Los Altos Hills City Council
April 29, 2026

1 City Council Special Meeting Agenda
April 29, 2026

NOTICE IS HEREBY GIVEN THAT A SPECIAL MEETING OF THE

LOS ALTOS HILLS CITY COUNCIL WILL BE HELD ON
WEDNESDAY, APRIL 29, 2026, AT 4:00 P.M.

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

To attend the meeting in person:

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

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

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

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

If you wish to submit a public comment during the meeting, please use the following information. Before speaking, please identify yourself by name and where you reside. The City Council meeting will be live streamed on the Town’s website and via zoom at the following location:
https://bit.ly/CCSpecialApril29
Webinar ID: 899 6006 2504
Passcode: 94022

NOTICE TO PUBLIC
Any writings or documents provided to a majority of the City Council regarding any item on the open session portion of this agenda will be made available for public inspection in the City Clerk’s office located at 26379 Fremont Road, Los Altos Hills, California during normal business hours.

These materials will also be made available on the City website at www.losaltoshills.ca.gov subject to Staff’s ability to post the documents before the meeting.

Town of Los Altos Hills
City Council Special Meeting Agenda
Wednesday, April 29, 2026, at 4:00 P.M.

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

2 City Council Special Meeting Agenda
April 29, 2026
CALL TO ORDER (4:00 P.M.)

ROLL CALL

1. PUBLIC COMMENT (Public Comment is Limited to Items which are the Subject of the Special Meeting)
Speakers and members of the audience are reminded that public comments must comply with the Town’s Rules of Decorum. Profane language or disruptive conduct is prohibited under Los Altos Hills Municipal Code Sections 2-1.115(c) and (d).

2. PUBLIC HEARING

1. Consideration of: (1) Waiver of Reading and Introduction of an Ordinance Amending Article 16 (Multi-Family Development Standards) of Chapter 2 (Zoning) of Title 10 (Zoning and Site Development) of the Los Altos Hills Municipal Code to Revise Multi-Family Development Standards; and (2) Adoption of a Resolution Amending the Land Use Element of the General Plan Making Conforming Changes Regarding Multi-Family Land Uses

3. CLOSED SESSION
A. CLOSED SESSION – Conference With Legal Counsel—Existing Litigation Pursuant to Government Code Section 54956.9(d)(1)
Name of case: California Housing Defense Fund v. Town of Los Altos Hills (Case No. 26CV491087)

4. REPORT OUT OF CLOSED SESSION

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

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

Copies of all agenda reports and supporting data are available for inspection at Town Hall, 26379 Fremont Road 72 hours in advance of the meeting.

A complete agenda can be found on the Town’s webpage: http://www.losaltoshills.ca.gov. A complete packet of information is available for inspection during the meeting at the table to the back of the Council Chambers and online. Council may take action on any agendized matter in any manner deemed appropriate by Council.

ITEM 2A
TOWN OF LOS ALTOS HILLS April 29, 2026
Staff Report to the City Council
SUBJECT: WAIVING THE READING AND INTRODUCE AN ORDINANCE AMENDING ARTICLE 16 (MULTI-FAMILY DEVELOPMENT
STANDARDS) OF CHAPTER 1 (ZONING) OF TITLE 10 (ZONING

AND SITE DEVELOPMENT) OF THE LOS ALTOS HILLS MUNICIPAL

CODE TO REVISE MULTI-FAMILY DEVELOPMENT STANDARDS

AND ADOPT A RESOLUTION AMENDING THE LAND USE

ELEMENT OF THE GENERAL PLAN TO MAKE CONFORMING
CHANGES REGARDING MULTI-FAMILY LAND USES.

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

That the City Council waive the reading and introduce an ordinance (Attachment 1) amending Article 16 (Multi-Family Development Standards) of Chapter 1 (Zoning) of Title 10 (Zoning and Site Development) of the Los Altos Hills Municipal Code to revise multi-family development standards (the “Ordinance”), and adopt a resolution (Attachment 3) amending the Land Use Element of the General Plan to make conforming changes regarding multi-family land uses (the “LUE Amendment”).

BACKGROUND:

On February 10, 2026, the California Department of Housing and Community Development confirmed that the Town’s Housing Element, as amended on December 9, 2025 contingent on HCD certification, remains certified and that the adopted rezoning program complies with State Housing Element Law (Gov. Code § 65583.2) (Attachment 5). The correspondence also identified specific development standards within the Town’s multifamily zoning that require refinement to ensure they do not constrain housing production. HCD requests the Town to address these standards within four months from the February 10 letter.

Following receipt of the HCD correspondence, Town staff engaged in ongoing coordination with HCD to clarify expectations and refine potential amendments. Staff met with HCD on March 12, 2026, April 6, 2026, and April 23, 2026 to review draft standards and confirm that the proposed approach would address HCD’s comments.

Staff prepared targeted amendments to Article 16 Multi-Family Development Standards (Attachment 2) in the Ordinance and corresponding Land Use Element updates in the LUE Amendment (Attachment 4), both of which were presented to the Planning Commission at its April 13, 2026 and April 22, 2026 special meetings (Attachment 5). As discussed below, the proposed amendments to the Multi-Family Development Standards in the Ordinance and LUE Amendment have been discussed with and is supported by HCD.

Staff Report to City Council Page 2
Introduction of an Ordinance Amending Article 16, Chapter 1, Title 10 April 29, 2026
DISCUSSION:

At the April 13 and April 22, 2026 special meetings, the Planning Commission reviewed a focused set of zoning and Land Use Element amendments directly responsive to HCD’s February 10, 2026 letter (Attachment 4). The Planning Commission supported the proposed direction and provided recommendations on three key standards: lot size, setbacks, and unit size.

Minimum Development Site Size
The existing minimum development site size of 3.5 gross acres was identified in the HCD February 10, 2026 letter as a potential constraint. The proposed amendment in the Ordinance reduces the minimum site size to 0.5 gross acre (Attachments 2 and 4). The Planning Commission supported this change to align with Housing Element sites, increase development feasibility, and remove a potential governmental constraint.

Setbacks
The existing 60-foot setback and overlay standards were identified by HCD as potentially limiting buildable area. The proposed amendments reduce setbacks to 35 feet adjacent to R-A (singlefamily) zoning, and establish setbacks of 35 feet front, 10 feet side, and 20 feet rear adjacent to multifamily or nonresidential zones, while removing the 25-foot overlay requirement (Attachment 2). The Planning Commission supported these revisions as a balanced approach that maintains compatibility with adjacent single-family development while allowing efficient multifamily site design and eliminating redundant standards.

Unit Size and Average Unit Size
The existing standards include a 350 square foot minimum unit size, 2,000 square foot maximum unit size, and an average unit size requirement of 750 square feet. HCD identified the average unit size requirement as a potential constraint (Attachment 5). The Planning Commission supported removal of the average unit size requirement, and further recommended a form-based approach by establishing a 0.45 floor area ratio for habitable space (FAR), deleting the unit mixes (based on bedroom count) requirement, and setting the minimum and maximum unit sizes at 350 square feet and 1,800 square feet, respectively, based on comparable market conditions. The FAR standard would include (1) an incentive for Senior and Assisted Living housing (which are defined terms in the Multi-Family Zoning) by providing a 0.05 bonus FAR and (2) bonus FAR for affordable housing as set forth in the upcoming Inclusionary Housing Ordinance or related ordinance/policy.

Staff anticipates the affordable housing bonus would be an additional 0.05 FAR. The proposed amendment in the Ordinance makes the foregoing changes. (Attachment 2). These changes provide for flexibility and incentives to housing development and were supported by HCD in discussions with the Town.

Staff Report to City Council Page 3
Introduction of an Ordinance Amending Article 16, Chapter 1, Title 10 April 29, 2026
Land Use Element Amendments
Corresponding amendments to the Land Use Element (Attachment 4) are proposed to maintain internal consistency between the General Plan and the Zoning Code. These updates reflect the revised multifamily development standards in the Ordinance for consistency purposes only.

The proposed amendments respond directly to HCD’s February 10, 2026 correspondence and reflect ongoing coordination with HCD through March and April 2026. The Planning Commission reviewed these items at its April 13 and April 22, 2026 special meetings and recommended City Council approval (Attachment 6). The amendments remove identified potential constraints, maintain objective standards, and support the feasibility of multifamily housing consistent with the Town’s Housing Element, Zoning and State law.

ENVIRONMENTAL REVIEW:

The proposed amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines § 15061(b)(3) and Public Resources Code §§ 21080.17 and 21080.27. These amendments support the multi-family rezoning required by state law and the Town’s Housing Element, do not approve any projects or grant any entitlements, and are land use policy/regulatory actions taken by the Town that have no potential to creating significant environmental impacts.

FISCAL IMPACT:

There is no immediate fiscal impact associated with the proposed amendments. Future development facilitated by these standards may contribute to permit and development-related revenues and support implementation of inclusionary housing programs.

ATTACHMENTS

1. Ordinance amending Article 16 (Multi-Family Development Standards) of Chapter 2 (Zoning) of Title 10 (Zoning and Site Development) of the Los Altos Hills Municipal Code

2. Exhibit A to Ordinance- Multi-Family Development Standards Amendments (Article 16)

3. Resolution Adopting Land use Element Amendment

4. Exhibit A to Resolution- Land Use Element Amendments

5. February 10, 2026 HCD Correspondence

6. Planning Commission Staff Reports (April 13 and April 22, 2026)

ITEM 2A Attachment 1
ORDINANCE NO. XXX
AN ORDINANCE OF THE TOWN OF LOS ALTOS HILLS AMENDING TITLE 10 (ZONING AND SITE DEVELOPMENT) OF THE LOS ALTOS HILLS MUNICIPAL

CODE TO AMEND CERTAIN STANDARDS IN THE MULTI-FAMILY ZONES WHEREAS, a severe housing crisis exists in the State of California with the demand for housing outstripping supply; and
WHEREAS, the adopted and state-certified 2023-2031 Housing Element (“Housing Element”) of the Town of Los Altos Hills (“Town”) contains numerous goals, policies and programs to meet its RHNA obligations, including an inventory of sites in the Town suitable to accommodate housing units at various income levels under RHNA, programs to rezone such sites to multi-family zoning districts to accommodate RHNA units and to ensure that parcels would be developed at appropriate minimum densities, and to streamline residential development projects and promote housing opportunities and mobility; and
WHEREAS, on December 9, 2025, the City Council of the Town of Los Altos Hills (“City Council”) adopted an ordinance creating new Multi-Family zone and Multi-Family Overlay zones and associated development standards. The ordinance facilitates multi-family development to accommodate a portion of its RHNA obligations inclusive of a no-net-loss buffer pursuant to Government Code section 65583, in accordance with Housing Element Programs A-1, A-4, and A-5; and WHEREAS, on December 9, 2025, the City Council also concurrently adopted certain amendments to its Land Use element and Housing Element to provide further clarity and consistency across land use and zoning documents while maintaining the rezoning approach and projected unit yields already identified in the 2023-2031 Housing Element, with the Housing Element amendment effective contingent upon HCD certification ; and
WHEREAS, the State Housing and Community Development Department (“HCD”) has reviewed the Town’s multi-family rezoning ordinance and on February 10, 2026 issued a letter to the Town providing further direction to revise certain development standards in order to expand multi-family development opportunities and to avoid potential constraints. In its letter, HCD specifically affirms that the Town’s Housing Element, as amended on December 9, 2025, remains certified by the Department and is in substantial compliance with state Housing Element law; and WHEREAS, the Town has prepared an ordinance amending certain development standards including average unit size, development site size, and setbacks (the “Ordinance”); and WHEREAS, under the California Environmental Quality Act (“CEQA”), a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code is statutorily exempt from the requirements of CEQA pursuant to Public Resources Code section 21080.085, unless such rezoning would allow for would allow for the construction of a distribution center or for oil and gas infrastructure or would allow construction to occur within the boundaries of any “natural and protected lands” as defined pursuant to Public Resources Code section 21067.5; and

Ordinance No.____ Page 2
WHEREAS, CEQA Guidelines section 15061(b)(3) provides that CEQA does not apply to activities that would not have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, on April 2, 2026, the Los Altos Hills Planning Commission held a duly noticed public hearing, which was continued to April 13, 2026, to consider a recommendation to the City Council regarding the proposed Ordinance. At the public hearing, the Planning Commission reviewed and carefully considered the proposed Ordinance and related legislative actions, and all related testimony and evidence presented in the record and during the hearing; and WHEREAS, at its April 13, 2026, meeting, the Planning Commission by Resolution No. XXX recommended the City Council adopt the Ordinance; and
WHEREAS, on April 22, 2026, the Planning Commission held an additional public meeting to consider additional modifications to its recommendation on April 13, 2026 regarding unit size and unit mixes standards for multi-family development; the Planning Commission received public testimony and thereafter transmitted additional modifications made at that meeting to the City Council for consideration; and
WHEREAS, on April 29, 2026, the City Council held a duly noticed public hearing to consider the proposed Ordinance. At the public hearing, the City Council reviewed and carefully considered the proposed Ordinance, and all related testimony and evidence presented in the record and during the hearing.

All interested parties were provided with an opportunity to participate and be heard; and WHEREAS, based on the entirety of the record before it, the City Council desires to adopt the proposed Ordinance in furtherance of its goals to facilitate multi-family development and encourage housing production as set forth in the 2023-2031 Housing Element.

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

SECTION I. FINDINGS.

Based on the entirety of the record before it, which includes, without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq. (collectively, “CEQA”); the Los Altos Hills General Plan and Housing Element; the Los Altos Hills Municipal Code; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed April 2 and April 13, 2026 public hearings, the Planning Commission’s April 22, 2026 public meeting, and the City Council’s duly noticed April 29, 2026 public hearing, and any and all other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the Town of Los Altos Hills hereby finds as follows:

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

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

3. Exhibits A attached to this Ordinance is incorporated herein by reference as if set forth fully herein.

Ordinance No.____ Page 3

4. This Ordinance is statutorily exempt from CEQA pursuant to Section 21080.085 of the Public Resources Code as CEQA does not apply to a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code. This Ordinance continues to implement the multi-family rezonings under Program A-1 of the Town’s adopted and state-certified 2023-2031 Housing Element pursuant to Government Code section 65583(c) by refining development standards to facilitate multi-family housing production. Additionally, this Ordinance is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) because it does not have the potential for causing a significant effect on the environment. The Ordinance amends multi-family development standards but does not approve any development or grant any entitlements. Subsequent project proposals in multifamily zoning districts will undergo separate environmental review. Thus, this Ordinance is a regulatory action by the Town and it can be seen with certainty that there is no possibility that it may have a significant effect on the environment. Therefore, it is exempt from CEQA.

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

6. This Ordinance is consistent with and supports the Los Altos Hills General Plan by furthering housing goals, programs and strategies in the 2023-2031 Housing Element, including but not limited to Program A-1, A-4, and A-5. This Ordinance allows the Town to further its strategies in meeting its RHNA obligation and maintain compliance with state law.

SECTION II. AMENDMENT.

1. Amendments to the Land Use Table under Section 10-1.1611 “Development Standards” of Article 16 “Multi-Family Development Standards” under Chapter 1 “Zoning”, Title 10 “Zoning and Site Development” of the Municipal Code.

Table 1: Multi-Family Development Standards under Section 10-1.1611 shall be amended as shown in Exhibit A. Other sections, subsections, paragraphs and texts not amended are not included in Exhibit A and shall continue in full force and effect.

SECTION III. SEVERABILITY.

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

SECTION IV. EFFECTIVE DATE AND PUBLICATION.

Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk’s Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of this Ordinance,

Ordinance No.____ Page 4
the City Clerk shall (1) publish the summary, and (2) post in the City Clerk’s Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from and after its adoption.

INTRODUCED:

PASSED:

AYES:

NOES:

ABSTENTIONS:

ABSENT:

BY: _________________________
Mayor
ATTEST:
_________________________
City Clerk
APPROVED AS TO FORM:
_________________________
City Attorney

Town of Los Altos Hills
4-23-26 Draft Amendments to
Multi-Family Zone Development Standards Adopted 12-9-25 Standard MF Zone MFO Zone FMFO Zone
Density
(dwelling units per acre of contiguous buildable
area)
Minimum
Maximum
20 24
20 24
20 24
Maximum Average Square Feet Per Dwelling
Unit (1)
(total habitable floor area of all buildings divided
by the total number of dwelling units)
750 750 750
Maximum Floor Area Ratio
(habitable floor area)
• Bonus FAR for Senior and Assisted Living
Housing
• Bonus FAR for Affordable Housing as set forth
in the Inclusionary Housing Ordinance or
related policy or ordinance

0.45 +0.05

0.45 +0.05

0.45 +0.05
Development Site Lot Size
(gross acres)
Minimum
Maximum

3.5 0.5

10.0 3.5 0.5

10.0 3.5 0.5

10.0 Unit Size (square feet)
Minimum
Maximum
350 (1)
2,0001,800
350 (1)
2,0001,800
350 (1)
2,0001,800
Unit Mix
(bedrooms)
Minimum
Maximum
2 different unit
types
50% of any one
unit type
2 different unit
types
50% of any one
unit type
2 different unit
types
50% of any one
unit type
Setbacks from Single-family Lots in R-A Zone 60 35feet 60 35 feet 60 35 feet Setbacks from Multifamily Lots in MF, MFO,
FMFO zone or to Non-Residential Use Lot
Front 60 35 feet 60 35 feet 60 35 feet
Side 60 10 feet (2) 60 10 feet (2) 60 10 feet (2)
Rear 60 20 feet (2) 60 20 feet (2) 60 20 feet (2)
Structure Height 32 feet (3)(4) 32 feet (3)(4) 32 feet (3)(4) Private Recreation Space 40 sf/du for not
less than 20% of
total units
40 sf/du for not
less than 20% of
total units
40 sf/du for not
less than 20% of
total units
Common Recreation Space 100 square feet
per dwelling unit
100 square feet
per dwelling unit
100 square feet
per dwelling unit
ITEM 2A Attachment 2

4-23-26 Revised Draft (per 4-22 PC)
Multi-Family Zone Development Standards
Notes:
(1) 1,000 square foot per unit average for Senior Housing, Assisted Living developments; the maximum unit size is 2,000 square feet.
(1) Excluding Single Room Occupancy Units.
(2) 25 feet minimum within an overlay zone and Not less than 50 feet between multi-family buildings and primary educational facility buildings where such uses or structures are on the same property. (3) The provisions of 10-1.504 Height shall not apply to multi-family buildings in the MF,MF Overlay, and Floating MF Overlay zones.
(4) Excluding:
a. Non-habitable basement or underground parking where the garage or basement entrance is not more than 25 feet wide and the exposed portion of the garage or basement is not more than 25% of the area of the façade of the habitable floor above it;
b. One-half of the height between the eave and the peak of a pitched roof; c. Up to 4 feet of exposed foundation below the finished first floor elevation to the finished grade of any common area or walkway within 15 horizontal feet of the building wall; and d. Uninhabited roof structures up to 10 feet in height that conceal mechanical equipment, elevators, stair overruns that cover less than 10% of the roof area and are setback at least 10 feet from the nearest exterior building wall.

ITEM 2A Attachment 3
RESOLUTION NO.

A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF LOS

ALTOS HILLS RECOMMENDING ADOPTION OF AMENDMENTS TO THE
GENERAL PLAN LAND USE ELEMENT TO TITLE 10 OF THE MUNICIPAL CODE

AMENDING DEVELOPMENT STANDARDS FOR MULTI-FAMILY ZONES
WHEREAS, a severe housing crisis exists in the State of California with the demand for housing outstripping supply; and
WHEREAS, the adopted and state-certified 2023-2031 Housing Element (“Housing Element”) of the Town of Los Altos Hills (“Town”) contains numerous goals, policies and programs to meet its RHNA obligations, including an inventory of sites in the Town suitable to accommodate housing units at various income levels under RHNA, programs to rezone such sites to multi-family zoning districts to accommodate RHNA units and to ensure that parcels would be developed at appropriate minimum densities, and to streamline residential development projects and promote housing opportunities and mobility; and
WHEREAS, on December 9, 2025, the City Council of the Town of Los Altos Hills (“City Council”) adopted an ordinance creating new Multi-Family and Multi-Family Overlay zones and associated development standards. The ordinance facilitates multi-family development to accommodate a portion of its RHNA obligations inclusive of a no-net-loss buffer pursuant to Government Code section 65583, in accordance with Housing Element Programs A-1, A-4, and A-5; and
WHEREAS, on December 9, 2025, the City Council also concurrently adopted certain amendments to its Land Use element and Housing Element to provide further clarity and consistency across land use and zoning documents while maintaining the rezoning approach and projected unit yields already identified in the 2023-2031 Housing Element, with the Housing Element amendment effective contingent upon HCD certification ; and WHEREAS, the State Housing and Community Development Department (“HCD”) has reviewed the Town’s multi-family rezoning ordinance and on February 10, 2026 issued a letter to the Town providing further direction to revise certain development standards in order to expand multi-family development opportunities and to avoid potential constraints. In its letter, HCD specifically affirms that the Town’s Housing Element, as recently amended on December 9, 2025, remains certified by the Department and is in substantial compliance with state Housing Element law; and
WHEREAS, the Town has prepared an ordinance amending certain development standards including average unit size, development site size, and setbacks (the “Ordinance”) and certain conforming amendments to the Land Use Element of the General Plan to maintain consistency of development standards across governing land use documents (the “LUE Amendment”); and
WHEREAS, under the California Environmental Quality Act (“CEQA”), a rezoning that implements the schedule of actions contained in an approved housing element pursuant to

subdivision (c) of Section 65583 of the Government Code is statutorily exempt from the requirements of CEQA pursuant to Public Resources Code section 21080.085, unless such rezoning would allow for would allow for the construction of a distribution center or for oil and gas infrastructure or would allow construction to occur within the boundaries of any “natural and protected lands” as defined pursuant to Public Resources Code section 21067.5; and WHEREAS, CEQA Guidelines section 15061(b)(3) provides that CEQA does not apply to activities that would not have the potential for causing a significant effect on the environment.

Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, on April 2, 2026, the Los Altos Hills Planning Commission held a duly noticed public hearing, which was continued to April 13, 2026, to consider a recommendation to the City Council regarding the proposed Ordinance and LUE Amendment. At the public hearing, the Planning Commission reviewed and carefully considered the proposed Ordinance and related legislative actions, and all related testimony and evidence presented in the record and during the hearing. All interested parties were provided with an opportunity to participate and be heard; and WHEREAS, on April 22, 2026, the Planning Commission held an additional public meeting to consider additional modifications to its recommendation on April 13, 2026 regarding unit size and unit mixes standards for multi-family development; the Planning Commission received public testimony and thereafter transmitted the modification made at that meeting to the City Council for consideration; and
WHEREAS, on April 29, 2026, the City Council held a duly noticed public hearing to consider the proposed LUE Amendment. At the public hearing, the City Council reviewed and carefully considered the proposed LUE Amendment, and all related testimony and evidence presented in the record and during the hearing. All interested parties were provided with an opportunity to participate and be heard.

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

1. General and CEQA Findings.

Based on the entirety of the record before it, which includes, without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq. (collectively, “CEQA”); the Los Altos Hills General Plan and Housing Element; the Los Altos Hills Municipal Code; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed duly noticed April 2 and April 13, 2026 public hearings; the Planning Commission’s April 22, 2026 public meeting; the City Council’s duly noticed April 29, 2026 public hearing; and any and all other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the Town of Los Altos Hills hereby finds as follows:

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

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

C. The Exhibit attached to this Resolution, consisting of the proposed Land Use Element Amendments (“LUE Amendment”) (Exhibit A), is incorporated herein by reference as if set forth fully herein.

D. The proposed LUE Amendment is exempt from CEQA under Public Resources Code Section 21080.085 as the proposed amendment further supports multi-family zoning and is intended to achieve internal consistency with the accompanying Ordinance.

Further, the proposed LUE Amendment is also exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) on the basis that it can be seen with certainty that there is no possibility that the proposed amendment may have a significant effect on the environment. The proposed LUE Amendment only involves revisions for conformance with the Ordinance and maintain consistency regarding multi-family development standards. The amendment does not approve any development projects, or issue any entitlements, but are regulatory actions taken by the Town for land use documents consistency.

E. The proposed LUE Amendment is consistent with the goals, programs, and policies in the Housing Element, including but not limited to Program A-1, A-4, and A-5. It contributes to the Town’s strategies in meeting its RHNA obligation and allows the Town to maintain compliance with state law.

2. Decision.

Based upon the testimony received and the background and findings set forth above and all other evidence in the administrative record, the Los Altos Hills City Council hereby adopts the Land Use Element Amendment, as shown in Exhibit A.

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

PASSED AND ADOPTED at a regular meeting of the City Council of the Town of Los Altos Hills this __ day of ______, 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

APPROVED:

ATTEST:

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-1

LAND USE ELEMENT

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

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

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

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

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

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

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

ITEM 2A Attachment 4

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Los Altos Hills General Plan
Page LU-2

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

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

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

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

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Population Projections
111. In Projections 2007, the Association of Bay Area Governments (ABAG) forecasted that the Town’s population within its corporate limits would increase from 8,500 in 2005 to 9,400 in 2035. The number of households was predicted to increase from 2,960 in 2005 to 3,300 in 2035 based on an average household size of 2.87 persons. As of the 2020 Census Los Altos Hills had 3,016 households, the same population of nearly 8,500 persons, and a declining average of 2.81 persons per household. ABAG projected a population of 8,600 for 2040. According to World Population Review, Los Altos Hills has an estimated 2025 population of 7,989, a declining at a rate of -1.24% annually and an estimated decline -

5.89% since the 2020 census. The addition of multifamily zones is expected to increase the number of households by approximately 8 percent and counterbalance the declining population.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Lot Unit Factor
124. The lot unit factor (LUF) for any parcel designated for low density use is based on lot size and average slope as determined by a formula established in the Town’s Zoning Ordinance.

Newly created lots must have a LUF of one or more. Some lots with a LUF of less than one were created early in the Town’s history, prior to incorporation. These lots are considered nonconforming and their development is restricted today. Lots with a LUF of less than one may not be created today. Lots with a LUF of less than .50 require a conditional development permit. Multifamily development shall be subject to a minimum contiguous buildable area requirement (exclusive of steep slopes) instead of a LUF calculation.

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

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

Setbacks for multifamily residences are generally 3560 feet from the front, side, and rear abutting single-family residential uses, and 25 10 and 20 feet respectively from side and rear yards abutting non-residential or institutional uses.

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

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

Green Building
128. In response to growing concerns about rising energy costs and dwindling natural resources, an increasing number of communities are embracing the concept of “green building.” This

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whole-systems approach to homebuilding seeks to minimize the use of energy, water and other natural resources and maximize the use of recycled and renewable construction materials. The Town should develop programs and development standards regarding green building practices such as the use of recycled and renewable construction materials, energy-efficient heating and cooling systems, water conservation and reuse, and energyefficient appliances.

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GOAL 2
Ensure that all development occurs in a manner that
minimizes disturbance of natural terrain, vegetation and wildlife, and maximizes the preservation of natural resources and open space.

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

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

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

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

Policy 2.4 Steep slopes, canyons and ravines generally in excess of 30% slope, as well as natural swales and drainage channels, and geologic hazard areas within areas designated for residential development shall be left undisturbed and preserved in their natural condition to the maximum extent feasible.

Policy 2.5 Limits on the development of individual residential lots shall be determined based on evaluation of such factors as natural vegetation, topographic characteristics, soils and geology.

Policy 2.6 The natural character of ridgelines shall be preserved to the maximum extent feasible.

Policy 2.7 Promote the use of green building methods and practices in the planning, design, construction, renovation, operations, and demolition of buildings.

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

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

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

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

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

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

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

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

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

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

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

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

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Los Altos Hills General Plan
Page LU-14

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

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

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

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

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

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Page LU-16
support for the continued use and
health of the college.

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

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

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

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

Energy-efficient Council Chambers
incorporate natural lighting.

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

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

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

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

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

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

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

Parks and Recreation Center
is next to Town Hall.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-20
Program 3.5 Work with school districts in the design and development of school facilities to provide for community needs in the areas of parks and recreation, community meetings, and similar activities.

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-21

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-22
to issues regarding the construction of a new leach field. The Santa Clara County Health Department requires all new residences to connect to the sewer system if there is an existing sewer main within 200 feet of the new residence.
148. All new residences resulting from new subdivisions and multifamily development should be served by sanitary sewer trunk lines. All new residences resulting from the teardown of an existing residence or a newly constructed home on an existing lot should be required to connect to sanitary sewer trunk lines, provided there is an existing trunk line within 200 feet of the new residence. Wherever the possibility of biological harm from septic tank use exists, requirements for conversion to sanitary sewers should be established. Standards should reflect Bay Area Water Quality Control Board and Santa Clara County Health Department requirements.
149. The Town has appointed a committee to review the existing issues in regard to bringing sewer mains to as many neighborhoods as possible. This committee has conducted a survey among residents on septic tanks to determine the major issues that prevent these residents from connecting to the system. Through various methods such as sewer reimbursement districts, sewer assessment districts and the extension of sewer mains up main arteries to make sewer connection more accessible, the Town hopes to significantly increase the number of residences connected to the sewer system.

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-23
153. The National Pollutant Discharge Elimination System (NPDES) permit program controls water quality by regulating point sources of pollution, including municipal storm drain systems, that discharge pollutants into surface waters. The Town is a co-permittee with other members of a regional association known as the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP), which shares a joint permit issued by the Regional Quality Control Board to discharge stormwater into the San Francisco Bay. The conditions of the permit require the Town to reduce pollution in urban runoff to the maximum extent possible. Recent changes strengthen the regulations for projects that replace or create new impervious surface. The permit must be reissued every five years. Policies and programs related to stormwater quality are contained in the Conservation Element.

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-24
Wireless Communication Facilities
154. The residents of Los Altos Hills depend on cell phones and other forms of wireless communication services for convenience, business activities and security. As one of the premier residential areas of the Silicon Valley, the Town should have a high level of wireless service available to its residents in order to meet increasing demands for new and better services. However, the Town’s topography, with its steep slopes and canyons, have made cell phone reception problematic. To meet the demands for new and better services, providers need an adequate number of wireless communication facilities in the planning area.
155. The Town currently has 11 cell sites, each shared by multiple service providers who have co-located antennas and equipment. Because the Town is entirely residential, with no commercial or industrial areas, wireless
communication facilities are most appropriately
located on Town property or other public or
institutional sites such as schools and religious
facilities. The location of new facilities on or near
existing buildings, the co-location of antennas
owned by two or more companies, and landscape
screening should be utilized to minimize any
adverse visual impacts. To ensure that new facilities
are appropriately located, the Town has developed
policies and siting criteria for wireless
communication antennas and equipment shelters.

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

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

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-25
Policy 4.4 A systematic program for the undergrounding of all existing overhead lines shall be developed and implemented.

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

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

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

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

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

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

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-26

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

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

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

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-27
Definitions of Key Terms
Incorporated Town
Limits
Delineates lands currently within or annexed to the Town Sphere of Influence
(SOI)
The probable physical boundaries and service area of the Town.

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-28
160. In August 2002, the Town prezoned approximately 245 parcels in unincorporated county lands known as San Antonio Hills. The prezoned area is generally between Ravensbury Avenue and Interstate 280, including portions of West Loyola Drive, Mora Drive, and Berkshire Drive. In March 2006, the Town prezoned an additional 82 parcels between Magdalena and Eastbrook Avenues including properties on Spalding Avenue, Par Avenue, Winding Way, Putter Avenue and Putter Way.

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

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-29
GOAL 5
Ensure that the Town’s growth will proceed in an orderly, planned manner in order to provide efficient and economical urban services.

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

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

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
Land Use Element
Los Altos Hills General Plan
Page LU-30

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

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

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

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

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

Adopted December 9, 2025 Draft: April 24, 2026
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Page LU-31

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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
February 10, 2026
Jay Bradford, Director
Community Development Department
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Dear Jay Bradford:

RE: Town of Los Altos Hills’ 6th Cycle (2023-2031) Adopted Housing Element Amendment and Rezone Review
Thank you for submitting the Town of Los Altos Hills’ (Town) housing element amendment and Ordinance 621 and Resolution 91-25 related to rezoning to accommodate the regional housing need allocation (RHNA), which were adopted December 9, 2025, and received for review on December 12, 2025, along with revisions received February 9, 2026. The revisions were posted and made available to the public for seven days prior to review.

Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from the California Housing Defense Fund, Michael Grady, Kevin Ma, More Housing Faster, John O’Connell, Brian O’Neill, Harsuk and Sara Ratia, and Joshua Safran pursuant to Government Code section 65585, subdivision (c).

On May 30, 2023, HCD found the Town’s housing element in substantial compliance with State Housing Element Law (Gov. Code, § 65580 et seq) and as of this writing, the Town continues to comply with State Housing Element Law. On August 11, 2025, the Town submitted draft housing element amendments to HCD for review, and HCD issued a review letter on October 10, 2025 finding that, while the draft amendment continued to meet most statutory requirements, it might impact HCD’s prior finding of substantial compliance if it were adopted without required revisions. It also reaffirmed that the Town’s rezone Programs A-1 (Adequate Sites), A-4 (By Right Approvals) and A-5 (Minimum Densities) needed to be completed by January 31, 2026.

HCD is pleased to find the Town has completed actions to address the requirements that were described in HCD’s October 10, 2025 review. Specifically, HCD finds that the Town has provided adequate analysis and supporting documentation to demonstrate potential for redevelopment on nonvacant sites being used to accommodate the Town’s lower-income RHNA. Additionally, Ordinance 621 and Resolution 91-25 meet all statutory requirements pursuant to Government Code section 65583.2, subdivision (c), (h) and (i). As a result, the adopted element continues to substantially comply with Housing Element Law (Gov. Code, § 65580 et seq) as of the date of this letter.

ITEM 2A Attachment 5

Jay Bradford, Director

However, some development standards act as potential constraints on multifamily housing development. Specifically, average unit sizes/maximum floor area, minimum lot sizes and setbacks potentially constrain multifamily development. These constraints should be expeditiously addressed and modified (e.g., within four months) to ensure development standards do not constrain multifamily development opportunities.

Further, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-and-community-development/housingelements for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.

Additionally, the Town must continue timely and effective implementation of all programs, including but not limited to the following:
• Program A-7 (Accessory Dwelling Unit (ADU) Tracking and Monitoring) • Program A-11 (Large Sites)
• Program A-12 (Conversion to Duplex or Triplex)
• Program A-13 (ADU, SB 9 Survey & Tracking)
• Program A-14 (Backup and Replacement Sites)
• Program B-3 (Density Bonus)
• Program B-4 (Objective Standards)
• Program B-9 (Reasonable Accommodation)
• Program B-10 (SB 9 Ordinance Amendments)
• Program E-11 (Incentives for Affordable Housing)
• Program F-2 (Housing Mobility)
The Town must monitor and report on the results of these and other programs through the annual progress report, required pursuant to Government Code section 65400.

Please be aware, Government Code section 65585, subdivision (i) grants HCD authority to review any action or failure to act by a local government that it determines is inconsistent with an adopted housing element or Housing Element Law. This includes failure to implement program actions included in the housing element. HCD may revoke housing element compliance if the local government’s actions do not comply with state law.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the Town continues to meet housing element requirements for these and other funding sources.

HCD appreciates the efforts and cooperation provided throughout both the housing

Jay Bradford, Director

element update and ordinance adoption processes. HCD wishes the Town success in implementing its housing element and looks forward to following its progress through the general plan annual progress reports required pursuant to Government Code section 65400. If HCD can provide assistance in implementing the housing element, please contact Reid Miller, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager

TOWN OF LOS ALTOS HILLS April 13, 2026
Staff Report to the Planning Commission
SUBJECT: CONSIDERATION OF A RESOLUTION MAKING

RECOMMENDATION ON AN ORDINANCE MAKING
AMENDMENTS TO ARTICLE 16 (MULTI-FAMILY DEVELOPMENT
STANDARDS) OF CHAPTER 2 (ZONING) OF TITLE 10 (ZONING

AND SITE DEVELOPMENT) OF THE LOS ALTOS HILLS

MUNICIPAL CODE TO REVISE MULTI-FAMILY DEVELOPMENT

STANDARDS AND ON CORRESPONDING AMENDMENTS TO THE
LAND USE ELEMENT OF THE GENERAL PLAN.

TO: Planning Commission
FROM: Jay Bradford, Community Development Director
RECOMMENDATION:

That the Planning Commission adopt a resolution (see Attachment 1) recommending that the City Council:
a. Adopt an ordinance amending Title 10 of the Los Altos Hills Municipal Code to revise multifamily development standards related to minimum development site size, average unit size, and setbacks; and
b. Adopt corresponding amendments to the Land Use Element to maintain consistency between the General Plan and Zoning Code.

BACKGROUND:

On December 9, 2025, the City Council adopted an ordinance (Ordinance 621) creating new MultiFamily and Multi-Family Overlay zones and associated development standards. Along with the rezoning action, the Council also adopted amendments to the Housing Element (Resolution 91- 25) to provide consistency and clarification across land use documents.

The California Department of Housing and Community Development (“HCD”) has now reviewed the rezoning ordinance and amendment to the Housing Element. In its February 10, 2026 review letter (see Attachment 2), the California Department of Housing and Community Development found that the Town’s adopted Housing Element continues to substantially comply with State Housing Element Law, and that Ordinance 621 and Resolution 91-25 satisfy the applicable statutory requirements for the Town’s rezone program. HCD also identified three development standards that could act as constraints on multi-family housing development, specifically average ITEM 2A Attachment 6

unit size or maximum floor area, minimum lot size, and setbacks, and stated that those standards should be addressed expeditiously.

Following receipt of the February 10, 2026, HCD letter (see Attachment 2), Town staff met with HCD staff on March 12 and April 6, 2026, to discuss modifications to the foregoing development standards and the scope of amendments needed to respond to the comments. Based on those discussions, staff has prepared a focused set of Zoning and Land Use Element amendments for Planning Commission review (See Attachments 3, 4, and 5).

DISCUSSION
Amendments to Multi-Family Zoning
The proposed amendments are limited to the standards identified by HCD’s February 10, 2026, letter and are intended to expand multi-family development opportunities and avoid creating potential constraints on multifamily housing. The amendments continue to maintain the overall structure of the Town’s recently adopted multifamily zoning framework.

The proposed zoning amendments consist of the following:

1. Reduce Minimum Development Site Size from 3.5 gross acres to 0.5 gross acres.

2. Remove the Average Unit Size requirement.

3. Revise setbacks as follows:
• Setbacks from adjacent single-family lots in the R-A Zone would be reduced from 60 feet to 35 feet;
• Setbacks from multifamily lots in the MF, MFO, and FMFO zones, or from nonresidential use lots, would be reduced from 60 feet to 35 feet in the front yard, 10 feet in the side yard, and 20 feet in the rear yard; • Deletion of the 25 feet minimum within an overlay zone.

These changes are reflected in Attachments 4, and 5.

These amendments directly address the specific standards identified by HCD in its February 10, 2026, letter and are intended to ensure that the Town’s multi-family zoning standards do not constrain development opportunity on Housing Element sites.

Land Use Element Amendments
In addition to the zoning text amendments, corresponding Land Use Element revisions are proposed to maintain internal consistency between the General Plan and the Zoning Code. The Land Use Element revisions would mirror the zoning changes by reducing setbacks applicable to

multi-family development, reducing the minimum lot size to 0.5 acres, and removing the reference to a maximum average unit size.

Because the Land Use Element and zoning standards must remain aligned, staff recommends that the Planning Commission recommend Council adoption and forward both the zoning amendments and the related Land Use Element amendments to the City Council for consideration.

NEXT STEPS:

Staff recommends that the Planning Commission adopt the attached resolution recommending City Council approval of the proposed ordinance and the related Land Use Element amendments. These revisions are responsive to HCD’s comments, are limited to the standards identified in HCD’s review, and are intended to support continued implementation of the Town’s Housing Element and multi-family zoning.

ENVIRONMENTAL REVIEW:

The proposed Ordinance and Land Use Element amendment are exempt from the California Environmental Quality Act (CEQA) pursuant to Section 21080.085 of the Public Resources Code as CEQA does not apply to a rezoning that implements the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code.

The proposed Ordinance and LUEA continues to implement the multi-family rezonings under Program A-1 of the Town’s adopted and state-certified 2023-2031 Housing Element pursuant to Government Code section 65583(c) by refining development standards to facilitate multi-family housing production.

Additionally, the proposed Ordinance and Land Use Element amendment are exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) because they do not have the potential for causing a significant effect on the environment. The Ordinance and LUEA alter multi-family development standards but do not approve any development or grant any entitlements. Subsequent project proposals in multi-family zoning districts will undergo separate environmental review.

Thus, this Ordinance and LUEA are regulatory actions by the Town, and it can be seen with certainty that there is no possibility that they may have a significant effect on the environment.

FISCAL IMPACT:

There is no fiscal impact associated with this Planning Commission recommendation.

ATTACHMENTS:

1. Draft Resolution Recommending Adoption of Ordinance and Land Use Element Amendment.

2. HCD Letter dated February 10, 2026.

3. Draft Ordinance Amending Title 10, Article 16 of the Municipal Code.

4. Draft Amendments to Multifamily Zoning Development Standards (Exhibit A to Ordinance in Attachment 3).

5. Draft Land Use Element Amendments (Exhibit B to Ordinance in Attachment 3).

THE TOWN OF LOS ALTOS HILLS April 22, 2026
Staff Report to the Planning Commission
SUBJECT: Consideration of potential amendment to prior Planning Commission recommendation on April 13, 2026 regarding Certain Multi-Family Development Standards.

FROM: Jonathan Fox, Senior Planner
APPROVED: Jay Bradford, Community Development Director
RECOMMENDATION: That the Planning Commission:

1. Receive the report and provide feedback to staff as appropriate to be forwarded to the City Council.

BACKGROUND
On April 13, 2026, staff presented an Ordinance amending the Multi-Family Development Standards in Article 16 of Title 10, Chapter 1 of the Municipal Code, along with a focused set of Land Use Element amendments affecting multi-family development standards, for Planning Commission review in response to comments received from HCD on the Town’s multi-family rezoning.

Following public feedback and deliberation, the Planning Commission voted 5-0-0 adopting a resolution and recommending that the City Council:
a. Adopt an ordinance amending Title 10 of the Los Altos Hills Municipal Code to revise Multifamily development standards related to minimum development site size, average unit size, and setbacks; and
b. Adopt corresponding amendments to the Land Use Element to maintain consistency between the General Plan and Zoning Code.

In making the recommendation, the Planning Commission included edits to Table 1 in Attachment 4 to (1) include unit sizes ranging from 350 to 1800 square feet and (2) require unit mixes to be at least 3 different unit types where any single unit type may not be greater than 1/3rd of the total and one of the unit type must be less than or equal to 750 square feet.

The Commission has scheduled this meeting for further discussion and potential amendment on these two modifications in its prior recommendation. If the prior recommendation is amended, the amendment will also be forwarded to the City Council for consideration.

CONCLUSION
Staff recommends the Planning Commission receive the staff presentation and provide feedback to staff as appropriate to be forwarded to the City Council.

ERRATA SHEET - AGENDA ITEM #2.1
City Council Special Meeting
April 29, 2026
The Multi-Family Development Standards Table is revised as below, with additional changes in highlighted red underline. Other sections, subsections, paragraphs, texts and exhibits of Attachments 1 and 2 are not affected by the following changes are not included as a part of this errata sheet.

4-29-26 Revised Draft (per 4-22 PC)
Multi-Family Zone Development Standards
Town of Los Altos Hills
4-29-26 Draft Amendments to
Multi-Family Zone Development Standards Adopted 12-9-25 Standard MF Zone MFO Zone FMFO Zone
Density
(dwelling units per acre of contiguous buildable
area)
Minimum
Maximum
20 24
20 24
20 24
Maximum Average Square Feet Per Dwelling
Unit (1)
(total habitable floor area of all buildings divided
by the total number of dwelling units)
750 750 750
Maximum Floor Area Ratio (5)
(habitable floor area per acre of contiguous
buildable area)
• Bonus FAR for Senior and Assisted Living
Housing
• Bonus FAR for Affordable Housing as set forth
in the Inclusionary Housing Ordinance or
related policy or ordinance

0.45 +0.05

0.45 +0.05

0.45 +0.05
Development Site Lot Size
(gross acres)
Minimum
Maximum

3.5 0.5

10.0 3.5 0.5

10.0 3.5 0.5

10.0 Unit Size (square feet)
Minimum
Maximum
350 (1)
2,0001,800
350 (1)
2,0001,800
350 (1)
2,0001,800
Unit Mix
(bedrooms)
Minimum
Maximum
2 different unit
types
50% of any one
unit type
2 different unit
types
50% of any one
unit type
2 different unit
types
50% of any one
unit type
Setbacks from Single-family Lots in R-A Zone 60 35feet 60 35 feet 60 35 feet Setbacks from Multifamily Lots in MF, MFO,
FMFO zone or to Non-Residential Use Lot
Front 60 35 feet 60 35 feet 60 35 feet
Side 60 10 feet (2) 60 10 feet (2) 60 10 feet (2)
Rear 60 20 feet (2) 60 20 feet (2) 60 20 feet (2)
Structure Height 32 feet (3)(4) 32 feet (3)(4) 32 feet (3)(4) Private Recreation Space 40 sf/du for not
less than 20% of
total units
40 sf/du for not
less than 20% of
total units
40 sf/du for not
less than 20% of
total units
Common Recreation Space 100 square feet
per dwelling unit
100 square feet
per dwelling unit
100 square feet
per dwelling unit

4-29-26 Revised Draft (per 4-22 PC)
Multi-Family Zone Development Standards
Notes:
(1) 1,000 square foot per unit average for Senior Housing, Assisted Living developments; the maximum unit size is 2,000 square feet.
(1) Excluding Single Room Occupancy Units.
(2) 25 feet minimum within an overlay zone and Not less than 50 feet between multi-family buildings and primary educational facility buildings where such uses or structures are on the same property. (3) The provisions of 10-1.504 Height shall not apply to multi-family buildings in the MF,MF Overlay, and Floating MF Overlay zones.
(4) Excluding:
a. Non-habitable basement or underground parking where the garage or basement entrance is not more than 25 feet wide and the exposed portion of the garage or basement is not more than 25% of the area of the façade of the habitable floor above it;
b. One-half of the height between the eave and the peak of a pitched roof; c. Up to 4 feet of exposed foundation below the finished first floor elevation to the finished grade of any common area or walkway within 15 horizontal feet of the building wall; and d. Uninhabited roof structures up to 10 feet in height that conceal mechanical equipment, elevators, stair overruns that cover less than 10% of the roof area and are setback at least 10 feet from the nearest exterior building wall.
(5) For a housing development project between 3 – 10 units, floor area ratio shall be as provided for in Government Code section 65913.11.

ERRATA SHEET - AGENDA ITEM #2.1
City Council Special Meeting
April 29, 2026
Page LU-10 of the Land Use Element Amendment in Attachment 4 is revised as below, with additional changes in highlighted red underline. Other sections, subsections, paragraphs, texts and exhibits of the Land Use Element/Amendment are not affected by the following changes are not included as a part of this errata sheet. 125. Maximum Floor Area and Maximum Development Area; Floor Area Ratio Floor area is the total square footage of a structure as specified in the Town’s Zoning Ordinance. Development area is the total floor area of a residence, plus the total area of a parcel covered by other structures and hardscape not included in floor area. The maximum floor area (MFA) and maximum development area (MDA) for a parcel designated for low density use is based on the average slope and the Lot Unit Factor (LUF) as determined by formulas established in the Zoning Ordinance.

The maximum floor area for parcels designated for multifamily development is calculated by multiplying the maximum permitted average square feet of total floor area by the number of permitted dwelling units.

In multifamily residential districts, parcels shall instead be subject to a Floor Area Ratio (FAR) requirement for habitable floor area per acre of contiguous buildable area. The base FAR shall be

0.45 in multifamily residential districts as set forth in the Zoning Ordinance. Bonus FAR shall be available for senior and assisted living development projects and affordable housing, as set forth in the Town’s Zoning Ordinance.

Town of Los Altos Hills
Multi-Family Development Standards
Draft Amendments: April 22, 2026
Response to 2-10-26 HCD Letter
Table 1: Multi-Family Development Standards
Standards MF Zone MFO Zone FMFO Zone
Density in dwelling units per acre of Contiguous
Buildable Area (1)
Minimum
Maximum
20 24
20 24
20 24
Maximm Floor Area Ratio
(habitable floor area)
• Bonus FAR fro Senior & Assisted Living Housing
• Bonus FAR for Affordable Housing

0.45 +0.05

0.45 +0.05

0.45 +0.05
Development Site Lot Size
Minimum
Maximum

3.5 0.5 1.0

10.0 5.0

3.5 0.5 1.0

10.0 6.5

3.5 0.5 1.0

10.0 9.0
Unit Size (square feet)
Minimum
Maximum
350(1)
1,800
350(1)
1,800
350(1)
1,800
Setbacks from Single Family Lots in R-A Zone (see
Table X)
Minimum
Maximum
Maximum (Y)
60 35 feet
30 feet
45 feet
60 feet
60 35 feet
30 feet
45 feet
60 feet
60 35 feet
30 feet
45 feet
60 feet
Setbacks from MultiFamily Lots Sites in MF, MFO,
FMFO zone or to Non Residential Lot Use
Front Minimum
Front Maximum
Side
Rear
60 35 40 feet
60 feet
60 10 feet
60 20 feet
60 35 40 feet
60 feet
60 10 feet
60 20 feet
60 35 40 feet
60 feet
60 10 feet
60 20 feet
Structure Height (see Table X)
Minimum
Maximum (3) (4) (Y)
27 feet
32 feet
27 feet
32 feet
27 feet
32 feet
ITEM 2A, Supplement 2a

Notes Comments
(2) 25 feet minimum within an overlay zone and Not less than 50 feet between multi-family buildings and primary
educational facility buildings where such uses or structures are on the same property.

Why are we so concerned about telling an
institution about minimum spacings
between things on sites that we don’t
control but show little concern about
setbacks to current LAH residents?
(3) The provisions of 10-1.504 Height shall not apply to multifamily buildings in the MF,MF Overlay, and Floating MF Overlay zones.

The basement ordinance being dismissed is
not perfect, but it is far more quantitative
than the language in the ODS. Using it as a
base & adding any changes makes more
sense than dismissing it.
(Y) The maximum structure height for ministerial review of Multi-Family development is 32ft. Structure heights upto 46ft may be allowed, subject to Planning Commission review and based upon Affordable Housing as set forth in the Inclusionary Housing Ordinance or related policy or ordinance.

Table (X)
Multi-Family Site minimum setbacks based upon structure Height or MF-Site size.

Structure
Height ≤
(ft.)
MF-Site
Area ≤ (sf.)
RA-zone
Setback (ft.)
Front
Setback (ft.)
MF side
setback (ft.)
MF front
setback (ft.)
27 1.00 30 40 10 20
28 1.40 33 44 10 20
29 1.80 36 48 10 20
30 2.20 39 52 10 20
31 2.60 42 56 10 20
32 3.00 45 60 10 20
See Note
(Y)

3.40 48 60 10 20

3.80 51 60 10 20

4.20 54 60 10 20

4.60 57 60 10 20

5.00 60 60 10 20