Attachment 2
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.
SERIES 2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW
AMENDING THE GENERAL PLAN LAND USE MAP FROM HIGH-INTENSITY OFFICE TO HIGH-DENSITY RESIDENTIAL FOR THE PROPERTIES LOCATED AT 57/67 AND 87 EAST EVELYN AVENUE SOUTH OF EAST EVELYN AVENUE, BETWEEN STATE ROUTE 85 AND
PIONEER WAY, AND FROM GENERAL INDUSTRIAL TO HIGH-DENSITY RESIDENTIAL FOR THE PROPERTY LOCATED AT 1110 TERRA BELLA AVENUE/1012 LINDA VISTA AVENUE AT THE NORTHWEST CORNER OF LINDA VISTA AVENUE AND TERRA BELLA AVENUE;
AND AMENDING THE GENERAL PLAN TO CLARIFY FLOOR AREA RATIO (FAR) EXEMPTIONS AND
MAKE OTHER MINOR MODIFICATIONS
WHEREAS, the City Council initiated General Plan Map Amendments of 57/67 and 87 East Evelyn Avenue and 1110 Terra Bella Avenue /1012 Linda Vista Avenue to support the development of proposed 100% affordable housing projects at maximum residential density; and
WHEREAS, the City Council initiated text amendments of the General Plan to clarify floor area ratio exemptions for neighborhood commercial and similar uses; and
WHEREAS, the procedures set forth in Chapter 36, Article XVI, Division 12 of the Mountain View City Code (City Code), whereby the City can amend the General Plan, have been executed; and
WHEREAS, Chapter 36 of the City Code requires the Environmental Planning Commission and City Council each hold a duly noticed public hearing before the General Plan is amended; and
WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on December 7, 2022 and recommended the City Council approve the General Plan and General Plan Map Amendments; 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 General Plan and General Plan Map Amendment s, including the recommendation from the Environmental Planning Commission, City Council report, project materials, testimony, and wri tten materials submitted; now, therefore, be it
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RESOLVED: that the City Council of the City of Mountain View hereby makes the findings for a General Plan and General Plan Map Amendment, pursuant to Section 36.52.30 of the City Code:
a. The proposed amendments are internally consistent with the General Plan because the map amendments will enable the development of 100% affordable housing projects that further implement the goals and policies of the High -Density Residential Land Use Designation, which is intended for multi -family housing close to transit, shopping, and public facilities, including: LUD 3.1—Focus higher land use intensities and densities within one-half-mile of public transit service and along major commute corridors; and LUD 3.5—Encourage residential developments serving a range of diverse households and incomes; and the text amendments will clarify that certain nonresidential uses may be excluded from floor area ratio (FAR) allowances in order to avoid reducing residential densities allowed in the General Plan in compliance with SB 330;
b. The proposed amendments would not be detrimental to the public interest, health, safety, convenience, or welfare of the City because the sites are suitable for residential uses and the proposed 100% affordable housing projects would be reviewed through the Cit y’s Notice of Funding Availability (NOFA) process and designed to be consistent with the goals and policies included in the General Plan and compatible with the developments in the area;
c. The site is physically suitable for the requested/anticipated l and use development (including, but not limited to, access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) because an environmental analysis was completed and did not identify significant infrastructure limitations related to these amendments and, furthermore, the subject projects will be required to study and identify any upgrades or improvements needed to accommodate the development type as part of the approval process; and
d. The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA) because an Environmental Impact Report (EIR) was prepared for the Housing Element Update and associated zoning amendments, which the 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 General Plan Land Use Map Amendment from High-Intensity Office to High -Density Residential for the propert ies identified as 57/67 and 87 E ast Evelyn Avenue with Assessor’s Parcel No. 160-65-010 and 160-65-008, as shown in Exhibit A, attached hereto and incorporated herein by reference, is hereby approved; and be it
FURTHER RESOLVED : that the General Plan Land Use Map Amendment from General Industrial to High-Density Residential for the property identified as 1110 Terra Bella Avenue/1012 Linda Vista Avenue with Assessor’s Parcel No. 153-15-011, as shown in Exhibit B, attached hereto and incorporated herein by reference, is hereby approved; and be it
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FURTHER RESOLVED: that the General Plan Text Amendments in Exhibit C, attached hereto and incorporated herein by reference, are hereby approved.
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EY/1/RESO
810-12-07-22r
Exhibits: A. 57/67 E ast Evelyn Avenue and 87 E ast Evelyn Avenue General Plan Land Use Map Amendment
B. 1110 Terra Bella Avenue/1012 Linda Vista Avenue General Plan Land Use Map Amendment
C. General Plan Land Use Text Amendment
SR 85
E Evelyn Ave Central Expy
Pioneer Way
W Dana St
¯
0 200 400
Feet
a
Proposed Gener al Plan Amendment:
57/67 and 87 E Evelyn Ave
Medium-Density
Residential
High-Intensity Office
Medium-Density
Residential
Proposed
High-Density Residential
Currently General Industrial
Regional Park
Exhibit A
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US 101
Terra Bella Ave
N Shoreline Blvd
Linda Vista Ave
San Rafael Ave
¯
0 200 400 600
Feet
a
Proposed Gener al Plan Amendment:
1110 TERRA BELLA AVE/
1012 LINDA VISTA AVE
North Bayshore
Mixed-Use
General Industrial
General Industrial
High-Intensity
Office
Proposed
High-Density Residential
Currently General Industrial
Mixed Use Center
Exhibit B
80 General Plan Land Use
Designations
The General Plan’s land use designations
describe the general distribution and
intensity of land uses in Mountain View
(Table 3.4). General Plan Land Use Maps
with these designations are located
at the end of this Element. A full-scale
General Plan Land Use Map is available
at www.mountainview.gov .
State law requires that the General Plan
identify land uses and development
intensities for each parcel in the city.
Land use designations are organized
into broad categories: Residential,
Commercial, Mixed-Use, Office/Industrial,
and Public/Institutional.
Each land use designation includes:
Allowed Land Uses
Density or Intensity: The maximum
density or intensity allowed on parcels
or within project areas.
The stated density or intensity may
be exceeded through precise plan
standards if it advances General Plan
goals or policies by concentrating
development within a portion of a
precise plan area or awarding bonus
FAR or units through a community
benefit framework or other related
criteria as laid out in the precise plan.
When specifically allowed through
zoning or precise plan standards,
neighborhood commercial and other
specified uses may be exempt from
FAR calculations. Precise plans
may also limit the total amount of
development within a precise plan
area.
Height: The maximum height of
new buildings, measured in stories.
Heights are a guideline, and
additional stories may be permitted
by zoning or precise plan standards
with the provision of significant public
benefits or to advance larger General
Plan goals or policies.
Floor Area Ratio and Dwelling Units per Acre
Building intensity is measured in floor area ratio (F AR), the ratio of a building or project’s floor area to its land area. F AR is typically used to measure the intensity of commercial, office and industrial uses. For example, a 45,000 square foot building on a 60,000 square foot parcel has an F AR of 0.75, regardless of the number of stories. F AR is also the development standard used to measure density and intensity in mixed-use areas; dwelling units per acre is provided to help estimate the expected population.
Consistent with the designations from the 1992 General Plan, density in residential neighborhoods is measured by the number of dwelling units per acre (DU /acre). For example, 12 units on a half-acre project results in a density of 24 DU /acre.
While F AR and DU /acre are standard ways to measure building intensity or residential density , form and character statements in the broad land use categories in this section guide how buildings are best integrated into their surroundings.
Form and character guidance is described within the General Plan’s land use policies, and within change area descriptions.
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Exhibit C
84 Mixed-Use
Mixed-use neighborhoods have buildings
and spaces with complementary uses.
Mixed-use designations support buildings
with different uses such as retail, offices,
residential or other uses. Buildings with
different uses may have different floor
heights; in these cases, overall building
height may determine neighborhood
compatibility, rather than the number of
stories. New developments have good
pedestrian and bicycle facilities, varied and
engaging building facades, shade trees
and pedestrian amenities. Pedestrian-
oriented entrances, such as residential
stoops and commercial storefronts, are
oriented to pedestrian paths. Parking is
primarily under, behind or to the sides of
buildings and includes landscaping. Parks,
plazas and open space are located and
designed to foster active and comfortable
social gathering places.
Neighborhood Mixed-Use supports
mixed-use village centers that provide
a range of goods and services within
a convenient distance of surrounding
residential areas. While the range of uses
may vary, this designation is intended to
create retail centers with plazas and open
space for social gathering and to promote
pedestrian accessibility to goods and
services.
Allowed Land Uses : Commercial with
retail and personal services, small
offices; in addition, uses such as
multi-family residential are allowed to
increase the viability of neighborhood
retail and services.
Intensity: 1.05 FAR (approximately 25
DU/ac or 15–60 residents/acre), of
which up to 0.35 FAR can be office or
commercial.
Height Guideline : Up to 2 stories;
3-story projects should be designed
to provide appropriate transitions to
surrounding properties and should
create high-quality environments for
social gathering.
General Mixed-Use accommodates a
mix of commercial, office and residential
uses.
Allowed Land Uses : Multi-family
residential, office, commercial,
lodging.
Intensity: 1.35 FAR (approximately 43
DU/ac or 30–90 residents/acre), of
which up to 0.50 FAR can be office or
cow
mmercial.
Height Guideline : Up to 3 stories.
Mixed-Use Corridor allows a broad range
of commercial, office and residential
uses and public spaces serving both
surrounding neighborhoods and visitors
from nearby areas.
Allowed Land Uses : Multi-family
residential, office, commercial,
lodging
Intensity: 1.85 FAR (approximately
60 DU/ac or 50–130 residents/
acre), of which up to 0.50 FAR can be
office or commercial; on El Camino
Real intensities above 1.85 FAR and
up to 3.0 FAR may be permitted at
key locations with significant public
benefits and amenities specified
within zoning or precise plan
standards. Projects above 1.85 FAR
may include office or commercial
intensities greater than 0.50 FAR.
Height Guideline : Up to 4 stories; up
to 6 stories for projects above 1.85
FAR.
North Bayshore Mixed-Use promotes
a vibrant mix of retail, including
restaurants and services, along
with residential, offices, lodging,
entertainment and small businesses
along the North Shoreline Boulevard
corridor. Pedestrian and bike paths
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