Article 12

Short-Term Rental of Residential Property

The purpose of this chapter is to establish regulations governing the short-term rental of residential property within the Town of Los Altos Hills. The establishment of these regulations will provide for additional residential options while ensuring that short-term rental activities do not become a nuisance or a threat to public health, safety, or welfare due to excessive noise, disorderly conduct, overcrowding, traffic congestion, illegal parking, refuse accumulation, and other effects related to short-term rentals.

(§ 1, Ord. 575, eff. May 19, 2018)

For purposes of this chapter, the following definitions apply:

• (a) "Primary residence" means the residence must be used as the owner/applicant's primary residence for a minimum of 270 days per year and must be listed as the mailing address with the Santa Clara County Assessor.

• (b) "Short-term rental" means to provide transient lodging use in exchange for compensation in any dwelling unit, in whole or in part, on residential property for a period of 30 consecutive calendar days or less.

• (c) "Validated nuisance" means a prohibited use or impact associated with a short-term rental including those listed within the short-term rental policy and which sufficient documentation is provided to confirm the occurrence and extent of the violation.

• (§ 1, Ord. 575, eff. May 19, 2018)

No person shall use or maintain, nor shall any person authorize, aid, facilitate or advertise the use of, any residential property on any parcel for short-term rental without registering and obtaining a short-term rental license from the Town of Los Altos Hills. (§ 1, Ord. 575, eff. May 19, 2018)

Short-term rentals permitted on residential property shall be subject to the following restrictions and requirements:

• (a) A maximum of one short-term rental unit is permitted per residential property.

• (b) The short-term rental property shall contain the property owner's primary residence.

• (c) The short-term rental shall comply with all applicable local, State, and Federal laws, including, but not limited to, State and local health, safety, fire, and building codes.

• (d) The host must provide all renters with facilities for sleeping, bathing, and toileting within a permanent dwelling that is suitable for human occupancy. Rental of sleeping space in or on balconies, porches, tents, sheds, vehicles, garages or outdoor areas is prohibited.

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Town of Los Altos Hills, CA § 10-1.1204

LOS ALTOS HILLS CODE

§ 10-1.1207

• (e) Short-term rental uses are permitted solely for residential purposes only. No events or commercial uses are permitted. This includes site rentals for weddings, corporate meetings/ events/trainings, photo or video shoots, birthday parties, etc.

• (f) All short-term rental parking must be provided on-site in approved parking areas. No overnight street parking is permitted pursuant to Municipal Code Section 4-3.1006.

• (g) The host is responsible for ensuring the property does not become a nuisance due to any short-term rental occupant activities. Any short-term rental with three validated nuisance violations will result in revocation of the short-term rental license.

• (§ 1, Ord. 575, eff. May 19, 2018)

An applicant may apply for a conditional short-term rental permit if an exception to the general requirements is requested or if a previously approved short-term rental license has been revoked. A noticed public hearing before the Site Development Committee is required for consideration of a conditional short-term rental permit.

• (a) Additional limitations and restrictions may be imposed to ensure any nuisance concerns or site-specific limitations are adequately addressed to ensure that the short-term rental use would be compatible with the general intent of this article and the policies of the Town of Los Altos Hills. Additional limitations or restrictions may include, but are not limited to:

  • (1) Limitation on number of rental rooms or occupants.

  • (2) Additional off-street parking provisions.

  • (3) Modification of quiet hours for occupants.

  • (4) Neighborhood notification and or ongoing communication requirements.

• (b) Pursuant to Section 10-1.1002 of the municipal code, the decision of the Site Development Committee may be appealed to the Planning Commission.

• (§ 1, Ord. 575, eff. May 19, 2018)

The City Council may establish and set by resolution all fees and charges as may be necessary to effectuate the purpose of this chapter.

(§ 1, Ord. 575, eff. May 19, 2018)

Any short-term rental operated, conducted, or maintained contrary to the provisions of this chapter shall be, and the same is hereby declared to be, unlawful and a public nuisance which the City may seek to abate, remove, and enjoin in any manner provided by law. Such remedies shall be in addition to any other remedies available to the City under this chapter or applicable local or State law.

(§ 1, Ord. 575, eff. May 19, 2018)

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Town of Los Altos Hills, CA § 10-1.1301

ZONING AND SITE DEVELOPMENT

§ 10-1.1302