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SERIES 2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW
AMENDING THE EL CAMINO REAL PRECISE PLAN TO INCREASE THE
MAXIMUM FLOOR AREA RATIO ( FAR) AND HEIGHT ALLOWANCES FOR Q -
tESIDE " T1Tt8? 101 I
111 A I
WHFRFAS, AR 3194 amended the Housing Accountability Art to remove barriers, to housing production by restricting local jurisdictions from denying housing development projects that complied with objective general plan standards, such as allowed uses and densities, even if inconsistent with the established zoning designation; and WHEREAS, the proposed ElCamino Precise Plan amendments will remove the discretionary rezoning process in the Precise Plan for additional floor area ratio ( FAR) and density that is allowed by the established General Plan Land Use Designation in compliance with SB330 and ensure consistency between zoning and General Plan Land Use Designations; and WHEREAS, the procedures set forth in Chapter 36, Article XVI, Division 11 of the Mountain View City Code, whereby the City can amend a Precise Plan, have been executed; and WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on December 7, 2022 and recommended the City Council approve the El Camino Real Precise Plan Amendment; and
WHEREAS, the City Council held a public hearing on January 24, 2023 and received and considered all evidence presented at said hearing regarding the El Camino Real Precise Plan Amendment, including the recommendation from the Environmental Planning Commission, City Council report, project materials, testimony, and written materials submitted; now, therefore, be it
RESOLVED: that the CityCouncilof the City of Mountain View hereby makesthe findings for amendment of a Precise Plan, pursuant to Section 36.50.95 of the City Code:
a. The proposed PrecisePlanAmendment is consistentwith the General Planbecause Use Designation;
b. Theproperty coveredbythe proposedPrecisePlanAmendment iswithin the Planned xwtt# nitM! P'i, ZoninN District because the amendment awa%iies to all the El Camino Real Precise Plan;
C. The proposed Precise PIdn AmendivienI. would nul. be del.riirlenl. al Lo the public interest, health safetli, convenience or welfare of the communitg because the amendment onl modifies the administration of the project review and does not alter the allowed FARand height allowances that are permitted In the Mixed -Use Corridor Land Use DesignaLion; d. Ihe proposed Precise Plan Amendment promotes the development of desirable ClIdtdcLet, IldifflUlliUM wiLli oxisLing atid ptupuied development in the Surrounding area, because the amendments eliminate the rezoning process but do not modify the existing development standards identified in the El Camino Real Precise Plan that were created to promote developments of desirable character and that are harmonious with existing and proposed development in the surrounding area;
e. The site has special conditions of size, shape, land ownership, existing development, or development opportunities that can only be addressed by approval of the proposed Precise the El Camino Real Precise Plan and General Plan by eliminating a rezoning process for areas identified as Village Centers that are strategically located in parts of the City that further enhanced concentration of diverse uses like mixed - use developments; and f. The approval of the proposed Precise Plan Amendment is in compliance with the provisionsof the CaliforniaEnvironmentalQualityAct (CEQA) becausean EnvironmentalImpact which the EIRwas considered, certified, and adopted by the City Council by separate resolution on January 24, 2023, all in conformance with CEQA, prior to approval and adoption of this Resolution; and be it
FURTHERRESOLVED: by the City Council of the City of Mountain View that the Precise Plan Amendment, as more specifically shown in Exhibit A, attached hereto and incorporated herein by reference, is hereby approved.
N
Resolution No. 18757
The foregoing resolution was regularly introduced and adopted at Regular Meeting of the City Council of the City of Mountain View, duly held on the 24th day of January 2023, by the following vote:
AYES:
NOES:
ABSI LN 1:
ATTEST:
Councilmembers Abe- Koga, Kamei, Matichak, Ramirez, Vice Mayor Showalter, and Mayor Hicks
None
None
Q U, AIN
HEATW iR GLASER,/ (
Y
CITY CLIERK
EY/ 1/ RESO
810- 12- 07- 22r- 1
APPROVLD:
ALISON HICKS
MAYOR
Pursuant to Mountain View Charter § 709( b), I do hereby certify that the foregoing is an original or a correct copy of the Resolution passed and adopted by the City Council of the City of Mountain View at a Regular Meeting held on the 24th day of January 2023, by the foregoing vote.
City Clerk
I / / )
City of Mouin View (
Exhibit: A. El Camino Real Precise Plan Amendment
3-
El Camino Real Precise Plan
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EL CAMINO REAL PRECISE PLAN
P38)
ADOPTED BY THE MOUNTAIN VIEW CITY COUNCIL
NOVEMBER 17, 2014
RESOLUTION NO. 17913
AMENDED
OCTOBER 2, ZC18
RESOLUTION NO.
18248
SUMMARY
DESIGNATE CANNABIS BUSINESSES AS
A LAND USE
JUNE 11, 2019 18347 AMEND CANNABIS BUSINESS LAND USES
AMEND ALLOWED FARAND HEIGHT FOR
RESIDENTIAL/ MIXED- USE DEVELOPMENT
FOR TIER 1
AcknowledgmentsCITY
COUNCILChristopher
R. Clark, Mayor John
McAlister, Vice Mayor Margaret
Abe- Koga Ronit
Bryant John
M. Inks R.
MichaelKasperzak, Jr. Jac
SiegelPRECISE
PLAN PROJECTSTAFF Eric
Anderson, Pro , ect Managemen-, Ccmmnunity Development
Department Martin
Alkire, CommunityDevelopimen- Dept Gerry
Beaudin, CommunityDevelcpmentDept Terry
Blount, CommunityDevelop- rer- DeptQuynh
Byrer, Public Works Depart rert Krishan
Chopra, City Attorney's OtficeMelinda
Denis, CommunityDevelcprnentDept Sayed
Fakhry, Public WorksDepar- me- i- Lindsay
Hagan, CommunityDevel- Dornent DeptDiana
Pancholi, CommunityDevek oment Dept Jacqueline
Solomon, Public Works DepartmentStephanie
Williams, CommunityCeve conventDept Nicole
Wright, City Attorney's Offi-- 2ENVIRONMENTAL
PLANNING COMMISSION
Robert
Cox, Chair Ellen
Kamei, Vice Chair Margaret
Capriles Todd
FernandezLisa
MatichakKathy
TrontellJohn
ScarboroCONSULTANT
TEAM Raimi +
AssociatesVan
MeterWilliamsPollack Strategic
Economics LSA
AssociatesKimley
Horn AssociatesCITY
MANAGEMENTDaniel
H. Rich, City ManagerRandal
Tsuda, CommunityDevelopmentDirector Michael
Fuller, Public Works Directo- Jannie
Quinn, City AttorneyCORRIDOR
ADVISORY GROUP Janet
Belton Janet LaF eur Elaine
Breeze Job LopezPaul
BrunmeierBarbara Luedtke Ronit
Bryant Maria MarroquinRobert
Cox Alice McCuckinJohn
D' ambrosioRay Meie, Shari
EmlingJarrett Millen Judy
FawcettJeff OberdorferTodd
FernandezPeter Pantili Alex
Hu Khosro Rahnema Bruce
KarneyIrena StelaanovaMichael
Kay Kathy ThibodeauxThis
projectwas fundedin partthroughtl-• eMc-F-DpoiitanTransportationCommission's StationAreaPlanningProgramand in partthrougha grantawardedby theStrategicGrowthCouncil. i City of f"/ soun-oin View
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Table of Contents
1. PLAN CONTEXT AND STRUCTURE............................................................................. 1 PlanContext .............................................................................................................................
I...........
2 GeneralPlan Vision ............................................................................................................................... 3 PrecisePlan Vision ................................................................................................................................. 3 TheFocused Strategy ............................................................................................................................ 4 GuidingPrinciples.................................................................................................................................. 6 PlanStructure and Content................................................................................................................... 7 AboutStandards and Guidelires............................................................................................................... 7 Purpose and Authority of the' Jecise Plan................................................................................................ 8
2. DEVELOPMENT STANDARDS AND GUIDELINES....................................................... 9 LandUses............................................................................................................................................ 10 GroundFloor Commercial.................................................................................................................... 14 Height& Floor Area Ratio..................................................................................................................... 16 VillageCenters..................................................................................................................................... 20 Castro/ Miramonte................................................................................................................................ 22 Medium -Intensity Corridor................................................................................................................... 24 Low -Intensity Corridor.......................................................................................................................... 26 Residential -Only Areas.......................................................................................................................... 28 Projectsin Muotiple Areas..................................................................................................................... 29 Standards and Exceptions for all Areas.................................................................................................. 30 DesignGuidelines.................................................................................................................................. 33 Fencesand Signs.................................................................................................................................. 39 LaCamino Precise Plan I ii
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3. MOBILITY AND STREETSCAPES................... ......... 41 Z U Typical El Camino Real Street Section..................................................................................................... 42 0 General Plan Street Types....................................................................................................................... 43 oVehicle Network................................................................................................................................... 43 PedestrianNetwork.............................................................................................................................. 44 TransitNetwork.................................................................................................................................... 46 BicycleNetwork.................................................................................................................................... 48 DesiqnGuidelines.................................................................................................................................. 50 Caltrans Requirements and Exceptions................................................................................................... 58 4, IMPLEMENTATION.................................................................................................... 59 ProjectAdministration........................................................................................................................... 60 PublicBenefits....................................................................................................................................... 66 Implementation Actions and Programs................................................................................................- 68 CapitalImprovements............................................................................................................................ 70 FundingStrategy................................................................................................................................... 71 APPENDIX: MITIGATION MONITORING AND REPORTING PROGRAM .................. 73 iii I City of Mountdn View
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o a Figures4-6 show the range of allowed -, eights and intensities in different areasalongthe corridor. Maximumieichts, irtensities, andotherstandards areapplieddifferentlyacrossthe corridordepencingon the location, publicbenefitsprovided, andtherevievvprocess. ThisisthePlan's "tiered" approachto height and intensity, wh cn ersures a portion of the value createdbylargerdevelopmentisrased -p improveE3CaminoReal. It also ensuresCity Councilreviewof largerdevelopments
Base" development, which isallowec tl-rcighoutthecorridor, hasthe lowest level of Cityreviewand doesnot reauirethe contributionof publicbenefits. Tier 1 " allowsmore heightand FARIn lo,aiionswith lagerparcelsadjacenttomulti - familyneighborhoods, and requires -he -- ontributionof publicbenefitsand reviewbythe EnvironmentalPlarring Co- r- missionand CityCouncil. "Tier 2" allowsthe highestFAR for ccmrneri_a a-rdofficeand is onlyallowedin Village Centers, where there is acce_s tc —ajo- transportationnetworks and daily goodsand services. "Tier 2" irvolve_ review associatedwith rezoning, which could result in additionalCE :) A analysis, more publicbenefits, and other requirementsresulting from , egislativeactions. For
moreinformationabout public benefitsand projectreview, see Chapter
4. Developmentstandards for eacharea fallowthe maps, starting on page20. Table4 provicesa - eey -o themaps. 16
1 aiyof mounicinView Table
3: Summaryof MaximumHeights - Floor Area Ratios* Area
Base ProcessProcess• 1.
35FARResidential/Hotel L3 FARResidential2. 3
FAR -
1 tel0.
5 FAR
Commercial/Office 1. 85FARHotel1. 0
FAR-
emmerciallOfficeVillage
Centers* 3( 4) Stee5ii45'(55) 05 FARCommercial/Off 5( 6) Stees 45; 6 Castro/
1. 35FARResidential/Hotel 1. 85PARResidentiarHotelMlramonte Sub- 0.
5 FAR
Commercial/Office 0. 5
FAR
CommercialArea
1 r
4 Castro/
1. 35FARResidential/Hotel No MaxFAR Mlramonte
Sub- 0.
5 FAR
Commercial/Office 3steresfdT Area
2 sla"""
T 1.
35FARResidential/Hotel 1. 85FARResidential/Hotel Medium Intensity0. 5
FAR
Commercial/Office 05FAR Urnmercial/OfficeCorridor 5'
1. 35
FARResidential/HotelLow Intensity
0. 5 FAR
Commercial/
OfficeCorridor Residential -
Only
See page 28 for details. AreasIn
mixed -
useprojects: a) the totalprojectFARshall notexceedthemaximumResidentialFAR or HotelFARlisted in this table, andb) the Commercial/OfficeFAR shall not exceedthemaximumCommerciap. Office FAR listed in this table. Table4:
Height andFAR Map Key
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Village Centers
Village Centers are key location 3t maj--r intersections where new development will be adjacent to re --ail, se -vices, and transit.
Additional Village Center Requirements
ThesetbackandintensitystandardsinTables5 and6 applyto allVillage Centerprojects. Applicantsshallusethe Easestandardsunlesstheyapply for Tier 1 or Tier 2 development, as cescri'bed in " Project Administration" on page 60. 2'
Village Center standards support glrourd floor commercial close to the street, substantialpublic plazasano increasedneighborhoodtransition requirements for u3per floors.
Seepage 30 for additional standards and exceptions.
Figure 8: Village Center Setbacks
Allowed Build ng Area
W4 RequiredBuilc-toArea
r..
RequiredBuild`Ing Setback
Typical Public Plaza
exempt from setback 1 P9G • \ Pi
requirements)
icP4;"
BUIILgll+ iti
with grouWaorCommercial
frontinc E: _amigo R4ai,
20 1 Cityof Mountcin View
5/ Seti
Gatheringspace. DevelopmentinVillageCentersshallincorporatea street -facingopenareaor publicplazathatfunctionsasa comfortable and attractive community gathering place. Tier 1 & Tier 2 development shallprovideapublicplazawithactivecommercialfrontage, Dfadequate sizefor a rangeof publicorcommercialactivities, andappropriateto the context, shape and circulation features of the projec_ site.
Special upper floor setbacks for Tier 2 Development 5 to 6 Story Development. The5thstoryshallbelocatednc closerthan 80 feetandthe 6th storyshallbe locatednocloserthan 100feet fromanyparcelinaresidentialzoneortheright-of-wayacrossfrom anyresidentialzone. The5thand6thstoriesshallhaveanadditional setbackof 10feet from the ElCaminoReal, sidestreet, sideand rear setback lines.
Height bonus for public plaza. DevelopmentinVillage enterareas maybeeligibleforoneadditionalstoryand10additionalfeetofheight above Table4. Forexample, Tier 1 development may be uc to 5 5teries and55f 6 storiesand75 feet in height. Approvalof thisadditional storyisatthediscretionof thereviewingbody, basedor providinga publicplazathatmeetstheguidelineonpage34, anddetermination that the additional story considersneighborhoodtransition, urban designand other principlesand objectivesof the PrecisePlan. This additionalstorymaynotbecombinedwiththerooftopamenityheight exception, but it maybecombinedwith the cornerbuildingtreatment height exception.
Figure 7: Village Center Tier 2- Setback Standards
Height limit adjacent to
residential
a 100. 0 " cth / tith
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Table 5: Height, Irtensity, and Coverage Standards
Minimum Project Lot -Area None
Maximum Floor Area Rat o 0. 50
Maximum Height ( b) 3 stori= s/4`_ feet
Maximum Pavement No fvaximum
Coverage
Minimum Open Area 5
Table 6: Setback Standards
None
1. 35 ( a)
3 stories/ 45 feet
25%
40%
Chapter 2: Development Standards and Guidelines
15,000 sf
1. 85 ( a) 2. 30 a
4 stories/ 55 feet 5 stories/ 65 feet
25%
40%
60, 000 sf
1. 0 2. 30 ( a)
5 stories/ 65 feet
25%
40%
a) If Mixed -Use, usesotherthanresidentialorhotelmaybe
nogreaterthanthenon-residentialmaximumFAR (0.50in
Base or Tier 1; 1.0 in Tier 2).
b) Heightsshownare maximumswithout exceptionsfor
open area, architectural features or rooftop amenities.
Projectsmustcomplywith bothstoriesandoverallheight
maximums.
c) SeePage14for additionalgroundfloorcommercial
requirements.
d) Inbuildingareasusingthesestandards, resignshould
follow the GroundFloorCommercialguidelineson Page
35 and residential land uses are limited to those under RequiredGroundFloorCommercialAreas" on pages10
and 11.
e) Includesabove -gradestructuredparking.
f) SeePage30for upperfloorstandardsin N-2ighborhood
Transitionareas. Seepage20 for specialupperfloor
standardsinTief2udeveI
uP
lRd
IF
in
e
in
g) Includesdrivewaysparalleltothestreet.
EEICarn. rnc, Real Frec Flan i 21
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