Los Altos Hills Municipal Code Art. 16 Multi-Family Development Standards

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.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

(a) 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be subject to all applicable provisions of Title 10 Zoning of the Los Altos Hills Municipal Code except where exempted, superseded by, or in conflict with the provisions of this Article 16.

(b) 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.

(c) 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:

(1) At the discretion of the Town at any time;

(2) After selection by the property owner and confirmation by the Town Planning Director of compliance with MF zone requirements; or

(3) In conjunction with a proposed development application for multi-family development on the FMFO designated property.

(d) 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.

(e) 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 Section 10-2.301(c) of this title.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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 California Public Resources Code Section 21000 et seq. (Division 13):

(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 California Government Code Section 65651 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.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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;

(e) Residential Care Facilities/Group Homes;

(f) Transitional Housing.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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 seven 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.

(l) 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.

(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.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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 chapter 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.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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 California Health and Safety Code Section 11362.1. 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 California Health and Safety Code Section 11362.1.

(f) All commercial activity involving the sale of goods or services for profit except as otherwise allowed as a home occupation.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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 seven 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.

Creeks, Streams and 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.

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.

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 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.

Persons who are 62 years of age or older.

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.

Steep Hillside.

Lands that have a slope with a natural (ungraded) gradient of 25% one foot of vertical distance for every four feet of horizontal distance) or greater and a minimum vertical elevation differential of 50 feet, or a naturally existing (ungraded) gradient of 200% (two feet of vertical distance for every one foot of horizontal distance) or greater and a minimum vertical elevation differential of 10 feet.

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 five-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.

Studio Unit.

An independent dwelling unit occupied by no more than two persons that does not have a bedroom separated from the living space.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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.

Table 1: Multi-Family Development Standards

Notes

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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 would not otherwise be permitted. Dimensional requirements shall be measured from lot lines and not zoning district lines.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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 Chapter 10.2.

(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

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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:

(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 and 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.

(Ord. 621, 12/9/2025, eff. 1/8/2026)

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 multi-family 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.

(Ord. 621, 12/9/2025, eff. 1/8/2026)