HomeMy WebLinkAboutOrdinance 625 w Exhibit A ORDINANCE 625 1 | P a g e
ORDINANCE 625
AN ORDINANCE OF THE TOWN OF LOS ALTOS HILLS AMENDING TITLE 10 (ZONING
AND SITE DEVELOPMENT) OF THE LOS ALTOS HILLS MUNICIPAL CODE TO AMEND
CERTAIN STANDARDS IN THE MULTI-FAMILY ZONES
WHEREAS, a severe housing crisis exists in the State of California with the demand for housing
outstripping supply; and
WHEREAS, the adopted and state-certified 2023-2031 Housing Element (“Housing Element”) of the
Town of Los Altos Hills (“Town”) contains numerous goals, policies and programs to meet its RHNA
obligations, including an inventory of sites in the Town suitable to accommodate housing units at
various income levels under RHNA, programs to rezone such sites to multi-family zoning districts to
accommodate RHNA units and to ensure that parcels would be developed at appropriate minimum
densities, and to streamline residential development projects and promote housing opportunities and
mobility; and
WHEREAS, on December 9, 2025, the City Council of the Town of Los Altos Hills (“City Council”)
adopted an ordinance creating new Multi-Family zone and Multi-Family Overlay zones and associated
development standards. The ordinance facilitates multi-family development to accommodate a portion
of its RHNA obligations inclusive of a no-net-loss buffer pursuant to Government Code section 65583,
in accordance with Housing Element Programs A-1, A-4, and A-5; and
WHEREAS, on December 9, 2025, the City Council also concurrently adopted certain amendments to
its Land Use element and Housing Element to provide further clarity and consistency across land use
and zoning documents while maintaining the rezoning approach and projected unit yields already
identified in the 2023-2031 Housing Element, with the Housing Element amendment effective
contingent upon HCD certification ; and
WHEREAS, the State Housing and Community Development Department (“HCD”) has reviewed the
Town’s multi-family rezoning ordinance and on February 10, 2026, issued a letter to the Town
providing further direction to revise certain development standards in order to expand multi -family
development opportunities and to avoid potential constraints. In its letter, HCD specifically affirms
that the Town’s Housing Element, as amended on December 9, 2025, remains certified by the
Department and is in substantial compliance with state Housing Element law; and
WHEREAS, the Town has prepared an ordinance amending certain development standards including
average unit size, development site size, and setbacks (the “Ordinance”); and
WHEREAS, under the California Environmental Quality Act (“CEQA”), a rezoning that implements
the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section
65583 of the Government Code is statutorily exempt from the requirements of CEQA pursuant to Public
Resources Code section 21080.085, unless such rezoning would allow for would allow for the
construction of a distribution center or for oil and gas infrastructure or would allow construction to
occur within the boundaries of any “natural and protected lands” as defined pursuant to Public
Resources Code section 21067.5; and
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
ORDINANCE 625 2 | P a g e
WHEREAS, on April 2, 2026, the Los Altos Hills Planning Commission held a duly noticed public
hearing, which was continued to April 13, 2026, to consider a recommendation to the City Council
regarding the proposed Ordinance. At the public hearing, the Planning Commission reviewed and
carefully considered the proposed Ordinance and related legislative actions, and all related testimony
and evidence presented in the record and during the hearing; and
WHEREAS, at its April 13, 2026, meeting, the Planning Commission by Resolution PC12-26
recommended the City Council adopt the Ordinance; and
WHEREAS, on April 22, 2026, the Planning Commission held an additional public meeting to
consider additional modifications to its recommendation on April 13, 2026, regarding unit size and unit
mixes standards for multi-family development; the Planning Commission received public testimony
and thereafter transmitted additional modifications made at that meeting to the City Council for
consideration; and
WHEREAS, on April 29, 2026, the City Council held a duly noticed public hearing to consider the
proposed Ordinance. At the public hearing, the City Council reviewed and carefully considered the
proposed Ordinance, and all related testimony and evidence presented in the record and during the
hearing. All interested parties were provided with an opportunity to participate and be heard; and
WHEREAS, based on the entirety of the record before it, the City Council desires to adopt the
proposed Ordinance in furtherance of its goals to facilitate multi-family development and encourage
housing production as set forth in the 2023-2031 Housing Element.
NOW, THEREFORE, the City Council of the Town of Los Altos Hills does hereby ordain as follows:
SECTION I. FINDINGS.
Based on the entirety of the record before it, which includes, without limitation, the California
Environmental Quality Act, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14
California Code of Regulations §15000, et seq. (collectively, “CEQA”); the Los Altos Hills General
Plan and Housing Element; the Los Altos Hills Municipal Code; all reports, minutes, and public
testimony submitted as part of the Planning Commission’s duly noticed April 2 and April 13, 2026
public hearings, the Planning Commission’s April 22, 2026 public meeting, and the City Council’s duly
noticed April 29, 2026 public hearing, and any and all other evidence (within the meaning of
Public Resources Code
§21080(e) and §21082.2), the City Council of the Town of Los Altos Hills hereby finds as follows:
1. All of the facts and recitals above are true, correct, incorporated herein and made a part
hereof.
2. The documents and other material constituting the record for these proceedings are located
at the Community Development Department for the Town of Los Altos Hills, 26379
Fremont Road, Los Altos Hills, and in the custody of the Community Development
Director.
3. Exhibit A attached to this Ordinance is incorporated herein by reference as if 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)
ORDINANCE 625 3 | P a g e
of Section 65583 of the Government Code. This Ordinance continues to implement the
multi-family rezonings under Program A-1 of the Town’s adopted and state-certified 2023-
2031 Housing Element pursuant to Government Code section 65583(c) by refining
development standards to facilitate multi-family housing production. Additionally, this
Ordinance is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3)
because it does not have the potential for causing a significant effect on the environment.
The Ordinance amends multi-family development standards but does not approve any
development or grant any entitlements. Subsequent project proposals in multi-family
zoning districts will undergo separate environmental review. Thus, this Ordinance is a
regulatory action by the Town and it can be seen with certainty that there is no possibility
that it may have a significant effect on the environment. Therefore, it is exempt from
CEQA.
5. This Ordinance was prepared and adopted in accordance with the requirements of Planning
and Zoning Law (Government Code, sections 65853-65860) and meets all of the
requirements thereunder.
6. This Ordinance is consistent with and supports the Los Altos Hills General Plan by
furthering housing goals, programs and strategies in the 2023-2031 Housing Element,
including but not limited to Program A-1, A-4, and A-5. This Ordinance allows the Town to
further its strategies in meeting its RHNA obligation and maintain compliance with state
law.
SECTION II. AMENDMENT.
1. Amendments to the Land Use Table under Section 10 -1.1611 “Development
Standards” of Article 16 “Multi-Family Development Standards” under Chapter 1
“Zoning”, Title 10 “Zoning and Site Development” of the Municipal Code.
Table 1: Multi-Family Development Standards under Section 10-1.1611 shall be amended as shown
in Exhibit A. Other sections, subsections, paragraphs and texts not amended are not included in
Exhibit A and shall continue in full force and effect.
SECTION III. SEVERABILITY.
If any provision of this Ordinance or the application thereof to any person or circumstance is held
invalid or unconstitutional the remainder of this Ordinance, including the application of such part or
provision to other persons or circumstances shall not be affected thereby and shall continue in full force
and effect. To this end, provisions of this Ordinance are severable. The City Council of the Town of
Los Altos Hills hereby declares that it would have passed each section, subsection, subdivision,
paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections,
subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid,
or unenforceable.
SECTION IV. EFFECTIVE DATE AND PUBLICATION.
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance shall be
prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this
Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the
City Clerk’s Office a certified copy of this Ordinance. Within fifteen (15) days after the adoption of
this Ordinance,
ORDINANCE 625 4 | P a g e
the City Clerk shall (1) publish the summary, and (2) post in the City Clerk’s Office a certified copy of
the full text of this Ordinance along with the names of those City Council members voting for and
against this Ordinance or otherwise voting. This Ordinance shall become effective thirty (30) days from
and after its adoption.
INTRODUCED: April 29, 2026
PASSED: May 14, 2026
AYES: BHATEJA, TYSON, MOK, SWAN, TANKHA
NOES: NONE
ABSTENTIONS: NONE
ABSENT: NONE
BY:
ATTEST: Rajiv Bhateja, Mayor
Arika Birdsong-Miller, City Clerk
APPROVED AS TO FORM:
Steve Mattas, City Attorney
Signature:
Email:
Signature:
Email:
Signature:
Email:
Steve Mattas (May 19, 2026 16:19:10 PDT)
steve.mattas@redwoodpubliclaw.com
Rajiv Bhateja (May 19, 2026 20:37:33 PDT)
Rajiv Bhateja
rajivb@losaltoshills.ca.gov
amiller@losaltoshills.ca.gov
Page 1 of 2
Exhibit A to Ordinance 625
Existing Table 1 is reformatted as shown below and amendments to development standards, all as introduced via ordinance inclusive
of an errata sheet on April 29, 2026 by the City Council, are shown in redline
Amendments to Table 1: Multi-Family Development Standards
Title 10, Chapter 1, Article 16, Section 10-1.1611
Standard MF Zone MFO Zone FMFO Zone
Density
(dwelling units per acre of contiguous buildable
area)
Minimum
Maximum
20
24
20
24
20
24
Maximum Average Square Feet Per Dwelling
Unit (1)
(total habitable floor area of all buildings divided
by the total number of dwelling units)
750 750 750
Maximum Floor Area Ratio (5)
(habitable floor area per acre of contiguous buildable
area)
•Bonus FAR for Senior and Assisted Living
Housing
•Bonus FAR for Affordable Housing as set forth
in the Inclusionary Housing Ordinance or
related policy or ordinance
0.45
+0.05
0.45
+0.05
0.45
+0.05
Development Site Lot Size
(gross acres)
Minimum
Maximum
3.5 0.5
10.0
3.5 0.5
10.0
3.5 0.5
10.0
Unit Size (square feet) Minimum
Maximum 350 (1)
2,0001,800
350 (1)
2,0001,800
350 (1)
2,0001,800
Unit Mix
(bedrooms)
Minimum
Maximum
2 different unit
types
50% of any one
unit type
2 different unit
types
50% of any one
unit type
2 different unit
types
50% of any one
unit type
Setbacks from Single-family Lots in R-A Zone 60 35feet 60 35 feet 60 35 feet
Setbacks from Multifamily Lots in MF, MFO,
FMFO zone or to Non-Residential Use Lot
Front 60 35 feet 60 35 feet 60 35 feet
Side 60 10 feet (2) 60 10 feet (2) 60 10 feet (2)
Rear 60 20 feet (2) 60 20 feet (2) 60 20 feet (2)
Structure Height 32 feet (3)(4) 32 feet (3)(4) 32 feet (3)(4)
Private Recreation Space 40 sf/du for not
less than 20% of
total units
40 sf/du for not
less than 20% of
total units
40 sf/du for not
less than 20% of
total units
Common Recreation Space 100 square feet
per dwelling unit
100 square feet
per dwelling unit
100 square feet
per dwelling unit
Page 2 of 2
Notes:
(1)1,000 square foot per unit average for Senior Housing, Assisted Living developments; the maximum unit size is
2,000 square feet.
(1)Excluding Single Room Occupancy Units.
(2)25 feet minimum within an overlay zone and Not less than 50 feet between multi-family buildings and
primary educational facility buildings where such uses or structures are on the same property.
(3)The provisions of 10-1.504 Height shall not apply to multi-family buildings in the MF, MF Overlay, and Floating
MF Overlay zones.
(4)Excluding:
a.Non -habitable basement or underground parking where the garage or basement entrance is not more than 25
feet wide and the exposed portion of the garage or basement is not more than 25% of the area of the façade of
the habitable floor above it;
b.One-half of the height between the eave and the peak of a pitched roof;
c.Up to 4 feet of exposed foundation below the finished first floor elevation to the finished grade of any
common area or walkway within 15 horizontal feet of the building wall; and
d.Uninhabited roof structures up to 10 feet in height that conceal mechanical equipment, elevators, stair
overruns that cover less than 10% of the roof area and are setback at least 10 feet from the nearest
exterior building wall.
(5)For a housing development project between 3 – 10 units, floor area ratio shall be as provided for in
Government Code section 65913.11.
Ordinance 625 w Exhibit A
Final Audit Report 2026-05-20
Created:2026-05-19
By:Keren Brunner (kbrunner@losaltoshills.ca.gov)
Status:Signed
Transaction ID:CBJCHBCAABAA7-SNwwI1wNFURvmBdRvlypOCXWO0gkCh
"Ordinance 625 w Exhibit A" History
Document created by Keren Brunner (kbrunner@losaltoshills.ca.gov)
2026-05-19 - 6:27:21 PM GMT
Document emailed to Steve Mattas (steve.mattas@redwoodpubliclaw.com) for signature
2026-05-19 - 6:27:28 PM GMT
Email viewed by Steve Mattas (steve.mattas@redwoodpubliclaw.com)
2026-05-19 - 11:18:06 PM GMT
Document e-signed by Steve Mattas (steve.mattas@redwoodpubliclaw.com)
Signature Date: 2026-05-19 - 11:19:10 PM GMT - Time Source: server - Signature Appearance Selected: DRAW
Document emailed to Rajiv Bhateja (rajivb@losaltoshills.ca.gov) for signature
2026-05-19 - 11:19:12 PM GMT
Email viewed by Rajiv Bhateja (rajivb@losaltoshills.ca.gov)
2026-05-19 - 11:19:17 PM GMT
Document e-signed by Rajiv Bhateja (rajivb@losaltoshills.ca.gov)
Signature Date: 2026-05-20 - 3:37:33 AM GMT - Time Source: server - Signature Appearance Selected: TYPE
Document emailed to Arika Birdsong-Miller (amiller@losaltoshills.ca.gov) for signature
2026-05-20 - 3:37:35 AM GMT
Email viewed by Arika Birdsong-Miller (amiller@losaltoshills.ca.gov)
2026-05-20 - 3:37:41 AM GMT
Document e-signed by Arika Birdsong-Miller (amiller@losaltoshills.ca.gov)
Signature Date: 2026-05-20 - 6:38:24 PM GMT - Time Source: server - Signature Appearance Selected: IMAGE
Agreement completed.
2026-05-20 - 6:38:24 PM GMT