David is a certified planner (AICP) and is the Planning Services Manager for the City of Los Altos.

Did you know that the City of Los Altos encourages second living units?  Second living units, also known as granny units, in-law quarters, au-pairs units, casitas, and cottages, are either functionally separate dwellings attached to single-family homes, or stand-alone cottages located in the back yard of a property.  Second living units are permitted uses on properties with Single-family zoning; however, when they are attached to a main house, the property must be at least 13,000 square feet in area; and when they are detached from the main house, the lot size must be at least 15,000 square feet in area.

Second-living units are a flexible dwelling type that, when designed properly, are an asset to a property owner, the neighborhood and the City.  Second living units provide flexibility for a property owner to have an independent, smaller residence that can be used for special family needs such as for housing parents, au-pairs, etc. It can also be a retreat, art studio, or rental unit.  There are three catches, however:

• If a second living unit is rented on the open market (not used by the family), then it must be at an affordable rate.  The allowed affordable rental rate depends on the unit size and occupancy and is currently between approximately $800 and $1350 per month.  
• Next, the second living unit is limited to an occupancy rate of two persons or less.
• Third, the property owner must maintain the property as their primary residence.

When second living units are designed properly they are virtually invisible.  Their entrances are screened from street view and their parking is combined with that of the primary house.  They are limited to a total of 800 square feet (which may include two bedrooms).  Their active living areas are directed away from neighbors so there are few privacy impacts. And last… the use of a second living unit benefits the neighborhood by putting more eyes on the street, thus helping to keep the neighborhood safe!

Second living units provide a valuable housing type for the City.  They help the City achieve its affordable housing obligations to the State.  In a small, built-out community such as Los Altos, every unit matters.  For more information about developing a second living unit please see Chapter 14.14 of the City’s Municipal Code, which is available at www.losaltosca.gov, or call the Planning Division at 650-947-2750.