Agenda packet — Los Altos Hills City Council, November 20, 2025 (part 2 of 5)

34 PFM Asset Management | pfmam.com

LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Holdings
Security Type/DescriptionDated Date/Coupon/Maturity CUSIP Par S&P
Rating
Moody's
Rating
Settle
Date
Original
Cost
Trade
Date
YTM
at Cost
Accrued
Interest
Market
Value
Amortized
Cost
U.S. Treasury
US TREASURY N/BDTD 03/31/2025 4.000% 03/31/2030
91282CMU2 300,000.00 AA+ Aa1 4/1/2025 4/2/2025 301,042.97 3.92 32.97 300,948.85 303,433.50 US TREASURY N/BDTD 03/31/2023 3.625% 03/31/2030
91282CGS4 260,000.00 AA+ Aa1 9/4/2025 9/5/2025 259,766.41 3.65 25.89 259,770.06 258,933.48 US TREASURY N/BDTD 05/01/2023 3.500% 04/30/2030
91282CGZ8 400,000.00 AA+ Aa1 5/30/2025 6/4/2025 391,578.13 3.98 5,858.70 392,086.13 396,156.40 US TREASURY N/BDTD 05/31/2023 3.750% 05/31/2030
91282CHF1 600,000.00 AA+ Aa1 7/1/2025 7/3/2025 598,242.19 3.82 7,561.48 598,323.02 600,421.80 US TREASURY N/BDTD 06/30/2023 3.750% 06/30/2030
91282CHJ3 185,000.00 AA+ Aa1 8/1/2025 8/5/2025 183,048.83 3.99 1,753.23 183,105.32 185,079.55 US TREASURY N/BDTD 07/31/2025 3.875% 07/31/2030
91282CNN7 210,000.00 AA+ Aa1 9/29/2025 9/30/2025 211,304.30 3.73 1,370.99 211,304.18 211,263.36 US TREASURY N/BDTD 07/31/2025 3.875% 07/31/2030
91282CNN7 250,000.00 AA+ Aa1 9/2/2025 9/4/2025 251,269.53 3.76 1,632.13 251,252.60 251,504.00 Security Type Sub-Total 14,055,000.00 13,478,095.19 3.91 81,233.30 13,690,293.62 13,790,870.56 Negotiable CD
NATIXIS NY BRANCHDTD 09/20/2023 5.610% 09/18/2026
63873QP65 150,000.00 A-1 P-1 9/18/2023 9/20/2023 150,000.00 303.88 150,000.00 152,465.55 Security Type Sub-Total 150,000.00 150,000.00 0.00 303.88 150,000.00 152,465.55 Municipal
LOS ANGELES UN SD-BDTD 11/10/2021 1.455% 07/01/2026
544647FC9 50,000.00 NR Aa2 10/28/2021 11/10/2021 50,000.00 1.46 181.88 50,000.00 49,144.35 Security Type Sub-Total 50,000.00 50,000.00 1.46 181.88 50,000.00 49,144.35 Joint Powers Authority
CAMP Pool 48,229.07 AAAm NR 48,229.07 0.00 48,229.07 48,229.07 Security Type Sub-Total 48,229.07 48,229.07 0.00 48,229.07 48,229.07

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AMERICAN EXPRESS CO (CALLABLE)
DTD 11/04/2021 1.650% 11/04/2026
025816CM9 200,000.00 A- A2 11/29/2021 12/1/2021 199,538.00 1.70 1,347.50 199,897.59 195,005.40 JOHN DEERE CAPITAL CORPDTD 01/10/2022 1.700% 01/11/2027 24422EWA3 125,000.00 A A1 1/11/2022 1/13/2022 124,295.00 1.82 472.22 124,819.63 121,562.75 COMCAST CORP (CALLABLE)DTD 07/19/2016 2.350% 01/15/2027 20030NBW0 125,000.00 A- A3 4/24/2023 4/26/2023 116,687.50 4.30 620.14 122,119.49 122,506.88 MORGAN STANLEYDTD 01/20/2017 3.625% 01/20/2027
61746BEF9 90,000.00 A- A1 7/14/2023 7/18/2023 85,723.20 5.12 643.44 88,410.60 89,682.30 BANK OF NY MELLON CORP(CALLABLE)DTD 01/26/2022 2.050% 01/26/2027 06406RBA4 100,000.00 A Aa3 1/26/2022 1/28/2022 100,121.00 2.02 370.14 100,030.35 97,646.50 GOLDMAN SACHS GROUP INC(CALLABLE)DTD 01/26/2017 3.850% 01/26/2027 38141GWB6 175,000.00 BBB+ A2 7/1/2022 7/6/2022 169,972.25 4.55 1,216.49 173,543.79 174,495.83 IBM CORP (CALLABLE)DTD 02/09/2022 2.200% 02/09/2027
459200KM2 160,000.00 A- A3 2/23/2022 2/25/2022 158,025.60 2.47 508.44 159,459.92 156,165.76 TRUIST FINANCIAL CORP(CALLABLE)DTD 03/02/2021 1.267% 03/02/2027 89788MAD4 160,000.00 A- Baa1 3/10/2022 3/14/2022 150,336.00 2.57 163.30 157,238.08 157,992.32 STATE STREET CORP (CALLABLE)DTD 03/18/2024 4.993% 03/18/2027 857477CL5 90,000.00 A Aa3 3/13/2024 3/18/2024 90,000.00 4.99 162.27 90,000.00 91,385.28 NORTHERN TRUST CORP(CALLABLE)DTD 05/10/2022 4.000% 05/10/2027 665859AW4 100,000.00 A+ A2 5/10/2022 5/12/2022 100,966.00 3.79 1,566.67 100,299.96 100,155.80

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Holdings
Security Type/DescriptionDated Date/Coupon/Maturity CUSIP Par S&P
Rating
Moody's
Rating
Settle
Date
Original
Cost
Trade
Date
YTM
at Cost
Accrued
Interest
Market
Value
Amortized
Cost
Corporate
UNITEDHEALTH GROUP INC(CALLABLE)DTD 05/20/2022 3.700% 05/15/2027 91324PEG3 120,000.00 A+ A2 6/2/2022 6/6/2022 120,979.20 3.52 1,677.33 120,310.16 119,537.16 UNITEDHEALTH GROUP INC(CALLABLE)DTD 05/20/2022 3.700% 05/15/2027 91324PEG3 30,000.00 A+ A2 5/17/2022 5/20/2022 29,983.80 3.71 419.33 29,994.73 29,884.29 PNC FINANCIAL SERVICES(CALLABLE)DTD 05/19/2017 3.150% 05/19/2027 693475AT2 125,000.00 A- A3 8/4/2022 8/8/2022 122,647.50 3.58 1,443.75 124,196.24 123,361.00 BP CAP MARKETS AMERICA(CALLABLE)DTD 05/17/2024 5.017% 11/17/2027 10373QBY5 115,000.00 A- A1 5/15/2024 5/17/2024 115,000.00 5.02 2,147.55 115,000.00 117,432.60 AMAZON.COM INC (CALLABLE)
DTD 12/01/2022 4.550% 12/01/2027
023135CP9 150,000.00 AA A1 12/6/2022 12/7/2022 150,585.00 4.46 2,275.00 150,248.72 152,252.10 JPMORGAN CHASE & CO(CALLABLE)DTD 01/23/2024 5.040% 01/23/2028 46647PEA0 85,000.00 A A1 1/16/2024 1/23/2024 85,000.00 5.04 809.20 85,000.00 85,964.07 BRISTOL-MYERS SQUIBB CO(CALLABLE)DTD 07/15/2020 3.900% 02/20/2028 110122DE5 125,000.00 A A2 3/14/2023 3/17/2023 121,061.25 4.62 555.21 123,091.72 125,010.38 JOHNSON & JOHNSON (CALLABLE)DTD 02/20/2025 4.550% 03/01/2028 478160DH4 30,000.00 AAA Aaa 2/18/2025 2/20/2025 29,982.60 4.57 113.75 29,985.95 30,593.85 NATIONAL RURAL UTIL COOP(CALLABLE)DTD 12/16/2022 4.800% 03/15/2028 63743HFG2 125,000.00 A- A2 5/25/2023 5/30/2023 124,590.00 4.88 266.67 124,789.89 127,313.63 WALMART INC (CALLABLE)DTD 04/18/2023 3.900% 04/15/2028
931142FB4 75,000.00 AA Aa2 4/12/2023 4/18/2023 74,862.00 3.94 1,348.75 74,929.81 75,269.40 CINTAS CORPORATION NO. 2(CALLABLE)DTD 05/02/2025 4.200% 05/01/2028 17252MAR1 65,000.00 A- A3 4/28/2025 5/2/2025 64,916.80 4.25 1,129.92 64,927.75 65,278.85 HERSHEY COMPANY (CALLABLE)DTD 05/04/2023 4.250% 05/04/2028 427866BH0 40,000.00 A A1 5/1/2023 5/4/2023 39,942.80 4.28 694.17 39,970.35 40,402.36 CUMMINS INC (CALLABLE)DTD 05/09/2025 4.250% 05/09/2028
231021AY2 10,000.00 A A2 5/6/2025 5/9/2025 9,993.00 4.28 167.64 9,993.87 10,075.06

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AUTOMATIC DATA PROCESSNG
(CALLABLE)DTD 05/14/2021 1.700% 05/15/2028
053015AG8 250,000.00 AA- Aa3 5/25/2023 5/30/2023 220,097.50 4.41 1,605.56 234,186.02 236,748.25 META PLATFORMS INC (CALLABLE)DTD 05/03/2023 4.600% 05/15/2028 30303M8L9 100,000.00 AA- Aa3 6/1/2023 6/5/2023 100,150.00 4.56 1,737.78 100,079.55 102,046.50 MERCK & CO INC (CALLABLE)DTD 05/17/2023 4.050% 05/17/2028 58933YBH7 60,000.00 A+ Aa3 5/8/2023 5/17/2023 59,951.40 4.07 904.50 59,974.46 60,327.24 NATIONAL AUSTRALIA BK/NYDTD 06/13/2023 4.900% 06/13/2028 63253QAE4 250,000.00 AA- Aa2 6/6/2023 6/13/2023 249,572.50 4.94 3,675.00 249,769.15 256,061.75

AMERICAN HONDA FINANCE
DTD 07/07/2023 5.125% 07/07/2028
02665WEM9 80,000.00 A- A3 7/5/2023 7/7/2023 79,964.80 5.14 956.67 79,980.52 82,034.48 JOHN DEERE CAPITAL CORPDTD 07/14/2023 4.950% 07/14/2028 24422EXB0 20,000.00 A A1 7/11/2023 7/14/2023 19,970.20 4.98 211.75 19,983.39 20,538.24 PACCAR FINANCIAL CORPDTD 08/10/2023 4.950% 08/10/2028
69371RS64 100,000.00 A+ A1 8/3/2023 8/10/2023 99,842.00 4.99 701.25 99,909.68 102,836.20 TOYOTA MOTOR CREDIT CORPDTD 09/11/2023 5.250% 09/11/2028 89236TLB9 85,000.00 A+ A1 9/6/2023 9/11/2023 84,852.10 5.29 247.92 84,908.43 87,950.61

ANALOG DEVICES INC (CALLABLE)
DTD 10/05/2021 1.700% 10/01/2028
032654AU9 150,000.00 A- A2 10/30/2023 11/1/2023 125,841.00 5.48 1,275.00 135,258.92 140,476.20 JPMORGAN CHASE & CO(CALLABLE)DTD 01/24/2025 4.915% 01/24/2029 46647PEU6 60,000.00 A A1 1/16/2025 1/24/2025 60,000.00 4.92 548.84 60,000.00 61,081.74 CISCO SYSTEMS INC (CALLABLE)DTD 02/26/2024 4.850% 02/26/2029 17275RBR2 110,000.00 AA- A1 2/21/2024 2/26/2024 109,961.50 4.86 518.68 109,973.05 112,874.63 BLACKROCK FUNDING INC(CALLABLE)DTD 03/14/2024 4.700% 03/14/2029 09290DAA9 225,000.00 AA- Aa3 3/7/2024 3/14/2024 225,555.75 4.64 499.38 225,397.67 230,149.58 BLACKROCK FUNDING INC(CALLABLE)DTD 03/14/2024 4.700% 03/14/2029 09290DAA9 15,000.00 AA- Aa3 3/5/2024 3/14/2024 14,972.85 4.74 33.29 14,980.63 15,343.31

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ADOBE INC (CALLABLE)
DTD 04/04/2024 4.800% 04/04/2029
00724PAF6 85,000.00 A+ A1 4/1/2024 4/4/2024 84,873.35 4.83 2,006.00 84,908.03 87,291.94 MORGAN STANLEY (CALLABLE)DTD 04/17/2025 4.994% 04/12/2029 61747YFY6 55,000.00 A- A1 4/14/2025 4/17/2025 55,000.00 4.99 1,251.27 55,000.00 56,098.57 HOME DEPOT INC (CALLABLE)DTD 06/25/2024 4.750% 06/25/2029 437076DC3 25,000.00 A A2 6/17/2024 6/25/2024 24,838.75 4.90 316.67 24,876.03 25,601.60 PEPSICO INC (CALLABLE)DTD 07/17/2024 4.500% 07/17/2029
713448FX1 105,000.00 A+ A1 7/15/2024 7/17/2024 104,837.25 4.53 971.25 104,873.61 106,866.17 CITIBANK NA (CALLABLE)DTD 08/06/2024 4.838% 08/06/2029
17325FBK3 250,000.00 A+ Aa3 8/5/2024 8/6/2024 251,997.50 4.66 1,847.85 251,568.82 256,040.50 PACCAR FINANCIAL CORPDTD 09/26/2024 4.000% 09/26/2029
69371RT48 50,000.00 A+ A1 9/23/2024 9/26/2024 49,897.00 4.05 27.78 49,916.29 49,969.15

ADOBE INC (CALLABLE)
DTD 01/17/2025 4.950% 01/17/2030
00724PAJ8 100,000.00 A+ A1 1/14/2025 1/17/2025 99,847.00 4.98 1,017.50 99,866.61 103,632.70 PEPSICO INC (CALLABLE)DTD 02/07/2025 4.600% 02/07/2030
713448GB8 100,000.00 A+ A1 2/7/2025 2/10/2025 99,428.00 4.73 690.00 99,494.77 102,147.00 HERSHEY COMPANY (CALLABLE)DTD 02/24/2025 4.750% 02/24/2030 427866BL1 65,000.00 A A1 2/19/2025 2/24/2025 64,885.60 4.79 317.33 64,898.02 66,563.25 STATE STREET CORP (CALLABLE)DTD 04/24/2025 4.834% 04/24/2030 857477DB6 35,000.00 A Aa3 4/22/2025 4/24/2025 35,000.00 4.83 737.86 35,000.00 35,931.46 WALMART INC (CALLABLE)DTD 04/28/2025 4.350% 04/28/2030
931142FN8 60,000.00 AA Aa2 4/23/2025 4/28/2025 59,896.20 4.39 1,109.25 59,904.22 60,984.84 HOME DEPOT INC (CALLABLE)DTD 09/15/2025 3.950% 09/15/2030 437076DJ8 35,000.00 A A2 9/8/2025 9/15/2025 34,874.35 4.03 61.44 34,875.52 34,698.86 Security Type Sub-Total 5,420,000.00 5,320,060.80 4.36 48,615.85 5,374,144.39 5,435,945.54 Agency CMBS
FHMS K061 A2DTD 01/01/2017 3.347% 11/01/2026
3137BTUM1 134,109.74 AA+ Aa1 5/19/2023 5/24/2023 129,981.68 4.29 374.05 132,754.45 132,774.67 FHMS K063 A2DTD 03/01/2017 3.430% 01/01/2027
3137BVZ82 200,000.00 AA+ Aa1 5/19/2023 5/24/2023 193,945.31 4.32 571.67 197,827.46 198,726.80 FHMS K064 A2DTD 05/01/2017 3.224% 03/01/2027
3137BXQY1 225,000.00 AA+ Aa1 8/16/2023 8/18/2023 212,238.28 4.94 604.50 219,745.75 222,757.65

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Holdings
Security Type/DescriptionDated Date/Coupon/Maturity CUSIP Par S&P
Rating
Moody's
Rating
Settle
Date
Original
Cost
Trade
Date
YTM
at Cost
Accrued
Interest
Market
Value
Amortized
Cost
Agency CMBS
FHMS K065 A2DTD 07/01/2017 3.243% 04/01/2027
3137F1G44 215,000.00 AA+ Aa1 6/8/2023 6/13/2023 206,022.07 4.42 581.04 211,362.39 212,721.43 FHMS K743 A2DTD 06/01/2021 1.770% 05/01/2028
3137H14B9 230,000.00 AA+ Aa1 8/10/2023 8/15/2023 201,303.91 4.68 339.25 214,083.68 217,783.09 FHMS KJ46 A1DTD 07/01/2023 4.777% 06/01/2028
3137HAD45 156,998.11 AA+ Aa1 7/19/2023 7/27/2023 156,994.17 4.78 624.98 156,995.92 158,338.88 FHMS K505 A2DTD 07/01/2023 4.819% 06/01/2028
3137HACX2 200,000.00 AA+ Aa1 7/13/2023 7/20/2023 201,997.60 4.59 803.17 201,107.40 203,759.40 FNA 2023-M6 A2DTD 07/01/2023 4.181% 07/01/2028
3136BQDE6 190,971.17 AA+ Aa1 7/18/2023 7/31/2023 187,733.61 4.58 665.38 189,141.24 191,331.53 FHMS K508 A2DTD 10/01/2023 4.740% 08/01/2028
3137HAQ74 200,000.00 AA+ Aa1 10/11/2023 10/19/2023 195,612.80 5.25 790.00 197,238.04 203,863.40 FHMS K506 A2DTD 09/01/2023 4.650% 08/01/2028
3137HAMH6 210,000.00 AA+ Aa1 9/7/2023 9/14/2023 206,893.47 4.99 813.75 208,082.67 213,299.52 FHMS KJ47 A1DTD 09/01/2023 5.272% 08/01/2028
3137HAMN3 79,166.61 AA+ Aa1 9/19/2023 9/28/2023 79,166.22 5.27 347.81 79,166.40 80,638.63 FHMS K509 A2DTD 10/01/2023 4.850% 09/01/2028
3137HAST4 150,000.00 AA+ Aa1 10/25/2023 10/31/2023 145,217.55 5.60 606.25 146,881.52 153,444.60 FHMS K507 A2DTD 09/01/2023 4.800% 09/01/2028
3137HAMS2 200,000.00 AA+ Aa1 9/20/2023 9/28/2023 197,609.40 5.07 800.00 198,473.56 203,970.40 FHMS K510 A2DTD 11/01/2023 5.069% 10/01/2028
3137HB3D4 75,000.00 AA+ Aa1 11/14/2023 11/21/2023 74,783.18 5.14 316.81 74,858.48 77,027.25 FHMS K511 A2DTD 12/01/2023 4.860% 10/01/2028
3137HB3G7 110,000.00 AA+ Aa1 11/28/2023 12/7/2023 109,683.97 4.93 445.50 109,792.40 112,502.83 FHMS K512 A2DTD 12/01/2023 5.000% 11/01/2028
3137HBCF9 105,000.00 AA+ Aa1 12/11/2023 12/21/2023 105,980.49 4.79 437.50 105,654.40 107,697.56 FHMS K524 A2DTD 07/01/2024 4.720% 05/01/2029
3137HDV56 170,000.00 AA+ Aa1 7/16/2024 7/25/2024 171,043.97 4.58 668.67 170,823.17 173,724.02 FHMS K526 A2DTD 08/01/2024 4.543% 07/01/2029
3137HDXL9 195,000.00 AA+ Aa1 8/7/2024 8/15/2024 196,824.03 4.33 738.24 196,443.23 198,303.89 FHMS K537 A2DTD 03/01/2025 4.430% 02/01/2030
3137HKPF5 120,000.00 AA+ Aa1 3/11/2025 3/20/2025 119,998.68 4.43 443.00 119,999.04 121,631.64

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4.15 4.15%
Total Investments $23,299,060.47

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
BUY7/1/2025 7/3/2025 600,000.00 91282CHF1 US TREASURY N/B 3.75% 5/31/2030 600,270.88 3.82%7/9/2025 7/11/2025 355,000.00 3130B72U7 FEDERAL HOME LOAN BANK (CALLABLE) 4.40% 7/10/2029 355,000.00 4.40%8/1/2025 8/5/2025 185,000.00 91282CHJ3 US TREASURY N/B 3.75% 6/30/2030 183,727.50 3.99%9/2/2025 9/4/2025 250,000.00 91282CNN7 US TREASURY N/B 3.87% 7/31/2030 252,190.90 3.76%9/2/2025 9/4/2025 785,000.00 91282CFM8 US TREASURY N/B 4.12% 9/30/2027 805,912.39 3.67%9/4/2025 9/5/2025 260,000.00 91282CGS4 US TREASURY N/B 3.62% 3/31/2030 263,835.13 3.65%9/8/2025 9/15/2025 35,000.00 437076DJ8 HOME DEPOT INC (CALLABLE) 3.95% 9/15/2030 34,874.35 4.03%9/23/2025 9/29/2025 135,000.00 3137HN6B9 FHMS K547 A2 4.42% 5/1/2030 137,485.03 4.06%9/29/2025 9/30/2025 210,000.00 91282CNN7 US TREASURY N/B 3.87% 7/31/2030 212,653.18 3.73% Total BUY 2,815,000.00 2,845,949.36 0.00
INTEREST7/1/2025 7/1/2025 544647FC9 LOS ANGELES UN SD-B 1.45% 7/1/2026 363.757/1/2025 7/25/2025 3137HB3G7 FHMS K511 A2 4.86% 10/1/2028 445.507/1/2025 7/25/2025 3137HAMN3 FHMS KJ47 A1 5.27% 8/1/2028 487.797/1/2025 7/25/2025 3137HAST4 FHMS K509 A2 4.85% 9/1/2028 606.257/1/2025 7/25/2025 3137HAQ74 FHMS K508 A2 4.74% 8/1/2028 790.007/1/2025 7/25/2025 3137HDXL9 FHMS K526 A2 4.54% 7/1/2029 738.24

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
INTEREST7/1/2025 7/25/2025 3137HAMS2 FHMS K507 A2 4.80% 9/1/2028 800.007/1/2025 7/25/2025 3137F1G44 FHMS K065 A2 3.24% 4/1/2027 581.047/1/2025 7/25/2025 3137BVZ82 FHMS K063 A2 3.43% 1/1/2027 571.677/1/2025 7/25/2025 3137HKPF5 FHMS K537 A2 4.43% 2/1/2030 443.007/1/2025 7/25/2025 3137BXQY1 FHMS K064 A2 3.22% 3/1/2027 604.507/1/2025 7/25/2025 3136BQDE6 FNA 2023-M6 A2 4.18% 7/1/2028 665.657/1/2025 7/25/2025 3137BSP72 FHMS K058 A2 2.65% 8/1/2026 442.177/1/2025 7/25/2025 3137HAD45 FHMS KJ46 A1 4.77% 6/1/2028 626.997/1/2025 7/25/2025 3137HAMH6 FHMS K506 A2 4.65% 8/1/2028 813.757/1/2025 7/25/2025 3137HB3D4 FHMS K510 A2 5.06% 10/1/2028 316.817/1/2025 7/25/2025 3137HACX2 FHMS K505 A2 4.81% 6/1/2028 803.177/1/2025 7/25/2025 3137BTUM1 FHMS K061 A2 3.34% 11/1/2026 375.997/1/2025 7/25/2025 3137H14B9 FHMS K743 A2 1.77% 5/1/2028 339.257/1/2025 7/25/2025 3137HBCF9 FHMS K512 A2 5.00% 11/1/2028 437.507/1/2025 7/25/2025 3137HDV56 FHMS K524 A2 4.72% 5/1/2029 668.677/7/2025 7/7/2025 02665WEM9 AMERICAN HONDA FINANCE 5.12% 7/7/2028 2,050.007/11/2025 7/11/2025 24422EWA3 JOHN DEERE CAPITAL CORP 1.70% 1/11/2027 1,062.50

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
INTEREST7/14/2025 7/14/2025 24422EXB0 JOHN DEERE CAPITAL CORP 4.95% 7/14/2028 495.007/15/2025 7/15/2025 91282CMF5 US TREASURY N/B 4.25% 1/15/2028 8,500.007/15/2025 7/15/2025 20030NBW0 COMCAST CORP (CALLABLE) 2.35% 1/15/2027 1,468.757/15/2025 7/15/2025 91282CHM6 US TREASURY N/B 4.50% 7/15/2026 4,500.007/17/2025 7/17/2025 713448FX1 PEPSICO INC (CALLABLE) 4.50% 7/17/2029 2,362.507/17/2025 7/17/2025 00724PAJ8 ADOBE INC (CALLABLE) 4.95% 1/17/2030 2,475.007/20/2025 7/20/2025 61746BEF9 MORGAN STANLEY 3.62% 1/20/2027 1,631.257/23/2025 7/23/2025 46647PEA0 JPMORGAN CHASE & CO (CALLABLE) 5.04% 1/23/2028 2,142.007/24/2025 7/24/2025 46647PEU6 JPMORGAN CHASE & CO (CALLABLE) 4.91% 1/24/2029 1,474.507/26/2025 7/26/2025 38141GWB6 GOLDMAN SACHS GROUP INC (CALLABLE) 3.85% 1/26/2027 3,368.757/26/2025 7/26/2025 06406RBA4 BANK OF NY MELLON CORP (CALLABLE) 2.05% 1/26/2027 1,025.007/31/2025 7/31/2025 91282CGJ4 US TREASURY N/B 3.50% 1/31/2030 3,062.507/31/2025 7/31/2025 91282CDW8 US TREASURY N/B 1.75% 1/31/2029 1,487.507/31/2025 7/31/2025 91282CFB2 US TREASURY N/B 2.75% 7/31/2027 5,775.007/31/2025 7/31/2025 91282CFC0 US TREASURY N/B 2.62% 7/31/2029 8,137.508/1/2025 8/25/2025 3137HB3G7 FHMS K511 A2 4.86% 10/1/2028 445.508/1/2025 8/25/2025 3137HAMS2 FHMS K507 A2 4.80% 9/1/2028 800.00

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
INTEREST8/1/2025 8/25/2025 3137BSP72 FHMS K058 A2 2.65% 8/1/2026 442.178/1/2025 8/25/2025 3137HB3D4 FHMS K510 A2 5.06% 10/1/2028 316.818/1/2025 8/25/2025 3137HDXL9 FHMS K526 A2 4.54% 7/1/2029 738.248/1/2025 8/25/2025 3137HAD45 FHMS KJ46 A1 4.77% 6/1/2028 626.268/1/2025 8/25/2025 3137H14B9 FHMS K743 A2 1.77% 5/1/2028 339.258/1/2025 8/25/2025 3137HAMH6 FHMS K506 A2 4.65% 8/1/2028 813.758/1/2025 8/25/2025 3137BTUM1 FHMS K061 A2 3.34% 11/1/2026 375.178/1/2025 8/25/2025 3137BVZ82 FHMS K063 A2 3.43% 1/1/2027 571.678/1/2025 8/25/2025 3137HAQ74 FHMS K508 A2 4.74% 8/1/2028 790.008/1/2025 8/25/2025 3136BQDE6 FNA 2023-M6 A2 4.18% 7/1/2028 666.938/1/2025 8/25/2025 3137HKPF5 FHMS K537 A2 4.43% 2/1/2030 443.008/1/2025 8/25/2025 3137F1G44 FHMS K065 A2 3.24% 4/1/2027 581.048/1/2025 8/25/2025 3137HDV56 FHMS K524 A2 4.72% 5/1/2029 668.678/1/2025 8/25/2025 3137HBCF9 FHMS K512 A2 5.00% 11/1/2028 437.508/1/2025 8/25/2025 3137HAST4 FHMS K509 A2 4.85% 9/1/2028 606.258/1/2025 8/25/2025 3137BXQY1 FHMS K064 A2 3.22% 3/1/2027 604.508/1/2025 8/25/2025 3137HACX2 FHMS K505 A2 4.81% 6/1/2028 803.17

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
INTEREST8/1/2025 8/25/2025 3137HAMN3 FHMS KJ47 A1 5.27% 8/1/2028 847.938/3/2025 8/3/2025 857477CD3 STATE STREET CORP (CALLABLE) 5.27% 8/3/2026 2,636.008/6/2025 8/6/2025 17325FBK3 CITIBANK NA (CALLABLE) 4.83% 8/6/2029 6,047.508/7/2025 8/7/2025 713448GB8 PEPSICO INC (CALLABLE) 4.60% 2/7/2030 2,300.008/9/2025 8/9/2025 459200KM2 IBM CORP (CALLABLE) 2.20% 2/9/2027 1,760.008/10/2025 8/10/2025 69371RS64 PACCAR FINANCIAL CORP 4.95% 8/10/2028 2,475.008/15/2025 8/15/2025 9128282R0 US TREASURY N/B 2.25% 8/15/2027 4,781.258/15/2025 8/15/2025 9128286B1 US TREASURY N/B 2.62% 2/15/2029 7,875.008/15/2025 8/15/2025 912828V98 US TREASURY N/B 2.25% 2/15/2027 3,375.008/18/2025 8/18/2025 06428CAA2 BANK OF AMERICA NA (CALLABLE) 5.52% 8/18/2026 8,289.008/20/2025 8/20/2025 110122DE5 BRISTOL-MYERS SQUIBB CO (CALLABLE) 3.90% 2/20/2028 2,437.508/24/2025 8/24/2025 427866BL1 HERSHEY COMPANY (CALLABLE) 4.75% 2/24/2030 1,543.758/26/2025 8/26/2025 17275RBR2 CISCO SYSTEMS INC (CALLABLE) 4.85% 2/26/2029 2,667.508/31/2025 8/31/2025 912828ZB9 US TREASURY N/B 1.12% 2/28/2027 984.388/31/2025 8/31/2025 91282CCW9 US TREASURY N/B 0.75% 8/31/2026 656.259/1/2025 9/1/2025 478160DH4 JOHNSON & JOHNSON (CALLABLE) 4.55% 3/1/2028 724.219/1/2025 9/25/2025 3137BSP72 FHMS K058 A2 2.65% 8/1/2026 442.17

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
INTEREST9/1/2025 9/25/2025 3137HAMS2 FHMS K507 A2 4.80% 9/1/2028 800.009/1/2025 9/25/2025 3137BVZ82 FHMS K063 A2 3.43% 1/1/2027 571.679/1/2025 9/25/2025 3137HAMH6 FHMS K506 A2 4.65% 8/1/2028 813.759/1/2025 9/25/2025 3137HAMN3 FHMS KJ47 A1 5.27% 8/1/2028 1,193.319/1/2025 9/25/2025 3137HDXL9 FHMS K526 A2 4.54% 7/1/2029 738.249/1/2025 9/25/2025 3137BTUM1 FHMS K061 A2 3.34% 11/1/2026 374.409/1/2025 9/25/2025 3137HKPF5 FHMS K537 A2 4.43% 2/1/2030 443.009/1/2025 9/25/2025 3137HB3D4 FHMS K510 A2 5.06% 10/1/2028 316.819/1/2025 9/25/2025 3137F1G44 FHMS K065 A2 3.24% 4/1/2027 581.049/1/2025 9/25/2025 3137HAD45 FHMS KJ46 A1 4.77% 6/1/2028 625.649/1/2025 9/25/2025 3137HDV56 FHMS K524 A2 4.72% 5/1/2029 668.679/1/2025 9/25/2025 3137BXQY1 FHMS K064 A2 3.22% 3/1/2027 604.509/1/2025 9/25/2025 3137HACX2 FHMS K505 A2 4.81% 6/1/2028 803.179/1/2025 9/25/2025 3137HBCF9 FHMS K512 A2 5.00% 11/1/2028 437.509/1/2025 9/25/2025 3137HAST4 FHMS K509 A2 4.85% 9/1/2028 606.259/1/2025 9/25/2025 3136BQDE6 FNA 2023-M6 A2 4.18% 7/1/2028 666.879/1/2025 9/25/2025 3137HB3G7 FHMS K511 A2 4.86% 10/1/2028 445.50

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
INTEREST9/1/2025 9/25/2025 3137HAQ74 FHMS K508 A2 4.74% 8/1/2028 790.009/1/2025 9/25/2025 3137H14B9 FHMS K743 A2 1.77% 5/1/2028 339.259/2/2025 9/2/2025 89788MAD4 TRUIST FINANCIAL CORP (CALLABLE) 1.26% 3/2/2027 1,013.609/9/2025 9/9/2025 02665WDZ1 AMERICAN HONDA FINANCE 1.30% 9/9/2026 650.009/11/2025 9/11/2025 89236TLB9 TOYOTA MOTOR CREDIT CORP 5.25% 9/11/2028 2,231.259/14/2025 9/14/2025 14913R2Q9 CATERPILLAR FINL SERVICE 1.15% 9/14/2026 1,150.009/14/2025 9/14/2025 09290DAA9 BLACKROCK FUNDING INC (CALLABLE) 4.70% 3/14/2029 5,640.009/15/2025 9/15/2025 91282CKE0 US TREASURY N/B 4.25% 3/15/2027 3,187.509/15/2025 9/15/2025 63743HFG2 NATIONAL RURAL UTIL COOP (CALLABLE) 4.80% 3/15/2028 3,000.009/18/2025 9/18/2025 63873QP65 NATIXIS NY BRANCH 5.61% 9/18/2026 8,531.889/18/2025 9/18/2025 857477CL5 STATE STREET CORP (CALLABLE) 4.99% 3/18/2027 2,246.859/26/2025 9/26/2025 69371RT48 PACCAR FINANCIAL CORP 4.00% 9/26/2029 1,000.009/30/2025 9/30/2025 91282CAL5 US TREASURY N/B 0.37% 9/30/2027 375.009/30/2025 9/30/2025 91282CGS4 US TREASURY N/B 3.62% 3/31/2030 8,337.509/30/2025 9/30/2025 91282CFL0 US TREASURY N/B 3.87% 9/30/2029 7,071.889/30/2025 9/30/2025 91282CGT2 US TREASURY N/B 3.62% 3/31/2028 7,250.009/30/2025 9/30/2025 91282CFM8 US TREASURY N/B 4.12% 9/30/2027 16,190.63

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
INTEREST9/30/2025 9/30/2025 91282CMU2 US TREASURY N/B 4.00% 3/31/2030 6,000.00 Total INTEREST 0.00 209,547.42 0.00
PAYDOWNS7/1/2025 7/25/2025 20.07 3136BQDE6 FNA 2023-M6 A2 4.18% 7/1/2028 20.07 0.217/1/2025 7/25/2025 184.62 3137HAD45 FHMS KJ46 A1 4.77% 6/1/2028 184.627/1/2025 7/25/2025 3,154.51 3137HAMN3 FHMS KJ47 A1 5.27% 8/1/2028 3,154.51 0.017/1/2025 7/25/2025 292.31 3137BTUM1 FHMS K061 A2 3.34% 11/1/2026 292.31 3.598/1/2025 8/25/2025 8,046.23 3137HAMN3 FHMS KJ47 A1 5.27% 8/1/2028 8,046.23 0.028/1/2025 8/25/2025 17.93 3136BQDE6 FNA 2023-M6 A2 4.18% 7/1/2028 17.93 0.188/1/2025 8/25/2025 155.11 3137HAD45 FHMS KJ46 A1 4.77% 6/1/2028 155.11 0.018/1/2025 8/25/2025 277.13 3137BTUM1 FHMS K061 A2 3.34% 11/1/2026 277.13 3.209/1/2025 9/25/2025 16,108.73 3137HAMN3 FHMS KJ47 A1 5.27% 8/1/2028 16,108.73 0.059/1/2025 9/25/2025 18.01 3136BQDE6 FNA 2023-M6 A2 4.18% 7/1/2028 18.01 0.189/1/2025 9/25/2025 122.86 3137BTUM1 FHMS K061 A2 3.34% 11/1/2026 122.86 1.339/1/2025 9/25/2025 164.76 3137HAD45 FHMS KJ46 A1 4.77% 6/1/2028 164.76 Total PAYDOWNS 28,562.27 28,562.27 8.78

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Portfolio Activity
Quarterly Portfolio Transactions
Trade
Date
Settle
Date Par ($) CUSIP
Maturity
Date
Transact
Coupon Amount ($)
Yield
at Market
Realized
Security Description G/L (BV)
SELL7/1/2025 7/3/2025 250,000.00 91282CGV7 US TREASURY N/B 3.75% 4/15/2026 251,398.57 1,096.077/1/2025 7/3/2025 250,000.00 21684LGS5 COOPERAT RABOBANK UA/NY 5.08% 7/17/2026 257,959.71 2,103.607/9/2025 7/11/2025 225,000.00 91282CCF6 US TREASURY N/B 0.75% 5/31/2026 218,614.82 -4,269.157/9/2025 7/11/2025 150,000.00 91282CCF6 US TREASURY N/B 0.75% 5/31/2026 145,743.21 -3,854.958/1/2025 8/5/2025 125,000.00 91282CCF6 US TREASURY N/B 0.75% 5/31/2026 121,702.26 -2,285.029/2/2025 9/4/2025 105,000.00 46625HQW3 JPMORGAN CHASE & CO (CALLABLE) 3.30% 4/1/2026 105,845.78 408.149/2/2025 9/4/2025 200,000.00 91282CHM6 US TREASURY N/B 4.50% 7/15/2026 202,239.47 204.779/2/2025 9/4/2025 300,000.00 91282CCJ8 US TREASURY N/B 0.87% 6/30/2026 293,123.13 -7,856.329/2/2025 9/4/2025 35,000.00 857477CD3 STATE STREET CORP (CALLABLE) 5.27% 8/3/2026 35,456.74 297.859/2/2025 9/4/2025 75,000.00 89236TJK2 TOYOTA MOTOR CREDIT CORP 1.12% 6/18/2026 73,379.63 -1,770.939/2/2025 9/4/2025 200,000.00 3137BSP72 FHMS K058 A2 2.65% 8/1/2026 197,114.53 -285.119/2/2025 9/4/2025 65,000.00 857477CD3 STATE STREET CORP (CALLABLE) 5.27% 8/3/2026 65,848.24 546.499/4/2025 9/5/2025 175,000.00 91282CCW9 US TREASURY N/B 0.75% 8/31/2026 169,850.16 -5,079.939/4/2025 9/5/2025 90,000.00 437076BN1 HOME DEPOT INC (CALLABLE) 2.12% 9/15/2026 89,245.33 833.519/9/2025 9/10/2025 40,000.00 912828YQ7 US TREASURY N/B 1.62% 10/31/2026 39,323.98 -1,078.929/24/2025 9/26/2025 100,000.00 02665WDZ1 AMERICAN HONDA FINANCE 1.30% 9/9/2026 97,476.39 -2,289.92

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Appendix
Important Disclosures
This material is for general information purposes only and is not intended to provide specific advice or a specific recommendation, as it was prepared without regard to any specific objectives or financial circumstances.PFMAM professionals have exercised reasonable professional care in the preparation of this performance report. Information in this report is obtained from sourcesexternal to PFMAM and is generally believed to be reliable and available to the public; however, we cannot guarantee its accuracy, completeness or suitability. We rely on the client's custodian for security holdings and market values. Transaction dates reported by the custodian may differ from money manager statements.While efforts are made to ensure the data contained herein is accurate and complete, we disclaim all responsibility for any errors that may occur. References toparticular issuers are for illustrative purposes only and are not intended to be recommendations or advice regarding such issuers. Fixed income manager and indexcharacteristics are gathered from external sources. When average credit quality is not available, it is estimated by taking the market value weights of individual credit tiers on the portion of the strategy rated by a NRSRO.It is not possible to invest directly in an index. The index returns shown throughout this material do not represent the results of actual trading of investor assets.

Third-party providers maintain the indices shown and calculate the index levels and performance shown or discussed. Index returns do not reflect payment of anysales charges or fees an investor would pay to purchase the securities they represent. The imposition of these fees and charges would cause investmentperformance to be lower than the performance shown.The views expressed within this material constitute the perspective and judgment of PFMAM at the time of distribution and are subject to change. Any forecast,projection, or prediction of the market, the economy, economic trends, and equity or fixed-income markets are based upon certain assumptions and current opinionas of the date of issue and are also subject to change. Some, but not all assumptions are noted in the report. Assumptions may or may not be proven correct asactual events occur, and results may depend on events outside of your or our control. Changes in assumptions may have a material effect on results. Opinions anddata presented are not necessarily indicative of future events or expected performance.PFM Asset Management serves clients in the public sector and is a division of U.S. Bancorp Asset Management, Inc., which is the legal entity providing investmentadvisory services. U.S. Bancorp Asset Management, Inc. is a registered investment adviser, a direct subsidiary of U.S. Bank N.A. and an indirect subsidiary of U.S.

Bancorp. U.S. Bank N.A. is not responsible for and does not guarantee the products, services, or performance of U.S. Bancorp Asset Management, Inc. Theinformation contained is not an offer to purchase or sell any securities. Additional applicable regulatory information is available upon request.For more information regarding PFMAM's services or entities, please visit www.pfmam.com.Further distribution is not permitted without prior written consent.

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Appendix
Important Disclosures
This information is for institutional investor use only, not for further distribution to retail investors, and does not represent an offer to sell or a solicitation of an offer tobuy or sell any fund or other security. Investors should consider the Trust’s investment objectives, risks, charges and expenses before investing in the Trust. Thisand other information about the Trust is available in the Trust’s current Information Statement, which should be read carefully before investing. A copy of the Trust’sInformation Statement may be obtained by calling 1-800-729-7665 or is available on the Trust’s website at www.camponline.com. While the Cash Reserve Portfolioseeks to maintain a stable net asset value of $1.00 per share and the CAMP Term Portfolio seeks to achieve a net asset value of $1.00 per share at the statedmaturity, it is possible to lose money investing in the Trust. An investment in the Trust is not insured or guaranteed by the Federal Deposit Insurance Corporation orany other government agency. Shares of the Trust are distributed by U.S. Bancorp Investments, Inc., member FINRA (www.finra.org) and SIPC (www.sipc.org). PFM Asset Management is a division of U.S. Bancorp Asset Management, Inc., which serves as administrator and investment adviser to the Trust. U.S. Bancorp Asset Management, Inc. is a direct subsidiary of U.S. Bank N.A. and an indirect subsidiary of U.S. Bancorp. U.S. Bancorp Investments, Inc. is a subsidiary of U.S. Bancorpand affiliate of U.S. Bank N.A.Generally, PFMAM’s market prices are derived from closing bid prices as of the last business day of the month as supplied by ICE Data Services. There may bedifferences in the values shown for investments due to accrued but uncollected income and the use of differing valuation sources and methods. Non-negotiable FDIC-insured bank certificates of deposit are priced at par. Although PFMAM believes the prices to be reliable, the values of the securities may not represent the prices at which the securities could have been bought or sold. Explanation of the valuation methods for a registered investment company or local governmentinvestment program is contained in the appropriate fund offering documentation or information statement.

In accordance with generally accepted accounting principles, information is presented on a trade date basis; forward settling purchases are included in the monthly balances, and forward settling sales are excluded.

Performance is presented in accordance with the CFA Institute's Global Investment Performance Standards (GIPS). Unless otherwise noted, performance is shown gross of fees. Quarterly returns are presented on an unannualized basis. Returns for periods greater than one year are presented on an annualized basis. Past performance is not indicative of future returns.

ICE Bank of America Indices provided by Bloomberg Financial Markets.Money market fund/cash balances are included in performance and duration computations.Standard & Poor's is the source of the credit ratings. Distribution of credit rating is exclusive of money market fund/LGIP holdings.Callable securities in the portfolio are included in the maturity distribution analysis to their stated maturity date, although, they may be called prior to maturity.MBS maturities are represented by expected average life.

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Appendix
Glossary
Accrued Interest: Interest that is due on a bond or other fixed income security since the last interest payment was made.Agencies: Federal agency securities and/or Government-sponsored enterprises.Amortized Cost: The original cost of the principal of the security is adjusted for the amount of the periodic reduction of any discount or premium from the purchase date until the date of the report. Discount or premium with respect to short-term securities (those with less than one year to maturity at time of issuance) is amortized on a straight line basis. Such discount or premium with respect to longer-term securities is amortized using the constant yield basis.

Asset-Backed Security: A financial instrument collateralized by an underlying pool of assets – usually ones that generate a cash flow from debt, such as loans, leases, credit card balances, and receivables.

Bankers’ Acceptance: A draft or bill or exchange accepted by a bank or trust company. The accepting institution guarantees payment of the bill as well as the insurer.Commercial Paper: An unsecured obligation issued by a corporation or bank to finance its short-term credit needs, such as accounts receivable and inventory.Contribution to Total Return: The weight of each individual security multiplied by its return, then summed for each sector to determine how much each sector addedor subtracted from the overall portfolio performance.Effective Duration: A measure of the sensitivity of a security’s price to a change in interest rates, stated in years.Effective Yield: The total yield an investor receives in relation to the nominal yield or coupon of a bond. Effective yield takes into account the power of compoundingon investment returns, while nominal yield does not.FDIC: Federal Deposit Insurance Corporation. A federal agency that insures bank deposits to a specified amount.Interest Rate: Interest per year divided by principal amount and expressed as a percentage.Market Value: The value that would be received or paid for an investment in an orderly transaction between market participants at the measurement date.Maturity: The date upon which the principal or stated value of an investment becomes due and payable.Negotiable Certificates of Deposit: A CD with a very large denomination, usually $1 million or more, that can be traded in secondary markets.Par Value: The nominal dollar face amount of a security.Pass-through Security: A security representing pooled debt obligations that passes income from debtors to its shareholders. The most common type is themortgage-backed security.

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LOS ALTOS HILLS
For the Quarter Ended September 30, 2025
Appendix
Glossary
Repurchase Agreements: A holder of securities sells these securities to an investor with an agreement to repurchase them at a fixed price on a fixed date.Settle Date: The date on which the transaction is settled and monies/securities are exchanged. If the settle date of the transaction (i.e., coupon payments andmaturity proceeds) occurs on a non-business day, the funds are exchanged on the next business day.Supranational: A multinational union or association in which member countries cede authority and sovereignty on at least some internal matters to the group, whosedecisions are binding on its members.Trade Date: The date on which the transaction occurred; however, the final consummation of the security transaction and payment has not yet taken place.Unsettled Trade: A trade which has been executed; however, the final consummation of the security transaction and payment has not yet taken place.U.S. Treasury: The department of the U.S. government that issues Treasury securities.Yield: The rate of return based on the current market value, the annual interest receipts, maturity value, and the time period remaining until maturity, stated as a percentage on an annualized basis.

YTM at Cost: The yield to maturity at cost is the expected rate of return based on the original cost, the annual interest receipts, maturity value, and the time periodfrom purchase date to maturity, stated as a percentage on an annualized basis.YTM at Market: The yield to maturity at market is the rate of return based on the current market value, the annual interest receipts, maturity value, and the timeperiod remaining until maturity, stated as a percentage on an annualized basis.

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55 ITEM 5A
Town of Los Altos Hills
City Council Special Meeting Minutes
Thursday, October 16, 2025 at 10:00 A.M.

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

Present: Mayor Kavita Tankha, Vice Mayor Rajiv Bhateja, Council Member Stanley Mok.

Council Member Linda Swan, and Council Member George Tyson

Absent: None
Staff: City Manager Peter Pirnejad, City Attorney Steve Mattas, Deputy City Manager Cody Einfalt, and City Clerk Arika Birdsong-Miller

1. CALL TO ORDER (10:00 A.M.)
Mayor Tankha called the meeting to order at 10:00 A.M.

2. ROLL CALL
Mayor Kavita Tankha, Vice Mayor Rajiv Bhateja, Council Member Stanley Mok, Council Member Linda Swan, and Council Member George Tyson were present.

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

1. John Swan, a Los Altos Hills resident, stated he watched the prior City Council meeting online and was very disappointed, describing it as lacking civility. He expressed concern that some residents publicly criticized staff for issues related to state housing laws, which he believes are unreasonable constraints imposed by Sacramento. He felt the Council should not allow residents to blame staff for state mandates and noted that several statements made by residents at the previous meeting were, in his view, misinformation—such as claims about staff turnover. Mr. Swan referenced similar concerns he raised at the February 20th Council meeting and reiterated that focusing blame internally creates unnecessary division.

He stated that actions by certain residents may now jeopardize the Town’s housing element and increase vulnerability to builder’s remedy applications. He urged the Council to handle the matter differently going forward.

2. Michael Grady, a Los Altos Hills resident, commented on the Town’s Housing Element and expressed concerns regarding City Manager Peter Pirnejad’s role in its preparation and implementation. He stated that he believes the reliance on the Foothill/Twin Oaks site was a significant issue and that opportunities to address this concern were not pursued over the past two years. He also raised concerns about the Town’s response to Public Records Act requests related to communications with the Twin Oaks property owner, noting that he initiated legal action to obtain records and believes some communications may still be outstanding.

3. Cheryl Evans, a Los Altos Hills resident, expressed concerns about resident engagement in Town processes and stated that she believes City Manager Peter Pirnejad’s recent actions have discouraged public participation. She referenced a community meeting on the planning process and stated that the published agenda, in her view, was structured in a way that would deter attendance. Ms. Evans also commented on a Town mailer regarding the Housing

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Element discussion and expressed concern that the wording could have caused some residents to believe the issue did not affect them.Ms. Evans noted that several recent issues, including planning fee questions, fire hazard mapping, and communications regarding the Twin Oaks property, were raised by residents, which she believes demonstrates strong community involvement. She stated that the Town would benefit from a City Manager who actively encourages resident participation and concluded by urging the Council not to extend the City Manager’s contract.

4. John O’Connell, a Los Altos Hills resident, commented that he views the Town as a service organization and believes resident feedback is essential to understanding performance. He expressed concerns about Town Hall’s limited operating days and hybrid work schedules, stating that he does not believe they fully support resident service needs.

Mr. O’Connell also commented on the Pathways Fee discussion, stating that in his view, the focus should be on determining how many miles of pathways the Town aims to build each year and how to manage costs, rather than on increasing fees. He expressed concern about reported pathway construction costs and suggested that clearer targets and cost-management strategies are needed.

He further stated that recent changes to fire hazard severity zones did not address underlying issues and described these matters as examples of leadership challenges.

4. ADJOURN TO CLOSED SESSION TO DISCUSS THE FOLLOWING:

A. Public Employee Performance Evaluation
(Pursuant to Government Code Section 54957)
Title: City Manager
B. Conference with Legal Counsel – Existing Litigation
(Pursuant to Government Code Section 54956(d)(1)
CalHDF, et al v. Town of Los Altos Hills (Case No. 25CV475174)

5. ADJOURN CLOSED SESSION
The Closed Session adjourned.

6. REPORT OUT OF CLOSED SESSION
Attorney Mattas provided a report for the Closed Session. Attorney Mattas explained that the Council considered two items. There was no reportable action from either item. One item concerned litigation titled CalHDF v. Town of Los Altos Hills, relating to the Town’s prior denial of two Builder’s Remedy projects on Mora Drive. The litigation remains in its early stages. The Town completed and lodged the administrative record of proceedings with the court as required by law. The next steps include a briefing by both parties and a subsequent court hearing. The Council will be kept informed of further developments.

7. ADJOURN
The meeting was adjourned.

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Thursday, October 16, 2025, at 6:00 P.M.

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

Present: Mayor Kavita Tankha, Vice Mayor Rajiv Bhateja, Council Member Stanley Mok, Council Member Linda Swan, Council Member George Tyson

Absent: None
Staff: Deputy City Manager Cody Einfalt, Public Works Director WooJae Kim, Community Development Director Jay Bradford, Finance Director Thomas Leung, Senior Planner Jonathan Fox, and City Clerk Arika Birdsong-Miller CALL TO ORDER (6:00 P.M.)
Mayor Tankha called the meeting to order at 6:05 P.M.

ROLL CALL
Mayor Kavita Tankha, Vice Mayor Rajiv Bhateja, Council Member Stanley Mok, Council Member Linda Swan, and Council Member Tyson were present.

PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was recited.

Attorney Mattas provided a report for the September 18, 2025 Closed Session, the City Council met to discuss potential litigation related to the possible refund of building permit fees. By a unanimous 5–0 vote, the Council authorized a full refund of duplicated building permit fees paid between the implementation of the 2020 building permit fee schedule and the suspension of the duplicated MEP All Projects Modifier and Base Fees in October 2022.

Refunds will apply to permits issued during that period with a permit value exceeding $1,000, contingent upon the payee or property owner signing a release. Staff is calculating refund amounts, notifying eligible payees and property owners, and will report back to the Council within two months. Additional funding beyond the CSG refund already received will be reflected in a mid-year budget adjustment.

Attorney Mattas also provided a report for the October 16, 2025 Closed Session, the Council considered two items. There was no reportable action from either item. One item concerned litigation titled CalHDF v. Town of Los Altos Hills, relating to the Town’s prior denial of two Builder’s Remedy projects on Mora Drive. The litigation remains in its early stages. The Town completed and lodged the administrative record of proceedings with the court as required by law. The next steps include a briefing by both parties and a subsequent court hearing. The Council will be kept informed of further developments.

Deputy City Manager Cody Einfalt announced that City Manager Peter Pirnejad had departed earlier today due to a health concern. Prior to his departure, Mr. Pirnejad conferred with Mr. Einfalt regarding the flow of the evening and appointed him to serve as Acting City Manager for the remainder of the meeting. Mr. Einfalt noted that the Council was supported by an excellent team of staff members and department directors to assist in completing the agenda.

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1. AGENDA REVIEW
Mayor Tankha announced that Item 7B would be heard before Item 7A.

2. PRESENTATIONS AND APPOINTMENTS
A. Appointment to the Los Altos Hills Youth Committee
Council Member Swan made a motion to appoint Anya Ramamurthy to the Youth Committee. Vice Mayor Bhateja seconded the motion. APPROVED, VOTE 5-0
B. Appointment to the Los Altos Hills Youth Committee
Vice Mayor Bhateja made a motion to appoint Tara Beri to the Youth Committee. Council Member Tyson seconded the motion. APPROVED, VOTE 5-0
C. Associate Appointment to the Los Altos Hills Environmental Design & Protection Committee
Council Member Tyson made a motion to appoint Peter Brown as an Associate Member to the Environmental Design & Protection Committee with site visit privileges. Council Member Swan seconded the motion. APPROVED, VOTE 5- 0 D. County Finance 5/8 cents Sales Tax, Measure A
Brian Darrow, Special Assistant to the County Executive for the County of Santa Clara, provided a presentation regarding the impacts of recent federal budget cuts enacted through H.R. 1, also known as the “One Big Beautiful Bill Act,” and their implications for the County and local communities.

Mr. Darrow explained that H.R. 1 includes the largest reductions in the history of the Medicaid (Medi-Cal) and Supplemental Nutrition Assistance (CalFresh) programs, which collectively support hundreds of thousands of Santa Clara County residents. Approximately one in four County residents rely on Medi-Cal, and more than 130,000 individuals rely on CalFresh for food assistance.

He noted that Medi-Cal funding represents over half of the County’s healthcare system revenue, with anticipated losses exceeding $1 billion over the next several years. The cuts stem from new eligibility requirements and reductions in provider reimbursement rates. These changes are expected to result in residents losing health coverage, increased reliance on emergency services, and significant fiscal impacts to the County’s healthcare delivery system, which operates four hospitals and fifteen health centers.

Mr. Darrow highlighted the essential role of the County-operated health system, which provides nearly half of all emergency and trauma care in the region, operates the only burn center in the County, and is a major provider of Medicare hospital services. He cautioned that reductions in Medi-Cal funding could cause severe strain across the entire healthcare network.

He also noted that the impacts extend beyond healthcare, affecting County services such as mental health, housing, and public safety, due to limited discretionary

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funding. Approximately 2,200 Los Altos Hills and Los Altos residents rely on Medi-Cal, and more than 300 on CalFresh.

In response, the County has adopted a three-part strategy: (1) internal cost savings and efficiency measures; (2) pursuing state support to help stabilize Medi-Cal funding; and (3) seeking local voter approval of Measure A, a temporary five-year 5/8-cent sales tax proposed for the November ballot, projected to generate $330 million annually to help offset the anticipated shortfall.

Mr. Darrow concluded by emphasizing that the County faces a serious healthcare emergency as a result of H.R. 1, and urged regional collaboration to preserve essential healthcare services.

E. Report from the Los Altos Hills Community Fire District Denise Gluhan, Los Altos Hills Community Fire District Community Education and Risk Reduction Manager, presented an overview of the CERT service area, which encompasses emergency preparedness, CERT/Teen CERT, Firewise Communities, Home Ignition Zone (HIZ) assessments and rebates, Defensible Space/Zone Zero, goat grazing at Byrne Preserve, weed abatement, emergency fire access roads/creek work, and related education initiatives.

Ms. Gluhan reported that the District applied for inclusion on the State Board of Forestry’s Fire Risk Reduction Community List (non-city/county category) for the 2026–2028 cycle, submitting a cover letter and 82 supporting documents.

Documentation addressed criteria including the County CWPP and Los Altos Hills Annex, Firewise materials and twice-monthly public office hours, CERT programming, the District strategic plan, chipping, HIZ survey/rebate, evacuation route projects, and monthly preparedness newsletters.

She outlined ongoing interagency and committee collaborations to align wildfire preparedness best practices across Town bodies and the region. She noted team participation in regional planning for Super Bowl 60 and the FIFA World Cup and highlighted the recent “From Science to Policy” wildfire summit hosted by Supervisor Margaret Abe-Koga, encouraging future Town participation.

Key community concerns include private road egress during evacuations and clarity on emergency vehicle access (EVA) easements and maintenance responsibilities; the District is working with Town staff to evaluate and address these issues.

Firewise program growth was noted: from one to nearly eleven communities (eight recognized; three in application), with continuing recruitment through twicemonthly Firewise office hours (first Wednesday 1:30 p.m.; second Tuesday 7:00 p.m.) and neighborhood/outreach events. A targeted mailer (~1,700 homes in very high or mixed fire severity areas) is promoting HIZ assessments, rebates, and Firewise organization.

Program metrics: year-to-date 326 HIZ assessments completed (up from 71 last year); rebates issued total approximately $126,000 to date ($20,000 in September).

Examples of Zone Zero improvements (e.g., replacing combustible mulch) were provided.

3. PRESENTATIONS FROM THE FLOOR

1. Rajiv Patel, a Los Altos Hills resident and Planning Commissioner, provided an update on the Planning Commission’s October 2 and October 14 meetings.

He reported that the Commission discussed required updates to the Town’s SB 9 and ADU

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ordinances to align with new state laws, including SB 450, and formed two ad hoc committees to advance this work. The Commission is also continuing progress on objective design standards for programs outside of multifamily housing as part of the Housing Element implementation.

Mr. Patel stated that on October 14, the Commission reviewed the land use, objective design standards, and zoning resolution before the Council. Due to limited time for staff analysis, the Commission was unable to fully discuss the recent HCD response. He noted that the Commission identified two potential paths for Council consideration: (1) proceed without amending the Housing Element, ensuring that the land use, ODS, and zoning documents are made consistent before approval, or (2) direct staff to explore alternative amendments to the Housing Element and related documents and return to the Planning Commission on October 27 with options. He concluded by noting that the January 31 deadline remains an important consideration.

2. Jim Waschura, a Los Altos Hills resident, shared that a recent article suggested the Town was “squirming out of its commitments,” which he believes reflects misunderstanding or bias and misrepresents the Town’s intentions. Mr. Washura explained that while the updated Housing Element reduces the multifamily site area from 15 acres to 4.5 acres at the Twin Oaks site, the Town has not reduced its commitment to providing 92 units as originally identified. He noted that the acreage adjustment reflects significant constraints— such as fire risk, water availability, evacuation concerns, and steep slopes—and the extensive work required to develop objective design standards to ensure the site is planned appropriately, not a retreat from the Town’s obligations.

3. John O’Connell, a Los Altos Hills resident, thanked the Council for refunding the building overcharges to affected residents.

He acknowledged the years of effort by many individuals to bring the issue to a resolution.

Mr. O’Connell noted that, through prior discussions, he learned that oversight is not currently part of the Finance and Investment Committee’s mandate. He suggested that the Council consider adding oversight responsibilities to the FIC in the future.

4. Anand Ranganathan, a Los Altos Hills resident, commented on recent concerns regarding Flock camera data access.

He noted that a newly released report by U.S. Senator Ron Wyden indicates that multiple federal agencies—including ICE, the Secret Service, the U.S. Navy, and CBP—have had access to Flock camera data. The report raises concerns about systemic opportunities for misuse and Flock’s lack of corrective action. Mr. Ranganathan stated that Senator Wyden recommended that local jurisdictions consider removing Flock cameras. He acknowledged that the Council had already planned to agendize the topic in early 2026, but urged the Council to bring the item forward to the next meeting.

4. INFORMATIONAL REPORTS (items provided solely for informational purposes) A. Treasurer’s Report – This item was provided solely for informational purposes.

B. Disbursement Report - This item was provided solely for informational purposes.

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5. CONSENT CALENDAR
Council Member Tyson made a motion to approve the Consent Calendar as presented.

Council Member Mok seconded the motion. APPROVED, VOTE 5-0 MOTION PASSED: 5-0
AYES: Tankha, Bhateja, Mok, Swan, Tyson
NOES: None
RECUSE: None
ABSTAIN: None
ABSENT: None
A. Approval of the Special City Council Meeting Minutes September 18, 2025 APPROVED, VOTE 5-0
B. Approval of the Regular City Council Meeting Minutes September 18, 2025 APPROVED, VOTE 5-0
C. Resolution of the City Council Authorizing and Approving the 2025 Town Hall Holiday Closure APPROVED, VOTE 5-0
D. Termination of Appointment on the Pathway Committee APPROVED, VOTE 5-0 E. Waive Second Reading and Adopt an Ordinance Amending Article 6 of Chapter 2, Title 10 of the Los Altos Hills Municipal Code Related to the FY26 Pathway Impact Fee Update APPROVED, VOTE 5-0
F. Resolution Approving the Sewer Construction and Dedication Agreement for Vinedo Lane Sanitary Sewer Force Main Sleeve Extension APPROVED, VOTE 5-0 G. Resolution Approving the Sewer Construction and Dedication Agreement for Ravensbury Avenue – West Loyola Drive Sewer Main Extension APPROVED, VOTE 5-0
H. Resolution Approving the Camino Hermoso Drive Sanitary Sewer Reimbursement Agreement Between the Town of Los Altos Hills and Matthew Eichner & Lori Hokeness, Lily Chau & Rodin Hai-Jew, Pin Gao & Jason Guo, Karen & Chanh Chi, Shazy Zarghamee & Mehrdad Rezaee, Mukta & Harshvardhan Sharangpani, And Catriona & Ryan Cairns APPROVED, VOTE 5-0 I. Resolution Accepting the Lower Arena Improvements at Westwind Community Barn Performed by Nebo Construction as Complete; Authorizing the Release of Final Retention to the Contractor; and Directing the City Clerk to File a Notice of Completion APPROVED, VOTE 5-0

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6. ONGOING BUSINESS
A. Waiver of reading and introduction of an ordinance for the 2025 California Building Standards Code adoption for the Town of Los Altos Hills. The ordinance amends Title 8 (Building Regulations) of the Los Altos Hills Municipal Code to adopt by reference all twelve parts of the 2025 California Building Standards Code, including the Administrative, Building, Residential, Electrical, Mechanical, Plumbing, Energy, Wildland Urban Interface, Historical Building, Fire, Existing Building, Green Building Standards (CALGreen), and Referenced Standards Codes, together with local amendments.

Community Development Director Jay Bradford presented the first reading of an ordinance to adopt the 2025 California Building Standards Code (CBSC) with local amendments. The ordinance updates Title 8 (Building Regulations) of the Municipal Code and incorporates all twelve parts of the 2025 CBSC, including Building, Residential, Fire, Energy, CALGreen, Historical Building, Existing Building, Wildland-Urban Interface, and related referenced standards.

He explained that the 2025 CBSC was adopted by the state on July 1, 2025, and will become effective January 1, 2026, requiring local jurisdictions to adopt the new code. He also noted the impact of AB 130, which establishes a six-year moratorium (Oct. 1, 2025–June 1, 2031) on new local amendments affecting residential units, with limited exceptions. Jurisdictions may continue enforcing amendments already adopted before September 30, 2025, and the Town will rely on these exceptions to maintain its previously adopted local standards.

Mr. Bradford reviewed the Town’s prior code adoptions from the 2019, 2022, and 2024 cycles, including energy reach codes, fire safety provisions, and the Town’s Zero-NOx policy. He summarized Council direction from the September 18, 2025, study session, noting that all staff recommendations were unanimously supported. These included working with Town committees and the Fire District on amendments, updating Wildland-Urban Interface standards, refining fire and administrative code provisions (including refund timelines and enforcement), and preparing technical amendments across core and specialized building codes.

He reported that the Environmental Protection & Resource Committee (EPRC) and the Environmental Initiatives Committee (EIC) Reach Code Subcommittee reviewed the proposed language and recommended the amendments related to energy and sustainability, including changes involving heat-pump/“two-way AC” systems. Any amendments to the Energy Code (Part 6) must be submitted to the California Energy Commission (CEC) for review and approval to ensure cost-effectiveness. Supporting resolutions and findings will accompany that submittal.

If introduced, the ordinance will return to the City Council for second reading on November 20, 2025, with local amendments becoming effective January 1, 2026, concurrent with the statewide code. He noted that CEQA does not apply because the ordinance is a regulatory action and does not approve any project or create environmental impacts. The fiscal impact is limited to staff time and routine publication costs, with future implementation funded through existing building services fees.

J. Approve an Amendment to the Agreement with BMI Imaging Systems, Inc. to Increase the Not-to-Exceed amount by $19,625.10 from $59,999 to $79,624.10 to Expand the Scope of their File Scanning Services to the Town of Los Altos Hills APPROVED, VOTE 5-0

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Public Comments:

1. Allan Epstein, a Los Altos Hills resident, commended Community Development Director Jay Bradford for his work, noting the complexity of the various building and municipal codes involved. He encouraged the Council to choose the option that does not include changes to the administrative code at this time. He explained that administrative provisions—such as construction time limits, penalties, and refunds—are specific to how the Town wishes to operate and have not yet been fully vetted. He added that the technical code updates can move forward independently, and the current administrative provisions can remain in place until the Town has had more time to review them.

2. Anand Ranganathan, a Los Altos Hills resident, expressed support for two components of the proposed code updates. He supported requiring that new or replacement air conditioning units be heat pumps, noting that while the immediate greenhouse gas impact is small, it positions homes to reduce emissions significantly when furnaces are eventually replaced. He also supported applying zero-NOx requirements to multifamily buildings, stating that avoiding new gas infrastructure now will prevent greater challenges in the future, as transitioning multiple units off gas would be far more difficult than converting individual homes.

3. John O’Connell, a Los Altos Hills resident, commented that the presentation contained many complex elements that may need further explanation before decisions are made. He expressed concern about a proposal requiring residents to submit photographic evidence as part of permit applications, stating he would oppose it due to privacy risks and potential data breaches, whether by the Town or third-party agencies. He added that several components of the proposal appear to need more analysis and should not be approved without additional understanding.

Vice Mayor Bhateja made a motion to Waive Reading and Introduce the Ordinance for the 2025 California Building Standards Code adoption for the Town of Los Altos Hills. The Ordinance amends Title 8 (Building Regulations) of the Los Altos Hills Municipal Code to adopt by reference all twelve parts of the 2025 California Building Standards Code, including the Administrative, Building, Residential, Electrical, Mechanical, Plumbing, Energy, Wildland Urban Interface, Historical Building, Fire, Existing Building, Green Building Standards (CALGreen), and Referenced Standards Codes, together with local amendments removing Ordinance Section 2 and Section 24; adding the review of administrative amendments be considered by the Planning Commission and the Finance and Investment Committee. Council Member Tyson seconded the motion. APPROVED, VOTE 5-0
MOTION PASSED: 5-0
AYES: Tankha, Bhateja, Mok, Swan, Tyson
NOES: None
RECUSE: None
ABSTAIN: None
ABSENT: None

7. PUBLIC HEARING
A. Consideration of a resolution adopting an amendment to the General Plan Land Use Element; waiver of reading and introduction of an ordinance making amendments to Chapter 1 (Zoning) of Title 10 (Zoning and Site Development) of the Los Altos Hills Municipal Code to

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rezone certain parcels identified in the 2023-2031 Housing Element from ResidentialAgricultural (R-A) to Multi-Family (MF), Multi-Family Overlay (MFO), and Floating MultiFamily Overlay (FMFO) zones and to establish multi-family development standards; and a resolution approving Objective Design Standards for multi-family developments (File #GPA25-0002, MCA25-0003).

CEQA Review: Consideration of exemption pursuant to Public Resources Code section 21080.085 and California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3).

Community Development Director Jay Bradford presented an overview of the proposed actions needed to implement the Town’s certified 2023–2031 Housing Element. His presentation covered three major components: an amendment to the General Plan Land Use Element, the introduction of a multifamily rezoning ordinance, and the adoption of Objective Design Standards for multifamily development.

He explained that state Housing Element law requires the Town to rezone identified inventory sites, Foothill College, St. Nicholas School, and the Twin Oaks parcels, to meet its Regional Housing Needs Allocation (RHNA) and to maintain adequate sites throughout the eight-year cycle. The Housing Element commits the Town to producing capacity for 489 units, including 197 lower-income units, and sets a deadline of January 31, 2026, to complete multifamily rezoning.

Mr. Bradford described the year-long process involving the Planning Commission, public workshops, consultant analysis, and prior Council direction. He noted that the Commission held multiple meetings in 2025 to refine density ranges, developable area calculations, slope constraints, circulation and parking requirements, and measurable design standards. In September, the Commission formally recommended approval of the rezoning package, Land Use Element amendments, and Objective Design Standards.

He then outlined the key elements of the multifamily rezoning ordinance, including creation of new multifamily zones, establishing minimum densities of 20–24 units per acre, defining permitted and conditional uses, setting development standards, and allowing “by-right” approval for qualifying affordable housing projects. He noted that these actions align with state “no-net-loss” requirements and ensure consistency with the Housing Element’s projected yields of 210 units at Foothill, 75 at St. Nicholas, and 92 at Twin Oaks.

Mr. Bradford also summarized the Objective Design Standards, explaining that they provide clear, measurable requirements for building form, circulation, landscaping, grading, materials, lighting, and site design. These standards are required under state law to streamline housing approvals and to ensure local regulations are objective and nondiscretionary. The standards also include a process that allows applicants to request limited exceptions.

He stated that the General Plan amendment updates the Land Use Element to incorporate multifamily designations and ensure consistency with the rezoning actions. He noted that the rezoning and related updates qualify for CEQA exemptions because they implement the Housing Element and do not authorize physical development or changes to environmental resources.

Mr. Bradford concluded by emphasizing that adopting these items is necessary to maintain Housing Element certification, comply with state law, and preserve local control. He reported that work on these actions is included in the City Council’s adopted Work Plan, and that all required consultant and staff work has been budgeted.

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Mayor Tankha opened the Public Hearing for comments from the public.

PUBLIC COMMENTS:

1. John O’Connell, a Los Altos Hills resident, stated that applicants should not be required to rely on complex computer modeling to calculate net buildable areas, noting that publicly available Santa Clara County LIDAR data already provides accurate slope-density information needed to determine LUF, MDA, and MFA. He reiterated his longstanding view that net buildable acres is a flawed and unworkable concept and recommended that the Town continue using LUF, which he believes can achieve the same objectives with clearer incentives.

He also commented on the average unit size assumptions used for multi-family developments, stating that while a 750-square-foot average seems reasonable, the current incentive structure for lower-income units is insufficient and overly dependent on MFA and MDA bonuses. He expressed concern that the proposed objective design standards are not fully developed and should not be adopted at this time.

Mr. O’Connell urged the Council not to introduce zoning-related changes in a piecemeal fashion or before the Housing Element Amendment is adopted. He cautioned that adopting standards inconsistent with the Housing Element could expose the Town to court-ordered corrections. He recommended that all related actions be completed together, ideally by January 31, and noted that an emergency ordinance could be used if necessary to meet that deadline.

2. Jim Waschura, a Los Altos Hills resident, expressed support for adopting the objective design standards now in order to “lock them in,” noting that the Town can always amend them later if needed. He also emphasized the importance of maintaining the 750-square-foot average unit size figure. He explained that the Planning Commission focused on creating affordable units, not just additional units, and that increasing the average unit size would lead to more market-rate units and make it harder for the Town to meet its RHNA obligations.

Vice Mayor Bhateja made a motion to waive the reading and introduce the Ordinance making amendments to Chapter 1 (Zoning) of Title 10 (Zoning and Site Development) of the Los Altos Hills Municipal Code to rezone certain parcels identified in the 2023-2031 Housing Element from Residential-Agricultural (R-A) to Multi-Family (MF), Multi-Family Overlay (MFO), and Floating Multi-Family Overlay (FMFO) zones and to establish multi-family development standards; and a resolution approving Objective Design Standards for multifamily developments with the changes in the errata sheet. Council Member Tyson seconded the motion. APPROVED, VOTE 4-0-1. Council Member Mok abstained.

MOTION PASSED: 4-0-1
AYES: Tankha, Bhateja, Swan, Tyson
NOES: None
RECUSE: None
ABSTAIN: Mok
ABSENT: None
B. Receive an Update Regarding the Proposed Amendment to the General Plan 2023-2031 Housing Element, and potential consideration of a resolution making findings and approving the Housing Element amendment with an effective date contingent on formal certification by the State Department of Housing and Community Development.

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Mayor Kavita Tankha opened the discussion by clarifying that the Town currently has a certified Housing Element. She explained that after certification, some residents raised concerns about the increased density planned at the Twin Oaks site. In response, the Council began pursuing an amendment to the Housing Element, focusing on two goals: ensuring future development occurs on the flatter portions of Twin Oaks and limiting maximum density per acre while keeping the total number of units unchanged.

She reported that the Town received a response from HCD the previous Friday. In its letter, HCD expressed concern that limiting development at Twin Oaks could reduce the number of units and that the other two opportunity sites—Foothill College and St. Nicholas School—may not deliver the expected housing capacity. She noted that both institutions have recently signaled uncertainty about developing their sites.

Mayor Tankha emphasized that the Town must complete multifamily zoning by the January 31 deadline to maintain Housing Element certification. Given HCD’s concerns and the evolving circumstances at the opportunity sites, she stated that the Council and community will need to carefully evaluate all options. She then turned the discussion to staff for the formal report and invited further comments and brainstorming from the Council and the public.

Community Development Director Jay Bradford reported that the Town received a letter from HCD the previous Friday and that the Planning Commission had discussed Housing Element implementation at its recent meeting. He noted that the Commission reviewed the documents that will be presented under Item 7A and received public comment related to the Housing Element amendment. He stated that this brings the Council up to date and that staff looks forward to further discussion on the multifamily rezoning, Objective Design Standards, and the related Land Use Element amendment in the next agenda item.

Mayor Tankha opened the Public Hearing for comments from the public.

PUBLIC COMMENTS:

1. Jim Waschura, a Los Altos Hills resident, reminded the Council of key timing considerations related to the Housing Element. He noted that the Planning Commission will meet on October 27, which allows some time for staff to meet with HCD to clarify the Town’s intentions and address any misunderstandings. He stated that while these discussions may not change decisions, they could help guide the most productive path forward.

He also emphasized that meeting the January deadline requires two months for ordinance readings and an additional month for staff preparation after Council direction, which will likely affect the December meeting schedule.

2. John O’Connell, a Los Altos Hills resident, emphasized the importance of fully understanding the concerns raised in HCD’s recent letter. He noted that although HCD expressed willingness to assist the Town toward compliance, the letter raises questions about whether the three Twin Oaks parcels qualify as “adequate sites,” since they may be considered in use. He said this determination will require careful findings and discussion with HCD.

He also pointed out a potential calculation issue in the Town’s materials, explaining that state law requires using the minimum density of 20 units per acre for capacity analysis. Using only the buildable acreage results in fewer than the required 92 units, while using gross acreage meets the

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minimum. He added that there are inconsistencies between the Town’s land use, zoning, and objective design standards that should be clarified.

Mr. O’Connell urged the Council not to proceed with first readings of related zoning and land use ordinances until additional guidance is received from HCD, expressing concern that moving forward prematurely could place the Town in a no-net-loss situation if adequate sites are not maintained.

He also expressed concerns about a letter submitted by the Housing Defense Fund and stated that several residents are prepared to send correspondence to HCD to clarify the Town’s position. He added that the statutory deadline may be subject to interpretation and that the Town could potentially seek a one-year extension under SB 197 if certain criteria are met. Mr. O’Connell concluded by noting that some residents may be willing to offer alternative lower-income housing sites if a backup plan becomes necessary.

2. Anne Paulson expressed concerns about the accuracy and reliability of the Town’s buildable acreage calculations for the Twin Oaks site. She noted that different Town documents reference different amounts of excluded acreage and that her own attempt to replicate the calculations using the County Assessor’s GIS tool produced yet another number. She stated that because the buildable acreage cannot be determined consistently or objectively, it does not meet the requirement for a clear, knowable standard that developers must follow.

She also raised concerns about the proposed average unit size of 750 square feet, noting that multifamily projects built in Los Altos since 2018 have significantly larger average square footage due to market expectations and development. She suggested the Town reconsider both the acreage methodology and the assumed unit size.

3. Michael Grady, a Los Altos Hills resident, added clarification regarding the availability of the Twin Oaks parcels identified as Lots 4, 5, and 6. He noted that the SB 330 application submitted by the property owner expresses a clear intent to develop multifamily housing on those lots. He also stated that, under SB 330, the existing houses on those parcels are identified as unoccupied, which supports their availability for redevelopment.

After the City Council received an update regarding the Proposed Amendments to the General Plan 2023-2031 Housing Elements. No actions were taken.

8. NEW BUSINESS
A. Resolution Amending the Committee Charter to expand the membership of the Technology Committee from seven (7) members to nine (9) members.

City Clerk Arika Miller presented the staff report recommending adoption of an amendment to the Town’s Standing Committee Resolution to update the Technology Committee charter.

She explained that the Technology Committee reached consensus at its September 17, 2025 meeting to request an increase in its membership from seven to nine members. Ms. Miller stated that expanding the committee would broaden community participation, increase the diversity of technical expertise, and better support the Town’s ongoing technology initiatives, including implementation of the three-year IT Strategic Plan. She noted that the amendment would revise the section of the Standing Committee Resolution pertaining specifically to the Technology Committee and confirmed that the proposed action has no fiscal impact.

Vice Mayor Bhateja made a motion to approve the Resolution Amending the Committee

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Charter to expand the Technology Committee from seven (7) to nine (9) members. Council Member Tyson seconded the motion. APPROVED, VOTE 5-0
B. Appointment to the Los Altos Hills Technology Committee - Lew Jamison and Augustin Farrugia
City Clerk Arika Miller presented the report regarding appointments to the Los Altos Hills Technology Committee. She noted that two applications were received for consideration, one from Lewis “Lew” Jamison and one from Augustin Farrugia. Ms. Miller stated that, if appointed, both applicants would serve terms beginning in October 2025 and ending in October 2029. She also explained that, under approved Resolution, the Technology Committee may consist of five to nine members, and that no vacancies would remain following these appointments.

Vice Mayor Bhateja made a motion to Appoint Lew Jamison and Augustin Farrugia to the Technology Committee. Council Member Swan seconded the motion. APPROVED, VOTE 5-0
C. Resolution approving the updated Travel and Expense Policy Finance Director Thomas Leung presented the staff report recommending adoption of a resolution approving the updated Travel and Expense Policy. He explained that the Town’s current policy was last updated in June 2023 and periodic revisions are necessary to reflect modern practices, improve clarity, and maintain strong fiscal controls. Mr. Leung summarized the key updates, including new guidelines for training and conference attendance, requirements for international travel approvals, clarification of airfare and seat upgrade rules, adoption of federal GSA per diem rates for meals, updated procedures for business meals and incidental expenses, reduced use of cash advances, preferred use of Town credit cards for registration payments, and expectations for refueling rental vehicles. He noted that the revisions streamline processes while ensuring accountability and consistency. Mr. Leung stated that approval of the updated policy has no fiscal impact.

Vice Mayor Bhateja made a motion to approve the Resolution updating the Travel and Expense Policy, specifying that City Council Members will follow the same rules as staff, while remaining consistent with state law. Council Member Mok seconded the motion. APPROVED, VOTE 5-0
MOTION PASSED: 5-0
AYES: Tankha, Bhateja, Mok, Swan, Tyson
NOES: None
RECUSE: None
ABSTAIN: None
ABSENT: None

9. REPORTS FROM COMMITTEES, SUBCOMMITTEES, AND COUNCILMEMBERS

ON OUTSIDE AGENCIES
Council Member Linda Swan reported that she, along with Council Member Stanley Mok, attended the Cal Cities Conference in Long Beach. She shared that one of the key takeaways was the ability for cities to collect Transit Occupancy Tax (TOT) on Airbnb short-term

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rentals. She noted that Airbnb activity in Los Altos Hills generates an estimated $2 million annually, meaning a 10% TOT could yield several hundred thousand dollars in revenue for the Town with minimal administrative burden. Council Member Swan stated that implementing a TOT would require a ballot measure since the Town has no hotels and therefore does not currently levy such a tax. She added that this could also help ensure Airbnb operators obtain required business licenses, as many operate informally or without clear oversight. She suggested that the Council consider exploring a TOT measure for a future ballot, such as 2026 or 2028.

Council Member Stanley Mok reported that he attended a four-hour session at the Cal Cities Conference that focused on managing incivility during public meetings. He explained that the training addressed how elected officials can recognize, understand, and appropriately respond when members of the public use hostile or abusive language, and he shared that the session provided tools he hopes to use in the future. He also commented on the overall value of the conference, noting that although the days were long, the learning opportunities were significant. Council Member Mok encouraged all current and future Council Members to participate in Cal Cities or Cities Association trainings, stating that these programs are essential for developing the knowledge and skills needed to govern effectively. He added that other cities, such as Saratoga, send their full councils to these conferences, demonstrating their importance.

Vice Mayor Bhateha reported that he visited Anderson Reservoir to observe the seismic retrofit project and noted that it was an impressive and extensive effort. He also worked with GreenWaste to resolve issues with their newly launched app, which initially was not functioning. He stated that the Technology Committee would like to host two presentations in November: one focused on artificial intelligence and another providing an updated version of last year’s cybersecurity seminar, and he asked whether the Council was comfortable with the committee moving forward. He added that the Emergency Preparedness and Response Committee continues to work on the municipal code update and the Emergency Operations Plan, including determining how to handle the Town’s emergency public address system.

Lastly, he reported that the Finance and Investment Committee has had its last three meetings canceled due to delays in receiving necessary data and is still awaiting the draft fee study from NBS, noting the hope that progress can resume so the Town may update its longawaited fee schedule.

10. STAFF REPORTS
A. City Attorney Steve Mattas had no report.

B. City Clerk Arika Miller announced that a Special Election will be conducted in the Council Chambers from November 1–4, 2025, rendering the Chambers unavailable for committee meetings during that period. She reminded all Town committees that their 2026– 2027 requests are due by November 7, 2025, for City Council consideration at the upcoming Work Plan meeting. Mrs. Miller also reported that Town Hall will be closed on December 22 and December 23, 2025, for the holiday season and will resume normal business on Monday, December 29, 2025.

C. Community Development Director Jay Bradford reported that at its meeting of

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September 25, 2025, the Environmental Initiatives Committee unanimously recommended that the City Council adopt a resolution supporting the Bay Area Air Quality Management District’s (BAAQMD) Zero-NOx Rules. This item has already been approved by several neighboring cities and is under consideration by others. The resolution will be agendized for City Council consideration at the next meeting.

Director Bradford also noted that the Planning, Engineering, and Building Fee Study is progressing. Town staff and the consultant team have resolved initial data validation issues and are now focusing on cost allocation analysis, which will determine the proposed fee values to be presented to the City Council for consideration.

D. Finance Director Thomas Leung reported that the annual financial audit is underway, with the trial balance submitted to the auditors this week.

Assessed property values in Los Altos Hills increased by 5.8% in FY 2025–26 to $11.69 billion, reflecting high-value residential sales and new construction activity despite a moderating real estate market.

Mr. Leung noted that staff presented the AI Futures Lab concept to the Technology Committee and received feedback on priority areas and potential project focus. The AI Futures Lab is a cross-departmental initiative aimed at developing practical AI tools to enhance municipal operations and resident services. The program emphasizes staff-driven projects, interdepartmental collaboration, and responsible innovation consistent with the Town’s AI Policy.

He further reported that the Town currently incorporates many zero-based budgeting principles, requiring departments to justify annual expenditures rather than carry forward prior allocations. Staff has been directed to review options for aligning the zero-based budgeting framework with the Council’s priority-setting process to strengthen oversight of core versus discretionary spending and improve transparency in future budget cycles.

E. Public Works Director WooJae Kim reported on several ongoing infrastructure projects.

Regarding the Los Altos Hills Community Fiber Funding Agreement, Mr. Kim noted that underground fiber conduits for the Fremont Road project area have been fully installed, with fiber lines and the network cabinet expected to be completed by the end of next week. In the Stonebrook/Prospect/La Loma project area, conduit installation is currently underway and will continue through November. Fiber line installation for these segments is anticipated to occur in March 2026 to align with the fiber connection to the ARK building at Foothill College. The Los Altos Hills Community Fiber (LAHCF) organization has requested an extension of the funding agreement, and the Technology Committee voted last week to recommend extending the agreement to June 2026. Staff plans to agendize the funding agreement extension for consideration at the November City Council meeting.

Mr. Kim also provided an update on the El Monte Fire Station Utility Undergrounding (Rule 20A) Project. The Town’s contractor, Phoenix Electric, has completed paving and restriping in the project area. AT&T continues to underground its overhead utilities, and staff recently learned that Comcast still has several remaining overhead lines to relocate underground. Both Comcast and AT&T are expected to complete their undergrounding work by November 2026, marking the completion of the Rule 20A project.

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F. Deputy City Manager Cody Einfalt reported that negotiations with the Santa Clara County Sheriff’s Office (SCCSO) are ongoing, as the Town’s current law enforcement services agreement expires on June 30, 2026. The Town, working with the Sheriff Contract Ad Hoc Committee, has communicated priorities including service costs, response times, staffing transparency, and community engagement. A draft term sheet was sent to the Sheriff’s Office in July. With union negotiations now concluded and salary increases approved, the Town anticipates receiving proposed cost figures by the end of October and aims to complete contract negotiations by March 2026.

Mr. Einfalt also noted that the Our Town Request for Proposals (RFP) process is underway following Council direction to combine Our Town and the Quarterly Newsletter. Staff will solicit competitive quotes from vendors, with submissions expected by the end of the month.

In addition, the Town Hall Home Ignition Zone (HIZ) Assessment was recently completed in collaboration with the Los Altos Hills County Fire District to promote fire preparedness awareness. Staff plans to share the findings with several Town committees for informational purposes and will begin landscaping improvements along the rear fencing line of Town Hall on November 8.

Upcoming Events:

Halloween Costume Game Night
• Date: Saturday, October 18, 2025
• �•Time: 6 – 9 p.m.
• �•Location: Town Hall Council Chambers, 26379 Fremont Road, Los Altos Hills The Town will host the return of Costume Game Night, a Halloween-themed evening filled with games, treats, and festive fun for all ages. Attendees are encouraged to come in costume and enjoy pizza, popcorn, candy, and refreshments. The event promises entertainment for all—whether guests arrive as ghosts, goblins, or board game champions—and aims to bring the community together for a night of spooky celebration.

Trick or Treating at Town Hall
• Date: Friday, October 31, 2025
• �•Time: 3:00 – 5:00 p.m.
• �•Location: Town Hall, 26379 Fremont Road, Los Altos Hills Families are invited to join the Trick or Treat Tour at Town Hall, where children can explore the building, collect candy and goodies, and participate in festive games. Local elected officials may also join in the fun as the Town celebrates Halloween with the community.

11. COUNCIL INITIATED ITEMS
A. Study Session for consideration of alternate multi-family housing sites in Town Vice Mayor Bhateja noted that much of the evening’s discussion focused on housing and referenced the recent letter from HCD regarding site viability in the Town. He recalled that the Council had previously directed staff to identify potential alternative housing sites but acknowledged that staff has had many competing responsibilities. He suggested that the Council consider forming an ad hoc committee to assist with this work, with occasional support from staff and possibly participation from interested residents. He explained that if the Town receives a no-net-loss directive from HCD, it would have 180 days to respond, and having preliminary work already completed would better position the Town to meet that deadline.

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PUBLIC COMMENT:

1. Jim Waschura, a Los Altos Hills, stated that he would like to volunteer to participate in the proposed ad hoc effort and encouraged finding a way to include Planning Commissioners in the process. He noted that the Council could appoint a subcommittee, which could then reach out to interested residents and Planning Commissioners, as was done previously. He shared that he had participated in one productive meeting on the subject in the past and expressed hope that more collaborative discussions could occur. He also reminded the Council to be mindful of noticing requirements to avoid triggering the need to publicly notice every meeting.

2. John O’Connell, a Los Altos Hills resident, stated that he was pleased the Council was moving forward promptly on identifying alternative housing sites, as he had recommended earlier. He explained that there are two different perspectives on what types of sites should be considered and shared an example from a 100-percent affordable development in Los Altos.

He noted that when he showed residents a photo of the building, many assumed it contained hundreds of units when it actually had only ninety, illustrating that the real concern is not density but concentration. He emphasized that past analysis tended to focus on large parcels, but he believes the Town should instead explore multiple smaller sites. He noted that HCD will accept parcels of at least one-half acre and said that, with proper incentives, several halfacre to one-acre sites could be brought forward quickly, including portions of existing conforming parcels. He encouraged the ad hoc committee to consider a distributed, smallersite strategy to make rapid progress.

City Council created an Ad Hoc Committee with Vice Mayor Bhateja and Council Member Mok to establish recommendations for alternate multi-family housing sites for the City Council to consider. APPROVED, VOTE 5-0

12. ADJOURN
Mayor Tankha adjourned the meeting at 10:21 p.m.

Respectfully submitted,
Arika Birdsong-Miller

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Town of Los Altos Hills
City Council Special Meeting Minutes
Wednesday, October 29, 2025 at 6:00 P.M.

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

Present: Mayor Kavita Tankha, Vice Mayor Rajiv Bhateja, Council Member Stanley Mok.

Council Member Linda Swan, and Council Member George Tyson

Absent: None
Staff: City Attorney Steve Mattas, Acting City Manager Cody Einfalt, Community Development Director Jay Bradford, and City Clerk Arika Birdsong-Miller

1. CALL TO ORDER (6:00 P.M.)
Mayor Tankha called the meeting to order at 6:00 P.M.

2. ROLL CALL
Mayor Kavita Tankha, Vice Mayor Rajiv Bhateja, Council Member Stanley Mok, Council Member Linda Swan, and Council Member George Tyson were present.

3. ONGOING BUSINESS
A. Consideration of an update regarding housing element amendment options and provide potential direction to staff
Council Member Stanley Mok stated that he must abstain from participation in the meeting and from any voting that may occur.

City Attorney Steve Mattas presented an overview of options for maintaining compliance with the Town’s certified Housing Element and meeting the statutory January 31, 2026 rezoning deadline. He explained that the Town is proceeding with multifamily zoning for St. Nicholas, Foothill College, and Twin Oaks, adopting objective design standards, and processing a Housing Element amendment that was submitted to HCD, which responded with an October 10 comment letter followed by a conference with HCD staff Paul McDougal and Reed Miller. HCD asked the Town to further substantiate that the three primarily non-vacant sites remain realistic for multifamily development in light of public comments, either by demonstrating property owner interest or by preparing a market feasibility analysis, a tool recently endorsed by the courts as a valid way to demonstrate adequate sites. Mattas outlined a ranked list of 11 options, nine of which could assist with the current zoning and amendment: (1) obtaining updated letters from Foothill, Twin Oaks, and St. Nicholas property owners indicating intention or interest in development; (2) commissioning a market analysis for the multifamily areas on all three sites (estimated cost about $5,000) to show economic viability; (3–5) increasing maximum density and/or developable acreage at Foothill College (e.g., reverting to 30 dwelling units per acre, considering densities of 40–50 units per acre, and/or increasing the minimum developable area from 8.8 to 10 acres within the existing overlay on the 124-acre campus); (6–8) reverting the Twin Oaks

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rezoning area (currently lots 4–6) to 30 units per acre over 4.5 acres, considering instead rezoning lots 1–3, and potentially zoning 0.5–1 acre of the nearby Arastradero parcel for multifamily development in light of expressed developer interest; and (9) allowing development on slopes up to 30%, a previously discussed but not recommended Planning Commission option that would increase potential yield across all sites. He noted that options 10 and 11—continuing work of the Alternative Sites Committee and highlighting the Town’s strong ADU production (about 72 ADUs to date versus 60 projected, or roughly 20% above expectations)—are important but will not by themselves resolve the January 31 zoning compliance issue. Mattas clarified that while the Housing Element amendment is currently “out for review,” the underlying Housing Element remains certified and could be withdrawn if desired, but failure to adopt compliant zoning by the statutory date, or failure to timely correct any HCD-identified deficiencies after adoption, could result in the Town being deemed out of compliance and subject again to builder’s remedy applications. In response to Council questions, he and staff explained that the January 31, 2026 deadline is set by statute (calculated from January 31, 2023) and is more controlling than the “Q1 2026” language in the Housing Element; that zoning ordinances must be adopted at a regular or properly adjourned regular Council meeting and are not effective for 30 days after adoption, making a December adoption target prudent; and that while HCD may later require corrections to the adopted zoning within a relatively short time frame, they do not pre-approve zoning ordinances before they take effect. Community Development Director Jay Bradford and consultants, including Veronica Tam and representatives from Michael Baker International, also provided supporting information on Foothill’s interest in faculty housing, the campus acreage, and the structure of a market analysis.

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

1. Michael Grady, a Los Altos Hills resident, stated that the Town’s current challenge is not related to the Twin Oaks site and that modifying zoning at Twin Oaks will not resolve the issue before HCD. He explained that the real problem is demonstrating that the St. Nicholas and Foothill College sites have the development capacity the Town claimed in its housing element, 285 total units, including 125 affordable units. He noted that multiple sources, including the October 21 residents’ letter to HCD and presentations by Michael Baker, show that Twin Oaks already meets the housing element’s target of 92 units on lots 4, 5, and 6. He cautioned that proposals to rezone Twin Oaks to allow building on steeply sloped lots 1 through 3, or to increase density on slopes over 25 percent, do not address the fundamental deficiency at St. Nicholas and Foothill and would enable excessive grading on unstable hillsides. He emphasized that both Michael Baker and Town residents consistently support locating any multifamily housing at Twin Oaks on the flatter portions of the site.

2. John O’Connell, a Los Altos Hills resident, stated that he wanted to focus on offering a solution rather than dwelling on the problems. He expressed concern that the Town is at risk of housing element decertification, particularly due to no-net-loss requirements and insufficient consideration of unit allocations by income category. He proposed a multifaceted strategy to complete by January 31, beginning with continuing the rezoning of Twin Oaks lots 4, 5, and 6 as planned. He recommended adding 7690 El Astradero back into the housing element as a half-acre site zoned for ten lower-income units, noting he has

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discussed this with the owners and Town staff. He suggested rezoning two to three additional sites, including one owned by the Town, and creating a new program allowing owners of parcels larger than one-half acre to apply for rezoning to support lower-income housing using incentive mechanisms. He emphasized the need to clarify Foothill College’s actual interest in developing its site. He further recommended filing a no-net-loss report to trigger a 180-day window to replace lost sites, specifically for St. Nicholas School and any Foothill College land the college indicates it cannot develop. He stated that completing this rezoning package by January 31 would significantly advance the Town’s progress toward meeting its RHNA obligations.

John O’Connell thanked the Council for the extra time and urged them to focus on preventing decertification of the Town’s housing element. He said HCD now expects a site inventory and capacity analysis based on current conditions and stressed that the Town must show it can meet its remaining lower-income RHNA, not simply generate large numbers of units through broad density zoning. He explained that the current strategy would require hundreds more units than necessary and cannot succeed. Mr. O’Connell said he has already identified two potential half-acre parcels and is pursuing a third that could each support about ten lower-income units. He also recommended counting recent ADU production toward above-moderate RHNA and filing a no-net-loss report to secure 180 days to replace sites such as St. Nicholas. He concluded by urging the Council to shift strategies, rezone three parcels promptly, and complete the housing element amendment within the available timeline.

3. Lanvi Evans, a Los Altos Hills resident, expressed deep concern that, after two and a half years of work on the housing element, the Town remains in the same difficult position. She stated that the Town failed to properly vet the feasibility of development at St. Nicholas School and Foothill College and is now unable to make up for that shortfall by relying solely on the Twin Oaks site. She emphasized that placing hundreds of units on the hillside would create serious safety concerns given evacuation routes, fire risks, and landslide potential.

Ms. Evans cautioned against repeating past mistakes, noting that rushing the housing element previously led to problems, and urged the Council to make thoughtful, careful decisions with the limited options remaining. She concluded by asking the Council to focus on what is realistically achievable for the Town.

4. George Perlegos, a Los Altos Hills resident, stated that he and his family own property on Elena Road and expressed frustration that, after months of discussion, the Town has made little progress on identifying additional housing sites. He voiced concern about proposals that would allow construction on steep 30 percent slopes, noting that such terrain requires significant grading and large retaining walls, and that past plans showed homes placed on swales, which should not be allowed. He added that setbacks cannot simply be eliminated due to fire risks, especially given the history of fires in the area. Mr. Perlegos cautioned that approving development without proper soil studies and design guidelines would damage the hillside terrain. He urged the Council to secure additional housing sites immediately, emphasizing that relying on a single property owner to meet the Town’s RHNA requirements would leave the Town vulnerable and subject to unreasonable demands. He encouraged the Council to consider the approach suggested by John O’Connell and again pressed for action, stating that uncertainty around potential development is causing significant stress for residents in the Corrales neighborhood.

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5. Nina Anand, a Los Altos Hills resident, stated that she was again expressing her disappointment and disapproval regarding the Town’s progress on the housing element. She said residents have repeatedly asked the Council to step in, amend the housing element, and address the problems with site selection, yet the Town is once more facing urgent deadlines with limited time remaining and the holidays approaching. She emphasized that rezoning Twin Oaks is not the solution and urged the Council to use the coming months to develop a viable and fair alternative. Ms. Anand also questioned why the special meeting was called with such short notice, expressing concern that residents were not given adequate opportunity to participate and stating she only learned of the meeting through other residents. She shared her worry that the Town may have already decided to continue pursuing Twin Oaks despite resident opposition. She asked the Council not to create new problems by rezoning the site, arguing that the scale of development being discussed would harm the environment, wildlife, and residents’ quality of life, and pose serious risks during emergencies such as fires or earthquakes.

6. Ananya Anand, a Los Altos Hills resident, stated that she has lived in Los Altos Hills for 25 years and is now raising her child in the community, which makes her deeply invested in the Town’s future. She expressed increasing frustration with what she described as a lack of transparency from Town leadership, confusing and indirect communication, and a reactive approach to the housing element. She said that residents have repeatedly raised concerns about the Twin Oaks property and the idea of rezoning it for higher density, yet there has been limited discussion about the site’s infrastructure challenges, environmental impacts, and safety risks associated with the narrow Arastradero corridor. Ms. Anand questioned what genuine efforts have been made to identify other multifamily housing sites, noting that the Town has had years to explore alternatives. She argued that concentrating most of the housing in a single location contradicts the purpose of the housing element, which is intended to distribute affordable units throughout the community, and warned that locating substantial housing in one area amounts to segregation. She urged the Council to listen to residents, represent their interests, and undertake the difficult work needed to ensure the community’s safety and well-being.

7. Sasha Zbrizek, a Los Altos Hills resident, stated that he has been a homeowner in Los Altos Hills for nearly six years and suggested that the Town could resolve its ongoing housing element challenges by rezoning the entire town at a higher density, such as 20 units per acre. He said that doing so would eliminate the need to analyze individual sites in future housing cycles, effectively ending the repeated difficulties associated with housing element compliance.

8. Anne Paulson, a Los Altos resident, urged the Council to conduct a market feasibility study for the Twin Oaks site and emphasized that such an analysis must account for the Town’s development standards, including the small average unit size and large setbacks. She noted that popular and profitable housing types like townhouse units with tuck-under garages would be impossible to fit under the Town’s current rules. Ms. Paulson said a detailed pro forma would be helpful but reiterated the importance of also identifying flatter sites with existing utilities. She added that she was confused by several of the options under consideration, noting that with AB 648 now in effect, Foothill College is not required to follow the Town’s zoning, making rezoning efforts there appear unnecessary. She thanked the Council for considering her comments.

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9. Martha Bowden, a Los Altos Hills resident, stated that throughout the housing element process, multifamily housing has been treated as synonymous with dense, urban-style development at 20 to 30 units per acre, which she argued is incompatible with Los Altos Hills’ rural character. She referenced a prior proposal by John O’Connell that would have designated all of Twin Oaks as multifamily housing but limited steep-slope lots to four units per parcel, rather than the much higher densities now under discussion. Ms. Bowden said it makes no sense to place high-density apartment buildings on steep hillsides, especially given the history of land slippage in areas such as Saddle Mountain Estates and on properties along Stirrup Way facing the Arastradero corridor. She cautioned that major grading on steep lots like Twin Oaks parcels 1, 2, and 3 could undermine the stability of existing homes on the ridge above them, and she questioned how dense development could be safely accommodated under those conditions.

10. Cheryl Evans, a Los Altos Hills resident, stated that the Town’s current approach to the housing element feels fundamentally out of alignment with the community’s rural character.

She said that housing should invite people to become part of the Town rather than placing them in high-density “stack and pack” developments on the outskirts. She emphasized that appropriate housing for Los Altos Hills should be distributed throughout the community in a way that fits the environment and appeals to future residents. Ms. Evans also expressed concern that knowledgeable speakers are limited to two minutes during public comment and said it is important to form an ad hoc committee that includes residents who have studied the issue in depth. She encouraged the Council to engage community members directly in identifying alternative housing sites and shaping a housing element that reflects the values of the Town.

11. Namrata, a Los Altos Hills resident, stated that the two-minute limit for public comments feels overly bureaucratic and counterproductive, especially when residents with deep knowledge, such as John O’Connell and Michael Grady, could contribute more through a dynamic question-and-answer format. She said she was encouraged to hear discussion about identifying additional housing sites and believed this effort should have begun much earlier.

As a resident without technical expertise, she was surprised to see Twin Oaks appear again in the materials, since she thought the Town had already converged on an approach involving amending the housing element rather than pursuing increased density at Twin Oaks. Namrata said it appeared that the real issue is clarifying the development potential at Foothill College and St. Nicholas, and she asked for a simple explanation of what is happening with the Foothill site. She concluded by stating that anything related to increasing density or further development on Twin Oaks should be removed from the list of options.

12. Eric Evans, a Los Altos Hills resident and a builder with 30 years of experience, said he spent the day visiting the O’Keefe property after seeing it mentioned as a potential housing site. He described the land as flat, expansive, close to the freeway, outside fire hazard zones, and with easy access, noting that roughly 70 percent of it could remain as open space. He stated that the site is far more suitable than Twin Oaks from a topographical and safety standpoint and would have a relatively limited impact on nearby residents. Mr. Evans said that if the Town owns the property, it might also have influence over the unit mix, which could be an advantage.

Eric Evans added that the O’Keefe property includes a natural swale or creek that could serve as a buffer between existing homes and any new development, helping to minimize

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impacts on nearby residents. He noted that, because of this natural separation and the property’s position adjacent to the freeway, only a small number of homes would likely be affected by potential development on the site.

13. Sue Welch, a Los Altos Hills resident, stated that she has been advocating since February for considering the O’Keefe property as a potential housing site. She noted that some residents may be concerned about losing open space, but suggested two approaches that might make them more willing to support removing a portion of O’Keefe from open space designation. First, the Town could commit to identifying and preserving an equivalent amount of alternative open space within a reasonable timeframe. Second, the Town could strengthen protections for Byrne Preserve to ensure it remains permanently protected, beyond the minimal definition of “in perpetuity” used by the state. She said that pairing these measures with any proposal to reclassify part of O’Keefe could help reassure the community.

Direction from Council to Staff

1. Proceed with Options 1–5 and 8
Council agreed to move forward with Option 1 and Option 2 and consider Option 3-5 plus Option 8 for further analysis and recommendation, and to send those options back to the Planning Commission “very quickly” for consideration and feedback.

2. Coordinate with Foothill College
Staff was directed to work with Foothill College to determine whether the College is comfortable with the increased density contemplated in the options that affect its property (particularly Options 3–5), and to ensure any changes are done in cooperation with Foothill.

3. Behave as if in a no-net-loss situation (without formally declaring it) While Council did not want to formally declare a no-net-loss situation now, they directed staff and the ad hoc committee to act as though the Town is in a no-net-loss posture:
o Immediately pursue alternative sites (aiming for four or five) so the Town is not “held hostage” by any single property owner.
o Obtain additional analysis and a written report back on the no-net-loss issue and strategies to protect the Town’s compliance.

4. Draft language for a citizen initiative for the O’Keefe property Council directed the City Attorney’s Office to begin work on:
o Draft/template language for a potential citizen initiative to remove a portion of the O’Keefe property from open space for use as a multifamily housing site, o Structured so it would only be exercised if HCD determines the Town is out of compliance and imposes a no-net-loss remedy/builder’s remedy scenario.

5. Provide initiative timeline (June vs. November election) The City Attorney was asked to return to Council with:
o A timeline for when initiative signatures would need to be gathered to qualify for the June ballot, and
o A timeline for the November ballot, with the recognition that June may be tight but November is “definitely doable.”

6. Continue alternative site work via the ad hoc committee Staff confirmed that:
o The housing ad hoc committee will continue to work with residents (including those who have already identified sites, such as John O’Connell) to locate additional feasible parcels, including sites like Moody Road/Rust Ridge and others mentioned in the options list.

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7. Planning Commission and meeting logistics
o Staff will reach out to the Planning Commission to schedule prompt consideration of Options 1–5 and 8.
o Staff will coordinate with the Registrar of Voters regarding the voting machines in the Council Chambers to determine the earliest possible date the Chambers can be used for the next Council meeting on these items.

8. Public noticing and communication
o Staff reiterated that future meetings will continue to be noticed through the Town’s weekly newsletter and the agenda forecast on the website, and encouraged residents to subscribe.
o Council encouraged residents to communicate with the Acting City Manager and Community Development Director on housing element questions and to alert staff if they see large vacant lots that may be candidate sites.

5. ADJOURN
The meeting was adjourned at 7:53 P.M.

Respectfully submitted,
Arika Birdsong-Miller

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TOWN OF LOS ALTOS HILLS November 20, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION APPROVING THE FIRST AMENDMENT FOR A SIXMONTH TERM EXTENSION TO THE GRANT AGREEMENT WITH LOS

ALTOS HILLS COMMUNITY FIBER FOR THE BROADBAND

INFRASTRUCTURE PROJECT
FROM: WooJae Kim, Public Works Director/City Engineer

APPROVED: Cody Einfalt, Acting City Manager
RECOMMENDATION:

Adopt a resolution (Attachment 1) approving the First Amendment (Attachment 2) for a six-month term extension to the grant agreement with Los Altos Hills Community Fiber (LAHCF) for the Broadband Infrastructure Project.

BACKGROUND:

The Broadband Infrastructure Project was first approved by the City Council in the FY2023-2027 Five-Year Capital Improvement Plan with $800,000 of American Rescue Plan Act (ARPA) funding to expand broadband service to underserved areas in the Town to improve residents’ ability to work from home, improve access to the internet for education, and support public safety.

On May 15, 2024, the Technology Committee approved a motion recommending that the budget for the Broadband Infrastructure Project be utilized to fund LAHCF underground fiber projects at three priority sites in the Town. On May 21, 2024, the Technology Committee’s recommendation, along with project delivery approaches and analysis prepared by staff, was presented to the City Council. The Council concurred with the Technology Committee’s recommendation and authorized staff to negotiate an agreement with LAHCF to fund the installation of underground fiber at priority sites, working with the Technology Committee.

On October 22, 2024, the Town Council approved a not-to-exceed $725,000 grant agreement with LAHCF to install underground broadband fiber infrastructure at three priority sites, with the terms and provisions of the existing Master Access Agreement with LAHCF in full effect. Per the grant agreement, LAHCF can receive up to $725,000 of grant funding for design, engineering, permitting, and construction costs upon completion of the scope of work items. The remaining $75,000 of the $800,000 Broadband Infrastructure Project budget is allocated for soft costs incurred by the Town to deliver the project, including administration, legal, project management, and inspection costs/fees. The ARPA funds for the Town have been reported to the U.S.

Department of Treasury and accounted for in General Fund; therefore, the funding source for the Broadband Infrastructure Project is General Fund.

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Staff Report to City Council Page 2
Broadband Infrastructure Project – First Amendment
November 20, 2025
The three priority sites included in the scope of work for the agreement are described under the following tasks:
 Task A – Town Hall: Along Fremont Road from the intersection of Fremont Pines Lane to the frontage areas of Town Hall.
 Task B – Stonebrook/Prospect/La Loma: Along Stonebrook Drive from El Monte Road to Prospect Avenue and to a wireless antenna site on La Loma Drive.  Task C – Stonebrook to ARK via Foothill College: A fiber connection between the intersection of El Monte Road and Stonebrook Drive to the ARK building, which is the Los Altos Hills County Fire District – Community Emergency Response Team (CERT) facility located within the Foothill College campus.

According to LAHCF, the new underground fibers funded by the grant agreement would provide opportunities for new broadband services to approximately 154 properties, including 48 properties directly fronting the new fiber and 106 properties on adjacent side streets. The project is consistent with the Town’s Digital Bill of Rights adopted in June 2022 and will help the Town move closer to its goal of expanding broadband internet service to the underserved residents in Town.

DISCUSSION:

The grant agreement with LAHCF was executed on October 25, 2024. The term of the agreement expires on December 31, 2025, unless amended. Since the execution of the agreement, LAHCF, with its vendor Next Level Infrastructure LLC, has worked with Town staff to complete design and permitting, and commenced construction on Task A around Town Hall and Task B at Stonebrook/Prospect/La Loma. Task A construction, including the installation of the fiber cables and network cabinet, is scheduled for completion by the end of November 2025. Task B construction is approximately 30% complete, with fiber conduit installation (without fiber cables) anticipated by early 2026.

The work for Task C to connect the ARK building is pending further LAHCF discussions with Foothill College regarding the preferred route to the ARK building that would utilize Foothill College’s existing conduits on the campus. For work scheduling, LAHCF has indicated its preference to install the fiber cables for Task B - Stonebrook/Prospect/La Loma site at the same time as Task C – ARK connection. According to LAHCF, the fiber cable installation for Tasks B and C may not occur until the spring of 2026, pending the ongoing discussions with Foothill College. The final approach to completing Task C is still being finalized.

For Tasks B and C, the fiber network service would initially be supplied by the wireless antenna system at La Loma Drive. Once underground fiber is installed along El Monte Road under I-280, the areas served by the completion of Tasks B and C will be supplied from the hardwired connection under I-280. LAHCF has signed an agreement with a new partner who has been moving forward expeditiously to provide AT&T duct access under I-280.

LAHCF requested an extension to the grant agreement to allow additional time to complete the agreed-upon scope of work at the priority sites. A provision of the agreement requires that the full

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Staff Report to City Council Page 3
Broadband Infrastructure Project – First Amendment
November 20, 2025
scope of work (Tasks A, B, and C) be completed. The Technology Committee discussed the grant agreement extension request from LAHCF at their October 8, 2025 meeting and voted to recommend a six-month term extension to the LAHCF grant agreement.

The six-month term extension would increase the third-party project management cost of the Town. However, the additional soft cost can be offset by cost savings in other budgeted soft cost items. Therefore, the term extension should not affect the $725,000 grant amount to LAHCF. Staff recommend that the City Council approve the recommendation by the Technology Committee to amend the grant agreement to extend the term by six months to June 30, 2026.

ENVIRONMENTAL REVIEW:

The Broadband Infrastructure Project, involving extensions of existing utilities and consisting of construction and location of limited numbers of new, small facilities or structures, is categorically exempt under CEQA Guidelines Section 15303(d).
2024-25 CITY COUNCIL WORK PLAN:

The Broadband Infrastructure Project to “install fiber broadband network at priority areas” is identified on the 2024-25 City Council Work Plan under Protect and Maintain Infrastructure.

FISCAL IMPACT:

No additional project funding or appropriations will be necessary due to the amendment. Below is a fiscal update table indicating the project budget, expenses to date, and LAHCF reimbursements to date:

Broadband Fiber Project – Fiscal Update
Town Soft Costs for Project Delivery BUDGET EXPENSES TO DATE Town Attorney $20,000 $11,486
Contract Project Manager $30,000 $29,613
Increase to Contract Project Manager $10,000 -
GovTech Group $10,000 $6,338
Construction Inspection $ 5,000 Included in Encroachment Permit Fee
Subtotal $75,000 $47,437
LAHCF Grant Costs *REIMBURSEMENTS

TO DATE
By Tasks:

Task A – Town Hall $250,000 $216,219
Task B – Stonebrook/Prospect/La Loma $450,000 $72,843
Task C – Stonebrook to ARK via Foothill College $25,000 $0 Subtotal $725,000 $289,062

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Staff Report to City Council Page 4
Broadband Infrastructure Project – First Amendment
November 20, 2025
*Three LAHCF invoices received (Invoice #1 - $41,271, Invoice #2 - $101,766, and Invoice #3 - $146,025). Invoices #1 and #2 are paid. Invoice #3 is being processed.

ATTACHMENTS:

1. Resolution

2. First Amendment

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RESOLUTION NO. _______

RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS

APPROVING THE FIRST AMENDMENT FOR A SIX-MONTH TERM EXTENSION

TO THE GRANT AGREEMENT WITH LOS ALTOS HILLS COMMUNITY FIBER

FOR THE BROADBAND INFRASTRUCTURE PROJECT
WHEREAS, the Broadband Infrastructure Project was first approved by the City Council in the FY2023-2027 Five-Year Capital Improvement Plan with $800,000 of American Rescue Plan Act (ARPA) funding to expand broadband service to underserved areas in the Town to improve residents’ ability to work from home, improve access to the internet for education, and support public safety; and
WHEREAS, on May 15, 2024, the Technology Committee approved a motion recommending that the budget for the Broadband Infrastructure Project be utilized to fund Los Altos Hills Community Fiber (LAHCF) underground fiber projects at three priority sites in the Town; and WHEREAS, on May 21, 2024, the Council concurred with the Technology Committee’s recommendation and authorized staff to negotiate an agreement with LAHCF to fund the installation of underground fiber at priority sites, working with the Technology Committee; and WHEREAS, on October 22, 2024, the Town Council approved an up to $725,000 grant agreement with LAHCF to install underground broadband fiber infrastructure at three priority sites, with the terms and provisions of the existing Master Access Agreement with LAHCF in full effect; and
WHEREAS, per the grant agreement, upon completion of the scope of work, LAHCF can receive up to $725,000 of grant funding for design, engineering, permitting, and construction costs; and WHEREAS, the remaining $75,000 of the $800,000 Broadband Infrastructure Project budget is allocated for soft costs incurred by the Town to deliver the project, including administration, legal, project management, and inspection costs/fees; and
WHEREAS, the ARPA funds for the Town have been reported to the U.S. Department of Treasury and accounted for in General Fund; therefore, the funding source for the Broadband Infrastructure Project is General Fund; and
WHEREAS, the priority sites in the final scope of work in the agreement are along Fremont Road in the area around Town Hall, along Stonebrook Drive/Prospect Avenue/La Loma Drive, and Stonebrook to ARK building connection at Foothill College; and WHEREAS, LAHCF will own and be solely responsible for the operation and maintenance of the infrastructure installed under the grant agreement; and WHEREAS, the agreement stipulates that the project be completed and grant amounts invoiced by December 31, 2025; and

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WHEREAS, LAHCF requested a term extension to the grant agreement to allow additional time for them to complete the agreed-upon scope of work at all three sites; and WHEREAS, the Technology Committee discussed the grant agreement extension request from LAHCF at their October 8, 2025 meeting and voted to recommend a six-month term extension to the LAHCF grant agreement; and
WHEREAS, the increased administrative cost of the requested extension can be absorbed due to cost savings in other budgeted administration costs, and the extension will likely not necessitate reducing the grant amount to LAHCF.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the Town of Los Altos Hills does hereby approve the First Amendment to extend the term of the grant agreement with Los Altos Hills Community Fiber to June 30, 2026, to complete installation of underground broadband fiber per the agreed scope of work.

The above and foregoing Resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 20th of November 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY: _______________________________
Kavita Tankha, Mayor
ATTEST:
______________________________
Arika Birdsong-Miller, Town Clerk

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AMENDMENT NO. 1 TO THE GRANT AGREEMENT BETWEEN

THE TOWN OF LOS ALTOS HILLS AND LOS ALTOS HILLS COMMUNITY FIBER
THIS AMENDMENT NO. 1 TO THE GRANT AGREEMENT is made at Los Altos Hills, California, as of _____________, 2025, by and between THE TOWN OF LOS ALTOS HILLS, a General Law City, (“Town”) and LOS ALTOS HILLS COMMUNITY FIBER, a California non-profit mutual benefit corporation, (“Recipient”). Town and Recipient are hereinafter collectively referred to as the “Parties”. In consideration of their mutual covenants, the Parties hereby agree as follows:

RECITALS
A. On October 25, 2024, Town and Recipient entered that certain Grant Agreement (“Agreement”) whereby Recipient agreed to expand broadband services (“the Work”) within the Town for the purposes of a community benefit and operate the network for a minimum of five (5) years after Termination Date as more particularly described in the Scope of Work in the Agreement.

B. Town and Recipient now desire to amend the Agreement.

NOW, THEREFORE, for and in consideration of the promises and other good and valuable considerations, the receipt and sufficiency of which are hereby acknowledged, Town and Recipient hereby agree as follows:

1. All terms which are defined in the Agreement shall have the same meaning when used in this Amendment, unless specifically provided herein to the contrary.

2. Section 2 - Term of the Agreement is hereby modified as follows:

Unless amended or terminated prior to its expiration, the term of this Agreement for disbursement and expenditure of eligible payments will begin on Effective Date, and the Agreement shall be completed to the satisfaction of the Town by December 31, 2025 June 30, 2026 (“Termination Date”), except the Master Access Agreement shall continue to September 2, 2031, unless otherwise amended or terminated. Section 9 (Indemnification) shall survive termination or expiration of the Agreement and shall remain enforceable thereafter.

All other terms, conditions and provisions in the Agreement remain in full force and effect. If there is a conflict between the terms of this Amendment and the Agreement, the terms of the Agreement will control unless specifically modified by this Amendment. [SIGNATURES ON THE FOLLOWING PAGE]

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Dated:

TOWN OF LOS ALTOS HILLS LOS ALTOS HILLS COMMUNITY FIBER By:

Cody Einfalt, Acting City Manager
By:

Gautam Agrawal, President & Board
Member

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1 GRANT AGREEMENT BETWEEN THE TOWN OF LOS ALTOS HILLS AND LOS

ALTOS HILLS COMMUNITY FIBER
This Grant Agreement (“ Agreement”) is made and entered into between the Town of Los Altos Hills, a General Law City (“Town”) and LOS ALTOS HILLS COMMUNITY FIBER, a California non-profit mutual benefit corporation, (“ Recipient”) effective as of ___October 25, 2024__ ( the Effective Date”). Town and Recipient are hereinafter collectively referred to as ( the Parties”). In consideration of their mutual covenants, the Parties hereby agree as follows:

1. Incorporated Documents.

A. The MASTER ACCESS AGREEMENT BETWEEN THE TOWN OF LOS

ALTOS HILLS AND LOS ALTOS HILLS COMMUNITY FIBER FOR THE

INSTALLATION OF FIBER OPTIC NETWORK FACILITIES WITHIN
PUBLIC RIGHT- OF- WAY (“ Master Access Agreement”) is attached hereto and incorporated herein as Exhibit C.

B. All requirements set forth in the Master Access Agreement apply fully to this Agreement. In the event that any of the terms of the Master Access Agreement conflict with this Agreement, the terms of this Agreement shall prevail.

2. Term. Unless amended or terminated prior to its expiration, the term of this Agreement for disbursement and expenditure of eligible payments will begin on Effective Date and the Agreement shall be completed to the satisfaction of the Town by December 31, 2025 Termination Date”), except the Master Access Agreement shall continue to September 2, 2031, unless otherwise amended or terminated. Section 9 (Indemnification) shall survive termination or expiration of the Agreement and shall remain enforceable thereafter.

3. Scope of Work. Recipient shall expand broadband services (“ the Work”) within the Town for the purposes of a community benefit and operate the network for a minimum of five (5) years after Termination Date as more particularly described in the Scope of Work, attached hereto and incorporated herein as Exhibit A. In the event of a conflict or inconsistency between the text of the main body of this Agreement and Exhibit A, the text of the main body of this Agreement shall prevail.

4. Noncompletion of Scope of Work. Partial performance or incomplete performance of the Scope of Work will be considered a Breach of Agreement unless agreed to by both parties in writing. Any Work not completed upon use of all Grant Funds must be completed at the expense of Recipient by the Termination Date.

5. Payment. Town shall pay Recipient an amount not to exceed: seven hundred twenty- five thousand dollars ($725,000) (“ Grant Funds”) for the full and satisfactory completion of the Work in accordance with the terms and conditions of this Agreement. The calculation of payment for the Work shall be set forth as described in the Compensation Form, attached hereto and incorporated herein as Exhibit B. The amount stated above is the entire

ATTACHMENT A

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2 compensation payable to Recipient for the Work performed hereunder, including but not limited to all labor, materials, tools, Engineering, Construction, Permitting, PG& E Power Allowances, equipment furnished by Recipient, or other expenses directly related to completing the work, at the sole discretion of the Town. Grant Funds may be shifted between budget line items by the Recipient.

A. The Town shall reimburse recipient, based on invoices received showing proof of payment, for Work satisfactorily performed. Town shall have thirty (30) days from the receipt of an invoice that complies with all of the requirements above to pay Recipient.

B. Presenting a false or fraudulent claim for payment, including a change order, is a violation of the California False Claims Act and may result in treble damages and a fine of five thousand ($5,000) to ten thousand dollars ($10,000) per violation in addition to repayment of any improperly used funds.

6. Maintenance and Operation.

A. Recipient shall, at its sole cost and expense, maintain and promptly repair any damage to the Facilities whenever repair or maintenance is required, subject to obtaining an Encroachment Permit from the Town as required by this Agreement.

All work by and on behalf of Recipient shall: ( a) be performed by duly licensed and bonded contractors or mechanics; ( b) be performed in a manner and using equipment and materials that will not interfere with or impair the Town' s operations; and ( c) comply with all Laws and applicable Town requirements including Encroachment Permit requirements.

B. The permission to access the Public Right of Way granted by the Town pursuant to this Agreement is intended to permit the deployment of broadband internet services only to and for the benefit of Recipient and/ or Recipient’ s members. Recipient may not deploy, nor permit any third party to deploy, any facilities or equipment in the Right of Way unless specifically provided for in this Agreement. This Agreement does not create any ownership, property rights, or other rights to access, use or operate Recipient Facilities in the Right of Way.

7. Independent Recipient. It is understood and agreed that this Agreement is not a contract of employment and does not create an employer-employee relationship between the Town and Recipient. At all times Recipient shall be an independent contractor and Recipient is not authorized to bind the Town to any contracts or other obligations without the express written consent of the Town. Additionally, the Agreement does not cause the Town to be a member of Recipient, any operation, or any maintenance.

8. Licenses. Recipient represents and warrants that Recipient possesses all licenses, permits, and qualifications legally required for the performance of the Work, including but not limited to a business license from the Town and payment of any applicable business license

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3 tax. Recipient shall, at Recipient’ s sole cost and expense, maintain all such licenses, permits and qualifications in full force and effect throughout the term of this Agreement.

9. Indemnification of the Town. Recipient, jointly and severally, for itself, its successors, agents, contractors and employees, agrees to indemnify, defend (with counsel acceptable to Town) and hold harmless Town, its officers, employees and agents and any successors to Town's interest from and against any and all claims, injuries, property damages, demands, losses, damages, liabilities, fines, penalties, charges, administrative and judicial proceedings and orders, judgments, remedial actions of any kind, and all costs and cleanup actions of any kind, all costs and expenses incurred in connection therewith, including, without limitation, reasonable attorney's fees and costs of defense ( collectively, the Losses") arising directly or indirectly, in whole or in part, out of the Deployment of the Facilities or activities of Recipient described in this Agreement, except to the extent such Losses are solely caused by the Town' s acts or omissions of gross negligence or willful misconduct. For purposes of Section 10 and 11, the term " cleanup actions" shall refer to such actions as are necessary to remediate damage caused directly or indirectly by Recipient, its employees, agents, contractors, or subcontractors. For the purposes of the indemnity obligation under Section 10 and 11, " activities of Recipient" includes acts or omission of Recipient or its employees, sub-grantees, invitees, contractors, subcontractors or agents relating to the Recipient’ s performance of this Agreement.

A. In the event that Recipient, its employees, agents, contractors, or subcontractors shall discover contamination or hazardous materials while performing any work in the public right- of-way, regardless of the source, Recipient shall cause all work to be stopped and shall immediately notify Town of the discovery. Recipient agrees that the provisions of Section 10 shall fully apply in the event of a failure by Recipient to stop work and immediately notify the Town.

B. The foregoing indemnity shall include, without limitation, reasonable fees of attorneys, consultants and experts and related costs and Town' s costs of investigating any claims against the Recipient.

10. Indemnification of Recipient. The Town, jointly and severally, for itself, its successors, agents, contractors and employees, agrees to indemnify, defend ( with counsel acceptable to Recipient) and hold harmless Recipient, from and against any and all claims, injuries, property damages, demands, losses, damages, liabilities, fines, penalties, charges, administrative and judicial proceedings and orders, judgments, remedial actions of any kind, and all costs and cleanup actions of any kind, all costs and expenses incurred in connection therewith, including, without limitation, reasonable attorney's fees and costs of defense ( collectively, the " Losses") arising directly or indirectly, in whole or in part, out of the activities of the Town described in this Agreement, except to the extent such Losses are solely caused by the Recipient’s acts or omissions of gross negligence or willful misconduct. For purposes of Section 10 and 11 only, the term "cleanup actions" shall refer to such actions as are necessary to remediate damage caused directly or indirectly by the Town, its employees, agents, contractors, or subcontractors. For the purposes of the indemnity obligation under Section 10 and 11, " activities of Town" includes acts or

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4 omission of Town or its employees, sub- grantees, invitees, contractors, subcontractors or agents relating to the Town’ s performance of this Agreement. The foregoing indemnity shall include, without limitation, reasonable fees of attorneys, consultants and experts and related costs and Recipient’ s costs of investigating any claims against the Town.

11. Encroachment Permit. Recipient shall apply for an Encroachment Permit for all Deployment work and each job within the Public Right- of-Way. Recipient shall furnish detailed plans of the work, including proposed underground and overhead routes, and other such information as required by the City Engineer and shall pay all processing, field marking, engineering and inspection fees, and any other fees that the Town may be authorized to impose now or in the future prior to issuance of the permit in accordance with the rates in effect at the time of payment. All proposed work shall be constructed in accordance with Laws, and as further provided for in the provisions of this Agreement. The Town may, at its option, require Recipient to deposit an amount equal to the reasonable estimate of the Town's actual costs of issuing an Encroachment Permit. Recipient shall pay such deposit in the amount specified by the Town prior to the issuance of an Encroachment Permit. Town shall be entitled to draw on this deposit on a time and materials basis as reimbursement for the Town' s actual costs incurred in issuing the Encroachment Permit.

The Town shall refund any unused portion of the deposit to Recipient upon completion of the work described in the Encroachment Permit. If, in the event that Town reasonably determines that the amount of the deposit remaining will not be sufficient to reimburse the Town for its estimated actual costs through completion of the work, Town may require and Recipient shall replenish the deposit as required by the Town within five (5) days of written notice thereof. Failure to comply with the terms and conditions of this Agreement may, at Town' s sole discretion, result in withholding issuance of any new Encroachment Permits.

12. Insurance.

A. Prior to the issuance of an encroachment permit, Recipient shall obtain and maintain comprehensive general and automotive liability insurance protecting Recipient in an amount of not less than Two Million Dollars ($2,000,000) per occurrence, including bodily injury and property damage, as a combined single limit or equivalent. Such insurance shall name Town, as defined above, as additional insured parties. Coverage shall be in accordance with the limits specified and the provisions indicated herein. Claims-made policies are not acceptable. When an umbrella or excess coverage is in effect, it must follow the form of the underlying coverage. Such insurance shall not be canceled or materially altered to reduce coverage without giving Town at least thirty ( 30) days advance written notice of such cancellation or change, and it shall be the responsibility of Recipient to notify Town of such change or cancellation. This insurance shall apply to all encroachment permits issued under this Agreement.

B. Recipient shall file the required original Certificate of Insurance with endorsements with Town, subject to Town's approval, and shall clearly state:
i. Policy number; name of insurance company; name, address and telephone number of agent or authorized representative; name, address and telephone

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5 number of insured; project name and address; policy expiration date; and specific coverage amounts.
ii. That Recipient’ s insurance is primary.

C. Workers Compensation Insurance: Prior to the issuance of an encroachment permit, either the Recipient will obtain of the Recipient will ensure that contractors or employees performing work obtain and maintain statutory Workers Compensation and employer's liability insurance as required by law and furnish Town with a certificate showing proof of such coverage. The insurer shall agree to waive all rights of subrogation against the Town, its officers, officials, employees and volunteers for losses arising from Recipient’s performance of this Agreement.

D. Insurance Companies: Insurance companies must be admitted in California and rated at least A- in Best's Insurance Guide.

13. Compliance with all Applicable Laws.

A. Recipient shall comply with all applicable local, state and federal laws, regulations and ordinances in the performance of this Agreement.

B. The Recipient and any subrecipients performing services on behalf of the Recipient will not unlawfully discriminate or permit discrimination, harass, or allow harassment against any person or group of persons because of race, color, religious creed, national origin, ancestry, age ( over 40), sex, gender, gender identity, gender expression, sexual orientation, marital status, pregnancy or childbirth (including related conditions), medical condition ( including cancer), mental disability, physical disability (including HIV and AIDS), genetic information, or military and veteran’ s status, or in any manner prohibited by federal, state, or local laws. In addition, Recipient must not unlawfully deny any of their employee’ s family care leave or discriminate against such employees on the basis of having to use family care leave. Recipient must ensure that the evaluation and treatment of their employees and applicants for employment is free of such discrimination and harassment.

C. Recipient shall comply with the requirements of the Secretary of Labor and the latest amendments to: Executive Orders 11246 and 11375, as supplemented in Department of Labor regulations ( 41 C.F.R. chapter 60); the Copeland “ AntiKickback” Act ( 18 U.S.C. § 847) as supplemented in Department of Labor regulations (29 C.F.R. part 3); Section 3 of the Housing and Urban Development Act of 1968 ( 12 U.S.C. §§ 1701 et seq.); Title VI of the Civil Rights Act of 1964 42 U.S.C. §§ 2000); Section 109 of Title I of the Housing and Community Development Act of 1974 (42 U.S.C. §§ 5301 et seq.); the Age Discrimination Act of 1975 (42 U.S.C. §§ 6101 et seq.); and Section 504 of the Rehabilitation Act of 1973 ( 29 U.S.C. §§ 701 et seq.)

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6 14. Payment of Taxes; Tax Withholding. Recipient is solely responsible for the payment of employment taxes incurred under this Agreement and any similar federal or state taxes. To be exempt from tax withholding, Recipient must provide Town with a valid California Franchise Tax Board form 590 (“ Form 590”). Unless Recipient provides Town with a valid Form 590 or other valid, written evidence of an exemption or waiver from withholding, Town may withhold California taxes from payments to Recipient as required by law. Recipient shall obtain, and maintain on file for three (3) years after the termination of this Agreement, Form 590s ( or other written evidence of exemptions or waivers) from all subrecipients. Recipient accepts sole responsibility for withholding taxes from any nonCalifornia resident subrecipient and shall submit written documentation of compliance with Recipient’ s withholding duty to Town upon request.

15. Patents. The Recipient shall assume all costs arising from the use of patented materials, equipment, services, or processes used on or incorporated in the Work, and agrees to indemnify and save harmless the Town of Los Altos Hills, the City Council, and the Engineer, and their duly authorized representatives, for all suits at law, or actions of every nature for, or on account of the use of any patented materials, equipment, services, or processes.

16. Dispute Resolution. Prior to initiating litigation in a court of competent jurisdiction, both Recipient and Town shall undergo alternative dispute procedures as outlined in Public Contract Code Section 20104, et seq. The Parties also expressly agree that such procedures are incorporated as though fully set forth in this Agreement.

17. Prevailing Party. In the event that either party to this Agreement commences any legal action or proceeding (including but not limited to arbitration) to interpret the terms of this Agreement, the prevailing party in such a proceeding shall be entitled to recover its reasonable attorney’ s fees associated with that legal action or proceeding.

18. Termination. Town may terminate or suspend this Agreement at any time and without cause upon written notification to Recipient. Upon receipt of notice of termination or suspension, Recipient shall immediately stop all work in progress under this Agreement. The Town’ s right of termination shall be in addition to all other remedies available under law to the Town.

19. Breach of Agreement. If Recipient materially breaches any of the terms of this Agreement, Town’s remedies shall include but not be limited to the following:

A. Immediately terminate the Agreement;
B. Recover all Grant Funds expended upon demand;

20. Severability. If any term or portion of this Agreement is held to be invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions of this Agreement shall continue in full force and effect.

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7 21. Entire Agreement. This Agreement represents the entire and integrated agreement between the Parties. This Agreement may be modified or amended only by a subsequent written agreement signed by both Parties.

22. Non-Liability of Officials, Employees and Agents. No officer, official, employee or agent of Town shall be personally liable to Recipient in the event of any default or breach by Town or for any amount which may become due to Recipient pursuant to this Agreement.

23. Execution in Counterparts. This Agreement may be executed in counterparts and/or by facsimile or other electronic means, and when each Party has signed and delivered at least one such counterpart, each counterpart shall be deemed an original, and, when taken together with other signed counterpart, shall constitute one Agreement, which shall be binding upon and effective as to all Parties.

24. Choice of Law; Venue. The applicable law shall be that of the State of California.

25. Notice. All notices and other communications which are required or may be given under this Agreement shall be in writing and shall be deemed to have been duly given ( i) when received if personally delivered; (ii) when received if transmitted by telecopy, if received during normal business hours on a business day ( or if not, the next business day after delivery) provided that such facsimile is legible and that at the time such facsimile is sent the sending Party receives written confirmation of receipt; ( iii) if sent for next day delivery to a domestic address by recognized overnight delivery service (e.g., Federal Express); and iv) upon receipt, if sent by certified or registered mail, return receipt requested. In each case notice shall be sent to the respective Parties as follows:

Recipient:

Name, Title]
Los Altos Hills Community Fiber
Address]
Town:

Peter Pirnejad
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022

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14 EXHIBIT B – CONSTRUCTION ESTIMATE
Cost Table A – Town Hall SOW
Underground
Construction
Traffic Control
Other
Professional
Services
Engineering
and Design
Permitting
PG&E Power
Allowance

9.13% Sales
Tax on
Material
Total
Cost Table B – Stonebrook / Prospect / La Loma SOW
Underground
Construction
Traffic Control
Other
Professional
Services
Engineering
and Design
Permitting

9.13% Sales
Tax on
Material
Total

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15 Cost Table C – to ARK via Foothill College SOW
Underground
Construction
Traffic Control
Other
Professional
Services
Engineering
and Design
Permitting

9.13% Sales
Tax on
Material
Total

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16 EXHIBIT C

MASTER ACCESS AGREEMENT

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ITEM 5E
November 20, 2025
The Honorable Nick Schultz
Chair, Assembly Public Safety
1020 N Street, Room 111
Sacramento, CA 95814
Subject: SUPPORT Assembly Bill 63 (M. Rodriguez)
Dear Assemblymember Schultz,
On behalf of the Town of Los Altos Hills, we are proud to express strong support for Assembly Bill 63 (M. Rodriguez). This essential legislation serves as a critical tool to restore necessary protections for the most vulnerable individuals in our community, empowering law enforcement to proactively engage in meaningful interactions and offer compassionate intervention.

Since the removal of Penal Code 653.22 through Senate Bill 357 in 2022, the state has experienced a troubling rise in street-level prostitution and related trafficking activates. This visible increase negatively impacts the quality of life, threatens public safety, and placed vulnerable individuals, often minors and those coerced by traffickers, in extremely harmful situations with less options for a way out. Prior to SB 357, local law enforcement was able to proactively engage, identify, and assist those trapped in exploitative circumstances, providing pathways to essential services and safety. Without these tools, officers are limited in their ability to intervene, leaving victims in continuous danger and enabling traffickers to operate unchecked.

Assembly Bill 63 thoughtfully changes the status quo to allow for officers to protect victims through compassionate intervention while ensuring clear protections against discrimination based on gender identity or sexual orientation. This balanced and victim centered approach will significantly enhance public safety and protect the most vulnerable.

We sincerely appreciate your leadership on this critical issue Sincerely,
Kavita Tankha
Mayor, Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills
California 94022
650 / 941-7222
Fax: 650/941-3160

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From: Anand Ranganathan
To: City Council
Subject: comment on #5E
Date: Sunday, November 16, 2025 7:46:53 PM
Dear Council,
I am writing to you to vote no on #5E at your next regular session. This is the item regarding the letter of support for AB63.

AB63 creates a new crime. In the current political climate, it will undoubtedly be used as an additional cudgel against people of color, women, and other vulnerable people in our society.

While the letter claims that the law "[empowers] law enforcement to proactively engage in meaningful interactions and offer compassionate intervention" the law itself does nothing of the kind. Indeed, law enforcement does not need a law to engage in meaningful interactions: they are welcome to do it today, and in fact do it everyday.

Finally, the crime that is being created by this law is non-existent in our town. This law will not make our town any safer. But in the wrong hands, this law will make life riskier for vulnerable members of our community.

It is not just me who is opposed to this, the ACLU is opposed as are the California Women's Law Center, the Center on Reproductive Rights Berkeley Law, and many other organizations involved in equality and inclusiveness.

I suggest to you that staying silent on a proposed law is an option, and our town should avail itself of that option.

Thank you
Anand
ITEM 5E, Supplement 1

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ITEM 5F
November 20, 2026
The Honorable Marc Berman, Chair
Assembly Business and Professions
1020 N Street, Room 379
Sacramento, CA 95814
RE: Support for AB 762 (Irwin and Wilson) – Ban on Disposable Vapes – ELECTED

OFFICIALS SUPPORT
Dear Assemblymember Berman,
On behalf of the Town of Los Altos Hills, we write in strong support of AB 762 (Irwin and Wilson), which seeks to ban the sale of single-use disposable vaporizer products in California.

This critical legislation addresses the alarming environmental, safety, and public health risks posed by these hazardous products, protecting our communities, waste infrastructure, and natural ecosystems from their destructive impact.

Single-use vapes contain embedded lithium-ion batteries, making them not only an unsustainable source of electronic waste but also a significant fire hazard. When improperly discarded—as is often the case—these devices ignite fires in garbage cans, collection trucks, and material recovery facilities (MRFs). These lithium-ion battery fires can reach temperatures of up to 1200°C— equivalent to a welding torch—causing rapid and uncontrollable blazes. The U.K. has already linked disposable vape waste to a staggering 77% increase in waste facility fires over the last year alone. California waste and recycling operators are facing a similar crisis, with escalating fire risks and increased costs in managing this hazardous waste.

Beyond safety concerns, single-use vapes contribute to an egregious waste of valuable resources.

The lithium discarded in these devices annually could otherwise power over 2,600 electric vehicles, underscoring the reckless depletion of critical materials. Additionally, the mining and manufacturing of lithium and cobalt—key components of vape batteries—exacerbate environmental degradation and perpetuate environmental justice issues in vulnerable communities.

Disposable vapes are rapidly becoming a dominant form of electronic litter, contaminating highways, parks, and beaches. The Marine Conservation Society reports that these products are now routinely found along coastlines, where they pose an immediate threat to marine life. Unlike cigarette butts, which take up to ten years to degrade, single-use vapes introduce long-lasting toxic 26379 Fremont Road
Los Altos Hills
California 94022
650 / 941-7222
Fax: 650/941-3160

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pollutants into ecosystems, including residual nicotine, lead, and mercury, which can leach into soil and waterways.

The vast majority of consumers—72%—are unaware that these devices cannot be disposed of in standard recycling or garbage streams. The absence of a standardized, effective collection and recycling process means that single-use vapes are, in reality, unmanageable toxic waste. The current status quo places the burden on local governments and waste management operators, forcing them to treat these hazardous materials at exorbitant costs.

Disposable vapes have driven a troubling surge in youth nicotine addiction. According to recent CDC data, 14.1% of high school students and 3.3% of middle school students report using ecigarettes, with a staggering 57.2% of high school users and 45.8% of middle school users favoring disposable vape products. Over 84.8% of teen users report using flavored vapes, including fruit, candy, and menthol varieties, further entrenching nicotine dependence.

Emerging research reveals that disposable vapes expose users to heightened levels of volatile organic compounds (VOCs) and toxic metals such as nickel, cadmium, mercury, and chromium— compounds linked to increased risks of cancer, cardiopulmonary disease, and neurological disorders. This growing body of evidence underscores the urgent need for intervention to protect public health, particularly among vulnerable youth populations.

California has long been a leader in environmental protection and consumer safety, and this bill aligns with global momentum to eliminate single-use disposable vapes. Countries including the U.K., France, Belgium, New Zealand, and Vietnam have already taken decisive action against these products, recognizing the irreversible harm they cause. California must act now to prevent further environmental degradation, public health crises, and economic burdens associated with their unregulated disposal.

For the sake of our environment, public health, and waste infrastructure, we urge you to support AB 762 and move it forward in the legislative process. We appreciate your leadership in tackling this urgent issue and stand ready to support efforts to pass this critical bill.

Sincerely,
Kavita Tahkha
Mayor of Los Altos Hills

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TOWN OF LOS ALTOS HILLS November 20, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION ACCEPTING AN OPEN SPACE EASEMENT AT 12788 LA CRESTA DRIVE; LANDS OF REDDY; FILE #ER25-0005
PREPARED BY: Jonathan Fox, Senior Planner
FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager
RECOMMENDATION:

That the City Council adopt a Resolution (Attachment 1) accepting the grant of an open space easement 12788 La Cresta Drive, Los Altos Hills, California (APN 175-44-067); Lands of Reddy.

BACKGROUND:

The subject property is a 1.108-acre lot with an average slope of 25.2%. Access to the site is provided by La Cresta Drive, a public road. The property is significantly sloped resulting in a LUF of 0.747 and a maximum development area (MDA) of 7,500 square feet and maximum floor area (MFA) of 5,000 square feet. An application for a Site Development Permit (File# SD24-0029) for a new residence, detached garage, and accessory dwelling unit was submitted to the Town on October 3, 2024, and approved by the Site Development Committee on April 1, 2025.

DISCUSSION:

As a condition of approval for the new residence and associated improvements by the Site Development Committee on April 1, 2025 (see Attachment 4), the applicant was required to dedicate an open space easement (see Attachment 2). The requirement is pursuant to General Plan Land Use Element Program 2.1 (Attachment 3), which states, “Continue to require the dedication of open space easements where appropriate as a condition of approval for new development”. The easement area, totaling 6,382 square feet or 0.146 acres in size, includes portions of the property with slopes greater than 30%.

ENVIRONMENTAL REVIEW:

The open space easement dedication qualifies for the commonsense exemption outlined in CEQA Guidelines Section 15061(b)(3), as it can be found with certainty that the activity in question is not a project and, therefore, not subject to the provisions of CEQA. 2024-25 CITY COUNCIL WORK PLAN:

This is not part of the 2024-25 City Council Work Plan as easement dedications are, depending on applicability, part of the standard site development approval process.

ITEM 5G STAFF REPORT

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FISCAL IMPACT:

There is no fiscal impact to the Town for review of easement dedications, agreements, or grant documents as the Town requires payment of a deposit of $3,500.00 to cover staff and consultant time. The deposit is generally not exceeded, and the remaining amount refunded, conversely, if the deposit is ever exceeded, additional funds would be requested to cover staff and consultant time. The recordation of the open space easement agreement with the County of Santa Clara requires payment of a recordation fee of $65.00.

ATTACHMENTS

1. Resolution Accepting Grant of Open Space Easement

2. Open Space Easement Agreement

3. General Plan Land Use Element Goal 2/Program 2.1

4. SD24-0029 Conditions of Approval
ITEM 5G STAFF REPORT

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RESOLUTION -25

RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS

APPROVING AGREEMENT FOR OPEN SPACE EASEMENT
(LANDS OF REDDY)
WHEREAS, Chitranjan and Raven Reddy (“Owner”) owns the property commonly known as 12788 La Cresta Drive, Los Altos Hills, California (APN 175-44-067); and WHEREAS, the Town has adopted a General Plan and, pursuant thereto, may accept grants of open space easements on privately owned lands lying within the Town; WHEREAS, the Owner has offered to enter into an agreement for open space easement attached to this Resolution as Attachment A (“Agreement for Open Space Easement”) to limit the use of a portion of the property in order to reduce potential adverse impacts on such land including grading, vegetation removal, and erosion;
WHEREAS, the Town finds the Agreement for Open Space Easement to be consistent with the Town’s General Plan and in the best interests of the Town; WHEREAS, the Owner and the Town recognize that the land subject to the Agreement for Open Space Easement is essentially unimproved and if retained in its natural state has substantial scenic value to the public and that the preservation of such land as open space constitutes an important physical, social, aesthetic and economic asset to the Town and the Owner; WHEREAS, the Agreement for Open Space Easement contains the appropriate restrictions and covenants to preserve the natural and scenic character of the land; and NOW, THEREFORE, BE IT RESOLVED the City Council of the Town of Los Altos Hills does hereby accepts on behalf of the public, and for the purposes therein described, the Agreement for Open Space Easement attached to this Resolution as Attachment A; and the Mayor is hereby authorized and directed to execute the Agreement for Open Space Easement.

The above and foregoing Resolution passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 20th day of November, 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY:

ATTEST: Kavita Tankha, Mayor
Arika Birdsong-Miller, City Clerk
ITEM 5G ATTACHMENT 1

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ITEM 5G ATTACHMENT 2

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ITEM 5G ATTACHMENT 2

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ITEM 5G ATTACHMENT 2

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ITEM 5G ATTACHMENT 2

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ITEM 5G ATTACHMENT 2

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ITEM 5G ATTACHMENT 2

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ITEM 5G ATTACHMENT 2

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ITEM 5G ATTACHMENT 2

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CLOSURE CALCULATION

OPEN SPACE EASEMENT
12788 LA CRESTA DRIVE

LOS ALTOS HILLS, CALIFORNIA
JN: 2231765 SU
APRIL 2025
North: 6213.1246' East: 6907.9489'
Segment #1 : Line
Course: S80° 45' 31"W Length: 23.48'
North: 6209.3539' East: 6884.7736'
Segment #2 : Line
Course: N14° 47' 38"W Length: 170.03'
North: 6373.7475' East: 6841.3577'
Segment #3 : Line
Course: N73° 55' 25"E Length: 39.96'
North: 6384.8132' East: 6879.7550'
Segment #4 : Curve
Length: 175.00' Radius: 470.00'
Delta: 21°20'00" Tangent: 88.52'
Chord: 173.99' Course: S09° 19' 26"E
Course In: S70° 00' 34"W Course Out: S88° 39' 26"E
RP North: 6224.1365' East: 6438.0730'
End North: 6213.1219' East: 6907.9441'
Perimeter: 408.47' Area: 6382.38 Sq. Ft.

Error Closure: 0.0055 Course: S60° 12' 40"W
Error North: -0.00276 East: -0.00482
Precision 1: 74083.64
ITEM 5G ATTACHMENT 2

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Adopted May 8, 2008
Land Use Element
Los Altos Hills General Plan
Page LU-9
GOAL 2
Ensure that all development occurs in a manner that
minimizes disturbance of natural terrain, vegetation and wildlife, and maximizes the preservation of natural resources and open space.

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.

Policy 2.2 Residential densities shall be guided by considerations of topography, vegetative cover and significant physical limitations inherent in the natural environment.

Policy 2.3 The minimum parcel size shall be at least one acre and shall increase as the steepness of the land increases.

Policy 2.4 In subdividing land, the number of dwelling units permitted shall decrease as the steepness of the land increases.

Policy 2.5 Steep slopes, canyons and ravines generally in excess of 30% slope, as well as natural swales and drainage channels, and geologic hazard areas within areas designated for residential development shall be left undisturbed and preserved in their natural condition to the maximum extent feasible.

Policy 2.6 Limits on the development of individual residential lots shall be determined based on evaluation of such factors as natural vegetation, topographic characteristics, soils and geology.

Policy 2.7 The natural character of ridgelines shall be preserved to the maximum extent feasible.

Policy 2.8 Promote the use of green building methods and practices in the planning, design, construction, renovation, operations, and demolition of buildings.

Policy 2.9 The Town shall encourage the installation of drought-tolerant landscaping and other methods of reducing water use for landscaping.

Other considerations shall include the size of the proposed open space easement, its contiguity with existing open space easements, and whether the property is located within an Open Space Conservation Area.

ITEM 5G ATTACHMENT 3

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June 2, 2025
Timothy Chappelle
329 Bryant Street, Suite 3c
San Francisco, CA 94107
[email protected]
[email protected]
[email protected]
*EMAIL ONLY
RE: New Residence, Detached Garage, Detached ADU
12788 La Cresta Drive
File #SD24-0029
Dear Property Owner:

Thank you for submitting plans for a Site Development Permit for a new residence at 12788 La Cresta Drive, Los Altos Hills. Your request for a Site Development Permit for the above referenced project was approved by the Community Development Director at the April 1, 2025 Fast Track Meeting. The approval is subject to the following conditions:

PLANNING:

1. No other modifications to the approved plans received February 11, 2025 are allowed except as otherwise first reviewed and approved by the Community Development Director or the Planning Commission, depending on the scope of the changes.

2. All conditions of approval shall be printed on plans submitted for building permit plan check.

3. The project is subject to the Town’s Construction Time Limit Ordinance (Chapter 10, Title VIII of the Municipal Code). The maximum time for completion of the new residence shall be 36 months from the date of Building Permit issuance. Failure to complete the project in the allotted time may result in substantial penalties and fees.

4. Exterior lighting is approved as shown on the plans and modified by the following conditions of approval. All exterior lighting fixtures shall be down directed or shielded non-movable fixtures. Light fixtures shall not exceed color temperature of 3000K and emit no more than 600 lumens.

ITEM 5G ATTACHMENT 4

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a. Prior to issuance of a building permit, the property owner shall submit revised construction drawings (Sheet A02 Proposed Lighting Plan) replacing L3 with a fixture that is aimed downward for review and approval by Community Development Department staff.
b. Prior to issuance of a building permit, the property owner shall submit revised construction drawings (Sheet A02 Proposed Lighting Plan) reducing outdoor lighting at living/dining room to two fixtures, outdoor dining to four fixtures, and mechanical room to one fixture.

5. As an ongoing condition of approval, the legal nonconforming (LNC) amount of development area and floor shall be as follows: 13,258 square feet for Maximum Development Area (MDA) and 5,360 square feet for Maximum Floor Area (MFA) for future projects unless the as-built condition is decreased to below this amount. If in such time the development area and/or floor area is decreased to below this amount, then that will establish a lower MDA/MFA. The intent of this condition is to allow maintenance of the LNC MDA/MFA unless it is voluntarily reduced by the property owner.

6. The property owner shall grant to the Town an Open Space Easement coterminous with the existing Slope Easement area. Native vegetation may be planted within the easement and irrigation or sprinkler systems are only permitted to establish the native vegetation. The property owner shall provide legal description and plat exhibit(s) prepared by a licensed land surveyor and the Town shall prepare the grant document. An easement review deposit (per Planning Fee Schedule in effect at time of review request) shall be paid to the Town prior to review of the legal description and plat exhibit(s). The grant document shall be signed and notarized by the property owner and returned to the Town prior to building permit issuance.

7. Prior to building permit issuance, the property owner’s Geotechnical Consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site surface and subsurface drainage improvements, and design parameters and layouts for foundations, retaining walls, etc.) to ensure that their recommendations have been properly incorporated. The results of the geotechnical plan review shall be summarized by the Geotechnical Consultant in a letter and submitted to the Town prior to issuance of building permits. In their plan review letter, the Geotechnical Consultant shall discuss the site earthquake induced landslide hazard, and if the hazard is judged to be greater than “Low”, then they shall provide mitigation recommendations to reduce the hazard to low. The Geotechnical Consultant shall also evaluate if the proposed retention system, energy dissipater, and metered release outlet will aggravate slope stability or cause erosion, and if there is a risk, provide mitigation recommendations.

8. After completion of rough framing or at least six (6) months prior to scheduling a final inspection, the applicant shall submit landscape screening and erosion control plans for review by the Site Development Committee. The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be ITEM 5G ATTACHMENT 4

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reviewed at a noticed public hearing. Attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties and streets.

All landscaping required for screening purposes and for erosion control (as determined by the City Engineer) must be installed prior to final inspection of the new residence. The landscape screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills Municipal Code.
a. The existing pepper tree adjacent to the driveway and motor court shall be protected until a determination is made for landscape screening.

9. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to final inspection of the new residence. Two years after the project has been completed, the applicant shall furnish staff with the last 12 months of water usage for the property and conduct a site inspection to ensure installed landscape screening is still present and has been adequately maintained. Inadequate maintenance of installed landscape screening and/or water usage greater than the annual usage indicated on the approved parcel water budget worksheet, may result in complete forfeiture of this deposit.

10. Prior to beginning any grading operation, all significant trees, particularly any heritage oak trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chainlink) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading. The property owner shall call for said inspection at least three days in advance of the inspection. The fencing must remain throughout the course of construction. No storage of equipment, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and retained throughout the entire construction period.

11. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that “the height of the new residence complies with the 27’ maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials).” The overall structure height shall be similarly certified in writing and state that “all points of the building (including chimneys and appurtenances) lie within a thirty-five (35’) foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure.” The applicant shall submit the stamped and signed letter(s) to the Community Development Department prior to requesting a final inspection.

12. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that “the location of the residence and roof eaves, are no less than 40’ from the front property line and 30’ from the side and rear property lines.” The elevation of the new residence shall be similarly certified in writing to state that “the elevation of the new residence matches the elevation and location shown on the Site ITEM 5G ATTACHMENT 4

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Development plan.” The applicant shall submit the stamped and signed letter(s) to the Community Development Department prior to requesting a final inspection.

13. The property owner’s Geotechnical Consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, excavations for foundations and retaining walls prior to place of steel and concrete. The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town for review prior to requesting the final inspection.

14. The property owner shall remove all Stinkwort from the entire property and in the road rightof-way by manual pulling or use of herbicide by September 1st of each year until the final approval of the project.

15. Roof eaves of all structures shall not encroach into the required side and rear yard setbacks.

The roof eaves shall be shown on the site and civil plans in the construction drawings.

16. No new fencing is approved with this site development permit. Any additional or modified fencing or gates shall require review and approval by the Community Development Department with the required landscape screening plan and prior to installation.

17. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall have a light reflectivity value of 40 or less, per manufacturer specifications. All color samples shall be submitted to the Community Development Department for approval at time of submittal for building plan check. All applicable structures shall be painted in conformance with the approved color(s) prior to final inspection.

18. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting may be placed within skylight wells.

19. Fire retardant roofing (Class A) is required for all new construction.

20. All space heating and water heating systems installed in new residences, detached habitable buildings, and/or projects involving a substantial remodel shall be all-electric systems. Gas or propane heating systems are not permitted. If gas cooking or clothes drying appliances are installed, then dedicated electrical receptacles and circuits will be required to allow for future electric appliances. Fireplaces and all outdoor gas appliances are excluded from these requirements.

21. All construction shall comply with 2022 California Green Building Standards Code, Part 11, Title 24 mandatory measures. The property owner shall provide a 2022 CalGreen Residential Checklist demonstrating conformance with all applicable mandatory measures at time of building permit submittal.

ITEM 5G ATTACHMENT 4

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22. All construction shall comply with Section R337 of the 2022 California Residential Code (Materials and Construction Methods for Exterior Wildfire Exposure).

23. All properties shall pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, prior to permit issuance. The applicant shall take a copy of worksheet #2 to school district offices, pay the appropriate fees and provide the Town with a copy of the receipts.

ENGINEERING DEPARTMENT

24. Any, and all, changes to the approved Grading and Drainage plan shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 1st to April 30th) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line.

25. An encroachment permit shall be obtained from the Public Works Department for all work proposed in the public right-of-way. No work within the public right-of-way shall commence without an encroachment permit.

26. All public utility services serving the new residence and ADU shall be placed underground.

The applicant should contact PG&E immediately after issuance of building permit to start the application process for undergrounding utilities which can take up to 6-8 months.

27. At building permit plan check, submit a final Grading and Drainage Plan addressing all comments regarding C.3 compliance from EOA Inc., for review and approval by the Engineering Department.

28. At building permit plan check, submit a Grading and Construction Operation Plan (COP) for review and approval.

29. At building permit plan check, submit high-quality color photographs of the existing roadways and pathways prior to the building permit issuance.

30. At building permit plan check, obtain a permit from the Purissima Hills Water District for water use during grading and construction. Submit this permit to the Town Engineering Department.

31. At building permit plan check, pay pathway fee of $10,943 for a new residence.

32. Obtain a sewer hookup permit and connect to the public sanitary sewer prior to final inspection. Work in the public right-of-way will also require an encroachment permit.

33. The Engineer of Record shall observe the installation of the drainage system, construction of the energy dissipators, and completion of the grading activities and state that items have been ITEM 5G ATTACHMENT 4

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installed and constructed per the approved plans. A stamped and signed letter shall be prepared and submitted to the Town prior to final inspection.

34. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection.

35. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways prior to final inspection.

FIRE DEPARTMENT

38. Required Fire Flow: (Letter received) The minimum require fireflow for this project is 1250 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]

39. Fire Sprinklers Required: As noted on Sheet A0.0.

40. Emergency Gate/Access Gate Requirements: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width of 12’ with approved access devices. Gates across emergency access roadways shall be equipped with approved access devices. For gates which are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. Gates providing access from a road to a driveway or other roadway shall be a minimum of 30 feet from the center of the road being exited.

41. Fire Department Apparatus Turnaround Required: Installations shall conform with Fire Department Standard Details and Specifications D-1 [CFC Section 503.2.5]. -Turnaround C shown on civil sheets.
-Turnaround sign shown on sheet 2.2.
-Belgard pavers shown on sheet C-4 to support 75k pounds.

42. Fire Apparatus Access Driveway Required: Installations shall conform to Fire Department Standard Details and Specifications sheet D-1.
-Driveway shall comply with D1 standard and demonstrated on civil sheets.

43. Address identification: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 6 inches ITEM 5G ATTACHMENT 4

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(101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.

44. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp.

33. Project approval may be appealed if done so in writing within 21 days of the date of the approval.

Please refer to the Conditions of Project Approval set forth herein. If you believe that these Conditions impose any fees, dedications, reservation or other exactions under the California Government Code Section 66000, you are hereby notified that these Conditions constitute written notice of a statement of the amount of such fees, and/or a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest such fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.

Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval.

NOTE: The Site Development permit is valid for one year from the approval date. All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years.

I can be contacted at (650) 559-2243 or by e-mail at [email protected] if you have any questions regarding these conditions. Thank you.

Sincerely,
Jonathan Fox
Associate Planner
ITEM 5G ATTACHMENT 4

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TOWN OF LOS ALTOS HILLS November 20, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION VACATING A PORTION OF AN EXISTING OPEN SPACE EASEMENT AT 13410 LA CRESTA DRIVE; LANDS OF SETO; FILE #ER24-0001
PREPARED BY: Jonathan Fox, Senior Planner
FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager
RECOMMENDATION:

That the City Council adopt a Resolution (Attachment 1) vacating a portion of an existing open space easement at 13410 La Cresta Drive, Los Altos Hills, California (APN 175-42-014); Lands of Seto.

BACKGROUND:

At the June 9, 2015 Fast Track public hearing, the Planning Director approved File 90-15-ZP-SD for a 1,311 square-foot addition and remodel of the residence at 13410 La Cresta Drive. Condition #18 (Attachment 3) required the property owner to grant an Open Space Easement to the Town on the portion of the property below the dwelling that generally exceeds a 30% slope. It specifies that the easement area is that portion of the property below the 538-foot contour line.

As is the standard process, the property owner was required to provide the legal description and plat maps for City Council approval and recordation. For unknown reasons, the easement area that was provided by the property owner and prepared by their land surveyor included approximately 1,700 square feet more than what was required by Condition 18. The City Council approved the 16,018 square-foot (0.36-acre) Open Space Easement on May 16, 2019 (Attachment 4).

In early 2024, the owner’s representatives engaged Town staff with a proposal to amend the open space easement to allow for future placement of a detached ADU (Attachment 5). Staff advised that the City Council is the hearing authority for easement modifications/vacations but recommended that a presentation to the Open Space Committee is the appropriate first step. At the July 10, 2024 Open Space Committee Meeting, the Committee expressed support for the easement modification with the requirement that an updated topographic survey verify all slopes greater than 30%. OSC based their recommendations on the General Plan Land Use Element which requires dedication of open space easements on slopes greater than 30% (Attachment 6). The July 10, 2024 Open Space Committee Meeting Minutes are included as Attachment 8.

On February 26, 2025, the Planning Commission voted unanimously to recommend that the City Council approve the vacation of a portion of the open space easement, noting that this action would correct a prior error. The February 26, 2026 meeting minutes are included as Attachment 9.

ITEM 5H STAFF REPORT

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City Council
13410 La Cresta Drive
November 20, 2025

GENERAL PLAN CONSISTENCY
General Plan Land Use Element
Policy 2.5 Steep slopes, canyons and ravines generally in excess of 30% slope, as well as natural swales and drainage channels, and geologic hazard areas within areas designated for residential development shall be left undisturbed and preserved in their natural condition to the maximum extent feasible.

Program 2.1 Continue to require the dedication of open space easements where appropriate as a condition of approval for new development. Each parcel shall be evaluated on a case-by-case basis during the site development process to determine whether an open space easement should be required, based on the extent of steep slopes generally in excess of 30 slope and the presence of heritage oak trees and/or creek corridors. Other considerations shall include the size of the proposed open space easement, its contiguity with existing open space easements, and whether the property is located with an Open Space Conservation Area.

Staff Analysis: Although the easement area was not required to be dedicated to the Town in 2019, it exhibits some characteristics consistent with an appropriate open space easement. For example:
(1) the property is contiguous to an open space easement on 13439 Mandoli Drive; (2) the easement area (1,692 square feet) appears to have a slope greater than 30%; and (3) it contains a mature oak tree that may meet the definition of Heritage Oak. However, the easement area is not identified as an Open Space Conservation Area in the General Plan.

ENVIRONMENTAL REVIEW:

This is not part of the 2024-25 City Council Work Plan as easement dedications and modifications are, depending on applicability, part of the standard site development approval process.

FISCAL IMPACT:

There is no fiscal impact to the Town for review of easement modifications as the Town requires payment of a deposit of $3,500.00 to cover staff and consultant time. The deposit is generally not exceeded, and the remaining amount refunded, conversely, if the deposit is ever exceeded, additional funds would be requested to cover staff and consultant time. The recordation of the open space easement agreement with the County of Santa Clara requires payment of a recordation fee of $65.00.

ITEM 5H STAFF REPORT

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City Council
13410 La Cresta Drive
November 20, 2025

ATTACHMENTS

1. Resolution Approving Vacation of a Portion of an Open Space Easement

2. Applicant Narrative

3. File# 90-15-ZP-SD Conditions of Approval

4. Recorded Open Space Easement

5. Proposed Open Space Easement Modification

6. General Plan Land Use Element Goal 2/Program 2.1

7. June 12, 2015 Open Space Committee Meeting Minutes

8. July 10, 2025 Open Space Committee Meeting Minutes

9. February 26, 2025 Planning Commission Meeting Minutes

10. Proposed Site Plan – City Council only
ITEM 5H STAFF REPORT

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RESOLUTION -25
RESOLUTION -25

RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS APPROVING

VACATION OF A PORTION OF AN OPEN SPACE EASEMENT
(LANDS OF SETO)
WHEREAS, John Yee Woon Seto and Lai-Ieng Che Seto (“Owner”) own the property commonly known as 13410 La Cresta Drive, Los Altos Hills, California (APN 175-42-014); and WHEREAS, the Town has adopted a General Plan and, pursuant thereto, may accept grants of open space easements on privately owned lands lying within the Town; WHEREAS, on May 16, 2019; the City Council accepted dedication of an open space easement as a condition of approval for a site development permit at 13410 La Cresta Drive; WHEREAS, on August 5, 2024, the owner submitted an application requesting an amendment to the open space easement, citing that the easement had been incorrectly drawn; WHEREAS, on July 10, 2024, the Open Space Committee expressed support for the partial open space easement vacation;
WHEREAS, on February 26, 2025, the Planning Commission voted unanimously to recommend that the City Council approve the vacation of a portion of the open space easement; and NOW, THEREFORE, BE IT RESOLVED by City Council of the Town of Los Altos Hills as follows:

1. The City Council hereby confirms the vacation of a portion of the open space easement at 13410 La Cresta Drive (APN 175-42-014), originally approved on May 16, 2019.

2. The City Council finds that vacating a portion of the open space easement will not adversely affect the public interest or the purposes for which the easement was originally dedicated.

3. The City Manager, Community Development Director, or their designee is authorized and directed to execute and record with the Santa Clara County Recorder’s Office all documents necessary to complete this vacation.

The above and foregoing Resolution passed and adopted by the City Council of the Town of Los Altos Hills at a regular meeting held on the 20th day of November, 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY:

ATTEST: Kavita Tankha, Mayor
Arika Birdsong-Miller, City Clerk
ITEM 5H ATTACHMENT 1

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belcan | architects + engineers
belcan | architects + engineers
101 Jefferson Drive  Menlo Park, CA 94025  T: 650-329-9252 www.belcan-ae.com

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Attn: City Council
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
August 01, 2024

EASEMENT AMENDMENT NARRATIVE
Re: Request to Amend Previously Approved Open Space Easement At 13410 La Cresta Dr, Los Altos Hills, CA 94022 (APN: 175-42-014) For Owners: John & Lai-Leng Seto
Dear Members of the City Council:

We would like to request an amendment to the Open Space Easement previously approved for this property.

Background:
 In 2015 a permit submittal was made for an Addition/Remodel project at this property due to damage from a fire in the garage in 2014. A second permit submittal was made in 2016 to address damage from a fire that occurred during construction of the Addition/Remodel.  The 6/12/15 Planning Conditions of Approval required the owner to grant an Open Space Easement for the portion of the property below the 538’ elevation contour shown on 11/21/14 survey. Please see Appendix A, Item #18.
 The surveyor drew the easement at 538’ elevation in front of most of the (E) house but then drew it at 543’ elevation for the remainder (more than half) of the property. Please see Appendix C (red line).  The easement was approved as drawn by the surveyor.

We respectfully request that you allow us to amend the Open Space Easement to the 538’ contour elevation from the 11/21/14 Survey (as shown in Appendices C and D) in order to correct the error that was made for the following reasons:
1) Planning & the Open Space Easement Committee determined in 2015 what area should be dedicated as Open Space Easement, ie the area below the 538’ elevation contour. The area they requested should have been what was dedicated, not more.
2) The surveyor seems to have erred by drawing a large portion of the easement at 543’ elevation (not 538’ elevation), thus creating an easement that was larger than that required by Planning. We do not know why this was done and cannot ask because State license records indicate that the surveyor is deceased.

ITEM 5H ATTACHMENT 2

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belcan | architects + engineers
101 Jefferson Drive  Menlo Park, CA 94025  T: 650-329-9252 www.belcan-ae.com

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3) As far as I know, no one ever overlaid the surveyor’s easement on the site plan for the property owners to be able to see exactly where it occurred with relationship to the contour elevations, house or other site features.

They did not realize and had no way to tell that what the surveyor drew was inaccurate, ie in excess of what was requested by Planning. They did not understand that they were accepting a larger easement than was required when they signed the Open Space Easement Dedication. Please see Appendices B & C. 4) The owners have since realized the error in the easement dedication and would like to correct it. Please see Appendix C (blue line). They also would like to build a new detached ADU for their daughter so that she can stop renting and so they will have family nearby to help them as they age. They would like to build the ADU where proposed (Appendix C – black dashed outline) because it provides the best remaining view of the bay and provides privacy not only between the main house and the ADU but most importantly between the ADU and neighbors. As far as we understand it, the Town does not purely support ADU’s because of the current State mandates but also encourages them as a way to increase its density while still maintaining a rural character. So, we hope that accommodating a (N) ADU is further reason to amend the Open Space Easement.

We hope that you will consider and approve this easement amendment request, as we feel it is a reasonable, straight-forward request that will correct an error that was made to the owners’ detriment, without their knowledge. We hope you will agree that the Town still benefits by retaining what, even with amendment, is still a large open space easement and is only the amount originally requested by Planning.

Thank you for time and your consideration of our request.

Sincerely,
Elizabeth Milenkovic
Partner & Registered Architect
T: 650-329-9252 x1
E: [email protected]
Encl: Appendix A: Planning Conditions of Approval
Appendix B: Surveyor’s Easement Dedication Exhibit B
Appendix C: Proposed Site Plan
Appendix D: Tentative Easement Dedication Exhibit B
ITEM 5H ATTACHMENT 2

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June 12, 2015
John Seto
Seto Family Trust
13410 La Cresta Drive
Los Altos Hills, CA 94022
RE: Major Addition and Remodel
13410 La Cresta Drive, Los Altos Hills
File # 90-15-ZP-SD
Dear Mr. Seto:

Thank you for submitting plans for a 1,311 square foot addition and remodel of an existing residence and related hardscape modifications at 13410 La Cresta Drive. Your request for a Site Development Permit for the above referenced project was approved at the Fast Track hearing on June 9, 2015. The approval is subject to the following conditions:

PLANNING DEPARTMENT:

1. No other modifications to the approved plans are allowed except as otherwise first reviewed and approved by the Planning Director or the Planning Commission, depending on the scope of the changes.

2. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melliodora), or Manna Gum (E. viminalis) eucalyptus trees on the property located within 150’ of any structures or roadways shall be removed prior to final inspection of the new residence. In addition, remove the large dead eucalyptus tree and all other dead brush and trees on the property. Removal of eucalyptus trees shall take place between the beginning of August and the end of January to avoid disturbance of nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and California Department of Fish and Game Code Section 3500 et seq unless a nesting bird survey is first conducted and there is a determination that there are no active nests within the tree.

3. After completion of rough framing or at least six (6) months prior to scheduling a final inspection, the applicant shall submit landscape screening and erosion control plans for review by the Site Development Committee.

ITEM 5H ATTACHMENT 3

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Lands of Seto
13410 La Cresta Drive
June 12, 2015

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The application for landscape screening and erosion control shall be accompanied by the applicable fee and deposit. The plans shall be reviewed at a noticed public hearing. Attention shall be given to plantings which will be adequate to break up the view of the new residence from surrounding properties and streets. In addition, a dense screen of evergreen trees and tall shrubs shall be planted along the westerly property line from the front of the house to the rear property line. All landscaping required for screening purposes and for erosion control (as determined by the City Engineer) must be installed prior to final inspection of the new residence. The landscape screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los Altos Hills Municipal Code.

4. A landscape maintenance deposit in the amount of $5,000 shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after the installation. The deposit will be released at that time if the plantings remain viable.

5. Prior to issuance of building permits, all oak trees to be retained, particularly any heritage oak trees, are to be fenced at the drip line. The fencing shall be shown on the plans and consist of a material and structure (6 foot, chain-link) to clearly delineate the drip line. Town staff must also inspect the fencing prior to commencement of construction. The property owner shall call for said inspection at least three days in advance of construction operations.

The fencing must remain throughout the course of construction. No storage of equipment, construction staging of materials, vehicles or debris shall be allowed within the drip lines of these trees. Existing perimeter plantings shall also be fenced and retained throughout the entire construction period.

6. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that “the location of the residence, decks, and all roof eaves are no less than 40’ from the front property line and 30’ from the side and rear property lines.” The elevation of the residence shall be similarly certified in writing to state that “the elevation of the residence matches the elevation and location shown on the Site Development plan.” The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection.

7. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor shall certify in writing and state that “the height of the residence building complies with the 27’-0” maximum structure height, measured as the vertical distance at any point from the bottom of the crawl space or basement ceiling if excavated below natural grade, to the highest part of the structure directly above (including roof materials).” The overall structure height shall be similarly certified in writing and state that “all points of the building (including chimneys and appurtenances) lie within a thirty-five (35’) foot horizontal band based, measured from the lowest visible natural or finished grade topographical elevation of the structure along the building line and the highest topographical elevation of the roof of the structure.” The applicant shall submit the stamped and signed letter(s) to the Planning Department prior to requesting a final inspection.

ITEM 5H ATTACHMENT 3

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Lands of Seto
13410 La Cresta Drive
June 12, 2015

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8. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and roof materials shall have a light reflectivity value of 40 or less, per manufacturer specifications. All color samples shall be submitted to the Planning Department for approval prior to acceptance of plans for building plan check. All applicable structures shall be painted in conformance with the approved color(s) prior to final inspection.

9. Any new fencing or gates shall require review and approval by the Planning Department prior to installation. Fences shall not encroach within any easements on the property.

10. Outdoor lighting is approved as shown on the plans and as modified by this condition. Only two fixtures are allowed on the garage door façade. Exterior light fixtures shall have frosted glass, be down lights or utilize fully shielded fixtures. No lighting may be placed within setbacks except two entry or driveway lights. Any additional outdoor lighting shall be approved by the Planning Department prior to installation.

11. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or colored glass, or other material). No lighting shall be placed within skylight wells.

12. The portions of the existing lower deck that are within the side yard setback shall be removed and the second story addition shall be a hip roof design.

13. Fire retardant roofing (Class A) is required for all new construction.

14. At time of submittal of plans for building plan check, the applicant shall submit one of the following checklists to demonstrate compliance with the Town’s Green Building Ordinance:
a. A GreenPoint Rated checklist with the building permit application to indicate that the project will achieve a minimum of fifty (50) points. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used to attain the required points.
b. A LEED for Homes checklist with the building permit application to indicate that the project will achieve a minimum of forty-five (45) points or LEED certification. The checklist shall be completed by a qualified green building professional and shall be attached to the front of the construction plans. The construction plans shall include general notes or individual detail drawings, where feasible, showing the green building measure to be used to attain the required points.

15. Prior to final inspection and occupancy, a qualified green building professional shall provide documentation verifying that the building was constructed in compliance with GreenPoint Rated or LEED® certification.

ITEM 5H ATTACHMENT 3

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Lands of Seto
13410 La Cresta Drive
June 12, 2015

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16. All properties shall pay School District fees to either the Los Altos School District or the Palo Alto Unified School District, as applicable, prior to acceptance of plans for building plan check. The applicant must take a copy of worksheet #2 to school district offices (both elementary and high school in the Los Altos School District), pay the appropriate fees and provide the Town with a copy of the receipts.

17. The project is subject to the Town’s Construction Time Limit Ordinance (Chapter 10, Title VIII of the Municipal Code). The maximum time for completion of the major addition and remodel shall be 30 months from the date of Building Permit issuance. Failure to complete the project in the allotted time may result in substantial penalties and fees.

18. The property owner shall grant an Open Space Easement to the Town on the portion of the property below the dwelling that generally exceeds a 30% slope. The easement area to be protected shall be defined as the portion of the property below the 538 foot elevation contour as shown on the topographic survey dated November 21, 2014. The easement is to protect the steep slopes and mature oaks and preserve a wildlife corridor along the lower portion of the hillside. The property owner shall provide a legal description and plat map exhibits that are prepared by a licensed land surveyor and the Town shall prepare the grant document. The grant document shall be signed and notarized by the property owner and returned to the Town prior to acceptance of plans for building permit.

ENGINEERING DEPARTMENT:

19. Any and all changes to the approved Site Plan shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (October 15 to April 15) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line.

20. All public utility services serving this property shall be placed underground. The applicant should contact PG&E immediately after issuance of building permits to start the application process for undergrounding utilities which can take up to 6-8 months.

21. Final grading and drainage shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final approval.

22. Any and all areas on the project site that have the native material disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection.

23. The property owner shall pay a pathway fee of $53.00 per linear foot of the average width of the property prior to acceptance of plans for building plan check.

24. Two copies of a Grading and Construction Operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check. The grading/construction operation plan shall ITEM 5H ATTACHMENT 3

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Lands of Seto
13410 La Cresta Drive
June 12, 2015

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address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on La Cresta Drive and surrounding roadways, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits.

25. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check.

FIRE DEPARTMENT:

26. Based on the removal of over 75% of the existing roof structure, an automatic residential fire sprinkler system approved by the Santa Clara County Fire Department shall be included in all portions of the building. Three sets of plans prepared by a sprinkler contractor shall be submitted to the Santa Clara County Fire Department (14700 Winchester Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers shall be inspected and approved by the Fire Department, prior to final inspection and occupancy of the new residence.

27. Approved numbers or addresses on all new and existing buildings shall be placed in a position that is plainly visible and legible from the street or road fronting the property.

Numbers shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters and shall be a minimum of 4 inches high and ½ inches wide. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure.

28. All construction sites must comply with applicable provisions of the CFC Chapter 33 and the Standard Detail and Specifications SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project.

29. Potable water supplies shall be protected from contamination cause by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s).

ITEM 5H ATTACHMENT 3

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Lands of Seto
13410 La Cresta Drive
June 12, 2015

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CONDITION NUMBERS 8, 16, 18, 23, 24 and 25 SHALL BE COMPLETED AND SIGNED

OFF BY THE PLANNING DEPARTMENT AND THE ENGINEERING DEPARTMENT

PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT.

Project approval may be appealed if done so in writing within 22 days of the date of the approval (July 1, 2015). The building permit cannot be issued until the appeal period has lapsed. The applicant may submit construction plans to the Building Department after the appeal period provided the applicant has completed all conditions of approval required prior to acceptance of plans for building plan check.

Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval.

NOTE: The Site Development permit is valid for one year from the approval date (until June 9, 2016). All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years.

Please call me at (650) 941-7222, if you have any questions regarding any of these conditions.

Sincerely,
Steve Padovan
Consultant Planner
Attachments
cc: Thomas Slavisky
471 Cherry Avenue
Los Altos, CA 94022
ITEM 5H ATTACHMENT 3

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546 .2 1'
546 .5 1'
548 .3 8'
549 .8 6'
551 .3 8'
551 .3 8'
552 .5 6'
546 .5 8'
542 .7 5'
540 .9 5'
( E) E LE CT R IC P A N E L
( E) MA IL BO X
(E) H V A C
552 .3 6'
539 .9 0' 541 .8 1'
539 .9 5'
1" IP OP EN F N D
539 .5 0'
539 .9 0'
539 .2 8'
540 .2 9' 542 .7 8'
543 .0 8'
541 .0 8'
541 .1 4'
541 .2 9'
549 .6 4' 549 .2 2'
546 .8 2'
546 .0 5'
545 .1 4'
545 .5 5'
535 .0 9'
534 .9 4'
538 .8 0'
538 .6 8'
541 .8 5' 542 .1 7'
20" TREE
28" OAK
14" OAK
20" RED WO OD
16" RED WO OD
22" OAK
18" TREE
46" EUC LYPTU S TREE
12" TREE
10" TREE
6' TREE
12" TREE
8" TREE
16' OAK
18" TREE
8" OA K
8" OA K
50" OAK
30" OAK
5' P.E.
' 5 P E. .
5' P.E .
5 02 5 02
5 02
5 02
5 02
5 52 5 52
525
5 52
5 52
5 03
530
5 03
5 03
5 03
5 53
535 535 535
5 53
535
5 04
540
540
5 04
5 40
5 04
540
5 04
5 54
5 54
545
5 54
5 54
5 54
5 54
550
5 05
5 50
550
550
55 0
5 05
550 5 05
541 .4 0'
(E) PAVED DRIVEWAY
E( ) 18"RET. WALL
CONC
STEPS
SHOWER

WOOD DECK
(E) 18"RET. WALL
(E) 18 R" ET W. ALL

E( ) PAVED DRIVEWAY
N 59° 41' 00" E
263.29 LF
206.83
LF
S
25° 01' 00" E
S 68° 09' 27" W
196.18 LF
N
4 6° 0
7' 5
5" W
18 4.0
0 LF
LA
C
R
E
STA
D
RIV
E
AC
JP
GM

EXISTING

OPEN SPACE EASEMENT
S 33° 16' 51" E

19.27 LF
N
25° 26' 56" W

56.77 LF
N 37° 31' 43" W
69 2. 6 LF
N 59° 41' 00" E

90.92 LF
S 6
5 8
9 °
.8
09' 27" W
6 LF
S
25° 01' 00" E
206.83 LF

0.33 acres
14,326 SF
OSE

PROPOSED

OPEN SPACE EASEMENT
SITE

VICINITY MAP
nts
1" = 40'-0"

EXHIBIT 'B'

PLAT TO ACCOMPANY A LEGAL DESCRIPTION FOR AN OPEN SPACE EASEMENT OVER A PORTION OF LOT 4 OF "TRACT NO 1025,
FREMONT HILLS UNIT NO.3"

LANDS OF JOHN SETO
13410 LA CRESTA DRIVE

TOWN OF LOS ALTOS HILLS,

STATE OF CALIFORNIA
DATE: 08-01-2024

TENTATIVE
ITEM 5H ATTACHMENT 5

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