TOWN OF PORTOLA VALLEY
Special Meeting of the Town Council
December 4, 2025
6:30 PM
A G E N D A
Judith Hasko, Mayor
Craig Taylor, Vice Mayor
Rebecca Flynn, Councilmember
Mary Hufty, Councilmember
Helen Wolter, Councilmember
HISTORICSCHOOLHOUSE- 765PortolaRoad,PortolaValley,CA 94028 Mayor Judith Hasko will be participating remotely from The Beekman Hotel, 123 Nassau St., Room 613, New York City, NY 10038
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Town Council Agenda
December 4, 2025
3. ORAL COMMUNICATIONS
Public comment will only be taken on agenda items.
4. REGULAR AGENDA
a. Receive Information and Provide Direction to Staff on the Housing Element Amendment
5. ADJOURNMENT
The next Regular Town Council meeting will be held on December 10, 2025, at 7:00 p.m. *************************************************************************************************************************************** Land Acknowledgement:
The Town of Portola Valley acknowledges the colonial history of this land we dwell upon the unceded territory of the Ramaytush (rah-my-toosh) Ohlone, Tamien Nation, and Muwekma (mah-WEK- mah) Ohlone, who endured a human and cultural genocide that included removal from their lands and their sacred relationship to the land. Portola Valley recognizes that we profit from the commodification of land seized from indigenous peoples and now bear the ecological consequences. We seek to understand the impact of these legacies on all beings and to find ways to make repair.
_____________________________________________________________________________ TO: Mayor and Members of the Town Council
FROM: Steve McHarris, Special Planning and Building Projects Manager
DATE: December 4, 2025
RE: Receive Information and Provide Direction to Staff on the Housing Element Amendment
RECOMMENDATION
Staff recommend that the Town Council receive information and provide direction to staff on the Housing Element Amendment.
BACKGROUND
The Town of Portola Valley Housing Element identifies and analyzes existing and projected housing needs and contains the official policies for the preservation, conservation, rehabilitation, and production of housing in the Town of Portola Valley. The current Housing Element covers the Planning Period from January 2023 through January 2031. It was adopted in its current form by Town Council on January 24, 2024, and certified by the State Department of Housing and Community Development (HCD) on January 30, 2024. It was re-certified on May 28, 2025 following Zoning Code amendments to implement the updated Housing Element. The HCD certification letters are provided as Attachment 1. The Town has made good faith compliance progress on Housing Element implementation.
Overview of Town Sites Inventory
State Housing Element Law (Government Code Section 65583(a)(3)) requires that jurisdictions demonstrate their availability of adequate land resources to accommodate their “fair share” of regional housing needs. The Housing Element is required to demonstrate that these land resources have the appropriate site characteristics and development regulations required to accommodate their community’s housing needs as identified by HCD and the Bay Area’s regional governing body, the Association of Bay Area Governments (ABAG). The Housing Element includes an inventory identifying sites that can accommodate the Town’s Regional Housing Needs Allocation (RHNA) obligations of 253 units, plus a buffer, for the 2023-2031 planning period, including housing for very
TOWN OF PORTOLA VALLEY
STAFF REPORT
low- and low-income households. Housing Element Table 6-6: Adequate Sites Land Inventory (Sites Inventory) identifies sites zoned for 120 residential units. In addition, the Housing Element identified the potential for a total of 102 accessory dwelling units (ADUs) to be constructed between 2023-2031. Finally, there are 50 units in the Town’s housing pipeline that were approved or pending approval that are credited towards the Town’s RHNA for 2023-2031.
Dorothy Ford Park and Open Space Site
The certified Sites Inventory includes the vacant portion of the Dorothy Ford Park and Open Space. This site was identified as having the potential to be developed with up to 50 units of Very Low-Income housing units. The certified Housing Element contained a Sunrise Provision under which the Town committed to explore alternative sites within the Town that could accommodate the number of unites specified for the Dorothy Ford Park and Open Space prior to January 2026. Additionally as the Town staff analyzed the feasibility of development of this site with housing to implement the certified Housing Element, issues were identified that affected the feasibility of the development of up to 50 units at this site. The primary reasons for this conclusion are the limited development area when creek and scenic setbacks were considered and the irregular shape of the remaining area.
In order to be in substantial compliance with California Housing Element Law, any removal of a Housing Element Adequate Site requires that the housing production anticipated from that site must be replaced on another site or sites. On September 27, 20231, consistent with the Sunrise Provision in the certified Housing Element, the Town Council created the Post-Adoption Plan Outreach Subcommittee to begin to conduct outreach to identify potential sites as affordable housing locations within Portola Valley that may serve as alternative sites for the units designated for the Dorothy Ford Park and Open Space in the Housing Element. The Subcommittee built upon the hard work already done by so many Town residents and consultants, as well as Town staff and Town Council, Commission and Committee members. They conducted their outreach with an open mind, recognizing that development may occur in a variety of ways, as infill or as multifamily building projects and be supported by a variety of federal, state and local funding sources.
On September 11, 2024, the Post- Adoption Plan Outreach Subcommittee provided a report2. Additionally, pursuant to the Town’s Post-Adoption Pan, the Town Council created an Ad Hoc Housing Site Evaluation Committee of resident volunteers and appointees from the Planning Commission, Architectural & Site Control Committee (ASCC), Town Committees, the Town Council and Town residents to evaluate and recommend alternative sites to replace the Dorothy Ford Park and Open Space site in the certified Housing Element to the Town Council. The Committee studied numerous sites and concluded that four alternative sites have potential for affordable multifamily housing suitable for low and very low-income housing units. Consistent with HCD guidance, the sites identified to accommodate lower-income housing units will be designated for development at a minimum of 20 dwelling units per acre. 1 Town Council Agenda Packet, September 27, 2023
2 Town Council Agenda Packet, September 11, 2024
The final sites identified and presented to the Town Council for consideration on March 12, 20253 were:
• Village Square Site
• Fogarty Parcel
• Christ Church Property
• Hawthorns Historic Area
Six other sites were identified but were not recommended for various reasons.
On July 23, 2025, the Town Council approved a contract with Urban Planning Partners to prepare an amendment to the Housing Element to remove the Dorothy Ford Park and Open Space from the Sites Inventory. The 50 units of Very Low-Income housing units identified for that site will be moved to three other housing sites that are proposed to be zoned as Mixed‐Use High Density, which will be a brand new zoning district.
The Hawthorns site has potential impediments to development of affordable housing that may not result in housing being developed during the 2023-2031 Housing Element timeframe. Therefore, the site is not recommended for addition to the Sites Inventory at this time.
The proposed revisions to the Sites Inventory include the following:
• Village Square - 884 Portola Rd. The 2.3-acre parcel is currently developed with older one-story low intensity commercial uses. The Sites Inventory being considered identifies the potential for the site to accommodate 20 Very Low Income (VLI) units and 5 Above Moderate Income (AMI) on a 1.25-acre developable area.
The property owner, who is a local developer, has expressed interest in developing housing that is compatible with the main commercial building and tenants. • Christ Church - 815 Portola Valley Rd. The 2.93 acre site is already identified in the Sites Inventory to be able to accommodate 6 Above Moderate Income units.
The proposed changes would result in the site being identified to accommodate one (1) Above Moderate Income unit and 14 VLI units on a 0.75-acre developable area.
The Church has received a grant to explore housing development and is currently reviewing potential options.
• Skyline Open Space (North of 19501 Skyline Blvd). The 14.65 acre parcel is currently vacant, but has an approximately 0.8-acre developable area based on the Housing Element and State law site criteria. This area is identified to accommodate 16 VLI units.
The total number of units on the Sites Inventory, after removing the Dorothy Ford Park and Open Space and making the change describe above, has not changed. It remains 120 total units. The units will be reallocated in the updated Housing Element to different sites.
3 Town Council Agenda Packet, March 12, 2025
DISCUSSION
This agenda item is intended to allow Staff to provide an update on the Housing Element Amendment (Amendment) and to seek Council feedback on policy topics relating to the changes the Housing Element described above.
Housing Element Amendment and Associated Items
The Amendment consists of the following items that require Town Council approval:
• Housing Element Amendment
o Revised Sites Inventory (Attachment 2)
o Technical text modifications to the Housing Element Section 7. Goals, Policies, and Programs, to implement removal of the Dorothy Ford Park and Open Space from the Sites Inventory. (Attachment 3) • General Plan Amendment
o New Mixed-Use High Density Land Use Classification for the three alternative sites
• Zoning Code Text Amendment
o New Mixed-Use High Density (20-23 or 20-25 du/ac) Zoning District (Attachment 4)
o Technical text modifications related to the changes in the sites inventory. • Zoning Map Amendments
o New Mixed-Use High Density Zoning District for the three sites (Attachment 5)
• California Environmental Quality Act (CEQA) Clearance. The Town staff and consultants will prepare an addendum to the approved Initial Study/Mitigated Negative Declaration (MND)4 that was prepared for the Housing Element to include the new sites and rezonings. Fehr & Peers will work closely with the project team to review the Vehicle Miles Traveled (VMT) analysis prepared for the MND and prepare a quantitative narrative letter. Environmental Collaborative will work with the project team to review and update the Biological Resources analysis with an updated memo and updates to the California Natural Diversity Database (CNDDB) records and maps.
All of these items will be presented together as a package for Planning Commission and Town Council consideration and action in 2026. The consolidation of these items ensures that the required General Plan amendment and Zoning Code amendment and Map are presented for review and approval at the same time.
Preliminary Review by HCD in November 2025
Staff met with HCD in November 2025 to provide a preliminary presentation of the Amendment. HCD provided the following feedback on the three alternative sites and proposed zoning commenting that the proposed density range for the new Mixed-Use/High Density Zoning District and Land Use Classification of 20-23 du/acre is too narrow. HCD stated that they are comfortable at 20-25 du/acre, but they usually see 20-30 du/acre. 4 Housing Element Initial Study/Mitigated Negative Declaration
Staff plans to continue to provide written updates to HCD to keep them updated on the Amendment to ensure that they are well informed of the Town’s plans and schedule. Staff also notes that HCD also reminded the staff that the Town must from time to time review programs and revise the Housing Element as needed to provide updates on them.
Requested Feedback on Specific Topics
Staff is seeking feedback from the Town Council on the following policy topics related to the Amendment:
1. Draft Revised Housing Element Sites Inventory and Section 7. Goals, Policies, and Programs
The Amendment includes the Draft Revised Adequate Sites Land Inventory Table (Attachment 2) and Draft Revised Housing Element Section 7. Goals, Policies, and Programs to implement the removal of the Dorothy Ford Park and Open Space site (Attachment 3). The 50 units of Very Low-Income housing units identified for that site will be moved to three other housing sites. The changes will eliminate the need to issue an RFP to solicit interest for an affordable housing developer to construct affordable units at the Dorothy Ford Park and Open Space and remove references to this site in the Sites Inventory. These changes implement the Council direction provided earlier this year, and staff is seeking feedback that these changes should be finalized and the Public Review Draft Housing Element Amendment prepared.
2. New Mixed–Use/High Density Zoning District Ordinance In light of HCD’s comments, should staff consider changing the density range for the Mixed-Use/High Density zoning district from 20-23 du/acre to 20-25 du/acre? The draft Zoning District Ordinance text that would do so is presented for Council review in Attachment 3, and the Draft Zoning Map showing this change is provided in Attachment 4.
All three alternative sites are recommended by staff to be zoned as Mixed-Use High Density, which to date is not present in the Town’s zoning ordinance.
Creating a new district also provides for the creation of a new density range that enables the already adopted zoning to continue unchanged for other sites in the Sites Inventory. This new mixed-use zoning provides flexibility to property owners and could result in new commercial services to meet the needs of any future residents and the surrounding area. It could also increase the potential tax revenue for the Town.
Amendments to the Town General Plan Comprehensive Plan Diagram and classifications will be prepared once the Council provides feedback on this zoning approach.
Staff recommend that the Town Council review focus on these specific policy topics raise for discussion herein to allow Staff to complete the work as quickly and cost effectively as possible, using its limited resources to focus on the key changes, to ensure the Housing Element moves forward to submission to HCD early in 2026.
NEXT STEPS
Upon receiving Town Council direction, staff and the consultant team will finalize the Public Review Draft Housing Element Amendment. Next, the Town will post the Public Review Draft Housing Element Amendment online and start the required seven (7) day public review period. The Planning Commission is anticipated to hold a meeting to accept public comments and review and provide feedback on the Amendment. Then, Town Council will hold a meeting to accept public comments, review and provide feedback on the Amendment, and consider authorizing staff to send the Draft to HCD.
Upon submittal, HCD has 60 days to review the Amendment. They may request changes, which would then proceed back through the Town review process. The Final Amendment will be reviewed by the Planning Commission at a public hearing where they make a formal recommendation to the Town Council. Last, there is a Town Council public hearing to consider adoption of the Amendment. The exact timeline depends on the extent of the changes directed by the Town Council and input by HCD after submission. Additionally, the ASCC will be involved in reviewing the Zoning Code and working on the development and design standards in 2026.
ENVIRONMENTAL IMPACT:
This agenda item is not considered a “Project” per CEQA Guidelines, and therefore no further environmental analysis is required.
FISCAL IMPACT
Future fiscal impact will depend on edits to the Housing Element to be made based on Town Council direction in this and subsequent meetings. The exact cost depends on the extent of the changes directed by the Town Council. The current scope and budget for the consultants assisting the Town in preparing the Amendment is being evaluated to determine what changes are needed to the authorized scope of work. Staff anticipates returning to the Town Council with more specific fiscal impact information at a future Town Council meeting.
ATTACHMENT
1. Housing Element Certification Letters
2. Draft Revised Adequate Sites Land Inventory Table
3. Draft Revised Housing Element Section 7. Goals, Policies, and Programs
4. Draft Mixed-Use High Density Zoning Code
5. Draft Revised Zoning Map
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 30, 2024
Jon Biggs, Director
Planning and Building Department
Town of Portola Valley
765 Portola Valley
Portola Valley, CA 94028
Dear Jon Biggs:
RE: Town of Portola Valley’s 6th Cycle (2023-2031) Adopted Housing Element Thank you for submitting the Town of Portola Valley’s (Town) housing element that was adopted January 24, 2024 and received for review on January 26, 2024. The California Department of Housing and Community Development (HCD) also received a revised draft on December 1, 2023. HCD has replaced its review of the revised draft with the adopted element and is reporting the results of its review of the adopted element pursuant to Government Code section 65585. The review was facilitated by conversations with you and the housing element update team throughout January 2024.
HCD is pleased to find the adopted housing element in substantial compliance with State Housing Element Law (Gov. Code, § 65580 et seq) as of the date of this letter.
The adopted element addresses the statutory requirements that were described in HCD’s July 25, 2023 review.
Further, the Town must continue timely and effective implementation of all programs including but not limited to the following:
• Programs 1-1a, 1-1b and 1-6 (Rezones for Lower-Income RHNA) • Program 1-1c and 1-2b (Objective Design Standards)
• Program 1-2a (Rezones for Mixed-Use)
• Program 1-3 (Opt-In Housing Diversification)
• Program 1-4 (Affiliated Housing)
• Program 1-5 (Home Sharing Program)
• Program 2-4 (Extremely Low-income Households)
• Program 3-1 (Town-Owned Sites)
• Program 4-1 (Parking Requirements)
• Program 4-2 (Affiliated Housing Incentives and Monitoring) • Program 4-4 (Affordable Housing Fund Policy)
Attachment 1a
Jon Biggs, Director
• Program 5-3 (Pipeline)
• Program 7-1 through 7-8 (Accessory Dwelling Units)
• Program 8-10 (Group Homes)
• Program 9-1 (Housing for Persons with Developmental Disabilities) 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.
Pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), as the Town did not adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), Programs to make prior identified sites available or address a shortfall of capacity to accommodate the regional housing need allocation (RHNA) (e.g., Programs 1-1, 1-2 and 1-6) must be completed no later than January 31, 2024.
The Town must send confirmation of the completion of the rezones and appropriate documentation including to HCD no later than February 2, 2024. Otherwise, the local government’s will receive a corrective action letter warning the housing element may no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).
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 now meets housing element requirements for these and other funding sources.
HCD appreciates the hard work and commitment provided throughout the housing element update and review. HCD looks forward to the Town reporting its progress through the annual progress report, pursuant to Government Code section 65400. If you have any questions or need additional technical assistance, please contact Sohab Mehmood, of our staff, at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager
Attachment 1b
DRAFT DECEMBER 2025
PORTOLA VALLEY HOUSING ELEMENT 1
TABLE 6-61: ADEQUATE SITES LAND INVENTORY
APN Name Acres
Existing
Use
Existing
General Plan
Existing
Zoning
Proposed Rezoning
and/or General Plan
Amendment
Assumed
Density
(du/ac)
Realistic Capacity
VLI LI MI AMI Total
Vacant Sites
79072130 4394 Alpine Rd
Housing Site 1.18 Vacant
Commercial &
Research/
Administrative: Local
Shopping & Service
A-P
1 du/ac Mixed-Use 3-6 du/ac 5 0 0 0 6 6
80010020
Skyline Open Space
(N. of 19501 Skyline
Blvd)
14.65 (0.80 ac
developable area)
Vacant Scenic Corridor &
Greenway MR
Mixed-Use High
Density
20-23 du/acc
20 16 0 0 0 16
Subtotal 622
Non-Vacant Sites
77272010
Vacant Portion of
Dorothy Ford Park
and Open Space
Housing Site
7.55 (2.48 ac
developable area)
Undeveloped
Area, Parking Lot
and Baseball Field
(To Remain)
Neighborhood
Community/
Existing Park
O-A & R-E
0.5 du/ac
General Plan
Amendment to
Gateway
Classification
20 50 0 0 0 50
77282030 Glen Oaks Housing
Site
17.03 (4 ac developable
area)
Undeveloped
Area, Equestrian
Alpine Road Scenic
Corridor & Greenway
O-A & R-E
0.5 du/ac
Multi-Family
2-4 du/ac 4 0 0 2 14 16
79072060 4370 Alpine Rd
Housing Site
2.45 (1.5 ac
developable)
Abandoned
Tennis Court and
Parking Lot,
Office
Commercial &
Research/
Administrative: Local
Shopping & Service
A-P
1 du/ac
Mixed-Use
3-6 du/ac 6 0 0 0 9 9
76261140
Village Square
Housing Site (884
Portola Rd)
2.3 (1.57 ac
developable area)
Undeveloped
Area, Retail and
Commercial Uses
Commercial &
Research/
Administrative: Local
Shopping & Service
C-C
Mixed-Use High
Density
20-23 du/acc
20 20 0 0 5 25
Subtotal 7550
Affiliated Housing Sites
79200030 Sequoias Affiliated
Housing Site 42a Multi-Family Institution "Other" R-E No change N/A 0 0 5 18 23b 76262030
Christ Church
Affiliated Housing Site
(815 Portola Rd)
2.93 d
(0.75 1 ac
developable area)
Church Institution "Church" R-E
No changeMixed-Use
High Density 20-23
du/acc
6 c20 014 0 0 61 615
77271180 Ladera Church
Affiliated Housing Site 0.5 Church Institution "Church" R-E General Plan
Amendment to
Gateway
Classification MultiFamily 20-23 du/ac
20 8 2 0 0 10
Subtotal 3948
Total 58 2 7 53 120
Attachment 2
2 PORTOLA VALLEY HOUSING ELEMENT
Notes: VLI = Very Low-Income, LI = Low-Income, MI = Moderate-Income, AMI = Above Moderate-Income, R-E = Residential Estate, R-1 = Single-Family Residential, A-P=Administrative Professional, M-R = Mountainous Residential, O-A = Open Area.
a Developable area is portion of the existing 42-acre site. b
Density determined by geotechnical study conducted 2021-2022. c
Density is subject to the Town Council consideration of the density range. d 1.25 acres of the developable area is assumed to be developed with affordable unit, with the remainder utilized for market-rate housing. c
Density to be determined by Planning Commission.
Source: Town of Portola Valley, 20253.
DRAFT DECEMBER 2025
SECTION 7. GOALS, POLICIES, AND PROGRAMS
California Government Code Section 65583(b)(1) requires the Housing Element to contain “a statement of goals, quantified objectives, and policies relative to the maintenance, preservation, and development of housing.” The policies and programs directly address the housing needs and constraints identified and analyzed in this Housing Element and are based on State law. Five goals are presented below pursuant to HCD requirements for the 6th Cycle.
As required by law, quantified objectives have been developed for housing production, rehabilitation, and conservation. These are presented at the end of this section. The quantified objectives provide metrics for evaluating the effectiveness of the Element.
Three types of statements are included in this section: goals, policies, and programs. Goals express broad, long-term statements for desired outcomes. Each goal is followed by multiple policies. The policies are intended to guide decision makers, staff, and other Town representatives in the day-to-day operations of the Town. They are statements that describe the Town’s position on specific housing issues. Some policies, but not all, require specific programs to ensure their effective implementation.
GOAL 1: Expand the types of housing allowed in the community. Facilitate the development of a range of housing types to meet the Town’s fair share of regional housing needs and accommodate current and new Portola Valley residents of diverse ages, races, and socioeconomic backgrounds. ……
Policy 3: Develop housing on town or non-profit owned parcels where feasible.
Program 3-1: Initiate a site planning process for the sites in the new “Gateway” land use classification to make the most efficient use of the property and preserve open space. Pursue an affordable housing project on the Dorothy Ford Park and Open Space site in partnership with an affordable housing developer.
Maintain compliance with provisions of the Surplus Land Act (Assembly Bill 1486- Ting, 2019) throughout the Housing Element period.
Establish and implement incentives to facilitate housing development including outreach with affordable housing
developers, reduced development fees (partially using the Town’s existing Affordable Housing Fund, if necessary), and priority processing.
Potentially ground lease the site to the housing developer at a nominal rate.
Attachment 3
Consider improvements to the baseball field as part of the site planning process.
Consider collaboration with Ladera Church to integrate their site into the Town’s affordable housing project.
Establish an RFP process and solicit developers by January 2026. If the Town receives appropriate responses to the RFP, then it will take these two steps:
Target Exclusive Negotiating Agreement by Winter 2027. Target land use entitlements issuance by Spring 2028.
Quantified Objective/Metric: Meet with Ladera Church in June 2024. Begin site planning process and outreach with affordable housing developers in May 2025. Issue Request for Proposals to affordable housing developers by January 2026. Fifty very lowincome units developed.
Geographic Targeting: Dorothy Ford Park and Open Space and Ladera Church sites.
Time Frame: Issue RFP by January 2026.
Responsible Agency: Planning & Building Department
Financing Source: General Fund and Affordable Housing Trust Fund Program 3-21: Provide technical assistance to nonprofits/religious institutions to develop their sites with affordable housing.
Establish monthly meetings with Town staff and/or consultants for technical assistance. Include Planning, Building and Town Geologist when the program starts. On a quarterly basis, evaluate the effectiveness of the meetings and adjust format and staffing as necessary.
When meeting with non-profits and religious institutions, encourage participation in the Affiliated Housing Program.
Quantified Objective/Metric: Provide monthly meetings for technical assistance starting September 2024. Construct 39 units (including 8 very-low, 2 low-, 5 moderate-, and 24 above moderateincome units) by end of planning period. Target assistance to at least three additional nonprofits and/or other partners.
Geographic Targeting: Townwide
Time Frame: Initiate monthly meetings by September 2024. Review effectiveness quarterly. Construct at least 39 units by January 2031.
Responsible Agency: Planning & Building Department
Financing Source: General Fund
DRAFT DECEMBER 2025
CHAPTER 18.21 M-U-HD (MIXED-USE HIGH DENSITY) DISTRICT REGULATIONS
18.21.010 Intention-Applicable regulations.
This class of district is intended to provide a mix of multi-family residential uses and space for local retail, consumer service businesses, and professional services necessary to serve primarily the town and its spheres of influence. Any parcel in an MU-HD district may be occupied by a principal use listed in Section 18.21.020 or, when authorized by the planning commission, by a conditional use listed in Section 18.21.030 together with uses accessory to such principal use or conditional use as specified in Section 18.21.040. Use of any parcel is subject to:
A. Development standards set forth in Section 18.21.050; B. Design standards set forth in Section 18.21.060;
C. The required conditions set forth in Section 18.21.070; D. The provisions governing accessory uses, fences, and planned unit developments set forth in Chapters
E. 18.42 through 18.44;
F. The provisions regulating nonconforming uses set forth in Chapter 18.46; G. Yards, building bulk, and site design requirements set forth in Chapters 18.52 through
18.56;
H. Special building setback lines set forth in Chapter 18.58; and I. The off-street parking requirements set forth in Chapter 18.60.
18.21.020 Principal uses permitted.
Principal uses permitted in the M-U-HD district shall be as follows:
A. Uses permitted by Section 18.36.010;
B. Single-family dwellings,;
C. Duplexes;
D. Emergency shelters;
E. Multi-family dwelling;
F. Residential care facilities;
G. Supportive housing;
H. Transitional housing;
I. Low barrier navigation centers;
J. Community-serving commercial uses.
K. Temporary uses permitted by Section 18.36.030;
L. Public schools when located in conformance with the general plan.
M. Employee housing for qualified agricultural uses, as permitted under the California Employee Housing Act (Health and Safety Code Section 17000 et seq.); and Attachment 4
DRAFT DECEMBER 2025
N. Any other use which is determined by the commission, as provided in Chapter 18.38, to be of the same character as the other uses permitted by this section.
18.15.030 Uses allowed by right.
In accordance with Housing Element law (Government Code section 65583.2, subdivisions (h) and (i)), housing developments with a minimum density of 20 units per acre in which 20 percent or more of the units are affordable to lower income households shall be permitted by-right (without discretionary action). In compliance with Section 18.64.090 (Action by architectural and site control commission), the ASCC will review the proposed project for consistency with the objective standards contained in this chapter.
18.21.040 Conditional uses permitted.
The uses listed in this section shall be permitted only when a conditional use permit is granted as provided in Chapter 18.72:
A. Uses permitted by Section 18.36.020;
B. Administrative-professional planned unit developments as regulated by Chapters
18.44 and 18.72, provided any such development conforms to the floor area limitations of Section 18.54.052;
C. Administrative and professional offices that meet the domestic needs of the residents of the town and its spheres of influence or which provide services to other businesses or institutions in the town or its spheres of influence meeting domestic needs, provided any such establishment conforms to the floor area limitations of Section 18.54.052; D. Medical and dental clinics, provided any such clinic conforms to the floor area limitations of Section 18.54.052;
E. Physical therapy and fitness training, provided any such use conforms to the floor area limitations of Section 18.54.052;
F. Veterinary clinics, provided any such clinic conforms to the floor area limitations of Section 18.54.052;
G. Real estate and insurance offices, provided any such office conforms to the floor area limitations of Section 18.54.052;
H. Hotel or conference center;
I. Crop and tree farming and truck gardening, including sale of products grown exclusively on the premises;
J. Nurseries and greenhouses used only for the propagating and cultivating of plants, provided no retail sale be allowed;
K. Religious institution;
L. Private noncommercial club or recreation facility;
M. Private or parochial elementary or secondary schools; N. Boarding stables, subject to the provisions of the stable ordinance; O. Nursery schools and day care centers.
P. Horticulture and grazing of cattle;
DRAFT DECEMBER 2025
Q. Wineries which include all or any combination of the following:
1. Growing of grapes;
2. Importation of grapes for the purpose of establishing and sustaining a winery operated for the purpose of producing wine from grapes grown on the premises;
3. Making of wine;
4. Wholesale and retail trade of wine produced exclusively on the premises;
5. Winery buildings and related structures.
R. Publicly-owned parks, public schools, or other public buildings when located in conformance with the general plan;
S. Uses permitted by Section 18.20.030.G; and
T. Any other use which is determined by the commission, as provided in Chapter 18.38, to be of the same character as other uses permitted by this section, provided that a use found to be of the same character as another use must meet the floor area limitations of that use as set forth in Section 18.54.052.
18.21.040 Accessory uses permitted.
Accessory uses permitted in the M-U-HD zone shall be as follows:
A. Accessory uses as permitted in Section 18.36.040 and Chapter 18.42; B. Accessory uses permitted by Section 18.12.040 (subsections B through J).
Subsection C is limited to long term (minimum 30-day) rentals; C. Off-street loading spaces;
D. Household pets permitted by town ordinances.
18.21.050 Development standards.
Table 18.21.060, Development Standards – Mixed-Use High Density Zoning District, establishes the development standards for the Mixed-Use High Density Zoning Districts.
The numbers in the figure below correspond with the regulations in the table that follows.
DRAFT DECEMBER 2025
Figure 18.21.050: Development Standards – Multi-Family Residential Zoning Districts Figure 18.21.050: Development Standards – Mixed-Use High Density Zoning District Table 18.21.050: Development Standards – Mixed-Use High Density District Standard M-U-HD Key
Density Min. 20 du/ac; max. 23 du/ac
Lot Width Min. 90 ft 1
Floor Area Ratio (FAR) Max. 0.55
Floor Area for
Residential/NonResidential Uses
Residential uses shall occupy at least 50 percent of
the total floor area of a mixed-use development as
established in Section 18.54.050, Floor area, to the
size of a site.
Coverage Area Ratio
(CAR)
Max. 0.35; see Chapter 18.54.040 for exceptions
Unit size (excludes
garage space)
Min. 400 sq ft, max. 1,800 sq ft
Max. Floor Area for
Single Building (all
floors)
Max. 7,500 sq ft 2
DRAFT DECEMBER 2025
Building Height
Principal Structure Building height max. 38 ft/3 stories; Building height vertical: 34 ft
Accessory Structure
(not including ADUs) Building height max.: 16 ft
Setbacks
Front 75 ft along Alpine Road, See Chapter 18.58 –
Special Setback Lines. 30 ft along all other rightsof-way 3 Street Side Min. 25 ft for commercial, 15 ft for 100% residential 4 Interior Side Min. 15 ft 5
Rear Setback Min. 10 ft 6
Ephemeral
Creek/Drainage Ditch
Setback
As specified in an individualized Engineering Study
approved by the Town Engineer, but in no case less
than 10 ft.
Building Separation Min. 12 ft 7
Landscape Area Ratio
(LAR) Min. 0.25
Common Open Space Min. 200 sq ft/unit; may be part of required LAR Impervious Area Ratio
(IAR)
Max. 0.48
Parking Buffer
Min. landscaped buffer required between on-site
parking and property line:
Along Alpine Road within the scenic corridor: 15 ft
Along all other street-facing frontages: 10 ft
18.21.060 Design standards.
A. Residential building design. The design standards of sections 18.15.060.A through G, with the exception of the daylight plane standards of Section 18.15.060.A, which are modified per 18.21.060.B, apply to the following:
1. All residential buildings in the M-U-HD district; and
2. All upper-story portions of residential mixed-use buildings in the M-U-HD district.
B. Interior side daylight plane. The building envelope must fit within a plane which starts at the natural ground surface at the property line and increases in height at a ratio of two vertical units to one horizontal unit away from the property line.
C. Site design. The design standards of sections 18.15.060.H through K apply to all
DRAFT DECEMBER 2025
development in the M-U-HD district.
D. Non-residential ground floor transparency. A minimum 40 percent of ground floor street-facing non- residential facades between 2.5 and six feet in height shall be transparent window surfaces with no more than a five percent tint. Mirrored windows are not allowed.
Figure 18.21.060.D: Ground Floor Transparency
E. Entry separation. Any shared or individual entrance to residential units must be a minimum of 12 horizontal feet from any entrances to non-residential uses.
Note: Additional Design Standards may be developed in the future and added to this draft before being considered for adoption.
18.21.070 Required conditions.
A. All non-residential uses and structures, other than accessory buildings, shall be subject to site plan and architectural approval by the architectural and site control commission as provided in Chapter 18.64.
B. Required conditions as stipulated by subsections A, B and C of Section 18.12.050; C. Conformance with the requirements set forth in Section 18.37.010.
D. All uses shall be conducted within completely enclosed buildings except for:
1. Delivery of fuel, lubricants, and minor incidental servicing of vehicles at service stations;
2. Parking and loading spaces;
3. Outdoor dining areas;
4. Recreation facilities;
5. Public utility electric substations; and
6. Nurseries for propagation and sale of trees, plants, and shrubs.
E. Processing, packaging, treating, and the incidental storage related thereto shall be in the same line of merchandise or service as the retail or service business conducted on the premises. The gross floor area occupied by the business to be devoted to such activities shall not exceed 50 percent and there shall be no more than three employees engaged in such activities.
F. Amusement devices shall be permitted as accessory uses only when specifically set forth in an approved conditional use permit. Conditional use permits containing such accessory uses may be approved only for a specific applicant and such use permits
DRAFT DECEMBER 2025
are nontransferable.
G. During hours when an establishment is not open for business, only security lighting shall be allowed. Such lighting, both inside and outside, shall be of the minimum amount and the intensity to achieve its intended purpose.
H. The total net floor area devoted to office uses on any parcel shall not exceed fifteen percent of the net floor area of all uses on such parcel. When an application is for a conditional use permit, the planning commission may allow the net floor area devoted to office uses to be increased up to but not exceed fifty percent of the total net floor area. An increase above fifteen percent may be authorized when the planning commission finds that the larger percentage will allow the development to be more compatible with the site conditions and surrounding the development that could otherwise be achieved and will not unduly jeopardize the space anticipated to be required for commercial uses in the town. "Net floor area" is defined in Section
18.54.050.
I. Properties identified on the Flood Insurance Rate Maps shall comply with the provisions of Chapter 18.32.
J. Properties with historic resources as identified in the historic element of the general plan shall comply with the provisions of Chapter 18.31.
K. This zoning district permits one hundred percent residential projects with no commercial component. Any non-residential development shall include a residential component at the minimum density specified in Table 18.21.050.
TOWN OF PORTOLA VALLEY
DRAFT ZONING MAP
Ordinance No.
1967-80
1969-97
1973-119
1973-126
1978-147
1979-171
1981-181
1981-182
November 2025
Date Ordinance No. Date
7/12/1967 1983-247 7120/1983
9124/1969 1989-246 9122/1989
2/14/1973 1990-251 4/11/1990
1/9/1974 1990-253 7/11/1990
10/13/1976 1995-283 4121/1995
4/11/1979 1996-287 4/10/1996
3/11/1981 1998-305 1/14/1998
4/8/1981 2003-347 2/2612003
-A-P, Administrative-professional
-C-C, Community Commercial -0-A (R-E/2A/SD-2), Open Area 2 acres -0-A (R-E/1A/S0-1), Open Area 1 acre PC/2A/SD-1, Planned Community 2 acres -R-1 /1 SM, Single-family Residential 15,000 sq. ft.
R-1 /1 A, Single-family Residential 1 acre
R-1/2ot...1, Single-family Residential 20,000 sq. ft.
--
Legend
R-E/1A/SD-1a, Residential Estate 1 acre -R-E/2A/SD-1/D-R, Residential Estate 2 acres -R-E/2A/S0-2/D-R, Residential Estate 2 acres -R-E/2A/SD-2a, Residential Estate 2 acres -R-E/2.5/SD-2.5, Residential Estate 2.5 acres -R-E/3.SA/SD-2, Residential Estate 3.5 acres -R-E/3.SA/SD-2/0-R, Residential Estate 3.5 acres -M-Rn .SA/SD-3/0R Residential Estate 3.5 acres R-MF-23 and
-R�F4, Multi-family Residential 4 du/ac -R-MF-23, Multi-family Residential 23 du/ac -MU, Mixed-Use 6 du/ac -MU-HO, Mixed-Use High Density 20-23 du/ac � Aflilated Housing 0ver1ay □Parcels OTownlimit
--- Special Building Setback Lines
- 1,000 2,000
PROJECT)ON;CAIJFOR""'STATEPI..ANECOOIUJll'IATES
ZOl'E ■.twll53DAT\JM,UNIT61NFEET
PUBUSHED:OCTOBER21123
Attachment 5