Los Altos Hills City Council
February 2, 2026

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Zoning Ordinance
The Zoning Ordinance, Title 10 Zoning and Site Development of the Los Altos Hills Municipal Code, is the primary tool for implementing the land use designations assigned in the General Plan. The Zoning Code contains detailed development standards, land use regulations, and procedures to guide the growth of the Town in an orderly manner and preserve the health and safety of Town residents and improvements, as well as to protect the open and semirural residential character of the community. The code directly shapes the form and intensity of residential development by providing controls over land use, density, building heights, lot coverage, and floor area ratios, which regulate the bulk and mass of buildings on a site. While necessary to preserve the high quality of life in Los Altos Hills, the development standards contained in the Zoning Code limit densities and control building form and are potential constraints on new housing production.

Residential land uses are regulated through the creation of one residential zone district. This zone establishes Los Altos Hills as a transition area between the urbanized mid-peninsula and the open coastal mountain range. The residential land use zone description is as follows:
▪ Residential-Agricultural District (R-A) – The primary uses allowed are primary dwellings and agriculture operations, with a minimum lot size of 1 acre, although recent changes to State law (SB 9) now allow for the subdivision of most existing parcels in the Town into two lots through a ministerial approval process. Additional dwellings are also permitted by right, including ADUs, JADUs, and SB 9 units. All dwelling types may be custom built, or factory built, and objective design standards are applied to all ADUs and SB 9 dwelling units. Larger lot minimums may be imposed if it is determined that steep slopes (greater than 30 percent) exist on the land or other environmental constraints, such as creek corridors, wildlife habitat and heritage oak trees, dictate a larger lot to ensure environmental protection, avoidance of naturally occurring or man-made hazards, and/or implementation of the Town’s General Plan. Additionally, accessory uses, including home occupations, child daycare homes, private stables, pools, tennis courts, greenhouses, workshops, antennas and dish antennas, ADUs, transitional housing, emergency shelters, and temporary trailer coaches are also permitted in the R-A zone. In particular, emergency shelters as an accessory use are permitted without discretionary action and do not require a conditional use or other discretionary permit. Conditional uses are allowed subject to regulations and the City Council approval. Conditional uses include public libraries, churches, recreation facilities, temporary house trailers, public and private schools, public utility, and services uses, fire and police stations, Town facilities, and commercial stables.

The land use controls and development standards for the residential districts are presented in Table 51, below. The R-A zone district creates an actual constraint on housing by prohibiting multifamily development, as well as requiring a minimum lot area of 1 acre. While the combined effect of the Town’s development standards creates constraints on housing

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production, the Town has still approved housing development projects at varied income levels in the form of ADUs. As part of Program A-1, the Town will amend the code with the creation of multifamily zone and an overlay zone to accommodate multifamily housing.

Table 51: Town of Los Altos Hills, Residential Zone Standards Zone
District
Bldg.

Height
Lot
Width
(new
lots)
Minimum Yard Setback
Minimu
m Lot
Area
Parking
Spaces per
Dwelling
Unit
Front Side Rear
ResidentialAgricultural
(R-A)
27 feet 160 feet 40
feet
30 feet
(4 feet for
ADU and
SB 9 units)
30 feet
(4 feet for
ADU and
SB 9 units)
43,560
sq ft
4 spaces
(1 space for
ADU and
SB 9 units)
Minimum Lot Size
The Zoning Code specifies a minimum lot size for the single residential zone as being no less than 43,560 square feet (1 acre). Each lot shall contain a circle having a diameter of 160 feet inscribed totally within its net area. The 1-acre minimum lot size may prevent development on smaller lots otherwise suitable for housing, creating a potential constraint. Despite the minimum lot size, there are approximately 500 lots that are smaller than one acre in the Town (see Appendix A: Lots < 1 Acre Subject to CDP). The Town has approved new homes and other accessory uses on eight lots between 2015-2022 through its CDP process. This includes new residences on lots that are 0.9, 0.42, and 0.963 acres in size. ADUs and SB 9 units are allowed on lots less than 1 acre in size.

The Town will address the constraints created by its minimum lot size by establishing a new multifamily overlay zone with a smaller minimum lot size as a part of Program A-1. This will create opportunities for a variety of housing and densities in the Town and allow for an increased variety of housing types.

The one-acre minimum lot size limits total housing supply in Los Altos Hills, thereby limiting variety of housing types, increasing the percentage of land as a cost of housing, and limiting housing choice based on cost and qualifying income. The Town is addressing these constraints directly by creating new multifamily zoning in three locations. that has the potential for more than twice the total RHNA, and more than five times the lower-income household RHNA, and will increase the total housing units in Los Altos Hills by 33 percent.

The Town is also facilitating construction of smaller, more affordable, and more housing units by permitting, promoting, and incentivizing ADUs, SB 9, and conversion of existing single-family homes to duplexes and triplexes in specific areas in the current R-A zone that are in lower fire hazard areas with adequate sewer and water service availabilities. These changes will work to affirmatively further fair housing in the Town.

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Height Limits
The Town has a maximum building height of 27 feet, to maintain a consistent, low profile that is compatible with the Town’s semirural character. Building height may be increased to a maximum of 32 feet if setbacks are increased, as specified in the Town’s Zoning Ordinance.

This 32-foot height limit does not limit the ability to achieve the maximum density in the R-A zone, which has a density of 1 unit per acre, and is not a constraint for building lower-density multifamily or affordable housing for densities up to 20 dwelling units per acre but would likely be a constraint for densities greater than 20 dwelling units per acre. The Town also has a special height limitation that states no structure shall exceed a height of 35 feet. The Town will address the potential constraints created by building height through its creation of a multifamily zone and overlay zone, which will amend the Zoning Ordinance to ensure development standards like height limits do not inhibit the development of multifamily housing in multifamily zones.

Setbacks
All residential zones have setbacks, which are the minimum distances between a structure and a lot line. Setbacks in Los Altos Hills are compatible with the Town’s semi-rural character and lot size with 40-foot front setbacks from a road right-of-way or vehicular access easement, and 30-foot side and rear setbacks from the property line. ADUs and SB 9 units are permitted with a minimum 4-foot side and rear setback if the structures are 800 square feet or less. The setbacks are not a constraint that limit the development of single-family housing in the Town. While all setbacks reduce the amount of land that is developable on a site, the setbacks do not constrain projects from reaching the maximum density in the R-A zone but will be a constraint for building multifamily or affordable housing. As such, the Town will ensure that the new multifamily zone will not have setbacks that inhibit reaching the maximum density allowed by the zoning and general plan.

Maximum Development Area
The maximum development area (MDA) of a lot is that portion of a lot that may be developed with buildings and impervious surfaces (i.e., lot coverage), and which requires that the balance of the lot area be retained in an undeveloped or natural state. The MDA is based upon a relationship between the average slope of the lot and the lot’s net area. Within the context of the MDA, development includes the floor area of all primary and accessory dwelling units, other detached buildings, parking areas, patios, decks, walkways, swimming pools, tennis courts, etc. The MDA is typically 15,000 square feet on a relatively flat, 1-acre lot. The Town also allows development area credit of up to 50 percent of the surface area for the use of permeable materials. The Town will address the constraints created by its MDA with the Program A-1, which will have objective development standards that facilitate and promote multifamily development and allow for a greater MDA to accommodate multiple units on a property.

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According to community outreach, the MDA formula is complex and challenging to navigate.

This poses an additional development constraint for anyone wanting to build on their property. The Town will address the constraints created by the MDA formula with the Permit Streamlining and Objective Development Standards Programs (B-1, B-4). These programs will establish and implement expedited permit processing for affordable housing projects, including projects that qualify for density bonuses as well as amend the Zoning Ordinance and Design Review Board handbooks to ensure development standards, design guidelines, and findings are objective, promote certainty in the planning and approval process.

Maximum Floor Area
The maximum floor area (MFA) is the maximum amount of floor area (building area, including each floor of a structure (basements not included), plus garages, carports, and other accessory structures) that may be developed on a lot. The MFA is not a constraint on housing production or cost. It does not limit the permissible density on a lot. Every lot is allowed a house size of at least 2,500 square feet. MFA limits the maximum size of a home greater than 2,500 square feet in proportion to the average slope of the property. The MFA is based upon a relationship between the average slope of the lot. The average slope of the lot is calculated using the line contour formula. The line contour formula is not a constraint.

It is a simple, objective, and common way to measure the average slope of a lot. The line contour formula is calculated by summing the total length of topographic contours on a lot, multiplying the length by the contour interval, and dividing the total contour value by the lot area to determine the average slope of the lot. The R-A single-family zone allows a house size up to 6,000 square feet in area on a 1-acre lot with an average slope of less than 10%. Where the average slope is greater than 10%, the maximum floor area of a house is reduced. The line contour formula and MFA do not limit the ability to achieve the maximum density, do not require a minimum floor area or dwelling unit size, or limit the ability to build dwelling units up to 2,500 square feet.

The MFA is typically 6,000 square feet on a relatively flat, 1-acre lot, which results in a floor area ratio (FAR) of 0.138 (13.8% lot coverage) which is low for residential development and but not a constraint for single family residential. This would be a significant constraint for multifamily development. The Town will address the constraints created by its MFA with Objective Development Standards Program (B-4), which will amend the Zoning Ordinance to ensure development standards like MFA do not inhibit the development of multifamily housing and allow for a greater MFA to accommodate multiple units on a property.

Lot Unit Factor
The Lot Unit Factor (LUF) is calculated by dividing the net area in acres of the parcel by the minimum average lot size that would be required for a parcel of average slope equal to that of the subject parcel, as determined by the following formula:

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▪ For lots or parcels where the average slope is less than ten (10) percent, the LUF is equal to the net area of the lot or parcel.
▪ For lots or parcels with average slopes between ten (10) percent and fifty-five (55) percent, then: LUF = An [1-0.02143(S-10)]
The LUF and MFA work in concert to determine the development potential of a parcel in Los Altos Hills. This calculation has been criticized as being complicated and subjective. While this method for calculating floor area differs from neighboring jurisdictions and some developers may not be familiar with the formula and process, the formulas are objective and do not constrain housing development.

Program B-14 Program will provide a simplified worksheet for LUF calculations for single family homes and configure a simple formula for lot area calculations for multifamily projects. This will help streamline and accelerate housing production by mitigating a perceived constraint.

The Town has created an online interactive LUF, MDA and MFA calculation form and posted it on the Town’s website. This allows the public to more easily understand the Lot Unit Factor and works to minimize any constraint it may pose to development.

Estate Homes
There are additional development standards and requirements for Estate homes, which are buildings with a floor area totaling 10,000 square feet or greater, as set forth in Section 10-

1.202 of the Town Municipal Code. Additionally, the setback standards increase with the size of Estate homes, as shown in Table 52. The setbacks are not a constraint that limit the development of estate single-family housing in the Town. While all setbacks reduce the amount of land that is developable on a site, the setbacks do not constrain projects from reaching the maximum density in the R-A zone.

Table 52: Estate Homes Setbacks
Size of Building
Setback Requirements for Estate Homes
Front Sides and Rear
10,000—11,999 sq ft 44 33
12,000—13,999 sq ft 48 36
14,000—15,999 sq ft 52 39
16,000—17,999 sq ft 56 42
18,000+ sq ft 60 45
Parking
High parking requirements can reduce the potential land available for development and increase the cost of development. The provision of parking does not pose a significant cost

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for development in Los Altos Hills for the R-A zone due to the large minimum lot size. These standards for the R-A zone are summarized in Table 53 below. While these standards do not act as constraints in the R-A zone, requirements for four off-street parking spaces would potentially constrain multifamily development. By creating a new multifamily zone andn overlay zone, the town will adopt much lower minimum parking standards for the future multifamily areas.

Table 53: Parking Requirements
Land Use Type Required Off-Street Parking
Single-Family Residential
Each primary dwelling shall provide surfaced off-street parking facilities for a minimum of 4 cars, including a minimum of 2 covered parking spaces for each new primary dwelling.

ADUs and SB 9 Units 1 parking space per unit
Cumulative Effect of Development Standards
The cumulative effect of the development standards will not likely constrain the ability for developers to achieve densities on site development, which shows the Town has permissive standards for development of the R-A residential zone. However due to the R-A zone being the only residential zone, Los Altos Hills does not allow for a range of housing types and densities other than primary dwellings, ADUs and SB 9 detached units or duplexes. The Zoning Ordinance includes provisions to preserve existing housing and prohibit multifamily housing. There are opportunities to better facilitate new housing at higher densities by creating a new zoning designation that allows multifamily development. The Town will address the constraints created by some of the residential development standards with the creation of the new multifamily zone, Ooverlay Zzone, and oObjective Sstandards (Programs (A-1,B-4) to accommodate the 6th Cycle RHNA within three years of Housing Element adoption, or earlier as required by state law.

Density Bonus
The state legislature passed density bonus laws in 2018 and 2021. The Town will incorporate these provisions by amending the zoning ordinance to update density bonuses to meet current state requirements (Assembly Bill [AB] 2345, Senate Bill [SB] 1763, SB 1227) with the Density Bonus Updates Program (B-3).

Other Local Ordinances
The Town does not have any other locally adopted ordinances that directly impact the cost and supply of residential development. The Town has no growth control measures. Shortterm rentals are allowed in the Town and are required to obtain a Short Term Rental Permit.

There is currently one unit registered as a short-term rental. As there is only one unit that is

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a registered short-term rental unit, short-term rentals do not constitute a constrain on housing supply or residential development in the Town.

The Town is studying and adopting an inclusionary housing ordinance as a part of Program A-6. The Program includes conducting an inclusionary zoning feasibility study to identify appropriate inclusionary requirements that will not constrain housing production. The inclusionary requirements will reserve up to 15 percent of the total units for lower- and moderate-income households. The inclusionary requirements will be created in a manner that ensures they do not constrain the development or supply of housing.

Providing for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of housing types for all economic segments of the population. This includes transitional and supportive housing, emergency shelters, low barrier navigation centers, multifamily rental housing, mobile home parks, manufactured housing, accessory dwelling units, and SB 9 units.

Accessory Dwelling Units
ADUs offer additional opportunities to provide housing for people of all ages and economic levels. ADUs may be an alternative source of affordable housing for lower-income and senior households. The Town allows and regulates ADUs and junior ADUs (JADU) in Title 10, Chapter 1, Article 14 of the Municipal Code. ADUs are permitted by right and reviewed ministerially, up to 800 square feet of floor area is exempt from the Town’s MFA and MDA standards, an ADU can be up to 1,200 square feet in area, and only one parking space is required. The Town recently completed an ADU ordinance update, sent it to the State for review, and is in compliance with current state ADU law. HCD provided its review and recommendations to Los Altos Hills by letter dated August 5, 2020. Staff presented an amended ordinance that incorporated HCD’s recommendations to City Council on August 20, 2020. The ordinance was most recently adopted on September 17, 2020. Due to the average large lot sizes in Town, there are generally no siting constraints on most properties. ADUs have been well received in the community and over the past three years, the Town has averaged over 20 ADUs per year. The Town will continue to encourage the development of ADUs to meet affordable housing options for residents.

Senate Bill 9 (SB 9) Dwelling Units
The Town adopted an Urgency Ordinance in 2021 (Title 10, Chapter 1, Article 15 of the Municipal Code) for the orderly subdivision and development of qualified SB 9 projects while ensuring that the new units are consistent with the semirural character of the Town and do not create any significant impacts with regards to public infrastructure or public safety. The regulations are established to implement the requirements under California Government

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Code Sections 65852.21 and 66411.7. The following objective standards and regulations apply to all new SB 9 developments on a parcel that is not being subdivided:
a) The following development is permitted on the parcel:
a. a primary dwelling unit and up to two SB 9 units;
b. an ADU; and
c. a JADU
d. No more than three detached dwelling units are permitted on the parcel. b) The maximum floor area (MFA) and maximum development area (MDA) permitted on the parcel shall be determined through the lot unit factor (LUF) number as defined in Section 10-1.202 of the Municipal Code, excepting that 800 square feet of additional floor area and development area beyond the MFA/MDA is permitted for an ADU and 800 square feet of additional MFA/MDA is permitted for an SB 9 unit that is not the primary dwelling.
c) The MFA of an SB 9 unit shall be 800 square feet. Basements and bunkers are not permitted.
d) The minimum setback for any new SB 9 dwelling unit shall be 40 feet from the front parcel line and 4 feet from the side and rear parcel lines. a. Exception: No setback is required for a new SB 9 dwelling unit constructed in the same location as an existing structure on the parcel. b. Incentive: If the SB 9 dwelling unit meets the 40-foot front yard and 30-foot side and rear yard setbacks, the MFA can be up to 1,600 square feet where 800 square feet is included in the MFA calculated pursuant to subsection (b) above (basement or bunker not permitted). The parcel owner utilizing this incentive shall record a deed restriction in a form approved by the Town’s Attorney’s Office stipulating that no further subdivision of the parcel is permitted. e) The maximum height of the SB 9 dwelling unit shall be 16 feet. f) One uncovered parking space, located a minimum of 40 feet from the front parcel line and 30 feet from the side and rear parcel lines, is required for each dwelling unit, except as provided in Section 10-1.1403(g)(3) of the Municipal Code or California Government Code Section 65852.21(c)(1)(A)(B). The parking space shall be at least 10 feet wide by 20 feet deep.
g) Driveway access to all new units shall be compliant with the Santa Clara County Fire Department standard details and specifications for driveways and turnarounds. h) The owner shall sign and record an affidavit placing a covenant that will run with the parcel to confirm that the owner will reside in either the primary dwelling unit or an

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SB 9 unit on the parcel for three years from the issuance of an SB 9 dwelling unit’s Certificate of Occupancy and closing of all construction permits pertaining to the parcel.
i) All newly created dwelling units shall be connected to public sewer or provide a private wastewater system that is fully contained within the parcel boundaries. j) All outdoor patios, covered patios, decks, and other hardscape shall meet the Town’s minimum 40-foot front yard and 30-foot side and rear yard setbacks. k) No dwelling unit shall be rented for a period of less than 31 days or occupied as a short-term rental unit, as defined under Section 10-1.1202. l) An SB 9 dwelling unit may be rented separately from the primary dwelling unit. a. Development projects pursuant to this section shall be subject to all impact or development fees related to the development of a new dwelling unit.

All SB 9 dwelling units and subdivisions are reviewed and approved without discretionary review or a public hearing and must meet the objective design requirements set forth in Article 15.

The Town’s current SB 9 ordinance requires that new units developed on new parcels (in event of a subdivision) be occupied by low- or very low-income households. This requirement is a constraint that would likely preclude the development of housing. Additionally, this requirement may be inconsistent with Government Code 65850.01(a) if the future parcel will be occupied by renters. This provision requires HCD review and Town demonstration that the affordability requirement will not unduly constrain the production of housing. The Town will modify its SB 9 ordinance to address this requirement (Program B-10).

The Town has already begun preparation of the permanent ordinance. The permanent SB 9 ordinance will be revised from the above standards to remove unnecessary constraints on SB 9 unit development. The permanent ordinance will:
▪ Allow SB 9 units constructed on newly created SB 9 parcels to have default floor areas greater than 800 square feet as currently stated in the interim ordinance, and require compliance with the Town’s objective design standards which will be prepared as a part of the permanent ordinance. Additionally, allow SB 9 units the ability to obtain additional floor areas based on availability of Maximum Floor Area for the parcel and/or adherence to standard setbacks and easement dedication requirements as incentives. Maximum size of SB 9 units constructed on existing parcels will be determined through the Town’s Maximum Floor Area/Maximum Development Area formula applicable to single-family residential developments in Town. ▪ Allow units of all income levels, rather than only affordable units.

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The permanent ordinance will be compliant with all applicable standards including Government Code Sections 65852.21 and 66441.7. Program B-10 includes the adoption of a revised SB 9 ordinance.

The Town is also including two other programs to facilitate and encourage SB 9 development:
an SB 9 education program (Program G-2) and a program to advertise vacant units to find tenants from the larger region (Program G-5).

Emergency Shelters
An emergency shelter is housing with minimal supportive services for homeless persons that is limited to occupancy of 180 days per calendar year or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.

Currently, emergency shelters are permitted as an accessory use in the R-A zone district without a conditional use or other discretionary permit consistent with Government Code section 65583. The R-A Zone is the Town’s current, singular residential zone and allows residential uses by right. In light of the standards provided under Government Code section 65583(a)(4), the Zoning Code requires emergency shelters to meet the following criteria to:
▪ Be located within the Institutional land use designation areas (total of 6 parcels, 165.5 acres).
▪ Be located within 1,000 feet of a public transit stop; ▪ Be limited to the capacity required to meet community needs, as established by the most recent point in time count;
▪ Not exceed 5 beds;
▪ Be operated by a licensed social service provider with experience in managing or providing social services. The provider shall maintain one qualified on-site supervisor at all times.

Additional requirements for emergency shelters include a management plan to address compliance with the foregoing, site security, case management procedures, length of stay, in-take requirements, facility operation standards, parking, hours of operation, services provided, neighborhood relations, monitoring and oversight program. The plan requires approval by the Planning Director prior to operation of the emergency shelter.

As part of Program E-2, the Town will amend its Zoning Ordinance (Section 10-1.702.j) to ensure compliance with State law AB 139 to include the following:
▪ Remove the requirement that an emergency shelter must be located within 1,000 feet of a public transit stop.
▪ Require that parking requirement are solely based on staff level. ▪ Ensure that all standards that apply to emergency shelters are objective.

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There are substantial amounts of available land with the Institutional Land Use designation available to provide housing for the number of unsheltered persons identified in the most recent PITC (2). At 200 square feet per bed, two beds could be accommodated in one facility, totaling approximately 400 square feet of floor area to accommodate the Town’s estimated unsheltered need.

Outside of the sites inventory, the Town has multiple Town-owned sites, many of which are vacant and underutilized and could be converted to emergency shelters via adaptive reuse:
▪ Town-owned underutilized: approximately 3 parcels/10.8 acres ▪ Town-owned vacant: approximately 1 parcel/1.4 acres
Furthermore, three of the sites are smaller parcels between 0.6 and 2.1 acres, which allows for greater feasibility to establish a small shelter. The Town has sufficient properties in the R-A zone to accommodate its unsheltered homeless population.

Town standards do not preclude the development of an emergency shelter, but can be further revised to allow emergency shelters as a primary use and to better align with objective standards criteria outlined under state law.

The Town will address the constraints created by its emergency shelters requirements by amending the Zoning Ordinance provision permitting emergency shelters (Program E-2), to comply with Government Code Section 65583(4)(a), including provisions allowing emergency shelters as a primary use.

Low Barrier Navigation Centers
Low barrier navigation centers (LBNC) are service-enriched shelters that are focused on moving individuals into more permanent housing. LBNCs provide temporary housing while case managers connect individuals experiencing homelessness to shelter, public benefits, and health services. Under the Housing for Homeless Act (2019), local governments are required to allow LBNCs by-right in areas zoned for mixed uses and nonresidential zones that permit multifamily uses.

Los Altos Hills does not currently explicitly allow LBNCs in the R-A zoning district, though this would not prevent their development if an application for one were received. The Town will amend its Zoning Ordinance pursuant to Government Code Section 65583 to allow for LBNCs by-right in areas designated for public or institutional use in the R-A zone.

Manufactured Homes
Manufactured homes are often significantly less expensive to build than homes constructed on-site, making them more affordable to moderate and lower-income households. Los Altos Hills allows the placement of manufactured homes in all residential areas, however due to the large sizes lots and value of the land, most development consists of on-site single-family

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homes. All manufactured homes on permanent foundations are treated as single-family homes and consistent with Government Code Section 65852.3.

Mobile Home Parks
There are no mobile home parks in the Town, and mobile home parks are not allowed in the RA zone. The development of a mobile home park in the Town is unlikely due to market conditions and high cost of land. The lack of zoning for mobile home parks poses a potential constraint on development; however, local knowledge indicates it does not provide an actual constraint on development or the ability to provide a variety of housing type in the Town. A single mobile home is allowed on a lot in the RA zone as long as it is on a permanent foundation.

Multifamily Rental Housing
The Town does not currently have any multifamily zones and as such there are few multifamily rental options in the Town. Rental housing stock in the Town is primarily provided through ADUs. The Town is including Program A-1 to create a multifamily zone and overlay zone on parcels to allow for multifamily development, including multifamily rental housing.

Single Room Occupancy (SROs)
The Town does not explicitly allow or prohibit SROs. There is precedent for their allowance on religious or institutional facilities in the Town. There are two existing facilities, the Poor Clares Monastery and Daughters of Charity property, that function as SROs in the Town. The Town is including Program E-9 to ensure that SROs are allowed on public and institutional land uses, permitted as an accessory use in new multifamily zones, and to implement a code amendment to create objective standards and further encourage the development of SROs in the Town.

Farmworker/Agricultural Employee Housing
The current zoning code is not in compliance with California Government Health and Safety Code sections 17021.5, 17021.6, and 17021.8 of the Employee Housing Act with regard to farmworker and employee housing standards. The Town is including Program E-8 to define and permit employee housing in compliance with the Employee Housing Act and revise the zoning code to allow farmworker housing in all agricultural zones throughout the Town.

Transitional and Supportive Housing
The Town adopted a Traditional and Supportive Housing Code (Section 10-1.702 of the Municipal Code) that permits transitional housing and supportive housing facilities within the R-A zoning district by-right, meaning they are not subject to approval of a conditional use permit. In accordance with the California Health and Safety Code, employee housing

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occupied by six or fewer employees in a single-family structure is treated the same as any other single-family dwelling in the same zone.

As a part of the Supportive Housing Program (E-4), the Town will review standards for:

1. community care facilities for six or fewer persons to clarify and permit unlicensed facilities where required by state law;

2. community care facilities of seven or more persons to develop objective standards that provide clarity and certainty to mitigate constraints on community care facilities; and

3. transitional and supportive housing to develop objective standards that provide clarity and certainty for such facilities to mitigate constraints on transitional and supportive housing as required by state law.

Development Review and Permitting Procedures
The efficiency and timing of a jurisdiction’s processes for review and approval of residential development has a significant impact on the amount and pace of housing construction. The procedures for development review and permitting in the Town of Los Altos Hills are described below.

Permit Processing Procedure
The requirements of the permit processing procedure have the potential to act as a constraint to the development of housing. The time and uncertainty of the review of the revision cycle can contribute significantly to the overall cost of the project, ability to obtain and maintain funding, and the cost of each dwelling unit. Certainty and consistency in permit processing procedures and reasonable processing times are important to ensure that the developmental review and approval process does not act as a constraint to development by adding excessive costs or discouraging housing development. It should be noted that a new primary residence in the Town of Los Altos Hills typically ranges from 4,000 to 10,000 square feet in floor area and construction costs generally exceed $3,000,000. The site development review process for primary dwellings is not the same as for ADUs and SB 9 units, which are reviewed ministerially.

The site development process road map for a primary residential dwelling includes the following steps:

1. Initial Information Meeting: Residents and their project representatives should familiarize themselves with the Town Zoning and Site Development Code and policies.

The documents are available on the Town website or at Town Hall. It is also suggested that residents and/or their project representatives make an appointment to consult with the Planning and Engineering staff regarding potential development requirements and issues.

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2. Pre-Application Meeting (Checklist): Prior to submitting a formal application, it is recommended that a Town planner preliminarily review project plans. Based on the information presented to the planner, a checklist of required items needed for application submittal will be completed. At this meeting, the applicant will also receive a Site Development Application form and handouts to aid them in the process of preparing the submittal requirements and project plans.

3. File Application: Applicant will submit materials and fees with a check payable to the Town of Los Altos Hills. Allow 30 days for the initial application review. Within that 30- day time period, staff will either provide a Pre-Application Checklist or a comment letter describing whether the application has been deemed complete. An assigned planner will meet with the applicant and architect to discuss the project review comments from the various departments and consultants. When a new residence and/or major addition project has been submitted there is a 30-day review period.

The applications are reviewed, when appropriate, by the following:
o Town and Other Agency Staff
▪ Planning and Engineering Departments
▪ Town Geologist
▪ Santa Clara County Fire Department
▪ Santa Clara Valley Water District
▪ County of Santa Clara - Health Department
o Town Committees
▪ Environmental Design and Protection Committee
▪ Open Space Committee
▪ Pathways Committee

4. Comment Letters, Revisions: Town staff will compile the comments and/or requirements from the reviewing departments, agencies, and Town committees, and prepare a comprehensive comment letter to send to the project applicant and/or owner. The Town also provides one or more comment letters describing whether the application complies with applicable Town development standards and regulations within 30 days from an application being deemed complete, or at the same time that the application completeness determination is made. The applicant will need to respond to the comments by revising the plans and/or providing additional information and resubmit for staff to review.

5. Story Poles & Public Hearing Notices: Once a project is deemed complete and is required to have a public hearing, staff will inform the applicant that story poles shall be constructed. Public hearing notices will be sent out once story poles have been

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completed and inspected by Staff. Public notices are sent out on Fridays and resulting in a hearing 10 days later.

6. Public Hearing (FT or PC): Public hearings for Site Development and Fast Track hearings are held once a week (as needed) in the Council Chambers starting at 10:00 a.m. on Tuesdays. The applicant may submit for a building permit once all required conditions have been fulfilled and the appeal period has lapsed.

7. Approved/Denied:
a. Approved: The applicant may submit for a building permit once all required conditions have been fulfilled and the appeal period has lapsed. Any interested party may appeal the decision of the Staff Committee and/or Planning Commission to the City Council by filing a written notice of appeal with the City Clerk within 22 days of the decision for Fast Track and Planning Commission projects and 10 days of a Site Development project. An application, nonrefundable filing fee and a deposit for services shall accompany each appeal.
b. Denied: Any interested party may appeal the decision of the Staff Committee and/or Planning Commission to the City Council by filing a written notice of appeal with the City Clerk within 22 days of the decision for Fast Track and Planning Commission projects and 10 days of a Site Development project. An application, nonrefundable filing fee and a deposit for services shall accompany each appeal.

8. Building Permit: For each project, the assigned planner will prepare a list of conditions of approval, with certain conditions that must be satisfied prior to submitting plans for building permit plan check. Once the conditions of approval have been reviewed and approved by the corresponding department and the appeal period has expired, construction plans may be submitted to the Building Department.

Applicants should contact the Building Technician or Inspector the requirements for building permit issuance anytime during the planning review.

9. Appeal: Any interested party may appeal the decision of the Staff Committee and/or Planning Commission to the Council by filing a written notice of appeal with the City Clerk within 22 days of the decision. A nonrefundable filing fee and a deposit for services shall accompany each appeal, except that any Council member may file an appeal without payment of a fee.

The review process for ADUs and SB 9 units is ministerial. Planning reviews the dwelling at a pre-application meeting where staff confirms that the dwelling meets the adopted objective standards in the municipal code. Following that meeting, the applicant submits a Building Permit application. There is no appeal of the building permit.

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Typical Approval Findings
The Town’s standard residential entitlement process does not require findings to be made prior to approving single-family residential projects. The approval body (generally the Planning Commission) approves single-family residential applications without requiring additional findings if the project complies with objective standards such as setbacks, height (27 feet), maximum floor area, and lot unit factor (which calculates lot area based on steepness of slope). The Town does not have a separate design review body, nor does it require housing projects to undergo design review. In 2010, the Town implemented a zoning text amendment to create a Fast-Track process, with specific implementation guidelines, that further allows the Planning Director to expedite review and approval of housing project applications if the project complies with applicable requirements including objective zoning and subdivision standards. The Fast-Track process also would allow such qualifying projects to be expedited regardless of the amount of public input the Town receives. With the Fast Track process in place, project approval timelines have significantly been reduced. To illustrate, 80% of new residences and rebuilds are heard at Site Development/Fast-track public hearings, scheduled weekly and on an as-needed basis, instead of during monthly Planning Commission meetings.

For projects that do not comply with objective standards, such as those situated on steep lots with a lot unit factor less than 0.50 or lots subject to additional setback requirements due to geologic hazard areas present on the parcel, a conditional development permit would be required to be approved by the Planning Commission. The required findings for a conditional development permit is set forth under Municipal Code section 10-1.007(3) as follows:

1. The site for the proposed development is adequate in size, shape and topography to accommodate the proposed intensity of development, including all structures, yards, open spaces, parking, landscaping, walls and fences, and such other features as may be required by this chapter.

2. The size and design of the proposed structures create a proper balance, unity and harmonious appearance in relation to the size, shape and topography of the site and in relation to the surrounding neighborhood;

3. The rural character of the site has been preserved as much as feasible by minimizing vegetation and tree removal, excessive and unsightly grading and alteration of natural land forms.

4. The proposed development is in compliance with all regulations and policies set forth in the Site Development ordinance.

It should be noted that Town Planning Department staff would work with a conditional development permit applicant to draft these findings in preparation for the project public hearing. Thus, the applicant is aware of the required findings at the start of the application

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process and is able to work with the Town to satisfy these findings, which increases application review efficiency and reduces costs. As a result, even with projects requiring a conditional development permit, it generally takes one hearing for a new residence to be approved. Both the standard application approval and the conditional development permit process begin with an evaluation of compliance with objective standards, and provide certainty to the project applicants while reducing costs of entitlements review to facilitate housing supply.

Under current zoning code requirements, all single-family residential developments are required to obtain a site development permit and generally may be reviewed and approved in one fast-track/planning commission public hearing. Residential projects are required to comply with development standards such as setback, maximum development/floor area requirements, and height. The Town does not conduct design review separately and does not impose discretionary design review standards. For projects proposed on lots less than one acre or those that do not comply with development standards, a conditional development permit or variance would be required pursuant to a public hearing before the Planning Commission. In either situation, it generally takes one hearing for a new residence to be approved. No findings of approval are required for fast-track/planning commission site development permit approvals.

The Town has proposed a program to initiate the zoning amendments to create a new multifamily zone with objective development standards and design guidelines (Program A1). Multifamily zoning districts will provide a streamlined approval process for projects that are consistent with objective development standards and design guidelines. All projects with affordable housing will receive expedited approval under Program B-1.

Grading Policy
Municipal Code Section10-2.404 limits grading operations during the “wet season”, which is defined as the period from October 1st to April 30th. The City Engineer may allow grading during this time only if the grading technique is determined to minimize risk. The City Engineer may also prohibit grading following a twenty-four hour period in which one-half inch or more of rain has fallen. This policy may unnecessarily restrict suitable grading projects and creates a level of subjectivity in determining grading allowances. While the City Engineer does issue permits during the rainy season, this policy could overly limit housing production to six months out of the year which is a constraint for anyone that wants to build on their property during the restrictive months. Program (B-11) will amend the municipal code 10-2.404 to allow issuance of grading permits year-round.

Story Pole Policy
Town policy requires new primary residences and major additions (over 900 square feet in floor area) to be staked on site and that story poles and netting be put up to help provide

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the decision-making body a visual tool to evaluate the proposed project. ADUs and SB 9 units do not require story poles as they are ministerial, and no public review is required.

The cost of story poles is does not add significantly to development in the Town. Story poles cost from $2,000 to $4,000 dollars along with a nominal rental fee. They do not constrain the supply of housing, cost, or timing and ability to achieve maximum density on lots. The Town typically requires Story Poles to be up 10-day before a public hearing. Story poles are conducted concurrently within the required review process and do not extend time, their cost is relatively small in comparison to full entitlement and construction costs. After analysis of recent projects, story poles have not resulted in any denials, delays, or significant costs as costs reflect a fraction of a typical entitlement and therefore do not pose as a constraint to development. Story poles are not anticipated to be required for multifamily developments in the Town.

Story poles are required to be used for the following applications:
▪ New residential and nonresidential buildings.
▪ Residential second-story additions.
▪ Additions exceeding 900 square feet and any increases in roof height. ▪ Accessory structures (exceeding 900 square feet).
▪ Driveway entrance modifications, sports courts and pools (outlined with stakes and ribbon at ground level).
▪ Open space easements.
▪ Trees proposed to be removed (marked with ribbons or tags or some type of obvious marker).

The Town is including Program B-16 develop a process to streamline the story pole requirement or will allow a rendering to be provided in lieu of Story Poles.

Permit Processing Time
The processing time needed to obtain development permits and required approvals can act as a constraint to development and contributes to the high cost of housing. During the outreach process, the permit processing time and lack of a permit tracking system was identified as a constraint to developers and homeowners looking to build in Los Altos Hills.

The length of permit processing time for various permits is shown in Table 54. The Town of Los Altos Hills recently adopted a new project tracking and management system and is currently training city staff to ensure it meets is it used and implemented efficiently. Program (B-1) will aim to improve the permitting process by creating a streamlined process for permit approval.

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Staff evaluated building permit applied and issued in years 2021 and 2022, and half of the permits received approval in 2 to 6 months timeframe. This is an expeditious process given that permit applications are reviewed by Town and outside agencies including the County fire department and health department for on-site septic systems proposed. At times, the permit review and issuance are delayed for some projects due to review needed by such outside agencies; however, the Town has taken steps to review and improve the process in coordination with outside agencies in reduce any hindrances on housing construction. To illustrate, in recent months the Town has coordinated/worked with SCCFD to improve the Alternate Materials, Methods of Construction (AMMR) approval from the Fire Department.

Table 54: Permit Processing Time & Level of Review
Permit Type Length of Approval (Typical) Approval Body
Site Development Permit –
Administrative Review 4 to 6 weeks Staff
Site Development Permit –
Public Hearing
8 to 12 weeks Planning Director/Staff
Committee
Site Development Permit –
Fast Track (new Primary
Residence)
10 to 14 weeks Planning Director/Staff
Committee
Site Development
Permit/Variance/Conditional
Use – Planning Commission
12 to 16 weeks Planning Commission
Building Permit - ADU or SB 9
Units – Ministerial 4 to 6 weeks Staff
Building Permit – New Primary
Residence - Ministerial 6 to 10 weeks Staff
Source: Town of Los Altos Hills
A review of recent approval times for single-family residential and accessory dwelling unit applications from 2010 to 2021 (165 applications) show an average elapsed time to complete the application process to building permit issuance of 423 days. The median length of approval time from application to entitlement is 144 days or 21 weeks, showing a minimum of 31 days and a maximum of 1,100 days. In addition to this, the average time from building permit issuance to final occupancy for ADU’s is 585 days. Of the reviewed entitlements, four have been either delayed or their building permits have expired. Figure 41 shows the total time from application submittal to entitlement (200 days), from entitlement to building permit application (394), and from building permit application to issuance.

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Figure 41: Application to Building Permit Issuance
Source: Town of Los Altos Hills
The total time from submittal to entitlement was not too long in most cases and did not appear to be delayed by the sub-committees. A review of recent entitlements found that approximately 80% of new residential projects go through the Fast Track process. The Planning Director has the discretion to apply the fast track approval to any site development application specified for Planning Commission review if the project conforms with the Town’s codes and policies. The current permitting process has not been found to have affected housing prices, stock, or feasibility of meeting maximum allowed density of recent developments in the Town. Nonetheless, Program B-15 proposes to limit the time for subcommittee review and comment period to a single review totaling 30 days from submittal of a complete application. To add further certainty to the approval process, program B-4 has been developed to create objective design standards for the committees to consider in their review.

Planning and Building Fees and Development Impact Fees
The Town conducted a user fee study in 2019–2020 and recently adjusted its planning, building, and engineering fees based on the results of the study. The review of development fees is conducted to ensure that the fees charged cover the cost of delivering services but do not exceed that cost. Pursuant to California Government Code section 65940.1(a)(1), current schedules of fees, zoning, and development standards are available on the Town’s website.

Building permit fees in the Town are based on the proposed construction cost. There is a $240 base fee for all projects. Building Permit and Mechanical and Plumbing fees are each set at 0.9% of the project construction cost provided by the applicant. The plan review fee is 200
394
103
-
50 100
150
200
250
300
350
400
450
Total Entitlement Period Days Entitlement to Building Permit Application
Total Building Permit Time
Days on Average

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65% of the permit fee. Combined with other relatively small, fixed fees, these average about

3.2% of the construction cost.

Table 55: Related Fees and Deposits for Typical New Primary Residence Applications Fee
Site Development Permit Fee (Minor
Administrative) $1,560
Site Development Permit Fee (Major
Administrative) $3,010
Site Development Hearing Review $4,160
Fast Track Hearing Review $4,880
Geotechnical Review Deposit (if required) $2,000
Building Permit Fee Varies based on project valuation
Building Plan Check Fee Varies based on project valuation Pathway Fee $10,943
Storm Drain Fee (varies, $0.69 per square foot
times impervious surface) $6,750
Sewer Connection (up to 60 fixture units) $11,236
Encroachment Permit $326
Source: Cities Association of Santa Clara
A summary of housing constraints data was collected through a county-wide survey, Table 56 shows the regional fees comparison between Los Altos Hills and the neighboring communities within Santa Clara County for building and processing single family home permits. Because the fees in Los Altos Hills vary based on the project valuation, a direct comparison of fees between the Town and the region may not be appropriate. Entitlement fees vary throughout the region. The Town has similar entitlement fees to the cities of Campbell, Cupertino, and Gilroy. Impact fees also vary widely in the region, ranging from zero to over $100,000. The Town’s impact fees are the median in the region, with six jurisdiction having higher fees and six having lower or no impact fee. The combined percentage of total project costs is comparable to other cities in the region. Entitlement and building permit fees are high compared to other jurisdictions in Santa Clara County, building permit fees being nearly twice as much as the next highest jurisdiction in Campbell. However, as a percentage of the housing construction costs, the fees are comparable. The high fees are an additional constraint on housing development. Through Program (B-13) the Town will conduct a fee nexus study to evaluate the fees that are charged during the development process.

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Table 56: Fees for Single Family Residence - Regional Comparison Jurisdiction Entitlement
Fees
Building Permit
Fees Impact Fees % of Dev. Costs
Los Altos Hills* $4,880 $95,652 $33,092 2.8%
Campbell $4,062 $43,300 $25,194 2.6%
Cupertino $5,271 $18,179 $113,146 2.9%
Gilroy $4,747 $11,105 $53,367 1.5%
Los Gatos $11,202 $16,718 $4,538 1.2%
Milpitas $17,360 $23,110 $0 2.8%
Monte Sereno $2,900 $16,928 $7,894 0.7%
Morgan Hill $0 $13,760 $42,143 2.0%
Mountain View $0 $14,720 $71,347 3.3%
San Jose $312 $9,607 - 0.4%
Santa Clara $1,816 $13,675 $56,543 2.6%
Saratoga $7,811 $35,033 $21,428 1.4%
Sunnyvale $456 $14,322 $99,268 4.8%
Unincorporated
County $10,984 $14,182 - 0.9%
Source: Cities Association of Santa Clara: Town of Los Altos Hills *Fixed and proportionate fees based on example $3,400,000 construction cost and 7,000 sf structure.

Impact Fees
The Town of Los Altos Hills charges three impact fees to ensure that new residential development pays its fair share of funding for its impact to the Town’s services, facilities, and infrastructure. Housing development in Los Altos Hills is subject to the following impact fees:

1. Pathway Fee ($53.00 per linear foot of the average width of the property ) – A pathway fee is required for a main residence, an accessory dwelling unit, an addition to a structure of at least nine hundred (900) square feet of “habitable” floor area (including cumulative additions of nine hundred (900) or more square feet of habitable floor area), or a barn or stable for equestrian use of at least nine hundred (900) square feet in floor area. As noted in the Fee Schedule, this fee was waived for accessory dwelling units for the 2015-2023 cycle ending January 1, 2023. This fee waiver will be extended through the next planning period of 2023-2031.

2. Recreation In-Lieu Fee (Municipal Code Section 9-1.1403) - Every subdivider shall be required to dedicate a portion of land, or pay a fee in lieu thereof, or a combination of both, at the option of the Town for the purpose of providing park and/or recreational space/facilities. Such fee shall be in an amount equal to the fair market value of the amount of land which would otherwise be required to be dedicated.

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3. Storm Drainage Fee ($0.69 per sq ft) - Assessed on all subdivisions for new hardscape/impervious area added within a public right-of way or easement.

A single family development in Los Altos Hills of about 5,000 sf with a 1,000 sf garage (two stories with four bedrooms and three baths) on average would have an estimated total impact fee (excluding school fees) of approximately $11,514.

Currently there is no fee schedule for multifamily developments but applicable fees will be determined in response to this Housing Element’s addition of a multifamily zone.

School District Fees
Local school districts charge a fee per square foot of new development that must be paid prior to the issuance of building permits. The purpose of the fee is to compensate serving school districts for the costs associated with the demand for additional services and classroom space generated by new residential development. The three districts that collect fees in the Town are the Los Altos School District, which levies a fee of $2.72 per square foot for residential construction; the Mountain View-Los Altos High School District, which levies a fee of $1.36 per square foot for residential construction in the Town; and the Palo Alto Unified School District, which levies a fee of $3.79 per square foot for residential construction in the Town.

School district fees are not imposed by the Town. They increase the cost of development and may act as a potential constraint to development, and the Town has no control over their imposition or rates. The school impact fees are included in the total costs for Los Altos Hills in the table of fees for single family residences above.

Housing for Persons with Disabilities
The US Census Bureau defines persons with disabilities as those with a long-lasting physical, mental, or emotional condition. Certain conditions affect a person’s housing choices, whether it creates a need for accessibility, living spaces for caretakers, or transit access.

Group Homes
State law requires that residential care facilities serving six or fewer persons shall not require a conditional use permit, zoning variance, or other zoning clearance. The Town’s Zoning Ordinance Section 10-1.702.h currently permits residential care facilities serving six or fewer person by-right as an accessory use in the R-A zone. In addition, the Town does not have siting, separation, or separate parking requirements for licensed residential care facilities and special needs housing developments.

Definition of Family
The Town’s Municipal Code Section 10-1.202 defines family as “one person or two (2) or more individuals living together in a dwelling, sharing household responsibilities and activities, and having close social or economic or psychological commitments to each other.” This definition is

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inclusive and non-discriminatory and is consistent with state law and does not pose a constraint on the development of housing for persons with disabilities. The reference to “close social or economic or psychological commitments to each other” is subjective and unnecessary. This phrase will either be revised or removed to remove any subjective judgements which could restrict unrelated persons within the same household. (Program B4).

Reasonable Accommodation Procedure
The Town does not have a codified process for reasonable accommodation. However, the Town has conducted a review of zoning and building code requirements, and has not identified any barriers to the development, maintenance, or improvement of accessible housing. Due to the large lots and ample setbacks of single-family homes in town, most if not all accessibility modifications can be accommodated through a simple remodel permit.

Handicap-accessible ramps and guardrails are permitted to intrude into the standard setbacks required under zoning to allow first-floor access for physically disabled residents.

The Town has not developed procedures for reasonable accommodation requests with respect to zoning, permit processing, and building laws. While the Town complies with the intent of reasonable accommodation requirements, as a part of the Housing Element implementation, the Town will establish a codified reasonable accommodation procedure and standards to better facilitate objective review and approval of any future accommodation requests (Program B-9).

Code Enforcement
The Town’s Code Enforcement staff responds to potential violations of the Los Altos Hills Municipal Code. There is one code enforcement officer. Code enforcement is reactive, and officers respond to complaints reported by residents. Common violations include property and maintenance concerns, land use/zoning permits, and illegal tree removal.

The Town has adopted the 2022 editions of the California Building, Fire, Plumbing, Mechanical, Electric, and Health and Safety Codes. Local amendments include adopted Reach Codes for low rise residential building. The adopted Reach Code requires all new construction to be fully electric, with the exception of cooking appliances and outdoor cooking, fireplaces, and pool/spa heating, and be electrical vehicle ready. Reach codes establish higher standards for new construction to provide environmental and health benefits to the community and do not pose a significant cost constraint or impede housing development.

On- and Off-Site Improvement Requirements
The Town requires on-site improvements for new developments, which are intended to meet health and safety requirements of the community. Residential developers are responsible for constructing road, water, sewer, and storm drainage improvements on new housing sites. The Town’s Site Development Ordinance includes standards and requirements relating

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to grading, drainage and erosion control, siting, landscaping, driveways, preservation of ridgelines, implementation and maintenance of the Master Path Plan through the pathway fee, and outdoor lighting. Specifically, on-site improvements include infrastructure connections for water and/or sewer as necessary. There are no other on-site or off-site improvements required by the Town.

These requirements are similar to those of other jurisdictions and are not considered a constraint on development.

Nongovernmental Constraints
Requests to Develop Below the Anticipated Density
Requests to develop housing at densities below those anticipated in the Housing Element act as a potential constraint to housing development. Over the last housing cycle, the Town received 0 requests to develop below densities due to the low densities of single-family homes. The Town met its allocated 5th Cycle RHNA through its development of 94 ADUs from 2017 to 2021.

Land Costs
Land costs have a demonstrable influence on the cost and availability of affordable housing.

Land prices are determined by numerous factors, most important of which are land availability and permitted development densities. As land becomes less available, the price of land increases.

In Los Altos Hills, proximity to the employment centers of Silicon Valley, large semi-rural lots, and the scarcity of adequate housing opportunities in northern Santa Clara County have influenced pressure on land and housing costs. Table 57 shows the comparison between land value of Los Altos Hills and neighboring communities in Santa Clara County.

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Table 57: Single-Family Land Sale, up to 1 Acre, Last 3 Years City Data Points Average / sq ft Average / SingleFamily House Los Altos Hills 1 $99 $3,995,000
Los Gatos 15 $50 $716,237
Morgan Hill 11 $79 $490,533
San Jose 54 $150 $949,380
Campbell 8 $194 $975,00
Mountain View 3 $163 $1,500,000
Santa Clara 1 $169 $1,275,00
Sunnyvale 3 $328 $2,725,000
Cupertino 4 $185 $2,030,500
Monte Sereno 2 $534 $2,285,107
Saratoga 5 $93 $2,386,000
Palo Alto 7 $323 $2,965,000
Los Altos 5 $235 $3,723,600
Totals/Range 119 $157 $1,320,556
Source: Century Urban, 2022. citiesassociation.org/documents/development-cost-data.

According to online listings from Zillow.com, in March 2022, 21 vacant residential parcels were listed for sale in the Town. These vacant parcels ranged in price from $3,360,000 to $8,750,000. Recent vacant land sold is shown by cost and acreage in Table 58. The price of land varies depending on several factors, including size, location, and access to utilities. The asking price for available land ranged from $18.41 to $565.09 per square foot, with an average price of $116.47 per square foot (or $5.3 million per acre).

The cost of land is very high and creates a constraint on the feasibility of housing projects to provide housing for anyone other than very high-income households. The Town will address the constraints created by the high land costs with the creation of the new multifamily zone and Ooverlay zZone (Program (A-1) to identify sites to allow multifamily development. The increased density will reduce per unit land costs. Sites identified for multifamily housing will include vacant and institutional properties that are already partially developed, have access to the requisite infrastructure, road and freeway access, and vacant or underdeveloped land that can be developed cost effectively.

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Table 58: Recent Vacant Lot Sales in Los Altos Hills
Acreage Land Cost Cost Per Sq Ft Date Sold

0.13 $3.2 million $565.09 3/18/2022

2.67 $4.1 million $35.25 3/17/2022

1.6 $6.2 million $22.96 3/08/2022

1.5 $4.3 million $65.81 2/17/2022

1.08 $3.8 million $86.54 2/11/2022

1.44 $4 million $63.77 10/28/2021

0.81 $8.75 million $247.99 9/20/2021

4.19 $3.36 million $18.41 4/22/2021

4.2 $5.1 million $27.88 1/29/2021

2.4 $5.1 million $48.78 1/29/2021

0.93 $4 million $98.74 1/22/2021
Source: Zillow, 2022.

Construction Costs
Construction costs include the cost of materials and labor. Materials costs include the cost of building materials (wood, cement, asphalt, roofing, pipe, glass, and other interior materials), which vary depending on the type of housing being constructed and amenities provided. In general, construction costs can be lowered by increasing the number of units in a development, until the scale of the project requires a different construction type that commands a higher per square foot cost.

One indicator of construction costs is Building Valuation Data, compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation.

According to a ProMatcher Cost Report for Santa Clara home construction costs range from $142.08 - $210.96 per square foot.15F15F
16 Financing Availability
Interest rates affect homeownership opportunities throughout the Town. In July 2022, Freddie Mac’s primary mortgage market survey listed interest rates on home loans at 5.51% percent on a 30-year fixed-loan rate. While low interest rates are expected to prolong the availability of financing, low housing inventory can create competition among potential homebuyers, especially for first-time homebuyers. The sales price of housing is typically adjusted for changes in mortgage rates. The Housing Trust of Silicon Valley administers the 16 https://home-builders.promatcher.com/cost/santa-clara-ca-home-builders-costs-prices.aspx

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Santa Clara County Empower Homebuyers First Time Homebuyer Loans and HELP for Homebuyers programs.

Table 59: Disposition of Home Loans - Santa Clara County, 2020 Loan Type Total
Applicants Originated Approved Not Accepted Denied Withdrawn / Other Conventional
Purchase 24,691 15,660 644 1,942 6,445
Government Backed
Purchase 1,879 986 71 138 684
Home Improvement 5,206 2,998 165 961 1,082
Refinance 41,117 21,078 1,208 5,930 12,901
Total 72,893 40,722 2,088 8,971 21,112
Source: lendingpatternslite.com, 2020
Federal and State Programs
The Town participates with Santa Clara County as part of the Urban County Program for federal Community Development Block Grant (CDBG) and HOME funds. The CDBG program aims to support activities that benefit low-income households, aid in the prevention of slums or blight, or meet an urgent community need, through granting $7,500 two-year grants to relevant applicants. The Town can also apply directly to the County for CDBG and HOME funds for specific projects, which it has done in recent years to provide financial support for Senior Housing Solutions and Mid-Peninsula Housing Coalition projects.

Environmental and Infrastructure Constraints
Environmental hazards affecting housing units include geologic and seismic conditions, soil conditions, flood risk, vegetation and wildlife habitat, toxic and hazardous waste, fire hazards, noise levels, and preservation of agricultural lands. In Los Altos Hills, seismic hazards, steep slopes, soil instability, and fire hazards provide the greatest threat to the built environment. Infrastructure constraints include the availability and cost of water and sewer services. The following hazards may impact the future development of residential units in the Town and can pose a potential constraint to housing development.

Environmental Constraints
Seismic Hazards
The Town of Los Altos Hills is bisected by three major fault lines: the Berrocal Fault, which runs from the western Town border to the southeastern tip of the Town boundaries; the Altamont Fault, which runs parallel to the Berrocal Fault to the north; and the Monta Vista Fault, which meanders from the northwest quadrant to the southeast quadrant of the Town.

Although these fault lines are categorized by the state as potentially active, the history of

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seismic activity in the area does not include any significant movement along these faults.

Additionally, there are two large fault lines within Santa Clara County, the San Andreas and Calaveras Faults, which are known to be currently active and could endanger the stability of Los Altos Hills’ hillsides significantly as well as the non-hillside areas. The effects of a significant seismic event would affect and be most impactful on lands with steeper slopes and weak soils, which represents much of the remaining undeveloped land within the Town and its sphere of influence.

Flood Risk
The Town of Los Altos Hills has no major rivers that traverse the Town boundary, although some creeks, notably the Adobe Creek, paired with the topography create flooding possibilities in several areas. The Town has adopted an Open Space Conservation Area 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.

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Fire Risk
Figure 42 Los Altos Hills Draft Fire Severity Zones in LRA

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Fire protection service in Los Altos Hills is provided by the Santa Clara County Fire Department. The City of Palo Alto provides backup services when needed. Due to the proximity to high fire hazard severity zones, there are many concerns associated with providing adequate fire protection. Although the high fire hazard zones are at the fringes of the Town, there are some areas along the western boundary that are designated as moderate for fire hazard. This is largely due to the amount of natural vegetation, limited access, and steep terrain. These factors combine to impact the costs of housing development through the necessity to incorporate design features, construction techniques, and materials to help mitigate the high fire hazard.

Wildland fire is a continuing issue in the development of Los Altos Hills’ lands. Fueled by dense vegetation and extreme slopes, a wildland fire in 1985 destroyed 13 single-family residential units. The issue of wildland fire was emphasized in the 1991 Oakland Hills Fire, where more than 3,000 residential units were damaged or destroyed in a setting like that of the Town. Steep terrain and extensive vegetation combine to create a setting that must be carefully evaluated and mitigated in the approval of new residential development. The Town often requires mitigation of the potential exposure of residential units to areas of relatively high fire danger, which tends to further increase the cost of residential development. Any parcel within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within a high or very high fire hazard severity zone, as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code, is ineligible for a subdivision. Also, narrow roads, necessitated by the extensive steep terrain as a means of avoiding severe grading and leveling of the natural terrain, make access for the fire department difficult as well as evacuation for residents.

Topography/Slopes
The Town of Los Altos Hills is characterized as having generally sloping terrain with frequently unstable and/or expansive soils beneath surface deposits. These two characteristics require that either the conditions be avoided, leaving tracts of land undevelopable, or alternatively, that engineering design be carefully reviewed to ensure that landslides and other slope/soil stability hazards are suitably mitigated. The necessity for additional engineering and construction provisions, as well as for greater scrutiny in design and construction oversight, adds to the cost of development, a cost which is ultimately passed on to the homebuyer. As noted, much of the remaining undeveloped lands within the Town are those with the steepest slopes and the least desirable soils, making their development among the costliest in the Town.

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Infrastructure Constraints
Wastewater Treatment
The Town’s wastewater treatment needs are served by individual septic systems and by sanitary sewer service. Approximately 40% of the Town utilizes septic systems; the remainder is connected to public sewer with services provided through contract with the City of Palo Alto or the City of Los Altos sanitary sewer systems.

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Source: Town of Los Altos Hills Sanitary Sewer Master Plan Update 2013 The Town of Los Altos Hills currently has an agreement with the City of Los Altos to convey flow from the eastern portion of the Town to the Regional Plant. The agreement between

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the Town and the City of Los Altos allows a total of 339,900 gpd maximum daily flow or 124.06 million gallon per year maximum annual flow. It is the Town’s responsibility to allocate capacity rights among property owners within the Town. In 2002, the estimated number of actual connections to the collection system was 716 parcels. At present there are 925 connections that are served through City of Los Altos Agreement. The agreement assumes an average daily use of 300 gallons per connection.

The Town also has a contract with the City of Palo Alto to convey flow from the northern portion of the Town. Under this contract, the Town currently has capacity to serve additional connections but may have to upsize conveyance trunk lines.

According to the Town’s 2004 Sanitary Sewer Master Plan, a total of only 1,669 connections will ultimately be made to the Town’s system. Since the Town’s 2004 Sanitary Sewer Master Plan is based on buildout conditions, 1,669 connections will be used to project future flows.

According to the Town’s Master Plan, all current and future developed parcels will be sewered and no septic tank systems will remain. Also, all newly created ADUs shall be connected to public sewer or a private wastewater system. SB 1087 now requires sewer providers to grant priority for service allocations to proposed developments that include units affordable to lower-income households. The Town will comply with this requirement with the Priority Sewer Program (E-6).

Thus, there is adequate capacity or the ability to secure additional capacity under the Los Altos and Palo Alto agreements to serve the additional housing units anticipated in 2023– 2031 Housing Element.

The following are conditions relevant to constraints on future housing in Los Altos Hills:
▪ Under the Los Altos agreement, here are financial penalties for exceeding the maximum allowable flow. During wet weather, the Town is allowed to exceed the daily flow allowance in the same proportion as the City of Los Altos exceeds their average dry weather flow, without penalty. The Town is not permitted to exceed its annual flow allowance.
▪ With regards to the Palo Alto agreement, when Town flows reach 80 percent of the maximum allowable flow, they are required to perform an evaluation to address future capacity needs. The Town is responsible for 100 percent of the costs for increasing the size of a joint-use main within Palo Alto to accommodate projected flows from the Town.
▪ The Town can purchase additional capacity from one of the other “partners” in the Regional Plant and amend the agreement (which received effluent processed through both the Palo Alto and Los Altos systems).
▪ Palo Alto is the sole provider of sewer service to Foothill College.

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If capacity expansion is necessary to accommodate the projected residential growth, the Town will work with the service providers to fund the required improvements.

Water Supply
The Town’s drinking water is provided by two water suppliers: Purissima Hills Water District and the California Water Service Company (Cal Water). The Purissima Hills Water District is a public agency that provides water to residents in the northern two-thirds of Los Altos Hills; Cal Water is an investor-owned utility that serves the remaining area. A few residents supplement their water supply with well water.

Purissima Hills presently obtains all of its water from San Francisco’s Hetch Hetchy system.

Cal Water obtains the water supplied to Los Altos Hills from the Santa Clara Valley Water District via pipelines from the district’s Rinconada treatment plant and from company-owned wells.

When system capacity limits are reached, or in times of drought, water use may be subject to rationing or other restrictions. Purissima Hills may be limited to its contractual allotment and Cal Water may have to implement some restrictions based on the supply available during drought or other occasions of constrained supply. Landscaping that is heavily dependent on irrigation may not survive. Over 80 percent of all water used each year in the Purissima Hills Water District is for irrigation of landscaping. During the summer dry season (June through September) water used for landscaping is, on average, five times that of the rainy season. The 2007 Conservation Element includes policies encouraging native, waterefficient vegetation. In addition, the Town adopted a water-efficient landscape ordinance in 2010 to further reduce water use for landscaping.

Both CalWater and Purissima Hills Water District serve new connections within their service area and neither have adopted a restriction on new connections. Program B-8 also provides that the Town will work the utility providers to ensure that the there is adequate infrastructure capacity to meet the Town’s RHNA obligation for the Cycle 6 Planning period SB 1087 now requires water and sewer providers to grant priority for service allocations to proposed developments that include units affordable to lower-income households. The Town will comply with this requirement with the Priority Water Program (E-6).

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Housing Resources
Housing Allocation
State law requires that a community provide a fair share of sites to allow for and to facilitate production of the regional share of housing. To determine whether a jurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, that jurisdiction must identify “adequate sites.” These sites must be appropriately zoned, sized, and free of constraints that would inhibit residential development within the planning cycle.

The California Department of Housing and Community Development (HCD) and the California Department of Finance are responsible for assessing the new housing needs of different regions across the state. Los Altos Hills is located within the nine-county Association of Bay Area Governments (ABAG) region, which has a cumulative Regional Housing Needs Determination of 441,176 new units. ABAG has distributed these units to every jurisdiction using a methodology that considered proximity to transit, employment, and opportunity— the Regional Housing Needs Allocation (RHNA). Los Altos Hills has a RHNA of 489 units over all income categories.

Table 60: Los Altos Hills RHNA
Very Low
Income Low Income Moderate Income
Above
Moderate
Income
Total
RHNA 125 72 82 210 489
No Net Loss Buffer
Recent changes to state law have required cities to continually maintain adequate capacity in their site inventories to meet their RHNA. 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 Town is including a buffer of 15 percent above the RHNA in each category. Therefore, the Town is planning for a capacity of 563 total units, including 227 lower (low and very low) income units in its site inventory.

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Table 61: No Net Loss Buffer
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income Total
RHNA 125 72 82 210 489
Buffer (15% of RHNA) 19 11 12 32 74
Total Units with Buffer 144 83 94 242 563
Realistic Capacity
State law requires that a jurisdiction project realistic estimates for housing capacity on its RHNA sites. Realistic capacity may be estimated by utilizing recent project history, using a minimum density, or through other methods. Most of the Town’s new housing growth is expected to take the form of multifamily housing and accessory dwelling units (ADUs). It is important to note that the effectiveness of using historical trends to estimate future capacity and production of affordable housing is limited to ADUs. ADU development has provided the housing production necessary to meet its RHNA for all incomes during the 5th Cycle.16F16F 17 The Town is required to make significant changes to its zoning and development to accommodate the 563 units in a town that is semi-rural, with limited vacant land, no commercial or industrial properties, and no existing multifamily zoning. Los Altos Hills will:
• Rezone nearly 15 acres including six three parcels totaling approximately 12.84.5 - acres off Twin Oaks Court and the adjacent 2.15-acre Arastradero site from R-A to MF; and
• Apply a new MF Overlay Zone to 15.319 acres to allow high density multifamily development on 14 acres on two separate sites (9.5 and 5.5-acres, respectfully) on the Foothill College property and the 5-acre site on 6.2 acres of the St. Nicholas school property and 8.8 acres on Foothill College.

Combined, the Town will rezone over 1934 acres of land for multifamily dwellings at 20 to 2430 dwelling units per acre of contiguous buildable area (excludes slopes > 25%) and commit to a variety of housing production programs to meet the 6th Cycle RHNA.

This substantial upzoning of residential and institutional properties, along with the new Town policies and programs promoting infill development and removing development constraints will change the typology of new housing and provide more market incentives to maximize the residential development on each property.
17 See the Review of Past Accomplishments Chapter for additional information.

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Housing Production History
The Town had 48 net new single-family homes built from 2015 to 2021 that counted toward the last Housing Element cycle, as well as 88 ADUs permitted from 2017 through 2021. These projects were low density and reflected the current market demand and regulatory environment of that period. These trends indicate a continued interest in single-family and ADU development on large-sized lots, which are expected to accommodate a large share of the Town’s 6th Cycle RHNA obligations. As multifamily development has not been permitted under current zoning standards, the Town does not have any trends or history of multifamily redevelopment. Recognizing this past constraint and lack of recent multifamily projects, the Town is including several actions in its Housing Plan to facilitate multifamily development on the RHNA sites during the 6th Cycle. The lack of recent multifamily projects is primarily due to government regulation, not lack of demand.

Affordability
Density
The California Government Code states that if a local government has adopted density standards consistent with the population-based criteria set by state law (at least 20 dwellings per acre [du/ac] for Los Altos Hills), HCD is obligated to accept sites with those density standards (20 du/ac or higher) as appropriate for accommodating the jurisdiction’s share of regional housing need for lower-income households. Per Government Code Section 65583.2(c)(3)(B), the Town’s R-A Residential district does not meet this requirement.

In response to the RHNA, Los Altos Hills will rezone at least 1934 acres to allow high density multifamily development at 20 to 24 dwelling units per acre of contiguous buildable area (excludes slopes > 25%) du/ac, including an overlay zone allowing high density multifamily development at 30 du/ac on over 15 acres of infill sites totaling 19 acres of institutional designated land, and will rezonea multifamily zone on 15 4.5 acres of single family designated land to allow multifamily development at least at a minimum 20 du/ac. The new zoning, along with ADUs, will accommodate the Town’s need for lower and moderate-income housing.

Part of the above-moderate RHNA may also be met through low density, single-family zones.

However, the new multifamily zones are anticipated to accommodate a significant portion of the above-moderate housing need.

Large Sites
Pursuant to state law, sites accommodating lower-income units must have areas between

0.5 and 10 acres, regardless of allowed density. The Town has identified four three development sites for lower-income units that meet a portion of its lower-income RHNA obligation. Three One of the four three development sites are is on a propertyies whose combined parcels exceed 10-acres. eEach of the four three sites is under the 10-acre

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maximum area set by California Government Code 65583(c)(2)(b). The Town has already received an application to develop high density housing meeting or exceeding the projected lower, moderate and above moderate RHNA units for the six parcels on Twin Oaks totaling

12.8-acres, indicating likelihood of site development. The Town is including several programs (e.g., A-1, A-11 and B-1) to accommodate and facilitate lower-income unit development on the larger sites.

The Foothill College and St. Nicholas school properties are 124 acres and 17 acres, respectively., and the Twin Oaks Court and Arastradero Rd site is comprised of seven (7) parcels that average over 2 acres each in area for a total of 15 acres. Each Twin Oaks site could be developed individually, which meets the state criteria. The Foothill Community College and St. Nicholas school properties are partially developed and include multiple tax parcels. Each of the properties’ sites contain one or more development sites less than 10 acres in area that are suitable for development for high density multifamily housing. The Town is not specifying the precise locations on each parcel that may be used for housing in order to provide property owners with maximum flexibility for design, financing and efficiency, but it is anticipated that new multifamily development would have project areas smaller than 10 acres. The Foothill College and St. Nicholas school sites are infill opportunities within each school campus. No existing school operations would need to be relocated or eliminated. New multifamily housing would not replace any existing school uses.

The infill areas would make previously vacant or underutilized areas of the property such as parking lots, multifamily residential development.

Additionally, California Government Code 65583(c)(2)(B) states: “For purposes of this subparagraph, ‘site’ means that portion of a parcel or parcels designated to accommodate lower income housing needs pursuant to this subdivision.” Based on this definition and the Town’s expectations, the lower-income sites do not exceed 10 acres, as housing development is expected to occur on one or more developable areas (“sites”) of the overall parcel.

It is also important to note that the owners/operators of the larger sites are both institutional uses (schools) and one is faith based, and these owners are more likely to develop lowerincome housing relative to other single-family dwelling unit property owners in the Town.

The proposed rezonings will allow and encourage the development of multifamily housing as infill development that works with and complements the existing educational and or religious programs and facilities.

The rezoning adds to the permitted uses and creates significant additional land value and development potential. New residential development on the sites would generate significant profit that can be used by the institutions to fund ongoing and expansion of existing programs and facilities.

There are two examples of large, institutional, faith based, property owners in the Town that provide housing for lower income individuals. The Seton/Daughters of Charity property at 26000 Altamont Road is a Catholic Organization that provides housing for priests and

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assisted care for healthcare workers associated with their organization. The Poor Clares Monastery at 28210 Natoma Road houses approximately 30 individuals in group quarters.

These two uses have been operating since the incorporation of the Town but do not involve separate dwelling units as categorized by the State.

Program A-11 is included to assist with lot subdivisions on large parcels and provide priority and expedited processing in conjunction with Program.

The following examples illustrate that other faith based and educational institutions are pursuing lower-income housing development across the region and state. • In Santa Clara County, Casa del Maestro is a 30-unit affordable housing project located on a 2-acre underutilized portion of Stratford Elementary, developed through a public-private partnership with the Santa Clara Unified School District. • Similarly, in San Diego, CA Bethel African Methodist Episcopal Church through Yes In God’s Backyard is building 16 units of affordable housing on-site to support seniors and veterans with disabilities. As for development of housing on local college campuses, Cañada Junior College and the College of San Mateo in adjacent San Mateo County developed apartment complexes on underutilized parking lots at those campuses.
• There are 60 units of housing on the Cañada campus off of Farm Hill Road for faculty and staff, which is located on 3.8-acre of land annexed to Redwood City in 2008. The housing project, known as Cañada Vista, includes two three-story buildings with a mix of one-, two- and three-bedroom units, and a community/recreation center at 1 Olive Court, according to the project developer's website.
• College of the Canyons in Santa Clarita is in the process of developing 100 singlebedroom units of affordable housing for students on a parking lot on campus.

Appendix C - Owner, Developer Interest that includes a variety of materials demonstrating recent owner and developer interest in development of housing on LAH RHNA sites and similar projects in the region. This includes a letter from Foothill College documenting its interest and commitment to addressing affordable housing needs of its students and faculty, including two $132,000 housing feasibility studies that are underway and expected to be completed in 2023, approval of the $898 million Measure G bond including allocation of $200 million for housing, and the intent to entertain housing development proposals by qualified developers and to continue to work with the Town. The Town has also received a request include another site in the rezoning to a new MF zone and the intent to build affordable housing in the next eight year planning period. The Town has alsopreviously received a preliminary application for development of multifamily housing at the Twin Oaks site, and has had discussions with the current owner of that site regarding the development of multifamily housing at that location. While no agreement has yet been reached regarding multifamily development at the Twin Oaks site, the previous communications, as well as the

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characteristics of the site, indicate that the three lots at Twin Oaks to be rezoned for multifamily housing at a density of 20-24 dwelling units per acre of contiguous buildable area (excludes slopes > 25%) are suitable for multifamily development. an application to develop the Twin Oaks Court site for mixed-income senior, farmworker and employee housing, including meeting and exceeding 100% of the projected RHNA for the site.

There is no intent to replace any of the existing uses. The Town wants to retain the existing institutional uses. It is expected new housing development on the properties will be infill development only.

It is possible, but not necessary, that the property owners or new housing developers may wish to subdivide the property to create new parcels to allow separate and independent ownership. The Town will facilitate subdivision as part of any development application if desired by the owner or developer. Subdivision is a normal and routine process that does not impose any significant constraint on the overall development program.

Based on the fact that the Town is not anticipating any particular housing project to be larger than 10 acres and the history of lower-income housing development on institutional sites nearby, the parcel sizes will not create a constraint to development for lower-income housing.
2021-22 Higher Education Student Housing Grant
On March 21, 2022, pursuant to the requirements of Section 2 of Chapter 262, Statutes of 2021 (SB 169), the Department of Finance is respectfully submitting the Higher Education Student Housing Grant Program construction and planning grant requests reflected in Attachments 1and 2, respectively, for inclusion in the annual Budget Act or other legislation.

SB 169 appropriated $500 million one-time General Fund in fiscal year 2021-22 for the Higher Education Student Housing Grant Program, which supports one-time grants to either construct student housing or acquire and renovate commercial properties to provide affordable, low-cost housing options for students attending the University of California, California State University, and the California Community Colleges. Of the appropriated funding, up to $25 million is available to California Community Colleges to support planning grants to determine if it is feasible for a community college to construct and offer affordable student rental housing. Additionally, SB 169 reflected intent to appropriate $750 million onetime General Fund in fiscal year 2022-23 and $750 million one-time General Fund in fiscal year 2023-24 to support the Higher Education Student Housing Grant Program.

University of California and California State University campuses, and California Community Colleges, submitted 42 construction grant applications requesting approximately $2.8 billion in state funding. California Community Colleges submitted 75 planning grant applications requesting approximately $191 million in state funding. The Department of Finance

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considered only construction and planning grant requests that met the program’s eligibility requirements for inclusion in the annual Budget Act or other legislation.

Multifamily Overlay Zone Development Review Process
The new multifamily overlay zones will include a process for site development plan review and approval. The new zones will include objective development standards. New objective design standards (ODS) will also be prepared to guide the review process for all multifamily projects. The Town has already contracted with a consultant to develop the new multifamily zones and ODS as well as an EIR for the anticipated and projected development.

Development of infill high density multifamily housing on the non-vacant Foothill College and St. Nicholas properties is likely to be done in one of three ways:

1. Provide a long-term lease (e.g. 55 or 99-years) to an affordable housing developer on a portion of the property – the development site.

2. Work with a housing developer to design, entitle and build housing that the school would own. The school may contract with a professional housing management company to operate and manage the housing on behalf of the school.

3. The school may subdivide the property to create a separate parcel for each development site that can then be sold to a developer, or retained by the school but managed and operated as a separate and independent financial entity from the school.

All of these options would be decided relatively early, and would be implemented concurrently as part of the overall project design and entitlement. The subdivision process would be coordinated concurrently with the site development plan review process and would not elicit any additional time or requirements. The entitlement process will include the following steps:
▪ An optional preliminary review with staff to identify and streamline potential requirements and issues,
▪ Submittal of a complete application,
▪ Review for compliance with the new zoning regulations and ODS, ▪ Completion of CEQA review and document which is expected to address only site specific issues. Larger issues of traffic, greenhouse gas, noise, etc., are proposed to be addressed by the EIR for the new zoning.
▪ Once the application has completed the staff review and CEQA documentation, it will be scheduled and reviewed at a public hearing before the Planning Commission.

If the project provides the requisite 20% of units for lower-income households, the project will be processed ministerially, without a public hearing by the Planning Commission.

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Site Inventory and Strategy
Existing Capacity and Future Potential
Single-Family Residential
Approximately 40% of the Town’s housing production in the last Housing Element cycle was through the construction of single-family dwellings, as permitted by the Town’s zoning. These projects are low in density and intensity and are expected to continue to be built based on existing trends and market demand. Table 62 illustrates the trends in single-family development production since 2017. The average number of net new single-family permits issued since 2017 is 5.8 per year.

Based on the historic production trends and available land, the Town estimates an average of 6 single-family homes will be permitted per year, with an overall estimate of 48 homes during the 6th Cycle. There are more than 48 vacant R-A lots in the town that are likely to accommodate these units, though larger properties with existing homes may be subdivided and contribute to the estimate 48 units as well. In addition, a recently recorded 9-lot subdivision with eight vacant lots will likely be developed over the next cycle. All of these homes are anticipated to be affordable to above-moderate households.

Table 62: Recent Single Family Development Trends
Year # of Net New Single-Family Homes
2017 4
2018 8
2019 8
2020 4
2021 5
Average 6
Source: Town of Los Altos Hills
Accessory Dwelling Units
Los Altos Hills has seen dramatic growth in recent interest and production in ADUs. Table 63 illustrates trends in ADU production permitting since 2018. ADU production has grown significantly and is expected to continue expanding throughout the 6th Cycle. The average number of ADU permits issued since 2018 is 2419.8 per year, and 31 per year over the last five years. However, the ADU permitting level for 2020 and beyond2021, at 41 permits, far exceeded exceed the 2018 through 2020and 2019 rates. This trend provides strong evidence of continued interest and uptake of ADUs in Los Altos Hills that will continue over the 6th Cycle. As of October 2022, the Town has received 32 applications for ADUs and permitted 20 of the applications. The recent ADU trends result in an average annual production permitting

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of 2419.8 units per year. The Town is, allowing crediting 160 ADUs to be credited towards the 6th Cycle RHNA.

Table 63: ADUs Toward the RHNA
Year # of ADUs
2018 5
2019 8
2020 25
2021 41
2022* 3120
2023 23
2024 35
Average 2419.8
*As of October 2022
Source: Town of Los Altos Hills
The levels of affordability assumed for these 160 ADUs is based off the ABAG affordability survey data. ABAG found that approximately 30 percent of ADUs were used for each of the very low-, low- and moderate-income categories, respectively, and the remaining 10 percent in the above moderate-income category.17F17F
18 The Town of Los Altos Hills conducted a survey of
residents regarding ADUs in 2021. The survey had 507 respondents including 109 that owned ADUs. The survey results mimicked the results of the ABAG study. Of the 50 respondents to the question on rent charged, 48% qualified as Extremely Low-Income, 56% qualified as Very Low, 24% as Low, 10% as Moderate, and 10% as Above-Moderate; 83% demonstrated a high occupancy rate having been occupied in the last six months. Of the two studies, the Town used the more conservative ABAG results for the projections since they had more conservative distribution rates (lower for the lower-income households and higher rates for the moderate income households), and because the ABAG study was based on a larger sample size.

Based on both the recent trends and affordability assumptions, Table 64 displays the assumed projected number of ADUs in each income category for the 6th Cycle.

Table 64: ADU Affordability Assumptions
Percent Income Category # of ADUs
30% Very Low 48
18 ABAG ADU Technical Assistance Memo. https://abag.ca.gov/sites/default/files/documents/2022- 03/ADUs-Projections-Memo-final.pdf

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30% Low 48
30% Moderate 48
10% Above Moderate 16
Source: Town of Los Altos Hills; ABAG
According to the 2021 Los Altos Hills ADU survey, rent charged for the majority of Los Altos Hills ADUs and JADUs align with Santa Clara County affordability parameters for moderateincome and below moderate-income households. All the studio units were being rented at the extremely low- to moderate- income categories and 83 percent of 1- bedroom units are affordable to extremely low- to low-income households. Nearly 93 percent of 2-bedroom units are affordable to below moderate-income households. Further, using 2020-2021 rental data in Los Altos Hills and comparable communities in Santa Clara and San Mateo Counties, the median rents for studios, 1-bedroom, and 2-bedroom units were $1,970, $2,300, and $3,400 respectively. There are currently four ADUs listed on Zillow for rent in Los Altos Hills including two 1-bedroom and two 2-bedroom ADUs with a median asking rent of $3,100.

Based on the recent production and affordability trends, along with the Town’s strong commitment to facilitating ADU construction, the ADU assumptions are conservative and highly realistic, and it is likely that additional ADUs above the number credited toward the RHNA will be constructed during the cycle.

Senate Bill 9 (SB 9) Dwelling Units
SB 9, also known as the California Housing Opportunity and More Efficiency (HOME) Act, is a state bill that requires cities to allow one additional residential unit on parcels zoned for single-dwelling units. This law allows up to a total of two residential units in a single-dwelling unit zone (R-A), excluding any ADUs. SB 9 provides a streamlined ministerial process for property owners to subdivide their single-family residential lot and/or build additional residential units on their property.

SB 9 provides a variety of housing development options for property owners to optimize their property’s financial potential. A homeowner could split their lot and sell or build up to three rental units which could create opportunities for new home ownership as well as help to alleviate the housing demand.

SB 9 does not apply to every single-family zoned property, there are several areas that are excluded from development under Senate Bill 35. These areas include:
▪ Wetlands
▪ Earthquake fault zones
▪ Hazardous waste sites
▪ Land designated for agricultural protection by a local ballot measure ▪ Land subject to conservation easements

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▪ Areas within FEMA-designated flood plains or regulatory floodway ▪ High Fire Hazard Severity Zones (designated by CalFire) SB 9 could affect up to 1,000 lots due to the amount of single-dwelling unit zoned lots and the amount of lots located in areas that don’t qualify within the Town.

As of October 2022, the Town has received six SB 9 applications. Three additional SB 9 permit applications have been received for a total of 6 through 2022. Two of the applications are on vacant lots and each have a total of four units. The third application is for two units on an existing lot. As ADUs and vacant lots are already calculated in other projects, the three SB 9 applications result in an additional two SB 9 ADU units. The Town is anticipating increased applications under SB 9 and is using the trend of two additional SB 9 ADUs and two (net) additional SB 9 (non ADU) units to project 16 additional ADUs and 16 additional SB 9 (non ADU) units throughout the planning period. A list of sites where SB 9 units can be accommodated without any constraints is provided in Appendix A: Vacant Lots with Potential SB 9 Units. The 16 additional ADUs are projected at the same income breakdown for ADUs as described above.

The Town is including a number of programs to remove constraints, and encourage and facilitate SB 9 unit development in the Town. This includes the adoption of a revised, permanent SB 9 ordinance (Program B-10) an SB 9 education program (Program G-2) and a program to advertise vacant units to find tenants from the larger region (Program G-5).

RHNA Shortfall
The Town has little capacity for housing under its existing zoning, and no capacity for multifamily housing development. Therefore, the Town has a shortfall for most of the RHNA, which necessitates specific rezoning programs and development standards pursuant to Government Code 65583.2. Under existing zoning, the Town has a realistic capacity for 105 lower-income units (very low- plus low-income), 53 moderate-income units and 66 above moderate-income units, creating a shortfall of 92 lower-income units, 29 moderate-income units, and 144 above-moderate income units, respectively. Table 65 shows the RHNA shortfall for all income levels.

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Table 65: RHNA Shortfall
Very Low
Income Low Income Moderate Income
Above
Moderate
Income
Total
Base RHNA 125 72 82 210 489
ADUs 48 48 48 16 160
SB 9 +
Associated
ADUs
4 5 5 18 32
Single Family
Subdivision 0 0 0 48 48
Total Units 52 53 53 82 240
Remaining
Need 73 19 29 128 249
The Town’s overall strategy is to accommodate the RHNA shortfall through adopting a Multifamily Infill Overlay zone (MF-IO) and , rezoning of three3 of the Twin Oaks Court and Arastradero Road parcels to multifamily residential, along with new City policies and creating programs to facilitate increased ADU production, SB 9 production, and increased density in the R-A zone. These strategies will allow the Town to fully meet its housing needs for all income levels during the 6th Cycle Housing Element.

RHNA Strategy
A key component of the Town’s RHNA strategy is to create an Multi-family Infill Overlay (MFOMF-IO) MFO zone, which will allow multifamily development and increased densities on identified institutional use sites. The Town will adopt standards to allow and facilitate multifamily development in the zone, which will be used for the multifamily infill overlay. The properties have a total realistic capacity of 285 units. Of these, 135 are counted towards the above moderate-income RHNA, 40 for the moderate RHNA, and 110 toward the lowerincome RHNA.

Rezoning of three of the the six three (63) Twin Oaks Court parcels and 27690 Arastradero Rd parcel will add a significant amount of housing capacity. The properties have a total projected capacity of 92 units. Of these, 49 are counted towards the above moderate-income RHNA, 13 for the moderate RHNA, and 30 toward the lower-income RHNA. The Twin Oaks Court and Arastradero Road properties meet the following criteria:
▪ The properties are adjacent to an arterial roadway; and ▪ The six three (63) Twin Oaks Court parcels have a net developable site of approximately 3.87.5 acres (under common ownership); and ▪ The property owners of 27690 Arastradero Road has submitted a letter of interest and commitment to build within the 6th cycle planning period; and

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▪ The Town has received an application for a mixed-income development of the Twin Oaks Court parcels which includes lower-income and senior housing in excess of the projected number of units (80); and
▪ The properties are not used for utility, public, or private right-of-way purposes.

The overlay zone and rezoning strategies will provide increased housing capacity in prime areas with excellent access to employment centers and educational facilities. The Town has proposed a program to initiate the zoning amendments to create a new multifamily zone with objective development standards and design guidelines (Program A-1). Multifamily zoning districts will provide a streamlined approval process for projects that are consistent with objective development standards and design guidelines. All projects with affordable housing will receive expedited approval under Program B-1.

Site Descriptions
Figure 43: RHNA Site Inventory

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Non-Vacant Sites
Government Code Section 65583.2 (g) (2) states that housing elements relying on non-vacant sites for more than 50 percent of their lower-income RHNA units must demonstrate that the existing uses of these sites do not impede additional residential development. This government code section does not apply to the Town of Los Altos Hills, as less than 50 percent of the lower income units are achieved through the use of non-vacant sites. More than 50 percent of the site inventory is achieved through vacant sites, pending projects, and ADUs, as shown in Table 66.

Los Altos Hills has very little non-constrained vacant land that is available for development.

However, in accordance with HCD Sites Inventory Guidebook (page 26) for calculating the percentage of lower-income households on vacant and non-vacant sites, 65% of the 197 RHNA for lower-income household units will be provided on vacant lands. The 129 lowerincome units on vacant sites include 96 ADUs, nine SB 9 associated ADUs, and 24 units on the three vacant Twin Oaks parcels. The remaining 68 (35%) lower-income households units could be on non-vacant sites (Foothill College and the St. Nicholas School). This totals to 129 units, or 65 percent of the lower income RHNA, achieved through vacant sites and ADUs.

Government Code Section 65583.2 (g) (2) requires housing elements relying on non-vacant sites for more than 50 percent of their lower-income RHNA units to demonstrate that the existing uses of these sites do not impede additional residential development. As 65 percent of the lower-income households RHNA units are achieved through vacant sites and ADUs, only 35 percent of lower income units are achieved through non-vacant sites. Therefore, pursuant to Government Code 65583.2(g)(2), Los Altos Hills does not require the City Council to adopt findings that the existing uses will not be an impediment to the development of the site for housing.

However, since the January 31, 2023, adoption of the housing element update, the Town has received substantial evidence demonstrating that the existing uses do not impede development of housing during the planning period.

The Town has received a preliminary application from the owners of the Twin Oaks Court rezone site to develop mixed-income senior and farmworker and employee housing including a community center and gymnasium. The project proposes to construct at least 80 lower- and moderate-income units (exceeding 100% of the 24 lower- and 10 moderateincome RHNA units projected for the site), along with 120+ units of senior housing and a few additional units for current management of the property as well as some limited ownership units. The Town has received a letter from the owner of a 2.15-acre lot on Arastradero Road immediately adjacent to the Twin Oaks Court parcels requesting to be included in the rezone to multifamily and their intention to build affordable multifamily units within the planning period.

The Town has also received a letter from Foothill College that confirms the interest and affirmative actions, including $246,000 grant funded studies of the feasibility of affordable

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housing for the student and faculty and employees of the Foothill and DeAnza colleges, and $200 million in funding for housing for the period between January 1, 2023, through December 31, 2027.

The application and rezoning request letter from the adjacent lot demonstrates that the existing single-family uses on two of the seven three parcels is not an impediment. Further, the letter from Foothill College demonstrates the interest in affordable housing that would complement the existing educational uses and facilities on the property. In aggregate, these demonstrate the market feasibility, developer interest, and the effectiveness of the proposed zoning plan to build affordable housing in Los Altos Hills.

Each site has one or more areas of available land suitable for development that are undeveloped or underdeveloped portions of the site with existing road access, full utility service, and free of significant environmental constraints. The site location and design and placement will be determined by the site owners. The site suitability analysis also prioritized parcels that included available areas of roughly 5 acres or more because these are the preferred size for the most cost effective development of affordable housing. To support the development of affordable housing, the Town will provide technical assistance through efforts including but not limited to site design, permit processing, and site placement (Program A-9).

There is no intent to replace any of the existing uses. The Town wants to retain the existing institutional uses. It is expected new housing development on the properties will be infill development only. It is possible, but not necessary, that the property owners. or new housing developers, may wish to subdivide the property to create new parcels to allow separate and independent ownership. The Town will support and facilitate subdivision as part of any development application if desired by the owner or developer. Subdivision is a normal and routine process that does not impose any significant constraint on the overall development program.

Appendix C - Owner, Developer Interest includes a variety of materials demonstrating recent owner and developer interest in development of housing on LAH RHNA sites and similar projects in the region. The Town worked closely with Foothill College to revise the draft HEU to address and response to its comments on the public review draft. The appendix includes a letter from Foothill that accepts the revised HEU including the planned addition of the multifamily overlay zone on the college site.

The realistic development potential of the non-vacant sites was determined by a review of the existing site conditions. Areas suitable for infill development were identified. They typically include undeveloped lands with moderate or flat slopes, large surface parking lots.

The non-vacant nature of the properties is an advantage since they already include road access and utility connections and the lands are generally previously disturbed, graded, and do not have any known environmental constraints, are free and independent of existing buildings and operations. The potential sites each have the potential for creating lots for

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multifamily units for student and faculty housing without demolishing any structures or primary uses.

The size of several such suitable areas were identified. The realistic potential was calculated only on these areas. These net developable areas were then multiplied by the average maximum permissible density of 2430 dwelling units per acre of net contiguous buildable acre area (excludes slopes greater than 25%) for the institutional properties. The minimum of 20 dwelling units per acre was used to calculate the realistic yield for the non-institutional site. The very high land and residential values and desire to live in Los Altos Hills will create a very strong financial incentive to develop the properties with the permitted number of units.

In addition to identifying only net suitable acreage, the maximum yields were reduced by a conservative factor of 50% to reflect the likelihood of development within the next eight years. This allows for a variety of different housing types and densities. The use of the net acreage of contiguous buildable area to determine potential units ensures that steep slopes are not a constraint to achieving the projected number of units for the multifamily zoned sites. Although the densities would allow 100% of the units to be counted toward the lowerincome RHNA, these realistic yields were then the units were distributed among the very low, low, moderate- and above-moderate income categories. The non-vacant institutional sites were generally split 40/60 for lower-income and moderate- and above moderate income households. The non-institutional site was split 30/70. The slightly higher percentage of lower-income units for the institutional uses was based upon the larger trends of such institutions to build mostly affordable, below-market rate units. Because the net buildable areas are relatively independent of the existing buildings and operations, the existing uses will not impede the residential development. No change to existing uses is necessary.

The existing zoning code sets forth development capacity standards for single-family and institutional uses in the form of Maximum Development Area (MDA) and Maximum Floor Area (MFA). The new multifamily overlay zone will include new developments standards that allow and promote the development of the full projected development capacity of each site.

If the existing MDA and MFA standards were applied today, the 17.2-acre St. Nicholas property would be allowed an MDA of approximately 182,633 square feet and MFA of approximately 82,835 square feet. The school has utilized approximately 50% of allowable MFA and thus there is excess capacity of 6.2 acres to accommodate additional potential residential developments. Additional development capacity standards will be implemented for multifamily housing as a part of the proposed overlay zone.

A development feasibility study was conducted to evaluate the potential feasibility for development of the total number of projected units on the Foothill Community College, Twin Oaks, and St Nicholas Catholic School RHNA sites. The feasibility study is based on accepted industry standards and local and regional multifamily development trends including density, unit size and mix, parking, rents and land values. The feasibility study found that all three

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rezone sites can be developed feasibly with market-rate rental products at the proposed maximum density of 24 dwelling units per acre (du/ac).

The feasibility study and owner interest in multifamily development of the non-vacant Twin Oaks and Foothill College sites demonstrates that the value of the land at 24 dwelling units per acre with the proposed multifamily zoning is far greater than the existing value of the land improved with a single family house for two of the three lots on the Twin Oaks rezone site and the surface parking lots on the Foothill College rezone site. The two existing singlefamily homes will be removed and replaced by up to 92 new multi-family homes on the Twin Oaks rezone site. Further, an analysis of multifamily projects constructed since 2020 in the region demonstrated that projects constructed on former single-family residential properties averaged 3.6 times more dwelling units than those that were replaced. At a permitted ratio of 45 new multifamily units to each pre-existing single-family unit, the Twin Oaks site will allow 12.5 times the recent industry average in the region, proving that the existing units are not a constraint on future development. The existing surface parking lots on Foothill College will be replaced with new multifamily housing and parking for the new dwellings and replacement of parking for the college uses if needed. There is excess parking for the college uses. Spaces can be eliminated without direct replacement, relocated to other underutilized parking areas, or directly replaced with the construction of new surface or structured parking spaces, if needed.

The construction of units that are affordable to lower-income households is achievable with traditional affordable housing funding mechanisms, such as Low-Income Housing Tax Credits (LIHTC).

Table 66: Lower-Income Site Capacity
Category Units % of Lower-Income RHNA
Low and Very Low Income RHNA 197 100%
50% of Low and Very Low Income RHNA 99 50%
Total Lower-Income Households Units Provided: 129 65%
Lower Income Projected ADUs 96 48%
Lower Income Projected SB 9 + Associated
ADUs 9 5%
Lower Income Capacity - Vacant Sites 24 12%
Excess Capacity beyond 50% 30
The following discusses the non-vacant sites where overlay zones are proposed to allow for multifamily housing to meet the RHNA and housing needs.

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Foothill College
The Foothill College site consists of a portion of three parcels located along El Monte Road with a gross area of approximately 124 acres. As a part of the Town’s planned Multifamily Infill Overlay Zone to allow and facilitate multifamily residential to meet the RHNA, the adopted overlay zone would allow a projected density of 20 to 24 dwelling units per acre of contiguous buildable area (excludes slopes > 25%) du/ac. As a part of the Town’s planned Multifamily Infill Overlay Zone to allow and facilitate multifamily residential to meet the RHNA, the adopted overlay zone would allow a projected density of 20 to 2430 dwelling units per acre of contiguous buildable area (excludes slopes > 25%) du/ac. The Town would allow Foothill College to develop approximately 14.58.8 cumulative acres on the campus as that is the amount of acreage that can realistically be developed without the displacement or removal of any existing use on the campus (through redevelopment or building retrofitting).

The property could accommodate a mix of incomes within the housing allocation.

Figure 44: Foothill College Parcels

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Table 67: Foothill College Site Profile
Foothill College Description
APN(s) 17541014, 17541015, 17541016
Building Sites (2+) 9.5- and 4.5- 8.8 total acre sites
Existing Zoning R-A
Existing General Plan Designation Institutional Public School Proposed General Plan Designation/Zoning Institutional/Multifamily Projected Incomes Mix
Total Projected Units 210
Very Low Income 55
Low Income 25
Moderate Income 35
Above Moderate Income 95
There are few if any environmental constraints on the campus as the 124-acre property was developed in the 1970s as a college campus and most of the property was graded and developed over the next 50 years. The only areas of the site with more significant constraints would be along Adobe Creek which crosses through the southerly portion of the campus and Purissima Creek which flows along the northerly side. No development would be permitted within 25 50 feet of these creeks and all riparian habitats would need to be protected.

The campus is located directly off the Interstate 280/El Monte Road interchange with access provided via El Monte Road at the southern boundary of the site. Water, public sewer, and dry utilities are all available on the property.

Looking north on College Loop Road

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The campus consisting of multiple buildings, parking lots, and sports courts/fields.

Surrounding uses include low-density residential, one faith-based facility (St. Luke’s Chapel In the Hills), and one kindergarten through 8th grade school (St. Nicholas Catholic School) within a mile of the site. This site also has access to Santa Clara Valley Transportation Authority (VTA) bus lines (Route 40 and 52) that serve Foothill College with several stops located on the campus as well as adjacent to the campus along El Monte Ave.

In 2021, Foothill-De Anza Community College District created an Affordable Housing Task Force to find solutions to housing insecurity within the district community. The task force meets monthly and in November 2021, it submitted a California Community College Planning Grant to fund a feasibility study to explore building student housing on the De Anza College campus and Foothill College campus and begin the planning process for construction. The College received two $132,000 grants. The study is underway and expected to be completed in 2023. See Appendix C: Owner, Developer Interest, for the letter from the College summarizing its interest and actions in support of affordable housing the students, faculty and staff. As of November, 2025, Foothill College has expressed continued interest in residential development between 20 and 24 du/ac, as noted in Appendix C: Owner, Developer Interest.

The College will determine the nature, extent, type and location of any housing based on the feasibility study, the colleges mission and goals, and in consultation with housing developers.

Surface parking areas are among the most likely areas to accommodate infill housing. Two parking lots, approximately 9.5 and 4.5 acres in area, are located at the northern and southwestern portions of the campus property. Both sites are accessed by the loop road through the campus. The parking lots are easily developed since they already have road access and utilities, a lack of habitat or environmental constraints. Some of the parking spaces would be converted from spaces for daily commuters to resident parking. Depending on the site and building design, some of surface parking areas may be replaced with a parking structure. Both could be developed and maintained by the College as part of the campus, or sold or leased to a housing developer. The owner interest in development and the feasibility study demonstrate that the value of the land with multifamily development is far greater than the value as improved for parking.

St. Nicholas Catholic School
The St. Nicholas Catholic School site consists of two parcels located off El Monte Road with a gross area of approximately 17 acres. Existing uses include a school, a chapel, a parking lot, a residence used by the Catholic Church, and open space. As a part of the Town’s planned overlay zone to allow for multifamily residential to meet the RHNA, the future multifamily overlay administered to 6.2 acres of the property would allow for a projected 75 total units.

The property is expected to accommodate a mix of incomes within the housing allocation.

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Figure 45: St. Nicholas Catholic School Parcels
Looking north on Voorhees Drive

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Table 68: St. Nicholas Catholic School Site Profile
St. Nicholas School Description
APN(s) 33621003, 33621004
Net Buildable/Developable Building Site 6.25+ acres
Existing Zoning R-A
Existing General Plan Designation Institutional Religious, Residential Proposed Zoning R-A, Institutional Multifamily Infill Overlay Proposed General Plan Designation Institutional Religious, Residential, Multifamily Projected Incomes Mix
Total Units 75
Very Low Income 25
Low Income 5
Moderate Income 5
Above Moderate Income 40
The school buildings, parking lot and playfields encompass less than 50% of the total site and the facility consists of low-rise, single-story structures. The property contains ample room to accommodate new residential units by developing the vacant, approximately 6.25- acre portion on the north side of the site above El Monte Road. The northern five6.2-acre portion of the St. Nicholas school property is vacant and independent of the school facilities and operations to the south. The 6.25-acre site is located between El Monte Road and the campus facilities. The site has over 800 feet of frontage along El Monte Road and is accessible from an existing paved service road off the school access road at the west side of the property. There is also a separate entry gate and second access driveway and several internal service roads from the eastern end of the property near the intersection of El Monte Road and O'Keefe Lane. This access and roads served the original estate and orchard uses on the property that have since been removed. The former home site and roads suggest a useful layout and suitability for multifamily development.

This identified portion of the property has a high potential to be developed as there are no existing structures, the site has been previously disturbed, there is availability of water, sewer and other utilities, and the area at the top of the hill is relatively flat.

The adopted overlay zone will allow for a density of 20 to 2430 dwelling units per acre of contiguous buildable area (excludes slopes > 25%) du/ac to incentivize and allow residential redevelopment. The maximum unit capacity for this site is 150 units, while the realistic capacity assumed for this site is 75 units. The site is in close proximity to Foothill Community College on the other side of I-280, and less than one mile from Covington Elementary School in the City of Los Altos, where residents travel for a majority of goods and services and

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community facilities that support residential development. This site also has good access to transit. There are two VTA bus lines (Route 40 and 52) that serve the site, with the stops located along its El Monte Avenue frontage.

The existing zoning code sets forth development capacity standards for single-family and institutional uses in the form of Maximum Development Area (MDA) and Maximum Floor Area (MFA). These standards are expected to be revised as part of the new Multifamily Overlay Zone to allow and promote the full planned potential number of units. However, if applied as they exist today, the 17.2-acre St. Nicholas property would have an MDA of approximately 182,633 square feet and MFA of approximately 82,835 square feet. The school has utilized approximately 50% of allowable MFA and thus there is excess capacity to accommodate additional potential residential developments. Additional development capacity standards will be implemented for multifamily as a part of the proposed overlay zone.

The Town has been in contact with the school and received positive initial feedback regarding the potential for new housing at the project site.

Vacant and Single-Family Homes (Rezone Sites)
Twin Oaks Court and Arastradero Road
Twin Oaks Court and Arastradero Road consists of three one undeveloped/vacant parcels and four two parcels with single-family structures. The site is located in northwest Los Altos Hills with a gross area of approximately 4.514.6 acres. Existing zoning allows for single-family residential. As part of the Town’s rezoning strategy to meet the RHNA, the parcels will be rezoned to allow multi-family development at a minimum of 20 and up to 2430 dwelling units per net acre. The Twin Oaks Court parcels are assumed to have a developable area of approximately 3.87.5 acres, a maximum yield of 225 units and a realistic capacity of 9277 total units within the next eight years. The Arastradero Road parcel is assumed to have a developable area of 1.5 acres, a maximum yield of and a realistic capacity of 15 units in the next eight years. The properties are expected to accommodate a mix of income of the housing allocation. The properties could be developed separately or combined and developed together.

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Figure 46: Twin Oaks Court and Arastradero Road Rezone Sites

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Table 69: Twin Oaks Court & Arastradero Rezone Site Profile Twin Oaks Court Description
APN(s) 18202017, 18202018, 18202019, 18202020,
18202021, 18202022, 18202007
Size (gross acreage) 4.515
Net Buildable/Developable Acres 3.88.5+
Existing Zoning R-A
Existing General Plan Designation Single Family Residential Proposed Zoning Multifamily 20-2430
Proposed General Plan Designation Multifamily
Projected Incomes Mix
Total Units 92
Very Low Income 20
Low Income 10
Moderate Income 13
Above Moderate Income 49
These lots have a high potential for concurrent development, as all parcels are under common ownership. This common ownership means that lot acquisition and consolidation would not be necessary for a larger project over multiple parcels.

The property has slopes that could potentially reduce the yield of the property. A very minor portion of the 36 lots are over 2540 percent slopes. However, the maximum density is based on the minimum acreage of contiguous buildable area (which excludes slopes > 25%).

Therefore, slopes are not a constraint in achieving the permissible density. and there is a conservation easement recorded. There are four existing utility easements on the property.

These constraints were accounted for in the realistic capacity calculation through a reduction from the maximum yield of the property and are not expected to significantly inhibit or prevent development on the property. The properties are bordered on the northwest by Interstate 280 and have existing slopes between 13 percent and 35 percent for the northernmost parcels.

The site is accessed via Twin Oaks Court via Arastradero Road, which runs parallel to Interstate 280; Arastradero Road connects the east side and west side of Los Altos Hills and provides a great connection to Stanford Business Park, a large employment center also located off Arastradero Road and directly north of the Town. A bus shuttle operated by Stanford University serves a portion of the business park with a shuttle stop that is approximately one mile from this site.

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The Twin Oaks Court site has access to existing water, electricity, and gas services on Arastradero Road along the site frontage. The Town also has public sewer mains nearby on Saddle Mountain Road and on Stirrup Road. To connect to the public sewers, the site development will require an extension on the existing public sewer mains, and an installation of a private sewer force main to discharge into the public sewers. Sewer connections are not expected to be a constraint on the development of the RHNA units, as adequate capacity is available close by, as sewer connections can be made in a cost-effective and efficient manner for future residential construction. The Town will implement a program to coordinate with the Purissima Hills Water District to expand water rights or increase water conservation and provide water for the RHNA units (Program B-8). The owner interest in development and the feasibility study demonstrate that the value of the land with multifamily development is far greater than the value as improved with two older single-family dwellings.

Ability to Meet the RHNA
Using the realistic assumptions listed above, the Town will have adequate sites to accommodate the RHNA for all income levels after the creation of the overlay zone and rezoning.

Table 70 illustrates the residential capacity that is being counted toward the RHNA. The Town has adequate sites at all income levels. The inventory includes a total lower-income capacity of 236 units, exceeding the 197 units to achieve a 15 percent buffer. The inventory accommodates 98 moderate units, 4 units above what is required to achieve a 15 percent buffer. The inventory also supports 254 above-moderate units, exceeding the RHNA plus 15 percent buffer requirement of 242 units.

Table 70: Housing Capacity
Category Very
Low Low Moderate Above Moderate Total
Total Requirement with 15% Buffer 144 83 94 242 563
ADUs 48 48 48 16 160
SB 9 + Associated ADUs 4 5 5 18 32
Single Family Homes 48 48
Overlay and Rezone Sites:

Foothill College 55 25 35 95 210
St. Nicholas School 25 5 5 40 75
Twin Oaks Court 2017 710 1013 4943 9277
Arastradero Road 3 3 3 6 15
Total Capacity 152 93 106 266 617
Surplus 8 10 12 24 54

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Constraints
The site inventory analysis takes into consideration any environmental constraints such as habitat, flood, noise hazards, and steep slopes, among others. Any environmental constraints that would lower the potential yield (e.g., steep slopes) have already been accounted for in the site/unit capacity analysis. In general, the deductions in the yield from the maximum will cover and accommodate any reductions in site capacity due to environmental constraints.

Site-specific constraints, including environmental constraints, are noted in the site description of each site. Steep slopes, easements, and any other known constraints were considered in the calculation of the realistic capacity. The maximum density is based upon dwelling units per acre of contiguous buildable area (excludes slopes > 25%). Therefore, slopes are not a constraint on achieving the maximum density. The capacity of the sites were reduced from the maximum capacity to accommodate for known constraints on the sites.

No other environmental or other constraints are known.

Analyzed constraints considered in realistic capacity calculations for Foothill College include areas along Adobe Creek on Foothill College campus where no development would be permitted within 25 50 feet, and the need to accommodate development without displacing existing uses. Topographic constraints for St. Nicholas School and Twin Oaks considered in the realistic capacity of both sites and the yields were reduced from the maximum capacity to account for areas with steep slopes. The Twin Oaks parcels contain a number of utility easements and small portion of the site with over 40 25 percent slope that were also accounted for in a reduction from the maximum capacity.

Foothill College, St. Nicholas School, and Twin Oaks all have no known contamination, and access and the shape of the parcels would not preclude or impact development.

Infrastructure
Full urban-level infrastructure services are available to most of the sites in the inventory, including St. Nicholas School and Foothill College, and could be expanded if necessary to accommodate the new units. The Twin Oaks Court site has access to water, electricity and gas lines that are located within Arastradero Road along the site frontage. The Town has sewer mains located on Saddle Mountain Road, approximately 1,000 feet uphill from the site or downhill on Arastradero Road about 1 mile to the northeast. Development on the site will require short extensions or laterals for the multifamily residential development. Such connections are not expected to be a constraint on the development of the RHNA units, as adequate capacity is located close by and can be extended in a cost-effective and efficient manner for future residential construction. The Town will implement a program to coordinate with the Purisima Water District to expand water rights or increase water conservation and provide water for the RHNA units.

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Topography
The Town of Los Altos Hills has many areas with slope constraints as most of the Town lies on rolling hills. The St. Nicholas School , Arastradero Road, and Twin Oaks Court sites contain some areas of moderately steep slopes; however, they are not anticipated to constrain the site capacity below what was assumed in the RHNA as there are adequate areas with less than 25 percent20% slopes that can accommodate the proposed development. Further, the maximum densities are based upon dwelling units per acre of contiguous buildable area (which excludes slopes > 25%) Therefore, slopes are not a constraint on achieving the maximum densities. Topographical constraints were considered in the realistic capacity of both sites and the yields were reduced from the maximum capacity to account for areas with steep slopes.

Fire Hazard Areas
Although the Town of Los Altos Hills does not have areas identified as Very High Fire Hazard Severity Zones, there are areas of high and moderate fire severity zones primarily on the lands west of Interstate 280, with smaller portions off Old Page Mill Road and on the La Cresta ridgeline (see Figure 47). The Town has also adopted the Wildland Urban Interface (WUI) regulations from the California Building Code for all properties in the Town Limits. For example, these WUI regulations require ignition resistant exterior wall and roof materials, tempered glass for doors and windows, and enclosed roof eaves and louvered roof vents. In addition, the Town’s regulations (Title 4, Chapter 2 of the Municipal Code) include spark arrestors, reduction or removal of vegetation around structures, outdoor fireplace regulations and other codes to reduce fire risks to new and existing structures. CalFire is currently in the process of updating the fire hazard severity zone maps for the state which should provide more clarity of the fire hazard zones in the Town. In any event, the Town has taken the proactive step of adopting the WUI standards town-wide, therefore, all new development will require that structures meet the WUI regulations in the building code.

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Figure 47: Los Altos Hills Draft Fire Hazard Severity Zones in LRA

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Flooding
Portions of Los Altos Hills fall into flood hazard zones as defined by the Federal Emergency Management Agency (FEMA). Figure 48 displays the special flood hazard areas in Los Altos Hills. The vast majority of the Town falls into Zone X, which has a 0.2 percent or less annual chance of flooding; these areas are not subject to special standards.

A few areas located along the creeks in the Town fall within the AE and AH zones, which indicate areas that are subject to inundation by 1 percent annual chance of shallow flooding.

Foothill College is the only RHNA site that falls within the AE and AH zone. While the Town has development standards for building near a creek bank, it is not considered a major constraint to housing production as the flood zone areas on the campus do not encompass the potential development sites for multifamily housing. Furthermore, the Foothill College site is already disturbed and no proposed development would encroach on the adjacent creeks. The Town does not have any RHNA sites within floodways, which is a water channel that directly conveys stormwater and experiences rapid velocities during wet weather events.

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Figure 48: Los Altos Hills Special Flood Hazard Area

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Figure 49: Flood Hazard Foothill College
Financial Resources
Santa Clara County provides funding and subsidies for the construction, acquisition, and rehabilitation of housing units for lower-income households in Los Altos Hills. Many of these programs capture funding from the state and federal governments and administer the money for local tenants, owners, and developers of affordable housing.

Countywide Programs
Community Development Block Grant
The Town of Los Altos Hills is a Participating Jurisdiction in the County of Santa Clara’s Community Development Block Grant (CDBG) program and Home Investment Partnerships Program (HOME Program). Program administration is provided by the County’s Office of Supportive Housing.

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CDBG funds are provided by the US Department of Housing and Urban Development (HUD) and are meant to be a flexible way of giving communities the resources to provide suitable housing, improve livability, and enhance economic opportunity, with the provision of affordable housing being one of the program’s major goals. Eligible activities include acquisition, rehabilitation, homebuyer assistance, economic development, homeless assistance, and public services.

Through Program C-3, the Town will continue to participate through Santa Clara County in the federal housing and CDBG program.

Home Investment Partnerships Program
The HOME Program is federally funded by HUD to provide decent affordable housing to lower-income households. The HOME Program is administered on behalf of the Urban County cities, which include Los Altos Hills.

Housing Choice Voucher Program
The Housing Choice Voucher (HCV) program is a rental assistance program that helps very low-income families to live in market-rate housing units rather than public housing.

Households are provided with vouchers that are paid to private market-rate landlords, who are then reimbursed by HUD. In addition to the regular voucher program, Santa Clara County Housing Authority (SCCHA) administers special housing programs, including the Veterans Affairs Supportive Housing (VASH) Program, Mainstream Program, and Emergency Housing Vouchers (EHV).
▪ The VASH Program is for homeless veterans with severe psychiatric or substance abuse disorders. SCCHA and Veterans Administration Medical Center (VAMC) have partnered to provide rental vouchers and supportive services to eligible veterans. The veteran must demonstrate to the VAMC that he/she is homeless (has been living outdoors, in a shelter, in an automobile, etc.) before being evaluated for this program. ▪ The Mainstream Program is designed to provide assisted housing to persons with disabilities to enable them to rent suitable and accessible housing in the private rental market. Mainstream applicants are offered a voucher as allocations become available.

Participants must be participating in programs of rehabilitation and/or support services within the community that are directly related to their disability. ▪ The EHV program is available through the American Rescue Plan Act. Through EHV, HUD provided SCCHA with 664 housing vouchers to assist individuals and families who are homeless or at risk of homelessness; fleeing, or attempting to flee, domestic violence, dating violence, sexual assault, stalking, or human trafficking; or were recently homeless or have a high risk of housing instability.

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Project-Based Voucher Program
The Project-Based Voucher Program provides rental assistance to households living in specific housing sites. Because the rental assistance is tied to the unit, a family who moves (voluntarily or through eviction) no longer qualifies to receive housing assistance. The SCCHA administers different waiting lists by bedroom size for each project-based housing site.

These housing sites are either multifamily or senior housing developments.

Statewide Programs
No Place Like Home
The No Place Like Home program provides loans to eligible counties to acquire, design, construct, rehabilitate or preserve permanent supportive housing for persons who are experiencing homelessness or chronic homelessness, or who are at risk of chronic homelessness, and who need mental health services. Projects funded must be apartment complexes of 5 or more units.

Energy Conservation
The primary uses of energy in Los Altos Hills are for transportation, lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving nonrenewable fuels to ensure that these resources are available for use by future generations. Several benefits are also associated with energy conservation, including improved air quality and lower energy costs.

The Town’s energy goals, stated in the Conservation Element of the General Plan, make every effort to conserve energy in the Town, thus reducing dependence on fossil fuels. The Town’s policies relating to energy include encouraging the use of alternative energy systems; green building that maximizes opportunities for solar energy use and energy conservation; and promoting energy-conserving standards and requirements for new construction including the requirement that all new dwellings have all electric water and space heating systems.

The Town encourages the use of both passive and active solar energy conservation techniques in building design and siting. To encourage the use of solar power, Los Altos Hills has developed the following incentives:
▪ Building permit fees are waived for the construction or installation of solar energy generation equipment.
▪ For ground-mounted photovoltaic systems, up to 500 square feet may be exempt from development area calculations.

The California Building Standards Code includes green building regulations, referred to as CALGreen (California Code of Regulations, Title 24, Part 11). This is the nation’s first mandatory statewide green building code, intended to encourage more sustainable and

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environmentally friendly building practices, require low pollution-emitting substances to minimize harm to the environment, conserve natural resources, and promote the use of energy-efficient materials and equipment.

CALGreen requirements for new buildings include:
▪ Reduce water consumption by 20 percent;
▪ Divert 50 percent of construction waste from landfills; ▪ Install low pollutant-emitting materials;
▪ Separate water meters for nonresidential buildings’ indoor and outdoor water use; ▪ Moisture-sensing irrigation systems for larger landscape projects; and ▪ Mandatory inspections of energy systems (e.g., heat furnace, air conditioner and mechanical equipment) for nonresidential buildings over 10,000 square feet to ensure that all are working at their maximum capacity and according to their design efficiencies.

These regulations respond to California's energy crisis and need to reduce energy bills, increase energy delivery system reliability, and contribute to an improved economic condition for the state. The Town of Los Altos Hills has adopted the 2019 California Building Codes and will look to implement the newly adopted 2022 Building Energy Efficiency Standards where appropriate as part of Program C-4 Energy Efficient Housing. In addition, the Town adopted REACH codes in 2019 that required all electric water and space heating in all new residences and pre-wiring for all electric appliances. It is anticipated that these codes will be re-adopted in late 2022.

Other measures may be proposed by the Environmental Initiatives Committee, a standing committee charged with the development of incentives for energy conservation and other environmental objectives.

Pacific Gas & Electric (PG&E) provides both natural gas and electricity to residential consumers in Santa Clara County, including Los Altos Hills. The company provides a variety of energy conservation services for residents. PG&E also participates in several energy assistance programs for lower-income households, which help qualified homeowners and renters conserve energy and control electricity costs. These include the following:
▪ The California Alternate Rates for Energy Program—Provides a 20 percent monthly discount on gas and electric rates to income-qualified households, certain nonprofits, facilities housing agricultural employees, homeless shelters, hospices and other qualified nonprofit group living facilities.
▪ The Relief for Energy Assistance through Community Help (REACH) Program— Provides one-time emergency energy assistance to low-income customers who have no other way to pay their energy bill. REACH aims to assist those in jeopardy of losing

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their electricity services, particularly the elderly, disabled, sick, working poor, and the unemployed, who experience severe hardships and are unable to pay for their necessary energy needs. Customers who have experienced an uncontrollable or unforeseen hardship may receive an energy credit up to $200. ▪ The Balanced Payment Plan (BPP)—Designed to eliminate big swings in a customer’s monthly payments by averaging energy costs over the year. On enrollment, PG&E averages the amount of energy used by the household in the past year to derive the monthly BPP amount. PG&E checks the household’s account every four months to make sure that its estimated average is on target. If the household’s energy use has increased or decreased dramatically, PG&E will change the amount of monthly payment so that the household does not overpay or underpay too much over the course of a year.
▪ The Low-Income Home Energy Assistance Program (LIHEAP) Block Grant—Funded by the federal Department of Health and Human Services, LIHEAP provides two basic types of services. Eligible low-income persons, via local governmental and nonprofit organizations, can receive financial assistance to offset the costs of heating and/or cooling dwellings, and/or have their dwellings weatherized to make them more energy efficient. This is accomplished through these three program components:
o The Weatherization Program provides free weatherization services to improve the energy efficiency of homes, including attic insulation, weather-stripping, minor home repairs, and related energy conservation measures. o The Home Energy Assistance Program provides financial assistance to eligible households to offset the costs of heating and/or cooling dwellings. o The Energy Crisis Intervention Program provides payments for weather-related or energy-related emergencies.
▪ The Family Electric Rate Assistance Program—PG&E’s rate reduction program for large households of three or more people with low to middle incomes. It enables lowincome large households to receive a Tier 3 (131 percent to 200 percent of baseline) electric rate reduction on their PG&E bill every month. ▪ Medical Baseline Allowance Program—PG&E offers additional quantities of energy at the lowest (baseline) price for residential customers that have special medical or heating/cooling needs.

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Housing Goals, Policies, and Programs
General Strategy
The Regional Housing Needs Allocation is based on regional housing needs as determined by the state. The Town remains committed to ensuring that residential development and housing opportunities within the Town will build upon the progress made through the 2002, 2009 and 2015–2023 Housing Elements.

In order to meet a substantially increased RHNA obligations, the Town’s approach to providing additional low and moderate income housing opportunities will be the creation of new multifamily zoning and multifamily overlay zoning in select and limited areas of the Town. The strategy is to allow and encourage relatively high density housing on large institutional sites and to minimize the rezoning of single-family residential areas to a new multifamily zone. Additionally, the strategy will help preserve the majority of the Town’s semirural residential environment and retain the predominantly rural character and natural setting of the community.

The Town will continue to emphasize the construction of new accessory dwelling units on existing lots and in future subdivisions, and the conversion of portions of existing primary residential units to ADUs, which are a practical solution for affordable housing in affluent and semirural communities such as Los Altos Hills with large, existing lot sizes.

The Town has had success with the strategy of facilitating and encouraging ADU production in the last Housing Element Update cycle and will continue to build on that success. The Town met its RHNA for lower-income and above moderate-income households and is projected to meet the remaining RHNA goals for moderate-income by the end of the 5 th cycle planning
period ending January 31, 2023.

On the following pages are a series of goals, policies, programs, and quantified objectives designed to guide the Town along a path of ensuring housing opportunities for all existing and future residents of the community.

Encourage New Housing Production
Goal 1: Ensure that all local housing needs and the Town’s fair share of the regional housing needs identified in the ABAG RHNA are met while protecting the Town’s sensitive natural resources and predominantly rural residential land-use pattern. ▪ Policy 1.1: Allow multi-family housing in designated areas to meet the town’s Regional Housing Needs Allocation for affordable housing.
▪ Policy 1.2: Ensure that new residential development and reconstruction, and rehabilitation of existing residences preserve existing views, hills, ridgelines, water courses, riparian vegetation, open spaces, native trees, and Town character as much as possible while remaining consistent with all aspects of state housing law.

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▪ Policy 1.3: Encourage both the private and public sectors to produce or assist in the production of housing with particular emphasis on housing that is affordable to persons with disabilities, the elderly, large families, female-headed households with children, veterans, and homeless persons.
▪ Policy 1.4: Continue to facilitate and promote the development of accessory dwelling units on single-family parcels.
▪ Policy 1.5: Work and cooperate with the Foothill-DeAnza Community College District to support the development of housing at Foothill College. ▪ Policy 1.6: Maintain and improve necessary community services and amenities as needed to accommodate multi-family development.
▪ Policy 1.7: Allow by-right approval of projects containing 20% or more units affordable to lower-income households for the proposed sites in the multifamily zone and overlay zone to meet the lower-income household RHNA requirements. ▪ Policy 1.8: Ensure that residential development sites have appropriate and adequate services and facilities, including water, wastewater, and neighborhood infrastructure.

Removal of Governmental Constraints
Governmental constraints to the development of affordable housing exist in every community. The types of governmental constraints in Los Altos Hills are typical of those constraints and include zoning regulations, code enforcement, on and off-site improvements, fees and exactions, processing, and permit procedures. These categories are required to protect the public’s health and safety or to provide for necessary infrastructure to support the project. To ensure that such governmental constraints are minimized as a barrier to the creation of housing opportunities, the Town will constantly monitor impacts on the feasibility of projects and remove constraints wherever possible.

Goal 2: Reduce or remove unnecessarily restrictive governmental constraints to the development, improvement, and maintenance of housing where feasible and legally permissible.
▪ Policy 2.1: Review Town policies and regulations on a regular basis to ensure that the regulations, the process, and the fees do not lead to unnecessary impediments to housing development nor unnecessary increases in housing development costs. ▪ Policy 2.2: Continue cooperative agreements, as appropriate, with State, County, and other agencies, so that community housing needs are met to the greatest degree possible.
▪ Policy 2.3: Offer financial and/or regulatory incentives, where feasible, to offset or reduce the costs of developing quality housing affordable to a wide range of households.

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▪ Policy 2.4: Make sure the Town’s development regulations accommodate housing needs for lower-income households and special needs persons. ▪ Policy 2.5: Establish objective design standards to facilitate streamlined project permitting.
▪ Policy 2.6: Incentivize development of affordable housing through density bonuses.

Conserve, Preserve, and Improve the Housing Stock
Goal 3: Maintain and preserve the quality of the Town’s housing stock. ▪ Policy 3.1: Encourage all households to maintain and rehabilitate housing to prevent deterioration.
▪ Policy 3.2: Encourage the rehabilitation of deteriorating houses where feasible and provide assistance when possible for households who cannot afford the costs of such improvements.
▪ Policy 3.3: Incentivize energy efficient buildings and conservation as part of new construction and rehabilitation.

Special Housing Needs and Assistance
Goal 4: Meet the needs of all Los Altos Hills residents, especially households with unique and special needs.
▪ Policy 4.1: Make provisions for all low-income families to receive and/or be advised of the existence of any special housing financial assistance which currently exist or become available in the future.
▪ Policy 4.2: Allow housing that meets the special housing needs including but not limited to seniors, persons with disabilities, and persons in need of emergency or transitional housing.
▪ Policy 4.3: Encourage and enable non-profits and other governmental and communitybased organizations to provide assistance and necessary support services to residents and persons with special needs to successfully function as full members of the community.
▪ Policy 4.4: Amend the Zoning Ordinance to remain in compliance with applicable state law, to reduce constraints to emergency shelters, low barrier navigation centers, supportive housing, and group homes.
▪ Policy 4.5: Pursue funding sources for affordable housing. ▪ Policy 4.6: Promote production of housing for seniors on the RHNA sites.

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Affirmatively Furthering Fair Housing
Goal 5: Promote housing opportunity and mobility for all residents to reside in housing of their choice, overcome patterns of segregation, and foster a more inclusive community free from barriers that restrict access to opportunity based on protected characteristics including but not limited to race, color, national origin, religion, sex (including gender identity and sexual orientation), familial status, or disability. ▪ Policy 5.1: Allow and facilitate the construction of housing that is affordable to a wide range of household types, sizes and incomes.
▪ Policy 5.2: Allow and facilitate the construction of a wide range of housing types, including multifamily or low-income rental opportunities, in high opportunity areas with access to employment and transportation services.
▪ Policy 5.3: Encourage the development of residential units that are accessible to disabled persons or are adaptable for conversion to residential use by disabled persons.
▪ Policy 5.4: Reasonably accommodate persons with disabilities who seek waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the Zoning Ordinance. ▪ Policy 5.5: Accommodate emergency shelters, low barrier navigation centers, transitional housing, supportive housing, residential care facilities, and community care facilities in compliance with State laws.
▪ Policy 5.6: Improve awareness, access, and use of education, training, complaint investigation, and mediation services of the fair housing service provider. ▪ Policy 5.7: Refer complaints of discrimination to groups such as the Mid-peninsula Citizens for Fair Housing to provide fair housing services. ▪ Policy 5.8: Improve awareness of housing that is affordable to a wide range of household types and incomes
Housing Awareness, Education and Outreach
Goal 6: Increase awareness of housing rights and responsibilities through frequent and effective education and outreach.
▪ Policy 6.1: Continually engage the community and policy-makers with regular workshops, informational bulletins, and easily accessible information on the Town website, and informational booths at events.
▪ Policy 6.2: Conduct special workshops on specific topics or for specific groups. ▪ Policy 6.3: Demonstrate the value and benefits of providing new types of housing and increased diversity of new residents in the community.

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Quantified Objectives
Housing Element law requires that quantified objectives be developed with regard to new construction, rehabilitation, conservation and preservation activities that will occur during the eight-year Housing Element cycle. Table 71 summarizes the Town of Los Altos Hills’ quantified objectives for the provision of affordable housing opportunities based on its programs during the eight-year 2023–2031 Housing Element cycle. ▪ The New Construction objective represents the Town’s RHNA of 125 units for very lowincome households, 72 units low-income households, 82 units for moderate-income households, and 210 units for above moderate-income households. ▪ The Rehabilitation objective represents the potential number of units that may require some form of repair or significant maintenance to remain habitable. ▪ The Conservation/Preservation objective reflects the opportunity to maintain ADUs and future below-market rate units as an affordable housing option in Los Altos Hills.

Table 71: Total Quantified Objectives Los Altos Hills, 2023–2031 Target Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
New Construction 125 72 82 210 489
Rehabilitation 0 0 0 15 15
Conservation/Preservation 10 10 10 0 30
Programs
The programs in this section of the Housing Element describe specific actions the Town will carry out over the eight-year Housing Element cycle to satisfy the community’s housing needs and meet the requirements of State law. The programs are organized in the following six major housing goals.
▪ Housing Production
▪ Removal of Governmental Constraints
▪ Housing Preservation and Improvement
▪ Special Housing Needs
▪ Affirmatively Furthering Fair Housing
▪ Education and Outreach

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Programs
A. Housing Production
Number Title Action Responsible
Party
Funding
Source Timeline
A-1
Availability of
Adequate Sites
for New Housing
to meet the
Regional Housing
Needs Allocation
(RHNA)
Rezone at least 1934 acres via an overlay zone and
rezone to ensure that the Town fully meets RHNA
capacity within three years of the adoption of the
housing element, including a buffer of 15% of the RHNA
to ensure adequate capacity.

Create a high density multifamily infill overlay zone that requires a minimum of 20 du/ac and a maximum
densitypermits densities of at least 2430 du/ac for at
least 1519 acres on institutional properties.

Rezone 4.515 acres from R-A to a new multifamily zone
with a minimum density of 20 du/ac and a maximum
density of 24 du/ac.

The combined rezone and overlay zone will include
capacity for at least 377 units as identified in the sites inventory.

The Town will amend the zoning code to ensure
compliance with all by-right requirements pursuant to
Government Code section 65583.2, subdivisions (h) and
(i) through Program A-4.

The Town will initiate the rezoning process, including the retention of a consultant to create a multifamily zone
PBD General
Fund
Complete
rezoning by Q1,
2026, or as
required by
state law
Mid-cycle
review in Q1
2027. Any
additional
zoning
amendments
by Q1 2028, or
as required by
state law

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Number Title Action Responsible
Party
Funding
Source Timeline
and multifamily overlay zone with appropriate and
objective development standards and design guidelines
(see Program B-4B-4).

The overlay multifamily zones and any future zones will allow for a variety of uses as identified in the constrains analysis of the Housing Element. This includes allowing for multifamily housing, SROs, and transitional and
supportive housing as required by state law.

The Town will conduct a mid-cycle review of
development progress and the effectiveness of the new
zone in 2027. The review will address the availability of sites, progress toward development and likelihood of
residential development. Should the mid-cycle review or a subsequent review in 2029 find that the zone and sites are not effective in facilitating residential development in the planning period, the Town will either identify
additional incentives for existing sites, or identify and make available additional sites for multifamily
development for and complete the overlay zone or
rezoning within one year.

Quantified Objective: Provide adequate sites to
accommodate the Town’s entire RHNA allocation.

Selection of consultant by end of Q1 2023. Creation and implementation of multifamily housing zone and overlay
zone by Q1 2026, or as required by state law. Rezone

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Number Title Action Responsible
Party
Funding
Source Timeline
approximately 1934 acres to allow densities of 20-2430
du/ac.

A-2
No Net Loss
Monitoring
To ensure that the Town monitors its compliance with
SB 166 (No Net Loss), the Town will develop a procedure to, and will, track:
• Unit count and income/affordability assumed on
parcels included in the sites inventory.
• Actual units constructed and
income/affordability when parcels are
developed.
• Net change in capacity and summary of
remaining capacity in meeting remaining RHNA.

The Town will resubmit APRs from any years that an APR
was not submitted.

Quantified Objective: No net loss of capacity below the RHNA requirement during the planning period.

PBD General
Fund By Q1, 2024
A-3 Surplus Lands
Assess Town-owned properties for their potential
redevelopment or development for residential uses that
include housing for extremely low-income households
and those with special needs such as seniors and
persons with disabilities. Pursuant to that assessment, identify sites with residential development potential.

Comply with surplus land determination process and
implement the Surplus Lands Act to annually review
Town-owned parcels, provide notices of availability,
engage in negotiation or disposal of sites declared to be PBD General
Fund
Annual review
in conjunction
with the review
of Surplus
Lands.

Develop list of
nonprofits by
Q1 2025.

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Number Title Action Responsible
Party
Funding
Source Timeline
surplus, provide affordable housing developers the first right of refusal for designated surplus lands, and comply with other applicable requirements regarding
development of affordable housing on surplus
properties and reporting requirements in compliance
with the Surplus Land Act.

There are no Town-owned properties included in the
RHNA. Should a Town-owned property be identified as
surplus through the annual review of lands as required
by the Surplus Land Act, the Town will provide required notices of availability of properties declared surplus in conformance with the requirements of the Surplus Land
Act, and will establish a schedule and process for
disposition via an RFP process within 6 months of
identification of surplus land. The Town will develop a list of active nonprofit housing developers in the region to receive RFPs.

A-4
By-Right Approval
of Projects with 20
Percent Affordable
Units on “Reuse” or
rezone and overlay
zone lower income
sites
The Town will amend the zoning code to ensure
compliance with all by-right requirements pursuant to
Government Code section 65583.2, subdivisions (h) and
(i).

Pursuant to GC 65583.2(h) and (i), amend the Zoning
Ordinance to require by-right approval of housing
development that includes 20 percent of the units as
housing affordable to lower-income households, on
sites being used to meet the 6th Cycle RHNA that
represent “reuse sites” previously identified in the 4th and 5th cycles Housing Element.

PBD General
Funds By Q1, 2026

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Number Title Action Responsible
Party
Funding
Source Timeline
Establish a by-right process for rezone sites and sites that are in the overlay zone to meet the lower-income
RHNA shortfall.

A-5 Minimum Density
Amend the Zoning Ordinance to establish minimum
densities to ensure that parcels are able to be
developed at appropriate densities for lower-income
development, per Government Code section 65583.2(h).

PBD General
Fund By Q1, 2026
A-6
Inclusionary
Housing Ordinance
Conduct an inclusionary zoning feasibility study to
identify appropriate inclusionary requirements that will not constrain housing production. Upon a
demonstration of feasibility, develop and amend the
Zoning Ordinance to establish inclusionary housing
requirements so that new developments reserve up to
15 percent of the total units for lower- and moderateincome households.

Quantified Objective: With a determination of feasibility based on inclusionary zoning study, the Inclusionary
Housing ordinance to be adopted by Q1 2026. Creation
of 50-75 affordable units through the inclusionary
zoning process.

PBD General
Fund
The ordinance
will be adopted
by Q1, 2026
A-7
ADU Tracking and
Monitoring
Continuously track the Town's progress for ADUs. Each
year, analyze the affordability of ADUs built in the Town.

Within the Housing Element period, assess whether
additional strategies are necessary to increase ADU
production. If annual production and affordability rates do not match the estimates included in the Housing
PBD General
Fund
Maintain
tracker as ADU
permits are
submitted.

Review
strategies

Town of Los Altos Hills Housing Element
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Number Title Action Responsible
Party
Funding
Source Timeline
Resources Section, update the RHNA strategy to ensure
that the Town continues to maintain adequate capacity
for all income-levels.

In the event of an ADU shortfall that results in a net loss of units below the RHNA, adopt another ADU program
within six months to facilitate additional ADU
production.

Additionally, the Town will conduct a mid-cycle review of development progress, including of ADU trends in 2027.

Should the mid-cycle review find that ADU trends are
not at the levels anticipated to meet the RHNA, the Town will either identify additional incentives for existing sites, or additional sites for the overlay zone or rezoning.

Quantified Objective: Development of 20 ADUs per
year, for a total of 160 during the planning period.
annually as part
the Annual
Progress
Report process.

Six months
after significant
mid-cycle
shortfall.

Mid-Cycle
review in 2027,
with any
additional
zoning
amendments
completed by
Q1 2028.

A-8
Pre-Approved ADU
Plans
The Town will develop pre-approved, “model” plans for
ADUs that meet building and fire codes, height and size requirements, including designs that are ADA accessible.

The Town will work with the Santa Clara County Housing
Collaborative on the option of creating a sub-regional
program of pre-approved ADU plans that are available
to all residents and cities in Santa Clara County. The
Town may use models developed by other cities.

PBD General
Fund
By Q1, 2025

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Number Title Action Responsible
Party
Funding
Source Timeline
The Town will require development of five or more units to include an ADU option in their development.

Quantified Objective: Develop four (4) pre-approved
plans for ADUs. Target development of 20 ADUs per
year, for a total of 160 during the planning period.

A-9
Outreach and
Technical
Assistance to RHNA
Site Owners and
Affordable Housing
Developers
To promote and facilitate the near-term development of
RHNA sites, especially to meet the needs of lower,
moderate, ELI and special needs households, the Town
will proactively conduct outreach annually to inform
property owners and affordable housing developers
with residential development potential and provide
technical assistance and coordination for property
owners and housing developers on RHNA sites.

Technical assistance includes but is not limited to:
permit processing, site design, and site placement, and infrastructure planning.

PBD General
Fund
Initially by Q3,
2023, and
annually
thereafter
A-10
Waive Pathway Fee
for ADUs
Extend the Pathway Impact fee waiver for ADUs through
RHNA cycle 6 planning period.

Quantified Objective: Development of 20 ADUs per
year, for a total of 160 during the planning period.

PBD General
Fund By Q3, 2023

Town of Los Altos Hills Housing Element
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Number Title Action Responsible
Party
Funding
Source Timeline
A-11 Large Sites
To encourage and facilitate the development of
affordable housing on larger sites (greater than 10
acres), the City will regularly and at least once a year coordinate with property owners and assist in site
planning, parceling and other mechanisms to promote
site sizes between 1 and 10 acres and affordable
housing consistent with the assumptions in the sites
inventory.

Affordable housing projects will receive priority and
expedited review, and other incentives in conjunction
with Program B-1.

PBD General
Fund
Coordination
with property
owners on an
annual basis

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Number Title Action Responsible
Party
Funding
Source Timeline
A-12
Conversion to
Duplex or Triplex
To increase housing opportunity and mobility beyond
identified RHNA sites, the Town will amend the zoning
ordinance to allow existing, conforming single family
residences to be converted to up to three units (i.e., into a duplex or triplex), subject to objective development
standards to be prepared by the Town. These
conversion units would be permitted in residential areas in specific portions of the R-A zone that are in lower fire hazard areas with adequate water and sewer service
availabilities, as determined by the City Council through the zoning ordinance amendment process, which goal is
to identify areas that increase housing choice and
mobility throughout Town and will include areas equal
to at least 25% of conforming single family residences in the Town. The Town will conduct a mid-cycle evaluation
to examine progress of the conversion units program.

Quantified Objective: Conversion of 50 single family
homes to duplexes or triplexes throughout the planning
period.

PBD General
Fund
Amend Zoning
by Q1, 2027
A-13
ADU Survey &
Tracking
The Town will create a process to survey ADU and SB 9
applicants and owners of intended use and occupancy,
rent ranges to track affordability and occupancy as part of the application process. Town will conduct mid-cycle review and provide additional program requirements,
rezoning or additional incentives if ADU vacancies are
greater than 20% within six months.

Quantified Objective: 80% of ADUs are occupied.

PBD General
Fund
Develop
application
survey by Q2,
2023; mid-cycle
adjustments by
Q1 2028

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Number Title Action Responsible
Party
Funding
Source Timeline
A-14
Backup and
Replacement Sites
The Town will continue to identify and maintain a list of potential backup and replacement sites, including a web page location where residents can volunteer their
properties for possible future rezone for future
affordable housing and inclusion in the duplex/triplex
conversion program (A-12).

Consistent with Program A-1, the Town will continue to
monitor the opportunity sites zoned for multifamily
development.

PBD General
Fund
Web page for
owners
operational by
Q3 2024
Concurrent
with the
timeline set
forth in
Program A-1
B. Constraint Removal
Number Title Action Responsible
Party
Funding
Source Timeline
B-1
Permit
Streamlining
Establish and implement expedited permit processing for affordable housing projects, including projects that qualify for density bonuses (in compliance with SB 35 and SB
330). Advertise the expedited permit process on the
Town’s website and circulate a notice with the Building Industry Association and Chamber of Commerce.

PBD General
Fund By Q1, 2026
B-2
Zoning and
General Plan
Densities
Amend the Zoning Ordinance to ensure that the
maximum density allowed the General Plan is achievable
(Housing Accountability Act/AB 3194).

PBD General
Fund By Q1, 2024

Town of Los Altos Hills Housing Element
Programs 238
Number Title Action Responsible
Party
Funding
Source Timeline
B-3
Density Bonus
Updates
Amend the Zoning Ordinance to update density bonus
regulations to meet updated state requirements (AB 2345, SB 1763, SB 1227).

PBD General
Fund By Q1, 2026
B-4
Objective
Standards
Pursuant to SB 330, adopt objective design standards and Design Review Board handbooks to ensure development
standards, design guidelines, and findings are objective, promote certainty in the planning and approval process.

This includes revising the definition of “family” to remove subjective language could be misinterpreted as a
requirement that would limit unrelated individuals from forming a household.

PBD General
Fund By Q1, 2026
B-5
Climate Action
Plan
Implementation/
Energy Efficient
Project
Streamlining
Provide incentives to encourage energy efficient projects, including implementation of the identified community
measures and actions identified in the 2021 Climate
Action Plan.

Actions include: incentives for electrification and energy efficient buildings, permit streamlining for electrification, a subsidized home electrification assessment, Electric
Vehicle Charging Station Permit Streamlining, and Reach Codes.

PBD General
Fund
Initially adopt
incentives by Q1,
2024 and
ongoing
throughout
planning period
B-6
ADU Ordinance
Update to Meet
State Law
Monitor state law on an annual basis and revise the
Zoning Ordinance as appropriate. The Town has sent the
ADU ordinance to the State and is currently in compliance with State law. The Town will make any revisions to the ADU ordinance as necessary per any further State review.

PBD General
Fund
Initially by Q1,
2024 and
annually
thereafter

Town of Los Altos Hills Housing Element
Programs 239
Number Title Action Responsible
Party
Funding
Source Timeline
B-7
Public Fees,
Standards, and
Plans Online
Pursuant to AB 1483, the Town will compile all
development standards, plans, fees, and nexus studies in an easily accessible online location. The Town will update its zoning and general plan maps to provide a high quality, parcel-specific reference.

Quantified Objective: Information will be available on
development standards, plans, fees, and nexus studies on Town website. Amendments to zoning and general plan
maps.

PBD General
Fund
Website
availability by
Q3, 2023 if not
already
available;
remainder
efforts by Q1,
2026
B-8 Infrastructure
Update Town Sewer Master plan with the projected
demand, and work with the City of Palo Alto and City of Los Altos to ensure the system has the required capacity.

Quantified Objective: An updated plan to provide
adequate infrastructure capacity for sewer and water to meet the Town’s RHNA for the planning period.

PBD
Sewer
Fund and
General
Fund
By Q1, 2026
B-9
Reasonable
Accommodations
Procedure
The Town will adopt a clear and objective procedure to
follow for reasonable accommodation requests for land
use and zoning decisions and procedures that ensures
that housing for people with disabilities is attainable without discretionary review. The reasonable
accommodations procedure will include procedures and
findings to ensure certainty and provide for clear decisionmaking standards for the process.

Quantified Objective: Adopted Reasonable
Accommodations procedure.

PBD General
Fund By Q1, 2025

Town of Los Altos Hills Housing Element
Programs 240
Number Title Action Responsible
Party
Funding
Source Timeline
B-10
SB 9 Ordinance
Amendments
The Town is in the process of adopting a revised,
permanent SB 9 ordinance and will complete an ordinance in compliance with state law by Q1, 2024. The permanent SB 9 ordinance will include a number of revisions from the interim ordinance including:
• Allow SB 9 units constructed on newly created SB
9 parcels to have default floor areas greater than
800 square feet as currently stated in the interim
ordinance, and require compliance with the
Town’s objective design standards which will be
prepared as a part of the permanent ordinance.

Additionally, allow SB 9 units the ability to obtain
additional floor areas based on availability of
Maximum Floor Area for the parcel and/or
adherence to standard setbacks and easement
dedication requirements as incentives. Maximum
size of SB 9 units constructed on existing parcels
will be determined through the Town’s Maximum
Floor Area/Maximum Development Area formula
applicable to single-family residential
developments in Town.
• Remove affordability restriction to promote
development of units of all income levels, rather
than only affordable units.

PBD General
Fund By Q1, 2024

Town of Los Altos Hills Housing Element
Programs 241
Number Title Action Responsible
Party
Funding
Source Timeline
B-11
Grading
Ordinance
Amendment
Amend the Town’s current grading ordinance Section 10-

2.404 to state that City Engineer “may” restrict grading permits instead of “shall” and to allow grading permits to be issued year-round, subject to appropriate conditions of approval for seasonal constraints.

PBD General
Fund By Q1, 2024
B-12
Improve Existing
Permit Tracking
System
Update and improve the Town’s permit tracking and
reporting system to provide transparency and consistency during development review. The updated permit tracking
system will allow applications to be submitted online, fee payment online, and include updated tracking of permit
status online.

Quantified Objective: Online tracking system available to applicants by Q2 2023.

PBD General
Fund By Q2 2023
B-13 Fee Nexus Study
Conduct fee nexus study and make appropriate revisions
to assure that the fees charged do not exceed the Town’s costs of delivering services. As a part of developing a fee schedule for multifamily uses, the City will establish and ensure fees will not constraint multifamily housing
development by Q1, 2025.

PBD General
Fund By Q1, 2027
B-14
Simplified
Planning Process
Prepare and upload a simplified worksheet for LUF
calculations for development projects
Quantified Objective: Available simplified LUF worksheet on Town website.

PBD General
Fund By Q1, 2024

Town of Los Altos Hills Housing Element
Programs 242
Number Title Action Responsible
Party
Funding
Source Timeline
B-15
Streamline
Committee
Review Process
Amend the Town’s Zoning Ordinance to limit advisory
committee meetings to one meeting, and require
comments be provided to the decision making body within thirty days of a complete application. Further, specify that advisory committee review shall only provide comments
relating to conformance with the General Plan, Municipal Code, Council- adopted policies and guidelines, and
specific, Objective Design Standards.

PBD General
Fund By Q3, 2024
B-16
Story Pole Policy
Revisions
The Town will develop a process to streamline the story pole requirement or will allow a rendering to be provided in lieu of Story Poles.

PBD General
Fund By Q3, 2025

Town of Los Altos Hills Housing Element
Programs 243
C. Housing Preservation and Improvement
Number Title Action Responsible
Party
Funding
Source Timeline
C-1
Preservation of
At-Risk Housing
Implement strategies to preserve future units identified as being at risk of converting to market-rate housing.

Strategies include:
• Monitoring project status annually.
• Notify property owners annually about compliance with the extended noticing requirement (three year, one-year, and 6 month Notice of Intent) under state law.
• Include preservation as an eligible use in Notices of Funding Availability.
• If below-market rate units appear to be at risk of
conversion, work with qualified operators, HCD, and the property owners to preserve the housing for lowerincome households.

PBD General
Fund
Ongoing,
annual
monitoring and
noticing
C-2 CDBG Allocations
Participate through Santa Clara County in the Federal
Housing and Community Development Block Grant
Program to provide housing rehabilitation loans for low and moderate income housing units/households. Make
information about CDBG funds available to the Town
residents on the Town Website.

PBD CDBG
Ongoing,
annual CDBG
allocation
C-3
Displacement
Prevention
Program
Pursuant to GC 65583.2(g)(3) and 65915(c)(3), ensure that when existing housing is demolished, at least an equivalent number of units at the same level of affordability as the existing units are created as replacements.

Quantified Objective: No net loss of affordable units.

PBD General
Fund
Ongoing, as
needed

Town of Los Altos Hills Housing Element
Programs 244
Number Title Action Responsible
Party
Funding
Source Timeline
C-4
Energy Efficient
Housing
Continue to implement the CALGreen Building Code and
Encourage Energy efficient buildings.

Assist/inform homeowners of PG&E energy efficiency
programs.

Quantified Objective: Inform 20 homeowners annually of
PG&E energy efficiency programs.

PBD General
Fund
Ongoing, as
needed
C-5
Water
Conservation
Publicize the County Water-Wise Audit and Lawn removal
incentive program. Under the program, residents can
receive up to a $3,000 rebate and commercial and
multifamily properties can receive up to a $100,000 rebate by replacing high water using plants such as turf grass, with low water using plants from our Approved Plant List or by installing permeable hardscape.

PBD Valley
Water
Ongoing, as
needed
D. Housing Assistance
Number Title Action Responsible
Party
Funding
Source Timeline
D-1
Housing Choice
Vouchers
Assist eligible, low-income households in receiving
Housing Choice Voucher assistance. Market housing
vouchers and inform landlords that discrimination
based on source of income (including vouchers) is
prohibited.

Quantified Objective: Provide information on HCVs to
50 households throughout the planning period.

PBD
LIHTC
CalCHA
bonds
CHFA
HOME
Continuous
and ongoing

Town of Los Altos Hills Housing Element
Programs 245
Number Title Action Responsible
Party
Funding
Source Timeline
D-2
Affordable
Housing and
Services Funds.

Funding
strategies for
affordable
housing and
supportive
services
Allocate funding in a competitive process or issue
Notice of Funding Availability (NOFA), in an equitable
manner for affordable housing development and/or
supportive services.

Pursue funding sources for affordable housing through
LIHTC, CalCHA bonds, CHFA, HOME Investment
Partnership Program, etc. for affordable housing.

PBD
LIHTC
CalCHA
bonds
CHFA
HOME
Continuous
and ongoing
D-3
Landlord -
Tenant
Mediation
Continue to utilize Santa Clara County’s contract with a fair housing specialist to provide fair housing and
landlord/tenant mediation services. Provide LandlordTenant mediation through Los Altos Dispute Resolution Services or another similar service. Distribute
information about these services to tenants through a
variety of media and online outlets, namely the Town
website, the Los Altos Hills and paper materials at the Town Hall.

Quantified Objective: Increase inquiries to fair housing specialist for information and referral. Increase traffic and downloads to the Town’s housing website by 20%
throughout the planning period. Provide fair housing
materials at Planning and Development Services booth
at Town events at least once a year. Promote
educational materials and resources through at least
three different mediums (paper/hard copies, social
media, direct mailers, in-person events, website)
PBD
Fair Housing
Specialist
General
Fund
Continuous
and ongoing

Town of Los Altos Hills Housing Element
Programs 246
E. Special Housing Needs
Number Title Action Responsible
Party
Funding
Source Timeline
E-1
Fair Housing
and Mobility
Education and
Counseling
Provide education and literature on fair housing,
housing mobility, and resolving disputes; providing
Health, Safety and Building referrals; distributing
landlord/tenant guidebooks printed by the
Department of Consumer Affairs; provide Housing
Choice Voucher Assistance referrals; providing
counseling and resolution of housing discrimination
complaints.

Quantified Objective: Increase inquiries to fair
housing specialist for information and referral.

Increase traffic and downloads to the Town’s housing
website by 20 percent throughout the planning
period. Provide fair housing and housing choice and
mobility materials at Planning and Development
Services booth at Town events at least once a year.

Promote educational materials and resources
through at least three different mediums
(paper/hard copies, social media, direct mailers, inperson events, website). Provide educational materials to 50 people annually.

PBD General
Fund, CDBG
Continuous
and ongoing

Town of Los Altos Hills Housing Element
Programs 247
E-2
Emergency
Shelters
Amend the Zoning Ordinance to amend the
emergency shelters requirements to ensure that
shelters are not subject to standards that do not
apply to other uses in the R-A zone or development
standards that are not objective or inconsistent with
state law and to address spacing or proximity
requirements, bed limits, and parking requirements
in conformance with state law. These amendments
include crafting additional objective standards
consistent with Government Code section 65583(a)(4)
and related applicable state law and permitting
emergency shelters as a primary use in the R-A zone.

Specifically, Section 10-1.702.j of the Zoning
Ordinance will be reviewed and revised to ensure
compliance with Government Code section 65583 as
follows:
• Remove the requirements that emergency
shelters be within 1,000 feet of a public
transit stop
• Require that parking requirements are set
based on staff level only and not more than
other residential uses within the same zone
• Revise the requirement for submission of
management plan to contain objective
factors only- specifically, that the plan is to
demonstrate the provision of onsite
management (including in-take
requirements, facility operation standards,
hours of operation and services and
PBD General
Fund By Q1, 2024

Town of Los Altos Hills Housing Element
Programs 248
Number Title Action Responsible
Party
Funding
Source Timeline
oversight to be provided), length of stay,
lighting, and security for the facility
• Evaluate the maximum number of beds to be
served by the facility.
• Ensure that all standards that apply to
emergency shelters are objective
E-3
Low Barrier
Navigation
Centers
Pursuant to SB 48, amend the Zoning Ordinance to
establish provisions for low-barrier navigation
centers (LBNCs). Allow LBNCs that meet specific
objective requirements by-right in areas zoned for
mixed-uses and Public or Institutional Uses.

PBD General
Fund By Q1, 2024

Town of Los Altos Hills Housing Element
Programs 249
Number Title Action Responsible
Party
Funding
Source Timeline
E-4
Transitional
and Supportive
Housing
Pursuant to AB 2162 and AB 2988, supportive
housing meeting certain criteria must be permitted
by-right where residential uses are permitted. Permit
transitional and supportive housing as a residential
use in all zones allowing residential uses and only
subject to those restrictions that apply to other
residential dwellings of the same type in the same
zone. Review AB 2162 and amend Zoning Ordinance
to ensure compliance.

The Town will ensure compliance with all state law
regarding transitional and supportive housing. This
includes ensuring transitional and supportive
housing is allowed as a residential use in all zones
allowing residential uses and is only subject to those
restrictions that apply to other residential dwellings
of the same type in the same zone.

To establish additional zoning opportunities for a
variety of housing types, transitional and supportive
housing will be allowed, as required by state law, in
the multifamily overlay zones and any future zones
that will be created through Program A-1.

PBD General
Fund By Q1, 2025

Town of Los Altos Hills Housing Element
Programs 250
Number Title Action Responsible
Party
Funding
Source Timeline
E-5
Residential
Care
The Town will update its code to expressly permit the
development of residential care facilities (6 or fewer
residents) in residential zones. Adopt objective
standards for residential care homes with 7 or more
individuals in residential zones.

PBD General
Fund By Q1, 2025
E-6
Priority Water
and Sewer
Service for
Affordable
Housing
Developments
Pursuant to Government Code 65589.7, work with
public service providers to establish written
procedures for the prioritization of water and sewer
services to housing developments serving lowerincome households.

PBD, Public
Works, Purissima
Hills Water
District, Cal
Water, City of
Los Altos, City of
Palo Alto
General Plan By Q1, 2024
E-7
Senior Center
Funding
Continue to provide financial support to the
Community Services Agency and the Los Altos Senior
Center for the provision of such services as
emergency assistance, nutrition and hot meal
programs, information and referral, and senior care
management.

Quantified Objective: Maintain or increase annual
financial support.

PBD General
Fund
Annually in
the budgeting
process
E-8
Farmworker
and Employee
Housing
Pursuant to Health and Safety Code sections
17021.5, 17021.6, and 17021.8, define and permit
employee housing in compliance with the Employee
Housing Act. Revise zoning to allow farmworker
housing in all agricultural zones throughout the
Town.

PBD General
Fund By Q1, 2025

Town of Los Altos Hills Housing Element
Programs 251
Number Title Action Responsible
Party
Funding
Source Timeline
E-9
Single Room
Occupancy
(SROs)
Continue to allow SROs on public and institutional
land uses. Implement a code amendment to create
objective standards and further encourage the
development of SROs in the Town.

To establish additional zoning opportunities for a
variety of housing types, SROs will be allowed as an
accessory use in the multifamily overlay zone,
multifamily zone, and any future zones that will be
created through Program A-1.

PBD General
Fund By Q1, 2025
E-10
Incentives For
Senior
Development
Create a set of incentives for development of senior
housing on RHNA sites zoned for multifamily
development. Specifically, the Town will:
• Develop a process for expedited review of
senior housing projects
• Reduce parking standards for senior housing
projects
• Biennially, contact developers to inform them
of the opportunity to develop senior housing
in the Town and help connect developers to
property owners to facilitate their
development
Quantified Objective: Adopted set of incentives for
senior housing.

PBD General
Fund
Initially by Q1,
2025; Biennial
outreach to
developers

Town of Los Altos Hills Housing Element
Programs 252
Number Title Action Responsible
Party
Funding
Source Timeline
E-11
Incentives for
Lower-Income
Housing
Development
Create a set of incentives for the development of
housing affordable to lower-income households,
especially extremely low-income (ELI) households.

Specifically, the Town will:
• Amend the zoning ordinance to adopt a set
of density bonus incentives beyond state law
for ELI housing units
• Develop a program that would provide for
financial assistance for infrastructure studies
related to sewer and water improvements
necessary for affordable housing. Annual
contact of affordable developers to identify
housing opportunities and assist with
funding and various other incentives to
facilitate housing development.

Quantified Objective: Development of 62 ELI housing
units.

PBD General
Fund By Q3 2025

Town of Los Altos Hills Housing Element
Programs 253
F. Affirmatively Furthering Fair Housing
Number Title Action Responsible
Party
Funding
Source Timeline
F-1
Place-Based
Community
Improvements
– Streetscape
and Right of
Way
Improvements
Develop programs and strategies to create placebased improvements through investments in the public right of way. Specific actions include:
• Streetscape improvements adjacent to the
lower-income RHNA sites to ensure safe
pedestrian and transit access, where applicable.
• Provide technical assistance to property owners
and future developers to assist in the design of
any required infrastructure improvements.

PBD
PWD
Staff time,
General
Fund, CDBG
Between 2029
and 2031
F-2
Housing
Mobility
In coordination with Programs A-1, A-3,and A-6,
allow multifamily residential opportunities in the
Town. Additionally, in coordination with programs
G-1 and G-3, maintain an education program to
inform tenants of the 2019 Tenant Protection Act
and provide information on the Town webpage.

PBD General
Fund By Q1, 2026
F-3
Town
Affordable
Rental Unit
Registry
Create a registry of affordable rental units as the
units are built. The Town will create a webpage
with information about the units and advertise any
vacant units.

Quantified Objective: Affordable rental unit
webpage and registry. Advertise 10 units on the
affordable rental unit registry throughout the
planning period.

PBD General
Fund
As affordable
units are created.

Town of Los Altos Hills Housing Element
Programs 254
Number Title Action Responsible
Party
Funding
Source Timeline
F-4
Fair Housing
Outreach and
Enforcement
In coordination with program D-3 and E-1,
continue to provide fair housing enforcement,
landlord-tenant mediation, and fair housing
information to residents and property owners.

Advertise the Town’s fair housing specialist as a
resource to resolve disputes and reports of
discrimination.

Quantified Objective: Increase inquiries to fair
housing specialist for information and referral.

Increase traffic and downloads to the Town’s
housing website by 20 percent throughout the
planning period. Provide fair housing materials at
Planning and Development Services booth at Town
events at least once a year. Promote educational
materials and resources through at least three
different mediums (paper/hard copies, social
media, direct mailers, in-person events, website)
PBD
Fair Housing
Specialist
General
Fund
Continuous and
on-going
F-5
Transit
Improvements
Program
Provide housing projections and other information
so that Valley Transit Authority continues to
provide needed transportation services to Los
Altos Hills, including at Foothill College and
employment centers outside of the Town limits.

PBD
PWD
General
Fund
Continuous and
on-going

Town of Los Altos Hills Housing Element
Programs 255
Number Title Action Responsible
Party
Funding
Source Timeline
F-6
Regional
Participation in
Housing
Mobility Efforts
The Town will participate and with regional efforts
to encourage housing mobility through promotion
of affordable units in a common or countywide
registry and other County incentives, such as Santa
Clara County Housing Authority’s cash incentive
for first time HCV landlords, and mobility
assistance.

Quantified Objective: Promote available regional
resources to 10 households annually.

PBD General
Fund
Continuous and
on-going

Town of Los Altos Hills Housing Element
Programs 256
G. Education and Outreach
Number Title Action Responsib
le Party
Funding
Source Timeline
G-1
Housing
Information
Continue to improve and expand the use of the
various media to inform and promote the use of
Los Altos Hills housing programs to its residents
and developers by creating a dedicated webpage
on the Town’s website. Include the resources
listed in G-3 on the webpage, in addition to
information about new and existing residential
units.

Quantified Objective: Monitor and increase
website traffic and downloads to the Town’s
housing website by 20% throughout the planning
period. Provide fair housing materials at Planning
and Development Services booth at Town events
at least once a year. Promote educational
materials and resources through at least three
different mediums (paper/hard copies, social
media, direct mailers, in-person events, website).

PBD General Fund
Establish webpage by
Q1, 2024; other efforts
continuous and
ongoing.

Town of Los Altos Hills Housing Element
Programs 257
Number Title Action Responsib
le Party
Funding
Source Timeline
G-2
ADU,
conversion
units, and SB 9
Education
Develop and implement a comprehensive
marketing program to advertise the ability of
homeowners to create conversion units, ADUs
and SB 9 units on their properties.

The program will contain information for
residents who may be unaware of the ability to
build or incorporate an ADU and/or JADU, SB 9
unit, or conversion units on their properties, as
well as detailed guidance on how to go through
these unit construction/conversion processes and
what financial resources are available, including
available incentives for units made available to
lower-income households.

The Town will also provide a pamphlet with
detailed information on ADU/JADU, conversion
units, and SB 9 opportunities in the Town. This
will include a FAQ and detailed guidance on how
to utilize these processes in the Town.

The Town will provide pamphlets on the Town
website and at Town Hall with detailed
information on the SB 9, conversion units, ADU,
and JADU processes.

Quantified Objective: Construction of 20 ADUs
per year throughout the planning period.

Construction of 32 SB 9 units throughout the
planning period. Conversion of 50 single family
homes to duplexes or triplexes throughout the
planning period.

PBD General Fund
Develop marketing
plan by Q1, 2024;
implement marking
program by Q1, 2025

Town of Los Altos Hills Housing Element
Programs 258
Number Title Action Responsib
le Party
Funding
Source Timeline
G-3
Source of
Income
Protection /
Housing
Mobility
Within one year, conduct a meeting or workshop
to inform residents of sources of income
protection and state rent control laws such as AB
1482. Afterward, conduct outreach to inform
landlords and tenants of recent changes to state
law that prevent source of income discrimination.

Ensure that it is known that HCVs are allowed to
establish a renter’s financial eligibility.

Quantified Objective: Conducted workshop
within one year. Outreach to 10 landlords and
tenants per year throughout the planning period.

PBD
Fair
Housing
Specialist
General Fund
Initially by Q1, 2024.

Afterward-continuous
and on-going
G-4
Housing
Services and
Referrals
Website
Create a page on the Town’s website that
contains information about service providers,
emergency shelters, tenant protections available
to persons experiencing housing needs or
challenging circumstances. Refer individuals
inquiring about services to the website, and assist
individuals with technical access issues with
accessing the resources listed on the website.

Quantified Objective: Operational Town website
for housing services and referrals. Monitor and
increase website traffic and downloads to the
Town’s housing website by 20% throughout the
planning period.

PBD General Fund
Establish the website
by Q3, 2023; Annually
update the website to
add/remove
resources, ensure
accuracy of
information, and
increase accessibility.

Town of Los Altos Hills Housing Element
Programs 259
Number Title Action Responsib
le Party
Funding
Source Timeline
G-5
Tenant
Matching and
Outreach
Developing materials for applicants who may be
seeking tenants for their ADUs, SB 9 units, and
any conversion units created through Program A12. Materials will be provided to applicants at the time they apply for a building permit or ADU
permit. These affirmative marketing materials will
include contact information for housing service
providers (such as the home share programs)
and non-profit housing organizations that serve
lower-income tenants in the surrounding region.

Interested residents can use these materials to
find prospective tenants in a larger market area
beyond Town limits, including residents of all
races, ethnicities, ages, and abilities.

The Town will conduct a survey of ADU tenants
and owners by Q1 2028 to evaluate the
demographics of tenants to monitor the success
of ADU, SB 9, and unit conversion programs for
increasing housing choice and mobility in the
Town.

Quantified Objective: Construction of 32 SB 9
units throughout the planning period.

Construction of 20 ADUs per year throughout the
planning period. Achieve 50 percent of occupants
from outside Los Altos Hills, including those who
work but do not live in the City.

PBD General Fund By Q1, 2025; ADU
survey by Q1 2028

Town of Los Altos Hills Housing Element
Appendix A: RHNA Sites List A-1
Appendix A: RHNA Sites List
APN
General Plan Land UseExisting ZoneProposed ZoneMaximum Density (Proposed)Parcel Size (Acres)Existing Land Use/VacancyInfrastructurePublicly OwnedIdentified in Last 2 Housing CyclesVery Low Income CapacityLow Income CapacityModerate Income CapacityAbove Moderate Income CapacityTotal Capacity 175 21 119 Residential R-A NA 1 1.0 Vacant Yes No 1 1
175 23 032 Residential R-A NA 1 1.2 Vacant Yes No 1 1
175 27 053 Residential R-A NA 1 1.2 Vacant No 1 1
175 32 039 Residential R-A NA 1 1.2 Vacant Yes No 1 1
175 32 040 Residential R-A NA 1 1.3 Vacant Yes No 1 1
175 32 045 Residential R-A NA 1 1.1 Vacant Yes No 1 1
175 32 061 Residential R-A NA 1 1.3 Vacant Yes No 1 1
175 39 012 Residential R-A NA 1 8.2 Vacant Yes No 1 1
175 39 018 Residential R-A NA 1 4.4 Vacant No 1 1
175 41 014
Institutional
Public
School
I

MFO-IO /
Housing
Overlay
2430 16.8 School
(Public) Yes No 55 25 35 95 210
175 41 015
Institutional
Public
School
I

MFO-IO /
Housing
Overlay
2430 52.4 School
(Public) Yes No - - - - -
175 41 016
Institutional
Public
School
I

MFO-IO /
Housing
Overlay
2430 60.5 School
(Public) Yes No - - - - -
175 42 033 Residential R-A NA 1 0.7 Vacant No 1 1

Town of Los Altos Hills Housing Element
Appendix A: RHNA Sites List A-2
APN
General Plan Land UseExisting ZoneProposed ZoneMaximum Density (Proposed)Parcel Size (Acres)Existing Land Use/VacancyInfrastructurePublicly OwnedIdentified in Last 2 Housing CyclesVery Low Income CapacityLow Income CapacityModerate Income CapacityAbove Moderate Income CapacityTotal Capacity 175 43 047 Residential R-A NA 1 4.3 Vacant Yes No 1 1
175 43 049 Residential R-A NA 1 1.5 Vacant Yes No 1 1
175 45 056 Residential R-A NA 1 1.8 Vacant Yes No 1 1
175 45 059 Residential R-A NA 1 1.8 Vacant Yes No 1 1
175 45 060 Residential R-A NA 1 1.8 Vacant Yes No 1 1
175 45 063 Residential R-A NA 1 0.9 Vacant Yes No 1 1
175 50 024 Residential R-A NA 1 1.8 Vacant Yes No 1 1
175 50 026 Residential R-A NA 1 1.3 Vacant Yes No 1 1
182 02 007 Residential R-A MF 30 2.1 SF
Home Yes No 3 3 3 6 15
182 02 016 Residential R-A NA 1 42.7 Vacant Yes No 1 1
182 02 017 Residential R-A MF 30 2.0 Vacant Yes No 3 2 2 8 15 182 02 018 Residential R-A MF 30 2.8 Vacant Yes No 3 1 2 7 13 182 02 019 Residential R-A MF 30 2.9 Vacant Yes No 3 1 2 7 13 182 02 020 Residential R-A MF 2430 1.8 NonVacant Yes No 73 31 42 177 311
3 182 02 021 Residential R-A MF 2430 1.5 SF unit Yes No 63 31 41 157 281
2 182 02 022 Residential R-A MF 2430 1.4 NonVacant Yes No 72 41 51 177 331
1 182 04 010 Residential R-A NA 1 0.8 Vacant No 1 1

Town of Los Altos Hills Housing Element
Appendix A: RHNA Sites List A-3
APN
General Plan Land UseExisting ZoneProposed ZoneMaximum Density (Proposed)Parcel Size (Acres)Existing Land Use/VacancyInfrastructurePublicly OwnedIdentified in Last 2 Housing CyclesVery Low Income CapacityLow Income CapacityModerate Income CapacityAbove Moderate Income CapacityTotal Capacity 182 04 062 Residential R-A NA 1 4.9 Vacant No 1 1
182 04 089 Residential R-A NA 1 1.3 Vacant No 1 1
182 09 043 Residential R-A NA 1 6.9 Vacant Yes No 1 1
182 19 049 Residential R-A NA 1 1.8 Vacant No 1 1
182 22 022 Residential R-A NA 1 3.0 Vacant No 1 1
182 22 023 Residential R-A NA 1 7.7 Vacant No 1 1
182 23 005 Residential R-A NA 1 1.5 Vacant Yes No 1 1
182 23 027 Residential R-A NA 1 0.9 Vacant Yes No 1 1
182 29 002 Residential R-A NA 1 1.7 Vacant No 1 1
182 29 038 Residential R-A NA 1 2.2 Vacant No 1 1
182 29 063 Residential R-A NA 1 3.0 Vacant No 1 1
182 29 064 Residential R-A NA 1 3.7 Vacant No 1 1
182 29 065 Residential R-A NA 1 3.0 Vacant No 1 1
182 30 022 Residential R-A NA 1 0.6 Vacant No 1 1
182 31 064 Residential R-A NA 1 5.4 Vacant No 1 1
182 48 049 Residential R-A NA 1 1.0 Vacant Yes No 1 1
336 19 042 Residential R-A NA 1 2.0 Vacant Yes No 1 1
336 21 003 Institutional
Religious R-A

MFO-IO /
Housing
Overlay
2430 5.7 School
(Private) Yes No 25 5 5 40 75

Town of Los Altos Hills Housing Element
Appendix A: RHNA Sites List A-4
APN
General Plan Land UseExisting ZoneProposed ZoneMaximum Density (Proposed)Parcel Size (Acres)Existing Land Use/VacancyInfrastructurePublicly OwnedIdentified in Last 2 Housing CyclesVery Low Income CapacityLow Income CapacityModerate Income CapacityAbove Moderate Income CapacityTotal Capacity 336 21 004 Residential R-A

MFO-IO /
Housing
Overlay
2430 11.4 School
(Private) Yes No - - - - -
336 25 024 Residential R-A NA 1 1.8 Vacant Yes No 1 1
336 25 045 Residential R-A NA 1 3.1 Vacant Yes No 1 1
336 25 049 Residential R-A NA 1 2.9 Vacant Yes No 1 1
336 26 023 Residential R-A NA 1 1.5 Vacant Yes No 1 1
336 26 025 Residential R-A NA 1 1.1 Vacant Yes No 1 1
336 31 026 Residential R-A NA 1 19.1 Vacant No 1 1
336 34 018 Residential R-A NA 1 3.9 Vacant No 1 1
336 34 999 Residential R-A NA 1 12.3 Vacant No 1 1
336 37 010 Residential R-A NA 1 3.5 Vacant No 1 1
336 37 029 Residential R-A NA 1 2.2 Vacant No 1 1
336 37 030 Residential R-A NA 1 1.9 Vacant No 1 1

Town of Los Altos Hills Housing Element
Appendix A: RHNA Sites List A-5
Appendix A: Vacant Lots with Potential SB 9 Units
APN
General Plan Land UseExisting ZoneProposed ZoneMaximum Density (Proposed)Parcel Size (Acres)Existing Land Use/VacancyInfrastructurePublicly OwnedIdentified in Last 2 Housing CyclesVery Low Income CapacityLower Income CapacityModerate Income CapacityAbove Moderate Income CapacityTotal Net Capacity 17545060 Residential R-A NA 1 1.8 Vacant Yes No 1 1 2
17545063 Residential R-A NA 1 0.9 Vacant Yes No 1 1 2
18213035
Residential
/Open Space
Conservation
R-A NA 1 2.7 Vacant Yes No 1 1 2
18220062
Residential/O
pen Space
Conservation
R-A NA 1 2.3 Vacant Yes Yes 1 1 2
18225018 Open Space
Conservation R-A NA 1 0.2 Vacant Yes No 1 1 2
18229040 Open Space
Conservation R-A NA 1 2.3 Vacant Yes No 1 1 2
18229063 Residential R-A NA 1 3.0 Vacant Yes No 1 1 2
18229065 Residential R-A NA 1 3.0 Vacant Yes No 1 1 2
18230026 Residential R-A NA 1 0.5 Vacant Yes No 1 1 2
18231081 Residential R-A NA 1 1.9 Vacant Yes No 1 2
18241001 Open Space
Conservation NA 1 0.4 Vacant Yes No 1 1 2
33117084 Residential R-A NA 1 1.0 Vacant Yes No 1 1 2

Town of Los Altos Hills Housing Element
Appendix A: RHNA Sites List A-6
APN
General Plan Land UseExisting ZoneProposed ZoneMaximum Density (Proposed)Parcel Size (Acres)Existing Land Use/VacancyInfrastructurePublicly OwnedIdentified in Last 2 Housing CyclesVery Low Income CapacityLower Income CapacityModerate Income CapacityAbove Moderate Income CapacityTotal Net Capacity 33619042 Open Space
Conservation R-A NA 1 2.0 Vacant Yes No 1 1 2
33630012 Open Space
Conservation R-A NA 1 0.4 Vacant Yes No 1 1 2
33640077 Residential R-A NA 1 1.9 Vacant Yes No 1 2
35137019
Residential/O
pen Space
Conservation
R-A NA 1 1.0 Vacant Yes No 1 2
18207018
(App’l
Submitted)
Residential R-A NA 1 1.1 Vacant Yes No 1 1 2
17554076
(App’l
Submitted)
Residential R-A NA 1 1.1 No Yes No 1 1 2
17544069
(App’l
Submitted)
Residential R-A NA 1 1.3 No Yes No 1 1

Town of Los Altos Hills Housing Element
Appendix A: RHNA Sites List A-0
Appendix A: Lots < 1 Acre Subject to CDP

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-1
Appendix B: Online Survey Results
Survey results for the Town of Los Altos Hills
▪ 538 Total Responses
Q1. Please identify your relationship with the Town of Los Altos Hills. (Choose all that may apply)
Answered: 535
Skipped: 3
Other Responses
▪ Grew up in LAH, attending college outside of town
▪ I am an adult living with my parents, who own their home ▪ retired
▪ pay too much in taxes
▪ Church
1%
95%
2% 0% 2% 0% 2% 2%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-2
▪ Member of Hills 2000 Civic League 501 C 4.
▪ I hike and bicycle in Los Altos Hills regularly
▪ a volunteer on committees 50 years.

Q2. How long have you lived, worked, attended school/college, and/or been involved with the Town?
Answered: 536
Skipped: 2
Other Responses
▪ Sunnyvale
▪ Los Altos
▪ San Francisco
2% 7% 10%
81%
1%
Less than one
year
1 to 4 years 5 to 10 years Over 10 years I don’t live,
work, or attend
school/college
in Los Altos Hills
(please note
your city here)
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-3
Q3. Please share your age.

Answered: 536
Skipped: 2
Q4. Please share your race/ethnicity. (Choose all that apply) Answered: 533
Skipped: 5
0%
2%
7%
16%
25% 24%
22%
4%
18-24 25-34 35-44 45-54 55-64 65-74 75+ Prefer not
to say
0%
5%
10%
15%
20%
25%
30%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-4
Other Responses
▪ Mongrel
▪ Indian American
▪ Mixed
▪ Citizen of the world
▪ Asian Indian
▪ South Asian
▪ South Asian Indian
Q5. Please select all that apply to you:

Answered: 536
Skipped: 2
65%
0%
20%
3% 0% 0%
14%
2%
0%
10%
20%
30%
40%
50%
60%
70%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-5
Q6. Please select up to three (3) of the following groups who have the greatest need for housing and related services in the Los Altos Hills.

Answered: 437
Skipped: 101
1%
47%
4% 1% 6% 2%
87%
1% 0% 3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
40%
28%
40%
6%
29%
12% 11%
3%
9%
1%
51%
10%
0%
10%
20%
30%
40%
50%
60%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-6
Q7. Please select at least three (3) housing issues that are most relevant in Los Altos Hills:

Answered: 437
Skipped: 101
Other Responses
▪ Access to services (town)
▪ Transportation
▪ None of the above
▪ Poor town support for remodeling and upgrades
▪ 1 acre+ lot LAH quasi-rural housing inventory with large setbacks from neighboring properties.
▪ Lack of water
▪ NONE
▪ Poor aesthetics when compared to Portola Valley and Woodside 33%
78%
16%
32%
8% 7% 5%
40%
1%
22%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-7
▪ None are relevant and these questions are biased toward a demographic that is not relevant to an affluent community.
▪ Empty houses
▪ Tax changes requiring owners to sell and move out
▪ This survey already seems biased in a direction
▪ Keeping the rural character of the properties in LAH (over 1 acre per house) AND High cost of taxes
▪ Infrastructure
▪ Outrageously costly water
▪ Lack of local control over zoning
▪ Too many restrictions imposed by city of Los Altos Hills for building ADUs ▪ want to maintain rural character
▪ Preserving the open spaces & trails of LAH (too much housing) ▪ There are no true housing issues in LAH. People settle there when they require space, the outdoors and a sense of nature and privacy. It's not a place for multiple housing. Its not near public transportation. An automobile and a bicycle will be necessary.
▪ traffic noise pollution from I-280 is too high
▪ relevant to whom?
▪ Vulnerability to wildfires.
▪ Protection of historic zoning and building setbacks.
▪ Meddling politicians with no respect for private property ▪ Preservation of rural atmosphere
▪ None, I really don't think there are any housing issues

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-8
▪ Taxes too high
▪ Road maintenance and preserve parking
▪ Concern for SB 9 and 10. Also over development. And sub division of lots. And undermining the rural nature of our community to obey woke regulations created by people who don’t live here.
▪ Setbacks are too generous to properly use the available land. We have a very narrow lot and there is no way to build an in-law units for my parents without getting into setbacks.
▪ The lack of open space that is undeveloped. That is what the town was created to preserve and now everything is being permitted development. ▪ I don’t see any issue.
▪ fire danger/ water availability/houses over sized
▪ None of above "issues" are relevant to LAH except 1-acre minimum lot size lot ▪ Nine of these are issues for Los Altos Hills. They may be issues for others but the town should worry about current residents and maintaining the value of the property of current residents.
▪ No housing issues
▪ Speeding
▪ Hilly terrain
▪ Why pick at least three (3)? This survey is not objective. ▪ Sheriff 1. Enforce car & 2. bicycle laws 3. Burglaries & crime ▪ I don't think any of these are issues.
▪ Difficulty paying property taxes
▪ I selected these because I had to. Don't really see an issue. Supply and demand. ▪ strict septic requirement from the county

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-9
▪ SB 9
▪ High property tax after renovating or rebuilding the aged house ▪ Save walk ways
▪ None of these are relevant.
▪ Very high Property Taxes
▪ Why I am required to have 3 “issues”, what if I have none? Your survey structure is obviously biased.
▪ Los Altos Hills is a place with large homes and generally wealthy families ▪ Lack of infrastructure- Sewer system, fiber optic network ▪ to my knowledge none of the above
▪ Very high Property taxes incongruent with the level and quality of infrastructure and public services provided - a County & state issue
▪ None
▪ It’s crazy expensive. I could never live here now. If we didn’t own. We are poor compared to all our Tesla google neighbors
▪ Maintaining the rural character of the town
▪ Housing proximal to employment or transportation corridors ▪ Remodeling your house that makes the reassessment unaffordable. ▪ Too many houses in these hills
▪ Maintenance of utilities, especially power lines & water ▪ None of the above
▪ Maintaining the nature of the LAH housing element
▪ this is a bullshit guestion
▪ High cost of utilities

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-10
▪ the mortgage is affordable it's that taxes that are not. ▪ Need more ADUs
▪ High density and disregard for setbacks.
▪ nontransparent complicated permitting process - especially when outsourced, when the agency is interested in multiple resubmitals
▪ Fire danger
▪ Difficulty dealing with Planning department; unneighborly neighbors ▪ Maintaining the rural look and feel of Los Altos hills ▪ state has an issue no LAH residents
▪ Preservation of the rural nature of our town
▪ None
▪ ACCESSORY DWELLING UNITS
▪ Maintain Local Land Use Control.
▪ sewer fees
▪ None- this is a beautiful town who is exclusive to those who have worked to afford living here.
▪ Permitting process is very painful and difficult
▪ Starter homes for families
▪ NONE
▪ Infrastructure to support higher populations, tight hilly roads, fire danger, constant power outages
▪ Too many rules for small stuff
▪ Too much regulation and permitting cost to build adu
▪ None, LAH is perfect.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-11
▪ Bad town management through ignoring our Greensheet foundation ▪ Price of water, now and with impossible increase in future ▪ Can’t think of anything to add.
▪ Assisted Living for seniors
▪ property tax
▪ starter homes
▪ Sewer connections, mandatory lot size, overhead power lines ▪ Not screwing up the high quality of living that motivated us to invest in a home in this community.
▪ Fire/Emergency preparedness, property crime, infrastructure (reliable electricity & internet)
▪ I do not want high density housing.

Q8. Which of the following housing types are missing or most needed in Los Altos Hills? (Select all that apply)
Answered: 410
Skipped: 128

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-12
Q9. Effective January 1, 2022, SB 9 requires every city and county to permit a lot split and/or the addition of second primary dwelling unit via a ministerial (nondiscretionary) approval. How likely or interested are you to add a primary or secondary dwelling unit on your property within the next 8 years? Answered: 466
Skipped: 72
37%
19%
9%
17%
4%
23%
31%
16%
44%
50%
2% 3%
0%
10%
20%
30%
40%
50%
60%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-13
Q10. Accessory dwelling units (ADUs) are small living spaces on single-family home lots that can be rented. They can be a room in or a new addition to an existing home, or separate building on the same lot. They can provide additional income to homeowners, housing for parents, adult children, single persons and small families. Please select all the reasons you would consider owning or constructing an ADU:

Answered: 426
Skipped: 112
17%
15%
12%
43%
6% 6%
1%
I have
strong
interest
I have
moderate
interest
I have little
interest
I have no
interest
Don’t know This
doesn’t
apply to
me
Prefer not
to say
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-14
Other Responses
▪ LAH Parents intend on building ADU; extended family with small children may live there as well
▪ Housing for health care provider
▪ Wouldn’t consider an ADU
▪ Guests
▪ Housing for local teachers and nurses
▪ Separate rental unit
▪ Not at all interested given property size
▪ NONE
▪ I'm against adding ADUs as it violates 1 acre rule that we moved here for. ▪ Separate garage or personal office space
▪ Rent out to others in need
28%
64%
34%
16%
35%
18%
0%
10%
20%
30%
40%
50%
60%
70%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-15
▪ Senior care giver
▪ Housing for a live-in nurse for aged home owners
▪ we already have a second unit
▪ people who need more cheap space should move out of LAH ▪ Housing for grandchildren
▪ Provide housing for lower income workers
▪ I have an Au-pair unit
▪ I would not consider owning or constructing an ADU.
▪ NA
▪ I would never consider an adu. This is another poorly formed question which tries to nudge respondents into agreeing with your suppositions. ADUs should not be allowed period.
▪ Someone to help with care
▪ NA
▪ I wouldn't consider owning or constructing an ADU due to the negative impacts on my neighborhood
▪ Guest House for visiting friends and adult children
▪ I'm against adus.
▪ guests, house sitter, etc
▪ Increasing the market value of my property.
▪ Providing additional housing for people in the area
▪ None
▪ No interest in building an ADU

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-16
▪ Adu's make a good way to serve different generations in a family. So used they enhance community solidarity and have few detriments. They should be encouraged.
▪ Not interested
▪ Someone to help with care as we get older
▪ I wouldn’t consider building - ugly
▪ Live-in care giver
▪ Not interested
▪ Not interested in adding can ADU
▪ Not interested
▪ Rent to someone that needs housing; LAH HAS to do its share ▪ Already have an ADU
▪ Would not consider
▪ I already have secondary unit in my lot.
▪ Housing for a local essential worker
▪ I wouldn't. Our lot is too sloped.
▪ Would not consider
▪ No. This puts more people living here. Don't want it. ▪ I would not consider an ADU. Town’s requirements make such units a loosing proposition.
▪ none
▪ No interest
▪ None
▪ To make dwelling more friendly for seniors, or assisted living.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-17
▪ I have an adu
▪ No reasons
▪ Not interested
▪ No interest whatsoever
▪ it is my property, i pay taxes, don't want gov't permission ▪ Caregiver housing
▪ To help with housing stock in region
▪ We already have a studio apartment at a reasonal rent that we rent--free wifi, free unility, free water/garbage
▪ I NOW HAVE A RENTAL ADU THAT CAN BE USED LATER FOR A LIVE IN CARETAKER AS I SLIP INTO MY 80'S
▪ Guests
▪ Provide housing for teachers or first responders
▪ already have one N/A
▪ I might want one. I don't want my neighbors to have one. ▪ Would not consider this
▪ already have one and we rent it at low cost
▪ Charity-help someone needing medical treatment at Stanford, etc ▪ NONE. I'M OPPOSED TO LOT SPLITTING.
▪ Provide housing community members with lower income
▪ Not interested
▪ I already have an ADU
▪ I think that ADU's should only be allowed under current MFA/MDA land coverage.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-18
▪ None, I don't want ADAs
▪ to use as an artist studio
▪ I don't want an ADU on my property - I like things as they are. ▪ I am not interested in owning or constructing an ADU
Q11. Please choose what obstacles may prevent you from building an ADU on your property (Select all that apply):

Answered: 449
Skipped: 89
Other Responses
▪ Cost of permits, water line, sewer
▪ Hilly property
▪ Topography
▪ Permitting. Same design CO $175/sq ft, LAH $1000+/sq ft 44% 46%
18%
9%
18%
27%
Cost to
convert
existing
space or
build an
addition
Technical
design,
construction
and
permitting
Adequate
space in
home or on
property for
an ADU
Management
of rental
(contract,
lease,
advertising,
collections,
taxes)
No obstaclesOther (please
specify)
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-19
▪ Dislike idea of compromising quality of LA Hills
▪ Too difficult and costly re: access to public utilities ▪ I would not want neighbor ADUs crowding our property either. Constantly barking dogs are already bad enough.
▪ All the houses on our street are on septic tanks which would add an additional cost/deterrent to adding an ADU. It would be nice if the town would focus on getting ALL residents on sewer.
▪ LAH zoning and set back rqmts
▪ NONE
▪ I do not want an ADU for me or my neighbors
▪ Already have ADU
▪ Adding a unit that does not improve the value or maintain traditional LAH standards that I had to obey when I built my home
▪ Need to cut down a large eucalyptus tree to fit one AND the hassle of going through construction (noise, mess, and dealing with contractor) ▪ Capacity of septic system
▪ Land development restrictions for property slope
▪ Los Altos Hills is overly restrictive in the max square footage allowed for an ADU ▪ Additional barriers that city of LAH has imposed above the state law ▪ I will not build an ADU on my property.
▪ sound issues from I-280
▪ see above
▪ Access to sewer connection.
▪ LAH zoning re: slopes

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-20
▪ Too big a project at my age
▪ trigger of increased property tax
▪ it would ruin the country feel of LAH
▪ ADU cost
▪ conservation easement
▪ Already have
▪ I rent
▪ NA
▪ My repulsion to undermining the beauty and character of my surroundings ▪ Setbacks
▪ Licensing obstacles
▪ This is supposed to be a rural community. The town didn’t update their gp from 1975 until 2000, for a reason: they had principals
▪ Not interested in adding an ADU.
▪ Cost
▪ Increased carbon footprint, utilities cost and traffic impacts ▪ Town permitting and approvals
▪ Hilly lot
▪ Permitting.
▪ Fire district
▪ I don't want more buildings on my land or more buildings throughout LAH. ▪ I already have one
▪ Reaction from neighbors

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-21
▪ Not interested
▪ Septic tank
▪ Already have one I don't use much or rent out.
▪ Difficulty in connecting to existing septic system
▪ Privacy concerns
▪ strict septic system from the county
▪ No need for an ADU
▪ High property tax
▪ Don’t like how these look
▪ property tax increases
▪ it takes too long to get City approval and high cost of permit and inspections ▪ Property tax reassessment
▪ Property on septic
▪ No access to sewer, septic cannot support more bedrooms/bathrooms ▪ Preserve single family housing on one acer lots
▪ Town applies very restrictive requirements rather than working with homeowner to figure out how to achieve home owner’s goal.
▪ already have an ADU
▪ At our age,not interested
▪ Town restrictions
▪ N/A
▪ Would not consider

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-22
▪ Our house is old and it would be a huge project. Might be a good idea though bc it would only be one or two more people and still on an acre. ▪ already have ADU
▪ We live on Elena Road, with most of our property line along the road. The 30' setback plus 10' easement (essentially 40' setback from Elena Road) leaves us little space to build an ADU. If the law would change to a 10'-20' setback along Elena, that would give us enough space to build an ADU which wouldn't interfere with our main residence. We currently have a design for an ADU, but it is 6' from our current residence, which is just too close together.
▪ We have had endless obstacles from department of environmental health due to lack of public sewer
▪ Town barriers
▪ I have no interest
▪ Not wanting to give up any of the property features that currently exist ▪ Regulatory complexity
▪ Privacy
▪ I wouldn't do it.
▪ Requirements imposed by Los Altos Hills government
▪ Building over 800 sqft within 30 ft of the property line is not allowed. ▪ The cost of an ADU built to meet Town’s requirements makes it a bad rental investment.
▪ not interes ted
▪ Do not want government shoving their crap down my throat. ▪ Privacy, responsibility, liability
▪ Ability to harmonize the ADU with the main house
▪ I have an adu

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-23
▪ Prefer privacy, not interested
▪ LAH
▪ that very big tax hit from our Democrats
▪ Onerous bureaucratic permitting process and fees
▪ Increase in property tax
▪ How do restrictions on MDA etc fit with this
▪ Unneighborly neighbors (who resent newcomers)
▪ For ideal placement of unit, it would be costly to redo/enlarge septic system or hook up to sewer. Also, it's not a priority since my older house needs kitchen and bathroom remodels/updates.
▪ I DID AN ADU BEFORE ADU'S WERE COOL. THE TOWN FOUGHT ME ON THIS, BUT I FOUND A LOOPHOLE AND PREVAILED!
▪ Age. We will probably be moving out within five years so it is not worth the effort. ▪ Oppose Sacramento dictating land use, support local control. ▪ already have one N/A
▪ I have an ADU
▪ I don't want ADU's in our fine town. That's not what we are for. ▪ Septic fields take up most of lot
▪ Cost of construction. Contractors see LAH addresses and seem to increase prices dramatically
▪ state requirements for septic upgrades / sewer connections adds ~$120k to the cost ▪ SCC Fire's requirement for a fire truck (40ft long, 75000lbs) turn around ▪ steep hillside
▪ Privacy

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-24
▪ I DO NOT WANT AN ADU.
▪ I don't own land
▪ county fire dept is obstacle
▪ septic tank and leach field limitations
▪ Planning time
▪ City planning department is aggressive with easement requests, deed restrictions, etc.
▪ Sq foot regulations.
▪ I don't want ADU's in LAH other than on properties where it conforms with current

MDA/MFA
▪ I dont want ADA
▪ The city might demand an easement on my entire property for no good reason. ▪ lack of sewer connection, excessive setback requirements ▪ I like my privacy and the wild things that live near my house. ▪ I don't want an ADU on my property - I like things as they are. ▪ lack of sewer.---- on septic
▪ Town is anti-housing and makes everything harder than it should be Q12. Every County and City in California is required to develop a housing plan to provide its fair share of housing to meet future growth for all income levels. In previous Housing Elements, the Town relied on ADUs to meet its affordable housing goals, but the state is now requiring multi-family housing in addition to ADUs. The Town of Los Altos Hills is required to develop programs to allow and encourage the development of at least 489 units over the next 8 years (2023-2031) including 279 units that are affordable to low- and moderate-income

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-25
households.Please select all of the following methods you believe the Town of Los Altos Hills should consider to meet its fair share of housing needs:

Answered: 452
Skipped: 86
Other Responses
▪ Provide access to low cost loans to finance ADUs.
▪ ADU/guest house renter lease for extended family, caretaker or student ▪ Buy up low performing strip malls and put housing on top. Transportation, utilities and parking are already there.
▪ Tie up ADU’s in court for next 50 years
▪ Allow higher density near transit corridors only-- to get extra cars in and out more easily.
▪ Make up the units with a dorm building at Foothill College. ▪ NONE
46%
38%
53%
24%
17%
42%
27%
19%
23% 20%
0%
10%
20%
30%
40%
50%
60%

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-26
▪ Stop worrying about stupid things like height limits and building design and build some apartments in the downtown area.
▪ The reason we bought here was to have less housing with an acre minimum. Also built my place and had all of the town hall restrictions which doesn’t work with adu and split lots.
▪ It would be good for the Town to identify a location for a high density development.

I am most concerned about substantial redevelopment of existing single home lots and the loss of LAH rural character.
▪ This is unconstitutional and will be reversed when challenged in court so I would not waste time on this.
▪ Join other jurisdictions and fight the RHNA numbers
▪ Build tall apartment/condo on Lot 5 in foothill college. The infrastructure is in place, minimal impact to other residents.
▪ Increase property taxes to fund high density low cost housing near commute corridors
▪ No fees , that is absolutely absurd! Very frustrating it is not even on this survey. Do u know how violating that is to be ticketed based on your own property. Does anyone have a grasp of what we already pay in taxes?!
▪ Also need to provide affordable housing to teachers in Los Altos where our children attend public school
▪ Install town sewer system
▪ don’t feel changes are needed
▪ Construct High Density Housing adj to Freeway & Foothill Campus ▪ Require developers to build/fund affordable housing near transit hubs (which do not exist in LA Hills.)
▪ Do NOT allow for split lots. This is not the character or history of LAH. ▪ Stall until SB 9 is overturned
▪ Reduce short term rentals

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-27
▪ I thought we were “ag zoned”. Is there an exemption due to this? ▪ What’s the point of rezoning if the state has already usurped the towns authority? ▪ The entire town is supposed to be open space reserve. That what mary davis (mayor) did in 1975
▪ I don’t like any of this stuff.
▪ LAH doesn’t need to meet the needs.
▪ Foothill College has 122 acres, including tons of unused space that isn't visible from the neighborhood along the Perimeter Road. Similar to Cañada College, nice, affordable housing for faculty and staff could be developed there. ▪ Water is cares here. Build new towns in N. Cal. where there is lots of land ▪ I am opposed to all of the ideas listed.
▪ This is a bad idea. Please push back in the state before they destroy our bucolic town ▪ Make development area calculations reasonable.
▪ Absentee landlords of vacant houses are becoming a growing problem. They do not contribute to the community.
▪ Amend zoning for condominiums
▪ Through rezoning and eminent domain land acquisition, build an apartment complex on the eastern edge of town large enough to satisfy the requirements, and leave the rest of the town alone.
▪ No change
▪ LAH should do an economic impact and environmental safety study. ▪ Consider coop housing models
▪ None of this is satisfactory or makes sense. LAH does not make sense for this plan as there are plenty of other available lands around in the Bay Area. To impose this plan in a community that is not set up to house low income people is really wrong and would penalize the current residents and the newcomers.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-28
▪ ease septic requirement from the county based on number of bedrooms ▪ Fight the Communist takeover of zoning tooth and nail. ▪ No ideas
▪ Build apartment in baseball diamond near 280
▪ Be more reasonable with setbacks and MFA/MDA
▪ Legal defense to leave land use planning to the City
▪ The whole thing is a bad idea
▪ The Town should be fighting the state’s attack on local government. It is irresponsible not to fight this required destruction of suburban and rural zoning. ▪ Take no action, resist the mandate to retain rural character and 1 acre minimum lots ▪ Build 4 story blocks of Student housing at Foothill College. ▪ None
▪ Work on improving basic infrastructure needed for growth: sewer, roads, electrical & internet support
▪ Can not decide
▪ I do not believe the Town of Los Altos Hills has sufficient utility and water to serve more residents and feel STRONGLY that LAH and other communities should maintain local control!!
▪ Need to research ramifications more
▪ Appose all extreme land develement- keep our openness! ▪ Consider environment impact and maintain quality of life in town ▪ Purchase and develop property for higher density housing in areas near LAH but with better proximity to transportation and employment
▪ Don't do it.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-29
▪ Try everything possible to thwart SB 9.
▪ Open up foothill to high density housing, declare LAH a wildlife habitat zone ▪ This is irresponsible
▪ Multiple units in a lot is not suitable for Los Altos Hills ▪ affordable housing but who pays the tax??
▪ Fund multifamily in other nearby cities.
▪ I am against turning public land into housing of any kind. ▪ Employees of wealthy live on bosses property
▪ Build using zoning affordable apt/condo units at the border of the town ▪ should repeal SB 9
▪ Provide incentives to build ADU. The town has to keep its rural environment. ▪ THE TOWN SHOULD START A PAC TO FIGHT BACK AGAINST THIS EXAMPLE OF GOVERNMENT OVERREACH.S
▪ The main focus should be AFFORDABLE housing for those less fortunate than most of us LAH homeowners.
▪ Densify along El Camino Real; Transportation available ▪ provide better wildfire prevention to encourage buyers ▪ None. It is our constitutional right to zone our properties as we see fit as a community. We already have all the zoning laws that we need. ▪ Plan where denser housing is closer to town/transit. Traffic/parking has to be considered
▪ No idea
▪ Consider Foothill College campus for RHNA

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-30
▪ Atherton allows JADU's to NOT count in the MFA. Follow suit and you will get more JADU units.
▪ 0.5 acre parcel minimum
▪ Use the land at Foothill College to build anything. Keep LAH itself rural. ▪ Fight it, we don't want it
▪ preservation and access for wildlife
▪ lower minimum parking requirements
▪ reduce setback requirements, allow lot splits
▪ Authorize multi-family housing at Foothill college - minimize at all costs negative impact on the LAH semi-rural environment.
▪ I do not want high density housing.
▪ Switch from LUF to gross area. Modestly reduce lot size minimums.

Q13. Is there anything else Los Altos Hills should consider when developing housing policies and programs? Please provide any additional feedback here:

Answered: 218
Skipped: 320
Other Responses
▪ Organized neighbor associations for neighbors to chat about things like tips on saving water, landscaping ideas, managing wildlife like deer or coyotes, or to check the well-being of an aging neighbor. Also, would LAH consider implementing some best practice guidelines on keeping pets? Many other towns or counties have limits on the number of cats a resident may own, or require simple registration of backyard chickens, or have regulations about how close a chicken run/coop can be to others’ property/house. Thanks!
▪ I love the rural character of Los Altos Hills, but I believe we can maintain that feel while also significantly increasing the number of housing units. We can promote turning single family homes into fourplexes and encourage the construction of ADUs without compromising the residential look of the town. I also think there are

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-31
many places where garden apartments and townhouses would be lovely and could provide invaluable housing to young people, especially the grown children who were raised in Los Altos Hills and the professionals like teachers we need in our town but cannot afford to live here. In short, I support as much up zoning as possible and the creation of as many units as possible to ensure that Los Altos Hills can become more dynamic and accessible to those in the community!
▪ Please continue to push back to the state. Towns that have created more jobs than housing should be responsible for adding more housing. (LAH already has a surplus of housing over jobs)
▪ Minimize disruption to the existing one acre lots with single family homes, but allow ADUs to meet the above needs.
▪ Buy up some adjoining county land to do this but be sure there is an hourly transport to train. Do NOT consider paving MPOSD lands. This needs to be much closer to El Camino Real and the transit corridor.
▪ Systematic review of emergency access routes for escape from fires and access by fire trucks and ambulances.
▪ Don’t permit ADU’s
▪ Make it easier for homeowners to get permits for ADU's and other housing additions.
▪ Infra structure ,as in sewage and roads ,remains an obstacle to building additional units in los altos hills.
▪ Don't let the county or state screw up our rural zoning.

Be more helpful about remodeling and upgrades. Stop looking at it as a source of income.
▪ The bay area needs more housing ASAP. I truly hope Los Altos Hills takes this order to create almost 500 new units seriously, and succeeds. Thank you! ▪ Push back. Do not comply with this idiotic, narrow minded, liberal plan. Make the Gov and state legislators build ADUs and multistory building units on their property first.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-32
▪ Get it on the ballot for voters to overturn SB 9 &10 & retain the quasi rural quality of LAH that prompted us to purchase (& want to retain value of) homes in town. ▪ funds for increasing numbers in schools, safety of more cars on narrow winding roads, fire exit accessibility, providing sufficient parkland for increased population ▪ Purissima Hills does not have enough water supply for all this new housing. New residents should have to buy supply from existing residents. ▪ LAH is part of the Bay Area and should not be catered only the well to do. The day that LAH approved the development of huge houses has voided the claim that LAH is "rural" which is used as a pretext for its restricting codes. ▪ Lower our Taxes if you move non tax paying housing into our town ▪ The town council and the building permitting committee have little interest in allowing our town to grow to meet housing needs. They spend all their time critiquing building plans and cribbing about when they exceed the height limit.

People should be allowed to build what they want. All these rules are just people being intolerable busybodies at the best and closet racists at the worst. There is no reason to preserve the town exactly the way it is now. If everyone always thought that way, we would just be a bunch of dirt roads and orchards. Let the town evolve and progress.
▪ Want to maintain the rural nature of our town. Worried about fire and the issues with traffic and parking
▪ We have narrow roads and are in an area of fire hazards plus wildlife zones. I strongly oppose increasing density of houses or multiplexes. This one size fits all solution makes little sense. I do not want public lands to be used by profit and Alec service g developers.
▪ Continue to fight against SB 9 and for intelligent zoning based on local needs. ▪ I would love Los Altos Hills to continue the current characteristics without altering anything. The things that I miss most are having more parks and kids' play areas. ▪ The whole trend toward urbanizing our community abs dramatically changing the nature of our community with more housing density is unconstitutional and will be reversed in court. So I would discourage any efforts to comply with these offensive proposed regulations.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-33
▪ Using tax dollars, purchase 2 or 3 modest-size homes and manage them as rentals for Town staff and other essential workers.
▪ Again, build dense housing on Foothill College. Minimal impact to residents.

Housing can be for students/teachers/police/fire/very low income/low income.

California Bonus density law will let you build more units. Access to VTA means lower cars per unit. A larger plan with retail (grocery, casual restaurant) would benefit both the college and the community.
▪ Please make sure any infrastructure, such as private roads, are required to be updated with any increased use around whatever housing policies are decided upon. Increased building/people, means more services to support to support that building.
▪ Do not change the 1 acre rule. We moved here for that. Changing zoning retroactively is a violation of property rights of current owners. No infrastructure support for added density. You will ruin the nature of Los Altos Hills! ▪ Build dorms at Foothill college for the students and be done. ▪ There are so many vacant houses. Let's start by penalizing empty houses with a high fee that can fund affordable housing or dangerous tree removal. There are numerous empty houses nearby our house.
▪ To reach the goal of 489 units, it will take more than building ADUs. I could imagine surplus land being used to build large apartment building, 4-5 stories high, with affordable units, underground parking
▪ We need to make it much easier and cheaper to add dwelling units, either standalone units or separate entrances to existing homes. Streamline permitting, provide help from Town experts to landowners/homeowner, make permits very cheap or free. Town should serve to enable, not block, adding units. ▪ Until the Town has a public sewer there will be very little movement on this issue.

Septic system leach fields take up too much land. Land that could be used for additional dwellings.
▪ Los Altos Hills has been traditionally rural town. Preserving property values, space in between homes for privacy purposes should be at the forefront of the Towns goal with its new guidelines. I fear that developers will come in and purchase the land and destroy the quiet community by buying up ranch homes and changing them into apartment complexes and duplexes.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-34
▪ i think the current nature of semi rural housing density in the town is good. i hope that will be maintained
▪ I have a Jr. ADU apartment in my home. I think the town should do a survey and find out how many units already exist that they do not know about. This does not show in County records even though home was built/finished in 1991. ▪ Do not reduce setbacks between properties. Do allow wildlife corridors. Consider the constant drought and water and other infrastructure needed for all these new units. How will you achieve adequate water? Don't cut trees to allow for new houses.

Can our narrow winding roads accommodate new traffic? There will be increased fire danger with additional homes.
▪ Support CA state initiatives to modify or overturn SB 9 ▪ Allow any ADU (detached or attached) to be up to 1200 sq feet in area.... Not be subject to Max Developable Area limits which were set 30+years ago. ▪ I think we should do something to provide some lower income housing in line with the state‘s policy.
▪ Streamline process to get ADU approved.
▪ LAH should join the Our Neighborhood Voices initiative. Also - consider subsidizing housing for qualified workforce (first responders, teachers). ▪ Do not allow for splitting lights or putting multi dwelling units on LAH lots. This is not the culture or history of Los Altos Hills! Keep LAH as it has always been . ▪ Los Altos Hills is not Redwood City or Mountain View. Housing policies are not "one size fits all". Housing policies or programs must have relevance to the area in which they are located. The only housing that makes sense for lower income residents would be for teachers, fire and police personnel. Apartments, townhouses and condos could be built on public or semi-public lands near the 280 corridor. ▪ Minimize changes to the fundamental character of the town. ▪ Carefully plan the change to keep neighborhood character. Another concrete jungle would be no-no.
▪ City funded tree trimming efforts can help prevent over growth

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-35
▪ People who buy homes in Los Altos Hills do so to get away from people. If they wanted to live near people they would buy homes in Atherton, or Hillsborough. It is understandable then that people living in Los Altos Hills will not be in favor of trying to help figure out ways for more people to live here.
▪ No high density housing. It is important to maintain the rural environment. ▪ A high end multi-unit development of condos/townhomes/small residences for seniors. I am 77 & have a home and contiguous lot. A luxury smaller residence in LAH would be an excellent option for me. This option doesn’t exist currently and could get older residents out of their homes.
▪ Seek out and join other private parties, cities and other entities in filing suit to challenge the constitutionality and provisions of S.B. 9. ▪ Need to have better internet infrastructure. With many people working from home, getting high speed, stable internet has been a huge issue for many LAH residences. ▪ Require all SB 9 properties to underground all local utilities for themselves and their neighbors
▪ Preserve rural atmosphere, set backs, screening etc
▪ Enabling larger homes to accommodate renters is a good idea if it supports the community (elderly home owners). Enabling home owners to expand their existing homes to support more inhabitants is ok to a limit along with ADUs. The purpose of buying a home in Los Altos Hills is privacy, peace, and the enjoyment that comes with a more rural feel. The value of the town and area is diluted with the addition of multiplexes. Affordable housing is available in surrounding areas, the answer for essential workers is transportation, not housing. The city of Los Altos Hills does not have a housing issue, but it can accommodate additions to existing homes and ADUs.
▪ Do not require homeowners to split their lots or add ADU's. ▪ Please don't make us look like Woodside.
▪ What is the criteria for "affordable housing"? I am in favor of allowing residents to reduce lot size to 1/2 acre. The opposition is increased congestion, but not all LAH residents will want to reduce their lot size.
▪ Maintain rural atmosphere, low density as much as possible

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-36
▪ Infrastructure. Are utilities, traffic and parking enhancements being factored into the City's plans? Just adding housing may cause further issues that need to be addressed up front.
▪ We have septic -in the hills. if additional homes are built on my hill, it’s going to be a problem for me.

My home was built in 1940, adding AdU will cause issues as the town will make me upgrade my house to meet current guidelines. That will cost a lot.

No lights or proper sidewalks-how will the town account for at least 500 more families without infrastructure.

Why are developers allowed to clear cut and build huge homes? ▪ Perhaps you should expand your focus to fighting back. There’s a petition out there to put this on the ballot in November. Only needs 1.5m sigs. We should also replace our representative in Congress I think his name is Becker. Or Berman. Maybe work together with like-minded towns to push back hard in a regional effort. ▪ Yeah stop them all
▪ I favor let’s stay in control.
▪ I prefer small and quiet neighborhood. I am against building a lot more units to make the town crowded. I don’t want the traffic to get worse either. ▪ It's important to protect the scenic, natural beauty of Los Altos Hills. ▪ LAH is somewhat unique. We should strive, as much as possible, to keep it that way. ▪ Please keep the semi-rural character of our town as it is.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-37
▪ Consider the way to maintain the single family home and the spaciousness that LAH is known for
▪ Set a maximum on size of house in Los Altos Hills. Enforce a fire code that maintains safety of the area. Raise taxes to support construction in new areas of California where there is lots of land. People can work from home and start new zones of living. ▪ No lot splits or ADUs should be permitted on properties with private roads for ingress & egress due the additional/resultant maintenance costs (must be shared equally somehow) and adverse impacts from increased vehicle traffic and adverse safety impacts.
▪ Please continue to respect the rural nature of our Town. Insist on an impact report (on parking, traffic, water and sewage, environment, etc.) from the builders. ▪ Los Altos hills is a bucolic town. We need to push back on the state and prevent Los Altos hills from becoming another San Francisco or San Jose downtown ▪ Kill SB 9 and focus on encouraging ADAs
▪ Priority should be given to maintaining the value of the property existing residents while complying with state imposed regulations. Priority should NOT be given to solving some perceived societal macro issues.
▪ Please do not ruin the rural beauty of our town.
▪ Keep Real Estate people from buying the homes for investment They keep the prices up. They are bothering all the time. ▪ Permitting and approvals within the town are very time consuming. Please add or replace staff.
▪ Seek public funds required to support higher density housing, e.g. roadways, blind curves, pedestrian sidewalk, etc, before higher density housing is commissioned.

Los Altos Hill roads are not safe with increased traffic. ▪ Housing is a human right
▪ Fire department getting in the way of ADUs

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-38
▪ I live here because of the uncongested bucolic setting. Concerned that will be negatively impacted if we are forced into SB 9 regulations. The Hills with narrow country roads is not the place for high density housing. ▪ I would love to keep the town one that has land between homes. I know that doesn't support the goals of the city's mandate, but whatever can be done that prevents any of us finding ourselves with homes stacked up on one another would be ideal Perhaps those with over an acre can be encouraged to sub-divide to meet the goal? ▪ Fight like hell to overturn SB 9 & SB10 including lawsuits. Sacramento cannot manage it's current duties let alone manage the affairs of each city. ▪ Get less picky about adu conversions. But...keep trying to maintain the one acre lot standard.
▪ Consider abs respect the rural nature that attracted us to buying a property in Los Altos Hills. Be careful not to create eyesores! Don’t obstruct our lines of sight from our homes. Don’t create more traffic. Reduce our property taxes. Refund surplus taxes collected. Give neighbors the opportunity to have first right of refusal to neighboring properties and to purchase them. Prioritize fire prevention. Require owners to remove dead brush. Require owners to maintain their properties and not have them exist in a derelict state. Consider protecting wildlife. Zone affordable housing in commercial areas, not rural perhaps adjacent to schools. ▪ Don’t bc need high density housing here
▪ SB 9 was not voted on and is not supported by the majority ▪ Subdividing Lots and SB 9 is a load of crap being forced on us. It needs to be overturned and the politicians behind it replaced. Nobody voted for it and it is not supported by the majority. Water shortage.
▪ Sewer line’s
▪ Forcing more building will require more drilling into unstable hill sides, increasing the cost to build and making the hills more susceptible to landslides. Further, LAH does not have updated sewers that can handle the increased sewage capacity needed. LAH should do an economic impact and environmental safety study. ▪ (1) Please maintain minimum 1 acre lot size. (2) Please consider we have efficient supply of utility (such as water, sewer connection, etc.) (3) Please make sure there is

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-39
enough access roads and parking for the proposed additions of housing. Thank you!!
▪ Add housing for people with various CB kinds of disabilities ▪ The Town should prepare an in-depth document stating why this new law does not make any sense in LAH
▪ ease number of bedrooms requirement for county septic design ▪ Let's fight Communism rather than acquiescing to it. If the Commies succeed they will ruin out country.
▪ Many houses in the city are very old or structurally unsafe that require renovated or re-built. The cost to renovate/rebuild are high and also the re-appraisal property tax after remodel/rebuild is a significant increase. Is there a program to limit the property tax increase after remodel/rebuild especially for senior? ▪ No ideas.
▪ What about apartments on Lincoln Park or the baseball diamond? I love the idea of building teacher housing/housing for other town workers. Seems like apartments/condos would make some sense.
▪ Buy lots along 280 and build high density housing there. Start with the baseball diamond.
▪ I feel like the town is way too restrictive with allowing owners to use their property.

Removing the administrative red tape will give people the incentive to invest in housing.
▪ Support a proposition to get SB 9 removed
▪ If the state mandates 489 units over the next 8 years with 289 being low income the question is will the community voluntarily add 289 ADUs and what assurance is there that they will be rented at the low income level? Sounds like LAH would be required to break the one acre minimum code. LAH would also have to allow higher density per acre or lot split and allow multi unit properties (duplex, triplex, four plex, etc.) in specific areas in the current R-A zone that are in lower fire hazard areas with adequate sewer and water service availabilities.
▪ Subsidiaries for ADUs and lighter septic requirements

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-40
▪ Prioritize retaining current low density and semi-rural character of town with lots of open space and nature
▪ Preserve our one acre zoning and setbacks.
▪ I appreciate that you are doing this survey to get our inputs. Reduce ADU / house building fees to encourage construction.
▪ Join with woodside, Atherton and other acre zoned towns to resist or overturn this legislation.
▪ Fight Sacramento.
▪ Families who have lived in LAH for a long time enjoy the rural environment and as a result pay higher property taxes. Crowding the City with additional low income housing next to multi $million houses makes no sense. Also not only is it not desirable but the road system is not laid out to take much more traffic. ▪ Resist the state mandate
▪ Los Altos Hills has high fire danger areas and needs easy access for the fire department trucks. More housing means more water usage, more cars, more children for school. Current state legislation says more Housing but no reference to AFFORDABLE housing.
▪ Reduction of lot size requirement
▪ Infrastructure needs of additional residents.
▪ I think we all moved here in order to enjoy our semi rural atmosphere. We should keep that in mind while developing any new housing policies. ▪ Traffic and parking impact especially on narrow town roads. Fire safety issues resulting from increased housing in fire prone areas of the town. Putting sewer hookups throughout the town to support the development. ▪ If you are considering on promoting ADU or high density housing, I recommend that you provide reasonable solutions about the consequences. For example, the setbacks doesn’t allow home owners to build an ADU with enough dwelling space, it would ended up allowing home owners to build a shed. Or, if there are not enough transportation alternatives, the increase cars on the street would cause traffic jam, resulting in decrease in lifestyle satisfaction or overall productive time of residents.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-41
▪ Infrastructure needs improvement to support growth: sewer being the top issue.

For youth, add high density housing near & around Foothill College. For affordable housing, encourage ADU's & encourage placement of local workforce in these ADU's.
▪ The legislation should be used to ensure developers do not profit from building multiple, expensive single-family homes on smaller lots. ▪ ADUs should be upto 1,800 sq ft. For example, my working daughter (single mom) and child (and occasional overnight nanny) would find 1,200 sq ft too small. On the one hand, the town wants ADUs. On the other hand, these tiny ADUs would be more suitable for a well-off single person than for a family with kids looking to be closer to good schools and outdoor beauty. If the town had made ADUs more attractive, it would have reached its housing goal. Now any homeowner who wants to make money can sell to a developer for SB 9 construction.
▪ We really like the look and feel of Los Altos Hills with space and no apartment style housing. Please don't change that. ADU's are probably the best solution if you need to add affordable housing. Don't do lot splits, you can't ever take that back. ▪ Not in favour of SB 9.Owners move here because of space and small town atmosphere
▪ It’s past time LAH did it’s fair share . Apts at FHill College would be a good start . We can’t continue to be NIMBYS
▪ Local control should be kept over state control! There is no way the state should be allowed to control rezoning. The land we all hold so dear would be taken from us all my ruthless developers!!
▪ ADUs and/or lot splits would have a severe negative impact on town ▪ Make the ADU and JADU process as easy as possible.
▪ Ways to keep seniors in their homes. If you want to bike but live on a hill and must drive to Fremont, safe place to park while using bike to get to town. Safe place for bike when not in use.
▪ No commercial development.

Maintain low density housing.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-42
Preserve beautiful views.
▪ Pls don’t ruin the essence of Los Altos hills, which has the rural charm in the heart of Silicon Valley!
▪ Must keep the l acre minimum lot size for LAH.
▪ Pls maintain the rural, suburban Los Altos hill character that is the essence of the city
▪ Please change the setback rules from the main roads! We would love to build an ADU (or a 1500 sf home), but because of the 30' setback plus 10' easement, our ADU would have to be long and narrow (and within 6' of our main residence) in order to fit on our property! If the setback from Elena Road would change to 10' (or maybe even 20'), we would finally have enough usable land to build an ADU that wouldn't crowd our current house.
▪ The permitting bureaucracy is still a massive obstacle to building additional gousing especially around septic tanks.
▪ No-I appose the whole issue of forced “9” and “10” demands made by our state government. Please find away out of this decree.
▪ If needed keep density on flat ground and near the cities ▪ 1) develop covenant for maintaining a rural atmosphere where horses, cows, chicken etc would be allowed
2) Wild animal could still co-exist
3) Current Environmental policies are not compromised
4) No wide multi-lane roads
▪ Fire safety
▪ Increasing the housing density in LAH is an incredibly bad idea when we currently have grave concerns for providing water, sanitation, fire safety, traffic flow-through, etc. for our existing low-density populace.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-43
▪ Please don't ruin the ambiance of LAH by allowing non-R1 zoning, such as apartment complexes.
▪ Take over private non-housing areas, such as horse areas and tennis courts, to build townhomes
▪ Consider infrastructure, fire safety, parking on narrow roads, access to public transportation, protecting rural environment that is part of the charter, protecting easements and wildlife, protesting SB 9 and 10
▪ If we're going to raise the housing density, where's the water and power going to come from? We already don't have enough water or power for the current residents.

Why are we trying to increase density? Nobody voted for SB 9 & 10! ▪ The impact upon existing infrastructure (water, power, sewer/septic, roads) and the Town itself should be considered not just for an individual application but for the aggregate. Costs to the Town need to be identified and not absorbed by the Town. ▪ Buy Lehigh Quarry and build low income housing there
▪ Please preserve our town's valuable rural atmosphere as much as possible. ▪ Since the Housing Element proposals will be reoccurring every 8 years, if possible master plan Foothill College to allocate space for 400+ units every 8 years, especially affordable housing. Maximize housing potentials on institutional sites. Retain the rural neighborhood vernacular with height and coverage restrictions, but make it easier to build 1-2 small one story ADU’s for each one acre lot. Discourage lot splits under SB-9 by allowing three housing units per one acre-lot. Encourage planting shade trees and low water landscaping and reexamine wildfire danger potentials at least every three to five years.
▪ septic system limitations and proper sewage connection responsibilities per residence.
▪ Amend Emergency Ordinance to allow for single family home construction on subdivided lot with less restrictions
▪ Plan for parking in all development activity. Consider making all of LAH to be no parking on the streets except in special areas that can accommodate on-street parking. Most LAH streets are narrow and cannot accommodate on-street parking.

Find a way to limit the use of NO PARKING signs.

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-44
▪ Los Altos Hills should be pushing for dense market rate and significant truly affordable housing units on the Foothill College Campus (parking lots) with priority going to Firefighters, Police officers, Nurses, Teachers, Librarians, Foothill College and city employees. Also, on Foothill’s campus, there should be affordable housing dedicated to college students who attend Foothill and the surrounding colleges/universities.

In the neighborhoods, Los Altos Hills should push for continued ADU construction but retain reasonable height, coverage and parking requirements to maintain the rural atmosphere we all love about the town. I think a main house with two detached 800-1000 sqft ADUs and parking for 5-6 cars per acre lot should be allowed as an alternative to lot splitting under SB-9.

Also, the town needs to reassess fire propensity at least every five years. Climate change is here and we should not be building density in high fire areas. ▪ 1. Replace Hillside Development Ordinance’s restrictive MDA & MFA formulas tied to lot’s slope when it comes to rezoning and lots splits with a reasonable lot coverage percentages.

2. Promote sewer system expansion to support new development. 3 Adhere to SB 9 setback requirements.
▪ Circulate and Sign the initiative to overturn SB 9
▪ Higher density may require upgraded utilities, concrete sidewalks, widened streets.

Existing property values may be negatively impacted.

Additional schools, parks, emergency services, downtown parking may be needed. ▪ Good luck fighting state bureaucrats.
▪ Multi-family housing is not appropriate for LAH, given the topography and lack of infrastructure to support such housing

Town of Los Altos Hills Housing Element
Appendix B: Survey Results B-45
▪ Must maintain the rural appearance when changing zoning, splitting lots, modifying design requirements, etc.
▪ Please keep a strong focus on LAH original charter and why that has been important for the existing residences. Also evaluate the impact on infrastructure including water, sewer, and power
▪ Traffic and noise
▪ Build denser housing where utilities, public transport, etc. are available. North of 280.
▪ This irresponsible state law would deny cities the opportunity to provide unique and very necessary housing opportunities by dictating California's nearly 200 cities all must look like a Los Angeles slum. There are very serious health consequences from this irresponsible law
▪ Traffic and transportation, and our hilly geography is not terribly conducive to lot splits or separate ADUs.
▪ Is there recourse against SB 9? It does not account for the needs of each community, rather puts requirements in a one-size-fits-all model. LAH does not have nor is it close to public transportation. Our town rules reflect our homeowners desire for privacy and space. If there is no recourse, then I would favor building large apartment units in the local school properties for the low income units the state is (unreasonably) requiring.
▪ HELP US. Make LAH affordable. How can you expect low income to afford this area? Maybe they can buy but property taxes require a mortgage. ▪ Los Altos Hills should retain its one-acre minimum lot size and single family zoning, and provide any required multi-family or lower income housing in nearby cities, such as Mountain View where there is already much multi-family. ▪ I have lived in Los Altos Hills for over 40 years. It started out as a pretty nice place to live. This law has nothing to do with affordable housing. It is a money grab by developers and they don't care if they ruin the communities. time to move out of the state, I guess.
▪ Consider the loss of the existing neighborhood and the creation of an overbuilt area with not enough parking, privacy, fire safety, etc.