February 2023
MOUNTAIN VIEW
ECONOMIC VITALITY STRATEGY
EXISTING CONDITIONS & LANDSCAPE ASSESSMENT
Discussion Draft
Attachment 2
INTRODUCTION
Background & Purpose
This Existing Conditions & Landscape Assessment provides a snapshot of the drivers of Mountain View’s economy and other community development concerns. It serves as a reference for the City’s Economic Vitality Strategy, intended to ground strategies in data and align perspectives for collaboration.
Methods
The Existing Conditions & Landscape Assessment relies on existing data sources, as well as outreach to local experts to understand data implications. The report provides analysis of comparison cities where useful, to place in context key Mountain View metrics for the Economic Vitality Strategy.
This interim discussion draft provides work -in-progress findings, as well as a roadmap for forthcoming analysis.
About this Report
This report is suitable for printing, but has been formatted with the intent to be read on a desktop computer. In some cases, the same exhibits appear on subsequent slides. This is intentional to keep the visual reference while the text proceeds.
February 2023 2Landscape Assessment Interim Discussion Draft
CONTENTS
FINDINGS SUMMARY
APPENDIX
3 02
03 04
05 February 2023
DEMOGRAPHIC AND
ECONOMIC CHARACTERISTICS
LAND USE AND MARKETS
WORKFORCE
Landscape Assessment Interim Discussion Draft
01 OVERALL
• Local residents and businesses in Mountain View are
aligned on quality of life and community development
concerns among the City’s top ranking needs for a vital economy. Businesses see these concerns as critical to attract and retain talent; residents see the same issues as
community development needs.
• Housing costs rank high as a challenge for all. From 2010 to 2021, the city added 8 times more jobs than housing units, contributing significantly to regional and housing
challenges.
• Neighborhood concerns, especially in Downtown Mountain View, include access and mobility (parking, traffic circulation, transit, and non-motorized access), as well as
accommodating more office and retail space in Downtown, and higher end retail destinations citywide, and housing citywide.
• Many of the city’s business parks are ready for reinvestment and capital improvements. Major employers have
transformed large areas and specific blocks, yet many
underdeveloped and aging business parks are suitable for improvement and on -site changes (parking, greater density.
FINDINGS
4Landscape Assessment Interim Discussion DraftFebruary 2023 Mountain View Downtown Association
OfficeSpace.com
GROWTH TRENDS
• Mountain View is integral to a dynamic
region. Mountain View shares growth trends
and serves a similar role in the region’s
economy as its neighbors.
• Mountain View has close ties to global
companies locally and throughout the Bay
Area, supported by local institutions and
strong community interests in Mountain
View.
• New trends affect the region, some of which
offset each other in Mountain View.
Regionwide, out -migration to other
California cities and parts of the US are a
concern, although Mountain View recently
has increased its share of regional growth.
New remote working trends make easier the
movement of residents and workers
throughout the regional and global
economy.
FINDINGS
5Landscape Assessment Interim Discussion DraftFebruary 2023
BUSINESSES & INDUSTRIES
• Mountain View is anchored by large tech employers that attract high-skill and high -wage workers .
• Technology companies and professional services lead local employment, followed by marketing and design, and e-
commerce.
• Retail and finance, insurance, and real estate are
underrepresented for a city the size of Mountain View, in terms of jobs.
• Retail is a concern for some stakeholders with a perception that the City is “leaking” retail sales to other places. Analysis does not support that finding, as taxable retail sales per capita for consumer retail in Mountain View generally match regional trends. The daytime population in Mountain View, however, presents unrealized upside opportunity, when factoring in workers coming in from elsewhere.
• A lack of racial diversity, locally and regionally, across business owners and startup founders represents an opportunity to improve the area’s economic inclusion and equity.
COVID -19 IMPACTS ON LAND USE
• The pandemic has reshaped the workforce and
demand for office space among some of the
region’s largest employers.
• Bay Area employers now expect 20 -30% of their
workforce to remain fully remote in the long -term.
Only a small share are expanding office space in
the Bay Area; the majority of employers are
decreasing or consolidating existing space.
CURRENT TECHNOLOGY LAYOFFS
• These data do not yet reflect ongoing layoffs by
tech companies. In 2023 to date, Google
announced it will layoff 12,000 employees across its
company, and Microsoft, Amazon, Salesforce, and
Meta are cutting a combined 46,000 jobs
(worldwide).
• Layoffs will have an impact on the region’s
workforce (including migration and housing need)
as well as demand for office space.
HOUSING
• Mountain View and the surrounding region have set
forth ambitious housing goals to plan for new
housing units affordable to low -income levels. In
accordance with these goals, Mountain View plans to
accommodate 11,100 new housing units, 40% of
which are planned for very low -income households.
• Recent housing production in Mountain View did not
align with the City’s most recent housing goals and
state-mandated affordable housing allocations.
Sustained underproduction of affordable housing
units will result in an increasingly large shortfall of units affordable to low - and moderate -income
households.
FINDINGS
6Landscape Assessment Interim Discussion DraftFebruary 2023 Workforce Findings
• Mountain View’s labor force participation rate was 61% in 2021, which was 9% higher than Santa Clara county’s
(52%, 2021).
• Santa Clara county's unemployment rate was 12%
resulting from the COVID -19 pandemic. However
in 2022, the county's rate decreased down to 1.8%.
• Pre-pandemic, the share of Mountain View workers
that also reside in the city was 9% (2019). Nineteen
percent of workers who commute into Mountain View
live in San Jose. Cities in the South Bay garner the
highest share of residents who work in Mountain View,
at 14%(2019).
• Nineteen percent of Mountain View residents work in
Mountain View (2019). Cities on the Peninsula garner
the highest share of commuters from Mountain View,
at 20% in aggregate (2019).
7Landscape Assessment Interim Discussion DraftFebruary 2023 Googleplex, Wikipedia
Swig Company
WORKFORCE
Source: California Employment Development Department, 2022; CAI, 2023.
Source: California State Association of Counties, 2022; ACS, 2022; CAI, 2023. • As of 2021, Santa Clara County’s population reached 1.93 million residents and a labor force of 999,500 – a labor force participation rate of 52% (Exhibit 1). Since 1990, the labor force participation rate in Santa Clara County varied between 48% (2006) and 58% (1998-1999).
• 49,700 individuals make up the Mountain View
resident labor force ( 2021). The City’s labor force
participation rate is 9% higher than Santa Clara County and 17% higher than California as a whole. Relatively
higher rates of labor force participation help to ensure local businesses can find and hire employees.
• Employment typically goes through cycles closely tied to economic recessions. As shown in Exhibit 2, the
Santa Clara County unemployment rate reflects the
most recent recessions in 1990 -1991, 2000 -2001, 2007- 2010, and the recession resulting from the COVID -19
pandemic.
EXHIBIT 2. UNEMPLOYMENT RATE,
SANTA CLARA COUNTY, 1990-2022
EXHIBIT 1. LABOR MARKET PARTICIPATION
RATE, SANTA CLARA COUNTY, 1990-2021
8Landscape Assessment Interim Discussion DraftFebruary 2023
WORKFORCE
Source: U.S. Census Bureau LEHD, 2019; CAI, 2022.
• Workers in Mountain View generally come
from places south and east. About 19% live in
San Jose alone.
• Only 9% of jobs in Mountain View are held by
local residents. The share of local workers that
also resides in Mountain View has increased
only slightly (less than one percent) since 2010
(also 9%).
EXHIBIT 3. LABORSHED, MOUNTAIN VIEW
BASED JOBS, 2019
EXHIBIT 4. RESIDENCES OF
WORKERS WHOSE JOBS ARE
BASED IN MOUNTAIN VIEW, 2019
Source: U.S. Census Bureau
LEHD, 2019; CAI, 2022.
Nearly 90,000 people worked at jobs
located in Mountain View pre -pandemic.
They came from all over the region, as far
as San Francisco and East Bay.
9Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 5. COMMUTESHED, MOUNTAIN
VIEW RESIDENT WORKFORCE, 2019
• 51% of Mountain View residents work in either
Mountain View, Palo Alto, San Jose or Sunnyvale
(combined). 19% of Mountain View residents work in
Mountain View. ( 2019)
• The other half of workers primarily go northward on the Peninsula, then to South Bay and East Bay workplaces.
• The City has a resident unemployment rate of 3.4%
(2021).
Source: U.S. Census Bureau
LEHD, 2019; CAI, 2022.
EXHIBIT 6.WORKPLACE
DESTINATIONS OF MOUNTAIN VIEW
RESIDENTS, 2019
Mountain View residents generally stay
closer to home for work.
Source: U.S. Census Bureau LEHD, 2019; CAI, 2022.
10Landscape Assessment Interim Discussion DraftFebruary 2023
Land Use Findings
• Residential uses account for the largest share (42%) of land in Mountain View (2019), with a significant amount zoned as R -1. This is also true of its neighboring cities, but they allow for a greater number of units per acre on lands zoned for single family uses.
Sunnyvale and San Jose allow for 7 and 8 units per acre, respectively. In comparison, Mountain View allows for one dwelling unit per parcel. Due to the lack of parcel land use data accessibility/coverage and corresponding city code ordinances, a quantitative comparison cannot be made.
• Research and development space and other office spaces combined account for 16% of the city's land use ( 2019). These are primarily located in North Bayshore and east Whisman neighborhoods.
• Six percent of the city's land is occupied by retail uses (2019). Retail clusters primarily run along El Camino Real, Castro Street, and the southwest corner of North Bayshore. • The distribution of residential and employment -generating land uses across the city creates connectivity challenges, with major employment centers cut off from residential areas by rail and highway infrastructure. The city is attempting to address connectivity issues between North Bayshore and downtown with the Castro Grade Separation and Transit Center Access Improvements and Shoreline Boulevard Corridor Study efforts.
• Parking requirements, in -lieu fees, and other costs related to permitting and entitlements are a barrier for small-business owners. These costs can significantly increase the money needed for a startup and become prohibitive for small businesses. 11Landscape Assessment Interim Discussion Draft
Mountain View stakeholders have
questions and concerns about
land use:
• The connectivity between
major employment centers and
local businesses, which impacts
access to spending from the
city’s daytime population, ranks
high among stakeholders'
concerns.
• Downtown is the hub for
shopping, dining, and other
goods and services for residents.
There is a need for higher
density offices to promote retail
accessibility.
• Land use should reflect
community interest and foster
economic development.
February 2023
LAND USE
• Downtown ranks high among stakeholders’ concerns for
shopping and services for Mountain View residents. Higher density offices in and around downtown would support more retail and restaurants in the downtown core.
• The major employment centers rank high for stakeholders’ concerns related to access to jobs , industry mix in the local economy, daytime population impacts , and connection to shopping and residential areas in the city. These areas are concentrated in the north end of the city, as well as to the east around Moffett Field and toward San Jose.
• The central and southern portions of the city are largely occupied by single family residential uses. Higher density, multifamily housing is primarily concentrated in the central portion of the city, distributed east -west generally.
• The “ right mix” of land use should reflect community interest and political will . Occupancy rates and prices reflect market demand for the supply of each land use. The
repercussions of the market affect residents and businesses alike and have a bearing on economic development citywide.
Mountain View’s overall land use patterns
challenge connections between major
employment centers with downtown and other
commercial nodes; promotes an “ us and them”
identity for workers and residents.
Source: City of Mountain View Open GIS Portal, 2019; CAI, 2022. 12 EXHIBIT 7. MOUNTAIN VIEW PARCEL LAND USES
Landscape Assessment Interim Discussion DraftFebruary 2023 Connectivity to downtown Mountain View
remains an obstacle for the city.
Connectivity to downtown, especially from North Bayshore, is an ongoing concern for Mountain View. If workers were to return to the office, the difficulty of reaching downtown from the primary hub of tech offices in North Bayshore may still hinder downtown revitalization.
Current efforts to address Mountain View’s connectivity challenges include:
• Castro Grade Separation and Transit Center Access
Improvements , which is currently in a more detailed design and environmental clearance phase. This project aims to serve the growing demand on the transit center and Caltrain’s plans for an increase in train volumes crossing Castro Street.
1 • Shoreline Boulevard Corridor Study , for which the City is currently implementing capital projects to complete the detailed design of the project, including the pedestrian/bicycle bridge over US-101 and reversible bus lanes.
2 • MVgo , themember-driven shuttle service, has recovered to about one-quarter the pre -pandemic daily ridership. In August 2022, Waze shut down its carpool partnership with MVgo.
13 1 City of Mountain View
2 Ibid
EXHIBIT 8. TRANSIT IN MOUNTAIN
VIEW, 2023
Source: CA Open Data Portal, 2022; City of Mountain View, 2022; CAI, 2023.
Landscape Assessment Interim Discussion DraftFebruary 2023 Mountain View stakeholders have
questions and concerns about access to
housing citywide:
• Major employers worry about talent
attraction and access to housing.
• Civic leaders fear the city is only
accessible to very high incomes and are
concerned by the loss of community
diversity.
• Housing prices challenge access to
workers at retail, restaurants, consumer
services, as well as public schools and a
myriad of other organizations that the
City would like to thrive in Mountain
View.
Housing Findings
• Area Median Income (AMI) for the San Jose – Sunnyvale – Santa Clara HUD metro area is $168,500. About 61% of Mountain View households are high income (incomes greater than $199,000 or 120% AMI) and 69% of all households are not cost burdened. Renters are more likely to be cost burdened than homeowners.
• Housing production since 2015 in Mountain View did not align with the City’s most recent housing goals and state -mandated affordable housing allocations. The number of permits issued for housing units affordable to high -income households (those earning more than 120% AMI) were three times higher than the number allocated by the state.
Permits were issued for only 24% of allocated units deemed by the state as affordable to very low - and low-income households below 80% AMI.
• The City is now increasing the number of new housing units it plans to accommodate (11,135) and the number of those units that should be affordable to very low - and low-income households (4,370 units, approximately 40% of all new planned units).
• Sustained underproduction of affordable housing units will result in an increasingly large shortfall of units affordable to low - and moderate - income households.
14Landscape Assessment Interim Discussion DraftFebruary 2023
HOUSING
Housing Planning and Context
The State of California requires its cities,
towns, and counties to plan for future
housing need by income level through a
Regional Housing Needs Allocation (RHNA).
The state determines the total number of
new homes the Bay Area needs to build at
each level of affordability to meet the
housing needs of residents.
The Association of Bay Area Governments
(ABAG) works with the state to distribute a
share of the RHNA to local governments,
which must then plan where those units
can be built and the policies and strategies
that will facilitate their development.
The state approved ABAG’s 2023 -2031
regional allocations in January 2022 . In the
2015 -2023 housing allocation, Mountain
View is asked to provide 2,926 housing
units across all income levels. The City
planned for a total of 3,091 units in its prior
housing element, primarily affordable to
very low - and above moderate - income
levels.
Area Median Income and Income Level
Area Median Income (AMI) is the middle point of a specific area’s income distribution ( HUD). The San Jose – Sunnyvale – Santa Clara metro area’s AMI is $168,500. Households can be classified by the following income levels ( HUD). • Extremely low -income : Households earning less than 30% AMI. • Very low -income : Households earning between 30% and 50% AMI. • Low -income : Households earning between 50% and 80% AMI. • Moderate -income : Households earning between 80% and 100% AMI. • High-income : Households earning above 100% AMI.
Cost Burden
• Not cost burdened: A household spends less than 30% of their income on costs related to housing.
• Cost burdened: A households spends between 30% and 50% on housing. • Severely cost burdened : A household spends more than 50% on housing.
Affordability Level AMI Level Household Income
Range
Median Family Income
(family of 4)
Very Low 0-50% AMI Less than $83,000 $84,250
Low 50-80% AMI $83,000 -$133,000 $131,750
Moderate 80-120% AMI $133,000 – $199,000 $168,500
Above Moderate/High 120+% AMI More than $199,000 $202,200 EXHIBIT 9. AFFORDABILITY LEVELS USED IN REGIONAL
HOUSING ALLOCATION, 2020
Source: ABAG, 2022; HUD, 2022; ACS, 2021; CAI, 2023. Note: The Median Family Income (MFI) calculated by HUD applies to the San Jose -Sunnyvale-Santa Clara HUD Metro Area, containing portions of Santa Clara and San Benito Counties . 15Landscape Assessment Interim Discussion DraftFebruary 2023 Mountain View has ambitious new housing goals set forth in the RHNA. Mountain View must now plan for an additional 11,135 new housing units before 2031, 40% of which must be deeply affordable to very low - and low-income households. • In the prior 2015 -2023 housing allocation,
the Association of Bay Area Governments
(ABAG) assigned Mountain View a
housing allocation of 2,926 units across all
income levels that the City must now plan
to accommodate (Exhibit 10). The City
planned for a total of 3,091 units in its
housing element, primarily affordable to
very low - and above moderate- income
levels.
• For the 2023 to 2031 planning cycle,
Mountain View must plan for 11,135 new
housing units. The majority of these will
be affordable to above moderate- income
households. 40% of new units should be
affordable to low - and very -low-income
households.
EXHIBIT 10. REGIONAL HOUSING ALLOCATION, MOUNTAIN
VIEW, 2015-2023 & 2023-2031
Source: City of Mountain View Housing Element, 2022; CAI, 2023. 16Landscape Assessment Interim Discussion DraftFebruary 2023 Housing supply since 2015 has not aligned with
allocated housing need. Permits issued for
affordable units did not keep apace with the City’s
2015-2023 housing goals.
• From 2015 through 2019, permits were issued for a higher share of above moderate -income housing units than the City planned to accommodate (Exhibit 11). These permits represented a 274% share of the allocated housing units at that affordability level. • In that same time period, construction permits for affordable housing units represented a much smaller share of allocated units (Exhibit 12). Permits were issued for only 17% of housing units at the very low -income level and 35% of the low - income level. No permits were issued for housing units that fall in the moderate affordability level, or those between 80% and 120% AMI. • Although the permit data is only available for part of the 2015 - 2023 planning cycle, they indicate a shortfall of all units affordable at levels below the highest income level of 120% AMI. The continuation of this development trend for the remainder of this planning cycle and into the 2023 -2031 cycle would result in a significant shortage of moderately and deeply affordable housing units in Mountain View and an increasingly outsized share of units affordable only to the highest income groups.
EXHIBIT 11. HOUSING ALLOCATION AND
TOTAL PERMITS ISSUED BY AFFORDABILITY
LEVEL, MOUNTAIN VIEW, 2015-2023
Source: City of Mountain View Housing Element, 2022;
California UHD, 2019; CAI, 2023.
Affordability Level Share of Allocated Housing Units
Permitted
Very Low 17%
Low 35%
Moderate 0%
Above Moderate or
High
274%
Total 113%
EXHIBIT 12. SHARE OF ALLOCATED HOUSING
UNITS PERMITTED, MOUNTAIN VIEW, 2015-2019
17Landscape Assessment Interim Discussion DraftFebruary 2023 The majority of Mountain View households are high- income; but renters are more likely to be at a lower income level than homeowners.
• 61% of all Mountain View households are high income,
earning above 100% AMI (Exhibit 13). However, renters
are more likely to fall into a lower income bracket than homeowners. Nearly one -third of all households (32%)
are low -income, earning less than 80% of AMI. This
represents nearly 11,000 Mountain View households.
• Mountain View residents employed in occupation
groups have a greater likelihood of experiencing
housing cost burden. From 2015 to 2019, there was a
steep increases in housing cost burden for Mountain
View residents earning 80% or less of AMI.
• In 2022, 80% of AMI ranged from $92,250 for a single - person household to $131,750 for a four -person
household. Notable occupation groups with wages
falling well below 80% AMI levels include food
preparation and serving related occupations ($32,900)
and building and grounds cleaning and maintenance
occupations ($27,900), which represent 6% of Mountain
View resident workers.
Source: HUD CHAS, 2015 -2019; CAI, 2023.
EXHIBIT 13. INCOME LEVEL BY TENURE,
MOUNTAIN VIEW, 2015-2019
18Landscape Assessment Interim Discussion DraftFebruary 2023 Most Mountain View households –
renters and homeowners – are not cost
burdened. Cost burden is closely
related to income level.
• Low-income Mountain View residents are
more likely to spend a large share of their
income on housing.
• 64% of renter and 74% of homeowner
households are not cost burdened. High -
income households are the least likely to be
cost burdened, while the lowest -income
households are the most likely to
experience cost burden.
Source (right): HUD CHAS, 2015 -2019; CAI, 2023.
Note: Area Median Income (AMI) is the middle point of a specific area’s income distribution. The San Jose – Sunnyvale – Santa Clara HUD metro area’s AMI is $168,500 (HUD).
EXHIBIT 14. COST BURDEN BY INCOME LEVEL &
TENURE, MOUNTAIN VIEW, 2015-2019
19Landscape Assessment Interim Discussion DraftFebruary 2023
The cost to buy a home is outpacing
wage and rental price growth.
• Mountain View’s median home sale price reached $1.2
million in 2022, growing at an annual rate of 9.1% since 2012.
• Home prices rose at a higher rate than both worker
wages (7.7% annual growth) or the cost to rent (5.8%
annual growth).
• The housing affordability index (HAI) measures the
ability of a resident to purchase an existing home in an area (exhibit 16). The index base is 100 which represents an area where the median income is sufficient to
qualify for a loan on a home valued at the median
home price and without triggering cost -burden.
• An index value greater than 100 indicates areas where homes are more affordable, while values less than 100
indicates areas where homes are less affordable.
Overall, Mountain View's HAI is lower than its
neighboring cities, counties, and the US average ( 2022).
Sources: CA EDD, 2010 -2021 (wage data); ACS, 2010 -2021 (rent data); Redfin, 2012-2022 (home value data); CAI, 2022.
EXHIBIT 15. CHANGE IN HOUSING COSTS AND
WAGES, MOUNTAIN VIEW, 2019
EXHIBIT 16. HOUSING AFFORDABILITY INDEX,
MOUNTAIN VIEW AND COUNTIES, 2022
Source: ESRI Business
Analyst, 2022; CAI, 2022. 20Landscape Assessment Interim Discussion DraftFebruary 2023
Mountain View stakeholders have questions and
concerns about retail citywide and in specific
commercial areas:
• Citywide there’s a perception of not
capturing retail spending by residents and
visitors, but rather “leaking” those sales dollars
to places in nearby cities.
• Many residents and civic leaders would like
see to more vibrant retail areas with relatively
upscale retailers and enjoyable gathering
places to walk and find community.
• Downtown ranks high for concerns, with
varying perspectives about what should and
should not be downtown and how to get
there.
Insert Executive Summary Here.
Retail Analysis Findings
• Mountain View’s per capita retail spending is higher than the regional trade area per capita spending for the resident population. Per capita sales in Mountain View fall short of the regional trade area by $1,600 per person if full daytime population is considered.
• Potential retail spending by the daytime population suggests Mountain View may be able to support much more retail space, presumably depending on Mountain View workers returning to the office and retailers attracted spending from those trips. 1 • In contrast, Mountain View’s per capita retail spending within the food services and drinking places industry far exceeds the regional trade area, while spending within the clothing and clothing accessories industry is well below the regional average. • Retail space across the regional trade area is concentrated in Mountain View, San Jose, Santa Clara, Milpitas, Sunnyvale, Palo Alto, Redwood City, Cupertino, and Menlo Park. Together these nine cities contain more than 80% of retail space across the regional trade area.
• Downtown Mountain View vacancy rates are nearly double Mountain View’s citywide average, which ranks high for
concerns of local leaders and stakeholders.
21Landscape Assessment Interim Discussion DraftFebruary 2023 RETAIL
1Retail space includes retail and commercial uses. In total, retail space captures banks, bars/nightclubs, convenience stores, day care centers, drug stores, fast food, freestanding retail, funeral homes, health clubs, movie theaters, restaurants, storefront retail, retail/office/residential space, and supermarkets.
• Mountain View's total daytime population is
around 119,000, which is a 28% increase over
the resident population alone ( 2022).
• Residents who stay in the city for work as well
as non-residents who commute into the city
comprise Mountain View's daytime population.
• The city's daytime population density is higher
than that of Palo Alto, Los Altos, and Sunnyvale.
Despite the fact that some Mountain View
workers jobs are still remote from other
cities, even post -pandemic, Mountain
View has one of the highest daytime
population densities.
EXHIBIT 17.DAYTIME POPULATION DENSITY,
BAY AREA, 2022
Source: ESRI Business Analyst, 2022; CAI, 2022.
22Landscape Assessment Interim Discussion DraftFebruary 2023 Regional retail offerings include multiple retail clusters within roughly a 25 -minute drive of Mountain View.
Sources: CoStar 2022; CAI, 2022.
• Retail spaces throughout the
region are primarily general retail
offerings. General retail includes
freestanding retailers,
convenience stores,
supermarkets, drug stores, and
department stores.
• Prominent retail clusters within a
roughly 25 -minute of Mountain
View are seen in Palo Alto,
Sunnyvale, Santa Clara, Milpitas, in
addition to several found in San
Jose.
EXHIBIT 18. RETAIL CLUSTERS wITHIN A ROUGHLY
25-MINUTE dRIVE OF MOUNTAIN VIEW
23Landscape Assessment Interim Discussion DraftFebruary 2023 Landscape Assessment Interim Discussion Draft
Sources: CoStar 2022; CAI, 2022.
Regional retail offerings include
multiple retail clusters within
roughly a 25 -minute drive of
Mountain View.
In addition to current market
conditions, Mountain View’s current
policy and fee programs will impact
the feasibility of supportable retail
growth. These policies include:
• Downtown Parking In- lieu fee,
which allows for an in -lieu fee of
$61,000 per parking space for new
construction and $31,000 per space
for a change in commercial and
retail space to a more intense use,
such as moving from retail to
restaurant, rather than providing
required parking (City of Mountain
View, 2023).
• Housing Impact Fee , which
requires commercial development,
including retail, to pay $1.65/net
new sq. ft. for the first 25,000 sq. ft.
and $3.27/net new sq. ft. for all
square footage over 25,000 square
feet (City of Mountain View, 2023).
EXHIBIT 18. RETAIL CLUSTERS wITHIN A ROUGHLY
25-MINUTE dRIVE OF MOUNTAIN VIEW
24February 2023
In recent years, the retail vacancy rate in downtown Mountain View has exceeded the city average. • Downtown retail vacancy has seen a departure
from city vacancy in recent years. Vacancy
rates in downtown rose to as high as 13.6%,
while citywide vacancy remained below 5.0%
in 2021.
• Mountain View’s retail has fared well to past
economic shocks, with citywide vacancy rates
remaining below 5.0% in the years following
the Great Recession and the during the
COVID-19 pandemic.
• Through early 2021, CoStar reports roughly
420,000 square feet of retail space in
downtown Mountain View with vacant square
feet totaling slightly more than 39,000.
• The citywide surplus of per capita spending on
food and beverage suggests the city is offering
enough restaurant and bar options. The
greatest leakage in 2021 was seen in the
clothing and clothing accessories industry.
Sources: CoStar 2022; CAI, 2022
EXHIBIT 19.RETAIL VACANCY RATE, MOUNTAIN
VIEW AND DOWNTOWN, 2006-2023
Note: Retail inventory for car dealerships, building material and garden equipment dealers, and gas stations was removed for this analysis.
Note: Downtown Mountain View for the purposes of this study captures Castro Street between El Camino Real and Central Expressway an d is framed to the east/west by South Shoreline Boulevard and Bush Street. 25Landscape Assessment Interim Discussion DraftFebruary 2023 In recent years, the retail vacancy rate in downtown Mountain View has exceeded the city average.
Sources: CoStar 2022; CAI, 2022
EXHIBIT 19.RETAIL VACANCY RATE, MOUNTAIN
VIEW AND DOWNTOWN, 2006-2023
• If downtown were to fill the current vacancies, and
Mountain View retailers were able to win the market
share needed to support additional space, it is not
unreasonable to assume downtown could support
10% of the city’s estimated supportable retail growth.
Which equates to an additional 20,000 square feet of
retail space when utilizing the low -end of the
estimated supportable retail growth.
• The ability to support this additional retail and fill vacancies is contingent on many market and policy -
driven factors, including e- commerce shopping
trends, return to office trends, and the extent to which development regulations and other city policies
adversely affect development feasibility.
Note: Retail inventory for car dealerships, building material and garden equipment dealers, and gas stations was removed for this analysis.
Note: Downtown Mountain View for the purposes of this study captures Castro Street between El Camino Real and Central Expressway an d is framed to the east/west by South Shoreline Boulevard and Bush Street. 26Landscape Assessment Interim Discussion DraftFebruary 2023 Mountain View “ leaks” retail sales in some categories, has a surplus in others, and in aggregate has a net surplus . Daytime population, however, presents an unrealized opportunity for more retail.
Aggregate Retail Analysis
• Surplus and leakage represent the difference in per
capita taxable retail sales in Mountain View and the
Trade Area
1; and represents the potential retail spending
entering Mountain View or leaving Mountain View and
taking place in surrounding communities.
2 • To fully understand Mountain View's retail market, the analysis must consider the city's resident and daytime
populations. As such, the leakage analysis considers the per capita spending and leakage associated with
spending by the resident and daytime populations. The
daytime population is defined as the total resident
population plus total workers working in the area, minus workers who live and work in the same area.
• If Mountain View retailers were able to capture per
capita retail spending from residents and a majority of workers equal to the Trade Area per capita spending
level, then the city would capture an additional $160
million in retail spending.
3 Assuming retail sales per
square foot of roughly $400, which aligns with the two- county average, Mountain View could support an
estimated 232,000 square feet in new retail space after filling current vacancies throughout the city (Exhibit 20).
If some currently vacant spaces are not viable, the city could support additional square footage.
Sources: ESRI Business Analyst, 2022; California Department of Finance, 2022; California Department of Tax and Fee Administration, 2022; CAI, 2022.
EXHIBIT 20. SUPPORTABLE RETAIL GROWTH,
MOUNTAIN VIEW, 2021
1Note: The Trade Area, custom defined for this analysis, includes the following cities:
Atherton, Campbell, Cupertino, East Palo Alto, Los Altos, Los Altos Hills, Los Gatos, Menlo Park, Milpitas, Monte Sereno, Mountain View, Palo Alto, Portola Valley, Redwood City, San Jose, Santa Clara, Sunnyvale, and Woodside. 2Note: Retail spending and vacancies at car dealerships, building material and garden equipment dealers, and gas stations were removed for this analysis. 3Note: Mountain View’s daytime population has been discounted to arrive at 99,800 which is used to calculate supportable growth. The discount factor was informed by the region’s workforce that travels from outside of Santa Clara and San Mateo County as it is not anticipated the city would capture spending from workers living outside of a certain proximity to the trade area.
27Landscape Assessment Interim Discussion DraftFebruary 2023 Resident
Population
Daytime
Population
Retail Spending and Surplus/Leakage
Per Capita Retail Spending
Mountain V iew $10,700 $7,500
Regional Trade Area $10,000 $9,100
Per Capita Surplus/Leakage $700 ($1,600)
Total Leakage
Per Capita Surplus/Leakage $700 ($1,600)
Mountain V iew Population 83,100 99,800
Total Estimated Retail Surplus/Leakage $58,170,000 ($159,680,000) Supportable Retail
Supportable Retail Square Feet (138,500) 380,200
Less Vacant Retail Square Feet 148,200 148,200
Estimated Supportable Retail Square Feet (286,700) 232,000 2021
Supportable Retail Growth
People are leaving Mountain View to purchase
clothing and clothing accessories.
Retail Categories Findings
• Mountain View industries experience the highest
degree of leakage in motor vehicle and parts dealers;
clothing and clothing accessory stores ; and
building materials , garden equipment , and supply .
• Leakage in 2021, calculated using the resident
population, represented between $49 and $74
million for these industries. Total leakage calculated
using the daytime population was similar for the
clothing and building material industries, while
leakage in the motor vehicle and part dealers'
industry was significantly higher at $95 million.
• Relative to spending across the Trade Area, Mountain
View’s per capita spending at clothing and
clothing accessory stores is the lowest among any
industry . Mountain View’s per capita spending within
this industry represented between 28% and 37% of 2 -
county region per capita spending in 2021,
depending on whether the daytime or resident
population was used to calculate per capita
spending.
• Mountain View’s food services and drinking places
industry garnered a significantly higher level of
spending compared to the 2 -county region, with
surplus totaling $203 million (resident population)
and $100 million (daytime population).
Sources: ESRI Business Analyst, 2022; California Department of Finance, 2022; California Department of Tax and Fee Administration, 2022; CAI, 2022.
Note: Daytime population = Mountain View’s resident population + Mountain View workers – workers living and working in Mountain View.
EXHIBIT 21. Spending PER CAPITA AND LEAKAGE BY
INDUSTRY, MOUNTAIN VIEW, 2021
28Landscape Assessment Interim Discussion DraftFebruary 2023 Note: The two -county region includes the following cities: Atherton, Campbell, Cupertino, East Palo Alto, Los Altos, Los Altos Hills, Los Gatos, Menlo Park, Milpitas, Monte Sereno, Mountain View, Palo Alto, Portola Valley, Redwood City, San Jose, Santa Clara, Sunnyvale, and Woodside.
Mountain
View
Regional Trade
Area
Resident Population
Motor Vehicle and Parts Dealers $1,580 $2,470 ($73,983,900) Clothing and Clothing Accessories Stores $390 $1,060 ($55,695,800) Building Mat., Garden Equip., and Sup. Dealers $490 $1,080 ($49,045,500) Home Furnishings and Appliance Stores $910 $940 ($2,493,800) Gasoline Stations $1,020 $1,030 ($831,300)
Food and Beverage Stores $950 $730 $18,288,200
General Merchandise Stores $2,370 $1,360 $83,959,300
Food Services and Drinking Places $4,880 $2,440 $202,832,300 Daytime Population
Motor Vehicle and Parts Dealers $1,100 $2,240 ($94,765,900) Clothing and Clothing Accessories Stores $270 $960 ($57,358,300) Building Mat., Garden Equip., and Sup. Dealers $340 $980 ($53,201,900) Gasoline Stations $710 $930 ($18,288,200)
Home Furnishings and Appliance Stores $630 $850 ($18,288,200) Food and Beverage Stores $660 $660 $0
General Merchandise Stores $1,660 $1,240 $34,913,800
Food Services and Drinking Places $3,410 $2,210 $99,753,600 Per Capita Spending
LeakageIndustry
Mountain View is among just four large cities
in the region with a retail surplus, falling
behind Palo Alto and San Jose.
• Among large, surrounding cities, Palo Alto and San Jose experienced the greatest retail surpluses, which totaled $302 million and $1.2 billion in 2021, respectively.
• Among large, surrounding cities there is a net retail surplus, suggesting retail demand in the region is being met, and in fact draws in people from other cites.
Sources: CDF, 2022; CDTFA, 2022; CAI, 2022.
EXHIBIT 22.PER CAPITA SPENDING
AND LEAKAGE, SELECT CITIES, 2021
Note: Does NOT INCLUDE retail spending at car dealerships, building material and garden equipment dealers, and gas stations for this analysis.
29Landscape Assessment Interim Discussion DraftFebruary 2023 City Per Capita Retail
Spending Leakage/Surplus
Sunnyvale $5,000 ($770,500,000)
Santa Clara $8,700 ($169,600,000)
Menlo Park $6,400 ($120,900,000)
Redwood City $9,100 ($69,500,000)
Milpitas $10,000 ($1,700,000)
Cupertino $10,200 $14,000,000
Mountain View $10,700 $59,600,000
Palo Alto $14,500 $302,300,000
San Jose $11,200 $1,197,000,000
Unincorporated Santa Clara County $1,600 ($711,100,000) Unincorporated San Mateo County $6,100 ($241,900,000)
Mountain View has a lot of retail competition. Major cities surrounding Mountain View represented 85% of the regional trade area’s retail inventory in 2021.
Sources: CoStar, 2022; CAI, 2022.
• Roughly 85% of retail space within the regional trade area is located in San Jose, Santa Clara, Milpitas,
Sunnyvale, Palo Alto, Redwood City, Mountain View,
Cupertino, and Menlo Park.
• San Jose retail offerings currently represent 45% of
total retail offerings found in the regional trade area.
On a per capita basis, Milpitas, Palo Alto, and Santa
Clara have the greatest retail square footage.
• In order to support the construction of new retail
space , Mountain View retailers would have to win
market share in an area possessing a large amount
of retail space.
EXHIBIT 23. RETAIL INVENTORY,
SELECT CITIES, 2022
Note: Retail inventory for car dealerships,
building material and garden equipment
dealers, and gas stations was removed for
this analysis.
30Landscape Assessment Interim Discussion DraftFebruary 2023 City Retail
Inventory (sf) Share
San Jose 33,697,400 45%
Santa Clara 6,335,900 8%
Milpitas 4,913,900 7%
Sunnyvale 4,690,900 6%
Palo Alto 3,899,100 5%
Redwood City 3,524,600 5%
Mountain View 3,457,300 5%
Cupertino 2,331,900 3%
Menlo Park 1,096,500 1%
Other 10,996,900 15%
Regional Trade Area 74,944,400
Parking requirements for retail and commercial space changed to a more intense use in downtown may impede small -business attraction. • The change -of-use parking fee implemented by
the city can create large costs for small -business
owners inhabiting existing retail space not
currently used for the same type of business. For
example:
• If a restaurant owner wanted to move into
a general merchandise space of 2,500
square feet, they would have to provide an
additional 11 parking spaces to current
parking provided for the space or pay an
in-lieu fee of $337,000.
• If an entrepreneur wanted to open a café in
a 500-square -foot space previously rented
by a small boutique, city code requires the
business to provide two additional parking
spaces or pay an in -lieu fee of $61,200.
• These parking fees can represent a large cost
burden for small entrepreneurs without the large
cash reserves of a national chain.
• In a member survey conducted by Restaurant
Owner, the median startup cost for an
independent restaurant totaled $375,500.
1 For a
full-service restaurant requiring a change of use
for retail space, in -lieu parking fees could nearly
double the money needed for startup.
31 1 Independent Restaurant Cost to Open Survey, RestaurantOwner.com.
Landscape Assessment Interim Discussion DraftFebruary 2023 Source: CoStar, 2023; City of Mountain View;
CAI, 2023.
• As of January 2023, Mountain View has 1,911 hotel rooms in 21 hotels across the city. Approximately 4% of all hotel rooms in Santa Clara and San Mateo Counties are located in Mountain View.
• Hotel revenue, occupancy, and average daily rates (ADR) began to decline in early 2000 (Exhibits 24 and 25). Recovery has been unsteady and cyclical with additional COVID -19 waves, like that in winter of 2021.
• Mountain View hotels were not operating at full capacity prior to the pandemic, but the onset of the pandemic and early shelter - in-place restrictions resulted in a decrease in occupancy rates from approximately 77% in early 2019 to a low of 36% in early 2021.
As of January 2023, hotel occupancy had returned to 69%. This most recent data represents a return to 89% of typical pre - pandemic occupancy rates. The average daily rate (ADR) for hotels also decreased to a low of $92 in early 2021. The current ADR of $203 also represents a return to 89% of pre -pandemic room rates.
EXHIBIT 24. HOTEL OCCUPANCY &
ADR, MOUNTAIN VIEW, 2019-2023
EXHIBIT 25. REVENUE & MONTHLY
TOT, MOUNTAIN VIEW, 2019-2022
Source: CoStar, 2023; CAI, 2023.
32Landscape Assessment Interim Discussion DraftFebruary 2023
LODGING & HOSPITALITY
Source: CoStar, 2023; City of Mountain View;
CAI, 2023.
• The largest decrease in revenues since the onset of the pandemic occurred between January 2020 and January 2021.
Revenues decreased by 89% at the beginning of 2020 to the lowest revenue since 1993. While revenue and revenue growth continues to fluctuate, the industry’s revenues in December 2022 represent 78% of pre -pandemic revenue.
• The City of Mountain View maintains a 10% Transient Occupancy Tax (TOT) of the rent charged per hotel room stay in the city.
Exhibit 25 shows approximate changes to TOT monthly revenue over the course of the pandemic. From the period immediately preceding the pandemic to the lowest TOT revenue month in early 2021, the City lost approximately $20,000 per month in TOT revenue from decreased hotel occupancy.
EXHIBIT 24. HOTEL OCCUPANCY &
ADR, MOUNTAIN VIEW, 2019-2023
EXHIBIT 25. REVENUE & MONTHLY
TOT, MOUNTAIN VIEW, 2019-2022
Source: CoStar, 2023; CAI, 2023.
33Landscape Assessment Interim Discussion DraftFebruary 2023
LODGING & HOSPITALITY
Mountain View stakeholders have questions and
concerns about its demographic and economic
character:
• What are the effects of the city's population growth
on its job and housing market?
• What impacts will layoffs have on the large tech
companies based in Mountain View? Will this impact
their campus or other investments in the city? How
will this impact return -to-work policies?
• Stakeholders are also concerned about the impacts
of remote work policies and continued tech layoffs on
downtown businesses and restaurants.
• How were employers and workforce affected by the
pandemic?
Demographic and Economic Findings
• Mountain View added population at a rate of 1.6%
(2020-2022) and added 8 times more jobs than
housing units (2010 -2021).
• At its current growth rate, Mountain View is
projected to grow by 11,000, or 550 residents per
year, by 2040.
• The share of jobs in Information and Professional
and Scientific Services, combined, increased in the
City from 45% to 66% since 2010. Jobs in
Manufacturing, Warehousing and Distribution,
Hospitality, Retail, Arts & Entertainment all
declined and not returned to pre -pandemic levels.
• In 2021, a little over half of Mountain View residents were employed in occupation groups with a
median salary higher than $100,000 (60%).
• As of Spring 2022, unemployment rates have
decreased since the
initial COVID outbreak to better-than-pre-
pandemic levels.
34Landscape Assessment Interim Discussion DraftFebruary 2023
DEMOGRAPHIC & SOCIO-ECONOMIC DATA
EXHIBIT 26. MOUNTAIN VIEW, SILICON
VALLEY & THE BAY AREA, 2022
Located in the heart of Silicon Valley,
growth and economic conditions in
Mountain View are tied to regional growth.
• Mountain View is geographically centered within
Silicon Valley, and residents and workers have access
to San Francisco and the East Bay as other major
employment centers.
• As such, Mountain View’s economy and population
growth are influenced by what happens within
Mountain View, Silicon Valley, and the greater Bay
Area.
• The City’s Economic Vitality Strategy will succeed by understanding how regional economic conditions
drive local considerations for housing, retail, jobs, and much more. And within city limits, the City’s Economic
Vitality depends on both its residents and the people
who work in the city but live elsewhere.
Source: CA Open Data Portal, 2022; CAI, 2022.
35Landscape Assessment Interim Discussion DraftFebruary 2023 Source: California Department of Finance, 2022; CAI, 2022.
Mountain View’s population growth
historically has been consistent with that of
Silicon Valley as a whole. However, during
the pandemic the region lost residents while
Mountain View grew in population.
• Mountain View in 2022 has 83,900 residents. The city has grown in population at a rate of 1.0% annually since 2010.
While not shown in the exhibit, the growth during that period was rather continuous throughout. This growth was more
rapid than the City experienced from 1990 through 2010 (0.5% per year).
• Mountain View’s population has grown at the same rate as Santa Clara County throughout the past 30 years or more (not shown).
• However, throughout the pandemic years of 2020 – 2022, Mountain View added population at a rate of 1.6%, while the two counties of Santa Clara and San Mateo combined actually declined by 1.1% per year.
EXHIBIT 28. MOUNTAIN VIEW AND
REGIONAL GROWTH RATES, 2010-2022
EXHIBIT 27. MOUNTAIN VIEW AND
NEIGHBORS’ POPULATION, 2022
36Landscape Assessment Interim Discussion DraftFebruary 2023 • Mountain View
accounted for 4% of
Santa Clara County's
population in 2010 and in
2020.
• Silicon Valley’s three
counties account for
more than half of the
Bay Area’s population . It
will add about 540,000 of
the 900,000
residents forecast
regionally through 2040.
• Santa Clara’s 2020
population is nearly 2
million and will add
about 280,000 residents.
If Mountain View maintains its countywide share of population growth, it will grow to 95,000 people (11,000 more residents, or 550 per year) by 2040.
Source: California Department of Finance, 2022; CAI, 2022.
EXHIBIT 29. HISTORIC AND PROJECTED POPULATION, 2010 TO 2040 37Landscape Assessment Interim Discussion DraftFebruary 2023 Source: ACS, 2017 -2021; CAI, 2023 (top). ACS, 2017 -2021; QCEW, 2021; CAI, 2023.
Nearly two -thirds of Santa Clara County
households earn more than $100,000 annually;
more than one -third earn more than $200,000,
a slightly larger share than Silicon Valley.
• 61% of Silicon Valley households earn more than $100,000 annually; and more than half of those high-income
households earn more than $200,000. Santa Clara County
has a slightly higher share of high -income households
than Silicon Valley as a whole (Exhibit 30).
• Mountain View’s approximately 90,000 jobs represents
9% of all jobs in Santa Clara County and 4% of all jobs in the three counties that make up Silicon Valley. More than half (56%) of the jobs located in Mountain View have an average wage of more than $200,000 (Exhibit 31).
• The concentration of high-paying jobs in Mountain View signifies the city’s potential to be a destination for Silicon Valley workers to live. A high share of high -income
households demonstrates an ability to pay for increasing housing costs. This contributes upward pressure on
prices in the region’s housing market.
EXHIBIT 31. HOUSEHOLD INCOME & JOBS BY
AVERAGE WAGE, MOUNTAIN VIEW, 2021
EXHIBIT 30. HOUSEHOLD INCOME,
SANTA CLARA COUNTY AND REGION, 2021
38Landscape Assessment Interim Discussion DraftFebruary 2023 From 2010 to 2021, the city added 8 times more
jobs than housing units.
• Mountain View had 34,500 more jobs in 2021 than in 2010. • During the same period, the city’s residential population grew by 9,800, adding 4,435 housing units during this time (one housing unit added for every 8 jobs added).
• In 2021, the City’s Jobs to Housing Units Ratio was 2.3, up from 1.6 in 2010. Silicon Valley has 1.4 jobs per housing unit, and Santa Clara County has 1.7.
• The past eleven years took Mountain View from having a jobs to housing unit ratio just somewhat higher than regional norm to a significant outlier much higher than the region.
• The implications for this job growth before the pandemic would have been increased demand for local housing.
• The pandemic and the major employers’ work -from-home trends would be expected to soften the increase in local housing demand, but the scale of jobs increase appears to have kept increasing local housing demand.
Source: California EDD (jobs), 2022; DOF (housing
units, population), 2022; CAI, 2022.
EXHIBIT32A.MOUNTAIN VIEW POPULATION,
HOUSING UNITS & JOBS, 2010 & 2021
39Landscape Assessment Interim Discussion DraftFebruary 2023 Net
Change
Percent
Change CAGR
Population 9,000 12% 1.0%
Housing Units 4,400 13% 1.1%
Jobs 34,500 65% 4.7%
EXHIBIT32B.MOUNTAIN VIEW POPULATION,
HOUSING UNIT & JOB CHANGE
Jobs grew primarily in Information &
Professional and Scientific Services, and
declined in Manufacturing,
Warehousing & Distribution.
• Since 2010, the City has added 33,700 jobs in
Information and Professional, Scientific
Services. The share of those jobs
(combined) in the City increased from 45%
to 66%.
• During the same period, the City lost 4,400
jobs in Manufacturing, Warehousing and
Distribution.
• Hospitality, Retail, Arts & Entertainment all
declined from 2019 to 2020 nationwide and in
Mountain View, and have added jobs back
since then, though not back to pre -pandemic
levels.
52,800 87,300 Total Jobs
Source: California Employment Development Department, 2022; CAI, 2022.
EXHIBIT 33.
MOUNTAIN VIEW INDUSTRY SHARE, 2010 & 2021
40Landscape Assessment Interim Discussion DraftFebruary 2023 Source: California Employment Development Department, 2021; City of Mountain View, 2021; CAI, 2023.
Mountain View’s leading industries
require high paying occupations.
• Among occupations with more than 750 jobs in
Mountain View’s two largest industries, more than 75%
reported average annual salary higher than
$100,000, while nearly 40% reported average annual
salaries above $150,000 in 2021.
1 • Mountain View’s information and professional,
scientific, and technical services industries employed
an estimated 8,200 software developers in 2021. The
average annual salary for software developers in San
Jose-Sunnyvale -Santa Clara MSA was nearly $170,000
in 2021.
• The weighted average annual salary among
occupations presented in Exhibit 34 totaled nearly
$150,000, with salaries ranging from $54,800 to
$234,800.
1 Note: Due to data limitations, employment estimates by occupation for Mountain View were calculated using the statewide distribution of occupation by industry and applied to Mountain View’s employment by industry. Average wages represent 2021 wage estimates for the San Jose-Sunnyvale-Santa Clara MSA.
Occupation 2021
Employment
Average Annual
Salary (2022$)
Information Industry
Software Developers and Software Quality Assurance
Analysts and Testers 6,650 $169,800
Producers and Directors 2,350 $129,500
Computer and Information Systems Managers 1,950 $234,800 Project Management Specialists and Business
Operations Specialists, All Other 1,850 $124,700
Market Research Analysts and Marketing Specialists 1,800 $122,700 General and Operations Managers 1,300 $170,300
Telecommunications Equipment Installers and
Repairers, Except Line Installers 1,250 $78,400
Computer Occupations, All Other 1,200 $145,700
Sales Representatives of Services, Except Advertising,
Insurance, Financial Services, and Travel 1,050 $108,100 Accountants and Auditors 1,000 $116,200
Sales Managers 1,000 $202,800
Marketing Managers 950 $216,500
Telecommunications Line Installers and Repairers 900 $83,100 Information Security Analysts 900 $156,200
Customer Service Representatives 900 $54,800
Financial Managers 850 $207,300
Computer User Support Specialists 800 $79,300
Film and V ideo Editors 750 $78,800
Professional, Scientific, and Technical Services Industry Software Developers and Software Quality Assurance
Analysts and Testers 1,550 $169,800
Project Management Specialists and Business
Operations Specialists, All Other 800 $124,700
Accountants and Auditors 750 $116,200
41 EXHIBIT 34. EMPLOYMENT & WAGES BY PLACE OF
WORK FOR MOUNTAIN VIEW’S LARGEST
OCCUPATIONS AMONG LEADING INDUSTRIES, 2021
Landscape Assessment Interim Discussion DraftFebruary 2023 Source: U.S. Census Bureau American Community Survey 5 -year Estimates, 2021; CAI, 2023.
In 2021, 60% of Mountain View residents were employed in an occupation group paying a median salary higher than $100,000.
• Occupations within the computer and
mathematical occupations group were the most
prevalent among Mountain View residents in
2021, representing an estimated 23% of total jobs.
• Occupational groups with more than 1,000 jobs
and median salaries below $100,000 include
sales and related occupations (2,950 jobs),
educational instruction and library occupations
(2,750 jobs), office and administrative support
occupations (2,750 jobs), food preparation and
serving related occupations (1,750 jobs), building
and grounds cleaning and maintenance
occupations (1,250 jobs), and art, design,
entertainment, sports, and media occupations
(1,200 jobs).
Occupation Group 2021
Employment
Median Salary
(2022$)
Computer and mathematical occupations 10,800 $180,300
Management occupations 7,600 $174,300
Business and financial operations occupations 3,550 $124,600 Architecture and engineering occupations 3,300 $153,000 Sales and related occupations 2,950 $59,400
Educational instruction and library occupations 2,750 $67,100 Office and administrative support occupations 2,750 $58,800 Life, physical, and social science occupations 2,350 $111,100 Food preparation and serving related occupations 1,750 $32,900 Health diagnosing and treating practitioners and other
technical occupations 1,550 $131,100
Building and grounds cleaning and maintenance
occupations 1,250 $27,900
Arts, design, entertainment, sports, and media
occupations 1,200 $95,000
Other 6,200 $64,700
Total 48,000 $114,900
42 EXHIBIT 35. EMPLOYMENT & WAGES BY
OCCUPATION GROUP, MOUNTAIN VIEW RESIDENTS,
2021
Landscape Assessment Interim Discussion DraftFebruary 2023 Self -employment in the 2 -county region represents a
small proportion of total employment within Santa
Clara and San Mateo County.• In 2019, receipts for establishments with no paid employees totaled nearly $14 billion in the 2 -county
region, with average receipts totaling $64,000 per
establishment.
• At least 214,000 people across the 2 -county region
are registered as non -employer establishments,
suggesting roughly 12% of the region’s workers are
self-employed.
• Industries with the highest number of non-employer
establishments include professional, scientific, and
technical services (50,000 establishments); wholesale
trade, transportation and warehousing (32,000
establishments); and finance, insurance, real estate,
and rental and leasing (31,000 establishments).
• Assuming Mountain View’s regional share of covered
employees aligns with the city’s share of self -
employed persons, Mountain View’s self -employed
workers would have totaled 11,900 in 2019.
• In many cases, self -employed individuals’ earnings
serves as supplemental or hobby incomes. The
number of self -employed workers whose entire
livelihood comes from self -employment is likely
much lower than 11,900.
EXHIBIT 36. SELF-EMPLOYED WORKERS AND
TOTAL RECEIPTS, 2-COUNTY REGION AND
MOUNTAIN VIEW, 2019
Source: U.S. Census Bureau, 2019; Bureau of Labor Statistics, 2019; Federal Reserve Bank of St. Louis, 2023; CAI, 2023.
43Landscape Assessment Interim Discussion DraftFebruary 2023 Source: Santa Clara County (COVID data), 2023; California Employment Development Department, 2023; CAI, 2023.
EXHIBIT 37. TOTAL COVID CASES &
UNEMPLOYMENT, SANTA CLARA COUNTY,
2020-2023
• Since the initial COVID outbreak and spike in
unemployment, unemployment rates have
steadily decreased to better -than- pre-
pandemic levels in spring of 2022. As Exhibit
37 shows, this rate decreased even as waves of
COVID-19 periodically continued to hit the Bay
Area.
Note: Additional data on the impacts of the COVID -
19 pandemic are available in the appendix.
44Landscape Assessment Interim Discussion DraftFebruary 2023
COVID IMPACTS
The pandemic has changed workplace needs for the region’s employers and workforce
• The Bay Area Council has surveyed roughly 200 regional employers representing a range of industries about
COVID impacts on their workforce since April 2021. The
data included here are from the most recent survey in
November 2022.
• 80% of surveyed employers have brought their non -
essential workforce back into the workplace. 10%
report they no longer plan to bring their workforce
back in person (the highest share since the survey’s
outset).
• Employers have estimated throughout the pandemic
that between 20% and 30% of their workforce will
remain fully remote post-pandemic.
• Remote work has forced many employers to reconsider
their office space. Exhibit 38 outlines the actions that employers have taken regarding office space.
Approximately half of employers have made no changes.
27% have reduced and 11% have consolidated their total
office spaces.
• Overall, the share of employers who are reducing or
consolidating office space is decreasing from previous
surveys. A small but growing share are increasing
their office presence in the Bay Area.
Source: Bay Area Council, November 2022; CAI, 2023.
EXHIBIT 38. EMPLOYER ACTIONS DUE TO
REMOTE WORKFORCE, 2022
45Landscape Assessment Interim Discussion DraftFebruary 2023
APPENDIX
Additional Data
46 • Mountain View has a median
household income of $161,000 ( 2022).
• Mountain View's median income is lower
than that of Palo Alto and Los Alto by 19%
and Sunnyvale by 3%.
• Santa Clara County's median income is
about 20% lower than San Mateo County
but 33% higher than Alameda County.
EXHIBIT 39.MEDIAN HOUSEHOLD INCOME,
MOUNTAIN VIEW & REGION, 2022
Source: ESRI Business Analyst, 2022; CAI, 2022.
EXHIBIT 40.MEDIAN INCOME,
MOUNTAIN VIEW & NEIGHBORS, 2022
47Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 41. PROJECTED POPULATION, SANTA
CLARA COUNTY AND ITS CITIES, 2020 TO 2060
Source: California Department of Finance, 2022; CAI, 2022. • Mountain View is the fourth -
largest city in the County and it is
expected to break 100,000
residents by 2060 , adding 19,000
residents between 2020 and 2060.
• Note: Exhibit 41 shows historic
and projected population growth
by select Santa Clara County
cities. This projection assumes that
each city will retain its current
share of the county’s populat ion.
How has Mountain View grown in recent years and how does that compare to its neighbors and the region?
48Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 42. MIGRATION,
SANTA CLARA COUNTY, 2000 to 2019
Source: California Department of Finance, 2022; CAI, 2022. • Exhibit 42 shows the foreign,
domestic, and net migration
patterns of Santa Clara County
residents.
• Most of the county’s positive
migration are foreign
individuals. On the domestic
side, more residents are leaving
than moving to Santa Clara
County.
• The only years of positive
domestic migration were in 2012
and 2013.
• In the years leading up to the
pandemic, the county’s
population was slowly declining.
49Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 43. Counties with the Largest
Net Domestic Migration, 2017-2018
Source: California Department of Finance, 2022; CAI, 2022. • In 2018, Santa Clara County
saw one of the highest
decreases in population of
all California counties.
• Aggregated as one unit,
Silicon Valley as a whole has
also seen population decline.
50Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 44. TOP OUT-MIGRATION DESTINATIONS, SANTA
CLARA & SAN MATEO COUNTIES, 2013 to 2017
Source: California Department of Finance, 2022; CAI, 2022. • The vast majority of residents leaving
Santa Clara and San Mateo Counties
remain in California , particularly within
the Bay Area. This indicates relatively easy
movement of residents and workers within
the region.
• The cities that local residents are likely to
leave the state for are the Greater Seattle
area, Phoenix, Dallas -Fort Worth, and New
York City.
• Note: Data on the top origins for in -
migration is not available from this source.
51Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 45. INCOME BY PLACE OF WORK,
SANTA CLARA COUNTY & REGION, 1990 TO 2020
Source: U.S. Bureau of Economic Analysis, 2020; CAI, 2022. • Income has significantly increased
across the state of California since the
1990s.
• Income is concentrated in the Bay
Area region, and Santa Clara County in
particular.
• The Bay Area represents about 36% of
the state’s income.
• Santa Clara County’s income represents
about 13% of all income in the state of
California and more than one -third of
the income in all of the Bay Area.
52Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 46. ANNUAL GDP, SANTA CLARA COUNTY &
REGION, 2017 to 2020
Source: U.S. Bureau of Economic Analysis, 2020; CAI, 2022. • Similarly, the Bay Area is a significant
anchor of the state’s economy. The
region accounts for about one -third of
California’s annual GDP.
• Santa Clara County is responsible for
about 13% of the state’s annual GDP .
However, it has an outsize impact on
the Bay Area, as it accounts for 37% of
the region’s GDP .
53Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 47. TOP VENTURE CAPITAL DEALS,
SILICON VALLEY, 2021
Source: Silicon Valley Indicators, 2022; CAI, 2022.
• In 2021, companies located in
Mountain View accounted for two
of the top nine venture capital
deals.
• Waymo , the former Google self -
driving car project, received the
second most funding at $2.5 billion.
• Nuro, at autonomous delivery bot
company, received $600 million in
venture capital funds.
54Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 48. MOUTAIN VIEW PARCEL LAND USE
Source: Mountain View Open GIS Portal, 2019; CAI, 2023. • Residential areas make up majority
of Mountain View's land use (42%),
followed by parks (11%)
• Research and development offices
and other office spaces combined
account for 16% of the city's land use
in 2019
• 6% of the city's land is occupied by
retail use with hotels only making up
0.4% of land use
• Vacant spaces account for only 0.5%
of the city's land use
55Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 49. SECTOR EMPLOYMENT BY SKILL
AND WAGE, SILICON VALLEY, 2021
Source: Silicon Valley Indicators, 2022; CAI, 2022.
• Innovation and Information has
the highest share of high- skill and
high- wage jobs, with about 50%. It
is the second largest sector in
Silicon Valley.
• Community Infrastructure and
Services includes occupations in
healthcare, social services, retail,
education, government, and utilities.
It represents the most jobs with
about 775,000. It has the lowest share
of high-skill and high -wage jobs and
a high share of low - and mid-skill and
–wage employees.
Q. What are the key businesses & industries in Mountain View? 56Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 50. PERCENT CHANGE IN GDP FROM PREVIOUS
YEAR, SANTA CLARA & REGION, 2017 TO 2020 • Santa Clara County appears to be a resilient local economy
within the region. While
California’s GDP decreased from
2019 to 2020 by 3%, Santa Clara
County’s increased by 4.4%
during the pandemic, outpacing
both State and region.
• Note: Exhibit 50 includes early
pandemic data to show the
change the pandemic had on
the previous year’s GDP.
Source: U.S. Bureau of Economic Analysis, 2020; CAI, 2022.
Q. What has shifted due to the COVID -19 Pandemic?
57Landscape Assessment Interim Discussion DraftFebruary 2023 Source: Bay Area Council, 2022; CAI, 2022.
• One-quarter of respondents
have returned to full -time in -
person work. They predict a
small increase in the number of
in-person days, but full -time in -
person work will remain around
26% by January 2022.
• Of those who are currently using a
hybrid approach to work, workers
generally come in one day a week
or two-to-three days a week.
EXHIBIT 51. IN SIX MONTHS, WHAT IS YOUR BEST ESTIMATE AT
THE FREQUENCY YOUR BAY AREA WORKFORCE COMES TO
THE WORKPLACE EACH WEEK?
Q. What has shifted due to the COVID -19 Pandemic?
58Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 52. SHARE OF POPULATION
UNEMPLOYED IN LAST 7 DAYS, JULY 2022 • About one -third of San Francisco’s metro workforce (those 18 and older)
were unemployed as of July 2022. This is
slightly less than the state.
• Unemployed residents are more likely to
be elderly.
• Note: The Census Bureau launched a
pandemic survey designed to understand
the economic, health, housing, and
educational impacts at the state level
and for the nation’s top metro areas. This
data is available for San Francisco metro
area and the state of California as a
whole.
Q. What has shifted due to the COVID -19 Pandemic?
59 Source: U.S. Census Bureau Household Pulse Survey, 2022; CAI, 2022.
Landscape Assessment Interim Discussion DraftFebruary 2023 Source: Bay Area Council, 2022; CAI, 2022.
• More than half of respondents report
they have found their “ new normal,” a
significant increase in organizations
who believe office conditions have
stabilized at this point in the
pandemic (Compared to 5% in July
2021).
• Note: “New normal” refers
to general organization operations and
is not a transit -specific question. It is
included as a question in a Bay Area
Council Employer Network "Return
to Transit" poll deployed since April
2021. Respondents include public,
private and non-profit organizations
from every county in the Bay Area. The
most recent results are shown from
July 2022.
EXHIBIT 53. FROM TODAY, WHEN DO YOU THINK
YOUR NEW LONG-TERM “NORMAL” WILL BE
FULLY IMPLEMENTED IN YOUR ORGANIZATION?
60Landscape Assessment Interim Discussion DraftFebruary 2023 Source: Bay Area Council, 2022; CAI, 2022.
• Since October 2021,
respondents have expected 20 -
30% of their workforce
to remain fully remote post -
pandemic, but this assessment
fluctuates. In June, respondents
gave the highest expectation for
a fully remote workforce at 28%.
The following month that dipped
to the lowest rate at 19%.
EXHIBIT 54. WHAT IS YOUR BEST GUESS AT THE
PERCENT OF YOUR BAY AREA WORKFORCE
THAT WILL BE FULLY REMOTE POST-PANDEMIC?
61Landscape Assessment Interim Discussion DraftFebruary 2023 Source: Bay Area Council, 2022; CAI, 2022.
• Transit usership by commuters
significantly decreased over the
course of the pandemic and has
yet to return to the pre-pandemic
norm. Nearly half of all commuters
took transit pre -pandemic, while
under one-third were using transit
as of June 2022.
• This may represent increases in
remote work or signify a hesitancy
to return to transit for those workers
who do commute to an office space.
EXHIBIT 55. WHAT IS YOUR BEST GUESS AT THE
PERCENTAGE OF YOUR COMPANY’S BAY AREA
EMPLOYEES WHO TOOK TRANSIT TO WORK BEFORE THE
PANDEMIC AND CURRENTLY?
Q. What has shifted due to the COVID -19 Pandemic?
62Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 56. SHARE OF STARTUPS FOUNDED BY
WOMEN, SAN FRANCISCO & SILICON VALLEY, 2021
Source: Silicon Valley Indicators, 2022; CAI, 2022.
• Over the last ten years, around one -
quarter of all startups in
Silicon Valley were founded by
w omen. The share of women -
founded startups has historically been
lower than San Francisco, and it
declined in both locations since 2019.
• This may represent an opportunity to
activate more women to advance
business activity in Mountain View
and supporting a diverse array of
businesses and business owners is an
emerging theme throughout
stakeholder engagement to -date.
Q. How do diverse businesses play a role in Mountain View? 63Landscape Assessment Interim Discussion DraftFebruary 2023 EXHIBIT 57. BUSINESS OWNER CHARACTERISTICS,
SANTA CLARA COUNTY AND SILICON VALLEY, 2017
Source: U.S. Census American Business Survey, 2017; CAI, 2022. • Santa Clara County’s business
community is not as racially diverse
as Silicon Valley’s as a whole, with
fewer women owned businesses as
well. About half as many business
owners are women or BIPOC in Santa
Clara as in Silicon Valley.
• This may represent an opportunity
to generate business activity in
Mountain View by providing
more support for a diverse business
community.
• Note: Exhibit 57 shows the
breakdown of business owners from
a select set of demographic
characteristics. The latest data is
from 2017 and serves as a general
benchmark rather than as a current
snapshot.
Q. How do diverse businesses play a role in Mountain View? 64Landscape Assessment Interim Discussion DraftFebruary 2023