1 City Council Special Meeting Agenda
October 29, 2025
LAH Agenda
September 28.docx j
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 SPECIAL MEETING OF THE
LOS ALTOS HILLS CITY COUNCIL WILL BE HELD ON
WEDNESDAY, OCTOBER 29, 2025, AT 6:00 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.
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https://bit.ly/CCSpecialMeetingOct29
Webinar ID: 850 4024 0321
Password: 94022
Town of Los Altos Hills
City Council Special Meeting Agenda
Wednesday, October 29, 2025 at 6:00 PM
Council Chambers, 26379 Fremont Road
Los Altos Hills, California
2 City Council Special Meeting Agenda
October 29, 2025
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 (6:00 PM)
PLEDGE OF ALLEGIANCE
1. ROLL CALL
2. PUBLIC COMMENT (Public Comment is Limited to Items which are the Subject of the Special Meeting)
3. ONGOING BUSINESS
A. Consideration of an update regarding housing element amendment options and provide potential direction to staff. (Staff: J. Bradford)
4. ADJOURN
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 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 and online. Council may take action on any agendized matter in any manner deemed appropriate by Council.
ITEM 3A STAFF REPORT
THE TOWN OF LOS ALTOS HILLS
Staff Report to the City Council
October 29, 2025
SUBJECT: Consideration of an update regarding housing element amendment options and provide potential direction to staff
FROM: JayBradford, Community Development Director
RECOMMENDATION
That the City Council review and discuss the proposed housing element amendment options and provide potential direction to staff.
DISCUSSION
As previously presented to the City Council during its October 16, 2025 meeting, the Town has been in communication with the Department of Housing and Community Development (HCD) regarding the proposed Housing Element Amendment (HEA). As the City Council will recall, the Town submitted the proposed HEA to HCD for review on August 11, 2025. On October 10, 2025, HCD provided a comment letter to the Town seeking additional clarifications regarding, in summary, property owner/developer interest for redevelopment at the three housing inventory sites and potential accompanying site feasibility analysis to demonstrate the potential for redevelopment opportunities at those sites. The HCD October 10 Letter is included as Attachment 1.
Subsequently, on October 22, 2025, Town staff and consultants met with HCD staff to discuss the request components in the October 10 Comment Letter. Following that meeting, Town staff and consultants have evaluated and compiled a list of options for the City Council’s consideration. The list of potential options is included as Attachment 2. The purpose of these potential options is to address HCD requests outlined in the October 10 comment letter and also to provide certain supplemental actions demonstrating to HCD that the Town continues to take actions to increase housing production and alternative site opportunities.
The City Council is requested to review and discuss these options and provide potential direction to staff.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
No CEQA action or determination is required for this informational discussion and potential direction(s).
ATTACHMENTS
1. Comment letter received from the California Department of Housing and Community Development received October 10th, 2025
2. Proposed Housing Element Amendment Options List
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
October 10, 2025
Jay Bradford, Director
Community Development Department
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Dear Jay Bradford:
RE: Town of Los Altos Hills’ 6th Cycle (2023-2031) Draft Amendment to the Housing Element
Thank you for submitting the Town of Los Altos Hills’ (Town) draft amendment to the housing element update that was received for review on August 11, 2025. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from California Housing Defense Fund, The League of Women Voters of Los Altos-Mountain View Area, Kevin Ma, Harsukhdeep and Sara Ratia, Silicon Valley is Home, pursuant to Government Code section 65585, subdivision (c). In addition, HCD considered the Town’s October 3, 2025 response to commenters.
On May 30, 2023, HCD found the Town’s housing element in substantial compliance with State Housing Element Law (Gov. Code, § 65580 et seq) and as of this writing, the Town continues to comply with State Housing Element Law. This draft amendment continues to meet most statutory requirements. For example, the draft amendment demonstrates the suitability of large sites (greater than ten acre) to accommodate the lower-income regional housing need allocation (RHNA), including programs to facilitate developments affordable to lower-income households. However, this draft amendment may impact HCD’s prior finding of substantial compliance and should be revised, as follows:
For sites described in paragraph (3) of subdivision (b), the city or county shall specify the additional development potential for each site within the planning period and shall provide an explanation of the methodology used to determine the development potential. The methodology shall consider factors including the extent to which existing uses may constitute an impediment to additional residential development, the city’s or county’s past experience with converting existing uses to higher density residential development, the current market demand for the existing use, an analysis of any existing leases or other contracts that would perpetuate the
Jay Bradford, Director
existing use or prevent redevelopment of the site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites. (Gov. Code, § 65583.2, Subd. (g)(1).)
Nonvacant Sites: The existing adopted housing element largely relies on interest from developers or property owners on identified sites to demonstrate the potential for redevelopment on nonvacant sites proposed to be rezoned to accommodate the RHNA. The draft amendment appears to continue this assumption that developers or property owners are interested in developing identified nonvacant sites. However, conditions and circumstances have changed. For example, all sites for the Twin Oaks Court/Arastradero Road sites are no longer available and the remaining site acreage appears to be more influenced by existing uses. Further, the allowable density has been reduced from 30 units per acre to 24 units per acre; potentially affecting financial feasibility. For these reasons, the element should evaluate whether developers or property owners continue to be interested in redevelopment on all nonvacant sites proposed to be rezoned to accommodate the RHNA (e.g., Twin Oaks, Foothill College, Saint Nicholas). If developers or property owners continue to be interested in redevelopment, then no additional analysis is necessary.
If developers or property owners are no longer interested in redevelopment, then the element must demonstrate the potential for redevelopment on all nonvacant sites proposed to be rezoned to accommodate the RHNA. The analysis must address the extent to which existing uses may constitute an impediment to additional residential development, past experience with converting existing uses to higher density residential development, the current market demand for the existing use, an analysis of any existing leases, other contracts or other conditions that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites. If the analysis concludes that sites do not have potential for redevelopment, the element should identify and analyze the suitability of other sites. Based on the outcomes of a complete analysis, the element should add or modify programs to make sites available to address a shortfall of sites or zoning available to encourage a variety of housing types and accommodate the RHNA.
Electronic Site Inventory: Pursuant to Government Code section 65583.3, subdivision (b), the Town must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory and submit an electronic version of the sites inventory. While the Town has submitted an electronic version of the sites inventory, since changes will occur, future re-adopted versions of the element must also submit the electronic version of the sites inventory.
Jay Bradford, Director
The draft amendment will not negatively impact HCD’s finding of substantial compliance with State Housing Element Law once the amendment has been revised to address the above requirements, adopted, submitted, and reviewed by HCD to comply with the above requirements pursuant to Government Code section 65585.
Additionally, Programs A-1 (Adequate Sites) and A-4 (By Right Approvals) must still be completed by January 31, 2026. Program A-1 (Adequate Sites) commits to rezoning sites in excess of the RHNA to make adequate sites available to accommodate the RHNA and promote housing mobility beyond the RHNA, including housing choices and affordability, to affirmatively further fair housing (AFFH). The Program will also conduct a mid-cycle review of the effectiveness of sites and zoning, including progress toward development in the planning period and identify additional incentives or complete rezoning, if necessary, within one year. This program commits to rezone at least 19 acres to permit multifamily developments with 20 percent affordability without discretionary action and require a minimum density of 20 units per acre to address the identified shortfall of 249 units, 92 of which are units affordable to lower income. Please be aware, Government Code section 65585, subdivision (i) grants HCD authority to review any action or failure to act by a local government that it determines is inconsistent with an adopted housing element or housing element law. This includes failure to implement program actions included in the housing element. HCD may revoke housing element compliance if the local government’s actions do not comply with state law.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the Town must continue to engage the community, including commenters on this draft amendment and organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the Town continues to meet housing element requirements for these and other funding sources.
Jay Bradford, Director
HCD appreciates the hard work and diligence of the Town in the housing element update and welcomes the opportunity to discuss this review and assist with the remaining statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Reid Miller, of our staff, at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager
Attachment 2- Los Altos Hills – Alternative Options in Response to HCD Comments City Council Special Meeting October 29, 2025
1 Ranking
Impact
Area Proposed Revision Issues for Consideration Zoning / ODS Implications 1 All sites Demonstrate owner interest
through receiving letters
from property owners about
intention to develop
Development intention should be in
the proposed zoning range. The Twin
Oaks property owner has expressed
interest in developing at a higher
density.
N/A
2 All sites Perform a Market Analysis to
assess site development
feasibility.
N/A
3 Foothill
College
Revert to housing element
maximum density of 30
du/ac
Increase maximum density
4 Foothill
College
Increase maximum density
to 40-50 du/ac
Could increase number of units by 88
or 176
Need to adjust MF Zone and ODS as
it applies to Foothill
5 Foothill
College
Increase minimum total
developable acreage from
8.8 to 10 acres with a
maximum unit yield of 240
units
Assumed at 24 du/ac Increase minimum developable
acreage
6 Twin Oaks Revert to housing element
maximum density of 30
du/ac across 4.5 acres
Consider adjusted setbacks to
accommodate increased density
Increase maximum density
Additional revisions necessary
dependent on density – potentially
none ≤ 30 du/ac
7 Twin Oaks Rezone Lots 1-3 instead of
Lots 4-6
Assumed at 24 du/ac
Adjustments to proposed
development and design standards
Additional revisions to MF Zoning and
ODS would be necessary to reflect
new site characteristics
Attachment 2- Los Altos Hills – Alternative Options in Response to HCD Comments City Council Special Meeting October 29, 2025
2 Ranking
Impact
Area Proposed Revision Issues for Consideration Zoning / ODS Implications 8 Twin Oaks /
Arastradero
Add in the Arastradero site
with split zoning (with a 0.5
acre footprint as multifamily,
estimated 10 unit yield)
Allow development on site
that requires clustering on
<30% slope
Steep slopes on Arastradero would
require setbacks, retaining walls,
access, and more standards to be
revised as the site does not fit within
the development standards as written
May need to develop closer to the
street
Need to adjust MF Zone, ODS, and
Land Use Element as it applies to
Twin Oaks/Arastradero
• MF Zone (i.e. CBA, setbacks)
• Land Use Element (i.e.
rationale)
• ODS (i.e. grading, retaining
walls, vehicular access)
9 All Sites Allow up to 30% maximum
slope to increase
development potential and
increase acreage
Includes less developable areas and
would decrease development
feasibility – potential for no net loss if
the extra cost for developing on steep
slopes makes affordable housing
development less likely.
Increase maximum slope
Need to adjust MF Zone, ODS, and
Land Use Element as it applies to
Twin Oaks/Arastradero
• MF Zone (i.e. CBA, setbacks)
• Land Use Element (i.e.
rationale)
• ODS (i.e. grading, retaining
walls, vehicular access
Attachment 2- Los Altos Hills – Alternative Options in Response to HCD Comments City Council Special Meeting October 29, 2025
3 Ranking
Impact
Area Proposed Revision Issues for Consideration Zoning / ODS Implications Supplemental Actions to Show HCD
10 Alternative
Sites
Committee
Consider input from
alternative sites committee
Would need to revise zoning
standards completely based on new
sites, and time is limited for rezoning
Not likely to be completed by January
31st.
Full revision may be necessary as
current standards were developed
based on current sites
11 Increased
ADU
Potential
Increase ADU estimates According to HCD, would require a full re-review of the housing element
and would require an entirely new
analysis
Would be difficult to complete by
January 31 deadline
Would require a substantial housing
element revision
Los Altos Hills – Alternative Options in Response to HCD Comments ITEM 3A, ATTACHMENT 2 City Council Special Meeting October 29, 2025
1 Ranking
Impact
Area Proposed Revision Issues for Consideration Zoning / ODS Implications 1 All sites Demonstrate owner interest
through receiving letters
from property owners about
intention to develop
Development intention should be in
the proposed zoning range. The Twin
Oaks property owner has expressed
interest in developing at a higher
density.
N/A
2 All sites Perform a Market Analysis to
assess site development
feasibility.
N/A
3 Foothill
College
Revert to housing element
maximum density of 30
du/ac
Increase maximum density
4 Foothill
College
Increase maximum density
to 40-50 du/ac
Could increase number of units by88
or 176
Need to adjust MF Zone and ODS as
it applies to Foothill
5 Foothill
College
Increase minimum total
developable acreage from
8.8 to 10 acres with a
maximum unit yield of 240
units
Assumed at 24 du/ac Increase minimum developable
acreage
6 Twin Oaks Revert to housing element
maximum density of 30
du/ac across 4.5 acres
Consider adjusted setbacks to
accommodate increased density
Increase maximum density
Additional revisions necessary
dependent on density – potentially
none ≤ 30 du/ac
Los Altos Hills – Alternative Options in Response to HCD Comments ITEM 3A, ATTACHMENT 2 City Council Special Meeting October 29, 2025
2 Ranking
Impact
Area Proposed Revision Issues for Consideration Zoning / ODS Implications 7 Twin Oaks Rezone Lots 1 -3 instead of
Lots 4-6
Assumed at 24 du/ac
Steep slopes on Twin Oaks would
require setbacks, retaining walls,
access, and more standards to be
revised as the site does not fit within
the development standards as written
May need to develop closer to the
street
Need to adjust MF Zone, ODS, and
Land Use Element as it applies to
Twin Oaks
• MF Zone (i.e. CBA, setbacks)
• Land Use Element (i.e.
rationale)
• ODS (i.e. grading, retaining walls,
vehicular access)
8 Twin Oaks /
Arastradero
Add in the Arastradero site
with split zoning (with a 0.5-
1 acre footprint as
multifamily, estimated 10-
20 unit yield)
Allow development on site
that requires clustering on
<30% slope
Steep slopes on Arastradero would
require setbacks, retaining walls,
access, and more standards to be
revised as the site does not fit within
the development standards as written
May need to develop closer to the
street
Need to adjust MF Zone, ODS, and
Land Use Element as it applies to
Arastradero
• MF Zone (i.e. CBA, setbacks)
• Land Use Element (i.e.
rationale)
• ODS (i.e. grading, retaining walls,
vehicular access)
9 All Sites Allow up to 30% maximum
slope to increase
development potential and
increase acreage
Includes less developable areas and
would decrease development
feasibility – potential for no net loss if
the extra cost for developing on steep
slopes makes affordable housing
development less likely.
Increase maximum slope
Need to adjust MF Zone, ODS, and
Land Use Element as it applies to
Twin Oaks/Arastradero
• MF Zone (i.e. CBA, setbacks)
• Land Use Element (i.e.
rationale)
• ODS (i.e. grading, retaining
walls, vehicular access
Los Altos Hills – Alternative Options in Response to HCD Comments ITEM 3A, ATTACHMENT 2 City Council Special Meeting October 29, 2025
3 Ranking
Impact
Area Proposed Revision Issues for Consideration Zoning / ODS Implications Supplemental Actions to Show HCD
10 Alternative
Sites
Committee
Consider input from
alternative sites committee
Would need to revise zoning
standards completely based on new
sites, and time is limited for rezoning
Not likely to be completed by January
31st.
Full revision may be necessary as
current standards were developed
based on current sites
11 Increased
ADU
Potential
Increase ADU estimates According to HCD, would require a full re-review of the housing element
and would require an entirely new
analysis
Would be difficult to complete by
January 31 deadline
Would require a substantial housing
element revision