HomeMy WebLinkAboutResolution 91-25 with Exhibit ARESOLUTION 91-25
A RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS
ADOPTING AN AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN
TO INCORPORATE MULTI -FAMILY LAND USE DESIGNATIONS, ZONING, AND
RELATED POLICIES AND STANDARDS
WHEREAS, a severe housing crisis exists in the State of California with the demand for housing
outstripping supply; and
WHEREAS, California Housing Element Law (Government Code section 65580 et seq.) requires each
jurisdiction to have sufficient land zoned to accommodate their fair share of the regional housing need
by unit number and also by income category, including extremely low-, very low- and low-income units,
during an eight-year planning period. This obligation, known as the Regional Housing Need Allocation
("RHNA") is determined by the State Department of Housing and Community Development and
allocated by the Association of Bay Area Governments in the Bay Area; and
WHEREAS, Government Code sections 65583 and 65583.2 require cities to include in their housing
elements a program setting forth a schedule of actions during the planning period to, among other
things, identify and .rezone as necessary to make sites available during the planning period with
appropriate zoning and development standards, and to maintain an inventory of sites that can
realistically accommodate a portion of RHNA units, including lower-income housing; and
WHEREAS, Government Code section 65863 (commonly referred to as "No Net Loss Law") also
requires cities to ensure that their housing element site inventory and program to make sites available
and able to accommodate, at all times throughout the planning period, the remaining unmet RHNA share
from the current and prior planning period; and
WHEREAS, the adopted and state -certified 2023-2031 Housing Element ("Housing Element") of the
Town of Los Altos Hills ("Town") contains numerous goals, policies and programs to meet its RHNA
obligations, including an inventory of sites in the Town suitable to accommodate housing units at
various income levels under RHNA, programs to rezone such sites to multi -family zoning districts to
accommodate RHNA units and to ensure that parcels would be developed at appropriate minimum
densities, and to streamline residential development projects and promote housing opportunities and
mobility; and
WHEREAS, the Town's RHNA obligation for the 2023-2031 planning period is 489 units including
197 extremely low-, very low- and low-income units. Consistent with Housing Element Law and No
Net Loss Law, if a site is developed below the density projected in the Housing Element, or at a
different income than projected, the Town must have adequate sites available to accommodate the
remaining balance of the RHNA, or it must identify and rezone new sites that can accommodate the
remaining need. For these reasons, the Housing Element includes a buffer of 15 percent above the
RHNA in each income category, for a total planned capacity of 563 units with 227 lower (low and very
low) income units in its site inventory; and
WHEREAS, as required by Government Code section 65583 and as a part of the Town's housing
strategies to meet RHNA, the Housing Element analyzed and identified three sites in the Town,
identified as portions of Foothill College ("Foothill Site"), portions of St. Nicholas School ("St.
Nicholas Site"), and several parcels located in northwest Los Altos Hills along Arastradero Road that
collectively are known as the "Twin Oaks" property ("Twin Oaks Site"), to be rezoned from their
RESOLUTION 91-25 11 P a g e
current Residential -Agricultural (R -A) zoning district to respective Multi -Family and Multi -Family
Overlay zones to facilitate multi -family development to accommodate a portion of the RHNA
obligations including the No -Net -Loss buffer. The Housing Element provided extensive site-specific
evaluation of parcel characteristics, development capacity and potential, constraints, and abilities to
accommodate the RHNA by unit count and income levels; and
WHEREAS, the Housing Element also analyzed rezoning approaches for all three sites, including
identifying portions of the properties with highest development potentials, taking steep slopes,
easements, and other site constraints into account, establishing development standards to facilitate
housing construction, and considering realistic development capacities when calculating maximum unit
yield projections. The Housing Element projected an anticipated yield of 210 units for the Foothill Site,
75 units for the St. Nichlas Site, and 92 units for the Twin Oaks Site (collectively, the "Projected
Yields"); and
WHEREAS, Program A-1 of the Housing Element sets forth a schedule of actions to create multi -family
infill overlay zones on portions of the institutional Foothill College and St. Nicholas School Sites, and
to rezone the Twin Oaks Site to a new multi -family zoning district, all at a minimum density of 20
dwelling units per acre and at a maximum density appropriate to facilitate development to achieve the
Projected Yields and meet portions of the Town's RHNA obligations, as required by Housing Element
Law including Government Code section 65583.2; and
WHEREAS, Programs A-4 and A-5 also require the Town to (1) comply with Government Code section
65583.2(h) and (i) to permit by -right housing developments with 20 percent units affordable to lower-
income on sites "reused" from a prior planning cycle housing element site inventory; and (2) establish
minimum densities for lower-income developments consistent with Government Code section
65583.(2)(h), respectively; and
WHEREAS, the rezoning required by Program A-1 must be completed by January 31, 2026, and the
related actions required by Programs A-4 and A-5 are required to be completed by Ql 2026; and
WHEREAS, to effectuate new multi -family land use designations, zoning, and related policies and
standards, and to provide internal and horizontal consistency between the governing land use
documents of the Town, the Town has prepared certain amendments to the Land Use Element of its
General Plan, consistent with the introduction of multi -family zoning to Los Altos Hills, attached
hereto as Exhibit A (LUE Amendment"); and
WHEREAS, by separate ordinance and resolution, respectively, the Town has prepared (1) a set of
amendments to Title 10 of the Los Altos Hills Municipal Code pertaining to zoning and site
development regulations, to create Multi -Family Overlay and Multi -Family Zoning districts and
establish related zoning and development standards to implement Programs A-1, A-4, and A-5 (the
"Multi -Family Rezoning Ordinance"), and (2) a set of Objective Design Standards for Multi -Family
Zoning Districts (the "Multi -Family ODS"), in compliance with state housing laws requiring use
of objective review standards and with Program B-4 of the Housing Element, and in furtherance of its
goals to facilitate production of housing and meet RHNA obligations; and
WHEREAS, the Town provided extensive public outreach, notice and participation opportunities for
the preparation and proposed adoption of the Multi -Family Rezoning Ordinance, LUE Amendment, and
the Multi -Family ODS. The Los Altos Hills Planning Commission also conducted duly noticed public
study sessions to review these legislative amendments and ODS at its May 1, June 5, July 10, July 24,
and August 7, 2025, public meetings to provide additional public comment and participation
opportunities; and
RESOLUTION 91-25 2 1 P a g e
WHEREAS, under the California Environmental Quality Act ("CEQA"), a rezoning that implements
the schedule of actions contained in an approved housing element pursuant to subdivision (c) of
Section 65583 of the Government Code is statutorily exempt from the requirements of CEQA pursuant
to Public Resources Code section 21080.085, unless such rezoning would allow for would allow for
the construction of a distribution center or for oil and gas infrastructure or would allow construction to
occur within the boundaries of any "natural and protected lands" as defined pursuant to Public
Resources Code section 21067.5; and
WHEREAS, CEQA Guidelines section 15061(b)(3) provides that CEQA does not apply to activities
that would not have the potential for causing a significant effect on the environment. Where it can be
seen with certainty that there is no possibility that the activity in question may have a significant effect
on the environment, the activity is not subject to CEQA; and
WHEREAS, on September 4, 2025, the Los Altos Hills Planning Commission held a duly noticed
public hearing to consider a recommendation to the Los Altos Hills City Council regarding the proposed
Multi -Family Rezoning Ordinance, the LUE Amendment, and the Multi -Family ODS. At the public
hearing, the Planning Commission reviewed and carefully considered the proposed legislative
amendments and the ODS, and all related testimony and evidence presented in the record and during
the hearing. All interested parties were provided with an opportunity to participate and be heard; and
WHEREAS, at its September 4, 2025, meeting, the Planning Commission by Resolution PC 08-25
recommended the City Council adopt the LUE Amendment; and
WHEREAS, on October 16, 2025, the City Council held a duly noticed public hearing to consider the
LUE Amendment. At the public hearing, the City Council reviewed and carefully considered the
proposed LUE Amendment and related legislative actions, and all related testimony and evidence
presented in the record and during the hearing. All interested parties were provided with an opportunity
to participate and be heard.
NOW, THEREFORE, RE IT RESOLVED that the City Council of the Town of Los Altos Hills
hereby makes the following findings:
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; the SB 131 Statutory
Exemption Report dated October 2025 prepared by Michael Baker International; all reports,
minutes, and public testimony submitted as part of the Planning Commission's duly noticed
September 4, 2025 public hearing and the City Council's duly noticed October 16, 2025 public
hearing; and any and all other evidence (within the meaning of Public Resources Code
§21080(e) and §21082.2), the City Council of the Town of Los Altos Hills hereby finds as
follows:
A. The foregoing recitals are true and correct and made a part of this Resolution.
B. The documents and other material constituting the record for these proceedings are located
at the Community Development Department for the Town of Los Altos Hills, 26379
Fremont Road, Los Altos Hills, and in the custody of the Community Development
Director.
RESOLUTION 91-25 3 1 P a g e
C. The proposed LUE Amendment Exhibit A) attached to this Resolution is incorporated
herein by reference as if set forth fully herein.
D. The proposed LUE Amendment is exempt from CEQA under the statutory exemption
pursuant to Public Resources Code Section 21080.085 as the proposed amendment is a part
of the rezoning action necessary to implement the schedule of action under the Housing
Element to rezone housing sites and is also necessary to achieve internal consistency
amongst the Town's governing land use documents. Under Section 21080.085 of the Public
Resources Code, CEQA..does not apply to a rezoning that implements the schedule of
actions contained in an approved housing element pursuant to subdivision (c) of Section
65583 of the Government Code and that does not allow for the construction of a distribution
center for oil and gas infrastructure and does not allow construction to occur within the
boundaries of any natural and protected lands as defined under Public Resources Code
Section 21067.5. As set forth in separate Ordinance and in the SB 131 Statutory Exemption
Report dated October 2025, the proposed multi -family rezoning meets the requirements of
Section 21080.085. Consequently, the LUE Amendment is exempt from CEQA on the same
basis as it is a part of the rezoning action necessary to implement the Housing Element.
E. Further, the proposed LUE Amendment is also exempt from CEQA pursuant to CEQA
Guidelines Section 15061(b)(3) on the basis that it can be seen with certainty that there is no
possibility that the proposed amendment may have a significant effect on the environment.
The proposed LUE Amendment only involve revisions for conformance with the Town's
certified 2023-2031 Housing Element and multi -family rezoning, as required by state law.
The amendment does not approve any development projects, or issue any entitlements, but
are regulatory actions taken by the Town for internal horizontal general plan consistency.
F. The proposed LUE Amendment is consistent with the goals, programs, and policies in the
Housing Element, including Programs A-1, A-4 and A-5, and allows the Town to comply
with state Housing Element and Housing Laws, as well as contribute to the Town's
strategies in meeting its RHNA obligation.
2. Decision.
Based upon the testimony received by the City Council and the background and findings set
forth above and all other evidence in the administrative record, the Los Altos Hills City Council
hereby adopts an amendment to the Land Use Element of the General Plan, as set forth more
specifically and fully in Exhibit A.
BE IT FURTHER RESOLVED this resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED at a regular meeting of the City Council of the Town of Los Altos Hills 9"'
day of December 2025, by the following vote:
AYES: TANKHA, BHATEJA, SWAN, TYSON
NOES: NONE
ABSTAIN: MOK
ABSENT: NONE
Signatures on the next page.
RESOLUTION 91-25 4 1 P a g e
ATTEST:
'CkWika Birdsong -Mille , ry Clerk
APPROVED AS TO FORM:
City Attorney
BY:
Kavita Tankha, Mayor
RESOLUTION 91-25 5 1 P a g e
EXHIBIT A
LAND USE ELEMENT
INTRODUCTION
Purpose
101. Los Altos Hills is a residential community nestled in We want the sun and air and
the scenic foothills of the Santa Cruz Mountains. Once quiet of a community which has
a rural agricultural area, the community has become
one of the premier residential areas in Silicon Valley. given itself enough space to
Over the years, the population has grown and land use breathe in the relaxed pace of
patterns have changed. The farmhouses, cattle ranches country life and rural pursuits.
and orchards of the past have become today's private
homes, ridingstables and vineyards. The community From the Green Sheets published in 1956 prior tome
�' ?y Town's incorporation.
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.
Land Use Element
Los Altos Hills General Plan
Page LU -1
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.
Existing Land Use
108. 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.
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:. .
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 non-residential 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.
Population Projections
111. In Projections 2007, the Association of Bay Area Governments (ABAG) for-eeasts forecasted that the
Town's population within its corporate limits X11 would increase from 8,500 in 2005 to 9,400 in 2035.
The number of households is -was predicted to increase from 2,960 in 2005 to 3,300 in 2035 based on
an average household size of 2.87 persons. As of the 2020 Census Los Altos Hills had 3,016 households,
the same population of nearly 8,500 persons, and a declining average of 2.81 persons per household.
ABAG projected a population of 8,600 for 2040. According to World Population Review, Los Altos
Land Use Element
Los Altos Hills General Plan
Page LU -2
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 Town's population is
not expected to increase
significantly due to limited
land available for
residential development
for sin lie _ amily housing,
and an estimated 8% with
the addition of multi amily
zones.
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.
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.
Land Use Element
Los Altos Hills General Plan
Page LU -3
Maintain the semi -rural character of the community while providing for residential uses, open space, and the
minimum public and private facilities and services needed to serve residents on a continuing basis.
Policy 1.1 Uses of land shall be consistent with the semi -rural atmosphere of the community, minimize
disturbance to natural terrain, minimize removal of the natural vegetation, and create the
maximum compatibility of development with the natural environment through site design and
landscaping.
Policy 1.2 In addition to single-family residences, which may include a—single secondary or accessory
dwelling units, uses within the planning area shall include:
a. Those uses normally accessory to dwellings in a semi -rural area: vineyards and
orchards, the keeping of horses and other domestic animals, and other agricultural
pursuits that are compatible with residential uses;
b. Those open space preserves, parks and recreational uses necessary to conveniently
serve the residents;
c. Those public and private services and facilities including schools, religious facilities,
fire stations, and community centers needed locally to serve Town residents;
d. Other uses required by State law including emerl4ency shelters, transitional housinji,
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 jet collector and arterial
roads, freeway and expressway access, and on lands with contiguous buildable areas excluding
steep slopes to th�ma4-c-tn accommodate larger buildings and development footprints, access to
public sewer services and on or near non-residential or institutional uses where possible.
Program 1.1 Establish and maintain zoning that allows and supports the development of single-family 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.
Land Use Element
Los Altos Hills General Plan
Page LU -4
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 single-family 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)
116. 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)
117. 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.
Public Recreation Area (RA -PB)
118. 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)
119. This designation identifies privately owned lands used primarily for recreation. Development related to
recreation is allowed. An example is Fremont Hills Country Club.
Institutional (1)
120. 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.
Land Use Element
Los Altos Hills General Plan
Page LU -5
Town of Los Altos Hills
Land Use Diagram
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Land Use Element
Los Altos Hills General Plan
Page LU -6
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DEVELOPMENT STANDARDS
State Requirements
121. 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):'Thd Town's development standards for hillside protection, slope density, and other
related concepts are described below.
Hillside Protection
122. 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.
123. Low-density residential development can be compatible with hillside protection, especially where slopes
are not excessively steep. Higher density and intensity multifamily housing has larder 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
124. 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.
Multifamily residential development shall be limited to areas with slopes of less than 25erp cent.
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) Y be permitted where necessary
to provide access and overall design efficiency.
Lot Unit Factor
125. The lot unit factor (LUF) for any 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
Land Use Element
Los Altos Hills General Plan
Page LU -8
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
126. 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.
Building Setbacks
127. 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 areeg nerally 60 feet from the
front, side, and rear abutting single-family residential uses, and 25 feet from side and rear ,yards
abutting non-residential or institutional uses.
Height Limits
128. 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 under rg ound
parking where the exposed portions do not exceed 25% of the fagade of the story above it, and
excluding necessary rooftop mechanicals where less than 10% of the roof area, and other architectural
features.
Green Building
129. In response to growing concerns about rising energy costs and dwindling natural resources, an increasing
number of communities are embracing the concept of "green building." This whole -systems approach to
homebuilding seeks to minimize the use of energy, water and other natural resources and maximize the
use of recycled and renewable construction materials. The Town should develop programs and
development standards regarding green building practices such as the use of recycled and renewable
construction materials, energy-efficient heating and cooling systems, water conservation and reuse, and
energy-efficient 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.1 Within i-neor-poFated Los iMtos Mills—and its sphere of inflii^enee dwelling types small be
..u.aia,u to single family , whieh may inelud single,
Policy 1-.2-2_1 Residential densities shall be guided by considerations of topography, vegetative cover and
significant physical limitations inherent in the natural environment.
Policy 2-3-2.2 The minimum parcel size for single-familv dwellings shall be at least one acre and shall
increase as the steepness of the land increases; and approximately
3.5 acres for multifamilv development over 20 dwelling units per acre.
Policy 2-¢2_3 In subdividing land, the number of dwelling units permitted shall decrease as the
steepness of the land increases.
Policy 15-2_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-g--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 152.6 The natural character of ridgelines shall be preserved to the maximum extent feasible.
Policy 2-.82_7 Promote the use of green building methods and practices in the planning, design,
construction, renovation, operations, and demolition of buildings.
Policy 2-.9-2_8 The Town shall encourage the installation of drought -tolerant landscaping and other
methods of reducing water use for landscaping.
Program 2.1 Continue to require the dedication of open space easements where appropriate as a condition of
approval for new development. Each parcel shall be evaluated on a case-by-case basis during
the site development review process to determine whether an open space easement should be
required, based on the extent of steep slopes generally in excess of 30% slope and the presence
of heritage oak trees and/or creek corridors. Other considerations shall include the size of the
proposed open space easement, its contiguity with existing open space easements, and whether
the property is located within an Open Space Conservation Area.
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
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Los Altos Hills General Plan
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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 p; .,
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:Elementfor additional
Information on open space easements.
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Los Altos Hills General Plan
Page LU -11
COMMUNITY SERVICES AND FACILITIES
Public Schools
130. 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.
131. Over the past 25 years, in spite of significant opposition from Neighborhood schools
Town government and residents, the school districts have are the basis for a
closed all three elementary schools so that children in the
Town presently must commute to elementary schools in either successful, vibrant
Palo Alto or Los Altos. All commutes, by necessity, require the community where
crossing of Foothill Expressway' which is a heavily traveled, neighbors interact,
four -lane roadway. Due to safety concerns and the long
distances involved, few elementary school children can walk establish common bonds,
to school. Many parents, unhappy with this situation, would and provide a sense of
like to have neighborhood schools reopened so their community for all.
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.
132. 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.
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.
133. The Town believes that it is extremely important for its residents to be able to send their children to
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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.
134. 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 Communi , College
135. 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.
Foothill College has approximately 18,000
The college is an appropriate location for students.
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 support for the continued use and health of the college.
Private School&
136. 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
137. 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 these religious facilities hold conditional use permits issued
by the Town.
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Chapel in the Hills is in the old
Purissima School, a historic building.
Town Government
138. 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.
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.
The Parks and Recreation Center, located in the building
formerly used by Purissima Hills Water District.
Both buildings have recently been remodeled 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.
Energy-efficient Council Chambers
incorporate natural lighting.
Parks and Recreation Center
is next to Town Hall.
Public Recreation Facilities
139. Town -owned parks and recreation facilities include Byrne Preserve and six other open space preserves;
Westwind Community Bam; 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.
Public and private recreation facilities are described in the Open Space & Recreation
Element, which also includes related goals, policies and programs.
Private Recreation Facilities
140. 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
141. 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.
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Los Altos Hills General Plan
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Fire and police protection services are described in the Safety Element, which also
includes related goals, policies and programs.
Police Protection _
142. 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 low -crime 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.
Emergency Services
143. 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.
Land Use Element
Los Altos Hills General Plan
Page LU -15
Encourage the development of community services and facilities that are easily accessible, properly related to
adjacent land uses, and in harmony with the semi -rural, residential character of the community.
Policy 3.1 School districts shall..b,e 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 off-road 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 non-residential 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.
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.
Land Use Element
Los Altos Hills General Plan
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The Purissima Playing Fields, Town Riding Arena and Fremont Country Club are in the foreground of this aerial
photo looking northeast from Interstate 280 towards San Francisco Bay.
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Los Altos Hills General Plan
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UTILITIES
Anticipated Needs
144. 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
145. 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 Rincoiiada 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.
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.
Water resources are also discussed in
the Conservation Element, which also
includes related goals, policies and
programs.
Sanitary Sewer
146. 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.
147. 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.
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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.
148. 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 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.
149. 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.
150. 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 Syst in
151. 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.
152. 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.
Areas subject to flooding are identified on the map included in Appendix B and addressed in
the Safety Element.
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
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Los Altos Hills General Plan
Page LU -19
pollution in urban runoff to the maximum extent possible. Recent changes have strengthened the
regulations for projects that replace or create new impervious surfaces. The permit must be reissued
every five years. Policies and programs related to stormwater quality are contained in the Conservation
Element.
Stormwater pollution is also discussed in the Conservation Element, which includes related
goals, policies & programs.
PRIVATE UTILITIES
The following companies provide utilities
to residents of Los Altos Hills:
Cal Water Service Company
Pacific Gas & Electric (PG&E)
Comcast
SBC Communications
Multiple providers
Water
Electrical power and gas
Cable TV and broadband
Local landline telephone and
DSL internet connections
Wireless telecommunication
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.
Land Use Element
Los Altos Hills General Plan
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The wireless communication
facility at Westwind Barn is
designed to blend in with the
scenery
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 bc•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.
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 Bills.
Policy 4.7 New wireless communisation facilities shall preferably be located on Town property or
other public or institutional sites such as schools and religious facilities.
Policy 4.8 The co -location of wireless communication facilities with other facilities shall be
encouraged to the maximum extent feasible.
Policy 4.9 Wireless communication facilities shall be adequately screened by landscaping in order to
minimize any visual impacts.
Program 4.1 Prepare, adopt and implement an annual Capital Improvements Program supporting policies in
the General Plan to maintain, improve or expand public utilities and infrastructure.
Program 4.2 Continue to require the payment of fees such as road impact fees, sewer hook-up fees, and
storm drainage fees for the costs of providing and maintaining public utilities and infrastructure
that serves new development.
Program 4.3 In coordination with the Santa Clara Valley Urban Runoff Pollution Prevention Program,
continue to implement measures consistent with the Santa Clara Countywide NPDES
Stormwater Permit.
Program 4.4 Continue to implement the Town's policies and siting criteria for wireless communications facilities,
and review and update them as needed.
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Los Altos Hills General Plan
Page LU -21
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.
Prezonina
159. The purpose of prezoning an area is to establish the zoning district that will apply in the event of
subsequent annexation to the Town. The proposed zones must be consistent with the General Plan, and
the prezoning has to be approved by the City Council at a public hearing. There are two advantages to
prezoning. First, the Town will have zoning in effect immediately upon annexation. Local residents will
thereby have prior knowledge of the land use regulations that would affect them should annexation
occur. Secondly, prezoning acts to serve notice to LAFCO of the city's intentions regarding its adjacent
areas. Prezoning is the procedural first step necessary to ultimately annex a particular territory.
However, the act of prezoning does not compel the Town to initiate annexation proceedings.
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Stan rd
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ALTOS
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Definitions of Key Terms
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Los Altos Hills Incorporated Town Limits
Unincorporated Urban Pockets
Incorporated Town Delineates lands currently within or annexed to the Town
Limits
Sphere of Influence 1 The probable physical boundaries and service area of the Town.
(SOI) 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 Delineates incorporated and unincorporated areas authorized to
(USA) 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.
Land Use Element
Los Altos Hills General Plan
Page LU -23
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 Driye, 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-prnperties 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.
Land Use Element
Los Altos Hills General Plan
Page LU -24
Ensure that the Town's growth will proceed in an orderly, plamled 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 worldng 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.
Land Use Element
Los Altos Hills General Plan
Page LU -25
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 cominunity-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.
Land Use Element
Los Altos Hills General Plan
Page LU -26
�� U S G S U.S. Department of the Interior
'�• "' - " ' "� "' V.J. VGVIVLYlt cli JUIVUY
--
VI.JCI I -1 -Hu r\t;pul L UL -')'j
_
122'07'301,
- _
�' - - -•- "
EXPLANATION
i F
0-10% slope
U
Lj 10-20% slope
h,
I 20-30% slope
30-40% slope
40-55% slope
I
U >55%slope
Town limits
N Quadrangle boundary
A,/ Streams
\
_ +
Buildings'
Roads•
'I
•Buildings and roads are not
current; many buildings in
densely developed areas are
not shown (see text).
ar 1= I
•� �. p sz
• 0 low 3000 8000 +oo0 6000 Fast�1i■ �-f _ �- '{ 1, i _'•u��.`
'.::
Figure 2. Slope Map of the Los Altos Hills Area,
San Francisco Bay Area, California
1:35,802
Land Use Element
Los Altos Hills General Plan
Page LU -27
12 US GSU.S. Department of the Interior
sc_ience_fare changing _ world U.S. Geological Survey Open -file Report 02-351
Slope Range vs. Occurence
40
35
30
C 25
A
20
15
10
5
C
0-10%
10-20%
20-30% 30-40%
Slope percent range
i
40-55% >55 %
Figure 3. Histogram of Slope Range vs.Occurence within the town
limits of Los Altos Hills, San Francisco Bay Area, California
Land Use Element
Los Altos Hills General Plan
Page LU -28
�: U S G S U.S. Department of the Interior
scienceIota changiggworld U.S. Geological Survey Open -File Report 02-35
4.5
W
U _____
Q
F -
LL 3.5 ..._
r �
3.0
0 '�v'
Q 2.5 QP R 6
2.0
OQ
w
W 1.5L
- --- ��-
1.0
0 5 10 15 20 25 30 35
Natural Slope, S%
width = w
FCC J
GRADED
CUT E
Figure 4. Surface alteration required to create a graded flat space.
A. The number of acres that must be graded to produce 1 flat acre on uniform natural slopes (S) up to
35 %. The graph also can be used with other units of area, such as square feet graded to produce 1 flat
square foot. The upper curve represents a square pad (length (L) = width (W)). The middle curve
represents a rectangular pad with a length twice its width (L = 2W). The dashed curve represents a
hillside road (much longer than it is wide, L » W). The volumes of cut (at angle B'= 67%) and fill (at B=
50%) are assumed equal. Dots on graph represent examples discussed in text.
B. Gross section to illustrate grading and notation. "W" is the width of the pad. "L", in part A, is the
length of the pad along the slope contour ("L" is in and out of the cross section).
Land Use Element
Los Altos Hills General Plan
Page LU -29
APPENDIX A
FEMA Flood Map
Los Altos Fills
Land Use Element
Los Altos Hills General Plan
Page LU -30
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