HomeMy WebLinkAbout621 with Exhibits A and B UpdatedORDINANCE 621
AN ORDINANCE OF THE TOWN OF LOS ALTOS BILLS AMENDING TITLE 10 (ZONING
AND SITE DEVELOPMENT) OF THE LOS ALTOS HILLS MUNICIPAL CODE TO
CREATE MULTI -FAMILY ZONING DISTRICTS AND ESTABLISHING RELATED
ZONING AND DEVELOPMENT REGULATIONS IN ACCORDANCE WITH PROGRAMS
A-1, A-4, AND A-5 OF THE LOS ALTOS HILLS 2023-2031 HOUSING ELEMENT AND
STATE HOUSING ELEMENT LAW INCLUDING GOVERNMENT CODE SECTIONS 65583
AND 65583.2
WHEREAS, a severe housing crisis exists in the State of California with the demand for housing
outstripping supply; and
WHEREAS, California Housing Element Law (Government Code section 65580 et seq.) requires
each jurisdiction to have sufficient land zoned to accommodate its fair share of the regional housing
need by unit number and also by income category, including extremely low-, very 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, Govermnent 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,
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identified as portions of Foothill College ("Foothill Site"), portions of St. Nicholas School ("St.
Nicholas Site"), and several parcels located in northwest Los Altos Hills along Arastradero Road that
collectively are known as the "Twin Oaks" property ("Twin Oaks Site"), to be rezoned from their
current Residential -Agricultural (R -A) zoning district to respective Multi -Family and Multi -Family
Overlay zones to facilitate multi -family development to accommodate a portion of the RHNA
obligations including the No -Net -Loss buffer. The Housing Element provided extensive site-specific
evaluation of parcel characteristics, development capacity and potential, constraints, and abilities to
accommodate the RHNA by unit count and income levels; and
WHEREAS, the Housing Element also analyzed rezoning approaches for all three sites, including
identifying portions of the properties with highest development potentials, taking steep slopes,
easements, and other site constraints into account, establishing development standards to facilitate
housing construction, and considering realistic development capacities when calculating maximum
unit yield projections. The Housing Element projected an anticipated yield of 210 units for the Foothill
Site, 75 units for the St. Nichlas Site, and 92 units for the Twin Oaks Site (collectively, the "Projected
Yields"); and
WHEREAS, Program A-1 of the Housing Element sets forth a schedule of actions to create multi-
family infill overlay zones on portions of the institutional Foothill College and St. Nicholas School
Sites, and to rezone the Twin Oaks Site to a new multi -family zoning district, all at a minimum density
of 20 dwelling units per acre and at a maximum density appropriate to facilitate development to
achieve the Projected Yields and meet portions of the Town's RHNA obligations, as required by
Housing Element Law including Government Code section 65583.2; and
WHEREAS, Programs A-4 and A-5 also require the Town to (1) comply with Government Code
section 65583.2(h) and (i) to permit by -right housing developments with 20 percent units affordable to
lower-income on sites "reused" from a prior planning cycle housing element site inventory; and (2)
establish minimum densities for lower-income developments consistent with Government Code
section 65583.(2)(h), respectively; and
WHEREAS, the rezoning required by Program A-1 must be completed by January 31, 2026, and the
related actions required by Programs A-4 and A-5 are required to be completed by Q1 2026; and
WHEREAS, the Town has prepared an Ordinance amending Title 10 of the Los Altos Hills Municipal
Code pertaining to zoning and site .development regulations, to create Multi -Family Overlay and
Multi -Family Zoning districts and establish related zoning and development standards to implement
Programs A-1, A-4, and A-5, attached hereto as Exhibit A (the "Multi -Family Rezoning Ordinance");
and
WHEREAS, the Multi -Family Rezoning Ordinance is consistent with the 2023-2031 Housing
Element and its goals, policies, and programs to accommodate projected unit yields as a part of the
Town's strategy to meet its RHNA obligation; and
WHEREAS, the Town has also prepared certain amendments to the Land Use Element of its General
Plan, consistent with the introduction of multi -family zoning to Los Altos Hills ("LUE Amendment");
the City Council has, by separate resolution, adopted said LUE Amendment on October 16, 2025, to
provide internal and horizontal consistency between the governing land use documents of the Town;
and
WHEREAS, the Town providedextensivepublic outreach for the preparation and proposed adoption of
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ORDINANCE
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the Multi -Family Rezoning Ordinance. The Los Altos Hills Planning Commission also conducted duly
noticed public study sessions regarding the proposed multi -family rezoning at its May 1, June 5, July
10, July 24, and August 7, 2025, public meetings to provide public comment and participation
opportunities; and
WHEREAS, under the California Environmental Quality Act ("CEQA"), a rezoning that implements
the schedule of actions contained in an approved housing element pursuant to subdivision (c) of
Section 65583 of the Government Code is statutorily exempt from the requirements of CEQA pursuant
to Public Resources Code section 21080.085, unless such rezoning would allow for would allow for the
construction of a distribution center or for oil and gas infrastructure or would allow construction to
occur within the boundaries of any "natural and protected lands" as defined pursuant to Public
Resources Code section 21067.5; and
WHEREAS, on September 4; 2025, the Los Altos Hills Planning Commission held a duly noticed
public hearing to consider a recommendation to the Los Altos Hills City Council regarding the
proposed Land Use Element Amendment, Municipal Code Amendment, and Objective Design
Standards. At the public hearing, the Planning Commission reviewed and carefully considered the
proposed Multi -Family Rezoning Ordinance and related legislative actions, and all related testimony
and evidence presented in the record and during the hearing; and
WHEREAS, at its September 4, 2025, meeting, the Planning Commission by Resolution PC 08-25
recommended the City Council adopt the Multi -Family Rezoning Ordinance; and
WHEREAS; on October 16, 2025, the Los Altos Hills City Council held a duly noticed public hearing
to consider proposed Multi -Family Rezoning Ordinance and related legislative actions. At the public
hearing, the City Council reviewed and carefully considered the proposed Ordinance, and all related
testimony and evidence presented in the record and during the hearing. All interested parties were
provided with an opportunity to participate and be heard; and
WHEREAS, based on the entirety of the record before it, the City Council desires to adopt the
proposed Multi -Family Rezoning Ordinance in compliance with the 2023-2031 Housing Element and
State Housing Element Law.
NOW, 'THEREFORE, the City Council of the Town of Los Altos Hills does hereby ordain as
follows:
SECTION I. FINDINGS.
Based on the entirety of the record before it, which includes, without limitation, the California
Environmental Quality Act, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14
California Code of Regulations §15000, et seq. (collectively, "CEQA"); the Los Altos Hills General
Plan and Housing Element; the Los Altos Hills Municipal Code; the SB 131 Statutory Exemption
Report dated October 2025 prepared by Michael Balser 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:
1. All of the facts and recitals above are true, correct, incorporated herein and made a part
hereof.
2. The documents and other material constituting the record for these proceedings are located
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at the Community Development Department for the Town of Los Altos Hills, 26379
Fremont Road, Los Altos Hills, and in the custody of the Community Development
Director.
3. Exhibits A and B attached to this Ordinance are incorporated herein by reference as if they
are set forth fully herein.
4. This Ordinance is statutorily exempt from CEQA pursuant to Section 21080.085 of the
Public Resources Code as CEQA does not apply to a rezoning that implements the schedule
of actions contained in an approved housing element pursuant to subdivision (c) of Section
65583 of the Government Code. This Ordinance is a rezoning that implements Program A-1
of the Town's adopted and state -certified 2023-2031 Housing Element pursuant to
Government Code section 65583(c). As set forth in the SB 131 Statutory Exemption Report
dated October 2025, this Ordinance does not allow for the construction of a distribution
center for oil and gas infrastructure and does not rezone or allow construction to occur
within the boundaries of any natural and protected lands as defined under Public Resources
Code Section 21067.5. Therefore, this Ordinance is statutorily exempt pursuant to Section
21080.085.
5. This Ordinance was prepared and adopted in accordance with the requirements of Planning
and Zoning Law (Government Code, sections 65853-65860) and meets all of the
requirements thereunder.
6. This Ordinance is consistent with and supports the Los Altos Hills General Plan by
implementing housing goals, programs and strategies in the 2023-2031 Housing Element,
including Programs A-1, A-4 and A-5. The rezoning and related standards contained in this
Ordinance is consistent with the rezoning approach, strategy, and constraints analysis
contained in the Housing Element and is sufficient to accommodate the unit yields projected
by the Housing Element for each site in the inventory of land. This Ordinance allows the
Town to comply with state Housing Element and Housing Laws, as well as contribute to the
Town's strategies in meeting its RHNA obligation.
SECTION U. AMENDMENT.
1. Amendments to Section 10-1.301 "Established" of Articles 3 "Establishment of Districts and
General Provisions", under Chapter 1 "ZoninE", Title 10 "Zoning and Site Development" of
the Municipal Code.
Section 10-1.301 is amended as follows with additions in red double underline. Other sections,
subsections, paragraphs and texts not amended are not included and shall continue in full force and
effect.
Section 10-1.301. Established.
The following
use districts are hereby established:
(a)
Residential -Agricultural (R -A);
(b)
Open Space Reserve (OSR);
(c)
Multi -Family (MFJ
(d)
Multi -Family Overlay (M - and
(e)
Floating Multi -Family Overlay (FMFO)."
2. Amendments to Articles 5 "Area, Coverage, Height and Setback Limitations", under
Chapter 1 "Zoning", Title 10 "Zoning and Site Development" of the Municipal Code.
The title of Article 5 is amended as follows with additions in red double underline. The purpose of the
ORDINANCE 621 4 1 P a g e
amendment is to clarify that the regulations under Article 5 applies only in the R -A zoning district.
Other sections, subsections, paragraphs and texts not amended are not included and shall continue in
full force and effect.
Articles 5
Residential -Agricultural (R -A) Zone - Area, Coverage, Height and Setback Limitations
3. Adding Article 16 "Multi -Family Development Standards", under Chapter 1
"Zoning", Title 10 "Zoning and Site Development" of the Municipal Code.
A new Article 16 "Multi -Family Development Standards" is hereby added to Title 10, Chapter 1 of the
Municipal Code as shown in Exhibit A. Other sections, subsections, paragraphs and texts not
amended are not included in Exhibit A and shall continue in full force and effect.
4. Amending the Town's Zoning Map under Section 10-1.302 of the Municipal Code.
The Zoning Map for the Town of Los Altos Hills, California as set forth in Section 10-1.302 of the
Municipal Code shall be amended as shown in Exhibit B. The Community Development Director is
hereby directed to make the changes to the Zoning Map to reflect the foregoing rezonings. All other
underlying base district(s) not specifically amended by this Ordinance shall remain unchanged and
continue in full force and effect.
SECTION III. SEVERABILITY.
If any provision of this Ordinance or the application thereof to any person or circumstance is held
invalid or unconstitutional the remainder of this Ordinance, including the application of such part or
provision to other persons or circumstances shall not be affected thereby and shall continue in full
force and effect. To this end, provisions of this Ordinance are severable. The City Council of the
Town of Los Altos Hills hereby declares that it would have passed each section, subsection,
subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more
sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional,
invalid, or unenforceable.
SECTION IV. EFFECTIVE DATE AND PUBLICATION.
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be
prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this
Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in
the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption
of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City Clerk's Office
a certified copy of the full text of this Ordinance along with the names of those City Council members
voting for and against this Ordinance or otherwise voting. This Ordinance shall become effective thirty
(30) days from and after its adoption.
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INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
ATTEST:
October 16, 2025
December 9, 2025
TANKHA, BHATEJA, SWAN, TYSON
NONE
MOK
NONE
ka Birdsong -Miller, ity Clerk
APPROVED AS TO FORM:
Steve Mattasktity Attorney
4 -
BY:
Kavita Tankha, Mayor
ORDINANCE 621 6 P age
EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
Table of Contents
Article 16 Multi -Family Development Standards....................................................5
§10-1.1601
Purpose................................................................................................
5
§10-1.1602
Intent....................................................................................................
5
§10-1.1603
Applicability..........................................................................................
5
§10-1.1604
Ministerial Review Required.................................................................
6
§10-1.1605
Primary Uses Permitted........................................................................6
§10-1.1606
Accessory Uses and Structures Permitted ...........................................
7
§10-1.1607
Conditional Uses (MFO).......................................................................
8
§10-1.1608
Prohibited Uses....................................................................................
8
§10-1.1609
Definitions.............................................................................................9
§10-1.1610
Area, Coverage, Height, and Setback Limitations..............................10
§10-1.1611
Development Standards.....................................................................11
§10-1.1612
Lots in More Than One Zoning District...............................................13
§10-1.1613
Parking...............................................................................................14
§10-1.1614
Preservation of Steep Hillsides, Ridgelines, Hilltops, and Creeks ......14
§10-1.1615
Connectivity - Paths and Walkways....................................................15
1
EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
Table of Tables
Table 1: Multi -Family Development Standards.............................................................. 12
Table 2: Parking Standards........................................................................................... 14
2
EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
Table of Figures
Figure 1: Steep Hillside Definition.................................................................................10
Figure 2: Contiguous Building Area...............................................................................11
Figure 3: Basement/Underground Garage Height Measurement..................................13
Figure 4: Multi -family Building Height Measurement..................................................... 13
3
16.■IC
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
1. Amend Article 3, Establishment of Districts and General Provisions, Section 10-
1.301. Established, to add the new Multi -Family (MF) and Multi -Family Overlay
(MFO) zones, as follows:
"Section 10-1.301. Established.
The following use districts are hereby established:
(a) Residential -Agricultural (R -A);
(b) Open Space Reserve (OSR),
(c) Multi -Family (MF);
(d) Multi -Family Overlay (MFO); and
(e) Floatina Multi-Familv Overlav (FMFO)."
2. Amend Article 5, Area, Coverage, Height and Setback Limitations to clarify that it
applies to the R -A zone only, not to the MF zone standards of 10-1.16, as follows:
"Article 5
Residential -Agricultural (R -A) Zone - Area, Coverage, Height and Setback
Limitations
§ 10-1.501. Minimum parcel size."
3. Amend Title 10 -Chapter 2, Zoning, to add a new Article 16 Multi -family
Development Standards, as follows:
Il
EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
Article 16 Multi -Family Development Standards
§10-1.1601 Purpose
The purpose of this section is to establish the Multi -Family Residential (MF), Multi -Family
Overlay (MFO), and Floating Multi -family Overlay (FMFO) zones to implement the Town
of Los Altos Hills Housing Element while ensuring that land located in the zones will be
designed and developed for multi -family housing between 20 and 24 dwelling units per
acre of contiguous buildable area in a manner that is compatible and harmonious with the
environmental resources and constraints of the land and the existing or potential
development of adjacent areas.
§10-1.1602 Intent
The intent of this section is to allow multi -family housing between 20 and 24 dwelling units
per acre of contiguous buildable area, single -room occupancies, and transitional and
supportive housing as required by State law, reduce constraints to housing development,
and increase the number, type, variety of, and access to housing options to meet the
current and future housing needs of the Town of Los Altos Hills, including housing that is
affordable to lower- and moderate -income households. The MFO zones are intended to
allow the same uses noted above to be added to the existing public and private school
sites designated on the General Plan Land Use Diagram.
§10-1.1603 Applicability
These multi -family zone standards and requirements shall be implemented on all parcels
designated as MF, MFO, and FMFO on the zoning map. Multi -family developments shall
be subject to all applicable provisions of Title 10 Zoning of the Los Altos Hills Municipal
Code except where exempted, superseded by, or in conflict with the provisions of this
Article 16.
For areas where the MF zone is applied as an Overlay (MFO) or Floating MFO, the MFO
zone standards and permitted uses supersede the single-family residential uses and the
agriculture uses, and shall supersede the development standards of the underlying
Residential -Agricultural (R -A) zone when in conflict. All public and private school uses
shall be subject to the otherwise applicable standards of the underlying R -A zone.
The FMFO zone is hereby established as a floating zone on all properties designated on
the General Plan Land Use Diagram as FMFO. The precise location of one or more FMFO
zoning districts shall be mapped at a later date. The FMFO zoning district(s) shall include
a total of not less than 8.8 acres of contiguous buildable area as defined herein and shall
meet all other applicable requirements of this Article 16. The FMFO district boundaries
may be mapped and recorded after review and recommendation by the Planning
Commission and adoption by resolution of the City Council:
a. At the discretion of the Town at any time;
b. After selection by the property owner and confirmation by the Town Planning
Director of compliance with MF zone requirements; or
5
Town of Los Altos Hills
Multi-Familv Development Standards
EXHIBIT A
City Council Draft: October 16, 2025
10-16-25 Errata
c. In conjunction with a proposed development application for multi -family
development on the FMFO designated property.
Upon selection and demonstration of compliance, the Town shall adopt by resolution and
subsequently publish the updated Zoning Map showing the boundaries of the MFO zoning
district established by adoption of this Article 16.
All multi -family development uses and structures shall require site development permit
approval including review for compliance with the Multi -family Objective Design
Standards by the Planning Commission pursuant to 10-2.301(c) of this Title..
§10-1.1604 Ministerial Review Required
Notwithstanding any other provision of this Title 10, the following shall not require a site
development permit, conditional use permit, or other discretionary review or approval that
would constitute a "project" for the purposes of Division 13 (commencing with Section
21000) of the California Public Resources Code:
(a) Multi -family housing developments in which at least 20% of the total number of
units, exclusive of density bonus units, are affordable to lower-income households
where identified as a lower-income site to meet the Regional Housing Needs
Allocation in the current housing element in compliance with Government Code
Section 65583.2(c) that were either:
(1) Rezoned to meet the lower-income household Regional Housing Needs
Allocation;
(2) Non -vacant sites identified in one housing element prior to the current
housing element planning period (e.g., identified in the 5th cycle before the
6th cycle); or
(3) Vacant sites identified in two or more consecutive housing elements prior
to the current housing element planning period (e.g., the 4th and 5th cycles
before the 6th cycle).
(b) Supportive housing developments in conformance with Section 65651 of the
California Government Code and all objective standards applicable to multi -family
residential uses.
(c) Any other use or project for which State law requires the Town to utilize a
ministerial review process.
§10-1.1605 Primary Uses Permitted
The following primary residential uses shall be permitted in the Multi -Family Residential
(MF) zones:
(a) Multi -family Residential
(b) Senior Housing
(c) Assisted Living Facility
(d) Supportive Housing
X
EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
(e) Residential Care Facilities/Group Homes
(f) Transitional Housing
§10-1.1606 Accessory Uses and Structures Permitted
Except as otherwise provided in this chapter, the words and phrases used in this chapter
shall be as listed in Article 7, "Residential -Agricultural District (R -A)" of Chapter 1 entitled
"Zoning" of Title 10 of LAHMC. The following accessory uses shall be permitted in the
Multi -Family Residential (MF) Zone:
(a) Home Occupations.
(b) Walls, Fences, Trees, and Shrubs.
(c) House Number Signs.
(d) Accessory Buildings.
(e) Private Stables.
(f) Swimming Pools, Tennis Courts, Greenhouses, and Workshops.
(g) Small Family Day Care Homes.
(h) Large Family Day Care Homes. Large family day care homes which provide care,
protection, and supervision for 7 to 14 children (including children under the age
of 10 years who reside at the home) in the provider's own home, for periods of less
than 24 hours per day, while the parents or guardians are away, pursuant to State
regulations, shall be permitted. No business license fee or tax shall be imposed on
a large family day care home.
(i) Residential Care Facility. The use of a dwelling unit or portion thereof licensed by
the State of California for 24 hour nonmedical care of up to six persons per parcel
or lot (not including the provider, provider family or staff) in need of personal
service, supervision, protection, or assistance essential for sustaining the activities
of daily living shall be permitted. No exemptions from other Town ordinances and
policies apply to this permitted accessory use.
(j) Household Pets and Domestic Animals.
(k) Ornamental Garden Structures.
(1) Antennas and Dish Antennas.
(m) Accessory Dwelling Units. Accessory dwelling units shall be permitted on any lot
with a primary multiple -family dwelling unit as set forth in Article 14 and be subject
exclusively to the requirements of Article 14, notwithstanding any other provisions
of this chapter.
(n) Temporary Trailer Coaches.
(o) Photovoltaic power generation facilities.
7
EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
(p) Solar thermal energy facilities.
(q) Single Room Occupancy.
(r) On-site Manager Unit. An accessory residence to an existing allowed use for
persons employed on-site for purposes of care and protection of the property shall
be permitted.
§10-1.1607 Conditional Uses (MFO)
The following uses may be established in the Multi -Family Overlay (MFO) and Floating
Multi -Family Overlay (FMFO) zones subject to the approval of the Planning Commission,
and the issuance of a conditional development permit therefor pursuant to the provisions
of this Title per Section 10-1.1004:
(a) Public schools and related facilities that serve the school where designated on the
General Plan Land Use Diagram and where at least 50% of the gross floor area is
multi -family residential use.
(b) Private schools and related facilities that serve the school where designated on
the General Plan Land Use Diagram and where at least 50% of the gross floor
area is multi -family residential use.
§10-1.1608 Prohibited Uses
The following uses are prohibited in the Multi -Family Residential (MF), Multi -Family
Overlay (MFO) and Floating Multi -Family Overlay (FMFO) Zones:
(a) Single-family residential uses or any residential uses at a density less than 20
dwelling units per acre of contiguous buildable area.
(b) Medical and nonmedical cannabis cultivation, except for indoor and outdoor
cultivation of amounts legally authorized for personal use per Section 11362.1 of
the California Health and Safety Code. Outdoor cultivation for personal use must
be done in a secure location, shall not be visible from the public right-of-way, and
shall not be located within building setbacks or within an easement granted to the
Town of Los Altos Hills.
(c) All commercial medical and nonmedical cannabis activities, except delivery by
legally licensed commercial cannabis businesses established outside of Town
limits in accordance with State law.
(d) Medical and nonmedical cannabis dispensaries.
(e) Processing of medical and nonmedical cannabis, except for the amounts legally
authorized for personal use as defined by Section 11362.1 of the California Health
and Safety Code.
(f) All commercial activity involving the sale of goods or services for profit except as
otherwise allowed as a home occupation.
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EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
§10-1.1609 Definitions
Assisted Living Facility. A housing arrangement for persons 60 years of age and over,
where 24-hour non-medical care and supervision is provided.
Bedroom. Attached room which is intended, arranged, or designed to be occupied
by one or more persons primarily for sleeping purposes and shall have an area of not
less than 70 square feet or be less than 7 feet in any dimension with a closet opening
on it or within it.
Contiguous Buildable Area. The contiguous area of a parcel, lot or development site
with a minimum dimension not less than 50 feet wide and excluding areas of steep slopes
greater than 25% measured over a minimum horizontal distance of 25 feet. The
contiguous area may include small individual areas of slopes greater than 25% where
such small individual areas are less than 1,000 square feet in area and are surrounded
by slopes less than 25% on all sides of said area.
Dwelling Unit. Any structure that provides a single unit providing complete,
independent living facilities for one or more persons, including permanent provisions
for living, sleeping, eating, cooking and sanitation, and having only one kitchen.
Floating Zone. A floating zone is a zoning district whose location is to be determined
in the future subject to conditions which must be met before that zoning district can
be approved for an existing piece of land.
Hilltop. The top elevation or summit of a landform that extends at least 100 feet above
the elevation of the two lowest elevations within a 1,700 foot radius of the highpoint and
not less than 90 horizontal degrees apart as measured from the highpoint .
Creeks, Streams & Riparian Resources. Water resources under the jurisdiction of
California Department of Fish and Wildlife (CDFW) and regulated under California
Fish and Game Code Sections 1600 to 1616. CDFW defines a stream (including
creeks and rivers) as a body of water that flows at least periodically or intermittently
through a bed or channel having banks and supports fish or other aquatic life. A
stream includes watercourses with surface or subsurface flow that supports or has
supported riparian vegetation. CDFW jurisdictional waters include riparian habitats
associated with watercourses (vegetation associated with a stream channel). The
limits of jurisdiction include ephemeral, intermittent, and perennial watercourses and
include the outermost edge of riparian vegetation or the top of bank of streams or
lakes, whichever is wider.
Multi -family Dwelling Unit. A structure or structures containing a total of three or more
dwelling units in any vertical or horizontal arrangement on a single lot or building site.
Ridgeline. An elongated crest or series of crests at the apex of steep hillsides or the
uppermost point of intersection between two opposite slopes containing steep hillsides
where the elevation of such crest or crests is not lower than 400 feet above mean sea
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EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
level and not less than 200 feet higher than the lowest elevation within 1,700 feet on each
side of such crest or crests.
Senior Housing. A planned community of dwelling units which is designed and intended
for and whose occupancy is limited to seniors as defined herein. Other uses which are
ancillary to senior housing, such as common dining facilities, meeting rooms, recreational
facilities and limited first-aid treatment rooms (infirmaries), may also be included. Senior
Housing may include Residential Care Facilities for the seniors. Senior housing shall not
include nursing home facilities.
Senior. Persons who are 62 years of age or older.
Steep Slope. Any geographical area whether on a single lot or not, having a
topographical gradient of 25% or greater (ratio of vertical distance to horizontal
distance), with a minimum horizontal dimension of 25 feet, measured perpendicular
to topographic contours of 5 -foot intervals or less, whether manufactured or natural,
whether created by a retaining structure or not, and greater than 500 square feet in
area. All individual areas of steep slopes within 25 feet of each other shall be
considered as a single steep slope area.
Steep Hillside. Lands that have a slope with a natural (ungraded) gradient of 25% (1
foot of vertical distance for every 4 feet of horizontal distance) or greater and a minimum
vertical elevation differential of 50 feet, or a naturally existing (ungraded) gradient of 200%
(2 feet of vertical distance for every 1 foot of horizontal distance) or greater and a
minimum vertical elevation differential of 10 feet.
Figure 1: Steep Hillside Definition
Average gradient at
least 25%
ter'
FM
50'
Studio Unit. An independent dwelling unit occupied by no more than two persons that
does not have a bedroom separated from the living space.
§10-1.1610 Area, Coverage, Height, and Setback Limitations
Unless otherwise specifically waived or modified by the Planning Commission, the
following development standards are established as the minimum deemed necessary to
ensure the public health, safety, and welfare within the MF Zone and to accomplish the
intent and purpose of this article.
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EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
§10-1.1611 Development Standards
Each development site shall contain a contiguous buildable area, exclusive of steep
slopes greater than 25% with a minimum horizontal measurement of 25 feet, with a
minimum dimension not less than 50 feet wide.
Figure 2: Contiguous Building Area
S 1,000 sf: included in CBA
>1,000 sf: not included in CBA
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Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards '10-16-25 Errata
Table 1: Multi -Family Development Standards
- I
MF / MFO/ FMFO
Standard Minimum Maximum
Density (dwelling units
per acre of contiguous 20 24
buildable area
Maximum Floor Area Average 750 square feet per dwelling unit (1)
(total gross floor area of all buildings divided by the total
number of d elling units)
Lot Size
MF / MFO/ FMFO
MF / MFO/ FMFO
(gross acres)
3.5 / 3.5 / 3.5
10.0 / 10.0 / 10.0
Unit Size square feet
350 (2)
2,000
Unit Mix bedrooms
_ 2 different unit types
_
50% of any one unit ty e
Front Setback
60 feet
-
Side Setback -- -
60 feet (3)
- ___..----------
--------
Rear Setback
60 feet 3
_
-
Structure Height - 32 feet (4)(5)
Private Recreation 40 sf/du for not less than
_
Space 20% of total units
Common Recreation
100 square feet per dwelling unit
S ace
Notes
(1) 1,000 square foot per unit average for Senior Housing,
Assisted Living developments-, the maximum unit size is
2,000 square feet.
(2)_ Excluding Single_Room_Occupail Units
(3)
25 feet minimum in an overlay zone and not less than 50
feet between multi -family buildings and primary educational
facility buildings where such uses or structures are on the
same property.
(4)
The provisions of 10-1.504 Height shall not apply to multi-
family buildings in the MF,MF Overlay, and Floating MF
Overlay zones. _
Excluding:
(5)
a. Non -habitable basement or underground parking
where the garage or basement entrance is not more
than 25 feet wide and the exposed portion of the
garage or basement is not more than 25% of the area
of the fagade of the habitable floor above it-,
b. One-half of the height between the eave and the
peak of a pitched roof-,
c. Up to 4 feet of exposed foundation below the finished
first floor elevation to the finished rade of an
- g Y
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Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
common area or walkway within 15 horizontal feet of
the building wall; and
d. Uninhabited roof structures up to 10 feet in height
that conceal mechanical equipment, elevators, stair
overruns that cover less than 10% of the roof area
and are setback at least 10 feet from the nearest
exterior building wall.
Figure 3: Basement/Underground Garage Height Measurement
32` Max
Exposed Area
``w, l <25:+6 of first floor
Figure 4: Multi -family Building Height Measurement
Finish Grade
§10-1.1612 Lots in More Than One Zoning District
Where a lot lies in two or more zoning districts, any building or land use established
thereon shall comply with the regulations of the district in which said building or use is
located. Uses permitted in one district may not extend into another district where they
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- -
77
_
Upper Floor
Upper Floor
32" Max
Fust FkKw
Exposed Area
>a25% of first floor
Basement'
Parking Garage
Finish Grade
32` Max
Exposed Area
``w, l <25:+6 of first floor
Figure 4: Multi -family Building Height Measurement
Finish Grade
§10-1.1612 Lots in More Than One Zoning District
Where a lot lies in two or more zoning districts, any building or land use established
thereon shall comply with the regulations of the district in which said building or use is
located. Uses permitted in one district may not extend into another district where they
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EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
would not otherwise be permitted. Dimensional requirements shall be measured from lot
lines and not zoning district lines.
§10-1.1613 Parking
The following off-street parking spaces must be included dependent on unit size and
number of units in the associated structure. These spaces are subject to the following
requirements:
(a) Each parking space shall be at least 10 feet wide and at least 20 feet long.
(b) Unobstructed vehicular access shall be available at all times for all required
parking spaces, except where tandem parking is permitted by the Planning
Commission as part of Site Development Permit approval pursuant to Title 10 -
Chapter 2.
(c) All parking spaces shall comply with setback standards under Article 5 of this
chapter.
(d) Notwithstanding the foregoing, parking requirements for accessory dwelling units
shall be subject to the requirements of Article 14 of this chapter.
Table 2: Parking Standards
Unit Size
Minimum Required Parking Spaces
Residential
Studio
1.0 per unit
One -Bedroom
1.25 per unit
_
Two -Bedroom
_
-- - - -- --- -------------.--
1.75 per unit
Three -Bedroom+
-
2.0 per unit
Guest Parking
1 0.2 per unit
Senior Housing
Senior Housing 1.0 per unit
Assisted Living__ 0.5 per unit plus 1.0per employee per maximum shift
§10-1.1614 Preservation of Steep Hillsides, Ridgelines, Hilltops,
and Creeks
Intent: The objective of these standards is to retain significant existing natural features
characteristic of the community and minimize grading and alteration of natural landforms.
Existing topography and landforms, significant trees, drainage courses, rock
outcroppings, vegetation, and views should be incorporated, to the maximum extent
feasible, into the future development of the land.
Steep Hillsides, ridgelines, hilltops, and creeks shall be preserved by the siting of
structures to take advantage of natural topographic or landscape features to blend
structures with their natural surroundings by complying with the following:
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EXHIBIT A
Town of Los Altos Hills City Council Draft: October 16, 2025
Multi -Family Development Standards 10-16-25 Errata
(a) Structures are prohibited within 100 feet vertically of the top elevation of a ridgeline
as defined herein.
(b) Structures are prohibited on slopes greater than 25%.
(c) The maximum height of a building or structure on a hilltop shall not exceed 19 feet.
(d) Encroachment into steep hillsides shall not be permitted for:
(1) Primary uses or structures as defined in Article 2;
(2) Accessory uses or accessory structures as defined in Article 2.
(e) Encroachment into steep hillsides shall be limited to grading for vehicular access
to the contiguous buildable area. Such encroachment into steep hillsides shall not
exceed an area equal to 10% of the minimum contiguous buildable area.
(f) Any portions of a site containing steep hillsides that are not part of the contiguous
buildable area shall be left undeveloped and in their natural state and dedicated
as an open space easement as set forth in the General Plan.
(g) Except as otherwise permitted by the California Department of Fish and Wildlife,
no structures or grading shall be allowed within 50 feet of any creeks, streams &
riparian resources as defined herein. An applicant, property owner, or project
sponsor shall submit to the Town as a part of a development proposal, a biological
technical study demonstrating the presence or absence of creeks, streams, and
riparian resources on the project site. If such water resources are present based
on the report, then the applicant or project sponsor shall submit a jurisdictional
delineation report approved by CDFW identifying all jurisdictional waters of the
state located on the project site.
§10-1.1615 Connectivity - Paths and Walkways
Intent: Develop a compatible relationship to the landforms, building placement, public
equestrian friendly pathways and recreation spaces that characterize the Los Altos Hills
community. Provide a clearly organized circulation plan for automobiles, pedestrians and
service vehicles. Connect the sidewalks and walkways of new development to the existing
Master Path Plan pathway system.
(a) All new projects shall provide connections between the sidewalks and walkways
of new development to the existing Master Path Plan pathway system.
(b) Connections to the existing Master Path Plan pathway system shall be required at
the time of new construction.
(c) When the Town Master Path Plan identifies a pathway on the subject property, the
new Master Path Plan pathway shall be constructed and completed to Town
Pathway specifications maintained by the Town Public Works Department
concurrent with any multifamily development improvements.
(d) All new projects shall provide pedestrian and vehicular linkages to adjacent non-
residential and multi -family development through connecting pathways, walkways,
linked and aligned streets, driveways, and common service/delivery areas.
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Exhibit B: Zoning Map
LOS ALTOS HILLS
Q° 3,000 6,000
r e" Town of Los Altos Hills Draft Zoning Map
Feet
CALIFORNIA August 29, 2025