is further supported by and consistent with the Applicant’s proposal to increase the number of market rate units and reducing the number of affordable units through the Projects revisions in April and July 2023, and his unwillingness to propose such a design change, despite the Section 503.1.1 compliance issue was first questioned by SCCFD on April 5, 2023, approximately two months after the Projects’ submittal, and then raised again soon thereafter on August 14, 2023, providing ample opportunities for the Applicant to propose such re-design options to accommodate sufficient fire access road distance.

Therefore, based on the record before the City Council, a preponderance of the evidence shows that the Projects as proposed would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households, pursuant to Government Code section 65589.5(d)(2).

Finding No. 2: The denial of the housing development project or imposition of conditions is required in order to comply with specific state or federal law, and there is no feasible method to comply without rendering the development unaffordable to low- and moderate-income households or rendering the development of the emergency shelter financially infeasible. (Gov.

Code Section 65589.5(d)(3).)
As described in the finding above, the BR Projects are not consistent with the California Fire Code and there is no feasible method to comply with that statute as evidenced by SCCFD’s denial of the AMMR requests. Additionally, the Projects’ non-compliance with the Fire Code also renders it to be non-compliant with the Building Code. The alternative means and methods required by the Fire Department, for instance, where it references Building Code standards, must also be reviewed and approved by the Town’s Building Official pursuant to Building Code section 104.11. The Applicant has not submitted such requests for the Town’s review and the record does not support the Building Official approving an AMMR request based on the determination by the Fire Department.

Finding No. 3: On the date an application for the housing development project or emergency shelter was deemed complete, the jurisdiction did not have an adopted revised housing element that was in substantial compliance with this article and the housing development project is not a builder’s remedy project. (Gov. Code Section 65589.5(d)(6).)

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
Under the recently effective Government Code section 65585.03, a housing element is considered to be in substantial compliance when the city adopts that housing element, and the element is either certified by the state Housing and Community Development Department (HCD) or by a court of competent jurisdiction. As relevant here, HCD certified the Town’s Housing Element on May 30, 2023, while the BR Project applications were filed on February 1, 2023. As such, this Finding No. 3 would apply if the BR Projects do not qualify as a “Builder’s Remedy” project defined by statute.

Under Government Code section 65589.5(h)(11), as amended as of September 19, 2024 and as effective as of January 1, 2025, a housing development would qualify as a “Builders’ Remedy” project if it meets the following criteria, among other things:

A. The project is a housing development project that provides housing for very low, low, or moderate-income households.

B. On or after the date an application for the housing development project or emergency shelter was deemed complete, the jurisdiction did not have a housing element that was in substantial compliance with this article.

C. The project has a density such that the number of units, as calculated before the application of a density bonus pursuant to Section 65915, complies with all of the following conditions:
1) The density does not exceed the greatest of the following densities:
i. Fifty percent greater than the minimum density deemed appropriate to accommodate housing for that jurisdiction as specified in subparagraph (B) of paragraph (3) of subdivision (c) of Section 65583.2.
ii. Three times the density allowed by the general plan, zoning ordinance, or state law, whichever is greater.
iii. The density that is consistent with the density specified in the housing element.

In reviewing the foregoing, these BR Projects do not meet Items (C)(1)(i)-(iii) because its density exceeds the minimum prescribed by statute. Under (i) the density applicable to Los Altos Hills under Section 65583.2(c)(3)(B) is 20 dwelling units per acre as the Town is a “suburban jurisdiction” defined by the housing element statute and based on the Census Bureau data. Under (ii), the density currently allowed under the Town’s General Plan and Zoning (which contains only the R-A district designation) is one unit per acre. Finally, under (iii), as the 10728 and 10758 Mora Drive parcels are not listed in the Housing Element site inventory for 2023-2031, the 1 du/ac standard under the Town’s General Plan and zoning continues to apply. The BR Projects propose 55 and 57 units respectively, which equates to a density of 143.6 du/ac. This density far exceeds the statutory thresholds as listed above since it would well exceed fifty percent of 20 du/ac alone.

Consequently, the BR Projects do not qualify as “Builder’s Remedy Projects” under Government Code section 65589.5(d)(6) and are subject to denial.

Attachment 1 and 2 are Resolutions making the foregoing findings in further detail for 10728 and 10758 Mora Drive BR Projects respectively. In order to deny the BR Projects, the City Council must adopt those resolutions to make the written findings contained therein based on the entirety of the record.

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Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
California Environmental Quality Act (CEQA)
Per CEQA Guidelines Section 15270, CEQA does not apply to projects which a public agency rejects or disapproves. Thus, no environmental review is required for this recommended Council action. If the BR Projects were to move forward for further Town review, CEQA analysis would be required pursuant to Government Code section 65589.5(e). In that situation, given the size and scale of the project proposals it is likely that a Mitigated Negative Declaration or an Environmental Impact Report would be required to be prepared.

NOTICING/PUBLIC OUTREACH
The public was advised of this Public Hearing in the following ways:
• Mailing to the Applicant and to property owners within a 500-foot radius of each property based on the most current information from the County Assessor’s Office property tax roll – January 19, 2025
• Posted at the project sites – January 19, 2025
• Public Posting Places – January 19, 2025
o Town Hall
o Public Noticing Board on Christopher’s Lane
o Public Noticing Board on Summerhill Avenue
• Town Website: www.losaltoshills.ca.gov – January 24, 2025 (publication of agenda materials)
In addition, the Applicant was advised of the potential hearing during an in-person meeting with the Town on January 17, 2025.

To date, staff has not received public comment regarding the proposed project. Public comment received after publication of the staff report but before the January 30, 2025, City Council meeting will be forwarded to the Council.

CONCLUSION
Staff recommends that the City Council hold a public hearing to receive comments, and adopt resolutions (Attachment 1 and 2) making findings pursuant to Government Code section 65589.5(d) to deny senior residential development projects of 55 and 57 units located at 10728 and 10758 Mora Drive, respectively (Nos. CDP23-0001 and 0002).

ATTACHMENTS

1. Resolution Making Findings of Denial for 10728 Mora

2. Resolution Making Findings of Denial for 10758 Mora

3. 10728 and 10758 Mora Drive - Builder’s Remedy Project Application

4. Town Community Development Project Comment Letters

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City Council Page 25
Adoption of Findings for Denial Regarding 10728 and 10758 Mora Drive January 30, 2025
a. 10728 Mora Drive dated March 3, 2023; May 11, 2023; August 2, 2023; August 31, 2023; September 28, 2023; December 21, 2023
b. 10758 Mora Drive dated March 3, 2023; May 11, 2023; August 2, 2023; August 31, 2023; September 28, 2023; December 21, 2023

5. Santa Clara County Fire Department Project Comment Letters a. 10728 Mora Drive dated April 5, 2023; April 25, 2023; August 14, 2023; September 27, 2023; January 31, 2024
b. 10758 Mora Drive dated April 5, 2023; April 25, 2023; August 14, 2023; September 27, 2023; January 31, 2024

6. Santa Clara County Fire Department AMMR Comment Letters a. 10728 Mora Drive AMMR Application dated March 20, 2024; Comment letter dated April 23, 2024
b. 10758 Mora Drive AMMR Application dated October 8, 2024; Comment letter dated November 20, 2024

7. Affordability Analysis

8. 10728 Mora Project Plans – City Council only
a. AMMR partial plan modifications shown

9. 10758 Mora Project Plans – City Council only

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Resolution ___ Page 1
RESOLUTION NO. _________

A RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS

ALTOS HILLS MAKING FINDINGS OF DENIAL PURSUANT TO
CALIFORNIA GOVERNMENT CODE SECTION 65589.5(d) AND

DENYING A SENIOR RESIDENTIAL DEVELOPMENT PROJECT
CONSISTING OF 55 SENIOR RESIDENTIAL UNITS (CDP23-0001)
LOCATED AT 10728 MORA DRIVE, LOS ALTOS HILLS
WHEREAS, on February 1, 2023, the Town of Los Altos Hills (“Town”) received a preliminary application pursuant to Government Code section 65941.1 and a formal application from Forrest Linebarger (“Applicant”) for a senior residential development project titled “Silver Oaks Senior Community” consisting of 44 units with 11 units reserved for low-income households (Application No. CDP23-0001) at 10728 Mora Drive (“Project”); and WHEREAS, on February 1, 2023, the Town also received a preliminary application and a formal application for a nearly identical senior residential development project also titled “Silver Oaks Senior Community” consisting of 44 units with 11 units reserved for low-income households (Application No. CDP23-0002) at 10758 Mora Drive which is separated by one parcel from the Project site; and
WHEREAS, on April 11, 2023, the Applicant submitted a revised preliminary application and formal application to add 10 additional market- rate units, for a total of 55 units where 44 units would be market-rate, and 11 units would be reserved for low-income households; and WHEREAS, on April 11, 2023 and July 3, 2023, the Applicant also revised the preliminary application and formal application, and the project plans, respectively, for the 10758 Mora Drive property to ultimately add 13 additional market-rate units, for a total of 57 units where 45 units would be market-rate, and 12 units would be reserved for low-income households; and WHEREAS, the Project is filed under Government Code section 65589.5(d), commonly referred to as the “Builder’s Remedy”, which in summary provides that a local government may not deny a qualifying affordable housing project for very low, low- or moderate-income households unless the local government makes certain written statutory findings; and WHEREAS, in particular, under Section 65589.5(d)(2), a local government may deny said affordable housing development project if it finds, based on a preponderance of the evidence in the record, that the proposed housing development project would have a “specific, adverse impact upon the public health or safety” as defined by statute, and that “there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households”; and WHEREAS, likewise, under Section 65589.5(d)(3), a local government may deny said affordable housing development project if it finds, based on based on a preponderance of the evidence in the record, that the denial of project is required “in order to comply with specific state or federal law, and there is no feasible method to comply without rendering the development unaffordable to low- and moderate-income households”; and ITEM 9A ATTACHMENT 1

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WHEREAS, similarly, under Section 65589.5(d)(6) (as added by Assembly Bill 1893 on September 19, 2024 and effective as of January 1, 2025), a local government may deny said affordable housing development project if it finds, based on based on a preponderance of the evidence in the record, that on the date a preliminary application was submitted, the local government did not have an adopted revised housing element that was in substantial compliance with state housing element law and the housing development project is not a “builder’s remedy project” defined by Section 65589.5(h)(11); and
WHEREAS, in recent years, the state of California has experienced several serious wildfire and structural fire catastrophes, including but not limited to the Camp Fire in Northern California's Butte County in 2018 and the most recent destructive Pacific Palisades and Eaton fires in Southern California. Los Altos Hills has historically been an area with high exposure to wildfire hazards and faces challenges of community evacuations during times of natural catastrophes; and WHEREAS, the Project site is a 0.374 acre parcel of a narrow shape with steep topography. The lot is 68 feet wide at the front property line which narrows to 59 feet at the rear (with average width of 63.5 feet) and 260.52 feet deep with an average slope of 20.44 percent. It is surrounded by single-family residential homes in a heavily vegetated hillside area of Los Altos Hills. The parcels next to the Project on either side at 10730 Mora Drive and the vacant lot (Parcel No. 331-150-21) are both larger parcels with dense vegetation and 10730 Mora Drive is improved with a single family dwelling and related structures currently occupied by residents. All of the neighboring parcels contain dense trees and shrubs where the homes are situated among such vegetation and screened from the roadway. The City Council staff report and related attachments provide additional description regarding the Project site location and its topographical, geographical and locational challenges, including but not limited to situating next to dense vegetation and grassy open space and having limited developable area on the parcel due to its steep average slope and narrow parcel width; and
WHEREAS, based on the submitted plans and project description, the Project proposes to construct a “senior living community” providing housing for people of retirement age and proposes to map the units as condominiums. Additionally, the Project proposes to include residential assisted living, a nursing station, and entertainment facilities (including exercise, laundry, TV, dining, music room, and related facilities) as accessory uses. The Project’s 55 units are proposed to be located on various levels of a building that is five stories above grade at the front of the building closest to Mora Drive and 9 stories in the rear, with proposed parking space of 32 spaces (approximately 0.58 spaces per unit). The proposed building would contain basement and podium 1 (i.e. garage) areas of 1,547 and 2,438 square feet, podium 2 area of 11,044 square feet and a roof area of 3,698 square feet. The total floor area is 67,840 square feet, split between the purposed podium construction with a total floor of 15,029 square feet distributed between lower three stories and the wood framed construction with a total floor of 52,811 square feet distributed between the upper six stories. The living area square footage on each floor are between 5,215 square feet and 11,060 square feet. The proposed building is a mix of vehicular storage, residential units, utility spaces and recreation spaces, with 46,427 square feet of living area. The Project proposes to situate the residential “apartment” building and related facility all the way throughout the Project parcel and with certain patio and hardscape located at the rear side, leaving between 16‘ 8” and 20’5 “ feet of setback from the rear property line; and
WHEREAS, the Town received, reviewed and processed the Project application in accordance with Government Code sections 65941.1, 65943, and 65589.5, by timely reviewing ITEM 9A ATTACHMENT 1

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and providing comments on the completeness of the application within a 30-day period from each submittal, timely routing and transmitting comments from third-party review agencies including the Santa Clara County Fire Department, and timely providing comments on the Project’s consistency with applicable objective standards and regulations in accordance with Section 65589.5 and within 30 days from the Project application being determined complete; and WHEREAS, the Project as proposed is inconsistent with a number of objective development standards and regulations under the Town’s General Plan and Zoning Code, including but not limited to: minimum lot size, residential density, building height, and setbacks; in particular, the Project is inconsistent with the R-A zoning designation under Zoning and the General Plan where the residential density is 1 dwelling unit per acre and the minimum lot size is 1 acre. In contrast, the Project is proposing 55 units on one lot, which is higher than any development project that has ever been proposed in Los Altos Hills, and in conjunction with the adjacent project on 10758 Mora Drive, the projects would result in 112 units on two lots less than one acre combined; and
WHEREAS, as a part of the Town’s standard development application review procedures, the Project plans were routed by the Town’s Community Development Department to the Santa Clara County Fire Department (“SCCFD”) for Fire Code plan-check review. SCCFD provides plan check review for the Town regarding California Fire Code compliance, including local amendments adopted by the Town during the triennial building standards code update process; and WHEREAS, the purpose of SCCFD fire plan check review at planning entitlement stage is to identify significant issues to the project applications which may require significant design or structural changes, so that the applicant has an opportunity to address potential significant issues at an early stage; and
WHEREAS, in reviewing the Project against the current 2022 California Fire Code applicable to the Project, SCCFD identified, among other issues, that the Project is inconsistent with Section 503.1.1 of the Fire Code by failure to provide the required distance between the proposed building and fire apparatus access road at the Project site. Specifically, while Section 503.1.1 requires the fire apparatus access road to be within 150 feet from the building exterior, the Project proposes to increase such distance to 300 feet from the building which is twice the required distance; and
WHEREAS, SCCFD timely provided comments to the Applicant communicating the Section 503.1.1 inconsistency on April 5 and 25, 2023; August 14, 2023; September 27, 2023; and January 31, 2024. When the inconsistency remains unaddressed, SCCFD advised the Applicant to either revise design or submit an Alternate Means and Methods Request (“AMMR”) to demonstrate how the excessive distance would be mitigated; and WHEREAS, it should be noted that SCCFD identified the same Section 503.1.1 inconsistency for the project proposed at 10758 Mora Drive and requested the same re-design or AMMR submittal; and
WHEREAS, the Applicant submitted an AMMR for the Project on March 20, 2024; that AMMR proposed to provide an additional standpipe at rear exit stair, include certain Type 1A construction with 3-hour fire resistance rating at the garage level, provide sprinkler water curtain protection for certain building openings, and widen certain building exit points. SCCFD did not ITEM 9A ATTACHMENT 1

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approve these mitigation alternatives to grant an exception or waive the Section 503.1.1 distance requirement because they do not demonstrate how the excessive distance would be mitigated.

SCCFD requested additional explanations from the Applicant, which based on the record below has not been provided as of the adoption of this Resolution; and WHEREAS, the Applicant then submitted an AMMR for the 10758 Mora Drive parcel on October 8, 2024, proposing measures similar to those submitted for the Project in March 2024.

Specifically, the October 8, 2024 AMMR proposed to provide a sprinkler system; upgrade the fire resistance level for a portion of the proposed building exterior wall; remove some of the glass windows or increase their fire ratings for sides of the building; add standpipe outlet for water hoses at certain building exterior walls, and to separate entry and exit pathways for residents and firefighters by reserving the north and south sides respectively for each; and WHEREAS, SCCFD denied the AMMR on November 20, 2024, because they do not mitigate the excessive distance deficiency under Section 503.1.1 and do not provide equivalent safety and effectiveness protections. As set forth in the record below and in Exhibit A to this Resolution, mitigating measures alleged by the Applicant as feasible alternatives are either already required by the Fire Code elsewhere or being proposed as a “partial” response to upgrade some parts of the building but not others. None of the measures specifically addresses the excessive distance being proposed by the Project due to the location of the fire apparatus access road; and WHEREAS, subsequent to the SCCFD November 20, 2024 AMMR Denial, the Applicant has not proposed additional alternatives for the Project or for 10758 Mora Drive, which have nearly identical parcels and development proposals; and
WHEREAS, Government Code section 65589.5 (e) requires the Town to comply with the California Environmental Quality Act (CEQA) in reviewing a housing development project including any “Builder’s Remedy” projects, and does not relieve the Town from its obligations to make required findings under CEQA before approving or undertaking a project; and WHEREAS, the Town previously determined that, pursuant to Public Resources Code section 21080.1 and CEQA Guidelines Section 15060, the proposed Project development qualifies as a “project” for purposes of CEQA and may have a significant effect on the environment; consequently, either a mitigated negative declaration or an environmental impact report would be required if the Town were to further process the Project; and WHEREAS, pursuant to CEQA Guidelines Section 15270, CEQA does not apply to projects which a public agency rejects or disapproves; and WHEREAS, the City Council held a duly noticed public hearing to consider the Project, provide the Applicant with due process and an opportunity to be heard, and considered all written documentation and public comments, pursuant to Government Code section 65589.5(d); and WHEREAS, there are no specific public hearing notice requirements under Government Code section 65589.5 or subdivision (d) for making findings of denial with regards to the Project.

However, notice of the City Council January 30, 2025 public hearing was published on January 19, 2025 via posting at the Project site; posting at Town Hall; and posting at the Public Hearing Notice Board located on Christopher’s Lane and Summerhill Avenue, Los Altos Hills. The public hearing notice was delivered by mail on January 19, 2025 to the Applicant and to property owners ITEM 9A ATTACHMENT 1

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within a 500-foot radius of the Project site based on the most current information from the County Assessor’s Office property tax roll. The Applicant was also notified of the potential hearing during a meeting with the Town on January 17, 2025; and
WHEREAS, the City Council is not considering a conditional use permit, conditional development permit, site development permit, or other planning entitlements, but rather is making requisite state law findings of denial on behalf of the Town for the denial of the Project as a “Builder’s Remedy” application.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the Town of Los Altos Hills hereby makes the findings in Exhibit “A” attached hereto and incorporated herein by reference, and hereby DENIES the proposed development at 10728 Mora Drive (No. CDP23-0001) pursuant to Government Code section 65589.5(d).

The above and foregoing Resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a special meeting held on the ___ day of January, 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY: _______________________________
Kavita Tankha, Mayor
ATTEST:
______________________________
Arika Birdsong-Miller, City Clerk
ITEM 9A ATTACHMENT 1

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EXHIBIT A

FINDINGS OF DENIAL
REGARDING A RESIDENTIAL DEVELOPMENT PROJECT CONSISTING OF 55 SENIOR RESIDENTIAL UNITS LOCATED AT 10728 MORA DRIVE, LOS ALTOS HILLS
Based on the entirety of the record before it, which includes, without limitation: the California Environmental Quality Act, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq. (collectively, “CEQA”); the California Fire Code; the California Building Standards Code; the California Housing Accountability Act (Government Code section 65589.5); the California Housing Element Law (Government Code section 65580 et seq.); the California Permit Streamlining Act (Government Code section 65920 et seq.); the Los Altos Hills General Plan; the Los Altos Hills 2023-2031 Housing Element; the Los Altos Hills Municipal Code; the Project application materials that includes: all site plans; all Town plan check, and zoning consistency comment letters and applicant responses thereto; all Santa Clara County Fire Department plan check reviews comment letters and comment letters and decisions regarding the Project and the applicant’s Alternative Means and Methods (AMMR) requests; all reports, minutes, public testimony submitted as a part of the City Council’s duly noticed January 30, 2025 public hearing; and any and all other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the Town of Los Altos Hills hereby finds as follows:

I. General Findings

1. The foregoing recitals are true and correct and made a part of this Resolution.

2. The documents and other material constituting the record for these proceedings are located at the Community Development Department for the Town of Los Altos Hills, 26379 Fremont Road, Los Altos Hills, CA 94022, and in the custody of the Community Development Director.

3. Pursuant to CEQA Guidelines Section 15270, CEQA does not apply to projects which a public agency rejects or disapproves. The City Council hereby finds that no environmental review or action is required for the making of these findings to deny the proposed senior residential development project.

4. The City Council conducted a duly noticed public hearing on January 30, 2025 to make findings for this Project pursuant to Gov. Code section 65589.5. There are no specific public hearing notice requirements under that statute for making findings of denial. As the City Council is not considering a conditional use permit, conditional development permit, site development permit, or other planning entitlements, but rather is making requisite state law findings of denial on behalf of the Town, there are no applicable public hearing requirements under state law or local ordinance which would apply. However, the notice of the City Council January 30, 2025 public hearing was published on January 19, 2025 via posting at the Project site; posting at Town Hall, at the Public Hearing Notice Board located on Christopher’s Lane and Summerhill Avenue, Los Altos Hills; and posting on the Town’s website. The public hearing notice was delivered by mail on January 19, 2025 to the Applicant and to property owners within a 500-foot radius of the Project site based on the most current information from the County Assessor’s Office property tax roll. The ITEM 9A ATTACHMENT 1

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Applicant was also notified of the potential hearing during a meeting with the Town on January 17, 2025.

The City Council hereby finds that such noticing fulfils the requirements that otherwise applies to a site development permit or other planning discretionary entitlements (including but not limited to variances and appeals) under Los Altos Hills Municipal Code Title 10, Chapters 1 and 2, and also is consistent with the requirements under Government Code sections 65905 and 65091 that otherwise apply to applications on conditional use permits, variances, or equivalent development permit or the proposed revocation or modification thereof, or the appeal therefrom. On those bases, the City Council finds that the public hearing was duly and appropriately noticed, and that the public hearing afforded Applicant with due process as well as provided adequate and meaningful opportunity for the Applicant, all interested parties, and members of the public to respond to and participate in the hearing process.

II. Government Code Section 65589.5(d) Findings
On February 1, 2023, Forrest Linebarger (“Applicant”) filed a preliminary application pursuant to Government Code section 65941.1 and a formal development application to the Town for the Project (No. CDP23-0001) for the construction of 44 senior residential units with 11 units reserved for low-income households, which constitutes 25 percent affordability. On the same date, the Town also received a preliminary application and formal development application for a substantially similar senior residential development project located at 10758 Mora Drive, which is separated by one parcel from the Project site. Both projects were submitted pursuant to Government Code section 65589.5(d), commonly referred to as the “Builder’s Remedy”.

On April 11, 2023, the Project application was revised from 44 units to 55 units with 11 units reserved for low-income households, which represents a 20 percent affordability. The change proposed by the revised application exceeded 20 percent of the residential units proposed under the initial preliminary application submittal and reduced the percentage of affordable units initially provided. The Applicant also revised the 10758 Mora Drive project residential units by over 20 percent to be 57 units, while reducing its affordability to 21 percent with 12 low-income units.

Both projects remain substantially similar in their proposed use, density, site plans/layout and development characteristics/proposals.

Government Code Section 65589.5(d)1
provides, in relevant part:
“For a housing development project for very low, low-, or moderate-income households. . . a local agency shall not disapprove the housing development project. 1 The City Council notes that Section 65589.5, including its “Builder’s Remedy” provisions under subdivision (d), was amended by Assembly Bill 1893 (2024) (AB 1893). One provision under AB 1893 allows a housing development project applicant who has submitted a preliminary application before January 1, 2025 to choose to be subject to the provisions of Section 65589.5 in effect on the date of that submittal, or to the statute applicable as of January 1, 2025 if the project meets the definition of a “builder’s remedy project” defined by AB 1893. As the Project Applicant has not otherwise made any resubmittals to the Town as of December 21, 2023 (when Town last issued a comment letter), and has not otherwise made any election as to the applicability of Section 65589.5 described above, this set of findings reviews the Project against Section 65589.5 both as it was in effect in 2024 (which covers the time that the Applicant submitted a preliminary application on February 1, 2023 and its subsequent revision on April 11, 2023), and as it is in effect on January 1, 2025. As further explained in this document, the record contains a preponderance of the evidence to support denial findings under both version of Section 65589.5.

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. . or condition approval in a manner that renders the housing development project. . . infeasible, including through the use of design review standards, unless it makes written findings, based upon a preponderance of the evidence in the record” as to one of six statutory findings. (emphasis added).

As set forth below, the City Council hereby makes the following findings pursuant to Section 65589.5(d), subdivisions (2), (3), and (6), for the denial of the proposed Project.

Finding #1: Section 65589.5(d)(2)- Specific, Adverse Impact The finding set forth under Section 65589.5(d)(2) provides:

The housing development project or emergency shelter as proposed would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households or rendering the development of the emergency shelter financially infeasible. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. The following shall not constitute a specific, adverse impact upon the public health or safety:

A. Inconsistency with the zoning ordinance or general plan land use designation.

B. The eligibility to claim a welfare exemption under subdivision (g) of Section 214 of the Revenue and Taxation Code.

A. The Project as proposed would have a specific, adverse impact upon the public health or safety.

Background- Site Characteristics
The Project site is a 0.374 acre parcel of a narrow shape and steep topography. The lot is 68 feet wide at the front property line which narrows to 59 feet at the rear (with average width of 63.5 feet) and 260.5 feet deep with an average slope of 20.44 percent. It is surrounded by single-family residential homes in a heavily vegetated hillside area of Los Altos Hills. The parcel next to the Project at 10730 Mora Drive is a larger parcel improved with a single family dwelling and related structures currently occupied by residents. All of the adjacent and neighboring parcels contain dense trees and shrubs where the homes are situated among such vegetation and screened from the roadway.

The Project site is only accessible from Mora Drive, a public roadway fronting the parcel. Mora Drive has an approximate paved width of 25 feet in a 50-foot public right of way and does not contain sidewalks. Mora Drive also serves as the only public access road for at least seven other properties on the same side of the Project site, namely: 10710 Mora Drive, 10679 Mora Drive, 10696 Mora Drive, 10702 Mora Drive, 10724 Mora Drive, 10716 Mora Drive, and 10700 Mora Drive, all of which utilize a private driveway to connect to Mora Drive. There are at least five other lots on the opposite side facing the Project site that utilize the same segment of Mora Drive as the only access road. Additionally, the Project site is in close proximity to the Rancho San ITEM 9A ATTACHMENT 1

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Antonio Open Space Preserve and the Mora Trail. Both open space areas contain vast areas of dry grass, shrubs and trees. The roadway serving the site twists and turns through steep elevation changes as it connects to the Project site. The record below contains observations that due to Mora Drive’s configuration, fire responses apparatus was seen cross into oncoming traffic to navigate the roadway with its smallest engine which would not be of a size sufficient to address a structure fire due to its purposed configuration.

The Town’s Municipal Code offers an illustration as to the sloped nature and limited development characteristic of this parcel. Under the Municipal Code, a Lot Unit Factor (LUF) is calculated for each parcel in Los Altos Hills by dividing the net lot area of the subject property by the minimum average lot size that would be required for a parcel of average slope equal to that of the subject property. This value is used in determining the allowable development and floor areas. Because of their geographical characteristics, substandard lots with a lower LUF would result in a smaller buildable area comparing to standard lots with a LUF of over 0.5. A LUF of 0.5 or less indicates that the property is a substandard lot with steeper than average slope and limited development area.

The further the LUF is reduced from 0.5 means that the parcel slopes steeper and the development area is smaller. As an illustration here using the LUF calculations, the Project site would only have a LUF of approximately 0.29 due to its narrow width and steep average slope of approximately 20 percent. The resulting development area is 3,226 square feet and floor area of 1,594 square feet.

Project Fire Code Compliance Review by the County Fire Department As a part of the Town’s standard development application review procedures, the Project plans were routed by the Town Community Development Department to the Santa Clara County Fire Department (“SCCFD”) for Fire Code plan-check review. SCCFD provides plan check review for the Town regarding California Fire Code compliance, including local amendments adopted by the Town during the triennial building standards code update process. It should be noted that SCCFD’s review for the purpose is a planning-entitlement plan check review and does not relieve the Project from undergoing further Fire Code and related requirements review based on the code in effect at the building permit application stage.2

The purpose of fire plan check review at planning entitlement stage is to identify significant issues to the project applications which may require significant design or structural changes, so that the applicant has an opportunity to address potential significant issues at an early stage. At this 2 Notwithstanding this clarification, these findings note that the Project, like other development projects processed by the Town, would be required to comply with the California Building Standards Code most recently in effect at the time it submits a building permit for review. The Applicant has argued in previous correspondences to the Town and SCCFD that the state Permit Streamlining Act and a preliminary application under Government Code section 65941.1 would allow the Project to “vest” building and fire code standards as of the February 2023 initial Project submittal date. This claim is incorrect; based on Government Code section 65589.5(f)(9), the Housing Accountability Act and related preliminary application provisions do not affect the obligation of a housing developer to comply with minimum building standards approved by the California Building Standards Commission. The Fire Code, like other building standards codes, are a part of Title 24 of the California Code of Regulations adopted by the Commission, and independently apply to housing developments including Project outside the “planning entitlements” phase which is the current stage that the Project is in. This reasoning is also supported by the fact that the Legislature has adopted Government Code section 65913.3, a separate statute governing “post-entitlement” permits that are separate from planning entitlement approvals. Consequently, although not directly an issue relating to the review of this Project at the planning entitlement stage, the City Council finds that the Project would have been required to comply with the California Building Standards Code most recently in effect at the time had it submitted a building permit for review and that review based on the 2022 California Fire Code is appropriate and required.

ITEM 9A ATTACHMENT 1

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planning review stage, the Project was reviewed against the 2022 California Fire Code, which is a part of the most recent triennial state building code update; it was published July 1, 2022 and became effective on January 1, 2023. For the purposes of planning entitlement plan check review, such code was in existence at the time the Project filed a preliminary application and at the time of its subsequent revision and is the currently applicable law.

Pursuant to its review of the Project plans, and among other issues, SCCFD identified a Project inconsistency with the California Fire Code to provide an approved fire apparatus access road for meeting the Code’s distance requirement. Specifically, Fire Code section 503.1.1, with limited local amendments under Los Altos Hills Municipal Code Title 8, Chapter 1.8, requires the following:
503.1.1 Buildings and Facilities.

Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements for this section and shall extend to within 150 feet (45,720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.

Exceptions:

2. When there are not more than two Group R-3 or accessory Group U occupancies, the dimension may be increased to a maximum of 200 feet.

3. When apparatus roads cannot be installed because of topography, waterways, nonnegotiable grades or other similar conditions, an approved alternative means of fire protection shall be provided. (emphasis added.)
It should be noted that the local amendments introduced by Los Altos Hills3 only affect the
“Exceptions” portion of Section 503.1.1 identified above and only makes changes regarding situations involving Group R-3 or U occupancies (i.e. buildings with two or less dwelling units and utilities/accessory buildings). The 150-foot distance requirement remains a provision of the state Fire Code and is unchanged.

County Fire Department Determination of Project Non-Compliance Pursuant to SCCFD review, the Project does not comply with Section 503.1.1 of the Fire Code.

SCCFD determinations and bases are set forth in further detail as follows, with information retrieved from staff report attachments accompanying this resolution and a part of the record before 3 It is further noted that local amendments introduced by the Town were based on reasonably necessary changes due to local climatic, topographic, and geologic conditions, and were made pursuant to Health and Safety Code sections 18941.5 and 17958 accompanied by requisite findings made by City Council under state law.

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the City Council. The City Council adopts these determinations and bases for the purposes of making its findings. All references to Section 503.1.1 below are to the Fire Code. • SCCFD April 5, 2023 Plan Review Comments (No. 23-1044): This letter reviews the Project’s initial 44-unit proposal. It directs the Applicant to demonstrate how the Project will meet the 150 feet distance requirement under Section 503.1.1 and specifies that all portions of the building shall be within 150 feet of fire department access. • SCCFD April 25, 2023 Plan Review Comments (No. 23-1486): This letter reviews the Project’s initial 44-unit proposal. It directs the Applicant to demonstrate how the Project will meet the 150 feet distance requirement under Section 503.1.1. • SCCFD August 14, 2023 Plan Review Comments (No. 23-2718): This letter reviews the Project’s revised 55-unit proposal. It specifies that Project does not meet the 150 feet distance requirement in Section 503.1.1 and that the Applicant requests an approval of up to 300 feet travel. The letter notes that fire personnel would have to travel 35 to 42 foot elevation change to the furthest portions of the proposed residential building, and that the access to the back of the building cannot accommodate both firefighters accessing and residents evacuating at the same time. The comment letter requests revisions to width of the path of travel and mitigation measures to address the requested 300 feet travel distance. • SCCFD September 27, 2023 Plan Review Comments (No. 23-3522): This letter reviews the Project’s revised 55-unit proposal. It continues to affirm the comments provided in the August 14, 2023 letter, and notes that firefighters would need to navigate a 35 to 42 foot elevation change to access the furthest portions of the proposed residential building, which is not conducive to efficiently deploying firefighting resources. The letter continues to request design revisions or mitigation measures to address this code inconsistency as identified above.
• SCCFD January 31, 2024 Plan Review Comments (No. 23-4780): This letter reviews the Project’s revised 55-unit proposal. It specifies that the Project continues to be inconsistent with Section 503.1.1’s 150 feet distance requirement and does not approve the requested 300 feet exception. It specifies that firefighters cannot access the furthest portions of the building due to “total travel distance, 34 to 37 foot elevation change, exposure to building interior from unrated openings, narrow path of travel, and close proximity to adjacent parcels.” The comment letter directs the Applicant to revise building design or to propose mitigating measures through an “Alternate Means and Methods Request” to mitigate excessive distance.

The City Council notes that SCCFD in the foregoing review also determined that the neighboring senior residential development project at 10758 Mora Drive, which is located one parcel away from this Project and with nearly identical development proposals and unit count, is inconsistent with Section 503.1.1 for the same reasons.

Applicant Request for Alternative Measures and Denial by County Fire Department On March 20, 2024, the Applicant submitted an Alternate Means and Methods Request (“AMMR”) for the Project. On October 8, 2024, the Applicant submitted an AMMR for the neighboring residential project at 10758 Mora Drive. The March 4 AMMR proposes certain mitigation measures to “increase safety along access paths” and to “mitigate excessive distance” with regards to Fire Code Section 503.1.1.

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As discussed in further detail in the next subsection, the October 8 AMMR for 10758 Mora Drive proposes to provide a sprinkler system; upgrade the fire resistance level for a portion of the proposed building exterior wall; remove some of the glass windows or increase their fire ratings for sides of the building; add standpipe outlet for water hoses at certain building exterior walls, and to separate entry and exit pathways for residents and firefighters by reserving the north and south sides respectively for each. Ultimately, as specified below, all of these measures were denied as feasible mitigation measures by SCCFD because they do not mitigate the excessive distance deficiency under Section 503.1.1 and do not provide equivalent safety and effectiveness protections. The October 8 AMMR provides helpful insight for reviewing feasible alternatives at 10728 Mora Drive because of the sites’ and projects’ substantial similarities. The following summarizes the AMMR review.
• SCCFD April 23, 2024 Plan Review Comments (Plan Check No. 24-1147): This comment letter disapproves the AMMR and requests additional information and revisions.

Specifically, the comment letter responds to the proposed alternate measures as follows:
o Providing an additional standpipe at rear exit stair: clarify how this constitutes a mitigation measure as it appears to be a requirement for all interior exit stairways.
o Type 1A construction with 3-hour fire resistance rating: clarify how this constitutes a mitigation measure as Type 1A is already required by code at the podium and construction below.
o Openings protected by approved sprinkler water curtain: clarify how this constitutes a mitigation measure as such protection is already required by code for all openings with Type 1A construction.
o Widened exit discharge and entire path around building to 4 feet wide:
clarify how this constitutes a mitigation measure as occupancy load already requires 44-inch clearance for all discharge corridors. Also clarify how this provides simultaneous exiting for non-fire personnel and access for fire department personnel.
o Windows to be removed: clarify how this constitutes a mitigation measure and explain how firefighters are protected from such unprotected openings over their head.

The record demonstrates that the Applicant did not submit the requested information after SCCFD issued the April 23 letter. On October 8, 2024, the Applicant submitted an AMMR for the 10758 Mora Drive project. That AMMR proposes similar measures as the request submitted for the Project. Due to the similarities in both 10728 and 10758 Mora Drive projects including but not limited to size and constraints of the underlying parcels, development proposals, proposed uses, site layout, and density, the 10758 AMMR and the SCCFD response are helpful and persuasive in determining that the Project creates a specific, adverse impact and fails to provide mitigation without rendering the Project unaffordable to lower and moderate income households.

The SCCFD response to the 10758 Mora Drive AMMR is summarized below. • 10758 Mora Drive- SCCFD November 20, 2024 Letter (Plan Check No. 24-4312): this letter formally denies the AMMR for the Project because the proposed mitigations measures do not sufficiently address the safety issue including firefighter access and evacuation safety created by the noncompliance with Section 503.1.1 for the reasons summarized as follows:

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o Providing automatic sprinklers: this proposed measure is already required by the Fire Code and cannot be used to replace or supplement an existing deficiency.
o Upgrade fire resistance walls: the proposed upgrade only addresses a portion of the building and not others. It also fails to address the deficiency that there is insufficient length for a fire hose to reach the building and still exposes firefighters to fire during the path of travel. o Increase fire window rating and removing glass: Similarly, this proposed AMMR measure is already a requirement under the Fire Code and cannot be used to address an existing deficiency. This proposal also does not address all windows and leaves some residential unit windows not being fire rated. o Providing separate pathways for residents exiting and firefighters entering:

Like the proposal above, this proposed measure still leaves certain parts of the path of travel to be shared by firefighters and residents. In particular, such shared space would be shared by occupants in wheelchairs while firefighters also utilize the same space. It therefore does not safely separate ingress and egress. Further, with regards to a portion of the path of travel, firefighters would need to travel a longer distance if they wanted to gain access up the stairs to the north side of the building, and the travel distance would actually increase over 300 feet. This measure therefore does not address the issue that the fire apparatus (truck) is too far away from the building because of the distance between the access road and the building exterior walls.

The Project does not comply with Section 503.1.1 of the California Fire Code and does not provide adequate fire apparatus/personnel access, thereby resulting in a specific, adverse impact on public health or safety under Gov. Code Section 65589.5.

Section 65589.5 requires the determination of a specific, adverse impact on public health or safety to be based on objective, identified written public health and safety standards in existence when the preliminary application was submitted. That section also defines objective standards as criteria that “involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal.”4 In this case, the 150-foot distance requirement under Section 503.1.1 is an objective and quantifiable numeric standard; applying it to the Project does not involve personal or subjective judgment by Town or SCCFD officials. This standard is also uniformly verifiable by an external benchmark known by both the Applicant and the Town before submitting any application for a development project. The City Council further notes that, as explained above, the 150-foot standard is an objective standard contained in the state Fire Code and not a Town-imposed standard through any local amendments; in any event, the Project would be required to meet Fire Code requirements regardless of whether it is under the planning entitlements review or building permit submittal stage. The application of Section 503.1.1 and the 150-foot standard to the Project and the specific adverse impact analysis are, therefore, well supported by Section 65589.5. 4 Gov. Code section 65589.5(f)(9).

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Based on the record below, it is clear that the Project proposes a fire access road that fails to meet Section 503.1.1 because it does not provide a fire apparatus access road that extends to within 150 feet of all portions of the proposed residential building and all portions of the exterior walls of the first story of the building, as measured by that proposed fire access road. In other words, as noted on the diagram in the accompanying staff report and the Project plans, the proposed fire apparatus access road situated at the front of the parcel and proposed building does not extend to allow firefighters and hoses to reach all sides of the building including the rear within the required 150 feet distance. Instead, the Applicant has proposed to increase the travel distance to 300 feet which is double the distance required. This increase is proposed on a narrow, steeply sloped lot in a densely vegetated hillside area of the Town on a roadway where portions of the road can only support one way traffic due to its twist and turn configuration and as explained below render it difficult and dangerous for firefighters to navigate the challenging terrain.

As defined by Section 202 of the Fire Code5
, a “fire apparatus access road” is “a road that provides fire apparatus [i.e. fire trucks] access from a fire station to a facility, building or portion therefor.” The requirement of this path of travel and the distance that it must be located from the proposed building provides firefighters and fire trucks the ability to quickly access a building or facility once they arrive on scene during a fire emergency. As specified in the SCCFD November 20, 2024 AMMR denial letter, the primary purpose of Section 503.1.1 is to limit the maximum length of hose needed to reach any point along the exterior of a building or facility from a fire department truck. The Project’s failure to satisfy this 150-foot distance requirement significantly impedes the ability of firefighters to have sufficient water hose length to efficiently deploy firefighting resources, thereby creating a significant safety risk and dangers of substantial injury and death for both the firefighters and the residents and staff of the building.

Given the Project’s unique location and exposure to wildfire hazards, the significance of this public safety/health and life-threatening risk cannot be overstated. As set forth above, the Project site is located in a densely vegetated area at the edge of the Los Altos Hills town boundary. It is also surrounded by single-family, occupied residences and is in close proximity to the Mora Trail and Rancho San Antonio County Part/Open Space Preserve and the Mora Trail, which areas contain a significant amount of open space and dry grass vegetation. Images of the Project site in the record demonstrate that all of its surrounding areas are covered by dense trees, shrubs, grass, and/or other vegetation that are naturally grown or installed as a part of landscape screening mechanisms on various private parcels so that the residential units are not or less visible from the roadway. All of these factors significantly increase the risk of fire spreading during a structure fire or wildfire event or firestorm catastrophe, the difficulties in the Project and surrounding residents to evacuate, and the challenges for firefighters to deploy resources and manpower to control and extinguish fires for the Project building and surrounding neighborhood.

Additionally, the Project site itself contains unique topographical and geological limitations that worsen these safety and life-threatening risks. At the outset, the Project site is a 0.374 acre parcel of a narrow shape and steep topography. The lot is 68 feet wide at the front property line which narrows to 59 feet at the rear (with average width of 63.5 feet) and 260.52 feet deep with an average slope of 20.44 percent. This significant slope and narrow width already limit the parcel’s development capacity and available building envelope. Further, the Project site has only one main accessible public roadway from Mora Drive fronting the parcel and without any roadways in the back of the parcel. This roadway at the front of the site is further shared by several other lots on 5 Chapter 2, Part 29, Title 24 of the California Code of Regulations.

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both sides of Mora Drive, with some relying on only one other private driveway to connect to Mora Drive. The Project site is also sloped towards the back of the parcel, which means that access to the back of the site and proposed building requires navigating steeper elevations in an area without access roads. All of these unique site-specific problems further exacerbates the risk of fire spreading and the inability of firefighters to deploy effectively in time.

Indeed, the SCCFD April 23, 2024 AMMR Disapproval Letter demonstrates that none of the proposed mitigation alternatives address the excessive distance deficiency. The prior SCCFD Comment Letter dated August 14, 2023 noted that that fire personnel would have to travel 35 to 42 foot elevation change to the furthest portions of the proposed residential building, and that the access to the back of the building cannot accommodate both firefighters accessing and residents evacuating at the same time. None of the AMMR measures proposed addressed this critical deficiency that creates life-threatening conditions for both firefighters and evacuating residents alike. The Applicant has since failed to further propose any alternatives to the Fire Department to address this code noncompliance.

Likewise, due to the substantial similarities between the Project site and the 10758 Mora Drive site, the SCCFD November 20, 2024 AMMR Denial Letter further illustrates how the naturally challenging and constraining site risk factors create site-specific challenges due to its topography and threat of wildfire. Here, the Project proposes to construct a senior residential building that is significantly higher and denser than any other dwellings typically proposed in Los Altos Hills and in a such densely vegetated areas where fire hazard exposure is high, and where the targeted tenants would be elderly residents who are already of limited mobility. Notwithstanding these risk factors, the Project site configurations show that there are various slopes and elevation gains adjacent to the sides and rear of the building, which are significantly close to the dense vegetation and dry grass open space. The 10758 Mora Drive AMMR Denial Letter accurately pointed out that there is already minimal access widths between the proposed fence and the residential building, with only a single access road on one side of the building to the right of way on Mora Drive.

As reflected in these comments, the Project’s location in a remote and steep hillside area as well as its geographical/topographical/access limitations make it essential for emergency responders to be able to extinguish or control wildland and structure fires, and for its residents and staff to be able to efficiently evacuate without crossing paths with firefighters or obstruct their travel routes.

The Project has failed to address these essential public safety needs and respond to the risk exposure. It fails to adhere to the 150-foot distance requirement under Section 503.1.1 but rather proposes to increase fire apparatus access road distance beyond the code requirements, at double the distance of 300 feet. This code noncompliance does not allow firefighters and fire trucks to have sufficient hose length and minimal travel distance to quickly respond to fire threats.

Consequently, the Project creates a significant, quantifiable, direct and unavoidable impact not only for the number of senior residents who would occupy the development at full capacity, but also for the immediate and surrounding residents exposed to the same wildfire threats.

Further, it should be highlighted that the foregoing site risk factors also cannot be discounted in the event that emergency responders need to access the building and respond to urgency medical or life-threatening events. Such personnel would need the same amount of quick access and ability to transport equipment/patients from the residential building. The likelihood of such medical or life-threatening emergencies, given the nature of the senior residential development and the dense occupancy, is much higher than any other development in the Town. In cases of emergencies, responders would be required to travers longer distances from the emergency response vehicle or ITEM 9A ATTACHMENT 1

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fire engine and similarly would be required to transport patients or victims via the same significantly longer path of travel. These emergency responders would also be required to navigate steep elevations when trying to reach the rear of the building due to the site’s natural geographical constraints. A fire access road that does not meet Section 503.1.1 would deny responders the ease of access and the ability to efficiently and effectively respond to such emergencies. The severity and significance of this threat to public safety is reflected in SCCFD’s repeated rejections of the Applicant’s proposal to allow for excessive distance and be exempted from the 150-foot requirement.

The City Council hereby finds that the foregoing failure to comply with Section 503.1.1 creates a significant, adverse impact as defined by Government Code section 65589.5 based on the objective, identified 150-foot distance, as that section and the 2022 California Fire Code existed on February 2023 when the Project preliminary application was submitted and on April 2023 when it was revised.

B. There is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households.

In his March 20, 2024 AMMR for the Project, the Applicant proposed the following mitigation measures:
1) Providing an additional standpipe at rear exit stair. 2) Type 1A construction with 3-hour fire resistance rating. 3) Openings protected by approved sprinkler water curtain. 4) Widened exit discharge and entire path around building to 4 feet wide. 5) Windows to be removed.

SCCFD did not accept any of the foregoing proposal in its April 23, 2024 disapproval letter. The Fire Department specifically asked for clarification to show that these options can offer equivalent safety and protection, since some if not all are apparently already required by the Fire Code or Building Code due to certain Project features.

In his October 8, 2024 AMMR for the 10758 Mora Drive property, the Applicant proposed the following similar mitigating measures:
1) Provide an NFPA 13 sprinkler system.
2) Upgrade the fire resistance rating of the Type I-A exterior wall.

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3) Remove glass or increase fire ratings of windows within 10 feet of the path of travel on the sides of buildings.
4) Add standpipe outlets at the north and south exterior walls. 5) Separate occupant egress and firefighter ingress pathways- reserve the north side of the building for occupant egress, and the south side of the building for fire department personnel ingress.

Likewise, SCCFD rejected all of these proposals in the November 20, 2024 Denial Letter. These rejections offer valuable insight into the Project’s inability to propose feasible mitigation measures since it failed to do so for a substantially similar project on a substantially similar site. Specifically:
1) Provide an NFPA 13 sprinkler system. This measure is already required by the California Fire Code and therefore fails to mitigate the excessive distance deficiency. As noted in SCCFD’s findings, a less stringent sprinkler system would not be permitted under any circumstances and thus a measure already required by code cannot serve as an alternative to resolve a separate noncompliance.
2) Upgrade the fire resistance rating of the Type I-A exterior wall. SCCFD determined that “this measure fails to address the Type III-A construction portion of the building that a firefighter would need to pass while traversing the sides of the building, which is not proposed for an upgrade in fire rating.” As noted in SCCFD’s letter, although the Applicant claims that such wall upgrade would protect firefighters from potential fire exposure at a critical entry point, the proposed mitigating measure fails to address the “Type III-A” construction which is that is adjacent to and above the path of travel. Additionally, the proposed measure does not address fire apparatus access needs, which is the original distance requirement under Section 503.1.1. Thus, as stated by SCCFD, the proposed measure “fails to provide equivalent effectiveness and safety” under Section 503.1.1. 3) Remove glass or increase fire ratings of windows within 10 feet of the path of travel on the sides of buildings. As an AMMR measure, the Applicant proposed removing all windows within 10 feet of the firefighter path of travel from the Type I-A construction portion of the building and upgrading the remaining windows in the Type I-A portion to ¾-hour rated glass. However, SCCFD notes that the proposal to upgrade the fire resistance rating of the exterior walls, discussed in #2 above, already requires 1.5-hour rated glass per California Building Code (CBC) Table 716.1 (3). Additionally, SCCFD observed that there are residential unit windows at the south elevation path of travel (within 10 feet of the path of travel) that are not proposed to be fire rated. In particular, SCCFD’s comment notes that “A single window in the Type Ill-A portion of the southwest side is proposed to be upgraded from ¾ to 1-hour rated glass. It appears an additional residential unit window within 10 feet of the firefighter path of travel (directly above stairs) is not proposed to be fire rated. All remaining windows in the Type III-A portion of the building are not rated.” Consequently, the Project “proposes unrated windows directly above and adjacent to firefighter path of travel.” Ultimately, the proposed modification to the windows does not address the need for fire apparatus access under Section 503.1.1. For these reasons, SCCFD concluded that the proposed alternative fails to provide equivalent effectiveness and safety to mitigate excessive distance pursuant to Section 503.1.1. 4) Standpipe outlets added at north and south exterior walls. SCCFD determined that these proposed outlets do not provide the same level of safety and effectiveness protections and does not satisfy Section 503.1.1, because they “increase operational hose deployment time compared to hose pre-connects from an apparatus. Standpipe outlets are also less reliable ITEM 9A ATTACHMENT 1

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than pre-connects fed directly from an apparatus for several reasons, including required system maintenance and the potential for closed valves and other system failures upstream of the hose valves.” Accordingly, SCCFD concluded that this measure likewise fails to provide equivalent effectiveness and safety of the requirements of Section 503.1.1. 5) Separation of occupant egress and firefighter ingress pathways. Applicant claims that this designation will reduce the conflict between occupant egress and firefighter ingress during an event. However, SCCFD concluded that this measure also fails to address site-specific risk factors and does not mitigate the need for fire apparatus access. Specifically, SCCFD notes as follows: “In the proposed plans, occupants utilizing the wheelchair ramp will share space with firefighter ingress for a limited portion of the front right (south) side of the building. Because of this shared ingress/egress space, the measure fails to separate ingress and egress pathways. Furthermore, if firefighters need to gain access to stairway #2 on the north side of the building, this mitigation measure would increase the travel distance to over 300 feet by requiring firefighters to traverse the south, east, and finally north sides of the building.” Accordingly, SCCFD notes that this measure actually increases the distance from the fire apparatus access road to portions of the building. It therefore concluded that the proposed measure does not address the need for equivalent effectiveness and safety of the requirements of Section 503.1.1.

The City Council first notes that the foregoing AMMR exception and review process is consistent with Section 65589.5 and SCCFD’s denial of Applicant’s AMMR is also consistent with the application of objective standards under that statute. As set forth in the subsection above, the Project is inconsistent with an objective standard under state law. There is nothing in the record demonstrating that the Applicant is precluded from complying with the 150-foot distance requirement, nor does the Applicant argue that he is unable to comply. In fact, the compliance issue with Section 503.1.1 was raised by SCCFD during the first plan check comment letter after the initial Project submittal, but the Applicant has not taken any actions to revise the Project so that it complies with Section 503.1.1. Instead, the Applicant elects to pursue Exception No. 1 under state law, which is within the discretion of the fire code official, and ultimately of the Town, to grant or deny such exception.

The Council recognizes that the Applicant has argued in his October 8, 2024 AMMR for 10758 Mora Drive and the record below that Exception No. 1 violates the Housing Accountability Act because it states that the 150-foot distance “may” be increased to up to 300 feet when approved by the fire code official; however, the Applicant is incorrect. The language under Exception No. 1 does not conflict with the 150-foot distance required by Section 503.1.1, as that requirement is an objective standard and applies equally to every project. Where the Project fails to meet such objective standard, and the Applicant elects to pursue an exception to the objective standard instead of revising the Project to conform with said standard, the approving authority’s discretion to approve or deny the exception is consistent with Section 65589.5 provisions.

Turning to the AMMR and denial at issue, the record below clearly demonstrates that the Applicant has failed to present a “feasible method” to satisfactorily mitigate or avoid the specific, adverse impact resulting from the Project’s failure to comply with Section 503.1.1, both for his first attempt in submitting one for the Project and then again for the substantially similar project and site at 10758 Mora Drive. For that second attempt, the Applicant has not proposed to reduce the distance of the fire access road to the proposed residential building at all. Nor has the Applicant presented any alternative that would specifically address the excessive distance between the fire access road and the building, in particular with respect to the back of the building where slope and elevation ITEM 9A ATTACHMENT 1

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gain significantly. Neither has the Applicant provided equivalent safety and effectiveness measures that would mitigate the significant risk of fire exposure for the Project’s occupants including seniors with limited mobility, and the significant challenges that firefighters and emergency responders will face in navigating long distances, narrow paths, and steep elevations, while responding to wildfire and other life-threatening emergencies on site.

It is particularly important to emphasize that, in reviewing the AMMR proposals, the City Council observes that the mitigating measures proposed by the Applicant are either already required by the Fire Code elsewhere or being proposed as a “partial” response to upgrade some parts of the building but not others. None of the measures specifically addresses the excessive distance being proposed by the Project due to the location of the fire access road. Instead, the alternatives proposed by the Applicant are passive approaches that attempt to reduce only some of the fire risk exposures once firefighters and emergency personnel have had to navigate the excessive fire access road distance in order to reach the residential building. The risks and dangers posed by the excessive distance remain for firefighters and residents alike. For these reasons, the evidence in the record amply demonstrates that the Applicant has not proposed any feasible method to satisfactorily mitigate or avoid the specific, adverse impact created by the Project’s excessive fire access road distance described above.

Likewise, the record also demonstrates that there is no feasible mitigation without rendering the development unaffordable to low- and moderate-income households. As set forth above, the Applicant has been involved in several rounds of plan check review and AMMR review with SCCFD but has only proposed modifications to portions of building features as indirect attempts to address the excessive distance issue. SCCFD has determined these indirect measures are inadequate and do not satisfactorily mitigate or avoid the specific Project public safety impact. The Applicant did not propose any alternatives involving revising the actual building footprint or building design to provide more space on the parcel to accommodate the proposed fire access road.

Based on the record below, a redesign of the proposed building most likely would result in a loss of residential units. Given the Project site already has a narrow width of 68 feet and constrained by a 260.52-foot depth and average slope of 25.68 percent, the available buildable area is naturally diminished. The Project site plans show the proposed building utilizing as much of the horizontal site area as possible, leaving only 5 feet of side setback from the property boundaries (in contrast, the Town’s standard side setback requirement is 30 feet). Under these circumstances, redesigning to reduce building width necessarily results in reduction of the number of residential units.

The Project proposes 55 residential units, with 11 units reserved for low-income households. The Project’s proposed “BMR (Below Market Rate) Program” submitted in April 2023 states that “All BMR rental units on site shall be reserved for low-income households representing income levels less than eight (80) percent and more than fifty (50) percent of [Average Median Income] (AMI) in Santa Clara County.”
The record contains an affordability analysis (which is included as an attachment to the accompanying staff report) performed by the Town Building Code Official regarding estimated Project construction cost based on the most recent November 21, 2023 plan set prepared plan set prepared by Stevens Ferrone & Bailey, Berry and Associates on behalf of the Applicant. The cost analysis is based on the International Code Council (ICC) Building Valuation Data, which is a well-established, identified benchmark utilized by jurisdiction in California and nationwide for purposes including but not limited to determining development and building permit fees.

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Additionally, the affordability analysis also examines the Project’s estimated rate of return by comparing the change in estimated construction costs, land costs, and projected income from Project units.

The analysis estimates that the Project would need to remove approximately 8,284 square feet of building area to accommodate the additional fire access road distance. Of this square footage, it is estimated based on the distribution of individual dwelling unit square footages that 5,401 square feet would be residential. In order for the Project to maintain affordability under Section 65589.5(d), it appears the most feasible approach is for the Project to remove a combination of market-rate and below-market rate (BMR) units for low-income. Based on a combination of estimated construction costs, land costs, and unit income projection, the Project is not estimated to achieve and rate of return, and would continue to carry its costs, for approximately 8 years.

Using the 10728 Mora Drive parcel as an example, the Project currently as proposed has an estimated land cost of $5 million, estimated construction costs of $11.9 million, and a 1-year income projection of $2.1 million equating to an approximately 8 years rate of return (i.e. the Project would not recover its costs until Year 8). Assuming that a combination of BMR units and market-rate units are removed to accommodate for fire access while maintaining the affordability levels under Section 65589.5, the Project rate of returns either remains at 8 years or increases to nearly 9 years. It should be noted that the affordability analysis also conservatively assumes that there are no additional code compliance or other financing issues that further increases Project costs and reduces its financial feasibility. Consequently, reducing the building square footage most likely results in the reduction of dwelling units, which impedes the Project’s ability to recover its initial capital expenses and would have to carry costs for a significant period of time. This in turn reduces the ability of the Project’s market-rate units to generate sufficient income to support BMR units and the Project as a whole, and thus results in increase in rent for BMR units or the loss thereof, rendering the Project unaffordable to lower and moderate income.

Pursuant to this analysis, re-designing the building results in the Project becoming unaffordable to low- and moderate-income households based on a combination of the reduction of unit count and the increase in the Project’s ability to carry costs and supporting below-market-rate units based on market rate unit income generation. Notably, this conclusion is further supported by and consistent with the Applicant’s proposal to increase the number of market rate units and reducing the number of affordable units through the Project revision in April 2023, and his unwillingness to propose such a design change, despite the Section 503.1.1 compliance issue was first questioned by SCCFD on April 5, 2023, approximately two months after the Project submittal, and then raised again soon thereafter on August 14, 2023, providing ample opportunities for the Applicant to propose such re-design options to accommodate sufficient fire access road distance. The City Council further observes that the Applicant has not proposed any other alternatives or redesign options since the SCCFD’s November 20, 2024 AMMR Denial Letter.

In light of the foregoing and based on the record before it, the City Council therefore finds that the Project as proposed would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households, pursuant to Government Code section 65589.5(d)(2). The City Council specifically notes that per the description set forth in Footnote 1 of this Findings document, the City Council finds that this Finding #1 would apply and is supported by a preponderance of the evidence in the record, ITEM 9A ATTACHMENT 1

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regardless of whether the Project is analyzed under Government Code section 65589.5 as it existed in 2024 or as it is in effect on January 1, 2025.

Finding #2: Section 65589.5(d)(3)- Necessary to Comply with State Law The finding set forth under Section 65589.5(d)(2) provides:

The denial of the housing development project or imposition of conditions is required in order to comply with specific state or federal law, and there is no feasible method to comply without rendering the development unaffordable to low- and moderate-income households or rendering the development of the emergency shelter financially infeasible.

As set forth in detail in Finding #1 above, the proposed Project does not comply with state law— namely, Section 503.1.1 of the California Fire Code, because of its failure to provide the required 150 feet distance between a fire access road and the proposed residential building. The Project was reviewed against the 2022 California Fire Code, which is a part of the most recent triennial state building code update; it was published July 1, 2022 and became effective on January 1, 2023. For the purposes of planning entitlement plan check review and as noted in Footnote 1, such code was in existence at the time the Project filed a preliminary application and at the time of its subsequent revision and is the currently applicable law.

The City Council specifically notes that while Section 503.1.1 was adopted by the Town with certain local amendments, the 150-foot standard was not modified and remains a state Fire Code requirement applicable to all development projects. Additionally, the local amendments introduced by Los Altos Hills were made pursuant to Health and Safety Code sections 18941.5 and 17958 accompanied by requisite findings made by City Council under state law. These local amendments only affect the “Exceptions” portion of Section 503.1.1 identified above and only makes changes regarding situations involving Group R-3 or U occupancies (i.e. buildings with two or less dwelling units and utilities/accessory buildings). The 150-foot distance requirement remains a provision of the state Fire Code and is unchanged. For the reasons explained in Finding #1 above, which are incorporated herein for the purposes of this Finding #2, the Project is required to comply with Section 503.1.1 but fails to do so. Its noncompliance created a specific, adverse impact, amounting to a significant public safety threat to both Project residents and staff, and firefighters and emergency responders. The Applicant has be unable to propose a feasible mitigation method that directly addresses this excessive distance, and facts in the record demonstrate that the only other available alternative—which is the redesign and reduction of building width—would result in the reduction of units and significantly increase construction costs, thereby rendering the development unaffordable to moderate and lower income households.

In relation to the foregoing, the City Council also notes that there is no record of the Project demonstrating it meet the requirements under the California Building Code to have the Building Code Official approve any proposals to provide alternative material, design or method of construction from the requirements of the Building Code. Section 104.11 of the Building Code provides for the Building Official to approve AMMRs where proposed alternatives comply with the intent of the Building Code standards and that the alternatives offered is not less than the equivalent of the quality, strength, effectiveness, fire resistance, durability, and safety. The record below is void of any attempts by the Applicant to demonstrate to the Town that the proposed ITEM 9A ATTACHMENT 1

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alternatives for excessive assistance are approvable equivalent methods under the Building Code based on the effectiveness, fire resistance, safety, and the other criteria listed above.

Accordingly, and based on the record before it, the City Council finds that the denial of the Project is required in order to comply with the California Fire Code, specifically Section 503.1.1, and there is no feasible method to comply without rendering the development unaffordable to low- and moderate-income households, pursuant to Government Code section 65589.5(d)(3). The City Council specifically notes that per the description set forth in Footnote 1 of this Findings document, the City Council finds that this Finding #2 would apply and is supported by a preponderance of the evidence in the record, regardless of whether the Project is analyzed under Government Code section 65589.5 as it existed in 2024 or as it is in effect on January 1, 2025.

Finding #3: Section 65589.5(d)(6)- Failure to Qualify as a Builder’s Remedy Project Based on Current Statute.

The finding set forth under Section 65589.5(d)(6) provides:

On the date an application for the housing development project or emergency shelter was deemed complete, the jurisdiction did not have an adopted revised housing element that was in substantial compliance with this article and the housing development project is not a builder’s remedy project.

Under the recently effective Government Code section 65585.03, a housing element is considered to be in substantial compliance when the city adopts that housing element, and the element is either certified by the state Housing and Community Development Department (HCD) or by a court of competent jurisdiction. As relevant here, HCD certified the Town’s Housing Element on May 30, 2023, while the Project preliminary application was filed on March 3, 2023. As such, this Finding No. 3 would apply if the Project does not qualify as a “Builder’s Remedy” project defined by statute and does not otherwise elect to be subject to the provisions of Section 65589.5 as it existed on March 3, 2023.

A. The project is a housing development project that provides housing for very low, low, or moderate-income households.

ITEM 9A ATTACHMENT 1

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Los Altos Hills City CouncilJanuary 30, 2025

Los Altos Hills City Council
January 30, 2025