10728 and 10758 Mora Drive, Los Altos Hills, CA 94024
Developer Forrest Linebarger bought two adjoining parcels at 10728 and 10758 Mora Drive in 2006 for $2.87 million and first pursued single-family homes; the town of Los Altos Hills annexed the property over his objection in 2012. In early 2023, before HCD certified the town's housing element on May 30, 2023, he proposed builder's remedy projects of a five-story, 44-unit condominium building on each 0.4-acre lot. The project later became Silver Oaks Senior Housing, revised in May 2025: 62 senior units (30 and 32 per site), six of them for extremely low-income households. Staff described five stories over a two-level podium, more than 80 feet tall; the General Plan allows one unit per acre on these sites. On June 18, 2025 the council voted 5-0 to deny both projects, adopting findings under the Housing Accountability Act (Gov. Code 65589.5(d)) that cited density and fire and evacuation dangers: the area was designated a Very High Fire Hazard Severity Zone in May 2025, and Mora Drive is the only access and evacuation route. The California Housing Defense Fund and Linebarger sued in Santa Clara County Superior Court on September 15, 2025, alleging the town misused CEQA to delay the project and unlawfully denied it. No hearing or ruling has been reported. Whether the 2025 version kept builder's remedy status is unclear; the minutes say the applicant dropped its state density bonus claims. Tenure (rental or for-sale) is not stated in 2025 sources, so the project type is left blank. The lawsuit date comes from an undated Town Crier story whose context places it in 2025.
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The council denied the 62-unit senior project on June 18, 2025, citing fire and evacuation risk. The California Housing Defense Fund and the owner sued Sept 15, 2025 under the Housing Accountability Act; no ruling reported.
The Los Altos Town Crier reports plans for a five-story, 44-unit condominium building on each 0.4-acre lot under the builder's remedy.
Los Altos Town CrierHCD finds the Los Altos Hills housing element in substantial compliance.
Town of Los Altos HillsThe notice cites a memo arguing the project qualifies for a Class 32 CEQA exemption.
Town of Los Altos HillsThe revision proposes 30 and 32 senior units on the two lots, six for extremely low-income households (month only).
Los Altos Town CrierFindings under Gov. Code 65589.5(d) cite density and fire and evacuation dangers: the area was designated a Very High Fire Hazard Severity Zone in May 2025, and Mora Drive is the only access route.
Town minutesCalHDF and Linebarger allege the town misused CEQA to delay the project and unlawfully denied it.
Los Altos Town CrierA separate suit challenges Ordinance 621, adopted Dec. 9, 2025, and a housing element amendment adopted Feb. 2, 2026.
CalHDF"It is a sad day when a city as rich and aging as Los Altos Hills goes out of its way to violate state laws"
"The reason we brought this lawsuit was that we believed the denial was unlawful." Sued with Linebarger on Sept. 15, 2025, alleging the town misused CEQA as a delay tactic, and sued the town again in April 2026 over Ordinance 621 and its housing element amendment.
"The town believes those findings and the project denials are proper."
Mayor Kavita Tankha, Vice Mayor Rajiv Bhateja (who made the motion), Linda Swan (who seconded), Stanley Mok and George Tyson voted to deny, adopting Housing Accountability Act findings on density and fire and evacuation danger.
Recommended denial because the projects exceeded density, floor area, height and setback standards and the General Plan's limit of one unit per acre.
No hearing or ruling reported as of October 2026.
The council denied the conditional development permits after a hearing, adopting Housing Accountability Act findings on density and fire and evacuation safety. The denial is being challenged in court.
The plaintiffs say the town used CEQA review as a delay tactic; the applicant's AB 1633 notice argued the project qualifies for a Class 32 infill exemption.
Each row is a dated action by a deciding body, taken from the minutes, agenda packet, video, or ruling linked in the source column.
| Date | Body | Action | Vote | Staff recommendation | Source |
|---|---|---|---|---|---|
| June 18, 2025 | City Council | denied Denied both conditional development permits with findings under Gov. Code 65589.5(d). | 5–0 | Deny | Town minutes |
| September 15, 2025 | Court | lawsuit filed California Housing Defense Fund and Forrest Linebarger v. Town of Los Altos Hills, Santa Clara County Superior Court. | — | Unknown | Los Altos Town Crier |