Agenda packet — Los Altos Hills City Council, December 9, 2025 (part 2 of 7)

The above project, if approved, would result in a one-year extension from the City Council’s approval. The approved permit extension resolution would supersede any related conditions of approval in the planning entitlements and permitting compliance dates.

ENVIRONMENTAL REVIEW:

The proposed request is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3), which exempts actions that can be seen with certainty will not cause significant environmental impacts.

FISCAL IMPACT:

There is no fiscal impact associated with these time extension requests as the applicant pays a fee for service covering the Town’s costs.
2024-25 CITY COUNCIL WORK PLAN:

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

APPENDIX:

1. Resolution Approving Time Extension for 13800 Barton Court, BLD22-0074

2. Building Permit Extension Requests

3. BLD22-0074 Inspection Record
ITEM 4F ATTACHMENT 2

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RESOLUTION ____-25

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

APPROVING A TIME EXTENSION OF A PERMIT FOR DECK MAINTENANCE WHEREAS, Vaidyanathan Lalitha and Jackson Peter (“Owners”) owns the property commonly known as 13800 Barton Court, Los Altos Hills, California (APN 175-25-058); and WHEREAS, the building permits #BLD22-0074 for a 2 story accessory building with a basement were issued on August 4, 2022, with reasonable conditions of approval; and WHEREAS, the permits expired on February 4, 2025, as the Town has adopted a Construction Time Limits Ordinance and, pursuant thereto, sets an expiration date for Building Permits for new dwellings and remodels with additions with a project valuation between $500,000 and $1,000,000 at thirty (30) months; and
WHEREAS, pursuant to the Construction Time Limits Ordinance, the City Council has the authority to grant reasonable extensions of time for Building Permits that have expired; and WHEREAS, the Town generally grants time extensions of one (1) calendar year; and NOW, THEREFORE, BE IT RESOLVED the City Council of the Town of Los Altos Hills does hereby approve on behalf of the Owners, a one (1) year Time Extension of approved Building Permit # BLD22-0074, subject to the originally adopted conditions.

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 9th day of December 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY: _______________________________
Kavita Tankha, Mayor
ATTEST: ______________________________
Arika Miller, City Clerk
ITEM 4F ATTACHMENT 2

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TOWN OF LOS ALTOS HILLS December 9, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION GRANTING REQUEST FOR EXTENSION OF THE

EXPIRATION DATE FOR A BUILDING PERMIT FOR NEW SINGLE

FAMILY HOME ONE STORY WITH BASEMENT WITH JADU,
LANDS OF AAAA 2019 TRUST, 12500 MINORCA COURT, PERMIT#
BLD22-0015
PREPARED BY: Tim McBirney, Community Development Analyst FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager
RECOMMENDATION: That the City Council:

Adopt the resolution (see Appendix 1) approving the extension request for Building Permit #BLD22-0015 with a new expiration date of December 9, 2026.

DISCUSSION:

The property owner is requesting an extension of Building Permits # BLD22-0015 at 12500 Minorca Court that was originally issued on August 4, 2022. See Appendix 2 for a copy of the request. General contractor had to be changed during the project due to general contractor financial difficulties causing delays. New residence construction is limited to 36 months following the issuance of the building permit if the estimated value of the project is over $1,000,001. See Los Altos Hills Municipal Code, Title 8, Section 10.04 (https://ecode360.com/43997785), which shows the time limitations set by project type and value. Since the estimated value of the project is over $1,000,001, the building permits expired on November 10, 2025. The Construction Time Limits Ordinance does allow the extension of time limit by two six-month extensions if the extension request is made in the allotted time as described in Section 8-10.04. For this request, however, the City Council must consider the extension as all other extension options have been exhausted. The applicant has submitted a request for an extension for up to a year to complete the work, which is their third extension request. A copy of the inspection record for the project is attached as Appendix 3 to help give a better understanding of the project progress.

Staff recommends granting an extension to allow for additional inspections necessary for project closeout. With this approved permit extension, the applicant will have a year from City Council’s approval of this request to complete the project. Following a year, the applicant will have to pay the final deposit bond in an amount equal to the lesser of 10% of the estimated cost to complete the project, as determined by the Building Official, or $50,000 for which if they exceed the ITEM 4F ATTACHMENT 3

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extension’s time limit, the applicant will face penalties again. In addition, they will be required to apply for another permit extension.

ENVIRONMENTAL REVIEW:

FISCAL IMPACT:

There is no fiscal impact associated with these time extension requests as the applicant pays a fee for service covering the Town’s costs.
2024-25 CITY COUNCIL WORK PLAN:

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

APPENDIX:

1. Resolution Approving Time Extension for 12500 Minorca Court, BLD22-0015

2. Building Permit Extension Requests

3. BLD22-0015 Inspection Record
ITEM 4F ATTACHMENT 3

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RESOLUTION ____-25

A RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS APPROVING A TIME EXTENSION OF A PERMIT FOR NEW ONE-STORY SINGLEFAMILY HOME WITH BASEMENT JADU WHEREAS, AAAA 2019 Trust (“Owners”) owns the property commonly known as 12500 Minorca Court, Los Altos Hills, California (APN 182-04-021); and WHEREAS, the building permits # BLD22-0015 for a new one-story single-family home with a basement JADU were issued on August 4, 2022, with reasonable conditions of approval; and WHEREAS, the permits expired on November 10, 2025, as the Town has adopted a Construction Time Limits Ordinance and, pursuant thereto, sets an expiration date for Building Permits for new dwellings and remodels with additions with a project valuation of $1,000,001 and over at thirty-six (36) months; and
WHEREAS, pursuant to the Construction Time Limits Ordinance, the City Council has the authority to grant reasonable extensions of time for Building Permits that have expired; and WHEREAS, the Town generally grants time extensions of one (1) calendar year; and NOW, THEREFORE, BE IT RESOLVED the City Council of the Town of Los Altos Hills does hereby approve on behalf of the Owners, a one (1) year Time Extension of approved Building Permit # BLD22-0015, subject to the originally adopted conditions.

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 9th day of December 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY: _______________________________
Kavita Tankha, Mayor
ATTEST: ______________________________
Arika Miller, City Clerk
ITEM 4F ATTACHMENT 3

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TOWN OF LOS ALTOS HILLS December 9, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION GRANTING REQUEST FOR EXTENSION OF THE

EXPIRATION DATE FOR A BUILDING PERMIT TO UPGRADE TO

UNDERGROUND FED METER MAIN PANEL, LANDS OF NGUYEN
HA TRUSTEE ET AL, 24745 OLIVE TREE LANE, PERMIT# BLD24- 0207
PREPARED BY: Tim McBirney, Community Development Analyst FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager
RECOMMENDATION: That the City Council:

Adopt the resolution (see Appendix 1) approving the extension request for Building Permit #BLD24-0207 with a new expiration date of December 9, 2026.

DISCUSSION:

The property owner is requesting an extension of Building Permits # BLD24-0207 at 24745 Olive Tree Lane that was originally issued on April 25, 2024. See Appendix 2 for a copy of the request. The owner notes, this project experienced delays due to PG&E delays, project estimated to be completed by January 2026. New residence construction is limited to 18 months following the issuance of the building permit if the estimated value of the project is between $0 to $250,000. See Los Altos Hills Municipal Code, Title 8, Section 10.04 (https://ecode360.com/43997785), which shows the time limitations set by project type and value. Since the estimated value of the project is between $0 to $250,000, the building permits expired on April 25, 2025. The Construction Time Limits Ordinance does allow the extension of time limit by two six-month extensions if the extension request is made in the allotted time as described in Section 8-10.04. For this request, however, the City Council must consider the extension as all other extension options have been exhausted. The applicant has submitted a request for an extension for up to a year to complete the work, which is their third extension request. A copy of the inspection record for the project is attached as Appendix 3 to help give a better understanding of the project progress.

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City Council
24745 Olive Tree Lane
December 9, 2025

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extension’s time limit, the applicant will face penalties again. In addition, they will be required to apply for another permit extension.

ENVIRONMENTAL REVIEW:

FISCAL IMPACT:

There is no fiscal impact associated with these time extension requests as the applicant pays a fee for service covering the Town’s costs.
2024-25 CITY COUNCIL WORK PLAN:

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

APPENDIX:

1. Resolution Approving Time Extension for 24745 Olive Tree Lane, BLD24-0207

2. Building Permit Extension Requests

3. BLD24-0207 Inspection Record
ITEM 4G ATTACHMENT 4

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City Council
24745 Olive Tree Lane
December 9, 2025

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RESOLUTION ____-25

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

APPROVING A TIME EXTENSION OF A PERMIT TO UPGRADE THE

UNDERGROUND FED METER MAIN PANEL
WHEREAS, Nguyen Hai Trustee Et Al (“Owners”) owns the property commonly known as 24745 Olive Tree Lane , Los Altos Hills, California (APN 336-35-020); and WHEREAS, the building permits # BLD24-0207 to upgrade the underground fed meter main panel were issued on April 25, 2024, with reasonable conditions of approval; and WHEREAS, the permits expired on April 25, 2025, as the Town has adopted a Construction Time Limits Ordinance and, pursuant thereto, sets an expiration date for Building Permits for new dwellings and remodels with additions with a project valuation between $0 and $250,000 at eighteen (18) months; and
WHEREAS, pursuant to the Construction Time Limits Ordinance, the City Council has the authority to grant reasonable extensions of time for Building Permits that have expired; and WHEREAS, the Town generally grants time extensions of one (1) calendar year; and NOW, THEREFORE, BE IT RESOLVED the City Council of the Town of Los Altos Hills does hereby approve on behalf of the Owners, a one (1) year Time Extension of approved Building Permit # BLD24-0207, subject to the originally adopted conditions.

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 9th day of December 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY: _______________________________
Kavita Tankha, Mayor
ATTEST: ______________________________
Arika Miller, City Clerk
ITEM 4G ATTACHMENT 4

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TOWN OF LOS ALTOS HILLS December 9, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION GRANTING REQUEST FOR EXTENSION OF THE

EXPIRATION DATE FOR A BUILDING PERMIT FOR REMOVAL,

REPLACEMENT, AND REMODEL OF UPPER STORY AND BRIDGE
ELEMENT, LANDS OF ZBROZEK ALEXANDER TRUSTEE, 11511
SUMMITWOOD ROAD, PERMIT# BLD22-0599
PREPARED BY: Tim McBirney, Community Development Analyst FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager
RECOMMENDATION: That the City Council:

Adopt the resolution (see Appendix 1) approving the extension request for Building Permit #BLD22-0599 with a new expiration date of December 9, 2026.

DISCUSSION:

The property owner is requesting an extension of Building Permits # BLD22-0599 at 11511 Summitwood Road that was originally issued on July 18, 2023. See Appendix 2 for a copy of the request. The owner notes, this project experienced delays because the contractor had to travel out of the country unexpectedly causing a pause in the project, contractor has returned and needs 3 more weeks to complete remaining work and inspections. New residence construction is limited to 30 months following the issuance of the building permit if the estimated value of the project is between $500,000 and $1,000,000. See Los Altos Hills Municipal Code, Title 8, Section 10.04 (https://ecode360.com/43997785), which shows the time limitations set by project type and value.

Since the estimated value of the project is between $500,000 and $1,000,000, the building permits expires on January 18, 2026. The Construction Time Limits Ordinance does allow the extension of time limit by two six-month extensions if the extension request is made in the allotted time as described in Section 8-10.04. For this request, however, the City Council must consider the extension as all other extension options have been exhausted. The applicant has submitted a request for an extension for up to a year to complete the work, which is their third extension request. A copy of the inspection record for the project is attached as Appendix 3 to help give a better understanding of the project progress.

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extension’s time limit, the applicant will face penalties again. In addition, they will be required to apply for another permit extension.

ENVIRONMENTAL REVIEW:

FISCAL IMPACT:

There is no fiscal impact associated with these time extension requests as the applicant pays a fee for service covering the Town’s costs.
2024-25 CITY COUNCIL WORK PLAN:

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

APPENDIX:

1. Resolution Approving Time Extension for 11511 Summitwood Road, BLD22-0599

2. Building Permit Extension Requests

3. BLD22-0599 Inspection Record
ITEM 4F ATTACHMENT 5

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RESOLUTION ____-25

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

APPROVING A TIME EXTENSION OF A PERMIT REMOVAL, REPLACEMENT,

AND REMODEL OF UPPER STORY AND BRIDGE ELEMENT
WHEREAS, Zbrozek Alexander Trustee (“Owners”) owns the property commonly known as 11511 Summitwood Road, Los Altos Hills, California (APN 336-43-015); and WHEREAS, the building permits # BLD22-0599 for the removal, replacement, and remodel of upper story and bridge element were issued on July 18, 2023, with reasonable conditions of approval; and
WHEREAS, the permits expires on January 18, 2026, as the Town has adopted a Construction Time Limits Ordinance and, pursuant thereto, sets an expiration date for Building Permits for new dwellings and remodels with additions with a project valuation between $500,000 and $1,000,000 at thirty (30) months; and
WHEREAS, pursuant to the Construction Time Limits Ordinance, the City Council has the authority to grant reasonable extensions of time for Building Permits that have expired; and WHEREAS, the Town generally grants time extensions of one (1) calendar year; and NOW, THEREFORE, BE IT RESOLVED the City Council of the Town of Los Altos Hills does hereby approve on behalf of the Owners, a one (1) year Time Extension of approved Building Permit # BLD22-0599, subject to the originally adopted conditions.

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 9th day of December 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY: _______________________________
Kavita Tankha, Mayor
ATTEST: ______________________________
Arika Miller, City Clerk
ITEM 4F ATTACHMENT 5

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TOWN OF LOS ALTOS HILLS December 9, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION GRANTING REQUEST FOR EXTENSION OF THE

EXPIRATION DATE FOR A BUILDING PERMIT FOR ADDING

FRENCH DOORS TO LIVING ROOM, LANDS OF SAVE ADOBE
CREEK LODGE LLC, 26220 MOODY ROAD, PERMIT# BLD23-0763
PREPARED BY: Tim McBirney, Community Development Analyst FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager
RECOMMENDATION: That the City Council:

Adopt the resolution (see Appendix 1) approving the extension request for Building Permit #BLD23-0763 with a new expiration date of December 9, 2026.

DISCUSSION:

The property owner is requesting an extension of Building Permits # BLD23-0763 at 26220 Moody Road that was originally issued on January 25, 2024. See Appendix 2 for a copy of the request. Project was delayed due to financial and budgetary restraints. The timeline for project completion is 8-12 weeks. New residence construction is limited to 18 months following the issuance of the building permit if the estimated value of the project is between $0 to $250,000.

See Los Altos Hills Municipal Code, Title 8, Section 10.04 (https://ecode360.com/43997785), which shows the time limitations set by project type and value. Since the estimated value of the project is between $0 to $250,000, the building permits expired on January 25, 2025. The Construction Time Limits Ordinance does allow the extension of time limit by two six-month extensions if the extension request is made in the allotted time as described in Section 8-10.04.

For this request, however, the City Council must consider the extension as all other extension options have been exhausted. The applicant has submitted a request for an extension for up to a year to complete the work, which is their third extension request. A copy of the inspection record for the project is attached as Appendix 3 to help give a better understanding of the project progress.

ITEM 4F ATTACHMENT 6

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ENVIRONMENTAL REVIEW:

FISCAL IMPACT:

There is no fiscal impact associated with these time extension requests as the applicant pays a fee for service covering the Town’s costs.
2024-25 CITY COUNCIL WORK PLAN:

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

APPENDIX:

1. Resolution Approving Time Extension for 26220 Moody Road, BLD23-0763

2. Building Permit Extension Requests

3. BLD23-0763 Inspection Record
ITEM 4F ATTACHMENT 6

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RESOLUTION ____-25

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

APPROVING A TIME EXTENSION OF A PERMIT FOR ADDING FRENCH DOORS

TO LIVING ROOM
WHEREAS, Save Adobe Creek Lodge LLC (“Owners”) owns the property commonly known as 26220 Moody Road, Los Altos Hills, California (APN 351-37-020); and WHEREAS, the building permits # BLD23-0763 for adding French doors to living were issued on January 25, 2024, with reasonable conditions of approval; and WHEREAS, the permits expired on January 25, 2025, as the Town has adopted a Construction Time Limits Ordinance and, pursuant thereto, sets an expiration date for Building Permits for new dwellings and remodels with additions with a project valuation between $0 and $250,000 at eighteen (18) months; and
WHEREAS, pursuant to the Construction Time Limits Ordinance, the City Council has the authority to grant reasonable extensions of time for Building Permits that have expired; and WHEREAS, the Town generally grants time extensions of one (1) calendar year; and NOW, THEREFORE, BE IT RESOLVED the City Council of the Town of Los Altos Hills does hereby approve on behalf of the Owners, a one (1) year Time Extension of approved Building Permit # BLD23-0763, subject to the originally adopted conditions.

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 9th day of December 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY: _______________________________
Kavita Tankha, Mayor
ATTEST: ______________________________
Arika Miller, City Clerk
ITEM 4F ATTACHMENT 6

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TOWN OF LOS ALTOS HILLS December 9, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION GRANTING REQUEST FOR EXTENSION OF THE

EXPIRATION DATE FOR A BUILDING PERMIT FOR NEW
DETACHED ADU, LANDS OF AAAA 2019 TRUST, 12500-A
MINORCA COURT, PERMIT# BLD22-0037
PREPARED BY: Tim McBirney, Community Development Analyst FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager
RECOMMENDATION: That the City Council:

Adopt the resolution (see Appendix 1) approving the extension request for Building Permit #BLD22-0037 with a new expiration date of December 9, 2026.

DISCUSSION:

The property owner is requesting an extension of Building Permits # BLD22-0037 at 12500-A Minorca Court that was originally issued on August 4, 2022. See Appendix 2 for a copy of the request. General contractor had to be changed during the project due to general contractor financial difficulties causing delays. New residence construction is limited to 18 months following the issuance of the building permit if the estimated value of the project is between $0 to $250,000. See Los Altos Hills Municipal Code, Title 8, Section 10.04 (https://ecode360.com/43997785), which shows the time limitations set by project type and value. Since the estimated value of the project is between $0 to $250,000, the building permits expired August 4, 2024. The Construction Time Limits Ordinance does allow the extension of time limit by two six-month extensions if the extension request is made in the allotted time as described in Section 8-10.04. For this request, however, the City Council must consider the extension as all other extension options have been exhausted. The applicant has submitted a request for an extension for up to a year to complete the work, which is their third extension request. A copy of the inspection record for the project is attached as Appendix 3 to help give a better understanding of the project progress.

ITEM 4F ATTACHMENT 7

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City Council
12500-A Minorca Court
December 9, 2025

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ENVIRONMENTAL REVIEW:

FISCAL IMPACT:

There is no fiscal impact associated with these time extension requests as the applicant pays a fee for service covering the Town’s costs.
2024-25 CITY COUNCIL WORK PLAN:

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

APPENDIX:

1. Resolution Approving Time Extension for 12500-A Minorca Court, BLD22-0037

2. Building Permit Extension Requests

3. BLD22-0037 Inspection Record
ITEM 4F ATTACHMENT 7

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City Council
12500-A Minorca Court
December 9, 2025

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RESOLUTION ____-25

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

APPROVING A TIME EXTENSION FOR A PERMIT FOR A NEW DETACHED ADU WHEREAS, AAAA 2019 Trust (“Owners”) owns the property commonly known as 12500-A Minorca Court, Los Altos Hills, California (APN 182-04-021); and WHEREAS, the building permits # BLD22-0037 for a new detached ADU were issued on August 4, 2022, with reasonable conditions of approval; and
WHEREAS, the permits expired on August 4, 2024, as the Town has adopted a Construction Time Limits Ordinance and, pursuant thereto, sets an expiration date for Building Permits for new dwellings and remodels with additions with a project valuation between $0 and $250,000 at eighteen (18) months; and
WHEREAS, pursuant to the Construction Time Limits Ordinance, the City Council has the authority to grant reasonable extensions of time for Building Permits that have expired; and WHEREAS, the Town generally grants time extensions of one (1) calendar year; and NOW, THEREFORE, BE IT RESOLVED the City Council of the Town of Los Altos Hills does hereby approve on behalf of the Owners, a one (1) year Time Extension of approved Building Permit # BLD22-0037, subject to the originally adopted conditions.

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 9
th day of December 2025 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

BY: _______________________________
Kavita Tankha, Mayor
ATTEST: ______________________________
Arika Miller, City Clerk
ITEM 4F ATTACHMENT 7

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TOWN OF LOS ALTOS HILLS December 9, 2025
Staff Report to the City Council
SUBJECT: RESOLUTION ADOPTING AN AMENDMENT TO THE GENERAL

PLAN LAND USE ELEMENT TO INCORPORATE MULTI-FAMILY

LAND USE DESIGNATIONS, ZONING, AND RELATED POLICIES
AND STANDARDS IN ACCORDANCE WITH THE 2023-2031

HOUSING ELEMENT
FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager

RECOMMENDATION
Staff recommends that the City Council:

Consider adoption of a resolution (see Attachment 1) amending the General Plan Land Use Element (see Attachment 2) to ensure consistency with the 2023–2031 Housing Element and multifamily rezoning, to be adopted concurrently with the second reading and adoption of the zoning ordinance.

BACKGROUND
The General Plan Land Use Element amendment is required to align the Town’s land use policies and designations with the new Multi-Family (MF) and Multi-Family Overlay (MFO) zoning districts established to implement the 2023–2031 Housing Element. This amendment ensures internal consistency between the General Plan, Housing Element, and Zoning Code, and is necessary to maintain Housing Element certification and compliance with state law.

DISCUSSION
At the October 16, 2025 City Council meeting (see Attachment 3), the following actions were taken:
• The City Council waived reading and introduced the zoning ordinance with an errata sheet (rezoning to MF and MFO) by a 5-0 vote.
• The resolution adopting the Objective Design Standards (ODS) for multi-family development was also approved 5-0.
• The resolution amending the General Plan Land Use Element was deferred by the City Council. Final action on the Land Use Element amendment will occur concurrently with the second reading and adoption of the zoning ordinance, as part of the actions being considered.

The Land Use Element amendment will update the General Plan to reflect the new multi-family designations, policies, and standards, and will ensure that the Town’s planning documents are consistent and compliant with state housing law and the certified Housing Element.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
ITEM 4G STAFF REPORT

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City Council
Land Use Element Amendment Staff Report
December 9, 2025
The proposed Land Use Element (LUE) Amendment is exempt from the California Environmental Quality Act (CEQA) under Public Resources Code (PRC) §21080.085 and CEQA Guidelines §15061(b)(3). PRC §21080.085, which went into effect on June 30, 2025 through SB 131, established a statutory exemption for any rezoning action that “implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code,” unless such rezoning would allow the development of an oil or gas distribution center or would rezone “natural and protected lands” as defined in statute.

The Town, with assistance from Michael Baker International, prepared an SB 131 Exemption Report dated October 2025 (Attachment 4 to the City Council’s October 16, 2025 Item 7A), which evaluated eligibility criteria under PRC §21080.085. As detailed in that report, the proposed MF Rezoning qualifies for the statutory exemption because it implements the adopted Housing Element pursuant to Government Code §65583 and does not allow oil or gas distribution centers or involve the rezoning of natural and protected lands. The proposed LUE Amendment is necessary to support and maintain internal consistency with this rezoning action. Because the LUE Amendment is part of, and facilitates, the implementation of the Housing Element and associated rezoning, it is included within and supported by the same statutory exemption.

Further, the proposed LUE Amendment is also exempt under CEQA Guidelines §15061(b)(3), the “common sense exemption,” because it can be seen with certainty that there is no possibility the amendment may have a significant effect on the environment. The LUE Amendment consists solely of revisions necessary to ensure conformance with the Town’s certified 2023–2031 Housing Element and with the multi-family rezoning required by state law. The amendment does not approve any development project, modify land use designations beyond those already established by the rezoning action, or grant any entitlements. It is a regulatory update to maintain internal horizontal consistency within the General Plan. As such, it can be seen with certainty that the proposed LUE Amendment will not result in any physical environmental impacts.

FISCAL IMPACT
No direct fiscal impact. Costs for staff and consultant work have been budgeted in FY 2024–25 and FY 2025–26.

ATTACHMENTS

1. Draft Resolution Amending the General Plan Land Use Element

2. Land Use Element Amendment (also Exhibit A to resolution)

3. October 16, 2025, City Council Staff Report

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RESOLUTION NO.

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

ADOPTING AN AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL

PLAN TO INCORPORATE MULTI-FAMILY LAND USE DESIGNATIONS, ZONING,

AND RELATED POLICIES AND STANDARDS
WHEREAS, a severe housing crisis exists in the State of California with the demand for housing outstripping supply; and
WHEREAS, California Housing Element Law (Government Code section 65580 et seq.) requires each jurisdiction to have sufficient land zoned to accommodate their fair share of the regional housing need by unit number and also by income category, including extremely low-, very low- and low-income units, during an eight-year planning period. This obligation, known as the Regional Housing Need Allocation (“RHNA”) is determined by the State Department of Housing and Community Development and allocated by the Association of Bay Area Governments in the Bay Area; and
WHEREAS, Government Code sections 65583 and 65583.2 require cities to include in their housing elements a program setting forth a schedule of actions during the planning period to, among other things, identify and rezone as necessary to make sites available during the planning period with appropriate zoning and development standards, and to maintain an inventory of sites that can realistically accommodate a portion of RHNA units, including lower-income housing; and WHEREAS, Government Code section 65863 (commonly referred to as “No Net Loss Law”) also requires cities to ensure that their housing element site inventory and program to make sites available and able to accommodate, at all times throughout the planning period, the remaining unmet RHNA share from the current and prior planning period; and WHEREAS, the adopted and state-certified 2023-2031 Housing Element (“Housing Element”) of the Town of Los Altos Hills (“Town”) contains numerous goals, policies and programs to meet its RHNA obligations, including an inventory of sites in the Town suitable to accommodate housing units at various income levels under RHNA, programs to rezone such sites to multi-family zoning districts to accommodate RHNA units and to ensure that parcels would be developed at appropriate minimum densities, and to streamline residential development projects and promote housing opportunities and mobility; and
WHEREAS, the Town’s RHNA obligation for the 2023-2031 planning period is 489 units including 197 extremely low-, very low- and low-income units. Consistent with Housing Element Law and No Net Loss Law, if a site is developed below the density projected in the Housing Element, or at a different income than projected, the Town must have adequate sites available to accommodate the remaining balance of the RHNA, or it must identify and rezone new sites that can accommodate the remaining need. For these reasons, the Housing Element includes a buffer of 15 percent above the RHNA in each income category, for a total planned capacity of 563 units with 227 lower (low and very low) income units in its site inventory; and WHEREAS, as required by Government Code section 65583 and as a part of the Town’s housing strategies to meet RHNA, the Housing Element analyzed and identified three sites in the ITEM 4G ATTACHMENT 1

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Town, identified as portions of Foothill College (“Foothill Site”), portions of St. Nicholas School (“St. Nicholas Site”), and several parcels located in northwest Los Altos Hills along Arastradero Road that collectively are known as the “Twin Oaks” property (“Twin Oaks Site”), to be rezoned from their current Residential-Agricultural (R-A) zoning district to respective Multi-Family and Multi-Family Overlay zones to facilitate multi-family development to accommodate a portion of the RHNA obligations including the No-Net-Loss buffer. The Housing Element provided extensive site-specific evaluation of parcel characteristics, development capacity and potential, constraints, and abilities to accommodate the RHNA by unit count and income levels; and WHEREAS, the Housing Element also analyzed rezoning approaches for all three sites, including identifying portions of the properties with highest development potentials, taking steep slopes, easements, and other site constraints into account, establishing development standards to facilitate housing construction, and considering realistic development capacities when calculating maximum unit yield projections. The Housing Element projected an anticipated yield of 210 units for the Foothill Site, 75 units for the St. Nichlas Site, and 92 units for the Twin Oaks Site (collectively, the “Projected Yields”); and
WHEREAS, Program A-1 of the Housing Element sets forth a schedule of actions to create multi-family infill overlay zones on portions of the institutional Foothill College and St. Nicholas School Sites, and to rezone the Twin Oaks Site to a new multi-family zoning district, all at a minimum density of 20 dwelling units per acre and at a maximum density appropriate to facilitate development to achieve the Projected Yields and meet portions of the Town’s RHNA obligations, as required by Housing Element Law including Government Code section 65583.2; and WHEREAS, Programs A-4 and A-5 also require the Town to (1) comply with Government Code section 65583.2(h) and (i) to permit by-right housing developments with 20 percent units affordable to lower-income on sites “reused” from a prior planning cycle housing element site inventory; and (2) establish minimum densities for lower-income developments consistent with Government Code section 65583.(2)(h), respectively; and WHEREAS, the rezoning required by Program A-1 must be completed by January 31, 2026, and the related actions required by Programs A-4 and A-5 are required to be completed by Q1 2026; and
WHEREAS, to effectuate new multi-family land use designations, zoning, and related policies and standards, and to provide internal and horizontal consistency between the governing land use documents of the Town, the Town has prepared certain amendments to the Land Use Element of its General Plan, consistent with the introduction of multi-family zoning to Los Altos Hills, attached hereto as Exhibit A (LUE Amendment”); and WHEREAS, by separate ordinance and resolution, respectively, the Town has prepared (1) a set of amendments to Title 10 of the Los Altos Hills Municipal Code pertaining to zoning and site development regulations, to create Multi-Family Overlay and Multi-Family Zoning districts and establish related zoning and development standards to implement Programs A-1, A-4, and A5 (the “Multi-Family Rezoning Ordinance”), and (2) a set of Objective Design Standards for MultiFamily Zoning Districts (the “Multi-Family ODS”), in compliance with state housing laws ITEM 4G ATTACHMENT 1

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requiring use of objective review standards and with Program B-4 of the Housing Element, and in furtherance of its goals to facilitate production of housing and meet RHNA obligations; and WHEREAS, the Town provided extensive public outreach, notice and participation opportunities for the preparation and proposed adoption of the Multi-Family Rezoning Ordinance, LUE Amendment, and the Multi-Family ODS. The Los Altos Hills Planning Commission also conducted duly noticed public study sessions to review these legislative amendments and ODS at its May 1, June 5, July 10, July 24, and August 7, 2025 public meetings to provide additional public comment and participation opportunities; and
WHEREAS, under the California Environmental Quality Act (“CEQA”), a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code is statutorily exempt from the requirements of CEQA pursuant to Public Resources Code section 21080.085, unless such rezoning would allow for would allow for the construction of a distribution center or for oil and gas infrastructure or would allow construction to occur within the boundaries of any “natural and protected lands” as defined pursuant to Public Resources Code section 21067.5; and WHEREAS, CEQA Guidelines section 15061(b)(3) provides that CEQA does not apply to activities that would not have the potential for causing a significant effect on the environment.

Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, on September 4, 2025, the Los Altos Hills Planning Commission held a duly noticed public hearing to consider a recommendation to the Los Altos Hills City Council regarding the proposed Multi-Family Rezoning Ordinance, the LUE Amendment, and the Multi-Family ODS. At the public hearing, the Planning Commission reviewed and carefully considered the proposed legislative amendments and the ODS, and all related testimony and evidence presented in the record and during the hearing. All interested parties were provided with an opportunity to participate and be heard; and
WHEREAS, at its September 4, 2025 meeting, the Planning Commission by Resolution No. XXX recommended the City Council adopt the LUE Amendment; and WHEREAS, on October 16, 2025, the City Council held a duly noticed public hearing to consider the LUE Amendment. At the public hearing, the City Council reviewed and carefully considered the proposed LUE Amendment and related legislative actions, and all related testimony and evidence presented in the record and during the hearing. All interested parties were provided with an opportunity to participate and be heard.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the Town of Los Altos Hills hereby makes the following findings:

1. General and CEQA Findings.

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General Plan and Housing Element; the Los Altos Hills Municipal Code; the SB 131 Statutory Exemption Report dated October 2025 prepared by Michael Baker International; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed September 4, 2025 public hearing and the City Council’s duly noticed October 16, 2025 public hearing; and any and all other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the Town of Los Altos Hills hereby finds as follows:

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

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

C. The proposed LUE Amendment (Exhibit A) attached to this Resolution is incorporated herein by reference as if set forth fully herein.

D. The proposed LUE Amendment is exempt from CEQA under the statutory exemption pursuant to Public Resources Code Section 21080.085 as the proposed amendment is a part of the rezoning action necessary to implement the schedule of action under the Housing Element to rezone housing sites and is also necessary to achieve internal consistency amongst the Town’s governing land use documents. Under Section 21080.085 of the Public Resources Code, CEQA does not apply to a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code and that does not allow for the construction of a distribution center for oil and gas infrastructure and does not allow construction to occur within the boundaries of any natural and protected lands as defined under Public Resources Code Section 21067.5. As set forth in separate Ordinance and in the SB 131 Statutory Exemption Report dated October 2025, the proposed multi-family rezoning meets the requirements of Section 21080.085.

Consequently, the LUE Amendment is exempt from CEQA on the same basis as it is a part of the rezoning action necessary to implement the Housing Element.

E. Further, the proposed LUE Amendment is also exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) on the basis that it can be seen with certainty that there is no possibility that the proposed amendment may have a significant effect on the environment. The proposed LUE Amendment only involve revisions for conformance with the Town’s certified 2023-2031 Housing Element and multi-family rezoning, as required by state law. The amendment does not approve any development projects, or issue any entitlements, but are regulatory actions taken by the Town for internal horizontal general plan consistency.

F. The proposed LUE Amendment is consistent with the goals, programs, and policies in the Housing Element, including Programs A-1, A-4 and A-5, and allows the Town to comply with state Housing Element and Housing Laws, as well as contribute to the Town’s strategies in meeting its RHNA obligation.

ITEM 4G ATTACHMENT 1

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2. Decision.

Based upon the testimony received by the City Council and the background and findings set forth above and all other evidence in the administrative record, the Los Altos Hills City Council hereby adopts an amendment to the Land Use Element of the General Plan, as set forth more specifically and fully in Exhibit A.

BE IT FURTHER RESOLVED this resolution shall take effect immediately upon adoption.

PASSED AND ADOPTED at a regular meeting of the City Council of the Town of Los Altos Hills this __ day of ______, 2025, by the following vote:

INTRODUCED:

PASSED:

AYES:

NOES:

ABSTENTIONS:

ABSENT:

BY: _________________________
Mayor
ATTEST:
_________________________
City Clerk
APPROVED AS TO FORM:
_________________________
City Attorney
ITEM 4G ATTACHMENT 1

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LAND USE ELEMENT

INTRODUCTION
Purpose
101. Los Altos Hills is a residential community
nestled in the scenic foothills of the Santa Cruz
Mountains. Once a rural agricultural area, the
community has become one of the premier
residential areas in Silicon Valley. Over the
years, the population has grown and land use
patterns have changed. The farmhouses, cattle
ranches and orchards of the past have become
today’s private homes, riding stables and
vineyards. The community has gradually
urbanized over time but still retains a semi-rural
atmosphere, with large lots and expanses of
open space as envisioned by the Town’s founders.
102. Like their forefathers, today’s residents value the semi-rural character of the community.

Although it is nearly fully developed, the community is still evolving. The guiding principle of the Land Use Element, as with other parts of the General Plan, is to address long-term needs while preserving the semi-rural character of the community and the overall quality of life for residents of Los Altos Hills.

Scope
103. This element addresses the factors that contribute to preserving community character including the protection of its natural setting, the maintenance and improvement of its residential neighborhoods, and the provision of quality public services and facilities. This element also helps define the desired balance among the social, environmental and economic costs and benefits associated with development.

Relationship to Other Elements
104. The Land Use Element is the keystone of the General Plan. It unifies the other elements by providing an overall policy context. Many subjects reviewed here are discussed in greater detail in other elements such as the Circulation & Scenic Roadways Element, the Pathways Element, Housing Element, Conservation Element, and Open Space & Recreation Element.

State Requirements
105. This element meets the State-mandated requirements for a Land Use Element. It defines the Town’s land use categories and includes a Land Use Diagram that designates the land use category of each parcel in the planning area. It also includes standards of population density and building intensity for various land use categories. The Land Use Diagram and the goals, policies and programs in this element will determine the location, intensity and design of new development and ensure that the community’s semi-rural character is maintained.

We want the sun and air
and quiet of a community
which has given itself
enough space to breathe
in; the relaxed pace of
country life and rural
pursuits.

From the Green Sheets published in 1956 prior
to the Town’s incorporation.

Exhibit A: LUE Amendment and Draft Land Use Element Map ITEM 4G EXHIBIT A

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LAND USE PATTERNS
History of Development
106. After World War II, the pressures of a growing population and increasing urbanization were felt throughout the San Francisco Peninsula. Many members of the unincorporated Los Altos Hills community viewed local commercialism as undesirable and felt threatened by possible annexation by neighboring cities. When adjacent Los Altos incorporated in 1952 with a one-quarter-acre minimum lot size, residents of the Hills knew they had to take action to defend and preserve the amenities of their rural life, such as one-acre lots and the right to keep horses on private property.
107. The compelling reasons for the
incorporation of Los Altos Hills were
printed on green paper and distributed
to residents in the fall of 1955. As
stated in this document (referred to as
the “Green Sheets”) one of the primary
reasons the founders of the Town
originally decided to incorporate in
1956 was to maintain the rural
character of the community. This
desire continues today.
108. Existing Land Use
The Town is unique in that it consists
mainly of low-density single-family
residential development, with a
minimum lot size of at least one acre.

There are several limited areas recommended for multifamily use. There are no commercial or industrial uses within the city limits. As the Town has developed over the past 50 years, residents have continued to support the preservation of low-density residential development and the semi-rural character of the community through one-acre zoning and the protection of open space, creek corridors, wildlife habitat and heritage oak trees. 109. The only non-residential uses within the Town are open space, parks and recreation facilities, a unique pathways system including miles of well-maintained roadside and offroad paths, and public and private institutions such as schools, religious facilities and governmental buildings.

Current Trends
110. With the exception of several small areas identified for future multifamily use, there is limited land available for additional housing and only slight possibility of change on nonresidential parcels, Los Altos Hills is almost fully developed. However, in addition to infill development on vacant lots, redevelopment is occurring as existing residences are torn down and replaced with new homes and accessory dwelling units. The current trend is to develop residences that maximize the square footage allowed under floor area and development area regulations established by the Town’s Zoning Ordinance. Between 2017 and 2021, an average of 6 net new single-family homes were developed per year. Following changes in State Housing Law, Los Altos Hills has seen dramatic growth in interest in and production of accessory dwelling units (ADUs), averaging 20 per year between 2018 and 2022, increasing to an average of 30 ADUs per year between 2020 and 2024.

From the Green Sheets – 1956
What Kind of Community
Do We Want?
. . . a wide and not over-populated
community of homes in the country. . .
. . . the space and right to keep
animals—rabbits, chickens, dogs,
sheep, cattle and horses. . .
. . . roads that are content to remain
country lanes as long as they are
suitable for the residential traffic of
our area. . .
. . . at least one acre of land. . .

ITEM 4G EXHIBIT A

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Population Projections
111. In Projections 2007, the Association of Bay Area Governments (ABAG) forecasts forecasted that the Town’s population within its corporate limits will would increase from 8,500 in 2005 to 9,400 in 2035. The number of households is was predicted to increase from 2,960 in 2005 to 3,300 in 2035 based on an average household size of 2.87 persons.

As of the 2020 Census Los Altos Hills had 3,016 households, the same population of nearly 8,500 persons, and a declining average of 2.81 persons per household. ABAG projected a population of 8,600 for 2040. According to World Population Review, Los Altos Hills has an estimated 2025 population of 7,989, a declining at a rate of -1.24% annually and an estimated decline -5.89% since the 2020 census. The addition of multifamily zones is expected to increase the number of households by approximately 8 percent and counterbalance the declining population.

Development Potential
112. A study of vacant and underutilized parcels conducted for the 2002 Housing Element identified a total of 138 vacant parcels with the potential to be subdivided. Based on the size of the lots and known development constraints such as steep slopes and open space designations, it was
estimated that approximately 58 to 176 additional units could be developed through subdivision of these parcels.

At an average of 2.8 persons per household, development of 176 additional units would result in a maximum
population increase of 493, putting the total population at build-out at 9,100 compared to ABAG’s projection of
9,400 in 2035, but greater than ABAG’s revised projection of 8,600 for 2040. Although additional households could be accommodated through the development of secondary
units, it is not realistic to expect the Town’s population to increase significantly beyond 9,000.

The multifamily designation allows approximately 375
multifamily homes. Multifamily units are much smaller
floor areas and fewer bedrooms than single-family homes and have significantly smaller household sizes as a result.

Assuming a household size of 2.0 persons per unit the
multifamily zones could result in approximately 750
persons. At an unlikely average of 2.8 persons per multifamily household, the resulting population could be as high as 1,050 persons. According to the 2020 Census, the total population of Los Altos Hills was 8,489 persons. Therefore buildout of the new multifamily zones could increase the population between 8 and 12 percent.

The Town’s
population is not
expected to increase
significantly due to
limited land available
for residential
development for
single-family
housing, and an
estimated 8% with
the addition of
multifamily zones.

ITEM 4G EXHIBIT A

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Implementing the General Plan
The Town’s Zoning Ordinance, Site Development
Ordinance and Subdivision Ordinance are the main
tools used to implement the General Plan. Supported
by administrative policies and procedures, the
ordinances establish processes for review and
approval of proposed land uses and regulation of site
development. The General Plan is also implemented
through specific programs that accompany the goals
and policies.

ITEM 4G EXHIBIT A

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GOAL 1
Maintain the semi-rural character of the community while providing for residential uses, open space, and the minimum public and private facilities and services needed to serve residents on a continuing basis.

Policy 1.1 Uses of land shall be consistent with the semi-rural atmosphere of the community, minimize disturbance to natural terrain, minimize removal of the natural vegetation, and create the maximum compatibility of development with the natural environment through site design and landscaping.

Policy 1.2 In addition to single-family residences, which may include a single secondary or accessory dwelling units, uses within the planning area shall include:
a. Those uses normally accessory to dwellings in a semi-rural area:
vineyards and orchards, the keeping of horses and other domestic animals, and other agricultural pursuits that are compatible with residential uses;
b. Those open space preserves, parks and recreational uses necessary to conveniently serve the residents;
c. Those public and private services and facilities including schools, religious facilities, fire stations, and community centers needed locally to serve Town residents;
d. Other uses required by State law including emergency shelters, transitional housing, and single room occupancy units.

Policy 1.3 Large non-residential structures shall be compatible with the residential character of the community.

Policy 1.4 Multifamily uses will be limited to areas with suitable access to major collector and arterial roads, freeway and expressway access, and on lands with contiguous buildable areas excluding steep slopes to that can accommodate larger buildings and development footprints, access to public sewer services and on or near non-residential or institutional uses where possible.

Program 1.1 Establish and maintain zoning that allows and supports the development of singlefamily and multifamily residences and accessory structures, as well as appropriate non-residential uses.

Program 1.2 Continue to implement the Town’s Zoning Ordinance, Site Development Ordinance, Subdivision Ordinance, and related policies and procedures. Review and update these regulations as needed to ensure that development occurs in a manner compatible with the Town’s semi-rural character and its natural environment.

ITEM 4G EXHIBIT A

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LAND USE DESIGNATIONS
Land Use Diagram
113. The Town’s Land Use Diagram on the following page illustrates the community’s vision for the development, redevelopment, and preservation of public and private properties in the Los Altos Hills. The map designates the distribution and location of land to be used for housing, open space, recreation, public facilities, and other uses. Each of the land use categories designated on the Land Use Diagram is described below. The various land use categories have been applied to geographic land areas within the community to indicate which land uses the Town believes will be the most appropriate at that location.

Residential (R)
114. The predominant land use shown on the Land Use Diagram is residential. One singlefamily dwelling is allowed per parcel. Accessory uses including one secondary dwelling unit may be permitted. Agricultural activities and conditional uses such as religious facilities and schools also may be allowed.

Multifamily Residential (MF)
115. The Multifamily Residential designation allows residential densities between 20 and 24 dwelling units per acre of contiguous buildable area exclusive of steep slopes over 25 percent. The maximum floor area of multifamily developments is limited to an average of 750 square feet of total floor area per dwelling unit and a mix of dwelling unit sizes based on number of bedrooms. No single-family uses are permitted. Senior housing, assisted living facilities, single-room occupancies, transitional and supportive housing, and accessory dwelling units are also permitted.

Open Space Preserve (OSP)
115. This designation is applied to undeveloped, natural areas that provide wildlife habitat, scenic views, and opportunities for nature study and low-impact outdoor recreation such as hiking and horseback riding. The primary purpose of this designation is the preservation and enhancement of the natural state of the land and its plants and animals. Allowable development includes paths and trails, informational signs, restrooms, open fencing, parking for the use of open space and Public Recreation Areas, and other incidental uses that are consistent with the protection of open space and the enjoyment of low-impact outdoor recreation.

Open Space Conservation Area (OSCA)
116. This is an overlay designation that is superimposed upon the residential land use areas on the Land Use Diagram. The overlay is generally applied to areas of steep slopes, canyons and ravines associated with major creeks or their tributaries, as well as creek corridors and other areas of heavy vegetation that should be protected. Within these areas, special measures should be taken to conserve the natural quality of the area and to avoid environmental degradation. Residences should be placed on the most buildable portions of lands designated OSCA and carefully sited so as to preserve existing trees, vegetation and wildlife habitat.

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Public Recreation Area (RA-PB)
117. This designation identifies publicly owned open space lands used primarily for recreation.

Development related to recreation is allowed. Examples include Westwind Community Barn, the Purissima Playing Fields (Little League Fields), and the Riding Arena.

Private Recreation Area (RA-PR)
118. This designation identifies privately owned lands used primarily for recreation.

Development related to recreation is allowed. An example is Fremont Hills Country Club.

Institutional (I)
119. This designation identifies academic, governmental and community service uses and lands that are either publicly owned or operated by non-profit organizations. Examples are schools, religious facilities, fire stations and Town government.

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ITEM 4G EXHIBIT A

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DEVELOPMENT STANDARDS
State Requirements
120. State planning and zoning law requires the Land Use Element to include a statement of the standards of population density and building intensity recommended for the planning area.

As used in this element, the term density refers to population and development capacity of residential land. Density is described in terms of dwelling units per net acre of land and is related to the average slope of the parcel or lot. The term intensity refers to the extent of development on a parcel of land or lot (i.e., maximum development area). The Town’s development standards for hillside protection, slope density, and other related concepts are described below.

Hillside Protection
121. The rolling hills of Los Altos Hills are a highly valued natural feature of the community that should be protected. The hillsides provide important wildlife habitat, recreational opportunities, and scenic resources. Hillside areas are also subject to potential seismic hazards, landslides, fires, and other environmental hazards that can create risks to public safety, expose homeowners to potentially significant damage, and require extraordinary expenditures for public services. It is important to provide safe residential development while preserving the natural features, environmental integrity, and scenic character of the hills.
122. Low-density residential development can be compatible with hillside protection, especially where slopes are not excessively steep. Higher density and intensity multifamily housing has larger buildings and larger development footprints than single-family homes.

Multifamily development needs larger contiguous areas for development without significant environmental constraints, particularly areas without steep slopes. As discussed in the USGS report in Appendix A, environmental concerns increase progressively as the slope of the terrain increases. To the maximum extent feasible, steep slopes, canyons and ravines, as well as natural swales and drainage channels, and geological hazard areas within areas designated for residential development should be left undisturbed and preserved in their natural condition.

Slope Density Standards for Subdivisions and Multifamily Development 123. Within those areas designated for low density residential use, net lot area should be not less than one acre (43,560 square feet) per primary dwelling unit. In addition, the minimum net lot area for subdivisions should increase with an increase in average slope, based on the following slope-density standards for parcels designated for low density use:

Average slope of land
to be subdivided Minimum net lot size
0 – 10% slope One acre
10 – 50% slope An increase from one to seven
acres, based on the average
slope of the land.

Over 50% slope These areas generally should
not be developed for residential
purposes.

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Multifamily residential development shall be limited to areas with slopes of less than 25 percent. Limited disturbances to areas with slopes over 25 percent (e.g., not more than 10 percent of the contiguous building area exclusive of slopes greater than 25 percent) may be permitted where necessary to provide access and overall design efficiency.

Lot Unit Factor
124. The lot unit factor (LUF) for any given parcel designated for low density use is based on lot size and average slope as determined by a formula established in the Town’s Zoning Ordinance. Newly created lots must have a LUF of one or more. Some lots with a LUF of less than one were created early in the Town’s history, prior to incorporation. These lots are considered nonconforming and their development is restricted today. Lots with a LUF of less than one may not be created today. Lots with a LUF of less than .50 require a conditional development permit. Multifamily development shall be subject to a minimum contiguous buildable area requirement (exclusive of steep slopes) instead of a LUF calculation.

Maximum Floor Area and Maximum Development Area
125. Floor area is the total square footage of a structure as specified in the Town’s Zoning Ordinance. Development area is the total floor area of a residence, plus the total area of a parcel covered by other structures and hardscape not included in floor area. The maximum floor area (MFA) and maximum development area (MDA) for a parcel designated for low density use is based on the average slope and
the Lot Unit Factor (LUF) as determined by
formulas established in the Zoning Ordinance.

The maximum floor area for parcels
designated for multifamily development is
calculated by multiplying the maximum
permitted average square feet of total floor area
by the number of permitted dwelling units.
126. Building Setbacks
Setbacks regulate the placement of buildings with respect to their property lines in order to provide a minimum amount of open space between buildings on adjacent parcels and between buildings and street rights-of-way. Setbacks for single-family residences are generally 40 feet from the front property line and 30 feet from the sides and rear property lines. Increased setbacks are required for estate homes over 10,000 square feet in size.

Setbacks for multifamily residences are generally 60 feet from the front, side, and rear abutting single-family residential uses, and 25 feet from side and rear yards abutting nonresidential or institutional uses.

Height Limits
127. The vertical height of buildings is limited to 27 feet for single-family residences in order to maintain a consistent, low profile that is compatible with the Town’s semi-rural character. Building height may be increased to a maximum of 32 feet if setbacks are increased as specified in the Town’s Zoning Ordinance.

The vertical height of multi-family residences is limited to 32 feet, excluding basement and underground parking where the exposed portions do not exceed 25% of the façade of the story above it, and excluding necessary rooftop mechanicals where less than 10% of the roof area, and other architectural features.

The City Council and Planning
Commission have the discretion to
apply stricter standards for height,
setbacks, floor area and development
area where site-specific constraints
dictate further limitations.

ITEM 4G EXHIBIT A

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Green Building
128. In response to growing concerns about rising energy costs and dwindling natural resources, an increasing number of communities are embracing the concept of “green building.” This whole-systems approach to homebuilding seeks to minimize the use of energy, water and other natural resources and maximize the use of recycled and renewable construction materials. The Town should develop programs and development standards regarding green building practices such as the use of recycled and renewable construction materials, energy-efficient heating and cooling systems, water conservation and reuse, and energyefficient appliances.

ITEM 4G EXHIBIT A

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

Policy 2.3 2.2 The minimum parcel size for single-family dwellings shall be at least one acre and shall increase as the steepness of the land increases; and approximately

3.5 acres for multifamily development over 20 dwelling units per acre.

Policy 2.4 2.3 In subdividing land, the number of dwelling units permitted shall decrease as the steepness of the land increases.

Policy 2.5 2.4 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 2.5 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 2.72.6 The natural character of ridgelines shall be preserved to the maximum extent feasible.

Policy 2.82.7 Promote the use of green building methods and practices in the planning, design, construction, renovation, operations, and demolition of buildings.

Policy 2.9 2.8 The Town shall encourage the installation of drought-tolerant landscaping and other methods of reducing water use for landscaping.

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 review 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 within an Open Space Conservation Area.

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Program 2.2 Limit grading on hillsides to the minimum extent necessary to accommodate structures. Structures should be located so that they are consistent with slope contours and compatible with the terrain.

Program 2.3 Encourage the preservation of existing trees, rock outcroppings, ridgelines and other significant natural features.

Program 2.4 Encourage the preservation of native hillside vegetation and, if vegetation must be removed, require appropriate revegetation and planting in hillside areas.

Program 2.5 Protect the public safety and minimize the risk of damage from natural hazards by requiring site-specific geologic investigations of proposed building sites.

Program 2.6 Continue to require soil erosion control measures on construction sites and require revegetation thereof.

Program 2.7 Make green building publications and other sources of information available to applicants, architects, builders and other individuals involved in the construction of new homes and major remodel projects.

Program 2.8 Consider developing a green building ordinance for site development and building applications.

Program 2.9 Develop and implement a program for the reduction and recycling of construction and demolition waste.

Open Space Easements
Open space easements (OSE’s) may be required as a
condition of approval for site development. When an OSE is required, the property owner signs an agreement with the Town to keep the easement area undeveloped and in
its natural condition. Once an OSE has been granted, the property remains under private ownership; the OSE does
not give public access to the property.

See the Open Space & Recreation Element for additional
information on open space easements.

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COMMUNITY SERVICES AND FACILITIES
Public Schools
129. The Town is served by four public school districts:
• Los Altos School District (K-8)
• Palo Alto Unified School District (K-12)
• Mountain View−Los Altos Union High School District (9-12) • Foothill Community College District
Historically, the majority of Town residents attending public elementary school were enrolled at one of three public schools located within the planning area, all of which were located west of Foothill Expressway. After elementary school, Town residents then matriculated to middle schools that were located in either Palo Alto or Los Altos. Students then attended Gunn High School in Palo Alto or Los Altos High School or Mountain View High School in Los Altos, based on attendance areas.
130. Over the past 25 years, in spite of significant opposition from Town government and residents, the school districts have closed all three elementary schools so that children in the Town presently must commute to elementary
schools in either Palo Alto or Los Altos. All commutes, by necessity, require the crossing of Foothill Expressway, which is a heavily traveled, four-lane roadway. Due to
safety concerns and the long distances involved, few
elementary school children can walk to school. Many
parents, unhappy with this situation, would like to have neighborhood schools reopened so their children can
walk to school. Bullis-Purissima School, closed in 2003, is expected to be reopened in 2008. Recent cooperation
between the districts (such as Inter-District Transfer
Agreements) should be encouraged to allow children from both elementary districts to attend the same neighborhood public elementary schools in Town. 131. There are three existing public school sites within the Town’s planning area. These sites are owned by either Palo Alto Unified School District (PAUSD) or Los Altos School District (LASD):
• 26800 Fremont Road, formerly Fremont Hills Elementary School (PAUSD property). The district closed the public school on this site in 1975 and signed a long-term lease with Pinewood School, a private, non-denominational school. The Town has some limited use of the athletic fields in the summer. • 25890 Fremont Road, Bullis Purissima Elementary School (LASD property). The district closed the public elementary school on this site in 2003 despite substantial opposition from the Town government and residents. The district presently is planning to reopen the renovated elementary school in 2008.

Neighborhood
schools are the basis
for a successful,
vibrant community
where neighbors
interact, establish
common bonds, and
provide a sense of
community for all.

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• 11311 Mora Drive, Los Altos (LASD property). This site is located in unincorporated area within the Town’s sphere of influence. The district has closed the public elementary school and leased it to the Waldorf School, a private school. The Town has no rights to use any of this property.

Town surveys indicate that residents view recreational fields and playgrounds at public and private schools as an important community resource. The Town should work with school districts to permit public use of these facilities.
132. The Town believes that it is extremely important for its residents to be able to send their children to local elementary schools, with the majority of children having the ability to walk or bicycle to school. This can be achieved by reopening public elementary schools on the two sites noted above that are currently being leased to private institutions. Providing public schools for kindergarten through grade 6 within the Town boundaries that primarily serve Town residents is an integral part of imbuing the community spirit of our Town into our children. Not only do neighborhood schools at this level promote the establishment of lifelong friendships among the children, but they also encourage positive intercourse and friendships among the parents. This is the absolute basis for all successful and vibrant communities where neighbors interact, establish common bonds and provide a sense of community for all.
133. The Town believes its residents are well served by the middle schools and high schools operated by Los Altos School District, Mountain View−Los Altos Union High School District, and Palo Alto Unified School District. These schools provide excellent educational opportunities and extracurricular activities.

Foothill Community College
134. The Town is served by an excellent
community college in its midst,
Foothill Community College. Like
other public school districts, Foothill
College generally is not subject to the
Town’s zoning and site development
ordinances. However, the district is
required to obtain conditional use
permits for certain uses such as
wireless communication antennas. The
Town continues to work with the
Foothill College administration to
maximize the school’s benefits to
Town residents and minimize any
traffic impacts and disruptions
experienced by residents living near
the campus. The college is an
appropriate location for incorporation
of multifamily housing on
underutilized portions of the property
along with the continued use of the
property for educational institutional
uses. This can help meet the Town’s
housing needs and provide financial
Foothill Community College has
approximately 18,000 students.

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support for the continued use and
health of the college.

Private Schools
135. Private schools in the Los Altos Hills planning area include St. Nicholas School (K-8), Pinewood High School and the Waldorf School. The latter two are located on public school sites as discussed above. Like Foothill Community College, the St. Nicholas School has been identified as an appropriate location for the addition of multifamily housing on underutilized portions of the property.

Religious Facilities
136. Several religious facilities are located in the Los Altos Hills planning area, including four that are located
within city limits:
• Poor Clare Monastery (Roman Catholic)
• Congregation Beth Am (Reform Jewish
Synagogue)
• Chapel in the Hills (Episcopal)
• Daughters of Charity (home for retired
Roman Catholic clergy)
All of these religious facilities hold conditional use
permits issued by the Town.

Town Government
137. The first Town Hall was built in the 1950’s on land donated by the Town’s first Mayor, Arthur E. Fowle, at
the northeast corner of his 30-acre ranch at Fremont and Concepcion Roads. The original facility served until
2004, when it was torn down because it no longer met
building codes, seismic requirements and accessibility
standards. It was replaced by a new energy efficient
facility that more than doubled the size of the original building. Dedicated on June 16, 2005, the new facility
was designed to blend with the residential character of the community. The new facility not only embodies the
rural aesthetic of the community, but also demonstrates the Town’s commitment to energy and water
conservation.
138. Two other buildings in the Town Hall complex provide a base for Town staff and services:
• Heritage House, which is a historic
house preserved by members of the
community. The building is used as the
Emergency Operations Center and
local office of the County Sheriff’s
Department.

Chapel in the Hills is in
the old Purissima School,
a historic building.

Energy-efficient Council Chambers
incorporate natural lighting.

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• The Parks and Recreation Center, located in the building formerly used by Purissima Hills Water District.

Both buildings have recently been remodeled in
order to better meet the needs of the community. The Town’s corporation yard is located on Purissima Road adjacent to the Purissima Playing Fields (Little League Fields). It serves as the center for the Town’s maintenance crew and mechanical equipment.

Public Recreation Facilities
138. Town-owned parks and recreation facilities include Byrne Preserve and six other open space preserves; Westwind
Community Barn; Purissima Playing Fields (Little
League Fields); the Riding Arena; and Edith Park. In
addition, the community’s extensive system of roadside
and off-road paths provides recreational opportunities.

Recreation programs sponsored by the Town include
youth camps, fitness programs and the annual Pathways
Run.

Private Recreation Facilities
139. Privately owned recreation facilities in the planning area include Fremont Hills Country Club and several other
country clubs in neighboring cities, as well as Hidden
Villa, the Stanford University lands, and private boarding stables.

Fire Protection
140. The Los Altos Hills County Fire Protection District is a separate public agency, distinct from the Town, that
contracts with the Santa Clara County Fire Department
for the provision of fire protection, suppression and safety services. The district owns and operates the El Monte Fire Station near Foothill Community College.

Police Protection
141. The Town contracts with the Santa Clara County Sheriff’s Department for police protection services. The Sheriff’s Department typically provides one or two patrol cars at all times, which is adequate because Los Altos Hills is a lowcrime community. In the event of emergencies, however, the Town has access to the full resources of the County Sheriff. The Town also has a public safety officer on staff and provides a substation at the Heritage House next to Town Hall for the use of the County Sheriff.

Parks and Recreation Center
is next to Town Hall.

Public and private
recreation facilities are
described in the Open
Space & Recreation
Element, which also
includes related goals,
policies and programs.

Fire and police
protection services are
described in the Safety
Element, which also
includes related goals,
policies and programs.

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Emergency Services
142. Ambulance and paramedic services are provided by Santa Clara County on contract with the Los Altos Hills County Fire District. In the event of a major disaster such as earthquake or fire, emergency response services are
coordinated by the Town as established in the Emergency Operations Plan. The Town’s Emergency Operations
Center (EOC) is located in the Heritage House adjacent to Town Hall.

Emergency response
services are described
in the Safety Element,
which also includes
related goals, policies
and programs.

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GOAL 3
Encourage the development of community services and facilities that are easily accessible, properly related to adjacent land uses, and in harmony with the semirural, residential character of the community.

Policy 3.1 School districts shall be encouraged to restore neighborhood public elementary schools in Los Altos Hills, particularly at the public school sites listed in Paragraph 131.

Policy 3.2 The Town will encourage institutional uses that are necessary to serve local residents, such as public schools, religious facilities, governmental buildings, public recreational facilities and fire stations.

Policy 3.3 Major community facilities should be located where they can be served directly by collector, or where possible, arterial roads so that they are reasonably convenient to residents. The primary consideration should be compatibility with adjacent land uses and with preserving the semi-rural, residential character of the Town. However, given the lack of commercial buildings and minimal number of institutions in the Town, some institutional structures by necessity will be adjacent to residential properties.

Policy 3.4 Every effort should be made to ensure that recreational areas and playing fields at both public and private schools are available for use by Town residents during non-school hours.

Policy 3.5 School service areas should be defined so as to maximize the number of children who can walk to schools within the Town borders, with particular emphasis on the use of the Town pathway system, using both on-road and offroad paths.

Policy 3.6 Public buildings should be of a size and scale conducive to maintaining the semi-rural atmosphere of Los Altos Hills. The architectural design of nonresidential buildings should incorporate those principles that guide our residential homes such as modest height and bulk appearance.

Program 3.1 Work with Palo Alto Unified School District and Los Altos School District to reopen public elementary schools in Los Altos Hills.

Program 3.2 Cooperate with school districts in providing demographic data and other information supporting the need for new schools.

Program 3.3 Continue to assist school districts by requiring the payment of school impact fees as per Government Code Section 65995 prior to issuance of building permits.

Program 3.4 Explore innovative ways for the community to use school facilities and grounds jointly with the school districts.

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Program 3.5 Work with school districts in the design and development of school facilities to provide for community needs in the areas of parks and recreation, community meetings, and similar activities.

Program 3.6 Work with school districts to minimize potential impacts on neighboring residential areas.

Program 3.7 Continue to require conditional use permits for the location and operation of private schools, religious facilities, and other institutional uses. Monitor and mitigate potential impacts on neighboring residential areas by limiting the hours of operation, the location of parking, and other factors as appropriate.

The Purissima Playing Fields, Town Riding Arena and Fremont Country Club are in the foreground of this aerial photo looking northeast from Interstate 280 towards San Francisco Bay.

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UTILITIES
Anticipated Needs
143. The Town is expected to experience very modest growth mostly through infill development and redevelopment of underdeveloped parcels. As a result, the need for a full range of public facilities and urban services is expected to grow very modestly in the future. To preserve the natural environment and semi-rural atmosphere desired by the residents of Los Altos Hills, it is important that the installation and/or extension of utilities be conditioned by concerns for preventing damage to the natural beauty and environmental integrity of the area. Standards for the extension of utilities, sewers in particular, must be based on health and safety considerations as well as environmental protection.

Water Supply
144. The Town’s drinking water is provided by two water suppliers: Purissima Hills Water District and the California Water Service Company (Cal Water). As discussed in the Conservation Element, the amount of water available is constrained. Purissima Hills presently obtains all of its water from San Francisco’s Hetch Hetchy system and currently is exceeding its supply assurance by 25-35 percent. Capacity limitations in the Hetch Hetchy system may be reached in six to eight years, or sooner in times of drought. Cal Water obtains the water supplied to Los Altos Hills from the Santa Clara Valley Water District via pipelines from the Santa Clara Valley Water District’s Rincoñada treatment plant and from company-owned wells. During the dry season, the plant and pipelines are at capacity. According to Purissima Hills Water District, over two-thirds of the water used each year is for the irrigation of landscaping.

Sanitary Sewer
145. There are more than 3,100 parcels within the Town, of which less than half are currently connected to the municipal sanitary sewer system. The existing municipal system includes approximately 52 miles of 6- to 12-inch diameter gravity pipelines, several reaches of force mains, 1,305 manholes, and 2 lift stations. The Town straddles two drainage basins, including the Palo Alto Basin to the north and the Los Altos Basin to the south. Sewage collected by the Town’s existing system is conveyed to sewer trunk lines owned by the cities of Los Altos and Palo Alto, with the portion of the Town in the Palo Alto Basin draining into the City of Palo Alto municipal sewer system, and the Los Altos Basin draining into the City of Los Altos municipal sewer system. The use of conveyance and treatment systems owned by these cities is governed by separate service agreements with the Town. The wastewater from all three communities eventually drains into the Palo Alto wastewater treatment plant for treatment and disposal.
146. While there has always been sufficient capacity in the Palo Alto system to accommodate all residences on the north side, the Town has been constrained by capacity limitations in the Los Altos system. However, in 2007, the Town and the City of Los Altos signed a new contract that provides additional capacity that will now allow all residences within corporate limits of the Town and its sphere of influence to access sewers. 147. The Town prefers that as many residences as practicable connect to the sewer system.

While a properly constructed and maintained septic system typically does not present an environmental hazard, the failure of a septic system can induce contaminants into the underground water table. Also, smaller lots may not be able to replace a failed system due Water resources are
also discussed in the
Conservation Element,
which also includes
related goals, policies
and programs.

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to issues regarding the construction of a new leach field. The Santa Clara County Health Department requires all new residences to connect to the sewer system if there is an existing sewer main within 200 feet of the new residence.
148. All new residences resulting from new subdivisions and multifamily development should be served by sanitary sewer trunk lines. All new residences resulting from the teardown of an existing residence or a newly constructed home on an existing lot should be required to connect to sanitary sewer trunk lines, provided there is an existing trunk line within 200 feet of the new residence. Wherever the possibility of biological harm from septic tank use exists, requirements for conversion to sanitary sewers should be established. Standards should reflect Bay Area Water Quality Control Board and Santa Clara County Health Department requirements.
149. The Town has appointed a committee to review the existing issues in regard to bringing sewer mains to as many neighborhoods as possible. This committee has conducted a survey among residents on septic tanks to determine the major issues that prevent these residents from connecting to the system. Through various methods such as sewer reimbursement districts, sewer assessment districts and the extension of sewer mains up main arteries to make sewer connection more accessible, the Town hopes to significantly increase the number of residences connected to the sewer system.

Storm Drainage System
150. The Town’s storm drainage system consists of a combination of roadside drainage ways, cross culverts, and underground pipes. Stormwater in Los Altos Hills initially flows over land, following the natural contours of the terrain and then moving to roadside flow routes.

Some of these are paved with asphalt concrete, but most roadside flow routes are dirt ditches, which help preserve the natural, semi-rural feel of the community. Stormwater in the roadside flow routes travels downhill to culverts, pipes or creeks that eventually carry the storm runoff to the San Francisco Bay.
151. Silt and debris in the storm drain system sometimes cause water to back up and flood the surrounding areas. The Town provides maintenance of the stormwater facilities in the public right-of-way, including culverts crossing under public roads and public roadside flow routes. This also includes areas where the Town has permanent storm drain easements for public drainage structures on private property. Although regular maintenance helps prevent flooding problems, in some cases the repair of deteriorated facilities and construction of new facilities are needed to improve the storm drainage system.
152. The Storm Drainage Master Plan prepared in November 2004 identifies the location of drainage problem areas in the Town and proposes solutions ranging from the installation of new pipes and catch basins to the regrading of ditches and provision of riprap protection.

The Master Plan ranks the proposed projects in order of priority and estimates the costs involved. Each year the Town adopts a Capital Improvement Program that includes some of these projects and budgets for their completion.

Areas subject to
flooding are identified
on the map included in
Appendix B and
addressed in the
Safety Element.

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153. The National Pollutant Discharge Elimination System (NPDES) permit program controls water quality by regulating point sources of pollution, including municipal storm drain systems, that discharge pollutants into surface waters. The Town is a co-permittee with other members of a regional association known as the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP), which shares a joint permit issued by the Regional Quality Control Board to discharge stormwater into the San Francisco Bay. The conditions of the permit require the Town to reduce pollution in urban runoff to the maximum extent possible. Recent changes strengthen the regulations for projects that replace or create new impervious surface. The permit must be reissued every five years. Policies and programs related to stormwater quality are contained in the Conservation Element.

Purissima Hills Water District
is a county special district
that provides water to many
residents of Los Altos Hills.

The district office is located
near Town Hall on Fremont
Road. Constructed in 2007,
the building was designed to
blend with the residential
character of the community.

PRIVATE UTILITIES
The following companies provide utilities
to residents of Los Altos Hills:

Cal Water Service Company Water
Pacific Gas & Electric (PG&E) Electrical power and gas
Comcast Cable TV and broadband
SBC Communications Local landline telephone and
DSL internet connections
Multiple providers Wireless telecommunication
Stormwater pollution is
also discussed in the
Conservation Element,
which includes related
goals, policies &
programs.

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Wireless Communication Facilities
154. The residents of Los Altos Hills depend on cell phones and other forms of wireless communication services for convenience, business activities and security. As one of the premier residential areas of the Silicon Valley, the Town should have a high level of wireless service available to its residents in order to meet increasing demands for new and better services. However, the Town’s topography, with its steep slopes and canyons, have made cell phone reception problematic. To meet the demands for new and better services, providers need an adequate number of wireless communication facilities in the planning area.
155. The Town currently has 11 cell sites, each shared by multiple service providers who have co-located antennas and equipment. Because the Town is entirely residential, with no commercial or industrial areas, wireless
communication facilities are most appropriately
located on Town property or other public or
institutional sites such as schools and religious
facilities. The location of new facilities on or near
existing buildings, the co-location of antennas
owned by two or more companies, and landscape
screening should be utilized to minimize any
adverse visual impacts. To ensure that new facilities
are appropriately located, the Town has developed
policies and siting criteria for wireless
communication antennas and equipment shelters.

These policies and siting criteria should be
reviewed and updated as needed.

GOAL 4
Provide adequate, reliable utilities and urban services that will protect the health and safety of all residents, while minimizing environmental and aesthetic impacts on the community.

Policy 4.1 All utility installations shall be sited, designed, developed and landscaped so as to blend with the natural character of the vicinity.

Policy 4.2 New and existing developments shall be adequately served by utilities and infrastructure in accordance with Town standards. New projects that require construction or expansion of public improvements shall pay their fair share of the costs necessary to improve or expand infrastructure to serve them, including street improvements, parks, pathways, sewer and water services, storm drainage, and other urban services.

Policy 4.3 Power transmission lines, power distribution lines, and telephone lines serving new development shall be placed underground.

The wireless communication facility
at Westwind Barn is designed to
blend in with the scenery.

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Policy 4.4 A systematic program for the undergrounding of all existing overhead lines shall be developed and implemented.

Policy 4.5 All new residences and major additions shall be served by sanitary sewer trunk lines or other disposal systems meeting adequate health standards.

Connection to sanitary sewer systems shall be required if available facilities are within 200 feet.

Policy 4.6 The Town shall coordinate with the City of Los Altos and the City of Palo Alto in the provision of sewer services to residents of Los Altos Hills.

Policy 4.7 New wireless communication facilities shall preferably be located on Town property or other public or institutional sites such as schools and religious facilities.

Policy 4.8 The co-location of wireless communication facilities with other facilities shall be encouraged to the maximum extent feasible.

Policy 4.9 Wireless communication facilities shall be adequately screened by landscaping in order to minimize any visual impacts.

Program 4.1 Prepare, adopt and implement an annual Capital Improvements Program supporting policies in the General Plan to maintain, improve or expand public utilities and infrastructure.

Program 4.2 Continue to require the payment of fees such as road impact fees, sewer hook-up fees, and storm drainage fees for the costs of providing and maintaining public utilities and infrastructure that serves new development.

Program 4.3 In coordination with the Santa Clara Valley Urban Runoff Pollution Prevention Program, continue to implement measures consistent with the Santa Clara Countywide NPDES Stormwater Permit.

Program 4.4 Continue to implement the Town’s policies and siting criteria for wireless communications facilities, and review and update them as needed.

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GROWTH BOUNDARIES
Sphere of Influence (SOI) Boundary
156. As required by state law, the Local Agency Formation Commission (LAFCO) has adopted a sphere of influence (SOI) for each city and special district in Santa Clara County. The SOIs are intended to ensure that urban development takes place in an orderly manner, to preserve agricultural and open space lands, and to ensure that the land use and development policies of a city are recognized in areas that will eventually be part of a city. 157. The SOI indicates areas that may be annexed to the Town and for which urban services, if available, could be provided. The Town’s existing SOI, which was adopted in February 1985, is coterminous with the town limits to the north, west, and most of the east. The boundaries of some of the Town’s unincorporated islands, unincorporated hillside lands, lands within the Midpeninsula Regional Open Space District’s Rancho San Antonio Open Space Preserve, and lands within the County of Santa Clara’s Rancho San Antonio Park help form sections of the southern and southeastern portion of the Town’s SOI boundary.

Permanently preserved open space areas such as MROSD’s Rancho San Antonio Preserve do not require urban services, but are appropriately included in the SOI due to their location.

Unincorporated Pockets in Urban Serviced Area (USA)
158. The urbanized unincorporated areas within the Urban Service Areas (USA) of Los Altos Hills are referred to as urban pockets or islands. The pockets are a result of development that occurred in the County in the 1950s and 1960s. Santa Clara County and LAFCO have adopted policies that state that urban islands and pockets should be annexed. There are seven unincorporated urban pockets within the Los Altos Hills urban service area (USA).

Figure 1-2 shows current Town boundaries and urban pockets subject to future annexation within the Town’s planning area.

Prezoning
159. The purpose of prezoning an area is to establish the zoning district that will apply in the event of subsequent annexation to the Town. The proposed zones must be consistent with the General Plan, and the prezoning has to be approved by the City Council at a public hearing. There are two advantages to prezoning. First, the Town will have zoning in effect immediately upon annexation. Local residents will thereby have prior knowledge of the land use regulations that would affect them should annexation occur. Secondly, prezoning acts to serve notice to LAFCO of the city's intentions regarding its adjacent areas.

Prezoning is the procedural first step necessary to ultimately annex a particular territory.

However, the act of prezoning does not compel the Town to initiate annexation proceedings.

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Definitions of Key Terms
Incorporated Town
Limits
Delineates lands currently within or annexed to the Town Sphere of Influence
(SOI)
The probable physical boundaries and service area of the Town.

Inclusion of an area in the Town’s SOI is not necessarily an indication that the area would be annexed to the Town or receive urban services.

Urban Service Area
(USA)
Delineates incorporated and unincorporated areas authorized to receive urban services or proposed to receive urban services when they are available.

Planning Area Encompasses incorporated and unincorporated territory that bears a relation to the Town’s planning.

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160. In August 2002, the Town prezoned approximately 245 parcels in unincorporated county lands known as San Antonio Hills. The prezoned area is generally between Ravensbury Avenue and Interstate 280, including portions of West Loyola Drive, Mora Drive, and Berkshire Drive. In March 2006, the Town prezoned an additional 82 parcels between Magdalena and Eastbrook Avenues including properties on Spalding Avenue, Par Avenue, Winding Way, Putter Avenue and Putter Way.

Annexation
161. Subsequent to the prezoning of San Antonio Hills in 2002, the Town annexed 118 parcels totaling 142 acres within the unincorporated urban pocket. (Ravensbury Annexation, March 2002; West Loyola Annexation, September 2007) The properties in the annexed areas are mostly developed with single-family homes on parcels of one acre or more. There remain approximately 280 acres of unincorporated land within the Town’s Urban Service Area that may be subject to annexation in the future. The Town should conduct a comprehensive evaluation of all future annexations to ensure that they are compatible with the land use patterns and zoning designations of the Town and that such annexations do not negatively impact the Town’s finances, facilities and services.

Areas of Direct Concern
162. Areas of Direct Concern are within the planning area but beyond the Town’s corporate limits and the sphere of influence. These areas include several pockets of existing residential and commercial/industrial development as described below:

Residential Areas
Portions of several residential areas in Los Altos and Santa Clara County are included within the planning area. These areas, although in other jurisdictions, are of direct and immediate concern to the planning area because of common problems relating to drainage, circulation, public facilities, and visual amenities.

Existing development within the portion of Los Altos that is within the planning area is low-to-medium density residential. Development of existing vacant land immediately adjacent to Los Altos Hills should be no more intense than one-half acre per dwelling unit in order to provide a gradual transition between residential densities as previously agreed to by the City and the Town.

Commercial/Industrial Areas
The planning area includes commercial areas within the City of Los Altos and light industrial development in the Stanford Industrial Park. These areas, however, do not occur within the Town limits or its SOI.

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Draft #3: August 8, 2025
Land Use Element
Los Altos Hills General Plan
Page LU-30
GOAL 5
Ensure that the Town’s growth will proceed in an orderly, planned manner in order to provide efficient and economical urban services.

Policy 5.1 Issues within the sphere of influence shall be monitored for their effects on the Town.

Policy 5.2 Any proposed annexations shall be consistent with the Town’s General Plan land use designations and adopted annexation procedures.

Policy 5.3 Maintain a cooperative working relationship with Santa Clara County regarding land use issues.

Program 5.1 Request that Santa Clara County and other applicable agencies refer all proposed projects and programs within the sphere of influence to the Town of Los Altos Hills for review and comment, and act favorably on the Town’s recommendations.

Program 5.2 Review annexation proposals to assure that they are consistent with sphere of influence boundaries, General Plan land use designations and established annexation procedures and criteria.

Program 5.3 In evaluating proposed annexations, require the preparation of a fiscal impact analysis to determine the costs and benefits to be received by the Town as a result of the proposed annexation.

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Draft #3: August 8, 2025
Land Use Element
Los Altos Hills General Plan
Page LU-31

APPENDIX A
Excerpt of 2002 USGS Report by Suzanna K. Brooks,
Arthur H. Lachenbruch, and Carl M. Wentworth (2002)
Planning with Slope
Problems of regulating the creation of flat space and impermeable surface and their community impacts are generally greater for steeper slopes (Nilsen and others, 1979, p.80). Whether such problems might require regulation in any particular community depends upon the community’s physical setting and planning goals.

For the example of Los Altos Hills, Figure 3 shows that about one third of the community has slopes less than 10%, a category in which experience has shown that grading, erosion, and other development alterations to the natural terrain can generally be handled without difficulty (Mader and others, 1988).

According to Figure 3, almost half of the community has slopes from 10% to 30%, a slope category usually targeted for residential development but with progressively increasing concerns and regulatory restrictions toward the upper limit. In the one fifth of the town with slopes greater than 30% (Figure 3), residential development without extensive modification of the surroundings becomes increasingly difficult, and much of the land may be classified for limited uses with conservation easements, or with an open space designation.

Because slope is a fundamental physical parameter affecting land use in hillside communities, the community general plan and many controlling ordinances (e.g. for grading, lot size, house size, development intensity, foundation design, impermeable surface area, erosion control, and conservation easements) are often formulated in terms of the slope of the land. The slope map (Figure 2) provides a useful means of viewing the distribution of these potential problem areas, and of visualizing the community-wide implications of various regulations proposed to deal with them.

Flat Space and Grading
Typically, to create a square one-acre flat pad with balanced amounts of cut and fill on a hillside where the neutral slope is 20%, a total of two acres of natural terrain must be altered by grading (Figure 4) – the second acre is occupied by the steep compensating cut and fill banks (typically 67% and 50% respectively). Similarly, where the natural slope is 30%, about three acres must be graded to produce one flat acre (see dots, Figure 4A) – the remaining 2 acres are occupied by cut-and-fill banks that are roughly twice as steep as the original surface. . . The graded cut-and-fill slopes are not only steeper than the natural surface, they are stripped of existing trees and other vegetation; both factors can contribute to the instability and visibility of the graded slope.

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Los Altos Hills General Plan
Page LU-32
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Los Altos Hills General Plan
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Stanford
University
rancos
Space
serve
280
N San Antonio
Rd
S El
Monte Ave
Arastradero Rd
W Middlefield
Cuesta Dr
El Camino Real
W El Camino Real
Page Mill Rd
Central Expy
Foothill Expy
Stanford
University
Los Altos Hills
Los Altos
280
Foothill Expy
Los Altos Golf &
Country Club
Ranc
Antonio
P
Foothill College
Loyola
Town of Los Altos Hills Draft Land Use Map
July 30, 2025
°
0 3,000 6,000
Feet
Legend
Residential Agriculture
Multifamily Residential
Multifamily Overlay
Institutional
Open Space Preserve
Recreation Area - Public
Recreation Area - Private
Open Space Conservation AreaSummerhill Av
Voorhees Dr
El Monte Rd
Saint Nicholas
School
577 Feet
535 Feet
90 90
400 Feet
189
258 Feet
Arastradero Rd
ITEM 4G EXHIBIT A

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TOWN OF LOS ALTOS HILLS October 16, 2025
Staff Report to the City Council
SUBJECT: 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 REZONE CERTAIN PARCELS IDENTIFIED
IN THE 2023–2031 HOUSING ELEMENT FROM RESIDENTIALAGRICULTURAL (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 MULTI-FAMILY
DEVELOPMENTS.

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

Staff recommends that the City Council take the following actions:

1. Adopt a resolution amending the General Plan Land Use Element to ensure consistency with the 2023–2031 Housing Element and multifamily rezoning (Attachment 1).

2. Waive reading and introduce an ordinance amending Chapter 1 (Zoning) of Title 10 of the Los Altos Hills Municipal Code to rezone parcels identified in the certified Housing Element from residential-agricultural (R-A) to multi-family (MF), multi-family overlay (MFO), and floating multi-family overlay (FMFO) and to establish multifamily development standards (Attachment 2).

3. Adopt a resolution approving Objective Design Standards (ODS) for multifamily development (Attachment 3).

BACKGROUND:

Housing Element and Rezoning Requirements
As previously presented to the Planning Commission and City Council, California Housing Element Law (Government Code section 65580 et seq.) requires each jurisdiction to identify in their housing elements and have sufficient land zoned to accommodate their Regional Housing Need Allocation (“RHNA”) share by unit number and also by income category, including ITEM 4G ATTACHMENT 2

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extremely low-, very low- and low-income units, during an eight-year planning period. There are also additional requirements in the Housing Element Law, including Government Code sections 65583, 65583.2, and 65863, that govern the required rezoning, minimum density, and maintenance of adequate sites to accommodate RHNA throughout the planning period.

The RHNA obligation for the Town of Los Altos Hills (“Town”) during the 2023-2031 planning period is 489 units including 197 extremely low-, very low- and low-income units. Consistent with Housing Element Law, if a site is developed below the density projected in the Housing Element, or at a different income than projected, the Town must have adequate sites available to accommodate the remaining balance of the RHNA, or it must identify and rezone new sites that can accommodate the remaining need. This is commonly referred to as the “no-net-loss” rule. For these reasons, the Housing Element included a buffer of 15 percent above RHNA in each income category, for a total planned capacity of 563 units with 227 lower (low and very low) income units in its site inventory.

The Town adopted its 2023-2031 Housing Element as a part of the General Plan in January 2023.

It has since been engaged in numerous efforts to implement the goals and programs set forth in the Housing Element to facilitate housing production and working towards meeting its RHNA goals including the no-net-less buffer. As a part of its RHNA strategy, the Housing Element analyzed and identified three sites in the Town, identified as portions of Foothill College (“Foothill Site”), portions of St. Nicholas School (“St. Nicholas Site”), and several parcels located in northwest Los Altos Hills along Arastradero Road that collectively are known as the “Twin Oaks” property (“Twin Oaks Site”), to be rezoned from their current Residential-Agricultural (R-A) zoning district to respective Multi-Family and Multi-Family Overlay zones to facilitate multi-family development.

The Housing Element analyzed rezoning approaches for all three sites, including identifying portions of the properties with highest development potentials, taking steep slopes, easements, and other site constraints into account, establishing development standards to facilitate housing construction, and considering realistic development capacities when calculating maximum unit yield projections. The Housing Element projected an anticipated yield of 210 units for the Foothill Site, 75 units for the St. Nichlas Site, and 92 units for the Twin Oaks Site.

Program A-1 of the Town’s Housing Element sets forth the schedule of action to rezone these inventory sites by January 30, 2026. It is imperative that the Town meet this rezoning deadline to maintain its Housing Element certification and its ability to make progress in meeting RHNA goals.

Relatedly, Programs A-4 and A-5 also require the Town to (1) comply with Government Code section 65583.2(h) and (i) to permit by-right housing developments with 20 percent units affordable to lower-income on sites “reused” from a prior planning cycle housing element site inventory; and (2) establish minimum densities for lower-income developments consistent with Government Code section 65583.(2)(h), respectively.

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In relation to assigning RHNA obligations, state housing laws have also implemented a number of requirements to streamline housing production and development review timeframes, in order to facilitate the increase in housing supply. For example, the Housing Crisis Act of 2019 (Government Code section 66300 et seq.) prohibits local governments from imposing or enforcing design standards established on or after January 1, 2020, that are not objective standards. The Housing Accountability Act (Government Code section 65589.5) also limit local authority to disapprove a housing development or impose conditions that render the project infeasible if the housing development project complies with applicable objective standards and regulations. As defined by statute, “objective standards” are those that involve no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both a development applicant or proponent and the public official. The Town’s 2023-2031 Housing Element included Program B-4 to adopt objective design and development standards to promote certainty in the planning approval process and streamline housing production.

In response to the rezoning deadline and these legislative mandates, the Town has prepared (1) an Ordinance to rezone the Foothill and St. Nicholas Sites to multi-family overlay zones, and the Twin Oaks Site to a multi-family zone, and to establish zoning and development standards for these new land use districts (“MF Rezoning”) (Exhibit A to Attachment 2); (2) a Land Use Element Amendment to align that part of the General Plan with the proposed multi-family zoning districts and projected multi-family development (“LUE Amendment”) (Exhibit A to Attachment 1); and (3) a set of Objective Design Standards that would apply to multi-family developments in the new multi-family zones (“MF ODS”) (Exhibit A to Attachment 3).

DISCUSSION
The proposed LUE Amendment, MF Rezoning, and MF ODS before the City Council are the result of a year-long process of study, hearings, and public engagement. Beginning in early 2025, the Planning Commission held a series of meetings to refine both the zoning framework and the associated design standards. These discussions addressed central issues such as density ranges, net buildable area calculations, slope thresholds, circulation and parking requirements, and landscaping standards. Consultant analysis, public input, and legal guidance all shaped successive drafts of the zoning ordinance and ODS.

The City Council also guided the effort at critical points. In March 2025, the Council reviewed initial zoning concepts and directed staff to concentrate higher density on flatter areas of the Twin Oaks site, while ensuring Land Use Element amendments were advanced in parallel with zoning changes. In April 2025, the Ad Hoc Housing Element Committee confirmed that multifamily rezoning and ODS would be finalized through the Planning Commission process before returning to Council for action (Attachments 13–14).

At the same time, the state legislative landscape evolved. In 2025, Senate Bill 131 (SB 131) was passed and signed into law as a part of the budget trailer bills, amending the Public Resources Code to provide a new statutory exemption under the California Environmental Quality Act (CEQA) for Housing Element implementation measures. The statutory exemption under SB 131 ITEM 4G ATTACHMENT 2

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took effect immediately and reflects the Legislature’s intent deeming housing element rezonings as actions that do not have significant effects on the environment and thus exempt from additional analysis under CEQA. Because the proposed legislative actions qualify for this statutory exemption, as explained more fully in the Environmental Review section below, the Town has determined that it may utilize this exemption as well as the exemption under CEQA Guidelines 15061(b)(3), instead of preparing an environmental impact report.

Planning Commission Review
From February through September 2025, the Planning Commission conducted an extended series of study sessions, special meetings, and hearings to refine the multifamily zoning framework and Objective Design Standards. Public workshops and consultant presentations, including those by Michael Baker International, helped frame the discussion within both the General Plan and state housing mandates.

Key milestones included:
• February 26, 2025 (Special Meeting): The Commission discussed the proposed R-20 framework, including density ranges, net buildable area calculations, and the interaction of state density bonus law with local zoning. Commissioners requested legal and consultant input on the feasibility of development at constrained sites (Attachment 5. • March 12, 2025 (Special Meeting): The Commission reviewed initial drafts of Objective Design Standards (ODS), focusing on measurable requirements for building form, setbacks, slope considerations, and site planning. The Commission emphasized the need to distinguish between zoning regulations and design standards while establishing clear application requirements (Attachment 6).
• May 1, 2025 (Regular Meeting): Michael Baker International presented draft guiding principles and a framework for integrating multifamily zoning with ODS. Commissioners and the public provided input on architectural quality, landscaping requirements, and the relationship between multifamily zoning and General Plan policies (Attachment 7). • June 5, 2025 (Regular Meeting): Staff returned with revisions incorporating prior comments, including adjustments to density at the Twin Oaks site and refinements to development standards to reduce overconcentration of units on constrained terrain (Attachment 8).
• July 10, 2025 (Special Meeting): The Commission reviewed Version 3 of the draft ordinance and ODS, including a detailed comment matrix. Refinements addressed slope thresholds, buildable areas, and site-specific constraints (Attachment 9). • July 24, 2025 (Special Meeting): Version 4 of the ordinance and standards were presented, along with draft General Plan Land Use Element amendments. This version introduced ITEM 4G ATTACHMENT 2

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overlay zoning for institutional sites such as St. Nicholas School and Foothill College (Attachment 10).
• August 7, 2025 (Regular Meeting): The Commission reviewed Version 5, incorporating extensive public and commissioner feedback, particularly on landscaping, parking, and circulation design (Attachment 11).
• September 4, 2025 (Regular Meeting): The Commission held a noticed public hearing and adopted a resolution recommending that the City Council approve the multifamily rezoning ordinance, Objective Design Standards, and Land Use Element amendments. This action concluded the Commission’s work and transmitted the final draft package to the Council (Attachment 12).

City Council Review
The City Council also provided direction at key junctures:
• March 20, 2025: The Council reviewed Housing Element amendments and multifamily zoning concepts. Council directed staff to focus higher density on flatter portions of the Twin Oaks site and to proceed with zoning and Land Use Element amendments (Attachment 13).
• May 15, 2025: The Council received an update from the Ad Hoc Housing Element Committee confirming that multifamily zoning and ODS would be refined through the Planning Commission before being returned for final Council action (Attachment 14).

The actions before the Council today represent the culmination of this iterative work and the integration of legislative, environmental, and local planning requirements. Together, the multifamily rezoning, Land Use Element amendments, and adoption of Objective Design Standards directly implement Housing Element Programs A-1, A-4, A-5 and B-4, which requires adoption of multifamily zoning by January 31, 2026 and comply with the requirements under Government Code section 65583.2, as well as adopt objective standards.

The subsections below provide an overview of the MF Rezoning, LUE Amendment, and MF ODS.

MF Rezoning Ordinance
The proposed rezoning ordinance contains the following categories of legislative actions, as described more fully in Attachment 2 and Exhibit A to Attachment 2.

Rezoning of Identified Sites: Rezoning applies to the Twin Oaks Site based on contiguous buildable area, St. Nicholas Site, and the Foothill Site, implementing Housing Element commitments and consistent with Planning Commission recommendations.

Creation of MF, MFO, and FMFO Zones: Establishes a multifamily zoning district for the Twin Oaks site meeting minimum density requirements, and separate overlay districts for the Foothill ITEM 4G ATTACHMENT 2

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and St. Nicholas sites to provide flexibility for institutional properties and future multi-family development uses.

Creation of Multi-Family Development Standards: the rezoning ordinance establishes development standards for the proposed multi-family zoning districts. Main components of these standards are highlighted as follows:
• Specifying permitted primary and accessory uses, conditional uses, and prohibited uses in the new multi-family zones.
• Allow multifamily developments to be “by right” (i.e. no discretionary review required) if the development proposes at least 20 percent affordable to lower income households during the 2023-2031 planning period. This is a requirement under Government Code section 65583.2(h) and (i).
• Establish definitions for various terms and uses in the multi-family zoning districts. • Establish a minimum density of 20 dwelling units per acre and maximum density of 24 dwelling units per acre in the multi-family zoning districts. This is consistent with Gov.

Code section 65583.2 and the 2023-2031 Housing Element to produce the projected unit yields on the inventory sites.
• Establish a minimum lot size of 3.5 acres in the multi-family zones. • Establish developments standards such as unit size, unit mix, front/side/rear setbacks, structure height, private and common recreation space, paths and walkways, and preservation of steep hillsides/ridgelines/hilltops/creeks. • Amending the Town’s zoning map to include multi-family zoning designations.

Land Use Element Amendment
The revisions to the Land Use Element is to include multi-family designation and update the land use diagram to reflect those permitted uses. Various development standards, policies and narratives are also revised to incorporate multi-family designation and description of uses. These updates align land use designations with rezoning actions, ensuring consistency across the General Plan, Housing Element, and Zoning Code.

Multi-Family Objective Design Standards
The proposed ODS provide standards that do not require subjective exercise of discretion and meet the definition of “objective” under state law (i.e. Gov. Code section 65589.5(h)). Standards include:
• Private and common recreation space
• Parking, access and circulation
• Grading and retaining wall design standards
• Building orientation, form and massing, materials and colors, windows and doors, and roof design
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• Landscape, screening, fencing and walls
• Lighting and signage
• Utility and service area location and screening
• To further streamline and incentivize development, the ODS provides for a local process for applicants to seek exceptions for up to five standards, to be approved by the Planning Commission.

Together, these standards ensure high-quality design and compatibility with neighborhood character while complying with state law requirements prohibiting subjective review with respect to residential developments. The ODS is intended to serve as a standalone document that would be adopted, and later amended as desired/necessary, by resolution of the City Council. The ODS will apply to multi-family development projects once adopted. The proposed MF Rezoning also requires compliance with the ODS under section 10-1.1603 in Exhibit A of Attachment 2.

Consistency with 2023-2031 Housing Element
It is important to note that the proposed rezoning, including the designation of 20-24 dwelling units per acre described above, is consistent with the 2023-2031 Housing Element and its goals, policies, and programs to accommodate projected unit yields as a part of the Town’s strategy to meet its RHNA obligation. Specifically, the Housing Element analyzed rezoning approaches for the Twin Oaks, Foothill, and St. Nicholas sites, including identifying portions of the properties with highest development potentials, taking steep slopes, easements, and other site constraints into account, establishing development standards to facilitate housing construction, and considering realistic development capacities when calculating maximum unit yield projections. The Housing Element intends that rezoning would be based on and incorporate these site constraints and developable areas.

Consequently, the Housing Element projected an anticipated yield of 210 units for the Foothill Site, 75 units for the St. Nicholas Site, and 92 units for the Twin Oaks Site. Program A-1 of the Housing Element sets forth a schedule of actions to create multi-family infill overlay zones on portions of the institutional Foothill College and St. Nicholas School Sites, and to rezone the Twin Oaks Site to a new multi-family zoning district, all at a minimum density of 20 dwelling units per acre and at a maximum density appropriate to facilitate development to achieve these projected yields. As such, the proposed rezoning currently before the City Council is consistent with the approach already identified in the Housing Element.

While the Town is separately pursuing an amendment to the Housing Element, such amendment is intended to provide clarification to the rezoning components and better align these land use documents. The proposed amendment is not a change to the Town’s rezoning approach or projected yields currently identified in the Housing Element, and is not a reduction in projected units or downzoning. The Housing Element already contemplated that rezoning these inventory sites would take into account various site constraints and be based on developable areas to achieve the projected unit yields. The proposed rezoning continues to achieve this objective independent of the housing element amendment proposal. Adopting the MF Rezoning Ordinance and the LUE ITEM 4G ATTACHMENT 2

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Amendment does not create any inconsistencies between those documents and the Housing Element.

Other Supporting Materials
In addition to the milestone meeting reports, the attachments provide staff analyses, public comment summaries, and consultant input that informed the drafting of the ordinance, General Plan amendments, and ODS. Collectively, these materials demonstrate that the rezoning program has been vetted through multiple iterations and is ready for Council consideration. Adoption of these measures is essential to maintain certification of the Town’s Housing Element, preserve local control over land use decisions, and avoid state enforcement actions. Collectively, they provide a comprehensive framework for accommodating multifamily housing while protecting environmental resources, respecting site constraints, and preserving community character.

ENVIRONMENTAL REVIEW:

The proposed MR Rezoning, LUE Amendment, and MF ODS are evaluated to be exempt from the California Environmental Quality Act (CEQA) under Public Resources Code (PRC) §21080.085 and CEQA Guidelines §15061(b)(3). s. First, PRC §21080.085, which recently went into effect on June 30, 2025 through SB 131, created a new statutory exemption for a rezoning that “implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code” unless the rezoning allows for the construction of an oil or gas distribution center, or if it rezones “natural and protected lands” defined by statute. The Town, with assistance from Michael Baker International, prepared an SB 131 Exemption Report dated October 2025 (Attachment 4) analyzing eligibility criteria under section 21080.085. As explained in that report, the proposed MF Rezoning qualifies for the statutory exemption under CEQA because it is a rezoning implementing the Housing Element and Gov. Code section 65583, and does not otherwise allow oil and gas distribution centers or rezoning of natural and protected lands. Similarly, the LUE Amendment and the MF ODS are both necessary to, and support the rezoning action as they provide consistency across land use documents and establish regulations that would implement multi-family zoning designations and uses. Therefore, the proposed legislative actions qualify for the statutory exemption.

Further, the proposed LUE Amendment and MF ODS also qualify for an exemption under CEQA Guidelines section 15061(b)(3), because it can be seen with certainty that there is no possibility that the proposed LUE Amendment and ODS may have a significant impact on the environment.

The proposed LUE Amendment only involve revisions for conformance with the Town’s certified 2023-2031 Housing Element and multi-family rezoning, as required by state law. The amendment does not approve any development projects, or issue any entitlements, but are regulatory actions taken by the Town for internal horizontal general plan consistency. The proposed Objective Design Standards would only introduce objective standards and be in compliance with state housing laws including the Housing Crisis Act of 2019 and the Housing Accountability Act requiring the use of objective standards for housing development reviews. The proposed Multi-Family ODS would not alter any land use classifications or approve any particular project. They also would not impact the physical allowances for development projects. Both actions are a part of and support the Town’s rezoning action under the Housing Element, which is statutorily exempt from CEQA. As such, it ITEM 4G ATTACHMENT 2

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can be seen with certainty that the proposed LUE Amendment and MF ODS do not have a significant impact on the environment.
2024-25 CITY COUNCIL WORK PLAN:

This LUE Amendment, MF Rezoning, and MF ODS is consistent with the Town’s adopted Workplan, which categorizes the action under Quality of Life / Community Character. The Workplan directs completion of multifamily rezoning and Objective Design Standards under Programs A-1, A-4, A-5 and B-4, with adoption by January 31, 2026 to ensure compliance with state law and maintain certification by HCD.

FISCAL IMPACT:

No direct fiscal impact. Costs for staff and consultant work have been budgeted in FY 2024–25 and FY 2025–26.

ATTACHMENTS

1. Resolution Adopting an Amendment to the Land Use Element of the General Plan

2. Ordinance Amending Title 10 of the Municipal Code to Create Multi-Family Zoning Districts

3. Resolution Adopting Objective Standards for Multi-Family Zoning Districts

4. SB 131 Exemption Report dated October 2025

5. Planning Commission Staff Report – February 26, 2025 (Multifamily Zoning Framework)

6. Planning Commission Staff Report – March 12, 2025 (Objective Design Standards)

7. Planning Commission Staff Report – May 1, 2025 (Study Session with Michael Baker International)

8. Planning Commission Staff Report – June 5, 2025 (Revisions to Draft Standards)

9. Planning Commission Staff Report – July 10, 2025 (Version 3 Standards)

10. Planning Commission Staff Report – July 24, 2025 (Version 4 Standards; Land Use Amendments; Overlay Mapping)

11. Planning Commission Staff Report – August 7, 2025 (Version 5 Standards; Public Input)

12. Planning Commission Staff Report – September 4, 2025 (Public Hearing & Recommendation)
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13. City Council Staff Report – March 20, 2025 (Housing Element Amendment Discussion)

14. City Council Meeting Minutes – May 15, 2025 (Ad Hoc Housing Element Committee Update)
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Comment on SB 131 for CC mtg Dec 9 2025.docx 12/9/25
TO: Los Altos Hills City Council
SUBJECT: For Public Comment for Council Meeting 09 Dec 2025: Item 7A ODS and Development Standards for Multi-Family Housing: Correction to SB131 Report FROM: Sue Welch
DATE: 08 December 2025 ______________________________________________________________________________________________________________________________________________________________________________________________________________ Michael Baker International prepared the SB 131 Exemption Report for the Town dated October 2025 that was included in City Council’s 16 Oct 2025 Agenda (Item 7A; Attachment 4, pg 620-677 of 796 in Agenda V17; see attached excerpts).

Please request correction of the error in this report that states:
"There are no conservation easements within the Town of Los Altos Hills." According to the National Conservation Easement Database, the nearest conservation easement is located to the west of the Town in the Santa Cruz Mountains and is managed by the Midpeninsula Regional Open Space District .... " (pg 656; see attached) There are, in fact many conservation easements on private lands within LAH —all created according to California Conservation Act Laws.

Projects proposed within lands under conservation easement do not qualify for statutory exemption from CEQA.

AB 130 and SB131, passed in June 2025, expand CEQA exemptions for certain housing developments, with the goal of expediting environmental review and development. To qualify for CEQA exemption, projects must meet specific requirements regarding acreage, location, surrounding uses, and density. However, projects will NOT qualify for CEQA exemption if located within "natural and protected lands" as defined in Public Resources Code 21067.5.

These lands include prime farmland, coastal zones, VH fire hazard severity zones, earthquake fault zones, FEMA flood zones, and conservation areas and protected habitat— specifically, lands under conservation easement. (This is an exemption to an exemption.) The error in the consultants' SB 131 Report does not aLect approval of the proposed LUE Amendment on the agenda today because none of the lands proposed for rezoning include "natural and protected land" as defined by Section 21067.5. However, future sites proposed for rezoning may well have open space or conservation easements, which are NOT exempt under SB131and therefore subject to CEQA review. The Town should correct the misstatement in the SB131 REPORT and specify that areas of open space/conservation easements cannot be rezoned for housing without CEQA review —and ideally should be excluded from re-zoning.

Natural and Protected Lands in Los Altos Hills
"Natural and protected lands" as defined in Public Resources Code 21067.5 include Criterion (k) Lands under conservation easement.

LAH has many open space/conservation easements (OSEs/CEs) on private land throughout the Town. Two properties (Hogle-Crozier and Smith et al.) have granted voluntary CEs to the Town that cover their entire parcels. The owners have conveyed CEs as defined in and governed by California Civil Code Sections 815-816 inclusive (the "California Conservation Easement ITEM 4G SUPPLEMENTAL 1

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Comment on SB 131 for CC mtg Dec 9 2025.docx 12/9/25
Act"). Their objective is to preserve and protect, in perpetuity, the natural scenic, open space and conservation value of their properties, and preserve them from future development.

In addition, the Town has required dedication of Conservation Easements or Open Space Easements (same agreement, diherent name) on many parcels as a condition of approval for certain development projects. These CEs/OSEs cover only a portion of a parcel (generally slopes >30%, heritage oaks, creek corridors) and restrict use with intent to preserve —in perpetuity—the conservation value of that part of the property. The agreements are made and entered into pursuant to Civil Code Sections 815 through 816 (the "California Conservation Easement Act) and Chapter 6.6 (commencing with section 51070 of Part 1, Division 1, Title 5 of the Government Code.)
Please continue to protect our valued open space/conservation easement lands by requiring them to be correctly acknowledged in the SB131 Report.

Thank you for serving on the Town Council. Your diligence and care for the Town is greatly appreciated.

Best regards,
Sue Welch
LAH Resident
ITEM 4G SUPPLEMENTAL 1

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TOWN OF LOS ALTOS HILLS
Multifamily Zone and Objective Design Standards Project SB 131
Statutory Exemption Report
Lead Agency:

Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Contact: Jay Bradford
Phone: 650.559.2244
Prepared by:

Michael Baker International
40810 County Center Dr #200
Temecula, CA 92591
Contact: Alicia Gonzalez
[email protected]
Phone: 909.974.4933
JN 196303
October 2025

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ITEM 4G SUPPLEMENTAL 1

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Multifamily Zone and
Objective Design Standards Project
Final| October 2025 i Town of Los Altos Hills

TABLE OF CONTENTS
I. Introduction ................................................................................................................... 1 II. Project Location and Setting ......................................................................................... 5 III. Project Description ...................................................................................................... 17 IV. Construction of Oil and Gas Infrastructure or a Distribution Center Analysis .......... 25 V. Natural and Protected Lands Analysis ........................................................................ 27 Criterion (a) ......................................................................................................................................... 27 Criterion (b) ......................................................................................................................................... 27 Criterion (c) ......................................................................................................................................... 27 Criterion (d) ......................................................................................................................................... 27 Criterion (e) ......................................................................................................................................... 27 Criterion (f).......................................................................................................................................... 28 Criterion (g) ......................................................................................................................................... 28 Criterion (h) ......................................................................................................................................... 28 Criterion (i) .......................................................................................................................................... 28 Criterion (j) .......................................................................................................................................... 29 Criterion (k) ......................................................................................................................................... 33 Criterion (l) .......................................................................................................................................... 33 Criterion (m) ....................................................................................................................................... 37 Criterion (n) ......................................................................................................................................... 37 Criterion (o) ......................................................................................................................................... 37 Criterion (p) ......................................................................................................................................... 41 V. Conclusion ................................................................................................................... 43 VI. References .................................................................................................................... 45

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ITEM 4G SUPPLEMENTAL 1

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Multifamily Zone and
Objective Design Standards Project
Final | October 2025 1 Town of Los Altos Hills
SB 131 STATUTORY EXEMPTION REPORT
This report serves as the environmental determination for the proposed Multifamily Zone and Objective Design Standards Project (Project) for the Town of Los Altos Hills. The intent of the analysis is to document the Project’s eligibility as statutorily exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Senate Bill 131 (SB 131). The report includes an introduction, Project description, and evaluation of the Project’s consistency with the requirements to qualify for the SB 131 statutory exemption.

I. INTRODUCTION
SB 131 was signed into law on June 30, 2025, and adds new Section 21080.085 to the Public Resources Code to exempt rezoning actions that implement the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code. The exemption does not apply to:
x Rezoning actions allowing the construction of oil and gas infrastructure or a distribution center, as defined by Public Resources Code Sections 21064.8 and 21060.4, respectively. x Rezoning actions allowing construction within any natural and protected lands, as defined by Public Resources Code Section 21067.5.

Public Resources Code Section 21064.8 defines “oil and gas infrastructure” as a facility used for the production, processing, transmission, storage, or distribution of petroleum or natural gas. Public Resources Code Section 21060.4 defines “distribution center” as a warehouse distribution center, as defined in Section 2100 of the Labor Code, that is 50,000 square feet or larger. Section IV of this report evaluates the Project against the Public Resources Code Sections 21064.8 and 21060.4 definitions of oil and gas infrastructure and distribution center.

Public Resources Code Section 21067.5 defines “natural and protected lands” as follows:
(a) The state park system, as described in Article 1 (commencing with Section 5001) of Chapter 1 of Division 5. (b) A wilderness area, as defined in Section 5093.32.
(c) A marine protected area, as defined in Section 2852 of the Fish and Game Code. (d) The national park system, as defined in Section 100102 of Title 54 of the United States Code. (e) A national recreation area.
(f) A national monument.
(g) The national wild and scenic rivers system, as defined in Section 1273 of Title 16 of the United States Code. (h) Any ecological reserve or wildlife management area acquired and managed by the Department of Fish and Wildlife pursuant to Article 2 (commencing with Section 1525) or Article 4 (commencing with Section 1580) of Chapter 5 of Division 2 of the Fish and Game Code.

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ITEM 4G SUPPLEMENTAL 1

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Multifamily Zone and
Objective Design Standards Project
Final | October 2025 33 Town of Los Altos Hills
CRITERION (k) Lands under conservation easement.

There are no conservation easements within the Town of Los Altos Hills.11 According to the National Conservation Easement Database, the nearest conservation easement is located to the west of the Town in the Santa Cruz Mountains and is managed by the Midpeninsula Regional Open Space District. The proposed Project location does not meet the Criterion (k) definition of natural and protected lands in this regard.

CRITERION (l) On, or within a 300-foot radius of, a wetland, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).

The United States Fish and Wildlife (USFWS) Service Manual, Part 660 FW 2 (June 21, 1993) defines wetlands as: “lands transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is covered by shallow water. For purposes of this classification, wetlands must have one or more of the following three attributes:

1. at least periodically, the land supports predominantly hydrophytes (plants specifically adapted to live in wetlands);

2. the substrate is predominantly undrained hydric (wetland) soil; and

3. the substrate is nonsoil and is saturated with water or covered by shallow water at some time during the growing season of each year.”
As shown in Exhibit 9, USFWS National Wetlands Inventory Map, the Twin Oaks site and Foothill College site are mapped by the USFWS National Wetlands Inventory as containing and/or being within a 300-foot radius of wetlands. No wetlands are mapped by the USFWS National Wetlands Inventory on or within a 300-foot radius of the St. Nicholas Catholic School site.

The USFWS National Wetlands Inventory is based on historic mapping that is updated periodically, and is not considered as accurate as field mapping. To determine the accuracy of the USFWS National Wetlands Inventory mapping on the Twin Oaks site and Foothill College site, Michael Baker’s regulatory permitting specialists reviewed the Twin Oaks site and Foothill College site against the USFWS Service Manual, Part 660 FW 2 (June 21, 1993) definition for wetlands. First, Natural Resources Conservation Service (NRCS) soils data was reviewed to determine if hydric (wetland) soil units have been mapped for the Twin Oaks site and Foothill College site and a 300-foot radius; refer to Attachment A, Twin Oaks NRCS Soils Data and Attachment B, Foothill College NRCS Soils Data.

Based on a review of the NRCS soils data, there are no mapped hydric (wetland) soils on or within a 300-foot radius of the Twin Oaks site and Foothill College site. Thus, the Twin Oaks site and Foothill College site do not satisfy the USFWS wetlands definition attribute of supporting a substrate that is 11 National Conservation Easement Database, NCED Planning Application, https://site.tplgis.org/NCED/planningapp/, accessed September 3, 2025.

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ITEM 4G SUPPLEMENTAL 1

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Item 4G Supplemental
Additional Clarification Regarding SB 131 Exemption Report A public comment was provided by Sue Welch to the Town on December 9, 2025 regarding the SB 131 Exemption Report stating that Los Altos Hills has many conservation easements on private lands and it is incorrect to state “there are no conservations easements within the Town of Los Altos Hills.” The comment states that this concern does not impact the SB 131 exemption being applied to the proposed legislative actions on tonight’s agenda.

Town staff and Michael Baker International have prepared the following clarifications regarding the SB 131 Exemption Report to supplement its analysis.

SB 131 Exemption Report Clarifications
The SB 131 Exemption Report reviewed the National Conservation Easement Database (NCED), which includes a comprehensive database of state and federal conservation easements over privately owned lands in the country. According to the NCED, there are no conservation easements within the Town of Los Altos Hills. The nearest conservation easement based on the NCED is located to the west of the Town in the Santa Cruz Mountains and is managed by the Midpeninsula Regional Open Space District. In this regard, there are no conservation easements at the level documented in the NCED in Los Altos Hills.

Preparers of the SB 131 Exemption Report acknowledges that, separate and different from those contained in the NCED, there may be private conservation easements or open space preservation easements present on private property, including those areas designated as Open Space Preserves in the Town’s General Plan, which based on the specific text of Public Resources Code sections 21080.085 and 21067.5 may conservatively be assumed to qualify as “conservation easements” under those statutes and that potentially constitutes natural and protected lands that require additional CEQA analysis. However, in the case of the proposed Multi-Family Rezoning, the sites selected are not covered by such conservation easements or open space preserve designation.

Neither of the three sites are currently designated as Open Space Preserves under the Town’s General Plan. There are no conservation easements over these properties that were dedicated to the Town and recorded pursuant to Civil Code 815 et seq.

Additionally, the proposed rezoning ordinance includes §10-1.1614, Preservation of Steep Hillsides, Ridgelines, Hilltops, and Creeks, which would preserve steep hillsides, ridgelines, hilltops, and creeks by mandating future multi-family development take advantage of natural topographic or landscape features to blend structures with their natural surroundings and provide adequate setbacks between future development and these resources. Specifically, §10-1.1614 (f) requires that any portions of a site containing steep hillsides that are not part of the contiguous buildable area shall be left undeveloped and in their natural state and dedicated as an open space easement as set forth in the General Plan. Thus, the proposed rezoning would exclude any potential areas that may be subject to a conservation easement or open space preservation easement from developable areas.

Based on the foregoing, the statutory exemption under Section 21080.085 continues to apply to the rezoning and related legislative actions, as the proposed rezoning implements the Housing Element schedule of actions, does not allow for the construction of an oil or gas distribution center, and does not allow for construction to occur on any natural and protected lands including conservation easement areas as defined by PRC section 21067.5.

ITEM 4G SUPPLEMENTAL 2

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TOWN OF LOS ALTOS HILLS December 9, 2025
Staff Report to the City Council
SUBJECT: AMENDING TITLE 10 (ZONING AND SITE DEVELOPMENT) OF THE TOWN OF LOS ALTOS HILLS’ MUNICIPAL CODE TO
REZONE CERTAIN PROPERTIES FROM THE RESIDENTIALAGRICULTURAL (R-A) ZONING DISTRICT TO MULTI-FAMILY (MF) AND MULTI-FAMILY OVERLAY (MFO) ZONES IN
ACCORDANCE WITH PROGRAMS A-1, A-4 AND A-5 OF THE LOS
ALTOS HILLS 2023-2031 HOUSING ELEMENT
FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager

RECOMMENDATION
Staff recommends that the City Council:

Waive further reading and adopt an ordinance amending Title 10 (Zoning and Site Development) of the Los Altos Hills Municipal Code (see Attachment 1) to rezone certain properties from the Residential-Agricultural (R-A) zoning district to Multi-Family (MF) and Multi-Family Overlay (MFO) zones, and to establish multi-family development standards(see Attachment 2), in accordance with Programs A-1, A-4, and A-5 of the 2023-2031 Housing Element.

BACKGROUND
The Town of Los Altos Hills has undertaken a comprehensive process to implement the 2023– 2031 Housing Element, including the rezoning of identified sites to accommodate the Town’s Regional Housing Needs Allocation (RHNA). The Planning Commission and City Council have held multiple meetings throughout 2025 to refine the multifamily zoning framework, development standards, and Objective Design Standards (ODS). The rezoning applies to the Twin Oaks, St.

Nicholas, and Foothill sites, and establishes new MF and MFO zones to facilitate multi-family development as required by state law and the Housing Element.

DISCUSSION
At the October 16, 2025 City Council meeting (see Attachment 3), the following actions were taken:
• The City Council introduced the zoning ordinance as amended by an errata sheet with a unanimous 5-0 vote, rezoning the identified properties from Residential-Agricultural (RA) to Multi-Family (MF) and Multi-Family Overlay (MFO) zones and establishing multifamily development standards. • The resolution adopting the Objective Design Standards (ODS) for multi-family development was also approved unanimously by a 5-0 vote. • The resolution amending the General Plan Land Use Element was deferred by the City Council. Final action on the Land Use Element amendment will occur concurrently with ITEM 4H STAFF REPORT

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City Council
Multi-Family Zoning Staff Report
December 9, 2025
the second reading and adoption of the zoning ordinance, as part of the actions being considered.

These actions are consistent with the requirements of Programs A-1, A-4, and A-5 of the 2023- 2031 Housing Element and ensure the Town remains in compliance with state housing law and maintains Housing Element certification. The proposed ordinance is now ready for adoption.

Please note that the separate proposed Housing Element Amendment action on this agenda does not require changes to the draft rezoning ordinance.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The proposed MF Rezoning is exempt from the California Environmental Quality Act (CEQA) under Public Resources Code (PRC) §21080.085 and CEQA Guidelines §15061(b)(3). First, PRC §21080.085, which went into effect on June 30, 2025, through SB 131, created a new statutory exemption for any rezoning that “implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code,” unless the rezoning would allow construction of an oil or gas distribution center or would rezone “natural and protected lands” as defined by statute.

The Town, with assistance from Michael Baker International, prepared an SB 131 Exemption Report dated October 2025 (incorporated into the City Council’s October 16, 2025 Item 7A as Attachment 4), analyzing the eligibility criteria under PRC §21080.085. As explained in that report, the proposed MF Rezoning qualifies for the statutory exemption because it implements the Housing Element pursuant to Government Code §65583 and does not allow oil or gas distribution centers or the rezoning of natural and protected lands.

FISCAL IMPACT
No direct fiscal impact. Costs for staff and consultant work have been budgeted in FY 2024–25 and FY 2025–26.

ATTACHMENTS

1. Draft Ordinance Amending Title 10 (Zoning and Site Development)

2. Multifamily Zoning Standards (Exhibit A to ordinance)

3. October 16, 2025, City Council Staff Report
ITEM 4H STAFF REPORT

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Ordinance No.____ Page 1
ORDINANCE NO. XXX
AN ORDINANCE OF THE TOWN OF LOS ALTOS HILLS AMENDING TITLE 10 (ZONING AND SITE DEVELOPMENT) OF THE LOS ALTOS HILLS MUNICIPAL

CODE TO CREATE MULTI-FAMILY ZONING DISTRICTS AND ESTABLISHING

RELATED ZONING AND DEVELOPMENT REGULATIONS IN ACCORDANCE WITH PROGRAMS A-1, A-4, AND A-5 OF THE LOS ALTOS HILLS 2023-2031 HOUSING

ELEMENT AND STATE HOUSING ELEMENT LAW INCLUDING GOVERNMENT CODE SECTIONS 65583 AND 65583.2
WHEREAS, a severe housing crisis exists in the State of California with the demand for housing outstripping supply; and
WHEREAS, California Housing Element Law (Government Code section 65580 et seq.) requires each jurisdiction to have sufficient land zoned to accommodate its fair share of the regional housing need by unit number and also by income category, including extremely low-, very lowand low-income units, during an eight-year planning period. This obligation, known as the Regional Housing Need Allocation (“RHNA”) is determined by the State Department of Housing and Community Development and allocated by the Association of Bay Area Governments in the Bay Area; and
WHEREAS, Government Code sections 65583 and 65583.2 require cities to include in their housing elements a program setting forth a schedule of actions during the planning period to, among other things, identify and rezone as necessary to make sites available during the planning period with appropriate zoning and development standards, and to maintain an inventory of sites that can realistically accommodate a portion of RHNA units, including lower-income housing; and WHEREAS, Government Code section 65863 (commonly referred to as “No Net Loss Law”) also requires cities to ensure that their housing element site inventory and program to make sites available and able to accommodate, at all times throughout the planning period, the remaining unmet RHNA share from the current and prior planning period; and WHEREAS, the adopted and state-certified 2023-2031 Housing Element (“Housing Element”) of the Town of Los Altos Hills (“Town”) contains numerous goals, policies and programs to meet its RHNA obligations, including an inventory of sites in the Town suitable to accommodate housing units at various income levels under RHNA, programs to rezone such sites to multi-family zoning districts to accommodate RHNA units and to ensure that parcels would be developed at appropriate minimum densities, and to streamline residential development projects and promote housing opportunities and mobility; and
WHEREAS, the Town’s RHNA obligation for the 2023-2031 planning period is 489 units including 197 extremely low-, very low- and low-income units. Consistent with Housing Element Law and No Net Loss Law, if a site is developed below the density projected in the Housing Element, or at a different income than projected, the Town must have adequate sites available to accommodate the remaining balance of the RHNA, or it must identify and rezone new sites that can accommodate the remaining need. For these reasons, the Housing Element includes a buffer of 15 percent above the RHNA in each income category, for a total planned capacity of 563 units with 227 lower (low and very low) income units in its site inventory; and ITEM 4H ATTACHMENT 1

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Ordinance No.____ Page 2
WHEREAS, as required by Government Code section 65583 and as a part of the Town’s housing strategies to meet RHNA, the Housing Element analyzed and identified three sites in the Town, identified as portions of Foothill College (“Foothill Site”), portions of St. Nicholas School (“St. Nicholas Site”), and several parcels located in northwest Los Altos Hills along Arastradero Road that collectively are known as the “Twin Oaks” property (“Twin Oaks Site”), to be rezoned from their current Residential-Agricultural (R-A) zoning district to respective Multi-Family and Multi-Family Overlay zones to facilitate multi-family development to accommodate a portion of the RHNA obligations including the No-Net-Loss buffer. The Housing Element provided extensive site-specific evaluation of parcel characteristics, development capacity and potential, constraints, and abilities to accommodate the RHNA by unit count and income levels; and WHEREAS, the Housing Element also analyzed rezoning approaches for all three sites, including identifying portions of the properties with highest development potentials, taking steep slopes, easements, and other site constraints into account, establishing development standards to facilitate housing construction, and considering realistic development capacities when calculating maximum unit yield projections. The Housing Element projected an anticipated yield of 210 units for the Foothill Site, 75 units for the St. Nichlas Site, and 92 units for the Twin Oaks Site (collectively, the “Projected Yields”); and
WHEREAS, Program A-1 of the Housing Element sets forth a schedule of actions to create multi-family infill overlay zones on portions of the institutional Foothill College and St. Nicholas School Sites, and to rezone the Twin Oaks Site to a new multi-family zoning district, all at a minimum density of 20 dwelling units per acre and at a maximum density appropriate to facilitate development to achieve the Projected Yields and meet portions of the Town’s RHNA obligations, as required by Housing Element Law including Government Code section 65583.2; and WHEREAS, Programs A-4 and A-5 also require the Town to (1) comply with Government Code section 65583.2(h) and (i) to permit by-right housing developments with 20 percent units affordable to lower-income on sites “reused” from a prior planning cycle housing element site inventory; and (2) establish minimum densities for lower-income developments consistent with Government Code section 65583.(2)(h), respectively; and WHEREAS, the rezoning required by Program A-1 must be completed by January 31, 2026, and the related actions required by Programs A-4 and A-5 are required to be completed by Q1 2026; and
WHEREAS, the Town has prepared an Ordinance amending Title 10 of the Los Altos Hills Municipal Code pertaining to zoning and site development regulations, to create Multi-Family Overlay and Multi-Family Zoning districts and establish related zoning and development standards to implement Programs A-1, A-4, and A-5, attached hereto as Exhibit A (the “Multi-Family Rezoning Ordinance”); and
WHEREAS, the Multi-Family Rezoning Ordinance is consistent with the 2023-2031 Housing Element and its goals, policies, and programs to accommodate projected unit yields as a part of the Town’s strategy to meet its RHNA obligation; and WHEREAS, the Town has also prepared certain amendments to the Land Use Element of its General Plan, consistent with the introduction of multi-family zoning to Los Altos Hills (“LUE ITEM 4H ATTACHMENT 1

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Ordinance No.____ Page 3
Amendment”); the City Council has, by separate resolution, adopted said LUE Amendment on October 16, 2025, to provide internal and horizontal consistency between the governing land use documents of the Town; and
WHEREAS, the Town provided extensive public outreach for the preparation and proposed adoption of the Multi-Family Rezoning Ordinance. The Los Altos Hills Planning Commission also conducted duly noticed public study sessions regarding the proposed multi-family rezoning at its May 1, June 5, July 10, July 24, and August 7, 2025 public meetings to provide public comment and participation opportunities; and
WHEREAS, under the California Environmental Quality Act (“CEQA”), a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code is statutorily exempt from the requirements of CEQA pursuant to Public Resources Code section 21080.085, unless such rezoning would allow for would allow for the construction of a distribution center or for oil and gas infrastructure or would allow construction to occur within the boundaries of any “natural and protected lands” as defined pursuant to Public Resources Code section 21067.5; and WHEREAS, on September 4, 2025, the Los Altos Hills Planning Commission held a duly noticed public hearing to consider a recommendation to the Los Altos Hills City Council regarding the proposed Land Use Element Amendment, Municipal Code Amendment, and Objective Design Standards. At the public hearing, the Planning Commission reviewed and carefully considered the proposed Multi-Family Rezoning Ordinance and related legislative actions, and all related testimony and evidence presented in the record and during the hearing; and WHEREAS, at its September 4, 2025 meeting, the Planning Commission by Resolution No. XXX recommended the City Council adopt the Multi-Family Rezoning Ordinance; and WHEREAS, on October 16, 2025, the Los Altos Hills City Council held a duly noticed public hearing to consider proposed Multi-Family Rezoning Ordinance and related legislative actions. At the public hearing, the City Council reviewed and carefully considered the proposed Ordinance, and all related testimony and evidence presented in the record and during the hearing.

All interested parties were provided with an opportunity to participate and be heard; and WHEREAS, based on the entirety of the record before it, the City Council desires to adopt the proposed Multi-Family Rezoning Ordinance in compliance with the 2023-2031 Housing Element and State Housing Element Law.

NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby ordain as follows:

SECTION I. FINDINGS.

Based on the entirety of the record before it, which includes, without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq. (collectively, “CEQA”); the Los Altos Hills General Plan and Housing Element; the Los Altos Hills Municipal Code; the SB 131 Statutory Exemption Report dated October 2025 prepared by Michael Baker International; all reports, minutes, and ITEM 4H ATTACHMENT 1

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Ordinance No.____ Page 4
public testimony submitted as part of the Planning Commission’s duly noticed September 4, 2025 public hearing and the City Council’s duly noticed October 16, 2025 public hearing, and any and all other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the Town of Los Altos Hills hereby finds as follows:

1. All of the facts and recitals above are true, correct, incorporated herein and made a part hereof.

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

3. Exhibits A and B attached to this Ordinance are incorporated herein by reference as if they are set forth fully herein.

4. This Ordinance is statutorily exempt from CEQA pursuant to Section 21080.085 of the Public Resources Code as CEQA does not apply to a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code. This Ordinance is a rezoning that implements Program A1 of the Town’s adopted and state-certified 2023-2031 Housing Element pursuant to Government Code section 65583(c). As set forth in the SB 131 Statutory Exemption Report dated October 2025, this Ordinance does not allow for the construction of a distribution center for oil and gas infrastructure and does not rezone or allow construction to occur within the boundaries of any natural and protected lands as defined under Public Resources Code Section 21067.5. Therefore, this Ordinance is statutorily exempt pursuant to Section 21080.085.

5. This Ordinance was prepared and adopted in accordance with the requirements of Planning and Zoning Law (Government Code, sections 65853-65860) and meets all of the requirements thereunder.

6. This Ordinance is consistent with and supports the Los Altos Hills General Plan by implementing housing goals, programs and strategies in the 2023-2031 Housing Element, including Programs A-1, A-4 and A-5. The rezoning and related standards contained in this Ordinance is consistent with the rezoning approach, strategy, and constraints analysis contained in the Housing Element and is sufficient to accommodate the unit yields projected by the Housing Element for each site in the inventory of land. This Ordinance allows the Town to comply with state Housing Element and Housing Laws, as well as contribute to the Town’s strategies in meeting its RHNA obligation.

SECTION II. AMENDMENT.

1. Amendments to Section 10-1.301 “Established” of Articles 3 “Establishment of Districts and General Provisions”, under Chapter 1 “Zoning”, Title 10 “Zoning and Site Development” of the Municipal Code.

Section 10-1.301 is amended as follows with additions in red double underline. Other sections, subsections, paragraphs and texts not amended are not included and shall continue in full force and effect.

Section 10-1.301. Established.

ITEM 4H ATTACHMENT 1

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Ordinance No.____ Page 5
The following use districts are hereby established:
(a) Residential-Agricultural (R-A);
(b) Open Space Reserve (OSR);
(c) Multi-Family (MF);
(d) Multi-Family Overlay (MFO); and
(e) Floating Multi-Family Overlay (FMFO).”

2. Amendments to Articles 5 “Area, Coverage, Height and Setback Limitations”, under Chapter 1 “Zoning”, Title 10 “Zoning and Site Development” of the Municipal Code.

The title of Article 5 is amended as follows with additions in red double underline. The purpose of the amendment is to clarify that the regulations under Article 5 applies only in the R-A zoning district. Other sections, subsections, paragraphs and texts not amended are not included and shall continue in full force and effect.

Articles 5
Residential-Agricultural (R-A) Zone - Area, Coverage, Height and Setback Limitations

3. Adding Article 16 “Multi-Family Development Standards”, under Chapter 1 “Zoning”, Title 10 “Zoning and Site Development” of the Municipal Code.

A new Article 16 “Multi-Family Development Standards” is hereby added to Title 10, Chapter 1 of the Municipal Code as shown in Exhibit A. Other sections, subsections, paragraphs and texts not amended are not included in Exhibit A and shall continue in full force and effect.

4. Amending the Town’s Zoning Map under Section 10-1.302 of the Municipal Code.

The Zoning Map for the Town of Los Altos Hills, California as set forth in Section 10-1.302 of the Municipal Code shall be amended as shown in Exhibit B. The Community Development Director is hereby directed to make the changes to the Zoning Map to reflect the foregoing rezonings. All other underlying base district(s) not specifically amended by this Ordinance shall remain unchanged and continue in full force and effect.

SECTION III. SEVERABILITY.

If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid or unconstitutional the remainder of this Ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable. The City Council of the Town of Los Altos Hills hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.

ITEM 4H ATTACHMENT 1

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Ordinance No.____ Page 6
SECTION IV. EFFECTIVE DATE AND PUBLICATION.

Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk’s Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City Clerk’s Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from and after its adoption.

INTRODUCED:

PASSED:

AYES:

NOES:

ABSTENTIONS:

ABSENT:

BY: _________________________
Mayor
ATTEST:
_________________________
City Clerk
APPROVED AS TO FORM:
_________________________
City Attorney
ITEM 4H ATTACHMENT 1

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
1 Table of Contents
Article 16 Multi-Family Development Standards.................................................... 5 §10-1.1601 Purpose ................................................................................................ 5 §10-1.1602 Intent .................................................................................................... 5 §10-1.1603 Applicability .......................................................................................... 5 §10-1.1604 Ministerial Review Required ................................................................. 6 §10-1.1605 Primary Uses Permitted........................................................................ 6 §10-1.1606 Accessory Uses and Structures Permitted ........................................... 7 §10-1.1607 Conditional Uses (MFO)....................................................................... 8 §10-1.1608 Prohibited Uses .................................................................................... 8 §10-1.1609 Definitions............................................................................................. 9 §10-1.1610 Area, Coverage, Height, and Setback Limitations .............................. 10 §10-1.1611 Development Standards ..................................................................... 11 §10-1.1612 Lots in More Than One Zoning District............................................... 13 §10-1.1613 Parking ............................................................................................... 14 §10-1.1614 Preservation of Steep Hillsides, Ridgelines, Hilltops, and Creeks ...... 14 §10-1.1615 Connectivity - Paths and Walkways.................................................... 15 ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
2 Table of Tables
Table 1: Multi-Family Development Standards.............................................................. 12 Table 2: Parking Standards........................................................................................... 14 ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
3 Table of Figures
Figure 1: Steep Hillside Definition ................................................................................. 10 Figure 2: Contiguous Building Area............................................................................... 11 Figure 3: Basement/Underground Garage Height Measurement .................................. 13 Figure 4: Multi-family Building Height Measurement ..................................................... 13 ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
4 1. Amend Article 3, Establishment of Districts and General Provisions, Section 10-

1.301. Established, to add the new Multi-Family (MF) and Multi-Family Overlay (MFO) zones, as follows:
“Section 10-1.301. Established.

The following use districts are hereby established:
(a) Residential-Agricultural (R-A);
(b) Open Space Reserve (OSR);
(c) Multi-Family (MF);
(d) Multi-Family Overlay (MFO); and
(e) Floating Multi-Family Overlay (FMFO).”

2. Amend Article 5, Area, Coverage, Height and Setback Limitations to clarify that it applies to the R-A zone only, not to the MF zone standards of 10-1.16, as follows:
“Article 5
Residential-Agricultural (R-A) Zone - Area, Coverage, Height and Setback Limitations
§ 10-1.501. Minimum parcel size.”

3. Amend Title 10-Chapter 2, Zoning, to add a new Article 16 Multi-family Development Standards, as follows:

ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
5 Article 16 Multi-Family Development Standards
§10-1.1601 Purpose
The purpose of this section is to establish the Multi-Family Residential (MF), Multi-Family Overlay (MFO), and Floating Multi-family Overlay (FMFO) zones to implement the Town of Los Altos Hills Housing Element while ensuring that land located in the zones will be designed and developed for multi-family housing between 20 and 24 dwelling units per acre of contiguous buildable area in a manner that is compatible and harmonious with the environmental resources and constraints of the land and the existing or potential development of adjacent areas.
§10-1.1602 Intent
The intent of this section is to allow multi-family housing between 20 and 24 dwelling units per acre of contiguous buildable area, single-room occupancies, and transitional and supportive housing as required by State law, reduce constraints to housing development, and increase the number, type, variety of, and access to housing options to meet the current and future housing needs of the Town of Los Altos Hills, including housing that is affordable to lower- and moderate-income households. The MFO zones are intended to allow the same uses noted above to be added to the existing public and private school sites designated on the General Plan Land Use Diagram.
§10-1.1603 Applicability
These multi-family zone standards and requirements shall be implemented on all parcels designated as MF, MFO, and FMFO on the zoning map. Multi-family developments shall be subject to all applicable provisions of Title 10 Zoning of the Los Altos Hills Municipal Code except where exempted, superseded by, or in conflict with the provisions of this Article 16.

For areas where the MF zone is applied as an Overlay (MFO) or Floating MFO, the MFO zone standards and permitted uses supersede the single-family residential uses and the agriculture uses, and shall supersede the development standards of the underlying Residential-Agricultural (R-A) zone when in conflict. All public and private school uses shall be subject to the otherwise applicable standards of the underlying R-A zone.

The FMFO zone is hereby established as a floating zone on all properties designated on the General Plan Land Use Diagram as FMFO. The precise location of one or more FMFO zoning districts shall be mapped at a later date. The FMFO zoning district(s) shall include a total of not less than 8.8 acres of contiguous buildable area as defined herein and shall meet all other applicable requirements of this Article 16. The FMFO district boundaries may be mapped and recorded after review and recommendation by the Planning Commission and adoption by resolution of the City Council:
a. At the discretion of the Town at any time;
b. After selection by the property owner and confirmation by the Town Planning Director of compliance with MF zone requirements; or
ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
6 c. In conjunction with a proposed development application for multi-family development on the FMFO designated property.

Upon selection and demonstration of compliance, the Town shall adopt by resolution and subsequently publish the updated Zoning Map showing the boundaries of the MFO zoning district established by adoption of this Article 16.

All multi-family development uses and structures shall require site development permit approval including review for compliance with the Multi-family Objective Design Standards by the Planning Commission pursuant to 10-2.301(c) of this Title.. §10-1.1604 Ministerial Review Required
Notwithstanding any other provision of this Title 10, the following shall not require a site development permit, conditional use permit, or other discretionary review or approval that would constitute a "project" for the purposes of Division 13 (commencing with Section 21000) of the California Public Resources Code:
(a) Multi-family housing developments in which at least 20% of the total number of units, exclusive of density bonus units, are affordable to lower-income households where identified as a lower-income site to meet the Regional Housing Needs Allocation in the current housing element in compliance with Government Code Section 65583.2(c) that were either:
(1) Rezoned to meet the lower-income household Regional Housing Needs Allocation;
(2) Non-vacant sites identified in one housing element prior to the current housing element planning period (e.g., identified in the 5th cycle before the 6 th cycle); or
(3) Vacant sites identified in two or more consecutive housing elements prior to the current housing element planning period (e.g., the 4th and 5th cycles before the 6th cycle).
(b) Supportive housing developments in conformance with Section 65651 of the California Government Code and all objective standards applicable to multi-family residential uses.
(c) Any other use or project for which State law requires the Town to utilize a ministerial review process.
§10-1.1605 Primary Uses Permitted
The following primary residential uses shall be permitted in the Multi-Family Residential (MF) zones:
(a) Multi-family Residential
(b) Senior Housing
(c) Assisted Living Facility
(d) Supportive Housing
ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
7 (e) Residential Care Facilities/Group Homes
(f) Transitional Housing
§10-1.1606 Accessory Uses and Structures Permitted
Except as otherwise provided in this chapter, the words and phrases used in this chapter shall be as listed in Article 7, "Residential-Agricultural District (R-A)" of Chapter 1 entitled "Zoning" of Title 10 of LAHMC. The following accessory uses shall be permitted in the Multi-Family Residential (MF) Zone:
(a) Home Occupations.
(b) Walls, Fences, Trees, and Shrubs.
(c) House Number Signs.
(d) Accessory Buildings.
(e) Private Stables.
(f) Swimming Pools, Tennis Courts, Greenhouses, and Workshops. (g) Small Family Day Care Homes.
(h) Large Family Day Care Homes. Large family day care homes which provide care, protection, and supervision for 7 to 14 children (including children under the age of 10 years who reside at the home) in the provider’s own home, for periods of less than 24 hours per day, while the parents or guardians are away, pursuant to State regulations, shall be permitted. No business license fee or tax shall be imposed on a large family day care home.
(i) Residential Care Facility. The use of a dwelling unit or portion thereof licensed by the State of California for 24 hour nonmedical care of up to six persons per parcel or lot (not including the provider, provider family or staff) in need of personal service, supervision, protection, or assistance essential for sustaining the activities of daily living shall be permitted. No exemptions from other Town ordinances and policies apply to this permitted accessory use.
(j) Household Pets and Domestic Animals.
(k) Ornamental Garden Structures.
(l) Antennas and Dish Antennas.
(m) Accessory Dwelling Units. Accessory dwelling units shall be permitted on any lot with a primary multiple-family dwelling unit as set forth in Article 14 and be subject exclusively to the requirements of Article 14, notwithstanding any other provisions of this chapter.
(n) Temporary Trailer Coaches.
(o) Photovoltaic power generation facilities.

ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
8 (p) Solar thermal energy facilities.
(q) Single Room Occupancy.
(r) On-site Manager Unit. An accessory residence to an existing allowed use for persons employed on-site for purposes of care and protection of the property shall be permitted.
§10-1.1607 Conditional Uses (MFO)
The following uses may be established in the Multi-Family Overlay (MFO) and Floating Multi-Family Overlay (FMFO) zones subject to the approval of the Planning Commission, and the issuance of a conditional development permit therefor pursuant to the provisions of this Title per Section 10-1.1004:
(a) Public schools and related facilities that serve the school where designated on the General Plan Land Use Diagram and where at least 50% of the gross floor area is multi-family residential use.
(b) Private schools and related facilities that serve the school where designated on the General Plan Land Use Diagram and where at least 50% of the gross floor area is multi-family residential use.
§10-1.1608 Prohibited Uses
The following uses are prohibited in the Multi-Family Residential (MF), Multi-Family Overlay (MFO) and Floating Multi-Family Overlay (FMFO) Zones:
(a) Single-family residential uses or any residential uses at a density less than 20 dwelling units per acre of contiguous buildable area.
(b) Medical and nonmedical cannabis cultivation, except for indoor and outdoor cultivation of amounts legally authorized for personal use per Section 11362.1 of the California Health and Safety Code. Outdoor cultivation for personal use must be done in a secure location, shall not be visible from the public right-of-way, and shall not be located within building setbacks or within an easement granted to the Town of Los Altos Hills.
(c) All commercial medical and nonmedical cannabis activities, except delivery by legally licensed commercial cannabis businesses established outside of Town limits in accordance with State law.
(d) Medical and nonmedical cannabis dispensaries.
(e) Processing of medical and nonmedical cannabis, except for the amounts legally authorized for personal use as defined by Section 11362.1 of the California Health and Safety Code.
(f) All commercial activity involving the sale of goods or services for profit except as otherwise allowed as a home occupation.

ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
9 §10-1.1609 Definitions
Assisted Living Facility. A housing arrangement for persons 60 years of age and over, where 24-hour non-medical care and supervision is provided.

Bedroom. Attached room which is intended, arranged, or designed to be occupied by one or more persons primarily for sleeping purposes and shall have an area of not less than 70 square feet or be less than 7 feet in any dimension with a closet opening on it or within it.

Contiguous Buildable Area. The contiguous area of a parcel, lot or development site with a minimum dimension not less than 50 feet wide and excluding areas of steep slopes greater than 25% measured over a minimum horizontal distance of 25 feet. The contiguous area may include small individual areas of slopes greater than 25% where such small individual areas are less than 1,000 square feet in area and are surrounded by slopes less than 25% on all sides of said area.

Dwelling Unit. Any structure that provides a single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation, and having only one kitchen.

Floating Zone. A floating zone is a zoning district whose location is to be determined in the future subject to conditions which must be met before that zoning district can be approved for an existing piece of land.

Hilltop. The top elevation or summit of a landform that extends at least 100 feet above the elevation of the two lowest elevations within a 1,700 foot radius of the highpoint and not less than 90 horizontal degrees apart as measured from the highpoint .

Creeks, Streams & Riparian Resources. Water resources under the jurisdiction of California Department of Fish and Wildlife (CDFW) and regulated under California Fish and Game Code Sections 1600 to 1616. CDFW defines a stream (including creeks and rivers) as a body of water that flows at least periodically or intermittently through a bed or channel having banks and supports fish or other aquatic life. A stream includes watercourses with surface or subsurface flow that supports or has supported riparian vegetation. CDFW jurisdictional waters include riparian habitats associated with watercourses (vegetation associated with a stream channel). The limits of jurisdiction include ephemeral, intermittent, and perennial watercourses and include the outermost edge of riparian vegetation or the top of bank of streams or lakes, whichever is wider.

Multi-family Dwelling Unit. A structure or structures containing a total of three or more dwelling units in any vertical or horizontal arrangement on a single lot or building site.

Ridgeline. An elongated crest or series of crests at the apex of steep hillsides or the uppermost point of intersection between two opposite slopes containing steep hillsides where the elevation of such crest or crests is not lower than 400 feet above mean sea ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
10 level and not less than 200 feet higher than the lowest elevation within 1,700 feet on each side of such crest or crests.

Senior Housing. A planned community of dwelling units which is designed and intended for and whose occupancy is limited to seniors as defined herein. Other uses which are ancillary to senior housing, such as common dining facilities, meeting rooms, recreational facilities and limited first-aid treatment rooms (infirmaries), may also be included. Senior Housing may include Residential Care Facilities for the seniors. Senior housing shall not include nursing home facilities.

Senior. Persons who are 62 years of age or older.

Steep Slope. Any geographical area whether on a single lot or not, having a topographical gradient of 25% or greater (ratio of vertical distance to horizontal distance), with a minimum horizontal dimension of 25 feet, measured perpendicular to topographic contours of 5-foot intervals or less, whether manufactured or natural, whether created by a retaining structure or not, and greater than 500 square feet in area. All individual areas of steep slopes within 25 feet of each other shall be considered as a single steep slope area.

Steep Hillside. Lands that have a slope with a natural (ungraded) gradient of 25% (1 foot of vertical distance for every 4 feet of horizontal distance) or greater and a minimum vertical elevation differential of 50 feet, or a naturally existing (ungraded) gradient of 200% (2 feet of vertical distance for every 1 foot of horizontal distance) or greater and a minimum vertical elevation differential of 10 feet.

Figure 1: Steep Hillside Definition
Studio Unit. An independent dwelling unit occupied by no more than two persons that does not have a bedroom separated from the living space. §10-1.1610 Area, Coverage, Height, and Setback Limitations Unless otherwise specifically waived or modified by the Planning Commission, the following development standards are established as the minimum deemed necessary to ensure the public health, safety, and welfare within the MF Zone and to accomplish the intent and purpose of this article.

ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
11 §10-1.1611 Development Standards
Each development site shall contain a contiguous buildable area, exclusive of steep slopes greater than 25% with a minimum horizontal measurement of 25 feet, with a minimum dimension not less than 50 feet wide.

Figure 2: Contiguous Building Area
ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
12 Table 1: Multi-Family Development Standards
Standard

MF / MFO/ FMFO
Minimum Maximum
Density (dwelling units
per acre of contiguous
buildable area)
20 24
Maximum Floor Area Average 750 square feet per dwelling unit (1) (total gross floor area of all buildings divided by the total number of dwelling units)
Lot Size
(gross acres)

MF / MFO/ FMFO MF / MFO/ FMFO

3.5 / 3.5 / 3.5 10.0 / 10.0 / 10.0
Unit Size (square feet) 350(2) 2,000
Unit Mix (bedrooms) 2 different unit types 50% of any one unit type Front Setback 60 feet -
Side Setback 60 feet (3) -
Rear Setback 60 feet (3) -
Structure Height - 32 feet (4)(5)
Private Recreation
Space
40 sf/du for not less than
20% of total units -
Common Recreation
Space 100 square feet per dwelling unit
Notes
(1) 1,000 square foot per unit average for Senior Housing, Assisted Living developments; the maximum unit size is
2,000 square feet.
(2) Excluding Single Room Occupancy Units
(3) 25 feet minimum in an overlay zone and not less than 50 feet between multi-family buildings and primary educational facility buildings where such uses or structures are on the same property.
(4)
The provisions of 10-1.504 Height shall not apply to multifamily buildings in the MF,MF Overlay, and Floating MF Overlay zones.
(5) Excluding:
a. Non-habitable basement or underground parking
where the garage or basement entrance is not more
than 25 feet wide and the exposed portion of the
garage or basement is not more than 25% of the area
of the façade of the habitable floor above it;
b. One-half of the height between the eave and the
peak of a pitched roof;
c. Up to 4 feet of exposed foundation below the finished first floor elevation to the finished grade of any
ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
13 common area or walkway within 15 horizontal feet of
the building wall; and
d. Uninhabited roof structures up to 10 feet in height
that conceal mechanical equipment, elevators, stair
overruns that cover less than 10% of the roof area
and are setback at least 10 feet from the nearest
exterior building wall.

Figure 3: Basement/Underground Garage Height Measurement Figure 4: Multi-family Building Height Measurement
§10-1.1612 Lots in More Than One Zoning District
Where a lot lies in two or more zoning districts, any building or land use established thereon shall comply with the regulations of the district in which said building or use is located. Uses permitted in one district may not extend into another district where they ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
14 would not otherwise be permitted. Dimensional requirements shall be measured from lot lines and not zoning district lines.
§10-1.1613 Parking
The following off-street parking spaces must be included dependent on unit size and number of units in the associated structure. These spaces are subject to the following requirements:
(a) Each parking space shall be at least 10 feet wide and at least 20 feet long. (b) Unobstructed vehicular access shall be available at all times for all required parking spaces, except where tandem parking is permitted by the Planning Commission as part of Site Development Permit approval pursuant to Title 10- Chapter 2.
(c) All parking spaces shall comply with setback standards under Article 5 of this chapter.
(d) Notwithstanding the foregoing, parking requirements for accessory dwelling units shall be subject to the requirements of Article 14 of this chapter.

Table 2: Parking Standards
Unit Size Minimum Required Parking Spaces
Residential
Studio 1.0 per unit
One-Bedroom 1.25 per unit
Two-Bedroom 1.75 per unit
Three-Bedroom+ 2.0 per unit
Guest Parking 0.2 per unit
Senior Housing
Senior Housing 1.0 per unit
Assisted Living 0.5 per unit plus 1.0 per employee per maximum shift §10-1.1614 Preservation of Steep Hillsides, Ridgelines, Hilltops, and Creeks
Intent: The objective of these standards is to retain significant existing natural features characteristic of the community and minimize grading and alteration of natural landforms.

Existing topography and landforms, significant trees, drainage courses, rock outcroppings, vegetation, and views should be incorporated, to the maximum extent feasible, into the future development of the land.

Steep Hillsides, ridgelines, hilltops, and creeks shall be preserved by the siting of structures to take advantage of natural topographic or landscape features to blend structures with their natural surroundings by complying with the following:

ITEM 4H EXHIBIT A

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Town of Los Altos Hills City Council Draft: October 16, 2025 Multi-Family Development Standards 10-16-25 Errata
15 (a) Structures are prohibited within 100 feet vertically of the top elevation of a ridgeline as defined herein.
(b) Structures are prohibited on slopes greater than 25%. (c) The maximum height of a building or structure on a hilltop shall not exceed 19 feet. (d) Encroachment into steep hillsides shall not be permitted for:
(1) Primary uses or structures as defined in Article 2; (2) Accessory uses or accessory structures as defined in Article 2. (e) Encroachment into steep hillsides shall be limited to grading for vehicular access to the contiguous buildable area. Such encroachment into steep hillsides shall not exceed an area equal to 10% of the minimum contiguous buildable area. (f) Any portions of a site containing steep hillsides that are not part of the contiguous buildable area shall be left undeveloped and in their natural state and dedicated as an open space easement as set forth in the General Plan. (g) Except as otherwise permitted by the California Department of Fish and Wildlife, no structures or grading shall be allowed within 50 feet of any creeks, streams & riparian resources as defined herein. An applicant, property owner, or project sponsor shall submit to the Town as a part of a development proposal, a biological technical study demonstrating the presence or absence of creeks, streams, and riparian resources on the project site. If such water resources are present based on the report, then the applicant or project sponsor shall submit a jurisdictional delineation report approved by CDFW identifying all jurisdictional waters of the state located on the project site.
§10-1.1615 Connectivity - Paths and Walkways
Intent: Develop a compatible relationship to the landforms, building placement, public equestrian friendly pathways and recreation spaces that characterize the Los Altos Hills community. Provide a clearly organized circulation plan for automobiles, pedestrians and service vehicles. Connect the sidewalks and walkways of new development to the existing Master Path Plan pathway system.
(a) All new projects shall provide connections between the sidewalks and walkways of new development to the existing Master Path Plan pathway system. (b) Connections to the existing Master Path Plan pathway system shall be required at the time of new construction.
(c) When the Town Master Path Plan identifies a pathway on the subject property, the new Master Path Plan pathway shall be constructed and completed to Town Pathway specifications maintained by the Town Public Works Department concurrent with any multifamily development improvements. (d) All new projects shall provide pedestrian and vehicular linkages to adjacent nonresidential and multi-family development through connecting pathways, walkways, linked and aligned streets, driveways, and common service/delivery areas.

ITEM 4H EXHIBIT A

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Stanford
University
rancos
Space
serve
280
N San Antonio
Rd
S El Monte Ave
Arastradero Rd
W Middlefield
Cuesta Dr
El Camino Real
W El Camino Real
Page Mill
Rd
Central Expy
Foothill Expy
Stanford
University
Los Altos Hills
Los Altos
280
Foothill Expy
Los Altos Golf &
Country Club
Ranc
Antonio
P
Foothill College
Loyola
Town of Los Altos Hills Draft Zoning Map
August 29, 2025
°
0 3,000 6,000
Feet
Legend
R-A Residential Agricultural
OSR Open Space Reserve
MF Multifamily
MFO Multifamily Overlay
FMFO Floating Multifamily OverlaySummerhill Av
Voorhees Dr
El Monte Rd
Saint Nicholas
School
577 Feet
535 Feet
90 90
400 Feet
189
258 Feet
Arastradero Rd
Exhibit B: Zoning Map

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TOWN OF LOS ALTOS HILLS October 16, 2025
Staff Report to the City Council
SUBJECT: 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 REZONE CERTAIN PARCELS IDENTIFIED
IN THE 2023–2031 HOUSING ELEMENT FROM RESIDENTIALAGRICULTURAL (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 MULTI-FAMILY
DEVELOPMENTS.

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

Staff recommends that the City Council take the following actions:

1. Adopt a resolution amending the General Plan Land Use Element to ensure consistency with the 2023–2031 Housing Element and multifamily rezoning (Attachment 1).

3. Adopt a resolution approving Objective Design Standards (ODS) for multifamily development (Attachment 3).

BACKGROUND:

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The Town adopted its 2023-2031 Housing Element as a part of the General Plan in January 2023.

ITEM 7A ATTACHMENT 2

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The subsections below provide an overview of the MF Rezoning, LUE Amendment, and MF ODS.

MF Rezoning Ordinance
The proposed rezoning ordinance contains the following categories of legislative actions, as described more fully in Attachment 2 and Exhibit A to Attachment 2.

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and St. Nicholas sites to provide flexibility for institutional properties and future multi-family development uses.

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Amendment does not create any inconsistencies between those documents and the Housing Element.

ENVIRONMENTAL REVIEW:

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can be seen with certainty that the proposed LUE Amendment and MF ODS do not have a significant impact on the environment.
2024-25 CITY COUNCIL WORK PLAN:

FISCAL IMPACT:

No direct fiscal impact. Costs for staff and consultant work have been budgeted in FY 2024–25 and FY 2025–26.

ATTACHMENTS

1. Resolution Adopting an Amendment to the Land Use Element of the General Plan

2. Ordinance Amending Title 10 of the Municipal Code to Create Multi-Family Zoning Districts

3. Resolution Adopting Objective Standards for Multi-Family Zoning Districts

4. SB 131 Exemption Report dated October 2025

5. Planning Commission Staff Report – February 26, 2025 (Multifamily Zoning Framework)

6. Planning Commission Staff Report – March 12, 2025 (Objective Design Standards)

7. Planning Commission Staff Report – May 1, 2025 (Study Session with Michael Baker International)

8. Planning Commission Staff Report – June 5, 2025 (Revisions to Draft Standards)

9. Planning Commission Staff Report – July 10, 2025 (Version 3 Standards)

10. Planning Commission Staff Report – July 24, 2025 (Version 4 Standards; Land Use Amendments; Overlay Mapping)

11. Planning Commission Staff Report – August 7, 2025 (Version 5 Standards; Public Input)

12. Planning Commission Staff Report – September 4, 2025 (Public Hearing & Recommendation)
ITEM 7A ATTACHMENT 2

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13. City Council Staff Report – March 20, 2025 (Housing Element Amendment Discussion)

14. City Council Meeting Minutes – May 15, 2025 (Ad Hoc Housing Element Committee Update)
ITEM 7A ATTACHMENT 2

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DATE: December 9, 2025
TO: Honorable Mayor and Council Members
FROM: Jay Bradford, Community Development Director
RE: Notification of Fast Track Approval – Lands of Premkumar At the November 25, 2025 Fast Track Site Development Hearing, the following application was approved:
11623 Dawson Drive– File #SD25-0045
Site Development Permit for a 1,745 square foot addition to the existing single-family residence
CEQA review: Categorical Exemption per Section 15303(a).

Public notice of the hearing was sent on November 14th, 2025 to all properties within 500 feet and posted on the site. Copies of the Fast Track Fact Sheet, Fast Track Hearing Report and conditions of approval are attached.

If you wish to appeal this application and review it at a future City Council meeting, you may indicate your intention to appeal in a written request to the City Clerk by 4:00 p.m. on December 16th, 2025.

TOWN OF LOS ALTOS HILLS

MEMORANDUM
ITEM 4I STAFF REPORT

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Town of Los Altos Hills December 9, 2025
Fast Track Hearing Report
Project Description: Site Development Permit for a 1,745 square foot addition to the existing single-family residence at 11623 Dawson Drive.

File Number: SD25-0045
Address: 11623 Dawson Drive
Owner(s): Vidyasagar Premkumar
Staff Planner: Tim McBirney, Community Development Analyst Attendance:

Jay Bradford, Community Development Director
Tim McBirney, Community Development Analyst
Jonathan Fox, Senior Planner
Sean Rinde, Architect
Vidyasagar Premkumar, Property Owner
Birgitta Indaco, Planning Commission
Carol Gottlieb, Environmental Design & Protection Committee (EDPC) Anita Baldwin, Open Space Committee
Project Issues: The Hearing Officer received comments from committee representatives regarding several items highlighted in the committee reports. Discussion primarily focused on protection of the existing open space easement on the northwest corner of the property and the preservation of existing screening plants including a large heritage oak tree on the southeastern side of the property as well as design clarification around the submitted plans and outdoor lighting. There was also discussion of the properties overall floor area allowance. Given that the project daylighted a previously underground basement and counted it as floor area, the Hearing Officer required the demolition of the pre-existing barn on the site to ensure that the land use figures for floor area and development area remained compliant upon completion of the project.

Additionally, the committees and staff discussed the creation of a 4th parking space outside of the setback to ensure the property remained in compliance with the Town’s parking requirements.

Other items were addressed in the project-specific conditions of approval shown in the attached Approval Letter.

Action:

File # SD25-0025 was approved at the November 25th, 2025 Fast Track Site Development Hearing subject to the attached conditions and a 21-day appeal period.

December / 5 / 2025
Jay Bradford, Community Development Director Date

ITEM 4I STAFF REPORT

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Town Of Los Altos Hills
Fast Track Hearing Fact Sheet
November 25, 2025
Project Description: Site Development Permit for a remodel and 1,745 square-foot addition to an existing single-story residence resulting in a 5,148 square-foot residence two-story residence with new floor area being added through a converted and daylighted basement. Associated hardscaping improvements and decking to be included as well
File Number: SD25-0045
Site Address: 11623 Dawson Drive
Site Owner: Vidyasagar Premkumar
Staff Planner: Tim McBirney
Site Data
Net Lot Area:

Average Slope:

Lot Unit Factor:

1.366 acre

23.6%

0.968
Floor and Development Area (square footage):

Area Type Maximum Existing Proposed
Development 9,583 6,738 8,243
Floor 5,150 3,403 5,148
Increase
1,505
1,745
Remaining
1,340
2 Height:

On Vertical Plane
Lowest to Highest
Maximum
27 ft.
35 ft.

Proposed
22’ 8”
~33’
Setbacks: Minimum Proposed
Front 40 ft. 41’ 7”
Side (north) 30 ft. ~100’
Side (south) 30 ft. 41'-4"
Rear 30 ft. ~60’
Exterior Materials: Fiber cement board and battern siding, stucco and stone veneer lower siding.

Incorporation of composite shingle roof and standing seam metal roof.

Parking: Required spaces: 4, 4 out of setbacks.

Proposed: 4 (3 garage spaces).

Grading:

Sewer/Septic:

Cut: 56-CY
Public Sewer
Fill: 0-CY Export: 56-CY
Environmental Design and Open Space Committee: EDPC and OSC commented on preservation of the lower slope easement and Hale creek. Provided comments on MDA, MFA, lighting, parking, and setbacks. The Committee recommends keeping all trees that are not affected by the construction until the Landscape Screening Plan is submitted.

ITEM 4I ATTACHMENT 1

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26379 Fremont Road Los Altos Hills California 94022 (650) 941-7222 Fax: 650/941-3160 **VIA EMAIL ONLY**
December 6, 2025
Sean Rinde, Architect
Via email at [email protected]
RE: Addition and Remodel to Existing Single Family Residence, 11623 Dawson Drive
File # SD25-0045
Dear Applicant:

Your request for a Site Development Permit for the above referenced project was approved by the Community Development Director at a public hearing on November 25, 2025. Please note the following conditions which apply to this approval:

COMMUNITY DEVELOPMENT DEPARTMENT

1. No other modifications to the approved plans dated September 9, 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 project shall be set by said policy and run from date of Building Permit issuance. Any extensions to the time for completion shall be subject to said policy. Failure to complete the project in the allotted time with approved extensions may result in substantial penalties and fees per the policy.

4. 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. No lighting may be placed within setbacks except two driveway lights or entry lights. Prior to issuance of a building permit, the property owner shall submit revised construction drawings (Sheet A4.1 Elevations) for review and approval by Community Development Department staff. The wall-mounted lights shown on Sheet A4.1 shall be removed or replaced with compliant step lights.

ITEM 4I ATTACHMENT 2

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Lands of Premkumar
11623 Dawson Drive
December 4, 2025

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5. 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.

6. Prior to issuance of a building permit, the property owner shall submit revised construction drawings indicating that the front entry porch is open on two sides and will not be counted as floor area for Community Development Department staff review and approval.

7. Prior to issuance of a building permit, the property owner shall submit a construction operations including measures to protect the down-slope conservation easement and seasonal waterway for Community Development Department staff review and approval.

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 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.

9. Prior to issuance of a building permit, the property owner shall submit revised construction drawings highlighting the demolition of the existing barn to ensure the project remains in compliance with the site’s Maximum Development Area and Maximum Floor Area for Community Development Department staff review and approval.

10. Prior to issuance of a building permit, the property owner shall submit revised construction drawings identifying an additional 10’ x 20’ parking space that meets all required setbacks and is not tandem for Community Development Department staff review and approval.

11. 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 ITEM 4I ATTACHMENT 1

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Lands of Premkumar
11623 Dawson Drive
December 4, 2025

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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.

12. 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.

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

14. The property owner shall remove all Stinkwort from the entire property and in the road right-of-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. 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.

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

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

19. 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.

20. 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.

ITEM 4I ATTACHMENT 1

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Lands of Premkumar
11623 Dawson Drive
December 4, 2025

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21. 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 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.

22. 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 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 Community Development Department prior to requesting a final inspection.

Project approval may be appealed if done so in writing within 14 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 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.

Thank you for your attention and cooperation. I can be contacted by e-mail at [email protected] if you have any questions regarding any of these comments.

Sincerely,
ITEM 4I ATTACHMENT 1

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Lands of Premkumar
11623 Dawson Drive
December 4, 2025

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Tim McBirney
Community Development Analyst
ITEM 4I ATTACHMENT 1

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TOWN OF LOS ALTOS HILLS

MEMORANDUM
DATE: December 9, 2025
TO: Los Altos Hills City Council
FROM: Joram Parcutilo, Management Analyst
APPROVED: Cody Einfalt, Acting City Manager
RE: Ongoing Discussion with Santa Clara County Office of the Sheriff Regarding Traffic Enforcement and Possible Action to Address Speeding SUMMARY:

This memo provides a Townwide summary of speed data collected from July 2025 through the first week of December 2025 from the Town’s rotating speed feedback sign. Several locations continue to exhibit elevated speeding behavior, particularly during peak travel periods. Generally, locations monitored with the Speed Display ON show modest reductions in average and maximum speeds compared to locations monitored with the Display OFF. Consequently, staff has been in coordination with the Santa Clara County Office of the Sheriff’s about traffic patterns and enforcement needs.

BACKGROUND:

Since July 2025, staff has rotated the Town’s portable speed feedback sign among selected roadway segments on two-week intervals. The purpose of this is to assess vehicle speed trends, evaluate the effectiveness of the sign’s display mode, and identify priority locations for Sheriff’s Office enforcement. The attached dataset summarizes hourly vehicle volumes, average speeds, 85th percentile speeds, and maximum recorded speeds for each location included in the rotation. Ten roadway segments across Los Altos Hills were monitored during this reporting period.

As part of ongoing coordination, staff has been sharing collected datasets with the Santa Clara County Sheriff’s Office (SCCSO) to support enforcement planning, operational awareness, and deployment considerations.

DISCUSSION:

Townwide Speeding Trends
Across all locations, several patterns continue to emerge:
• Morning and late-afternoon peaks reflect the highest vehicle volumes and the greatest incidence of elevated speeds.

ITEM 5A

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2 Memo to City Council
Speed Feedback Sign Data
December 9, 2025
• The highest maximum speeds were generally recorded during early morning (5 AM–7 AM) or late-night hours when traffic volumes are low. • Locations with more constrained geometries (such as Elena Road segments and narrow portions of Purissima Road) continue to experience lower maximum speeds but still show a consistent tail of speeding events.

Display ON vs Display OFF Observations
A review of the December dataset shows:
• Locations monitored with Speed Display ON demonstrated a slight decrease in average speeds and 85th percentile speeds compared to comparable “Display Off” collections.
• The display appears to be effective at reducing extreme outlier speeds (highest maximum speed per hour) but does not fully eliminate speeding behavior. • Hour-by-hour profiles indicate that the sign’s feedback is most effective during daylight and commute periods.

Coordination with Santa Clara County Sheriff’s Office (SCCSO) This collected dataset has been shared with SCCSO to support ongoing discussions about traffic enforcement needs and operational patterns. Staff continues to coordinate with SCCSO to assess trends, review data, and evaluate options for addressing speeding in alignment with available resources and community expectations.

Additional data will be gathered as the rotation schedule continues, enabling a more comprehensive understanding of speeding activity throughout the Town.

ANALYSIS:

1. Highest Traffic Volumes
The following locations recorded the highest vehicle counts:
• Southbound Robleda & Dori
• Southbound Altamont & Padre Court
• Northbound Elena & Josefa
These locations serve as key east–west and north–south travel corridors and have consistently shown elevated daily traffic volumes across all rotation cycles.

2. Highest Speeding Activity
Several locations exhibited elevated percentages of drivers exceeding the posted speed limit:
• Robleda & Dori (SB): Continues to demonstrate some of the highest speeding rates.

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3 Memo to City Council
Speed Feedback Sign Data
December 9, 2025
• Altamont & Padre Court (SB): Shows persistent speeding patterns, including frequent hourly maximum speeds near or above 40 mph in a 25-mph zone. • Elena & Josefa (NB): Displays elevated 85th percentile speeds compared to other hillside corridors.

3. 85th Percentile Trends
The 85th percentile speed- an indicator of typical driver behavior showed:
• Most locations recorded 85th percentile speeds between 28-33 mph in 25 mph zones.
• Higher percentile speeds were concentrated at the same three locations identified above as speeding hot spots.

4. Maximum Recorded Speeds
Hourly maximum speeds indicate the presence of occasional high-speed outliers:
• Several locations recorded peak speeds above 40mph, typically in low-volume nighttime hours.
• Locations monitored with Speed Display ON saw reductions of approximately 2- 5 mph in these outlier maximum speeds.

CONCLUSION:

Townwide speed data collected since July 2025 continues to demonstrate:
• Persistent speeding behavior across several arterial and collector roadway segments.
• Consistent patterns indicate that Robleda & Dori, Altamont & Padre Court, and Elena & Josefa warrant continued monitoring and collaboration with SCCSO. • The speed feedback sign remains a useful tool, particularly during Display ON periods, to mitigate high-end speeding and promote improved driver compliance.

Staff will continue to rotate the speed feedback sign among Town roadways on a two-week interval, reviewing subsequent data, coordinating with the SCCSO, and providing periodic updates to City Council.

Attachments:

1. Exported Data Sheet for Each Location

2. Exported Table For Each Location

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ITEM 5A Attachment 1

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ITEM 5A Attachment 2

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Southbound Page Mill and
Via Ventana (Display OFF) -
11/17-11/24
Time Total Number of Vehicles
Average
Speed Per
Hour
Maximum
Speed at
Location Per
hour
0:009 33.8 47
1:002 30 32
2:001 10 10
3:000 n/a
0 4:001 23 23
5:002 33.5 39
6:00 16 29.9 37
7:00 83 26.1 42
8:00 220 25.8 43
9:00 139 27.1 46
10:00 140 25.7 48
11:00 213 26 50
12:00 170 26.1 50
13:00 201 25.2 45
14:00 196 27.8 46
15:00 210 26.9 54
16:00 245 26.6 58
17:00 167 27.7 60
18:00 126 29 51
19:00 78 30.8 49
20:00 71 31.3 55
21:00 52 28.3 45
22:00 32 28.4 49
23:00 25 27.1 40
Speed Limit at Location: 25 Total Number of Vehicles: 2398 ITEM 5A Attachment 3

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Southbound Page Mill and
Via Ventana (Display ON) -
11/24-12/1
Time Total Number of Vehicles
Average
Speed Per
Hour
Maximum
Speed at
Location Per
hour
0:00 12 27.2 40
1:00 5 28.8 40
2:00 6 28.3 35
3:00 0 n/a 0
4:00 1 13 13
5:00 13 28.8 40
6:00 11 27.7 35
7:00 96 27.2 49
8:00 250 26.1 41
9:00 114 26.5 43
10:00 138 26.4 47
11:00 143 25 48
12:00 186 25.9 42
13:00 163 25.8 45
14:00 172 25.6 49
15:00 194 27.2 54
16:00 164 25.6 42
17:00 145 27.6 46
18:00 104 27.8 45
19:00 91 26.5 43
20:00 72 28.4 49
21:00 39 28.9 44
22:00 40 27.5 38
23:00 31 26.3 40
Speed Limit at Location: 25 Total Number of Vehicles: 2190

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TOWN OF LOS ALTOS HILLS December 9, 2025
Staff Report to the City Council
SUBJECT: CONSIDERATION OF A RESOLUTION MAKING FINDINGS AND APPROVING AN AMENDMENT TO THE GENERAL PLAN 2023–
2031 HOUSING ELEMENT WITH AN EFFECTIVE DATE

CONTINGENT ON FORMAL CERTIFICATION BY THE STATE
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT.

FROM: Jay Bradford, Community Development Director
APPROVED: Cody Einfalt, Acting City Manager

RECOMMENDATION
That the City Council conduct a public hearing, consider the information presented herein and during the hearing, and adopt a resolution (see Attachment 1) approving an amendment to the Housing Element of the General Plan (the “Housing Element Amendment” or “HEA”) (see Attachment 2) with an effective date of the adoption contingent upon certification by the State Housing and Community Development Department. The amendment incorporates the Planning Commission’s updated recommendations and feasibility analysis (see Attachment 3) as of December 4, 2025.

BACKGROUND
In early 2025, the City Council began considering amendments to the certified 2023–2031 Housing Element in response to community and Planning Commission discussions regarding clarity on the maximum density for the Twin Oaks property and related rezoning approaches for other inventory sites. From these discussions, a Housing Element Amendment was prepared that reflects a rezoning density of 20-24 dwelling units per acre for the multi-family rezoning sites. Consistent with the approach set forth in the Housing Element, the draft amendment identifies rezoning areas that are flatter and outside of steep slope areas and maintains the projected unit yields for each of the three rezoning sites including 92 units at the Twin Oaks site.

Changes in the draft HEA were reviewed by the Planning Commission and submitted to the State Department of Housing and Community Development (HCD). The submittal to HCD occurred on August 11, 2025, in compliance with Government Code section 65585. HCD issued further comments on October 10, 2025. During the course of these reviews, the Town also considered extensive public comments from residents, housing advocacy groups and property owners. The Planning Commission and City Council held multiple public meetings and hearings for additional public participation opportunities. These include Planning Commission meetings on February 26, March 12, May 1, July 24, August 7, October 27, 2025; and City Council meetings on January 7, February 20, March 20, May 15, October 29, 2025.

Since receipt of the October 10 letter, Town staff and consultants met with HCD staff on October 22, 2025 to discuss items requested. Staff also presented to the City Council during its October 29, 2025 special meeting certain additional options for potential further revisions to the HEA to address HCD comments, as necessary. Among these, Option 1 would have staff provide additional ITEM 6A STAFF REPORT

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Housing Element Amendment Staff Report
December 9, 2025
information to demonstrate property owner interests, and Option 2 would have staff/consultants prepare a market feasibility analysis to assess housing development feasibility on all three inventory sites. The Council gave direction for staff to pursue Options 1 and 2, among other things.

Consistent with these efforts, Town staff has engaged in conversations with Foothill College and St. Nicholas School representatives regarding development interests and potential at their respective sites. Foothill College provided a letter of interest on December 1, 2025 and St. Nicholas continues to consider a letter of interest. As the Council recalls, the Twin Oaks property owner has submitted several project iterations to the Town and paid certain application review fees, and those project submittals currently remain active.

Additionally, Michael Baker International prepared a feasibility study for all three rezoning sites to analyze development potential and market feasibility for housing developments. The analysis concluded that market rate and affordable housing are both feasible (with the latter expected to utilize traditional affordable housing assistance such as housing tax credits, loans, and other funding grants). The study also concluded that property owner/developer interest for building housing is warranted due to sufficient compensation for use of the land. Town staff and consultants met with HCD staff again on November 14, 2025 to discuss the feasibility study results and property owner/developer interests on all three sites, as well as to further review these issues.

On December 4, 2025, the Planning Commission conducted a duly noticed public hearing and by resolution recommended the City Council adopt the Housing Element Amendment, with effective of the adoption contingent upon HCD review and certification.

DISCUSSION
Proposed Housing Element Amendment
The Housing Element Amendment now before the City Council incorporates nearly a year of Council and Commission deliberation, consultant analysis, public input, and the most recent Planning Commission recommendations. The amendment specifically:

1. Specify that the maximum density permitted on all Multi-Family Rezoning sites would be 24 dwelling units per acre of Contiguous Buildable Area (CBA). CBA excludes slopes over 25% and non-steep areas less than 50 feet wide, consistent with the rezoning approach analyzed in the Housing Element.

2. Specify that the total Multi-Family rezoning area would be 19 acres as follows: 4.5 acres at the Twin Oaks Site (which would re-distribute the 92-unit Projected Yield for this site across the 4.5 acres); 6-acre portion at the front of the St. Nicholas Site; and 8.8 combined acres of CBA on one or more portions at the Foothill Site.

Specifies that the total Multi-Family rezoning area is 19 acres: 4.5 acres at Twin Oaks, 6 acres at St. Nicholas, and 8.8 acres at Foothill College.

3. Include updates on property owner interest in redeveloping all three Multi-Family Rezoning sites and feasibility analysis conducted for all three sites which continues to ITEM 6A STAFF REPORT

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Housing Element Amendment Staff Report
December 9, 2025
demonstrate redevelopment potential and suitability for multi-family and lower-income housing development. These edits specify that per results of the study, all three sites can be feasibly developed with market-rate rental products at the proposed maximum density of 24 dwelling units per acre as well as below-market rate housing units with traditional affordable housing funding mechanisms. Confirms that all three sites are feasible for both market-rate and affordable housing, with property owner/developer interest established.

4. Makes other non-substantive, clerical edits for clarity and consistency.

The amendment is in support of Housing Element Program A-1, which requires adoption of multifamily zoning and amendments by January 31, 2026. The purpose of the changes, as noted above, is to provide further clarity and consistency across land use and zoning documents while maintaining the rezoning approach and projected unit yields already identified in the 2023-2031 Housing Element. The amendment does not otherwise modify any housing strategies to meet Public Comments Received and Responses
The Town received public comments on the draft HEA at the December 4, 2025 Planning Commission meeting. The Town provided written responses to these comments as included in Attachment 4 and also as a part of the presentation to the Commission. In particular, a comment letter was received from Brian O’Neill on behalf of the Twin Oaks property owner, and a separate comment letter was received from CalHDF, a housing advocacy organization. Together, these comments raised the following issues, with staff responses as summarized below:
• Before it can adopt the draft HEA, the Town needs to publish the draft HEA for a 7-day public review period and then submit it to HCD for a 60-day review.

Response: The Town has complied with housing element amendment procedural requirements outlined under Gov. Code section 65585 based on our understanding of the statute. Specifically, under section 65585(b)(1) the Town has submitted the draft amendment to HCD at least 60 days prior to adoption. The Town is making changes to the draft amendment based on HCD’s comments pursuant to Section 65585(f). The Town, in compliance with subsection (f)(1)(B) and (b)(1), has published these subsequent draft revisions online and distributed to interested parties by email for a seven-day review period before submitting to HCD again. Thus, the Town has complied with procedural requirements under Section 65585. The Town’s adoption of the HEA is subject to and is only considered adopted once HCD certifies the amendment as substantially compliant with state law. Finally, it should be noted that HCD was in agreement with the foregoing interpretation and approach at the November 14, 2025 meeting with Town staff and consultants.
• The Feasibility Study does not correctly analyze whether development is feasible.

Response: As detailed in staff responses under Attachment 4, the Feasibility Study examined industry standard factors and accounted for contingency of direct construction costs. The feasibility study demonstrates that the MF development would generate profit ITEM 6A STAFF REPORT

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Housing Element Amendment Staff Report
December 9, 2025
even when taking into account contingency costs sand fees. Thus, development is feasible and owner interest is warranted.
• The Multi-Family Rezoning sites will not be developed as owners are not interested; Twin Oaks should remain single-family, and the adjacent Sea Landing Property should be designated as multi-family.

Response: The rezoning sites are selected and supported by a variety of factors, including owner/developer interest, site characteristics, and absence of constraints. The Town has conducted a thorough feasibility analysis, reviewed evidence of owner interests in the record, and evaluated development potential in light of existing uses. These analyses concluded that development is feasible on all three sites, that current uses do not serve as constraints, and that owner’s interests are warranted.

In particular, Foothill College has provided the Town with a letter of interest dated December 1, 2025. The letter specifically references the College’s interest in long term goals for student and employee housing at the Foothill campus. Town staff has been in communication with St. Nicholas since October and the school continues to consider a letter of interest. Finally, although the comment letter from the Twin Oaks owner states that the Twin Oaks site is more desirable and better suited for single-family development and that the Sea Landing Property should instead be designated as multi-family, property owner’s representative also specifically stated at the December 4 Planning Commission meeting that the owner “really wants to build housing” and have “engaged with actual consultants and development partners” to look at development scenarios for the Twin Oaks site. Despite prior communications to the Town that contained changes in positions about development interests, the owner proceeded to submit multiple iterations of project plans and preliminary applications at Twin Oaks—which cover developments on Lots 4- 6—to the Town in 2025, and paid certain application review fees. These preliminary application materials remain active and have not been withdrawn; the Town has also provided comments on these project submittals. Coupled together with the results of the Feasibility Study, the foregoing information continue to support the viability and suitability of all three rezoning sites.

Lastly, it should be noted that potential availability of the Sea Landing Property as a housing opportunity site does not invalidate the proposed HEA and does not prevent the Town from proceeding with the current HEA. As noted in responses to Attachment 4, the Town would need to conduct the same sites analysis, including analyzing whether existing contractual preservation and agricultural obligations would constitute a constraint, under housing element law and obtain HCD approval of the site. However, as the Town already has an ad hoc committee of the Council to review alternate sites, these efforts can proceed independent of the HEA and does not invalidate or prevent the amendments. • The Town’s proposed Multi-Family Overlay zones violate New Commune DTLA LLC v. Redondo Beach because it allows non-residential underlying uses.

Response: The proposed MF Overlays are consistent with state law and the Redondo Beach decision because (1) the MF Overlays supersede the underlying R-A uses; (2) conditional uses, which would be at the Town’s discretion, require at least 50% of the ITEM 6A STAFF REPORT

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Housing Element Amendment Staff Report
December 9, 2025
gross floor area is multi-family residential use as required by GC 65583.2(h)(2). As the Council recalls these two points were incorporated into the ordinance via an errata sheet on October 16, 2025, and introduced with the ordinance. The rezoning densities are otherwise consistent with Gov. Code section 65583. Thus, the ordinance is consistent with statute and case law.
• The proposed HEA is in bad faith as it reduces the likelihood of development, does not affirmatively further fair housing, and relies on ADUs to meet RHNA.

Response: The proposed HEA is to promote consistency across land use documents and provide clarity, rather than changing the Town’s RHNA strategy. The Town’s housing strategy and housing element programs remain robust and designed to meet RHNA and AFFH goals. The Town was able to demonstrate development trends for ADUs at the time of adoption of the 2023-2031 Housing Element and HCD certified the inclusion of ADUs as a part of the housing strategy. The Town is in fact exceeding its ADU production goals currently. However, the proposed HEA does not propose to increase reliance on ADUs but remains committed to implementing a variety of housing strategies and production programs. The comments also fail to recognize that the Town is one of the few cities in California that actually built all of its RHNA obligations at each income level in the last planning cycle. It is also one of the few Bay Area jurisdictions to have its 2023-2031 Housing Element certified by the statutory deadline. The Town continues to promote housing and additional site opportunities through implementing many programs to facilitate housing production and expanding housing mobility.

The City Council is now asked to consider approval of the draft Housing Element Amendment.

The Council has also on this agenda separate items to consider adoption of the Land Use Element Amendment, as well as adoption of the Multi-Family Rezoning Ordinance; it should be noted that no changes are required for the Rezoning Ordinance or the Land Use Element Amendment with this Housing Element Amendment. Adoption of the HEA will be effective only upon State certification as noted in the draft resolution.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
Under the California Environmental Quality Act (“CEQA”), a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code is statutorily exempt from the requirements of CEQA pursuant to Public Resources Code section 21080.085, unless such rezoning would allow for the construction of a distribution center or for oil and gas infrastructure or would allow construction to occur within the boundaries of any “natural and protected lands” as defined pursuant to Public Resources Code section 21067.5. Further, CEQA Guidelines section 15061(b)(3) also provides that CEQA does not apply to activities that would not have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

The proposed Housing Element Amendment is statutorily exempt from CEQA pursuant to Section 21080.085 of the Public Resources Code as CEQA does not apply to a rezoning that implements ITEM 6A STAFF REPORT

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Housing Element Amendment Staff Report
December 9, 2025
the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code. The Housing Element Amendment is in support of the proposed rezoning action that implements Program A-1 of the Town’s adopted and state-certified 2023–2031 Housing Element pursuant to Government Code section 65583(c), which the City Council has, by introduction of a separate ordinance, determined that the proposed rezoning is statutorily exempt pursuant to Section 21080.085. The Housing Element Amendment is proposed to achieve internal consistency, to promote clarity across land use documents, and to support the rezoning action, and thus is similarly exempt on the same grounds. The amendment does not approve any development projects or issue any entitlements, but is a regulatory action taken by the Town for internal horizontal general plan and vertical zoning consistency.

Further, the proposed Housing Element Amendment is not subject to CEQA pursuant to CEQA Guidelines section 15061(b)(3), because it can be seen with certainty that there is no possibility that the proposed amendments may have a significant impact on the environment. The proposed amendments are to achieve internal consistency across land use documents and do not approve any particular project. They also would not impact the physical allowances for development projects. As such, it can be seen with certainty that the proposed Housing Element Amendment does not have a significant impact on the environment.

FISCAL IMPACT
No direct fiscal impact. Costs for staff and consultant work have been budgeted in FY 2024–25 and FY 2025–26.

ATTACHMENTS

1. Draft Resolution Approving Housing Element Amendment Contingent upon HCD Certification

2. Draft Housing Element Amendment (revised December 1, 2025) (also Exhibit A to draft resolution)

3. Feasibility Study (Updated December 3, 2025)

4. Comment Letters and Town Responses from the December 4, 2025 Planning Commission meeting
ITEM 6A STAFF REPORT

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RESOLUTION NO.

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

ADOPTING AMENDMENTS TO THE HOUSING ELEMENT OF THE GENERAL

PLAN WITH AN EFFECTIVE DATE CONTINGENT UPON CERTIFICATION OF THE

AMENDMENT BY THE STATE HOUSING AND COMMUNITY DEVELOPMENT

DEPARTMENT
WHEREAS, a severe housing crisis exists in the State of California with the demand for housing outstripping supply; and
WHEREAS, California Housing Element Law (Government Code section 65580 et seq.) requires each jurisdiction to have sufficient land zoned to accommodate their fair share of the regional housing need by unit number and also by income category, including extremely low-, very low- and low-income units, during an eight-year planning period. This obligation, known as the Regional Housing Need Allocation (“RHNA”) is determined by the State Department of Housing and Community Development and allocated by the Association of Bay Area Governments in the Bay Area; and
WHEREAS, Government Code sections 65583 and 65583.2 require cities to include in their housing elements a program setting forth a schedule of actions during the planning period to, among other things, identify and rezone as necessary to make sites available during the planning period with appropriate zoning and development standards, and to maintain an inventory of sites that can realistically accommodate a portion of RHNA units, including lower-income housing; and WHEREAS, Government Code section 65863 (commonly referred to as “No Net Loss Law”) also requires cities to ensure that their housing element site inventory and program to make sites available and able to accommodate, at all times throughout the planning period, the remaining unmet RHNA share from the current and prior planning period; and WHEREAS, the adopted and state-certified 2023-2031 Housing Element (“Housing Element”) of the Town of Los Altos Hills (“Town”) contains numerous goals, policies and programs to meet its RHNA obligations, including an inventory of sites in the Town suitable to accommodate housing units at various income levels under RHNA, programs to rezone such sites to multi-family zoning districts to accommodate RHNA units and to ensure that parcels would be developed at appropriate minimum densities, and to streamline residential development projects and promote housing opportunities and mobility; and
WHEREAS, the Town’s RHNA obligation for the 2023-2031 planning period is 489 units including 197 extremely low-, very low- and low-income units. Consistent with Housing Element Law and No Net Loss Law, if a site is developed below the density projected in the Housing Element, or at a different income than projected, the Town must have adequate sites available to accommodate the remaining balance of the RHNA, or it must identify and rezone new sites that can accommodate the remaining need. For these reasons, the Housing Element includes a buffer of 15 percent above the RHNA in each income category, for a total planned capacity of 563 units with 227 lower (low and very low) income units in its site inventory; and ITEM 6A ATTACHMENT 1

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WHEREAS, as required by Government Code section 65583 and as a part of the Town’s housing strategies to meet RHNA, the Housing Element analyzed and identified three sites in the Town, identified as portions of Foothill College (“Foothill Site”), portions of St. Nicholas School (“St. Nicholas Site”), and several parcels located in northwest Los Altos Hills along Arastradero Road that collectively are known as the “Twin Oaks” property (“Twin Oaks Site”), to be rezoned from their current Residential-Agricultural (R-A) zoning district to respective Multi-Family and Multi-Family Overlay zones to facilitate multi-family development to accommodate a portion of the RHNA obligations including the No-Net-Loss buffer. The Housing Element provided extensive site-specific evaluation of parcel characteristics, development capacity and potential, constraints, and abilities to accommodate the RHNA by unit count and income levels; and WHEREAS, the Housing Element also analyzed rezoning approaches for all three sites, including identifying portions of the properties with highest development potentials, taking steep slopes, easements, and other site constraints into account, establishing development standards to facilitate housing construction, and considering realistic development capacities when calculating maximum unit yield projections. The Housing Element projected an anticipated yield of 210 units for the Foothill Site, 75 units for the St. Nichlas Site, and 92 units for the Twin Oaks Site (collectively, the “Projected Yields”); and
WHEREAS, Program A-1 of the Housing Element sets forth a schedule of actions to create multi-family infill overlay zones on portions of the institutional Foothill College and St. Nicholas School Sites, and to rezone the Twin Oaks Site to a new multi-family zoning district, all at a minimum density of 20 dwelling units per acre and at a maximum density appropriate to facilitate development to achieve the Projected Yields and meet portions of the Town’s RHNA obligations, as required by Housing Element Law including Government Code section 65583.2; and WHEREAS, Programs A-4 and A-5 also require the Town to (1) comply with Government Code section 65583.2(h) and (i) to permit by-right housing developments with 20 percent units affordable to lower-income on sites “reused” from a prior planning cycle housing element site inventory; and (2) establish minimum densities for lower-income developments consistent with Government Code section 65583.(2)(h), respectively; and WHEREAS, the rezoning required by Program A-1 must be completed by January 31, 2026, and the related actions required by Programs A-4 and A-5 are required to be completed by Q1 2026; and
WHEREAS, the Town has prepared an Ordinance amending Title 10 of the Los Altos Hills Municipal Code pertaining to zoning and site development regulations, to create Multi-Family Overlay and Multi-Family Zoning districts and establish related zoning and development standards to implement Programs A-1, A-4, and A-5 (the “Multi-Family Rezoning Ordinance”), consistent with the 2023-2031 Housing Element and its goals, policies, and programs to accommodate projected unit yields as a part of the Town’s strategy to meet its RHNA obligation; and WHEREAS, the Multi-Family Rezoning Ordinance is consistent with the 2023-2031 Housing Element and its goals, policies, and programs to accommodate projected unit yields as a part of the Town’s strategy to meet its RHNA obligation; and ITEM 6A ATTACHMENT 1

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Los Altos Hills City CouncilDecember 9, 2025

Los Altos Hills City Council
December 9, 2025