A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW
AMENDING THE GRANT- PHYLLIS PRECISE PLAN TO ALLOW GENERAL PLAN MIXED - USE
TO UPDATE THE ADMINISTRATION PROVISIONS, AND TO MAKE OTHER
MINOR TEXT MODIFICATIONS AND CLARIFICATIONS
WHEREAS, AB 3194 amended the Housing Accountability Act 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 Grant -Phyllis Precise Plan amendments will allow mixed -use dimird6w,* mi' establish Mixed - Use Villa 4;vrzIL*,Rmea1 standards consistent with tther mixed -use developments while not reducing densities allowed in the General Plan in compliance with SB 330; and
WHEREAS, the procedures set forth in Chapter 36, Article XVI, Division 11 of the Mountain View CityCode, whereby the Citycanamenda PrecisePlan, havebeenexecuted; and WHEREAS, Chapter 36 of the City Code requires the Environmental Planning Commission and CityCouncileachhold a duly noticed public hearingbefore a PrecisePlanis amended; and WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on December 7, 2022 and recommended the City Council approve the Grant -Phyllis Precise Plan Amendment with a modification to allow waivers to General Plan Mixed - Use Village Center WHEREAS, the City Council held a public hearing on January 24, 2023 and received and considered all evidence presented at said hearing regarding the Grant -Phyllis 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 City Councilof 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 consistent with the GeneralPlanbecause the amendments reflect the densities and intensities and uses already considered and approved in the General Plan; implements the policies and goals of and establishes development standards and objectives related to mixed - use developments, and approval processes consistent with the Zoning Ordinance;
b. The property covered by the proposed Precise Plan Amendment is within the Planned Community ( P) Zoning District because the amendment is inclusive of all properties within the Precise Plan;
interest, health, safety, convenience, or welfare of the community because Lhe LexL ediLs, including updated tenant descriptions, added principles and objectives related to mixed -use developments, and new development standards for Mixed - Use Village Center Developments such as densities and anticiFated land
uses, and improve the overall usability of the Grant -Phyllis Precise Plan to further General Plan goals and policies;
d. The proposed Precise Plan Amendment promotes the development of desirable character, harmonious with existing and proposed development in the surrounding area, because the text revisions improve the implementation of the Precise Plan; e. The site has special conditions of size, shape, land ownership, existing development, Plan Amendment because the amendments are necessary to provide standards for residential development allowed by the General Plan; and
f. The approval of the proposed Precise Plan Amendment is in compliance with the provisionsof the CaliforniaEnvironmentalQuality Act (CEQA) becausean EnvironmentalImpact which EIR was 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
FURTHER RESOLVED: that the P(27) Grant - Phyllis Precise Plan Amendment, as more specificallyshown in ExhibitA, attached hereto and incorporated herein by reference, is hereby approved.
Resolution No. 18758
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: Councllmembers Abe- Koga, Kamel, Matichak, Ramirez, Vice Mayor Showalter, and Mayor Hicks
NOES: None
ABSENT: None
ATTEST: APPROVED:
HEATH R GLASER AL HICKS
CITY CL RK 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 Cle`
City of M untain View
EY/ 1/ RESO
810- 12- 07- 22r- 2
Exhibit: A. Grant - Phyllis Precise Plan Amendment
3-
Amended Resolution No. SuMp2ao
January 24, 2O23 18758 AJ| oxv G* men]| Plan Mixed - Use Village Center Development asa
provisional use, and add
development standards, update
administration provisions and
other minor text clarifications.
GRANT- PHYLLIS PRECISE PLAN
JULY8, 1986
Revised January 24, 2023
The area covered by this Precise Plan is generally bounded by El Camino Real, Grant Road, and Phyllis Avenue. The total land area is approximately 18. 8 acres in six separate parcels under eight separate ownerships. ( See Exhibit 11.) As of this writing, the area is substantially developed with commercial uses, including, as of December 2022, a small multi -tenant, low intensity commercial building, a City SpurU,, a service station, and a Smallshopping center, including a Nob Hill grocery store and 99 Ranch Market asthe major anchor tenants.
This area has been zoned to the P District since 1961. No detailed precise plan was adopted for this area; however, a general land use plan was adopted in June 1965, showing the area as "Community Shopping Center."
It is important to ensure that any new tenant or building development meets the high standards appropriate to this highly visible and important regional commercial site, and mix - use residential development opportunity area. It is also necessary to ensureed compatibility with the commercialdevelopmenton adjacentsites, aswell asthe residential character of the surrounding neighborhood. In 2012, this area was identified as a Mixed - Use Village Center location in the City' s 2030 General Plan update, which is envisioned to provide a neighborhood shopping center for local residents to shop and socialize. It is important that Village Centers support diverse businesses that provide services and goods that are accessibleto people of all ages and abilities and designedwith neighborhood connections to improve walkability and to reduce driving trips for daily goods and services.
These Principles and Objectives are the basis for the specific criteria which follow in Section IV, Section V, and Section V1. They are derived from the policies and implementation statements of the General Plan, especially the Land Use and Design Chapter. They are to be used by developers and architects in interpreting the specific criteria of the PrecisePlanand in preparing plans for the site, and by the staff and City Council in reviewing such plans.
A. The primary land usefOCUSof this PrecisePlanareais to servethe regionalshopping market, placing an emphasis on large-scale uses, offering a variety of goods and services, and drawing customers from a wide market area. New residential and mixed - use development cannot reduce the commercial focus.
B. Major retail outlets and grocery stores are strongly encouraged and are considered necessary part of any new development. Major restaurants may be consider regional commercial uses. I
C. Local -serving retail and office uses may be appropriate if clearly secondary to the regional commercial emphasis of this area.
D. Large- scale offices, especially those serving as employment centers rather than service outlets, are not appropriate.
F. Buffering of adjacent residential areas from this major commercial concentrati 0 nI
required. Additionally, new projects shall consider transitions between uses a buildings and provide appropriate screening with adjacent neighborhoods.
G. Careful design of pedestrian, automobile, and truck accessand movement is needE&I to facilitate such movement among the separate properties and to buffer adjace residential areas from the negative impacts of such traffic. I H. The design of each project ( including new development, remodeling, ormajorchanQeof usewithinthe Center) should lead to furtherimprovementand visualintegrationof thedevelopmentsites withinthis PrecisePlan area (e. g, circulation, open space, parking, building orientation, etc.). 1.
Large- scale (i. e., havingsingle - store floor area of approximately30, 000squarefeet), indoor retail anchoruses primarilyoriented to servingthe broadercommunity and the surroundingregion. Retailers offering a widevarietyof goods such as a departmentstore or specializedlarger - formatretailer (e. g., BestBuy or REI), major drugstoreand grocerystores are specificallyencouraged. Outdoor retailers will not be permitted (e. g., autodealersand lumberyards). 2.
Restaurants, including those servingbeer and wineincidentalto foodservice. However, any establishmentproviding bar servicenot incidentalto foodserviceor businessallowing live musicor dancingshall requireconsiderationas a provisional use. OuLduutiesLdUrant space is alsoencouraged. Drive - up restaurants are not to be allowed. Freestanding restaurants must have a minimum floor area of 5, 000squarefeet and must be table -service restaurants.
3. Community- or| mcal-servingusesmccu' ng no more than 60% of the total floor area inthe Grant Regional Shopping Plaza, including the following:
a. Banks and other local -serving office uses.
b. Automobile gas stations, Including minor auto repair.
C. Retail and personal service uses
1. Bars, cocktail lounges, and establishments permitting live music urdancing.
2. Outdoor display orsalesspace, including "nurserv" areas. 3.
Theaters, auditoriums, meeting spaces, or similarentertainmentuses. 4.
Major automobileservice or minorauto repair not incidentalto a servicestation and car washeswhen locatedcompletelywithin a building. 5.
Any otheruses of a similarnature asdeterminedbytheZoning Administrator, providingthat nonregional commercialretail, personal service, or restaurantuse shallnot occupy more than6096 of the total sumof the floor areain the GrantRegionalShoppingPlaza.
V. DEVELOPMENTSTANDARDS
FOR COMMERCIAL DEVELOPMENTA. Building Height —
two stories or35 whicheveris less, plus m roof equipmentscreenof up to 10', providedsuchscreenis eitherat least20' behindthe edgeof roofor is integratedintothe roof design. (See GeneralDesign GuidelineG- 7.\ B. Yardsand Setbacks1. Grant Road —
a minimumof 75fromthe centerlinefor 25% of the lot frontage; and a minimum of 120' for theremainderof the frontage. M
6. At commercial- to- residenLial property lines- 55', which may be reduced to a minimum of twice the height of the building wall if no mechanical equipment, blowers, exhausts, vents, trash enclosures, loading docks, truck parking areas or other noise, or heavy activity -producing elements are located at the residential - facing portion of the building.
C. Lund\ Lapi|, g
1. A minimum of 15% of the site shall be landscaped. More may be requirecIE01 effectively screen certain uses, buffer housing, or improve the site design. iI Surface parking shall be screened from street view by a minimum 20' wide landscaped area which shall incorporate on -site tree planting and varied, undulating mounding to complement the Grant Road and Phyllis Avenue median
3. Boundary lines with residential areas shall be buffered with a rninirnunn lO'| andsoaped area which shall incorporate extensive use of large, evergreen trees and o7' decorative masonry wall.
D. Parking and Loading
Parking shall conform to the standards of Zoning Ordinance Section 36.37. 1, including incorporated landscaping.
a. Shall be provided for major tenants with access and maneuvering room separate from the automobile parking and circulation areas.
I.
Entryways into the site shall be separate and clear from parking lot and maneuvering areas for a distance of 40' from the street curb.
C. Shall be either located away from residential areas or shall be provided with noise barrier walls as needed to protect residential areas from truck noise. Any suchbarrier walls shall be architecturally integrated with thd building design.
4 d. Mutuo| use oftruckaccessareas with adjacentproperties shaHbeprovidedif possible. 3.
Mutual access off of streetsand coordinationof internalcirculation between separate propertiesis required. 1.
Each projectshall endeavorto visuallyimprove and relateto theseparatecommercial developments in thisPrecisePlan area to forma complementaryand well -designedcenter. 2.
Specificdesign style or materialsare not required, but the projectsMust utilize materials and designsthat are appropriateto thehorizontalscale and residentialcharacter of the area. Compatiblematerials and shapesinclude textured surfaces, warm colors, wood and woodtrim, sloped roofs or roofoverhangs, and features providing shadows and otherchangingrelief. 3.
Landscapingalong the perimeterproperty lines and againstthe buildingshall be used to mitigatethe largescale of propertyand buildingsin thisarea. 4.
Specimen -quality, Herbage redwood trees currentlyexist on the two largerproperties to thesouth. These trees shall be retainedin anyfuturedevelopmentofthese properties. |naddition, new developmentofthe northerlylarge parcelshallincorporatenew major landscapedareas oflarge-scale trees. 5. Clear, separatepedestrianaccess shall be provided from the street to the buildingsand betweenbuildings, including buildings on separate lots, including use of special surfacingof majorwalkwaysand crosswalks. Thepedestrianlinkage from the GrantRoad traffic signal at the entrancedrivewayoppositeBentleySquareis particularly important.
6. Any outsidedisplay areas
and nurseryareas must be designedto complementthe buildingand sitedesign, andshall be confinedto the approveddesignatedarea onlyandshall not interferewith pedestrianor vehicularcirculation. 7. All roofequipmentshall be screenedfrom view on all sides with roof screeningthatis architecturallyintegratedwith the building. 8. Noise - producingvents, fans,
compressors, and other mechanicalequipment, as well as truck parking, storage, or loadingareaswhere similar equipmentmay be operated, shall be orientedaway from residentialareasand in no case result in 0
Resolution No. 1D758
mechanical equipment noise exceeding 55 dB(A) during the day or 50 dB(A) at night at any location on adjoining residential property.
Maximum sign areas shall generally comply with the provisions of the Commercial/ Residential- Arterial ( CRA) Zoning District. Maximum allowed freestanding sign height shall not exceed 20'. All signs shall be in accordance with a master sign program for the property and each specific site' s sign program will be reviewed in conjunction with other sign programs within the area to provide a sense of continuity.
Plans to upgrade existing buildings and sites would be required in conjunction with any additional floor areaor intensificationsof useon this property. Suchplanswould i, eed to include as a minimum:
2. Adding perimeter buffering, screening, and parking lot landscaping per Section4.
In conjunction with land use changes, new signs, site modifications, building expansions, intensification of uses, and new buildings, upgrading to meet development standards will be required appropriate to the extent of changes as well as the need for such upgrading.
General Plan Mixed -Use Village Centers implement General Plan goals and policies to encourage walkable centers with a mix of accessible retail and other uses in key areas. They shall include neighborhood-serving commercial uses, public plazas, and walkable and n.
accessible connections to • neighborhoods. •^ development is only allowed as part • a mixed - use development in compliance with this section. with the requirements of the following provisions:
Allowed Residential Only multi - family residential uses ( including condominiums) are Uses allowed. Other uses are also allowed if typically allowed with multi- family development, including accessory dwelling units ( ADUs), junior accessory dwelling units (JADUs), residential accessory uses and structures, supportive and transitional housing, small- and large farnily day care, home occupations, residential care homes, and rooming and boarding. lhe permit requirements of the R4 Zone shall apply. Single-family homes, townhouses, rowhouses, and any other residential use with individual private garages are prohibited.
Neighborhood 0. 25 FAR, minimum, except this total can be reallocated among lots in Commercial Floor the Precise Plan through the development review process, with the Area approval of all affected property owners.
Allowed Uses Per the CN Zoning District in Section 36. 18. 05.
Ground - Floor Building frontages facing public streets within 100' Building of the Phyllis Avenue/ Grant Road, Bentley
Frontage Square/ Grant Road and Oak Lane/ Grant Road
Storefront) intersections shall be neighborhood commercial storefront.
Tenant To ensure neighborhood accessto daily goods, no
Space to existing tenant space of at least 15,000 square feet Accommodate shall be reduced or demolished, unless replaced Grocery Store with at least one tenant space of at least 15, 000 square feet, or unless the Village Center already
contains a full - service grocery store or vacant
tenant space of at least 15, 000 square feet. In this
section, " existing tenant space" also includes any
building area previously used as a single tenant
space.
Over such tenant spaces, buildings shall be allowed
5' Uf additional height, in addition to any other
height allowances.
M
Maximum Density 1. 85 FAR ( maximum)
and FAR
Any building area provided to meet the required minimum neighborhood commercial floor area and its required minimum parking and loading will not reduce residential floor area allowed by this section.
Height Limits See Section 36. 08. 30 for exceptions to height limits. 65' maximum
Wall plates at each floor of a building shall not be higher than the distance to an adjacent residentially zoned property.
Setbacks Street 15' minimum.
10' of landscaping in front of parking, including
trees.
Rear and Sides Not adjacent to residential zoning districts- 15' minimum, except side setbacks may be zero feet ( 0')
when creating continuous neighborhood
commercial storefronts within a single center.
Adjacent to residential zoning districts- 25'
minimum, including at least 5' landscaping along the
property line with adequate root zone for large -
canopy trees.
Open Area Thirty percent ( 30%) of lot area, minimum. Portions of the lot with only nonresidential uses and associated parking may be excluded from the required open area calculation. If excluded from this calculation, nonresidential development areas on the lot shall provide landscape/ open area, consistent with Section V of this Precise Plan, including applicable parking area landscape requirements per Section
36. 32. 80 of the Zoning Ordinance.
M
Resolution No. 18758
Publicly Accessible At least one publicly accessible open space shall be provided, with a Open Space cumulative area equal to 5% of project lot area ( minimum). Publicly accessible open space shall count toward compliance with the overall open area standard.
Location Shall be adjacent to a public street. Projects are encouraged to locate publicly accessible ( POPA)
open spaces adjacent to other sites in the Precise
Plan to allow for expansion of public spaces over
time.
Millinluln 25' ill all dimensiuris, rninh riurn, except where the Dimensions project lot area results in publicly accessible open space areas of less than 625 square feet.
Dedication The right of the public to accessand use the open space shall be recorded against the property by an
easement, covenant, or restrictions subject to
review and approval by the City Attorney, and such
right shall run with the land for the life of the
development.
Personal Storage A minimum of 164 cubic feet of personal storage shall be provided for each dwelling unit and shall be designed appropriately to accommodate a range of bulky items.
Parking Use multi - family and shopping center parking standards — except projects are encouraged to reduce parking by providing shared parking between residential and commercial uses (see Section
36. 32. 70).
Along public streets and publicly accessible open spaces, parking structures shall be wrapped with neighborhood commercial tenant spaces or residential units.
Circulation Developments shall maintain or establish mutual pedestrian access and shared parking within Village Centers.
Developments shall establish new direct and publicly accessible pedestrian connections between neighborhood commercial uses, publicly accessible open spaces, and surrounding neighborhoods. An exception may be granted if the Zoning Administrator determines the required connections are not feasible or meaningful ( for example, if only back yards are adjacent to the site or if public streets already 1provide direct access).
0 Exceptions Exceptions tothefollowingstandards will beallowedif the standardwouldphysically preventthe constructionoftheresidential floorareaallowed ( see Maximum Density and FAR): up to half therequiredMinimumNeighborhoodCommercial Floor Area and Ground -Floor BuildingFrontage ( Storefront), Height Limits, Rear and Side Setbacksnot adjacentto
residentialzoning districts), Open Area, and/ or PersonalStorage. To be granted the exception, the projectapplicant shallprovide reasonable documentationofthe pr ject' sphysica| constraintstodemonstratethe need for theexception. Any reductionindevelopmentstandardsshall benogreater than whatis reasonably necessaryiu physica|| ycunsi/uci ihe reside|> Ua| Ouu/ d/ ed, togetherwithother mandatorycomponentsoftheproject os requiredbythis Precise Plan. Fornewdevelopmentsor
redevelopmentof developedsites, the
ZoningAdministratorshall holda dulynoticed public hearingin accordance with Section36.56 of the City CodeApplications, Hearings, and Appeals). Followingsuchhearing, the Zoning Administrator shall forwarda written recommendationto the City Council, whichshall holda duly noticedpublichearing. The City Councilmay approveor disapprove the application. AfterCity Council approvalof thedevelopment, the Zoning Administrator, aftera duly noticedpublichearing, mayapproveor disapproveanyof the following: (1) provisionaluses; and (2) buildingexpansionsand modificationsthatare consistent with the developmentstandards of this PrecisePlan. The decisionsof the Zoning Administratormay be appealedto the CityCouncil. The Zoning Administrator mayact administrativelythroughthe development
reviewprocess on the approvalof new sign programs or
specific signs; of minor sitechangesand building alterations, such as buildingmaterialchangesor minor changes to the configurationof parking or landscapeareas and changesin use to another uselisted as permittedin thisPrecisePlan. Illillivill ffm solution No. 1875
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ichii It
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PRECISE PLAN, MAP