ATT 1 - Downtown Precise Plan — Mountain View City Council, November 7, 2023

C I T Y O F M O U N T A I N V I E W

DOWNTOWN PRECISE PLAN
November 2024

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DOWNTOWN PRECISE
PLAN P(19)

ADOPTED BY THE MOUNTAIN VIEW CITY
COUNCIL JANUARY 12, 1988
RESOLUTION NO.
14753

AMENDED RESOLUTION
NO.

SUMMARY
February 29, 2000 16457 Update use and development standards in Areas A through G.

April 24, 2001 16597 Incorporate sign requirements and design.

May 25, 2004 16887 Update use and development standards in Areas H, I and J; parking, density, historical preservation and
administrative standards.

November 10, 2015 18002 Modify ground-floor office use in Area J.

October 2, 2018 18248 Designate cannabis businesses as a land use.

June 11, 2019

18347

Amend cannabis business land uses.

December 6, 2022 18746 Update office use in Area H, and development standards and guidelines in Areas A, G, and H.

May 9, 2023 18794 Add an outdoor activities section authorizing outdoor dining and merchandise displays, and repeal and replace sidewalk café references with the allowed outdoor
activities.

September 10, 2024 18922 Amending Land use Table for Areas D, E, H, I, and J.

November 12, 2024 18945 Eliminate minimum parking requirements for residential development or any residential component of a mixed -
use development.

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TABLE OF CONTENTS

Page
I. INTRODUCTION ......................................................................................................................1

A. Goals and Objectives .........................................................................................................1 B. Downtown Boundaries ......................................................................................................2 C. The Vision for Downtown Mountain View .......................................................................4

II. DEVELOPMENT FRAMEWORK............................................................................................8

A. Development Objectives ...................................................................................................8 B. Land Use Policies ..............................................................................................................8 C. Parking Standards and Policies .........................................................................................9 D. Sliding Residential Density Scale ...................................................................................19 E. Preservation of Historic Buildings ..................................................................................22 F. Definitions .......................................................................................................................22

III. AREA-SPECIFIC STANDARDS, GUIDELINES AND PROTOTYPES .............................24

AREA A Evelyn Avenue Block ......................................................................................26 AREA B Franklin Street Residential Transition Area ....................................................36 AREA C Bryant Street Mixed-Use Transition Area .......................................................42 AREA D Castro Central West .........................................................................................48 AREA E Castro Central East ..........................................................................................55 AREA F View and Hope Streets Residential Transition Area .......................................63 AREA G Transit Center Block ........................................................................................68 AREA H Historic Retail District .....................................................................................77 AREA I Civic Center/Eagle Square/Gateway Block .....................................................99 AREA J East of Castro Street Frontage .......................................................................109

IV. SIGN GUIDELINES ..............................................................................................................121

The Downtown Precise Plan Sign Guidelines are contained in a separate document available in the Mountain View Community Development Department.

V. OUTDOOR ACTIVITIES .....................................................................................................122

VI. ADMINISTRATION .............................................................................................................123

VII. APPENDIX A—TRIP REDUCTION STRATEGIES ..........................................................126

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Downtown Precise Plan

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I. INTRODUCTION

A. GOALS AND OBJECTIVES

The purpose of this document is to provide a
coherent framework for downtown
development and preservation, which will
guide future private -sector actions . As a
result of increased development pressure
throughout Santa Clara County, downtown
Mountain View has experienced consider -
able growth and change . The intent of this
Plan is to manage that growth by guiding it
toward the realization of specific urban
design objectives for the downtown . This
document outlines these objectives in terms
of land use policies, and development
standards and design guidelines for
10 specific subareas within the study area as
shown in Figure 2.

Outdoor dining on Castro Street.

B. DOWNTOWN BOUNDARIES

Downtown Mountain View is largely perceived as the four blocks on either side of Castro Street between Evelyn Avenue and Mercy Street, comprising the historic retail district of the City. There is also a mix of uses in the areas on either side of the historic Castro Street commercial district . As shown on the following map (Figure 1), the boundaries of the Downtown Precise Plan include the historic Castro Street retail district, the central office core area and areas south of Mercy Street, including the new Civic Center and City Centre mixed - use project . Downtown Mountain View is surrounded by predominantly single -family neighborhoods. The changes in land use, building scale and activity mark the boundaries between these areas. Mountain View’s Parking Assessment District is another boundary within the Downtown Precise Plan area . The Parking District allows for the assessment o f fees for maintenance of public parking facilities . Additionally, the Revitalization District includes approximately 68 acres and is an area comprising 16 City blocks bounded by Evelyn Avenue on the north, View Street on the east, Mercy Street on the sou th and Franklin Street on the west. In general, the goal of the Revitalization District is to ensure downtown remains vibrant through economic development, building, streetscape and parking improvements, and community outreach.

Downtown Precise Plan Introduction

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Introduction Downtown Precise Plan

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Downtown Precise Plan The Vision for Downtown Mountain View

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C. THE VISION FOR DOWNTOWN MOUNTAIN VIEW

Downtown Mountain View is the historic center and civic focus of the community, and the “heartbeat” of the City . The downtown is characterized by a concentration of activities, including civic functions and cultural events, as well as a vital residential and commercial district, all of which provide a strong focal point for the City. The downtown is a natural place for everyone to come to be a part of important events that affect the whole community . The downtown is also the natural place to go to meet o ne’s friends, relax outdoors over a cup of coffee, pick up some groceries, find entertainment or just go for a stroll.

Castro Street is the functional and symbolic center of the downtown. It is a “townscape,” with pedestrian-scaled street spaces, well defined by attractive buildings and activated by the many people who live and work there . It is a place to get out of the car, a place people will want instinctively to walk, rather than drive, though. It is an active and attractive pedestrian environment, defined by special paving, street furniture and landscaping . Major civic and cultural facilities are located there to contribute to the vitality of the area. Castro Street will be easy to find and identify by creating “gateways” at both El Camino Real and Evelyn Avenue and at its intersection with California Street.

A partnership of the City, the downtown business community and the community as a whole will work together to ensure that adequate parking is provided and that the flow of traffic is both efficient and sensitive to the concerns of nearby residential neighborhoods. The Transit

1988 artist concept of mixed-use development south of California Street.

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Center will continue to be an asset to the downtown, a way of bringi ng people to downtown Mountain View as a destination, a place they can get off, stroll and shop, then return to their homes using public transportation.

The historic retail district of Castro Street will continue to provide a continuous frontage of retail and restaurant uses at the ground level . New buildings will be sensitive to the historic storefront scale and architecture on this street. Side and rear entrances to retail and restaurant spaces will be both attractive and clean, as much a part of the image that merchants present to the community as the front of the buildings.

The remainder of Castro Street provides mixed retail, office and residential uses that extend the active pedestrian character of historic Castro Street . This area in cludes larger -scale buildings, including civic buildings, office buildings, residential projects and mixed -use complexes. Buildings in this end of Castro Street will also have ground -level retail and restaurant uses to ensure that the entirety of Castro Street will be an interesting place to visit.

The single-family residential neighborhoods adjoining the downtown area will be protected by creating a transition between the Castro Street commercial activities and the existing single - family neighborhoods bordering the Precise Plan boundaries. These transition areas will be

Attractive and lively Castro Street stores.

Downtown Precise Plan The Vision for Downtown Mountain View

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developed as multi-family residential or mixed residential and office uses that are compatible with the adjoining single-family neighborhoods.

The various elements of the downtown will strengthen and reinforce each other . Increased housing downtown will mean more peo ple to support daytime and nighttime downtown businesses. People who work in downtown offices will use the restaurants and retail services.

As the downtown becomes increasingly self -sufficient, sustaining a full range of businesses, housing and basic ser vices, the downtown will become an even more attractive place to live and work.

New buildings in the downtown will be designed to fit into the context of the surrounding properties, both in terms of appearance and use. New buildings will be of the highest-quality design, well-crafted and make a contribution to the strong overall downtown character .

Building facades will add richness and detail to the public spaces that they define, and public spaces must work for the people who use them.

New development at the gateway of California
and Castro Streets.

The Vision for Downtown Mountain View Downtown Precise Plan

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Downtown Mountain View is not just a physical space but a community of people. The spirit of this community is one of partnership to make and keep Downtown Mountain View a unique and special place, with its own local character . Everyone will strive to maintain the highest standards of maintenance and cleanliness and encourage constant upgrading and improvement of existing buildings and amenities . Just as the downtown is supported by the broader community, the downtown, in turn, will support the broader community by being an exciting, attractive and vital core, a place that defines what is best about Mountain View . It is in the spirit of this vision that these Precise Plan policies, standards and guidelines are intended to serve.

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II. DEVELOPMENT FRAMEWORK
A. DEVELOPMENT OBJECTIVES

The following objectives are aimed at achieving the stated vision for Downtown Mountain View:

 Enhance the role of Castro Street as the functional and symbolic center of the community by creating an active and attractive pedestrian environment with a fine-grained scale, strong pedestrian connections to adjacent areas across the railroad tracks at Central Expres sway and at El Camino Real, and by including major civic and cultural facilities as focal points along its length.

 Emphasize qualities that contribute to the “community character” of downtown, including preservation of historic structures and design elements.

 Coordinate private development and public improvements in the downtown, allowing for the revitalization of the district in a way that accommodates parking for residential, office and retail activities.

 Promote economic diversification, including opportunities for a variety of retail tenants including those that are larger than currently available while preserving pedestrian -scale design.

 Encourage the development of residential uses as a means of creating an active downtown neighborhood with an attractive daytime and nighttime environment.

 Preserve adjacent residential neighborhoods in the downtown by establishing clear planning boundaries to prevent disinvestment.

 Create a distinctive destination-oriented image and identity for downtown by encouraging high-quality development and public improvements.

B. LAND USE POLICIES

 Concentrate pedestrian-oriented uses along Castro Street and cross streets and extending one block on either side of Castro Street . Create a distinctive, destination-oriented image for the street.

 Focus new office development on the 400 blocks of Castro Street and in Area I.

• Focus new residential development in the Transition Areas and in mixed-use projects throughout the downtown.

Land Use Policies Downtown Precise Plan

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 Ensure that sufficient and well-designed parking is provided for all new development.

Maintain and encourage convenient parking for all uses.

 Preserve and enhance existing residential neighborhoods in and near downtown:

a. Create appropriate transitions in scale and character between the commercial core and existing residential neighborhoods.

b. Prevent commercial overflow parking from encroaching into residential neighborhoods.

c. Link surrounding residential neighborhoods to the downtown core with attractive street improvements and pedestrian connections.

C. PARKING STANDARDS AND POLICIES

1. Objectives

 Facilitate the development of a convenient and accessible downtown by ensuring that adequate parking is provided.

 Provide incentives and shared parking facilities for the creation of a busy and active Castro Street, particularly between Mercy Street and Evelyn Avenue.

 Encourage the use of transit, bicycles, shuttles and other alternatives to the automobile to reduce the demand for downtown parking facilities.

 Encourage public/private partnerships aimed at increasing the supply of parking where it is shown to be needed.

 Provide adequate and well-located parking within the Downtown Precise Plan area to allow for future growth.

 Monitor parking supply and demand, taking into consideration use of alternate modes of transportation.

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2. Parking Requirements in Downtown

The parking standards that follow apply to new development and changes in use in the downtown. There are three distinct parking areas within the downtown. Each of the areas has different parking requirements . Figure 3 shows the boundaries of the parking areas .

Parking regulations in Tables II -2 to II -4 show the pa rking requirements for each of the areas.

Parking in Areas E and H

The Precise Plan has special parking requirements for Areas E and H which vary depending on whether the floor area is on the ground level or upper level, whether it replaces existing floor area or is new and whether it is a change of use . This special set of parking requirements is aimed at preserving the historic pedestrian -scale, storefront character of Castro Street and encouraging certain uses . Parking exemptions also recognize that most of the lots are too small to provide parking on -site. Furthermore, parking exemptions recognize existing investment in development and act as an incentive for new development, particularly retail uses. Needed parking is provided in public parking lots.

Other Areas in the Parking District

In the rest of the Parking District outside of Areas E and H, lots are generally larger and there is more of a possibility of providing parking on -site. In these areas, development incentives are prov ided through parking in -lieu fee allowances and credits for existing building area. However, the parking credits for existing building area will terminate on May 25, 2009 to ensure that intensification of uses in these areas over time does not result in less downtown parking in the future.

Areas Outside the Parking District

New development in Precise Plan areas outside the Parking District is not in close proximity to public parking and, therefore, all parking in these areas must be provided on- site.

In all areas, the Precise Plan does encourage public/private partnerships to develop structured parking as part of new development. In addition, some incentives are provided for mixed-use development.

3. Parking Regulations in the Parking District

Development incentives are provided through parking exemptions in Areas E and H, and credits for existing floor area and payment of in-lieu fees within the Parking District. These incentives have been effective and contribute to the vibrancy of downtown.

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There are three main types of parking regulations applicable in the Parking District of the Precise Plan . These regulations apply to new development and/or changes of use in existing buildings.

a. Parking in-lieu fees;

b. Parking exemptions; and

c. Parking credits.

Parking In-Lieu Fees in the Parking District

Most properties in the historic Castro Street commercial area (Areas E and H) are not physically able to provide parking on -site due to their small size and shape, so they are allowed to pay fees in lieu of providing parking to expand bui ldings or build new ones .

These one -time fees are paid to the Parking District which uses the funds to create additional shared public parking facilities . Shared parking increases parking efficiency reduces parking cost and makes effective use of the par king facilities within the District .

The percentage of parking that can be supplied by paying in-lieu fees varies, depending on the location of the property and the use. The in-lieu fee allowance is highest for properties in Areas E and H, where parking is most difficult to provide on-site.

The percentage of parking that can be provided through the payment of in -lieu fees in the Parking District is shown in Tables II -2 and II-3. The in-lieu fee is based on the cost of building new public parking spaces and is set by resolution of the City Council.

The City Council may approve a higher percentage of in -lieu parking, on a project -by- project basis, for large projects that add quality, diversity or provide neighborhood-serving retail businesses.

Properties outside the Parking District must provide all of the required parking on-site.

Parking Exemptions

Another layer of parking regulations is that most ground -floor uses in Areas E and H, including changes of use, are exempt from any parking requi rements although there are exceptions as shown in the Parking Regulations Table II-2. New ground-floor restaurants and administrative offices are not exempt because they make a greater demand on parking than other uses. They are also required to pay an i n-lieu fee when they move into space previously occupied by another use, or a space which has been vacant for 12 or more months, no matter what the previous use. The fee is set at 50% of the normal in-lieu fee.

Downtown Precise Plan Parking Standards and Policies

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Parking Credit for Replacement of Existing Building Area

The Precise Plan has special parking standards when a new building replaces an existing one. In the Parking District, when existing building area is replaced, there is a credit for existing building area that reduces the amount of parking required for the new building (see Parking Regulations Tables II-2 and II-3). This credit will terminate on May 25, 2009 for those areas in the Parking District outside of Areas E and H.

4. Number of Parking Spaces Required

The parking ratios that follow in Table II -I apply to new developments and uses, expansions and intensifications of use on all properties within the Downtown Precise Plan area (including the Parking District), except as noted in subsequent sections . Figure 3 shows the boundaries of the Downtown Precise Plan, the downtown parking areas subject to the parking regulations explained in Tables II-2 to II-4.

The parking ratios for downtown uses are lower than the City -wide ratios . This is in recognition of the benefit of shared parking facilities, businesses and homes within walking distance and transit access. The percentage reduction varies by use.

Section 36.32.50 (b) (Required number of parking spaces) of the City Code determines when parking may be required for projects within one -half mile of a major transit stop in the entirety of the P(19) Downtown Precise Plan area. When parking is required, or voluntarily proposed, it is required to comply with the development standards in Article X (Parking and loading) of the Zoning Ordinance.

Bicycle parking is required pursuant to Section 36.32.85 (Bicycle parking facilities) of the Zoning Ordinance whenever vehicle parking is provided on-site.

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TABLE II-1
Parking Spaces Required by Land Use

Land Use Type Vehicle Spaces Required
Retail 1 space for each 300 square feet.

Personal Services 1 space for each 300 square feet.

Restaurant 1 space for each 300 square feet.

Offices:

Banks and Financial
Administrative and
Corporate
1 space for each 333 square feet.
1 space for each 333 square feet.

Other Offices 1 space for each 333 square feet.

Medical and Dental 1 space for each 166 square feet.

Residential**

No parking requirement.

Other Uses 90% of existing City standard. (Section A36.37 of Zoning Ordinance).

Mixed-Use
Development
**
The total parking requirements for a mixed -use project shall be calculated based on each nonresidential component. The total required number of parking spaces may be reduced if it can be demonstrated through a parking study that peak parking demands of the individual uses occur at different times of day, or d ifferent days of the week, or in other ways do not occur at the same time or will not be in conflict.

Shared parking must be accessible to all uses at all times of day. The parking study should demonstrate that parking will be adequate for all uses. Shared parking between properties would require recorded easements which cannot be modified without the City’s consent. The parking study will be considered during a public hearing as part of the development approval process.

Affordable or Senior
Housing**
No parking requirement.
*Uses are defined in the Zoning Ordinance, Section 36 (Zoning), Article XVII (Definitions), Division 2 (Definitions).
**Accessible and electric vehicle (EV) charging spaces are required per Chapter 8 of the City Code if parking is voluntarily provided.

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TABLE II-2

PARKING IN AREAS E AND H

GROUND FLOOR
Ground Floor New
Construction:

Replacement of
Existing Floor
Area
New
Construction:

Net New Floor
Area*
Change of Use** Amount of Required
Parking That Can Be
Supplied With In-lieu
Fees
Retail or
Personal
Services
No parking
required
No parking
required
No parking
required
N/A
Restaurants and
Administrative
Offices
No parking
required before
November 25,
2005***
No parking
required before
November 25,
2005
No parking
required before
November 25,
2005***
Up to 100% of required
parking
Parking required
after November 25,
2005***
Parking required
after November 25,
2005***
Parking in-lieu
required at 50% of
usual rate after
November 25,
2005***
Other Uses No parking
required
Parking required No parking
required
Up to 100% of required
parking
* Net new floor area is the gross floor area of the building minus the floor area of the existing building. ** If the new use is the same as the old use, no new parking is required unless new floor area is added. *** After November 25, 2005, Restaurant and Administrative Office uses that occupy space which has been vacant for one year or more
are subject to the 50% parking in-lieu fee. Parking is also required for replacement and net new floor area.

UPPER FLOORS
Upper Floors* New
Construction:

Replacement of
Existing Floor
Area
New
Construction: Net
New Floor Area
Change of Use Amount of Required
Parking That Can Be
Supplied With In-lieu
Fees
Retail or
Personal
Services
No parking
required
Parking required No parking
required
Up to 100% of required
parking
Restaurants
and
Administrative
Offices
No parking
required
Parking required No parking
required
Up to 100% of required
parking
Residential No parking
required
No parking
required
No parking
required
No parking required
Other Uses No parking
required
Parking required No parking
required
Up to 100% of required
parking
*Mezzanines are considered second floors, and square footage will be counted toward parking requirements.

**Outdoor balconies on upper roofs that are open to the sky will not be counted as floor area.

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OTHER AREAS WITHIN THE PARKING DISTRICT
New Construction:

Replacement of Existing
Floor Area
New
Construction:

Net New Floor
Area
Change of Use
Amount of
Required
Parking That
Can Be
Supplied With
In-Lieu Fees
Retail or Personal
Services
Parking required. A credit
of 1 space for every 500
square feet of existing
building area.√ 1
Parking required No parking
required
No parking
required
Restaurants and
Administrative
Offices
Parking required. A credit
of 1 space for every 500
square feet of existing
building area.√
Parking required No parking
required before
November 25,
2005
Up to 20% of
required parking
Parking in-lieu
fee required at
50% of usual fee
after November
25, 2005**
Residential No parking required No parking
required
No parking
required
No parking
required
Other Uses Parking required. A credit
of 1 space for every 500
square feet of existing
building area.√
Parking required No parking
required
Up to 20% of
required parking
√ This credit will expire in May 2009. After May 25, 2009, on-site parking or parking in-lieu fees shall be provided according to Precise Plan parking ratios and in-lieu parking provisions. √ The total number of spaces generated by this parking credit shall be subtracted from the total parking required for the project to determine the adjusted requirement.

* If the new use is the same as the old use, no new parking is required unless new floor area is added.

** After November 25, 2005, Restaurant and Administrative Office uses that have been vacant for one year or more are subject to the 50% parking in-lieu fee.

1 The Parking District has provided, through a prior bond issue, approximately 1,022 parking spaces (as of 2004) supporting approximately 530,000 square feet of nonresidential floor area for a ratio of one parking space per 518 square feet. The one space pe r 500 square foot credit acknowledges the parking spaces that have already been provided for existing downtown floor area within the Parking District.

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Convenient and well-designed Downtown parking.

TABLE II - 4

AREAS OUTSIDE THE PARKING DISTRICT
New Construction:

Replacement of
Existing Floor Area
New Construction:

Net New Floor
Area Change of Use In-Lieu Fee
All Nonresidential
Uses Parking required Parking required No parking
required N/A
Residential Uses No parking required No parking
required
No parking
required N/A

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5. Loading Space Requirements

One loading space shall be provided for new commercial and office buildings over 10,000 square feet. For new buildings over 30,000 square feet, an evaluation of the loading space requirements for the project and a comparison of loading space requirements in similar downtown areas must be supplied by the property owner or developer . The Zoning Administrator may adjust these loading space requirements where there are unique circumstances involving access to the site or where it is demonstrated that the characteristics of the proposed use would require fewer or more loading spaces. Area H is exempt from loading space requirements.

6. Elevator Requirements

Elevators that go between the below-grade parking garage and the podium level (first floor) are required for residential projects with more than 40 units, if parking is provided.

7. Trip Reduction Programs

A 5% reduction in required parking may be approved for office uses provided the developer or building owner agrees to implement and maintain trip reduction programs . Programs shall be tailored to the individual use and shall include a variety of strategies to encourage the use of alternatives to the single-occupant automobile (a list of strategies is included in Appendix A).

8. Public/Private Partnerships

A private developer can build a mixed-use development that provides both public parking and parking for the new development . If the development is on a public parking lot, the developer can partner with the City to provide public parking.

A public /private partnership also provides needed shared parking outside the Parking District. Currently, there is no public parking , and all parking must be on -site, making it difficult to develop smaller parcels. Unlike a potential project within the Parking District, there would be no financing mechanism to pay for the public share. Consideration should be given to developing a financing method if a development opportunity is presented.

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D. SLIDING RESIDENTIAL DENSITY SCALE

1. Objectives

• Establish realistic residential densities based on the number of residential units that are feasible given the standard downtown lot depths and the variety of different lot sizes.

• Provide clear direction to developers about potential residential densities, particularly on smaller sites where feasible densities are lower.

• Promote quality residential projects that are well integrated with surrounding development and appropriate for the size of the parcel.

2. Sliding Residential Density Scale Requirements

It has been demonstrated through architectural
prototypes that the size of a property will determine
the level of residenti al density that is feasible.

Larger properties can accommodate higher densities
because there is substantially better parking
efficiency. This parking efficiency allows more
units per acre of land than is possible on small sites.

The following charts are based on practical densities
for typical downtown properties. They show the
maximum density that will be allowed based on the
size of the property. The minimum required lot sizes
are given in the left column, and the maximum
allowable densities are given in the right column. As
shown in these charts, the highest densities specified
for each of the Precise Plan areas will only be
allowed on larger sites.

Sliding residential density scale requirements do not
apply to Area H, the Castro Street frontage of Area J
or the Hope Street frontage of Area J between El
Camino Real and Fairmont Avenue. The sliding
residential density scale was primarily developed for
the areas of the Plan that transition to lower density single and two -family residential developments with larger lots. By comparison, Area H is the core of the downtown commercial district and has a distinctly different development pattern and intensity than the Transition Areas. There are many smaller lots.

Downtown Precise Plan Sliding Residential Density Scale

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1. Chart 1. Sliding Scale for Area B and Hope Street Frontage of Area J*

Minimum Lot Area
(Square Feet)
Number of Residential
Units
Allowable Density
(units/acre)

Less than 7,500

1 (plus companion unit)

6 7,500 2 12
10,000 4 20
11,250 6 24
15,000 11 30 (max. density)
22,500 N/A 30 (max. density)
*Except Hope Street frontage between El Camino Real and Fairmont Avenue, which is up to 50 du/ac.

2. Chart 2. Sliding Scale for Area F

Minimum Lot Area
(Square Feet)
Number of Residential
Units
Allowable Density
(units/acre)

Less than 7,500

1 (plus companion unit)

6 7,500 2 12
10,000 4 20
11,250 7 27
15,000 11 32
22,500 19 38 (40 max. density)

2 Companion units are small secondary units (generally 700 to 900 square feet) that can be added to properties with existing single- family homes. The development standards and requirements for companion units are specified in Section A.36.12.040(B) of the Zoning Code, except as may be specifically amended by this Precise Plan.

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Chart 3. Sliding Scale for Areas A, C, D, E, G, and I

Minimum Lot Area
(Square Feet)
Number of Residential
Units
Allowable Density
(units/acre)

Less than 7,500

1 6
7,500 2 12
10,000 4 20
11,250 8 32
15,000 13 38
22,500 22 43
45,000 50 50 (max. density)

3. Density Adjustment for One-Bedroom Units and In-Lieu Parking

The sliding density charts are based on all the required parking being on-site and a parking requirement of 2 spaces plus 0.3 guest space per unit (as required for two - and three - bedroom units) . One-bedroom and studio units require less parking (1.5 spaces plus

0.3 guest space per unit) and, therefore, more units are feasible per acre of land and the practical density is higher. Also, some housing projects may be in the Parking District, and 100% of the required guest parking could be satisfied through payment of an in-lieu parking fee rather than providing the parking on -site. This would also r esult in a higher feasible density.

In situations where on-site parking has been reduced from the usual standards, the Zoning Administrator may allow a density increase . This increase may not exceed 20 % of the allowable density under the sliding -scale ch arts, and it must be demonstrated that the project does not compromise any other development standards or design guidelines for the property. Calculations for an increase in density will be pro-rated based on the magnitude of change in on-site parking, for example, the percentage of one-bedroom and studio units or the amount of in-lieu, off-site parking.

4. Senior Housing, Affordable and Efficiency Studios Housing

The sliding density scale does not apply to senior housing, efficiency studios and housing affordable to low -income and very low -income households as defined in the Zoning Ordinance. Higher densities are possible for these types of housing due to the small size of the units and reduced parking demand.

Downtown Precise Plan Preservation of Historic Buildings

22 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

E. PRESERVATION OF HISTORIC BUILDINGS

Downtown Mountain View is the symbolic and historic center of the City . The vision for downtown is to preserve the mix of buildings, the pedestrian -scaled environment and the carefully designed public spaces that contri bute to its special community character .

Downtown’s late 19th and early 20th Century buildings contribute historic character and distinctiveness to this desirable pattern and mix of buildings . Some of the buildings may be listed on the City’s Register of Historical Resources (Register) because of their architectural distinction or their association with the City’s prominent early citizens . Changes to these buildings are governed by the City’s Ordinance for the Preservation of Historical Resources.

New buildings must also be sensitive to the historic storefront scale and architecture of the downtown. This is assured through the Precise Plan Design Guidelines which require that new buildings fit into the context of the surrounding properties . The archite ctural treatment recommendations on Page 82 illustrate the key historic storefront characteristics.

F. DEFINITIONS

Zoning Ordinance definitions shall apply with the following additional interpretations.

1. Building Height

Building height is defined in the Zoning Ordinance and shall be measured accordingly. In addition, the following definition applies below-grade parking structures that do not extend more than 4’ above grade will not be counted as a story for the purposes of determining building height. For example, a building with a below -grade parking structure 4’ above grade and a three -story building above the parking structure will be considered a three - story building.

2. Front Building Setback

Generally, the front building setback will be measured fro m the front property line .

However, in some areas of downtown, the front property lines extend into an adopted street plan line or street improvements. If the front property line is not the same as the adopted street plan line, then the front setback shall be measured from the adopted plan line as more specifically described in the Zoning Ordinance. There are a few areas of the Precise Plan where the front building setback is measured from the curb, and this has been noted in the development standards for those areas.

Definitions Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 23

The Mockbee Building, originally constructed in 1906.

3. Offices

A facility used for business or personal services involving information processing, clerical work, consulting and record-keeping rather than sale or manufacturing of goods. The term “office” shall include, but not be limited to, general business offices and personal service offices such as tax preparation offices and real estate offices, but does not include banks and other financial offices, medical, dental or related health care services, administrative offices or research and development uses.

4. Open Space Calculations

The calculation of open space shall be based on the definition of “open area” in the Zoning Ordinance. In addition, open space may include open area above parking structures on the parking podium.

Downtown Precise Plan

24 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24))

III. AREA-SPECIFIC STANDARDS,

GUIDELINES AND

PROTOTYPES

A. PLANNING AREAS WITHIN THE DOWNTOWN

Although a major objective of this development program is to promote a coherent and cohesive downtown, it is recognized that the downtown is diverse, with subareas that have their own unique characteristics. In order to create a development program that is appropriate to these diverse conditions, 10 “action” areas have been identified within the downtown. As illustrated on Figure 2, these include:

Area A—Evelyn Avenue Block Between Evelyn Avenue, Bryant Street, Villa Street and Franklin Street.

Area B—Franklin Street Blocks Residential transition blocks between Villa and Mercy Streets.

Area C—Bryant Street Blocks Mixed-use transition blocks between Villa and Mercy Streets.

Area D—Castro Central West Office core area defined by Castro Street, Mercy Street, Bryant Street, and California Street.

Area E—Castro Central East Defined by Castro Street, Mercy Street, Hope Street and California Street.

Area F—View/Hope Streets Residential transition areas that are the half-block on Hope Street between California and Dana Streets and the half - block on View Street generally between Dana and Villa
Streets.

Area G—Transit Center Blocks located closest to the transit center and defined by Evelyn Avenue, View Street, Villa Street and Hope Street and the half -block on Hope Street between Villa and Dana Streets.

Area H—Historic Retail District The six-block Historic Retail District flanks Castro Street between Evelyn Avenue and California Street.

Area I—Civic Center The Civic Center/Eagle Square/Gateway Center blocks on the west side of Castro Street between Mercy Street and El Camino Real.

Area J—Castro Street East The blocks between Castro Street and Hope Street and between Mercy Street and El Camino Real.

Planning Areas Within the Downtown Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 25

In order to fulfill the City’s objectives and the urban design concept for the downtown, a series of development strategies has been devised for each of these subdistricts . While these strategies address specific issues related to each of the subdistricts, they are also aimed at creating a consistent set of policies for the entire downtown area . In addition to the strategy, specific development requirements and design guidelines have been prepared for each of the subareas . Development requirements specify such factors as use, intensity, height, bulk, yards, setbacks, ground-level uses, parking and service area requirements. These development controls are based on an understanding of a range of development prototypes that could result from application of the development standards and guidelines. Design guidelines, on the other hand, are intended as recommendations for the architectural treatment and organization of buildings and open space and are the suggested criteria for reviewing projects during the design review process.

1988 artist concept of Castro Street near City Hall.

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

26 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) AREA A. EVELYN AVENUE BLOCK
A. DEVELOPMENT STRATEGY

The Evelyn Avenue block is a highly visible edge of
the downtown and is envisioned as having a mix of
commercial and residential uses . Retail businesses,
restaurants, and active uses would be focused on Villa
Street, which is one of the principal entrances to
downtown. On Villa Street, ground -level businesses
should be primarily retail stores and restaurants.

The historic buildings in Area A contribute to the
character of downtown . New developments on Villa
Street should be a visual extension of Castro Street
storefronts, should support the transition of building
massing and activities from the commerci al district
and be sensitive to the existing buildings in the area.

Interesting building facade materials and varied roof
forms are encouraged to provide visual interest .

Residential projects must be designed to minimize the
noise and ground vibration im pacts from Central
Expressway and the Caltrain line.

Attention must be given to upper-level treatment and detailing that is recognizable and distinctive from a distance (colorful canopies, fenestration, interesting roof forms, facade ornamentation, etc.).

Parking requirements for Area A are described in Section II.C, Parking Standards and Policies. To maintain an attractive and lively pedestrian environment, parking should be below-grade or in parking structures. Curb cuts should be minimized to promote traffic and pedestrian safety and create cohesive landscaping and building facades.

B. USES

1. Permistted and Provisional Uses

Table A.1: List of Permitted and Provisional uses in Area A.

Use Fronting Villa Street Other locations
Ground Level Upper Levels
Retail, not including drive-up or drive-in services P P PUP Art galleries P P PUP
Personal services P P PUP
Fig. A.1: Area A
Area A. Evelyn Avenue Block

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CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 27 Use Fronting Villa Street Other locations
Ground Level Upper Levels
Restaurants, including serving of alcoholic
beverages clearly ancillary to food service; not
including drive-up or drive-in services

PUP PUP PUP

Business services P P PUP
Child-care centers PUP
Hotels PUP
Theatre, entertainment and indoor recreational
uses

PUP PUP PUP
Offices, not including administrative offices P P PUP
Administrative offices PUP P PUP
Residential, up to 50 units per acre P P
Efficiency studios PUP
Senior housing at up to 60 units per acre PUP
Surface parking and parking structures that meet
the standards in Section II.C

PUP PUP PUP
Other businesses or service establishments which
are determined by Zoning Administrator to be of
a similar character as listed in this table

PUP PUP PUP
P – Permitted Use; PUP – Provisional Use Permit

2. Prohibited Uses along Villa Street and the Remainder of the Block a. Bars and nightclubs serving alcoholic beverages not ancillary to food service.

C. DEVELOPMENT REQUIREMENTS
For preservation and restoration of Historic Resources, refer to the Historic Ordinance for development requirements and standards.

Table A.2: Development requirements in Area A.

Development
Requirement
Parcels Fronting Villa Street Other parcels
Maximum Height 50’
Maximum FAR 1.85
Front and Side Yard
Setbacks
5’
Zoning Administrator may allow a
deviation if it improves the quality
of the project and enhances the
commercial storefront character of
the downtown district.
5’
Rear Yard Setback
(Buildings)
15’
Rear Yard Setback (Below
and at-grade parking)
5’
Setback Encroachments Porches, steps, landings, or terraces may encroach into these areas as long as more than 50% of the setback area is reserved for landscaping.

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

28 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

D. DESIGN STANDARDS AND GUIDELINES

1. Development Massing
Standards
S1. For developments adjacent to historic buildings, the building massing shall step down to be a maximum of 10’ taller than the height of the adjacent historic building for a minimum of 10’ from it (see Fig. A.3).

S2. A character change shall be provided at least every 75’ (see Fig. A.3). Character changes include at least two of the following: changes to primary colors, changes to primary materials, and changes to primary wall planes. Projects may elect to provide a massing break in lieu of or in addition to a character change. Massing breaks shall be minimum 4’ deep and 10’ wide.

Guidelines
G1. Massing breaks, step-backs and/or step-downs should be provided to create transition to Trees in Setbacks Side and rear setbacks shall have trees that are 24” box size at a minimum spacing of 30’ on center.

Upper Floor Stepbacks 10’ step-back above 2 stories from ground level.

Encroachment in the step-back is
allowed for block corner features
for a maximum width of 20’.

No minimum
Minimum Open Space
(Projects containing
Residential)
30% of lot area
Minimum Open Space
(Non-Residential Projects)
20% of lot area.

The Zoning Administrator may allow a reduction if it improves the quality of the project and enhances the commercial storefront character of the downtown district.

Minimum ground floor
height (Non-residential)
10’ (finished floor to ceiling clear height)
Finished ground floor
elevation (residential units)
Within 5’ above sidewalk level (see Fig. A.4)
Fig. A.2: Illustrative Section Area A
Area A. Evelyn Avenue Block

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 29 existing surrounding development (see Fig. A.3).

G2. Special corner features should be incorporated at corner parcels . These may include but are not limited to display windows, corner roof features, taller massing and change in materials (see Fig. A.3). See Table A.2 for allowed exceptions for corner features.

2. Ground Level Treatment and Facade
Articulation
Standards
S1. Street- and public open space-facing
building facades shall be articulated in
increments of up to 25’ width using
architectural and structural elements such
as columns, fenestration patterns, entry
alcoves, or changes in facade planes and
materials (see Fig. A.3).

Guidelines
G1. Commercial development should meet
ground-level treatment guidelines outlined
in the Historic Retail District.

Fig. A.4: Finished ground floor elevation for
residential developments within 5' of sidewalk.

Fig. A.3: Example of stepdown adjacent to historic buildings and taller massing at the block corner.

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

30 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) G2. Pedestrian-level articulation should
include storefront detailing, facade
ornamentation, special materials, flower
boxes, and other improvements to
reinforce the pedestrian nature.

3. Entrances
Standards
S1. Primary pedestrian access to street-facing
ground-level uses shall be along the public
street.

S2. Street-and public open space-facing
entrances shall be recessed from the
building facade by at least 3’ creating a
minimum 6’ wide entry alcove (see Fig.

A.5). Existing nonconforming alcoves
shall be updated to meet this standard if
the street-facing building facade is
structurally modified.

S3. Ramps and/or steps provided at entrances
shall not encroach in the public right-of-
way.

Guidelines
G1. Access to individual ground floor
residential units should include a
transition from public to private areas using front porches, steps, stoops, landscaped setbacks, or similar features (see Fig. A.6).

G2. Residential and commercial entrances in mixed-use developments should be distinct and easily identifiable.

Fig. A.5: Building entrances shall be recessed by 3'
from the public right-of-way.

Fig. A.6: Access to ground floor residential units
from the sidewalk using stoops.

Area A. Evelyn Avenue Block

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CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 31

4. Windows
Standards
S1. At upper floor building facades, punched
windows shall be provided.

S2. A minimum of 90% of upper floor
windows on street-or public open space-
facing building facades shall be designed
such that (see Fig. A.8):
a. The total width of windows is not
greater than 9’ feet.
b. Windows are at least 12” apart.
c. Windows with width-to-height ratio greater
than 2:3 shall include vertical mullions such
that each panel is not greater than 2:3
width-to-height ratio.

S3. Windows shall be inset from the building
facade or window trim by at least 2” to create
shade and shadow detail (see Fig. A.7).

S4. Mirrored or reflective glass is not allowed on a street-or public open space-facing building facade at any level.

Fig. A.7: Windows inset from the building
facade add to the richness of the building
facade.

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

32 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

5. Roof Treatment
Standards
S1. Continuous roof lines greater than
75’ shall be broken up using step-backs,
changes in parapet or roof heights and/or
by using a combination of roof forms (see
Fig. A.10). This does not apply to step-
back floors.

S2. Parapet caps shall be provided at the
street-facing building facade. Where
provided, cornices and parapet caps shall
be at least 6” deep and 6” tall (see Fig.

A.9). This standard does not apply to step-
back floors.

S3. Rooftop equipment shall be fully screened
from public/street view using architectural
elements including but not limited to
parapets and screens.

Fig. A.9: An example of roofs with a parapet cap
and a cornice.

Fig. A.8: Upper floor windows shall have a vertical proportion.

Area A. Evelyn Avenue Block

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 33 Guidelines
G1. When roof decks are added as a
common open space or recreational
facility, all mechanical and service
equipment should be screened from the
common open space.

6. Building Materials
Standards
S1. Street-facing and public open space-
facing building facades shall have one
primary material that has a traditional
appearance, such as stone, brick, stucco,
or wood.

Guidelines
G1. Secondary materials for building
facades may include modern and/or
decorative elements such as glass,
metal, tile etc.

G2. Roofing materials and accenting
features such as canopies, cornices, tile
accents, etc. should offer color
variation.

G3. Residential building materials should
include quality details such as wrought
iron, wood-framed windows, wood
brackets and tile roofs.

7. Open Space
Standards
S1. Ground-level common open spaces that have walkways or pathways shall be at least 10’ wide with a minimum of 6' wide walkway (see Fig. A.13).

S2. Raised planters provided at street-facing or public open space-facing setbacks shall not be taller than 3’ (see Fig. A.12).

Guidelines
G1. Building setback areas along streets and common open spaces within a development should be landscaped using California native trees and/or shrubs.

Fig. A.11: Outdoor seating for commercial buildings
along streets.

Fig. A.10: Interesting roof forms are encouraged
throughout the downtown.

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

34 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

8. Parking
Standards
S1. When surface parking is provided
on-site, it shall be:
a. Setback at least 5’ from the street- or
public open space-facing property
line.
b. Screened from the street using
architectural and/or landscaping
elements that are at least 3’ but no
greater than 5’ tall.

S2. Below grade parking shall not extend
more than 4’ above grade (see Fig.

A.14).

S3. Ventilation exhaust or equipment for
below grade parking shall not front
public sidewalks or accessways (except
the alley). If located along a street-
facing facade, there shall be a minimum
5’ wide landscape buffer between the
building and the sidewalk (see Fig. A.14).

Guidelines
G1. Where feasible, primary vehicle access should be from an alleyway that extends from Bryant Street to Franklin Street along the southern property lines of the residential areas.

Fig. A.14: Below grade parking illustration.

Fig. A.13: At least 10’ wide open space with a
minimum of 6’wide walkway.

Fig. A.12: Raised planters in setbacks shall not be
taller than 3'.

Area A. Evelyn Avenue Block

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 35

9. Services and Trash Areas
Standards
S1. New food service uses and new buildings
shall provide trash enclosures within the
envelope of the building. Enclosures shall
comply with any latest enclosure
dimension standards.

S2. Loading areas in new buildings shall be
within the envelope of the building.

S3. All trash service and loading access shall
be off an alley, if available . If not
available, it shall be loc ated in a well -
screened location, away from residential
uses.

S4. All trash and loading areas outside the building envelope shall be screened from public view using landscape and architectural elements (see Fig. A.15).

Guidelines
G1. Screens, enclosures, and any other devices used to screen service facilities such as trash and loading areas should be consistent with the overall building architecture in form, material, and detail.

10. Site Access
Standards
S1. For developments with less than
50 parking spaces, a maximum of one
curb cut shall be provided.

S2. Curb cuts shall be a maximum of
12’ wide for one-way driveways and a
maximum of 22’ for two-way driveways
unless otherwise required by City
ordinance or policy (see Fig. A.16).

S3. Curb cut s and parking shall not take up
more than 42’ of any street- or public open space-facing frontage (see Fig. A.16).

Guidelines
G1. For developments with more than 50 parking spaces, no greater than two curb cuts should be provided.

11. Noise and Ground Vibrations
Standards
S1. Residential projects within 300' of Evelyn Avenue right-of-way shall prepare a noise and vibration analysis by a certified acoustical engineer identifying impacts and measures to reduce impacts.

Fig. A.16: Diagram illustrating curb cut widths
Fig. A.15: Trash area screened from public view
using architectural elements.

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

36 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) AREA B. FRANKLIN STREET RESIDENTIAL TRANSITION AREA

A. DEVELOPMENT STRATEGY

The preservation of downtown
neighborhoods is an important objective,
requiring that new development in the
downtown transition sensitively to the one -
and two -story single -family homes in
surrounding neighborhoods. To ensure such
a transition, Area B along Franklin Street
between Villa and Mercy Streets has been set
aside primarily for residential use . This area
has a strong residential character . Existing
development is primarily one or two-story
single-family homes and small apartments .

Franklin Street defines the boundaries of the
Precise Plan and the edge where the
commercial downtown district transitions to
the surrounding residential neighborhoods.

Residential development in this area is
envisioned at a scale and density to create an
appropriate transition between the mixed-use
zone on Bryant Street and the residential
neighborhoods to the west . Limited
neighborhood-serving commercial uses can
be allowed on the corners of the cross -street
where it can be found that they are beneficial
to the neighborhood.

Height limits within this district are
also intended to provide a proper transition in
scale between the mixed -use zone and the
single-family homes of the neighborhoods . A maximum three story “restricted” building height is proposed for this area . This re quires the third floor to be tucked into the roofline to reflect the residential architecture of the area. Most of Area B is not in the Parking District, so parking must be provided on-site in these areas. Parking must be fully below grade to be compatible with the at-grade, single-family homes on the other side of Franklin Street or on small sites may be well-screened surface parking.

Area B. Franklin Street Residential Transition Area Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 37

B. DEVELOPMENT STANDARDS

1. Permitted and Provisional Uses

Principal Permitted Uses

a. Residential dwellings up to 30 units per acre.

b. Companion units on lots with more than 5,000 square feet.

Provisional Uses

a. Senior housing up to 50 units per acre.

Additional Provisional Uses on Cross Streets and Corner Properties

a. Neighborhood-serving retail and personal services;

b. Public and quasi-public buildings and uses of a recreational, educational, religious, cultural or public service type; and

c. Any other use which is determined by the Zoning Administrator to be of the same general character as listed above.

Prohibited Uses

a. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or establishments serving alcoholic beverages not ancillary to food service.

2. Building Height

Buildings may be a maximum of three stories provided that the third floor is tucked into the roofline, so that the building looks like a two-story structure. For this restricted three- story height, the eave height shall not be higher than 22’ from the curb and the total height to the peak of roof shall not exceed 35’ in height.

3. Floor Area Ratio

The maximum floor area ratio is a 1.1 FAR.

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38 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

4. Front Yard Setback

A minimum 13’ front yard building setback is required for buildings and parking structures.

Porches and steps may encroach up to 4’ into the front setback area, provided they are incorporated into an integrated landscape concept where the majority of the setback area is reserved for landscaping.

5. Side Yard Setback

A minimum 5’ side yard building setback is required for buildings and parking structures.

Landings and access steps may encroach into the side setback area as long as most of the side yard setback area is still reserved for landscaping . Trees that are 24” box size at a minimum spacing of 30’ on center must be planted in this area to provide a landscaped buffer.

6. Rear Yard Setback

A minimum 15’ rear yard setback is required for buildings and parking structures. Surface parking and detach ed garages up to a maximum height of 15’ are permitted to be built within the rear yard but must maintain a minimum 5’ setback from the rear property line .

Stairs or terraces to provide access to this area from podium open space may encroach into a portion of this space. Trees that are 24” box size at a minimum spacing of 30’ on center must be planted in this area to provide a landscaped buffer.

7. Open Space

For residential projects, a minimum of 50% of the site area must be devoted to open space.

For nonresidential projects, a minimum of 30 % of the site area must be devoted to open space. The Zoning Administrator may reduce the required open space for nonresidential projects where it is found that such a reduction improves the quality of the proj ect and enhances the commercial storefront character of the downtown district. Landscaped open space areas must include large specimen trees, flower beds and grassy areas.

Illustrative Section Area B.
1" = 50'
Area B. Franklin Street Residential Transition Area Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 39

8. Ground-Level Treatment

To ensure continuity with the adjacent residential neighborhood, all ground -level units adjacent to Franklin Street must have their principal means of pedestrian access from the sidewalk along the street . Provisional uses with exceptional design may be permitted a degree of variation from this requirement.

9. Walls and Fences

Freestanding walls or fences over 3’ high are not permitted within required yards along streets. Fencing along interior property lines should maintain the residential character of this area and be made of wood or similar “good neighbor” fencing.

10. Parking

Most properties in Area B are not in the Downtown Parking District. Parking requirements for Area B are described in Section IIIC, Parking Standards and Policies.

Below-grade parking must maintain the predominant at -grade relationship of homes on Franklin Street and cannot extend more than 18” above grade . Below-grade parking structures should have no ventilation exhaust shafts or grilles adjacent to public sidewalks or accessways.

11. Service Access

Trash and loading areas should be well screened from public view and located away from adjacent residential uses. On-site trash receptacles should be consolidated in one area that is easily accessible for garage pickup from a street or alley.

C. DESIGN GUIDELINES

These are recommendations for the architectural treatment and organiz ation of buildings and open space and are the suggested criteria for reviewing projects during the design review process.

1. Building Massing

In order to maintain the residential scale of the area and to reflect the character of the adjacent single-family neighborhoods, the massing of residential development should be designed so that individual units are identifiable in the building form. Variation in the roof line throughout the project is encouraged.

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40 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

2. Roof Treatment

Sloping roofs that are frequently interrupted by dormer windows, loggias, chimneys and other design elements are preferred to long expanses of uninterrupted roof. The roof line of the development should be broken at minimum intervals of 25’ to avoid large expanses of horizontal and vertical wall surface.

3. Windows

Building openings should be well proportioned and composed to give the building fa cade variation of light and shadow.

4. Ground-Level Treatment

The finish floor elevation of ground-level units should be no greater than 18” above grade.

The street-level frontage along Franklin Street should be visually interesting with frequent unit entrances and the primary orientation and configuration of development parallel to the street. Entry porches along the street are encouraged. Long runs of exposed exterior stairs, however, should be avoided. Parking structures, mechanical spaces, vent shafts, etc. should not be visible from the street or sidewalk.

5. Facade Treatment

The facade treatment of residential complexes should distinguish the individual units, with the building wall broken along the street at intervals no greater than 25’. Walls should be well detailed and constructed and should be interrupted by well -composed window openings that give variety, shadow and interest to the elevations. Large expanses of blank walls should be avoided.

6. Building Materials

Residential development should make use of materials, colors and architectural vocabularies that are compatible with those of the California bungalow and Craftsman - style homes that dominate the residential fabric of the downtown neighborhoods.

7. Walls and Fences

Walls and fences should be designed to be compatible with the building vocabulary, and should be divided into modules that offer scale, shadow and variation along their length .

Long expanses of unarticulated or unbroken walls and fences should be avoided.

Area B. Franklin Street Residential Transition Area Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 41

8. Parking Treatment

Surface parking areas should take up no more than 50% of the open space area and should be generously landscaped and screened from street views. Covered parking garages should be no higher than 15’ in height measured to the peak of the roof, with the structure itself well integrated within the architectural vocabulary and configuration of the building.

9. Curb Cuts

Curb cuts should be minimized along Franklin Street. A maximum of two curb cuts should be provided for projects requiring more than 30 parking spaces; for projects with less than 30 spaces, only one curb cut should be provided . One-way driveways should have curb cuts no greater than 12’ in width; two-way driveways should have curb cuts no greater than 22’ in width.

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

42 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) AREA C. BRYANT STREET MIXED-USE TRANSITION AREA

A. DEVELOPMENT STRATEGY

Large parcels and the possibility of parcel
assembly in Area C create attractive
opportunities for development that contributes
to the improvement and diversification of
downtown. Area C is experiencing significant
change since many of the properties are being
redeveloped. A critical aspect of new
development on these blocks is the creation of
an appropriate transition between the
residential neighborhoods and the downtown.

Development along Bryant Street should
create well-scaled and articulated street walls
facing the downtown, giving strong definition
to the retail district and creating a distinct
character for these streets . A three -story
height r estriction and FAR limitations will
ensure an appropriate transition with Castro
Street and to the scale of buildings in adjacent
areas.

The mixed -use zone along Bryant Street
offers the opportunity for higher -intensity
uses that can help to activate the downtown.

These uses are envisioned as higher -density,
multi-family residential and commercial/
office uses that will contribute to the creation
of an active daytime and nighttime
environment in the downtown area.

The character of these blocks will be si milar to traditional urban neighborhoods, with residential uses on the midblock properties and commercial uses on the corners . This will create a recognizable and consistent pattern of development that will minimize conflicts between commercial and reside ntial uses. It will also strengthen the historic Castro Street district as the main street of Mountain View.

Most of the parking in Area C will be on -site parking, with some guest and customer parking allowed on the adjacent public parking lots . Some front setback is required on Bryant Street to screen below-grade parking structures, provide more landscaping and privacy for residential projects and create a distinctive character for this street.

Area C. Bryant Street Mixed-Use Transition Area Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 43

B. DEVELOPMENT STANDARDS

1. Permitted and Provisional Uses

Permitted Uses on Mid-Block Properties

a. Residential uses at a density up to 50 units per acre.

Permitted Uses on Cross Streets and Corner Properties

a. Retail, not including drive-up or drive-in services;

b. Offices on the upper levels (second to third floors);

c. Art galleries;

d. Personal and business services; and

e. Residential uses at up to 50 units per acre on the upper levels (second to third floors).

Provisional Uses on Mid-Block Properties

a. Uses that are permitted uses on cross streets and corner properties;

b. Restaurant, including serving of alcoholic beverages clearly ancillary to food service; not including drive-up or drive-in services;

c. Mixed-use projects with a minimum site of one-half acre and a 150’ frontage;

d. Senior housing at densities up to 60 units per acre;

e. Efficiency studios;

f. Hotels;

g. Child-care centers;

h. Temporary at-grade parking;

i. Surface parking and parking structures that exceed 4’ above finished grade; and

j. Any other use which is determined by the Zoning Administrator to be of the same general character as listed above.

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

44 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Provisional Uses on Cross Streets and Corner Properties

a. Ground-floor residential uses at densities up to 50 units per acre;

b. Ground-floor office uses;

c. Restaurant, including serving of alcoholic beverages clearly ancillary to food service; not including drive-up or drive-in services;

d. Senior housing at densities up to 60 units per acre;

e. Efficiency studios;

f. Hotels;

g. Child-care centers;

h. Temporary at-grade parking;

i. Surface parking and structures that exceed 4’ above finished grade; and

j. Any other use which is determined by the Zoning Administrator to be of the same general character as listed hereinabove.

Prohibited Uses on Mid-Block, Cross Streets and Corner Properties

a. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or establishments serving alcoholic beverages not ancillary to food service.

2. Building Height

Maximum building height is three stories.

3. Floor Area Ratio

The maximum floor area ratio is a 1.4 FAR.

4. Front Yard Building Setback

Buildings and parking structures must be set back at least 5’ from the front property line .

Porches and steps may encroach into the front setback area, provided they are incorporated into an integrated landscape concept where the majority of the setback area is reserved for landscaping.

Area C. Bryant Street Mixed-Use Transition Area Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 45

Illustrative Section Area C.

5. Side Yard Setback

Buildings and parking structures must be set back at least 5’ from side property lines .

6. Rear Yard Setback

Buildings must be set back at least 15’ from the rear property line. Parking structures must be set back at least 5’ from the rear property line . Stairs or terraces to provide access to this area from the podium open space may encroach into a portion of this space. Trees that are 24” box size at a minimum spacing of 30’ on center must be planted in this area to provide a landscaped buffer.

7. Open Space

For residential projects, a minimum of 30% of the site area must be devoted to open space.

For nonresidential p rojects, a minimum of 20 % of the site area must be devoted to open space. The Zoning Administrator may reduce the required open space for nonresidential projects, where it is found that such a reduction improves the quality of the project and enhances the commercial storefront character of the downtown district. Landscaped open space areas must include evergreen trees for screening, specimen trees for visual color and attractive shrubs and ground cover.

8. Parking

Most properties in Area C are within the Downtown Parking District . Parking requirements for Area C are described in Section II.C, Parking Standards and Policies.

1" = 50'

Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes

46 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Surface parking is strongly discouraged, although limited surface parking areas that are screened from streets and have gen erous landscaping may be permitted by the Zoning Administrator through a use permit process . Below-grade parking shall not extend more than 4’ above grade and ventilation exhaust grilles or shafts should not be adjacent to public sidewalks or accessways. Any on-site parking garage must be accessed in a safe, attractive manner and must not interfere with the orderly flow of traffic on public streets and parking lots.

9. Service Access

C. DESIGN GUIDELINES

These are recommendations for the architectural treatment and organization of buildings and open space, and are the suggested criteria for reviewing projects during the design review process.

1. Development Massing

The massing of development should be designed to reflect the Historic District’s diverse character and scale and its relatively narrow parcel increments of 25’ to 50’.

2. Ground-Level Treatment

Primary access to all ground -level uses should be from the street and sidewalk .

Commercial development should meet the guidelines for ground -level treatment outlined in the Historic Retail District . The finished floor elevation of commercial development should not be greater than 1’ above sidewalk level . Residential development may have a finished floor elevation up to 5’ above sidewalk level to provid e more interior privacy for residents. Entry porches along the street are encouraged to bridge this change in elevation and connect these units to the sidewalk. The street-level frontage of residential projects on Bryant Street should be visually interes ting with frequent unit entrances and strong orientation to the street.

3. Building Materials

Building materials should be richly detailed to provide visual interest and should conform to the guidelines for the Historic Retail District outlined above.

Area C. Bryant Street Mixed-Use Transition Area Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 47

4. Site Access

Curb cuts should be minimized along Bryant Street and, if required, should be located on the east-west streets to maximize visibility and accessibility for traffic circulating between Shoreline Boulevard and Castro Street . Entries to below-grade parking should also be located to the side of a project, rather than the middle, to allow for a more integrated building form and cohesive landscaping.

A maximum of two curb cuts should be provided for projects requiring 30 parking spaces or more; for projects with less than 30 spaces, only one curb cut should be provided. One- way driveways should have curb cuts no greater than 12’; two-way curb cuts should be no greater than 22’.

Downtown Precise Plan Area E. Castro Central East
48 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) AREA D. CASTRO CENTRAL WEST

A. DEVELOPMENT STRATEGY

This block is distinct from the historic Castro
Street district to the north because of the high-
rise Mountain Bay Plaza building . Area D is
the central core for downtown office
development. Substantial building heigh ts
and development intensity are intended to
create a visual focal point for the downtown
district and an identifiable core area . The
new, high -quality office development at the
intersection of Castro and California Streets
that creates more downtown employment near
transit, shopping, dining and housing options.

In addition, this development provides a
height transition between the one - to three -
story structures along Castro Street and the
12-story, 150’ high Mountain Bay Plaza.

The intersection of Calif ornia and Castro Streets is one of the gateways into downtown .

Buildings on this corner should be particularly well designed, with distinctive architectural features and superior building materials . The ground floors should be devoted primarily to high-quality retail uses that need the large floor plates . Ground-floor uses should present an open, active and pedestrian-oriented storefront.

Parking on this block typically will need to be provided on-site since none of the properties are in the Parking District and so in -lieu parking is not permitted . To maintain an attractive and lively building facade, parking should be in fully below-grade structures.

B. DEVELOPMENT STANDARDS

1. Permitted and Provisional Uses

Principally Permitted Uses

a. Retail, not including drive-up or drive-in services;

b. Offices on the upper floors (second to eighth floors);

c. Restaurants on the ground level, including serving of alcoholic beverages clearly ancillary to food service; not including drive-up or drive-in services; and

d. Indoor recreation and fitness centers, with or without the serving of beer and wine clearly ancillary to recreation use.

Area D.: Castro Central West Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 49 Provisional Uses

The following provisional uses will be allowed if they can sufficiently demonstrate that they will generate pedestrian activity and streetside interest compatible with the goal of maintaining continuous storefronts and the vital retail district on Castro Street . The criterion of generating pedestrian traffic is most critical for establishments fronting Castro Street.

a. Hotels;

b. Offices on the ground level except that no ground -floor office space is permitted fronting on Castro Str eet and ground -floor office space on California Street shall be designed to be easily converted to retail or restaurant use;

c. Personal and business services on the ground level;

d. Banks and financial institutions;

e. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or establishments serving alcoholic beverages not ancillary to food services;

f. Child-care centers;

g. Senior housing at a maximum density of 60 units per acre;

h. Residential uses at a maximum density of 60 units per acre; and

i. Any other use which is determined by the Zoning Administrator to be of the same general character as listed above.

2. Building Height

Maximum building height is six stories or 86’ (whichever is less), including roof equipment. A building height of up to eight stories may be authorized by the City Council for exceptional architecture and aesthetic merit.

The first floor fronting Castro and California Streets must be designed to have a minimum ceiling height of 10’ in order to accommodate retail, and the floor should be no more than 1’ above sidewalk level.

Given the height of buildings on this block, great care should be taken to maintain a comfortable pedestrian scale at the sidewalk level. The Zoning Administrator may require special design features or that the building be stepped back to create an engaging pedestrian environment at the ground level.

Downtown Precise Plan Area E. Castro Central East
50 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Area D.: Castro Central West Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 51

3. Floor Area Ratio

The maximum floor area ratio is a 2.75 FAR.

4. Front Yard Building Setback (Castro Street)

Buildings and parking structures must be set back at least 62’ from the Castro Street centerline to align with the podium face of the existing Mountain Bay Plaza building at 444 Castro Street and the extent of the Castro Street improvements. Greater setbacks may be required by the Zoning Administrator for portions of the building to preserve trees, accommodate pedestrians and provide courtyards, plazas and similar features that create pedestrian entries into the interior of the site.

5. Side Yard Building Setback (California and Mercy Streets and Interior Property Lines)

Buildings and parking structures must be set back at least 15’ from the curb on California and Mercy Streets. No side yard setback is required along interior property lines.

6. Rear Yard Building Setback (Bryant Street)

Buildings and parking structures must be set back at least 15’ from the curb on Bryant Street. This will provide a 10’ sidewalk adjacent to the curb and 15’ setback to match the existing sidewalk and building setbacks at the Mountain Bay Plaza building . A planting strip may be provided between the sidewalk and the building to accommodate additional trees and landscaping.

7. Open Space

A minimum of 20 % of the site area must be devoted to open space, excluding public sidewalk easements. At least 15% of this open space area should be in publicly accessible open space at grade level. The Zoning Administrator may reduce the required open space for nonresidential projects where it is found that such a reduction improves the qua lity of the project and enhances the commercial storefront character of the downtown district.

8. Parking

Properties in Area D are not in the Downtown Parking District, so off -site in-lieu parking is not an available option unless the site is annexed into the Parking District. Parking shall be fully below grade to place storefronts on the ground level and create a continuation of

Downtown Precise Plan Area E. Castro Central East
52 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

the Castro Street storefront vernacular . To maintain a consistent building wall and downtown traffic circ ulation, access to parking garages on this block shall not be from Castro Street. Preferred access to parking is from Bryant Street.

9. Service Access

Trash and loading areas should be well screened from public view and located away from adjacent residential uses.

C. DESIGN GUIDELINES

1. Ground-Level Treatment

Primary pedestrian access to all ground-level uses should be from the street. Commercial development should meet the guidelines for ground-level treatment outlined in the Historic Retail District. Retail businesses and restaurants should be oriented to Castro and California Streets. The finished floor elevation of commercial development should not be greater than 1’ above sidewalk level and should incorporate transparent, clear windows and multiple entries. Particular attention should be given to craftsmanship and detailing within the pedestrian’s range of touch and view . For instance, the use of special storefront detailing, facade ornamentation, special materials, planters, outdoor se ating, flags and banners can reinforce the pedestrian nature of the street.

1988 artist concept of outdoor dining on Castro Street.

Area D.: Castro Central West Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 53

2. Facade Treatment

To maintain the present scale and character of the downtown district, large, uninterrupted expanses of horizontal and vertical wall surface should be avoided . Building facades should respond to the relatively narrow increments of development (25’ to 50’) with variation in fenestration, building materials and/or building planes.

Corner parcels are encouraged to incorporate special features such as rounded or cut corners, special corner entrances, display windows, corner roof features, etc.

3. Building Materials

Building materials should be richly detailed to provide visual interest. Reflective glass is strongly discouraged because of its tendency to create uncomfortable glare conditions and a visual barrier between pedestrian and activity inside stores and restaurants. Metal siding and large expanses of wood siding are als o to be avoided . Materials should be light in color: earth tones, pastels or whites accented with dark or bright colors are considered compatible with existing architecture in the area. Roofing materials and accenting features such as canopies, cornices, tile accents, etc. should also offer color variation.

4. Windows

Building walls should be punctured by well -proportioned openings that provide relief, detail and variation on the facade. Windows should be inset generously from the building wall to create shade and shadow detail . The use of high -quality window materials that contribute to the richness and detail of the facade is encouraged.

5. Open Space Treatment

Open space shall encourage an active pedestrian relationship through the use of closely spaced street trees, courtyards, intimate plazas and varied pavement textures . These open spaces should be made inviting and attractive through the use of container plants, comfortable street furniture, sheltered seating, public art and a strong visual connecti on with the street.

6. Parking Treatment

All parking must be provided underground.

7. Setbacks

The setbacks for buildings on this block shall be coordinated to create a continuous building wall and integrated development. Increased setbacks in some areas may be needed Downtown Precise Plan Area E. Castro Central East
54 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

to preserve Heritage trees and create urban plazas and walkways that invite pedestrians into the site. While the ground-floor facades will create a contiguous building facade, the upper levels must provide enough separation to ensure abundant light and air and the creation of high-quality office space.

The upper levels on midrise buildings should be stepped back to achieve an appropriate pedestrian scale at the ground level and good relationship with existing one- to three-story buildings on Castro Street. This step-back is also necessary to break up the massing of the building so it is more in scale with development elsewhere on the street.

8. Roof Treatment

Interesting and varied roof forms are encouraged. Rooftop equipment shall be concealed from view and/or integrated within the architecture of the building.

9. Special Conditions

Buildings defining the intersection of California and Castro Streets should have exceptional architectural merit. They should incorporate special corner treatments and materials that reinforce the key significance of this intersection within the downtown . Large, blank, monotonous surfaces should be avoided, while surfaces that are rich in detail ing and articulation are encouraged.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 55 AREA E. CASTRO CENTRAL EAST

A. DEVELOPMENT STRATEGY

The limited number and large size of
properties in Area E present an opportunity
for significant redevelopment that could bring
major new retailers and neighborhood -
serving businesses downtown . Currently,
properties on Castro Street are substantially
underutilized and do not create the strong
downtown focal point envisioned for this and
the Mountain Bay Plaza blocks . Parcel
assembly is enc ouraged to open up these
development possibilities. New development
may be possible in tandem with the public
parking lot on this block.

Area E block consists of two distinct half -
blocks: one fronting on busy Castro Street
and the other fronting on a much quieter Hope
Street. Development of the Castro Street half -block is intended to complement the scale of development in Area D. Buildings on the Castro Street half -block are permitted to reach a maximum height of five stories, with parcel assembly . This will achieve a height transition with Mountain Bay Plaza and future office development in Area D and help create a strong visual center for downtown . Ground-floor uses should continue the pattern of pedestrian - oriented storefronts along Castro Street, with office or residential uses on upper floors.

The half-block along Hope Street has a distinctly different and much quieter character than the Castro Street half-block. Development on this half-block must be sensitive to the single-family homes on the other side of this street. Building heights are lower and land uses are restricted to those that are compatible with housing . The existing public parking lot on this half -block serves as a buffer between Castro Street development and the single-family neighborhood east of Hope Street . However, it may be possible to replace the existing surface parking with below-grade parking and allow new private development on this site.

B. DEVELOPMENT STANDARDS

1. Permitted and Provisional Uses

Castro Street Half-Block Permitted Uses

a. Retail, not including drive-up or drive-in services;

b. Personal services;

Downtown Precise Plan Area E. Castro Central East
56 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

c. Art galleries;

d. Offices on the upper levels (second to fifth floors);

e. Restaurant, including serving of alcoholic beverages clearly ancillary to food service; not including drive-up or drive-in services; and

f. Indoor recreation and fitness centers, with or without the serving of beer and wine clearly ancillary to recreation use.

Castro Street Half-Block Provisional Uses

The following provisional u ses will be allowed if they can sufficiently demonstrate that they will generate pedestrian activity and streetside interest compatible with the goal of maintaining continuous storefronts and the vital retail district on Castro Street . The criterion of generating pedestrian traffic is most critical for establishments fronting Castro Street.

a. Business services on the ground floor;

b. Office on the ground floor;

c. Banks and financial institutions;

d. Theaters;

e. Hotels;

f. Child-care centers;

g. Residential uses on the upper levels (second to fifth floors) at densities of up to 50 units per acre;

h. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or establishments serving alcoholic beverages not ancillary to food services; and

i. Any other business or service establishments that are determined by the Zoning Administrator to be of the same general character as listed above.

Hope Street Half-Block Permitted Uses

Residential at densities up to 30 units per acre.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 57

Hope Street Half-Block Provisional Uses

a. Neighborhood retail uses;

b. Offices;

c. Child-care centers;

d. Senior housing at densities up to 50 units per acre;

e. The existing church development on the corner of Mercy and Hope Streets; and

f. Any other business or service establishments that are determined by the Zoning Administrator to be of the same general character as listed above.

Hope Street Half-Block Prohibited Uses

Bars, nightclubs, establishments providing entertainment or permitting dancing and/or establishments serving alcoholic beverages not ancillary to food service.

2. Height

Castro Street Half-Block

For the half-block facing Castro Street, development shall be a maximum height of three stories and may have a maximum height of five stories if properties are consolidated into sites with one or more acres . In addition, decorative and nonhabitable roof treatment (cupolas, sloping roofs to conceal mechanical equipment, special features) may be permitted, upon design approval, to exceed the five-story height limit.

The first floor fronting Castro Street must be designed to have a minimum ceiling height of 10’ in order to accommodate retail, and the floor must be no more than 1’ above sidewalk level.

Hope Street Half-Block

For the half-block facing Hope Street, buildings must not exceed three stories in height and should be designed to be sensitive to the scale of homes across the street.

Downtown Precise Plan Area E. Castro Central East
58 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 59

3. Floor Area Ratio

Castro Street Half-Block

The maximum floor area ratio is a 2.0 FAR.

Hope Street Half-Block

The maximum floor area ratio is a 1.1 FAR.

4. Front Yard Setback

Castro Street Half-Block

Buildings and parking structures must be set back 15’ from the face of curb to be consistent with the 15’ front setback across the street.

Hope Street Half-Block

Buildings and parking structures must be set back 10’ from the front property line.

5. Side Yard Setback

Castro Street Half-Block

Buildings and parking structures must be set back at least 15’ from the curb on California Street. No setback is required from interior side property lines.

Hope Street Half-Block

Buildings and parking structures must be set back at least 5’ from the side property line. No setback is required from interior side property lines.

6. Rear Yard Setback

Castro Street Half-Block

No setback is required from the rear property line.

Hope Street Half-Block

Buildings and parking structures must be set back at least 15’ from the rear property line.

Parking structures must be set back at least 5’ from the rear property line. Stairs or terraces Downtown Precise Plan Area E. Castro Central East
60 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

to provide access to this area from the podium open space may encroach into a portion of this space. Trees that are 24” box size at a minimum spacing of 30’ on center must be planted in this area to provide a landscaped buffer.

7. Open Space

For residential projects, a minimum of 30% of the site area must be devoted to open space.

For nonresidential projects, a minimum of 20 % of the site area must be devoted to open space. The Zoning Administrator may reduce the required open space for nonresidential projects, where it is found that such a reduction improves the quality of the project and enhances the commercial storefront character of the downtown district. Landscaped open space areas must include evergreen trees for screening, specimen trees for visual color, and attractive shrubs and ground cover.

8. Through-Block Passage

A through -block public pedestri an passageway, similar to those provided within the Historic Retail District, is required to connect the public surface lot along Hope Street with Castro Street . Businesses fronting mid -block pedestrian passageways should provide direct access to those passageways and have attractively framed windows and doorways.

9. Parking

All properties in Area E are within the Downtown Parking District. Parking requirements for Area E are described in Section II.C, Parking Policies and Standards.

Surface parking for private development is discouraged, although limited surface parking areas that are screened from streets and have generous landscaping may be permitted by the Zoning Administrator through a use permit process . On the Castro Street half -block, parking should be fully below grade to keep storefronts at the sidewalk level. On the Hope Street half-block, below -grade parking shall not extend more than 4’ above grade, and ventilation exhaust grilles or shafts should not be adjacent to public sidewa lks or access ways.

10. Site Access

The development shall not have any curb cuts across Castro Street but must instead use the existing north-south alley at mid-block for all access requirements.

11. Service Access

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 61

C. DESIGN GUIDELINES

These are recommendations for the architectural treatment and organization of buildings and open space and are the suggested criteria for reviewing projects during the design review process.

1. Development Massing

Although an integrated development approach is encour aged for the Area E, the massing of development should be designed to reflect the downtown’s diverse character and scale through variation in roof line, building plane and materials . To this end, the massing of buildings and the treatment of facades, windows and roofs should conform to the guidelines outlined for the Castro Street Historic Retail District and the Bryant Street Mixed -Use Transition Area.

2. Open Space Treatment

Development should incorporate open space that enhances the visual image, quality and amenity of the development, and that reinforces Castro Street as an active and attractive pedestrian street with arcades, passageways, and allowed outdoor activities.

3. Parking Treatment

Parking should be within structures well integrated with the overall development. Below- grade parking is encouraged.

4. Ground-Level Treatment

The ground -level treatment on Castro Street should continue the pedestrian-oriented storefront pattern established for the Castro Street Historic Retail District. On Hope Street, the street level frontage should be visually interesting with frequent unit entrances and have a strong residential character . The primary orientation of development should be to the street and sidewalks. Rooflines along Hope Street should be highly articulated to reflect the predominantly 50’ wide parcel size of the single-family homes across the street. Entry porches along the street are encouraged.

Ground-level uses adjacent to the public passageway between Castro Street and the City parking lot should open onto the passageway with attractively framed, clear glass windows and distinctive doorways . Particular attention should also be giv en to the paving and lighting treatment of the passageway.

Downtown Precise Plan Area E. Castro Central East
62 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

5. Facade Treatment

To maintain the present scale and character of the downtown district, large, uninterrupted expanses of horizontal and vertical wall surface should be avoided . Building facades should respond to the relatively narrow increments of development (25 to 50) with variation in fenestration, building materials and/or building planes.

Corner parcels are encouraged to incorporate special features such as rounded or cut corners, special corner entrances, display windows, corner roof features, etc.

6. Building Materials

Building materials should comply with the guidelines for the Historic Retail District (Area H) and Bryant Street Mixed-Use Transition Area (Area C).

7. Special Conditions

Buildings defining a portion of the intersection of California and Castro Streets should incorporate special corner treatments that reinforce the key significance of this intersection within the downtown.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 63

AREA F. VIEW AND HOPE STREETS RESIDENTIAL TRANSITION
AREA

A. DEVELOPMENT STRATEGY

Area F consists generally of two separate half -
blocks: one half -block fronts on Hope Street
and the second half -block fronts on View
Street. There are several long-term office uses
in these blocks, so this area may change very
slowly. Both blocks are adjacent to or across
the street from residential uses . Therefore,
Area F is reserved primarily for residential uses
that will be compatible with the neighborhoods.

A three -story height restriction and FAR
limitations also will ensure an appropriate
transition with these homes and with the Castro
Street commercial district.

Residential densities for this area are intended
to encourage significant new housing
opportunities close to the Transit Center. The
density and character of this housing will help
identify the boundaries of the downtown
district while maintaining an appropriate
relationship with adjacent housing . Most of
Area F is not in the Parking District, so parking
will gener ally be provided on -site. As with
other areas in the downtown district, parking
should be below -grade to create a rich and
varied streetscape that is not dominated by
parking lots.

B. DEVELOPMENT STANDARDS

1. Permitted and Provisional Uses

Permitted Uses

a. Residential uses at a density up to 40 units per acre; and

b. Companion units on lots with more than 5,000 square feet.

Downtown Precise Plan Area F. View and Hope Streets Residential Transition Area

64 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Provisional Uses

a. Neighborhood-serving retail and personal services;

b. Public and quasi-public buildings and uses of a recreational, educational, religious, cultural or public service use;

c. Senior housing at densities up to 60 units per acre;

d. Efficiency studios on the Hope Street half-block;

e. Child-care centers;

f. Surface parking and parking structures that exceed 4’ above finished grade; and

g. Any other use which is determined by the Zoning Administrator to be of the same general character as listed above.

Prohibited Uses

a. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or establishments serving alcoholic beverages not ancillary to food service.

2. Building Height

Maximum building height is three stories.

3. Floor Area Ratio

The maximum floor area ratio is a 1.3 FAR.

4. Front Yard Building Setback

Buildings and parking structures must be set back at least 10’ from the front property line.

Porches and steps may encroach into the front setback area, provided they are incorporated into an integrated landscape concept where the majority of the setback area is reserved for landscaping.

5. Side Yard Setback

Buildings and parking structures must be set back at least 5’ from side property lines .

Landings and access steps may encroach into the side setback area as long as the majority of the side yard setback area is still reserv ed for landscaping. Trees that are 24” box size at a minimum spacing of 30’ on center must be planted in this area to provide a landscaped buffer.

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6. Rear Yard Setback

7. Open Space

For residential projects, a minimum of 30% of the site area must be devoted to open space.

For nonresidential projects, a minimum of 20 % of the site area must be devoted to open space. The Zoning Administrator may reduce the required open space for nonresidential projects, where it is found that such a reduction improves the quality of the project and enhances the commercial storefront character of the downtown district. Landscaped open space areas must include evergreen trees for screening, specimen trees for visual color, and attractive shrubs and ground cover.

High-density housing on Hope Street near the Downtown Transit Center.

Downtown Precise Plan Area F. View and Hope Streets Residential Transition Area

66 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

8. Parking

Most properties in Area F are not in the Downtown Parking District. Parking requirements for Area F are described in Section II.C, Parking Standards and Policies.

Surface parking is strongly discouraged, although limited surface parking areas that are screened from streets and have generous landscaping may be permitted by the Zon ing Administrator through a use permit process . Below-grade parking shall not extend more than 4’ above grade and ventilation exhaust grilles or shafts should not be adjacent to public sidewalks or access ways. Any on-site parking garage must be accessed in a safe, attractive manner and must not interfere with the orderly flow of traffic on public streets and parking lots.

9. Service Access

C. DESIGN GUIDELINES

These are recommendations for the architectural treatment and organization of buildings and open space, and are the suggested criteria for reviewing projects during the design review process.

1. Ground-Level Treatment

The street-level frontage along Hope and View Streets should be visually interesting with frequent unit entrances and the primary orientation and configuration of development parallel to the street. Entry porches along the street are encouraged. Long runs of exposed exterior stairs, however, should be avoided . Parking structures, mechanical spaces, vent shafts, etc. should not be visible from the street or sidewalk.

2. Facade Treatment

The facade treatment of residential complexes should distinguish the individual units, with the building wall broken along the street at intervals no greater than 25’ . Walls should be well detailed a nd constructed and should be interrupted by well -composed window openings that give variety, shadow and interest to the elevations. Large expanses of blank walls should be avoided.

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CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 67

3. Building Materials

Residential development should make us e of materials, colors and architectural vocabularies that are compatible with residential styles in the Old Mountain View neighborhood.

4. Building Massing

In order to maintain the residential scale of the area and to reflect the character of the adjacent single-family neighborhoods, the massing of residential development should be designed so that individual units are identifiable from the building form . Variation in the roof line throughout the project is encouraged.

5. Roof Treatment

Sloping roofs that are interrupted by dormer windows, loggias, chimneys and other design elements are preferred to long expanses of uninterrupted roof . The roof line of the development should be broken at minimum intervals of 25’ to avoid large expanses of horizontal and vertical wall surface.

6. Windows

Building openings should be well proportioned and composed to give the building facade variation of light and shadow.

7. Walls and Fences

Walls and fences should be designed to be compatible with the building vocabular y, and should be divided into modules that offer scale, shadow and variation along their length .

Long expanses of unarticulated or unbroken walls and fences should be avoided.

8. Parking Treatment

Surface parking areas should be minimized and screened from street views. Underground parking structures that extend above grade should be integrated with the architecture and hidden by berms and landscaping.

9. Curb Cuts

Curb cuts should be minimized along Hope and View Streets . A maximum of two curb cuts should be provided for projects requiring more than 30 parking spaces; for projects with less than 30 spaces, only one curb cut should be provided. One-way driveways should have curb cuts with a width no greater than 12’ in width; two-way driveways should have curb cuts no greater than 22’ in width.

Downtown Precise Plan

Area G.: Transit Center Block

68 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) AREA G. TRANSIT CENTER BLOCK

A. DEVELOPMENT STRATEGY

The Transit Center block is appropriate for
developments that provide a mix of businesses,
services, and housing opportunities near the
Transit Center . Developments must create a
lively and active storefront environment creating
an engaging entrance into the City.

Ground-floor retail stores and restaurants
extending Castro Street storefront activity are
encouraged in this area . Offices on the ground
floor must enhance the public realm with
increased pedestrian engagement and transparent
facades. Residential uses should be primarily
located on the upper levels particularly in the
block closest to Evelyn Avenue.

The Transit Center is a major gateway to the
downtown. New developments should be at least
two stories and should be designed such that
building facades are recognizable and distinctive
from a distance (colorful canopies, fenestration,
interesting roof forms, facade ornamentation,
etc.). They should be a visual extension of the
Castro Street commercial district and be sensitive
to the traditional building size and storefronts on
Castro Street.

Open space within the downtown area will have an urban character consistent with the Downtown and should act as an attractive buffer between uses and should be used to effectively articulate building forms, promote access to light and fresh air, and maintain privacy for downtown residents . It should also provide amenities to residents in residential developments and function as a visual amenity for nonresidential uses . Landscaped open space areas should include evergreen trees for screening, specimen trees for visual color and attractive shrubs and ground cover. Landscape species should be California native or at minimum drought tolerant.

Parking requirements for Area G are described in Section II.C, Parking Standards and Policies. On-site parking should be fully below-grade to maintain an attractive and active storefront environment. Curb cuts should be minimized to promote traffic and pedestrian safety and create cohesive landscaping and building facades.

Fig. G1: Area G
Area G. Transit Center Block

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CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 69 B. USES
Table G.1: List of Permitted and Provisional uses in Area G.

Use Ground Level Upper Level
Retail, not including drive-up or drive-in services P P Art galleries P P
Personal services P P
Restaurants, including serving of alcoholic beverages clearly ancillary to food service; not including drive-up or drive-in services

PUP PUP
Business services P P
Childcare centers PUP PUP
Hotels PUP PUP
Theaters, entertainment, and indoor recreational uses PUP PUP Bars and nightclubs serving alcoholic beverages not ancillary to food service

PUP PUP
Offices, not including administrative offices P P
Administrative offices PUP P
Residential, up to 50 units per acre PUP P
Efficiency studios PUP PUP
Senior housing at up to 60 units per acre PUP PUP
Surface parking in 100 block of Area G
Surface parking (remaining Area G) and parking structures that exceed a height of 4’ above finished grade;

PUP PUP
Other businesses or service establishments which are determined by Zoning Administrator to be of similar character as listed in this table

PUP PUP
P – Permitted Use; PUP – Provisional Use Permit

C. DEVELOPMENT REQUIREMENTS
For preservation and restoration of Historic Resources, refer to the Historic Ordinance for development requirements and standards.

Table G.2: List of Development Requirements
Criteria Development Requirement
Maximum Height 50’
(Decorative roof treatments and architectural features, such as a taller mass at the corner of a building, are allowed to exceed the maximum allowed height limit)
Maximum FAR 1.85
Minimum ground floor
height (nonresidential)
10’ (finished floor to ceiling clear height)
Front Yard Setback 5’ for residential ground-floor uses (No front yard building setback is required for commercial, office or mixed-use projects with residential on the upper levels) Side Yard Setback None required
Read Yard Setback 15’ for buildings; 5’ for parking structures (below & at-grade) (see Fig. G.2)
Side and rear setbacks shall have trees that are 24” box size at a minimum spacing of 30’ on center.

Downtown Precise Plan

Area G.: Transit Center Block

70 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) Criteria Development Requirement
Minimum Open Space 20% of the site area for nonresidential developments; 30% of site area for residential developments
(The Zoning Administrator may allow deviations from this requirement where it is found that it can improve the quality of the project or enhance the character of the Downtown district) Upper Floor Stepbacks Step-back is required for structures adjacent to historic resources.

Encroachment in the step-back is allowed for block corner features for a maximum width of 20’.

Finished ground floor
elevation (residential units)
Within 5’ above sidewalk level (see Fig. G.5)

D. DEVELOPMENT STANDARDS AND GUIDELINES

S2. A character change shall be provided at least every 75’ (see Fig. G.3). Character changes include at least two of the following: changes to primary colors, changes to primary materials, and changes to primary wall planes. Projects may elect to provide a massing break in lieu of or in addition to a character change. Massing breaks shall be minimum 4’ deep and 10’ wide.

Guidelines
G1. Massing breaks, step-backs and/or step-downs should be provided to create transition to existing surrounding developments.

G2. Special corner features should be incorporated at corner parcels. These may include but are not limited to display windows, corner roof features, taller massing, and change in materials (see Fig. G.3). See Table G.2 for allowed exceptions for corner features.

Fig. G.2: Illustrative Section Area G.

Area G. Transit Center Block

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2. Ground Level Treatment and Facade Articulation
Standards
S1. Street- and public open space-facing
building facades shall be articulated in
increments of up to 25’ width using
architectural and structural elements
such as columns, fenestration patterns,
entry alcoves, or changes in facade
planes and materials (see Fig. G.3).

S2. A minimum of 50% of the ground floor
commercial frontage area along streets
and public open spaces shall be
transparent facades (see Fig. G.4).

Doors providing 40% glazing on the
ground floors in locations mentioned shall
count toward the requirement.

S3. When a base is provided along a street-
facing building facade, it shall be limited to
30” in height at grade and project a
maximum of 6” from the building facade
(see Fig. G.4).

S4. Street-facing canopies are allowed to extend
up to 6’ over the sidewalk and shall have a
minimum vertical clearance of 8’ (see Fig.

G.4).

Guidelines
G1. Commercial development should meet
ground-level treatment guidelines outlined
Fig. G.5: Finished ground floor elevation for
residential developments within 5' of sidewalk.

Fig. G.4: Transparent ground floor commercial
frontage helps increase the liveliness of the streets.

Fig. G.3: Example of stepdown adjacent to historic buildings and taller massing at the block corner.

Downtown Precise Plan

Area G.: Transit Center Block

72 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) in the Historic Retail District.

G2. Pedestrian-level detailing should include storefront detailing, facade ornamentation, special materials, flower boxes and other improvements to reinforce the pedestrian nature.

3. Entrances
Standards
S1. Street-and public open space-facing
entrances shall be recessed from the
building facade by at least 3’ creating a
minimum 6’ wide entry alcove (see Fig.

G.7). Existing nonconforming alcoves
shall be updated to meet this standard if
the street-facing building facade is
structurally modified.

S2. Multiple entrances within a building
shall be no more than 50’ apart on center
(see Fig. G.8).

S3. Ramps and/or steps provided at
entrances shall not encroach in the public
right-of-way.

Guidelines
G1. Access to individual ground floor residential units should include a transition from public to private areas using front porches, steps, stoops, landscaped setbacks, or similar features (see Fig. G.6).

Fig. G.7: Entry recessed from street-facing
building facade to create an alcove.

Fig. G.6: Access to ground floor residential units
from the sidewalk using stoops.

Fig. G.8: Facade articulations at 25' intervals with
business entrances at a maximum of 50'.

Area G. Transit Center Block

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CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 73

4. Windows
Standards
S1. At upper floor building facades, punched
windows shall be provided.

S2. A minimum of 90% of upper floor
windows on street- or public open space-
facing building facades shall be designed
such that (see Fig. G.10):
a. The total width of windows is not
greater than 9’.
b. Windows are at least 12” apart.
c. Windows with width-to-height ratio greater than
2:3 shall include vertical mullions such that each
panel is not greater than 2:3 width-to-height
ratio.

S3. Windows shall be inset from the building facade or window trim by at least 2” to create shade and shadow detail (see Fig. G.9).

S4. Mirrored or reflective glass is not allowed on a street-or public open space-facing building facade at any level.

Fig. G.10: Upper floor window panels shall have a vertical proportion.

Fig. G.9: Windows inset from the
building facade add to the richness of
the building facade.

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Area G.: Transit Center Block

74 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

5. Roof Treatment
Standards
S1. Continuous roof lines greater than 75’ shall
be broken up using step-backs, changes in
parapet or roof heights and/or by using a
combination of roof forms (see Fig. G.12).

This does not apply to step-back floors.

S2. Parapet caps shall be provided at the
street-facing building facade. Where
provided, cornices and parapet caps shall
be at least 6” deep and 6” tall (see Fig.

G.11). This standard does not apply to
step-back floors.

S3. Rooftop equipment shall be fully screened
from public/street view using architectural
elements including, but not limited to,
parapets and screens.

Guidelines
G1. When roof decks are added as a common
open space or recreational facility, all
mechanical equipment and service rooms
should be screened from the common space.

6. Building Materials
Standards
S1. Street-facing and public open space-facing
building facades shall have one primary
material that has a traditional appearance, such as stone, brick, stucco, or wood.

Guidelines
G1. Secondary materials for building facades may include modern and/or decorative elements such as glass, metal, tile etc.

G2. Building facade materials should be light in color, i.e. earth tones, pastels or whites accented with dark or bright colors.

G3. Roofing materials and accenting features such as canopies, cornices, tile accents, etc. should offer color variation.

G4. Residential building materials should include quality details such as wrought iron, wood-framed windows, wood brackets and tile roofs.

Fig. G.11: An example of roofs with a parapet
cap and a cornice.

Fig. G.12: Interesting roof forms are encouraged
throughout the downtown.

Area G. Transit Center Block

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CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 75

7. Open Space
Standards
S1. Ground-level common open spaces that have walkways or pathways shall be at least 10’ wide open space with a minimum of 6' wide walkway (see Fig. G.14).

S2. Raised planters provided in street-facing or public open space-facing setbacks shall not be taller than 3’ (see Fig. G.13).

Guidelines
G1. Building setback areas along streets and common open spaces within a development should be landscaped using California native trees and/or shrubs.

8. Parking
Standards
S1. Ventilation exhaust or equipment for
below grade parking shall not front public
sidewalks or acce ssways (except the
alley). If located along a street -facing
facade, there shall be a minimum 5’ wide
landscape buffer between the building
and the sidewalk (see Fig. G.15).

Fig. G.15: Below grade parking illustration.

Fig. G.14: At least 10’ wide open space
with a minimum of 6’wide walkway.

Fig. G.13: Raised planters in setbacks shall
not be taller than 3'.

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Area G.: Transit Center Block

76 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

S2. Loading areas in new buildings shall be
within the envelope of the building.

S3. All trash service and loading access shall be
off an alley, if available. If not available, it
shall be located in a well-screened location,
away from residential uses.

S4. All trash and loading areas outside the
building envelope shall be screened from public view using landscape and architectural elements (see Fig. G.16).

10. Site Access
Standards
S1. For developments with less than 50 parking
spaces, a maximum of one curb cut shall be
provided.

S2. For developments with more than 50 parking
spaces, no greater than two curb cuts shall be
provided.

S3. Curb cuts shall be a maximum of 12’ wide
for one-way driveways and a maximum of
22’ for two-way driveways unless additional
width is required for safety and operations
(see Fig. G.17).

S4. Curb cuts and parking shall not take up more
than 42’ of any street- or public open space-
facing site frontage (see Fig. G.17).

Fig. G.16: Trash area screened from public
view using architectural elements.

Fig. G.17: Diagram illustrating curb cut widths.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan
CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 77 AREA H. HISTORIC RETAIL DISTRICT

A. DEVELOPMENT STRATEGY

A critical development objective includes the
enhancement of Castro Street as the principal
focus of the downtown and as a lively
pedestrian spine with continuous active retail
and restaurant uses. The first three blocks of
Castro Street contain the historic retail core of
Mountain View with some buildings dating to
the late 19th and early 20th Centuries. The
buildings in Area H are a mixture of ages and
architectural styles, but there are unifying
characteristics including limited height, narrow
building widths and small storefronts that
create a fine -grained pedestrian scale and a
continuous frontage of retail and restaurant
uses. A major component of the development
strategy of this area is to reinforce this
continuity and strengthen the pedestria n
environment by requiring all new development
to provide active ground-level uses.

Area H is in the Parking District , where most
parking is in public lots and shared garages.

The principal objective is to reinforce the
active pedestrian -oriented uses al ong Castro
Street and its immediate side streets . Parking
requirements for this area will depend on the
use (see Section II.C).

New development should be sensitive infill
development within the small parcel
increments of the area . Larger tenant spaces
should maintain the comfortable pedestrian
scale of Castro Street and ensure an
appropriate transition between new
development and the “fabric” of existing
structures.

This is particularly important in the 100 and
200 blocks of Castro Street where several older
buildings are located . Section E - Design
Guidelines (for Area H) emphasize the
importance of reinforcing the character of
downtown.

Fig. H.1: Area H
Fig. H.2: The annual Downtown Art and Wine Festival.

Downtown Precise Plan

Area H.: Historical Retail District

78 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) B. USES
Standards
S1. Ground-level provisional uses fronting on Castro and Cross Streets will only be allowed if they can sufficiently demonstrate that they will generate pedestrian activity and streetside interest compatible with the desired Castro Street environment described in the goals and objectives for the downtown . The criterion of generating pedestrian traffic is most critical for establishments fronting Castro Street.

S2. Ground-level administrative offices fronting Castro and Cross Streets, which were made legal nonconforming on December 6, 2022 , may be allowed to continue . If vacant for a period of six months or more, reoccupation of such spaces with administrative office is allowed under the conditions of any previously issued Provisional Use Permit applicable to that space. Upon conversion to a currently allowed use (permitted or provisional), that space shall no longer be allowed administrative office.

Table H.1: List of Permitted and Provisional Uses in Area H.

Use
Fronting on Castro
& Cross Streets**
Other locations
Ground
Level
Upper
Levels
Ground
Level
Upper
Levels
Retail, not including drive-up or drive-in services P P P P Art galleries P P P P
Personal services P P P P
Restaurants, including counter service, fast food, table service, and/or take out; including serving of alcoholic beverages clearly ancillary to food service; not including drive-up or drive-in services

P PUP P PUP
Business support services PUP P P P
Banks and financial institutions PUP P P P
Medical services PUP P P P
Hotels PUP PUP PUP PUP
Theaters PUP
Bars, nightclubs, establishments providing entertainment or permitting dancing, and establishments serving
alcoholic beverages not ancillary to food service
PUP
Lodges, clubs, social or fraternal organizations PUP P P P Indoor recreation and fitness centers; with or without the serving of beer and wine clearly ancillary to recreation uses

P P P P
Indoor recreation and fitness centers; serving liquor
clearly ancillary to recreation uses

PUP PUP PUP PUP
Offices, not including administrative offices PUP P P P Administrative offices * PUP PUP PUP
Residential, up to 50 units per acre * PUP * PUP
Other businesses or service establishments which are
determined by Zoning Administrator to be of a similar
character as listed in this table

PUP PUP PUP PUP
P – Permitted Use; PUP – Provisional Use Permit
Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 79  Lobbies and access to upper floors are allowed (See Ground Level Treatment & Façade Articulation, S5). ** Does not apply to the frontage along West Evelyn Avenue between Bryant Street and Castro Street.

C. DEVELOPMENT REQUIREMENTS
For preservation and restoration of Historic Resources, refer to the Historic Ordinance for development requirements and standards.

Table H.2: List of Development Requirements
Development
Requirement
Castro Street Other locations
100-200 blocks
(Evelyn Avenue
to Dana Street)
Block 300 (West
Dana Street to
California Street)
Maximum Height 50’ 55’ 55’
Decorative roof treatments and architectural features, such as a taller mass at the corner of a building, are allowed to exceed the maximum allowed height limit (see Fig. H.4).

Floor Area Ratio (FAR) 2.75
(Only applies to Office, other uses are exempt from FAR.

Office developments greater than 2.75 FAR may be allowed to continue.) Upper Floor Stepbacks 10’ step-back above
40’ from the ground
level
10’ step-back above
45’ from the ground
level
4’ step-back above
45’ from the ground level (none
required for streets parallel to
Castro Street)
Encroachment in the step-back is allowed for block corner features for a maximum width of 20’.

Minimum ground floor
height
10’ (finished floor to ceiling clear height)

Minimum depth of
retail or restaurant
space
40’ (for corner lots at least one depth shall be a minimum of 40’, the other depth shall be at least 25’). The Zoning Administrator may allow shallower commercial spaces where development is constrained by parcel dimensions or necessary improvements, such as trash rooms or exiting.

Maximum allowed
Building Coverage
100%
Build-to Lines All developments shall be built to the back of the proposed sidewalk.

Midblock pedestrian passages that encourage through-block pedestrian circulation and/or arcaded spaces that create wider sidewalk areas for cafés, etc. are encouraged.

Setbacks
(Side and Rear Yards)
None required
Maximum building
length
125’ along Castro Street frontage No maximum
Open Space A minimum of 30 % of the site area must be devoted to open space for residential/mixed-use projects . The Zoning Administrator may allow deviations from this requirement where it is found that it can improve the quality of the project or enhance the character of the Downtown.

Minimum Open Space
Width
10’
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Area H.: Historical Retail District

80 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) Parking As described in Section II.C, Parking Standards and Policies

Fig. H.3: Area H - Height Illustration

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CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 81

D. DEVELOPMENT STANDARDS AND GUIDELINES

S2. A character change shall be provided at least every 75’ (see Fig. H.5). Character changes include at least two of the following: changes to primary colors, changes to primary materials, and changes to primary wall planes. Projects may elect to provide a massing break in lieu of or in addition to a character change. Massing breaks shall be minimum 4’ deep and 10’ wide.

Fig. H.4: An example of development massing in Area H.

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Area H.: Historical Retail District

82 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) Guidelines
G1. Massing breaks, step-backs and/or step-downs should be provided to create transition to existing surrounding developments.

G2. Special corner features should be incorporated at corner parcels. These may include but are not limited to display windows, corner roof features, taller massing, and change in materials (see Fig. H.5). See Table H.2 for allowed exceptions for corner features.

2. Ground Level Treatment and Facade Articulation
Standards
S1. Street- and public open space-facing
building facades shall be articulated in
increments of up to 25’ width using
architectural and structural elements
such as columns, fenestration patterns,
entry alcoves, or changes in facade
planes and materials (see Fig. H.5).

S2. A minimum of 60% of the ground floor
building facade area along Castro Street
and 45% of the ground floor building
facade area along Cross Streets shall
have windows or doors (see Fig. H.6
and Fig. H.8). Doors providing 40%
glazing on the ground floors in locations
mentioned shall count toward the
requirement.

Fig. H.6: Transparent ground floor commercial
frontage helps increase the liveliness of the streets.

Fig. H.5: Example of stepdown adjacent to historic buildings and taller massing at the block corner.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 83 S3. When a base is provided along a street-facing
building facade, it shall be limited to 30 ” in
height and project a maximum of 6” from the
building facade (see Fig. H.6 and Fig. H.8).

S4. Street-facing canopies are allowed to extend
up to 6’ over the sidewalk and shall have a
minimum vertical clearance of 8’ (see Fig.

H.7 and Fig. H.8).

S5. When ground floor lobbies are provided at
corner parcels along Castro Street, they shall
only be located along Cross Streets such that
they are least 25’ from the intersection of the
property lines (see Fig. H.9).

Fig. H.7: Canopies help provide a pedestrian
scale to the building.

Fig. H.8: Example of building facades with different architectural styles utilizing the same design features such as roof articulation, canopies, windows etc.

Downtown Precise Plan

Area H.: Historical Retail District

84 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

3. Entrances
Standards
S1. Street-and public open space -facing entrances
shall be recessed from the building facade by
at least 3’ creating a minimum 6’ wide entry
alcove (see Fig. H.11 and Fig. H.10). Existing
nonconforming alcoves shall be updated to
meet this standard if the street-facing building
facade is structurally modified.

S2. Along Castro Street, any building greater than
75’ wide shall be structurally designed to
allow for multiple entrances, no more than
50’ apart on center (see Fig. H.12).

S3. Ramps and/or steps provided at entrances
shall not encroach in the public right-of-way.

Fig. H.11: Entry recessed from street-facing
building facade to create an alcove.

Fig. H.10: Entry alcove at street-facing
building facade.

Fig. H.12: Facade articulations at 25' intervals with
business entrances at a maximum of 50'.

Fig. H.9: Ground floor lobbies shall be at least 25' from the intersection of property lines at corner parcels.

Area-Specific Standards, Guidelines and Prototypes

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CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 85

4. Windows
Standards
S1. At upper floor building facades, punched windows
shall be provided.

S2. A minimum of 90% of upper floor windows on
street-or public open space-facing building facades
shall be designed such that (see Fig. H.14):
a. The total width of windows is not greater than
9’.
b. Windows are at least 12” apart.
c. Windows with width-to-height ratio greater than
2:3 shall include vertical mullions such that each
panel is not greater than 2:3 width-to-height ratio.

S3. Windows shall be inset from the building facade or
window trim by at least 2” to create shade and shadow detail (see Fig. H.13).

S4. Mirrored or reflective glass is not allowed on a street-or public open space-facing building facade at any level. Only transparent glass shall be used for windows or glazing at the ground floor.

Fig. H.14: Upper floor windows shall have a vertical proportion.

Fig. H.13: Punched windows add to the
richness of the building facade.

Downtown Precise Plan

Area H.: Historical Retail District

86 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

5. Roof Treatment
Standards
S1. Continuous roof lines for street-or public open space-facing building facades longer than 75’ shall be broken up using changes in parapet or roof heights and/or by using a combination of roof forms (see Fig. H.16). This does not apply to building facades at step-back floors.

S2. Parapet caps shall be provided at the street-facing building facade. Where provided, cornices and parapet caps shall be at least 6” deep and 6” tall (see Fig. H.8 and Fig.

H.15).

S3. Rooftop equipment shall be fully screened from public/street view using architectural elements including but not limited to parapets and screens.

Guidelines
G1. When roof decks are added as a common open space or recreational facility, all mechanical equipment and service rooms should be screened from the common space.

6. Building Materials
Standards
S1. Street-facing and public open space-facing building facades shall have one primary material that has a traditional appearance, such as stone, brick, stucco, or wood.

7. Open Space
Standards
S1. Ground-level common open spaces that have walkways or pathways shall be at least 10’ wide with a minimum of 6' wide walkway (see Fig. H.17).

Fig. H.15: An example of roofs with a parapet cap
and cornice.

Fig. H.16: Continuous roof lines broken up using
parapet articulation.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 87 S2. Raised planters provided in street-facing or public open space-facing setbacks shall not be taller than 3’ (see Fig. H.18).

Guidelines
G1. Building setback areas along streets and
public open spaces within a development
should be landscaped using California
native trees, shrubs and/or plants.

8. Services and Trash Areas
Standards
S1. New food service uses and new buildings
shall provide trash enclosures within the
envelope of the building. Enclosures shall
comply with any latest enclosure
dimension standards.

S2. Loading areas in new buildings shall be within the envelope of the building.

Fig. H.17: At least 10’ wide open space with a
minimum of 6’wide walkway.

Fig. H.18: Raised planters in setbacks shall not
be taller than 3'.

Fig. H.19: Raised planters in setbacks shall not
be taller than 3'.

Downtown Precise Plan

Area H.: Historical Retail District

88 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) S3. All trash service and loading access shall be off an alley, if available. If not available, it shall be located in a well-screened location, away from residential uses.

S4. All trash and loading areas outside the building envelope shall be screened from public view using landscape and architectural elements (see Fig. H.20).

E. DESIGN GUIDELINES
These are recommendations for the architectural treatment and organization of buildings and open space and are the criteria for reviewing projects during the design review process.

1. Development Massing
New development should preserve the rhythm and fine-grained pedestrian scale of existing buildings within the Historic Retail District by respecting the relatively narrow building increments, which are predominantly 25’ to 50’ in width.

Fig. H.20: Service facilities should be screened with enclosures and devices consistent with the building architecture.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 89

2. Building Coverage
In order to create well -defined street spaces
consistent with the scale of downtown
Mountain View, side yards are discouraged
in favor of contiguous building facades along
the street . However, narrow mid -block
pedestrian passages that encourage through -
block pedestrian circulation and/or arcaded
spaces that create wider sidewalk areas for
cafés, etc. are encouraged.

3. Ground-Level Corner Uses
High activity-generating uses are especially encouraged at the Castro Street intersections.

Entries to elevator lobbies should not be located at intersections.

4. Ground-Level Treatment
The unique community character created by the mixture of building ages and architectural styles and the architectural design influence of historic buildings should be encouraged .

All street -frontage establishments should provide primary access directly to the street .

Long expanses of inactive building frontage should be avoided by placing street doors at intervals no greater than 50’ and by maintaining 60 % of the ground-level building facade in transparent window surface. All buildings should incorporate a base in their design.

The visual experience of moving along the street should be enjoyable and intere sting. A change in major compositional elements of the street-level facade design is recommended at intervals of 25’ to 50’ . Colorful awnings overhanging the sidewalk are also recommended to further enhance the life and variety of the street.

Particular attention should be given to craftsmanship and detailing within the pedestrian’s range of touch and view . For instance, the use of special storefront detailing and facade Fig. H.22: Both small and large-scale new development should preserve the rhythm and fine-grained pedestrian scale of existing buildings within the Historic Retail District by respecting the relatively narrow building increments, which are predominantly 25’ to 50’.

Fig. H.21: Outdoor patios and an engaging pedestrian
experience Downtown.

Downtown Precise Plan

Area H.: Historical Retail District

90 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) ornamentation such as flower boxes and special materials, can reinforce the pedestrian nature of the street.

Businesses fronting mid-block pedestrian passageways should provide direct access to those passageways, with attractively framed windows and doorways.

Fig. H. 23: Architectural treatment recommendations
Fig. H.24: New storefront renovation on Castro Street. Entrances should be recessed from the facade, creating a small alcove.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 91

On cross-streets, while the overall goal is to have build -to lines at the front of buildings, ground-floor facades may be set back for outdoor activities.

3. Entrances
Commercial entrances should be recessed from the facade, creating a small alcove. This establishes a more definitive sense of entry and affords an alternative view of merchandise in the display windows. Existing recessed entries should be retained.

The doors of a commercial storefront typically contain large glass panels with vertical proportions that presents a visual connection to the streetscape. Retain and restore original historic doors and their frames where possible.

4. Facade Treatment
To maintain the present scale and character of buildings in the Historic Retail District, large uninterrupted expanses of horizontal and vertical wall surface should be avoided . Building facades should respond to the relatively narrow increments of development (25’ to 50’) with variation in fenestration, building materials and/or building planes.

Facades on both new and rehabilitated buildings should include the elements that make up a complete storefront including doors, display windows, bulkheads, transom windows, signage and awnings. New buildings need not mimic an “historical” ar chitectural style but should include these architectural features, details and materials where appropriate to be compatible with and reinforce existing buildings . Preservation of existing historic details and materials should be encouraged.

Even if separate businesses function within the same building, the overall design of the facade must be consistent . Individual businesses should not break the basic lines, material and concept of the facade. Storefronts can be demarcated from each other within the same building by subtle variations in the color or pattern of surfaces of doors, tiling, signage or entries.

Corner parcels are encouraged to incorporate special features such as rounded or cut corners, special corner entrances, display windows, corner roof features, etc.

Fig. H.25: Smaller retail spaces create frequent entrances and display windows. Larger spaces should replicate this pattern by incorporating multiple windows or wrapping around smaller retail spaces.

Downtown Precise Plan

Area H.: Historical Retail District

92 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

5. Guidelines for Upper-Story Setbacks Castro Street Frontages While the height limit is 50’ along the 100 and 200 blocks of Castro Street, many of the existing buildings and, in particular, buildings with historic character have facades and heights in the range of 30’ to 35’. New buildings and building additions should reinforce the historic pattern with heights and setbacks oriented to the 30’ to 35’ reference . Castro Street facades in the 100 and 200 blocks should be no taller than 30’ to 40’ . Upper levels in excess of 30’ to 40’ should be set back 10’ to 12’ from the facade . In the 300 block fronting Castro Street, upper levels in excess of 40’ to 45’ should be set back 10’ to 12’ from the facade.

6. Windows
General
Building walls should be punctuated by well-proportioned openings that provide relief, detail and variation on the facade. Windows should be inset from the building wall to create shade and shadow detail . The use of high -quality window products that contribute to the richness and detail of the facade is encouraged.

Display Windows
Size, division and shape of display windows should maintain the established rhythm of the streetscape. Glass used in the display windows should be clear. Tinted glazing is discouraged and mirrored/reflective glass is not permitted.

7. Roof Treatment
Building roof forms fronting Castro Street should reinforce the character of historic commercial buildings, which typically have flat, rather than pitched, roofs with vertical facade extensions above the roofline, known as parapets . Architectural elements such as cornices, special facing materials and/or decorative details are encouraged on the parapet.

Special attention should be paid to the articulation of the top portion of buildings through the introduction of horizontal bands, corni ces and step -backs. Roof lines should be broken at intervals no greater than 50’ by loggias, changes in height or step-backs to reinforce the typical building increment of 25’ to 50’ along Castro Street . Interesting and varied roof forms consistent with the pattern of existing buildings are encouraged.

Fig. H.26: Building roof forms fronting Castro Street should reinforce the character of the historic commercial buildings with flat roof forms, parapets, cornices and decorative details .

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 93 On the Bryant Street and Hope Street frontages, four-story buildings shall be compatible with the existing and potential development across the street. Design approaches such as top-floor setbacks and facade articulation can be used to create a compatible transition.

Rooftop equipment shall be concealed from view and/or integrated within the architecture of the building.

8. Building Materials

Building materials should be richly detailed to provide visual interest . Reflective glass is considered an undesirable material because of its tendency to create uncomfortable glare conditions and a forbidding appearance. Metal siding and large expanses of wood siding are also to be avoided. Materials should be light in color: earth tones, pastels or whites a ccented with dark or bright colors are considered compatible with existing architecture in the area .

Roofing materials and accenting features such as canopies, cornices, tile accents, etc. should also offer color variation.

Character and richness in downt own can be
enhanced from the incorporation of details and
ornamentation into the design of the buildings.

These elements can include cornices, brackets
or moldings.

9. Site Access
Curb cuts are prohibited in the first four blocks
of Castro Street and should be avoided on the
rest of Castro Street . If new curb cuts within
the Historic Retail blocks become necessary,
they are encouraged to locate on the east -west
cross streets beyond the alleys in order to
maximize visibility and accessibility from Castro Str eet, minimize conflicts with pedestrian circulation, and to avoid circulation conflicts on the north-south streets.

Any on-site parking garage must be accessed in a safe, attractive manner and must not interfere with the orderly flow of traffic on public streets and parking lots.

10. Special Conditions
Castro Street and California Street Intersection —Buildings forming a portion of the intersection of Castro and California Streets should incorporate special corner treatments that reinforce the key significance of this intersection within the downtown (see Fig. H.26).

Evelyn Avenue—Buildings fronting Evelyn Avenue should recognize the role of this street as a highly visible edge of the downtown retail district by paying particular attention to upper - level treatment and detailing that is recognizable and distinctive from a distance (colorful canopies, fenestration, interesting roof forms, facade ornamentation, etc.).

Fig. H.27: Trash and loading areas should be well
screened from view in structures that are consistent
with the building design in both materials and
detailing.

Downtown Precise Plan

Area H.: Historical Retail District

94 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

11. Guidelines for Rears of Buildings
Because the alleys in downtown are highly
visible and are used for both pedestrian access
and vehicular service access, rear facades
should exhibit high levels of design and
materials quality similar to front facades. Rear
facades of existing buildings should be
improved with design features and quality
materials where possible.

Buildings should have windows and doors
oriented to the alley. Entry doors, garage doors,
and windows should be attractive and durable.

Service facilities such as trash enclosures and
mechanical equipment should be screened with enclosures and devices consistent with the building architecture in form, material and detail . Roofs and trellises are recommended for screening views from above.

Where security devices are desired or warranted, designs should be artful with decorative grillwork that enhances the overall building design . Alley areas should be well lit but should be designed so as not to adversely impact adjacent properties.

12. Guidelines for Residential and Mixed-Use
Setbacks
To reinforce the downtown commercial character o f the Historic Retail District, mixed -use buildings with a residential component shall conform to the setback standards for commercial projects. The Zoning Administrator may allow increased side and rear setbacks to enhance the residential portion of a mi xed-use project provided the setbacks do not detract from the commercial storefront character of the downtown district.

Noise and Ground Vibrations
Projects with a residential component on Castro Street should be designed to minimize noise impacts on residents from Castro Street and the Caltrain line . A noise analysis prepared by a qualified acoustical engineer is required for all residential projects fronting Castro Street. The acoustical engineer’s report shall identify any noise impacts and measures to reduce these impacts to acceptable levels.

Parking Design
Parking for residential uses shall be provided on-site per Downtown Precise Plan Requirements Section II.C, Parking Standards and Policies.

Below-grade parking shall not extend above grade. Parking garage access should be integrated into the overall building facade design.

Fig. H.28: Alley facades should exhibit high levels of
design and materials quality similar to front facades.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 95 Service Areas
Design of service areas shall be consistent with the general guidelines for rears of buildings in Area H. On-site trash receptacles should be consolidated in one area that is easily accessible for garbage pickup from a street or alley.

Ground-Level Treatment
Commercial frontages should meet the general guidelines for ground -level treatment in Area H. Commercial spaces should have a depth of at least 40’ to ensure viability .

Pedestrian access to residential units from Castro Street should be through a single common entrance. Residential and commercial entrances should be separate and distinct.

Facade Treatment
To maintain the scale and character of the downtown district, large, uninterrupted expanses of horizontal and vertical wall surface should be avoided. Building facades should respond to the relatively narrow increments of development (25’ to 50’) with variation in fenestration, building materials and/or building planes.

Corner parcels are encouraged to incorporate special features such as rounded or cut corners, special corner entrances, display windows, corner roof features, etc.

Development Massing
Buildings may be up to four stories, which is taller than most existing buildings in Area H and most of the downtown transition areas within the Precise Plan. This additional height requires particular attention to the massing of the buildings to ensure an appropriate transition with the surrounding development . New residential development on larger parcels should echo the narrow parcel increments on Cas tro Street, with sensitivity to the traditional building size and storefronts on Castro Street.

Fig. H.29: Attractive outdoor patio dining in Area H.

Downtown Precise Plan

Area H.: Historical Retail District

96 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) Roof Treatment
Mixed-use buildings with a residential component facing Castro Street should exhibit an architectural character consistent with the downtown commercial character. Flat, hip, and mansard roof forms are appropriate; gabled roofs are discouraged . On Hope an d Bryant Streets, rooflines may be varied to be compatible with surrounding residential development.

Lighting
Exterior lighting features shall be oriented and directed downward to protect neighboring residents from excess light and glare.

Fig. H.30: Mixed-Use Residential Prototype (100 and 200 Blocks of Castro Street) Area H Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 97

13. Guidelines for Pedestrian Passageways
New buildings and building renovations
adjacent to existing pedestrian passageways
leading from rear parking areas to Castro Street
should be reinforced with features that provide
interest such as windows, trellises, benches,
planting and attractive lighting. Passageways
may be further enhanced with small plazas at
either end or at midpoints with provisions for
amenities such as seating, planting and
fountains.

14. Guidelines for Open Space
Private open space within the downtown area is
not intended to provide recreational or large
landscaped areas, since this is a more urban environment and there are ample recreational opportunities downtown in Pioneer and Eagle Parks . However, open space is an important element and should be used effectively to articulate building forms, promote access to li ght and fresh air and maintain privacy for downtown residents.

Fig. H.32: Mixed-Use Parking Lot Infill Prototype
Fig. H.31: Pedestrian passageways leading from
rear parking areas to Castro Street should be
reinforced with features that provide interest such
as windows, trellises, benches, planting, and
attractive lighting.

Downtown Precise Plan

Area H.: Historical Retail District

98 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

In residential development, most open space should be used to provide attractive amenities for residents, including interior courtyards and perimeter landscaping. Commercial development should typically have less open space in order to maintain a direct pedestrian relationship and continuous storefront streetscape . Open space for nonresidential projects should provide a visual amenity for the development and an attractive buffer to adjacent residential uses where applicable.

Open spaces such as retail plazas and outdoor seating areas should be located at building entries or along or near well-traveled pedestrian routes to encourage frequent and spontaneous use. Amenities should be functional as well as visually appealing, with seating, tables, canopies and covering trellises. Plazas and open spaces should be generously landscaped with trees, planters and vines . Low walls may be used to screen service and mechanical areas, create spatial definition and for providing seating . Low walls should be designed of quality materials.

For residential projects, open space should include evergreen trees for screening, specimen trees for visual color and attractive shrubs and ground cover . Low walls and planters may be used to provide privacy between open space areas and residences.

15. Guidelines for Mixed-Use Development on Public Parking Lots For infill development on one of the public parking lots, all development regulations for Area H apply. In addition, all required parking for the new development as well as parking to replace all existing spaces shall be provided on -site in a subgrade parking structure with access from the midblock alley and one of the adjacent side or cross-streets.

Infill buildings should be carefully designed and detailed so that scale and massing respond to the traditional small downtown parcel scale and provides a sensitive transition to adjacent residential neighborhoods. To maintain the present scale and charac ter of buildings in the Historic Retail District, large uninterrupted
expanses of horizontal and vertical wall surface
should be avoided. Building facades and rooflines
should respond to the relatively narrow
increments of development ( up to 25’ ) with
variation in fenestration, building materials, roof
forms and/or building planes.

Passageways connecting the parking lot
development with Castro Street should be
carefully detailed to enhance the pedestrian
experience (see Fig. H.33).

Windows and doors from the adjacent building,
seating, planting and attractive lighting should be
included. Where the passageway meets the new
building, a carefully designed transition such as a
plaza open space should occur and a continuation
of the passageway to the side street should be
considered.

Fig. H.33: Passageways connecting parking
facilities with Castro Street may be further
enhanced with small plazas with provisions for
amenities such as seating, planting, and fountains.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 99

AREA I. CIVIC CENTER/EAGLE SQUARE/GATEWAY BLOCK

A. DEVELOPMENT STRATEGY

Most of this subarea was redeveloped
during the late 1980s and 1990 s. The
area is comprised of three separate
blocks, each with its own
characteristics and development
history.

The Civic Center bl ock, defined by
Castro, Mercy, Franklin and Church
Streets, is the site of City Hall, Center
for the Performing Arts and Library .

These buildings partially encircle
Pioneer Park, a quiet and relaxing

3.5-acre green area with benches and
walkways. The Civ ic Center is the
focus for cultural and community
activities and serves as an important
civic symbol for the City as a whole .

There are also two privately owned
properties on the block —the Wells
Fargo Bank and the Masonic Lodge .

The Precise Plan contains development
standards for the bank site since it is the
only significant redevelopment
opportunity in Area I. The standards
allow a multi -story building with
setbacks from Pioneer Park.

They also require a broad open space connection between Castro Stree t and the park that will make the park more physically and visually accessible to passersby on Castro Street.

The Eagle Square block is between Church Street and High School Way . It was formerly occupied by Mountain View High School. The entire area is occupied by the Park Place/City Centre development, which is a diverse mixed-use development. The Castro Street frontage is a mix of offices, retail and residential uses . The remainder of Park Place is high -density apartments. Eagle Park, an active 7.5-acre park with a swimming pool and playing fields, was originally part of the Eagle Square Precise Plan but is now zoned Public Facility.

The Gateway block, located between High School Way and El Camino Real along Castro Street, is a landmark office development. This block was developed under the Gateway Precise Plan which has also been incorporated into the Downtown Precise Plan.

Downtown Precise Plan Area I. Civic Center/Eagle Square/Gateway Block

100 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

B. DEVELOPMENT REQUIREMENTS

1. Permitted and Provisional Uses

Permitted Uses (Civic Center Block)

a. City-owned facilities;

b. Membership organization facilities and meeting halls;

c. Retail;

d. Personal services;

e. Restaurants, including serving of alcoholic beverages and clearly ancillary to food service; not including drive-up or drive-in services;

f. Art galleries;

g. Theaters; and

h. Offices on upper floors.

Provisional Uses (Civic Center Block)

a. Business services;

b. Offices, including banks and financial institutions and administrative offices on the ground floor;

c. Medical services;

d. Residential—upper levels only—at up to 50 units per acre;

e. Hotels;

f. Bars, nightclubs, establishments providing entertainment or permitting dancing and establishments serving alcoholic beverages not ancillary to food service;

g. Indoor recreation uses; and

h. Any other business or service establishments which are determined by the Zoning Administrator to be of the same general character as listed hereinabove.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 101

Area I Subareas
Downtown Precise Plan Area I. Civic Center/Eagle Square/Gateway Block

102 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Permitted Uses (Castro Street Frontage of Eagle Square Block)

a. Retail;

b. Business support services;

c. Personal services;

d. Offices, including banks and financial institutions and administrative offices, on upper floors;

e. Residential at up to 50 units per acre;

f. Restaurants, including serving of alcoholic beverages and clearly ancillary to food service; not including drive-up or drive-in services; and

g. Indoor recreation and fitness centers, with or without the serving of beer and wine clearly ancillary to recreation use.

Provisional Uses (Castro Street Frontage of Eagle Square Block)

a. Administrative offices on the ground floor; and

b. Bars, nightclubs, establishments providing entertainment or permitting dancing and establishments serving alcoholic beverages not ancillary to food service.

Permitted Uses (Remainder Residential Area of Eagle Square)

Residential at up to 60 units per acre.

Provisional Uses (Remainder Residential Area of Eagle Square)

Accessory uses appropriate to residential.

Permitted Uses (Gateway Block)

a. Offices, including banks and financial institutions and administrative offices;

b. Retail;

c. Personal services;

d. Restaurants, including serving of alcoholic beverages and clearly ancillary to food service; not including drive-up and drive-in services;

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 103

e. Art galleries;

f. Theaters; and

g. Indoor recreation and fitness centers, with or without the serving of beer and wine clearly ancillary to recreation use.

Provisional Uses (Gateway Block)

a. Business support services;

b. Medical services;

c. Bars, nightclubs, establishments providing entertainment or permitting dancing and establishments serving alcoholic beverages not ancillary to food service; and

d. Any other business or service establishments which are determined by the Zoning Administrator to be of the same general character as listed hereinabove.

2. Height

Civic Center Block

Maximum height of four stories or 55’ (whichever is less) for Wells Fargo site; three stories for Masonic Lodge site. No maximum for Civic Center buildings.

Castro Street Frontage of Eagle Square

Three stories or 40’(whichever is less) at back of sidewalk . Higher buildings shall be stepped back. Five stories or 70’ (whichever is less). A building height of up to 92’ may be authorized by the City Council for exceptional architecture and aesthetic merit.

Residential Area of Eagle Square
Four stories or 60’(whichever is less).

Gateway Block
Maximum height of 55’.

Downtown Precise Plan Area I. Civic Center/Eagle Square/Gateway Block

104 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

3. Building Coverage

Civic Center Block

May not exceed 70% for the Wells Fargo site. The remainder of the site shall be developed as ground-level open space providing a pedestrian connection from Castro Street to Pioneer Park.

Remainder of Civic Center Block

None.

Castro Street Frontage of Eagle Square

May not exceed 70% of the site.

Residential Area of Eagle Square
May not exceed 60% of the site.

Gateway Block
May not exceed 60% of the site.

4. Floor Area Ratio
Civic Center Block
None.

Castro Street Frontage of Eagle Square and Residential Area of Eagle Square

May not exceed an overall FAR of 1.6 for both sites combined.

Gateway Block

May not exceed an FAR of 1.0.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 105

Illustrative Section Area I: Civic Center Block

5. Build-to Lines Along Streets and Setbacks

Civic Center Block

To ensure that streets are spatially well defined, all development fronting on Castro Street must be built to the back of the sidewalk.

Eagle Square Block

All development fronting Castro Street must be built to the back of the sidewalk. A 15’ setback for the residential area.

Gateway Block

None.

Downtown Precise Plan Area I. Civic Center/Eagle Square/Gateway Block

106 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

6. Open Space

Civic Center Block

For the Wells Fargo site, at least 30 % of the site shall be devoted to publicly accessible open space. A pedestrian open space approximately 50’ to 60’ in width should connect Castro Street to Pioneer Park along the north side of the site. The open space shall include generously landscaped areas including trees, grassy area(s) and seating areas.

Remainder of Civic Center Block and All Other Blocks

See Design Guidelines.

7. Parking

Civic Center Block

Parking requirements for the Wells Fargo site and the Masonic Lodge site in Area I are described in Section III.C, Parking Standards and Policies.

Remainder of Civic Center Block and All Other Blocks

Parking shall continue to be provided on-site in existing parking garages and lots.

8. Service Areas

Civic Center Block

Trash and loading areas should be well screened from public view in structures that are consistent with the building design in both materials and detailing . Roofs or trellises are recommended for screening of views from above . Loading and unloading for the Wells Fargo site shall be from Church Street rather than Castro Street.

Remainder of Civic Center Block and All Other Blocks

See Design Guidelines.

C. Design Guidelines

Since most of the buildings in Area I are new, having been developed in the late 1980s and 1990s, additions and modifications should be consistent with the existing development projects, with the exception of the Wells Fargo site . Separate guidelines for the Wells Fargo site are contained in this section below.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 107

For reference, the original design objectives for the other areas are:

Remainder of Civic Center Block : This block has a strong and clear image as the civic and cultural center of the City of Mountain View. Its traditionally designed buildings are organized around a public plaza facing out to Castro Street and a more intimate City park behind it.

Eagle Square Block: This block is intended for high -quality, high-intensity development not generally found elsewhere in the community. The entire site is master-planned as a unit. The Castro Street frontage is designed to encourage an active pedestrian environment by providing a range of restaurant and retail activities and sidewalk-oriented building design appropriate to the downtown and serving as a continuation of the downtown uses along Castro Street.

Gateway Block: This block is at the entrance to the downtown and is intended for high-intensity office and commercial use s. It was designed with a well -landscaped plaza at the El Camino Real/Castro Street corner that complements a similar plaza diagonally across the street.

A pedestrian open space approximately 50’ to 60’ in width should connect Castro Street to Pioneer Park along the north side of the Wells Fargo site.

Downtown Precise Plan Area I. Civic Center/Eagle Square/Gateway Block

108 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

City Centre mixed-use development in Area I completed in 2000.

1988 artist concept of Area I.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 109

AREA J. EAST OF CASTRO STREET FRONTAGE

A. DEVELOPMENT STRATEGY

The east frontage of Castro Street between
Mercy Street and El Camino Real is
characterized by a development pattern of
small, shallow parcels containing local,
commercial and service -oriented uses .

Several buildings along Castro Street are of
good quality, while the improvement of
several others would enhance the image and
attractiveness of the downtown and Castro
Street.

Area J also includes the half -block fronting
on Hope Street . About half of the Hope
Street frontage is in commercial pa rking and
church use and the other half is low -rise
apartments and single-family houses.

The Castro Street frontage has unique
characteristics that require special treatment .

The small and shallow building parcels,
coupled with on -site parking requiremen ts,
make redevelopment difficult without parcel
assembly. The lack of public parking in the
area has created a shortage of convenient
public surface parking to serve retail uses. To
create more opportunities for parcel assembly
and mixed -use developments with
underground parking, Area J was expanded in
2004 to incorporate the residential area on
Hope Street.

The major objectives for development in this
area are: (1) to ensure a sensitive transition to
the residential neighborhoods; (2) to
maximize the amount of convenient parking;
(3) to maintain the pattern of active uses
along Castro Street; and (4) to promote
renovation and revitalization that create an
attractive street environment and entry to the
downtown.

Downtown Precise Plan Area-J. East of Castro Street Frontage

110 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Castro Street commercial buildings in Area J.

Retail and personal service uses are encouraged but not required along Castro Street; however, all ground-level uses are required to incorporate storefront facades that create an attractive pedestrian environment along the street and that permit future transition to retail use.

The half -block of this area along Hope Street will all ow moderate -density residential and continuation of existing parking and commercial uses . New development must respect the single-family character of the residential neighborhood across the street . The existing church facility is encouraged to be preserved for its religious and social contributions and noteworthy architecture.

Specific development opportunities have been identified within this area . The potential relocation of Gateway Park to the half-block length of Fairmont Avenue at Castro Street is one of them. It would create opportunities for the aggregation of parcels and redevelopment of the El Camino Real-Castro Street corner block and would locate Gateway Park where it could be more actively used. This higher-density development is conceived as a “gateway” complex to counterpoint the Gateway Center on the northwest corner of El Camino Real and Castro Street and, is illustrated on Page 116.

A second major development opportunity has been identified for the St. Joseph’s Church parking lot at Castro and Church Streets and adjacent to an existing medical service building.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 111

B. DEVELOPMENT STANDARDS

1. Permitted and Provisional Uses

Permitted Uses (Castro Street Frontage)

a. Retail, not including drive-up or drive-in services;

b. Restaurant, including serving of alcoholic beverages clearly ancillary to food service; not including drive-up or drive-in services;

c. Art galleries;

d. Theaters;

e. Business support and personal services;

f. Medical services; and

g. Indoor recreation and fitness centers, with or without the serving of beer and wine clearly ancillary to recreation use.

Provisional Uses (Castro Street Frontage)

a. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or establishments serving alcoholic beverages not ancillary to food service;

b. Offices;

c. Hotels;

d. Residential on upper levels only at up to 50 units per acre; and

e. Any other business or service establishments which are determined by the Zoning Administrator to be of the same general character as listed hereinabove.

Permitted Uses (Hope Street Frontage)

Residential at up to 30 units per acre, except all parcels south of Fairmont Avenue and north of El Camino Real may be up to 50 units per acre.

Downtown Precise Plan Area-J. East of Castro Street Frontage

112 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Provisional Uses (Hope Street Frontage)

a. Senior housing and very -low and low -income housing that exceeds 30 units per acre will be considered on a case-by-case basis.

b. The existing church development, in its present or an expanded or modified form.

c. Parking structures and lots to serve Castro Street developments, which may not have their primary access on Hope Street.

2. Height

Castro Street Frontage

Maximum height of four stories and 55’(whichever is less).

Parking structure levels shall not count as stories, but the overall building shall be limited to 55’.

Decorative roof treatments and architectural features may exceed the 55’ height limit upon design approval specified in the Administration Section.

The first floor along Castro Street must be designed to have a minimum ceiling height of 10’ in order to accommodate retail, and the floor must be no more than 1’ above sidewalk level.

Hope Street Frontage

Buildings may be a maximum height of three stories and 35’(whichever is less) provided the third floor is tucked into the roofline so that the building looks like a two-story structure.

Castro Street/El Camino Real Block

A hotel with a maximum height of 70’ may be authorized by the City Council for exceptional architecture and aesthetic merit.

Mixed-use development with residential uses may have up to 50 units per acre with a four- story/55’ height limit.

For all uses, building mass should step down towards the existing residential neighborhood with building height along Fairmont Avenue not exceeding three stories and 35’.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 113

Illustrative Section Area J: Nonasssembled Parcel; Castro Street Frontage

3. Front Setback

Castro Street Frontage

To ensure that the consistent street wall of Castro Street is maintained, all development must be built to the back of the proposed sidewalk.

Hope Street Frontage

A minimum 13’ front yard building setback is required for buildings and parking structures.

Porches and steps may encroach up to 4’ into the front setba ck area, provided they are incorporated into an integrated landscape concept where the majority of the setback area is reserved for landscaping.

4. Rear Yard

Castro Street Frontage

a. Blocks between Church Street and Fairmont Avenue: Minimum 15’ or distance equal to height of adjacent building wall as measured to top of wall plate.

b. Other blocks: None required.

Hope Street Frontage

a. Blocks between Church Street and Fairmont Avenue:

Minimum 13’ setback is required for buildings and parking structures. Surface parking and detached garages up to a maximum height of 15’ are permitted to be built within the rear yard but must maintain a minimum 5’ setback from the rear property. Stairs Downtown Precise Plan Area-J. East of Castro Street Frontage

114 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 115

or terraces to provide access to this area from podium open space may encroach into a portion of this open space.

For Hope Street parcel(s) aggregated with adjacent Castro Street parcel(s), that portion where the Hope Street parcel(s) joins the Castro Street parcel(s) does not need to have a rear setback, so that the entire project site can be integrated as a whole.

b. Other Blocks: None required.

5. Side Yard

Castro Street Frontage

None, except that narrow mid -block pedestrian passages that promote access to parking areas at the rear of the property or arcaded spaces that create wider sidewalk areas for cafés, etc. are encouraged.

Hope Street Frontage

a. Blocks between Church Street and Fairmont Avenue: A minimum 5’ side yard building setback is required for buildings and parking structures. Landings and access steps may encroach into the side setback areas as long as most of the side yard setback area is still reserved for landscaping.

b. Other Blocks: None required.

6. Landscape Treatment

For Castro Street parcels that have a direct adjacency to residential parcels, an attractively designed masonry wall, 7’ in height, is required along the rear property line . In addition, 15–gallon trees at approximately 25’ intervals are required to be planted along the length of the wall.

7. Parking

All parking must be provided on-site within the standards outlined in Section II.C.

Surface parking is strongly discouraged, although limited surface parking areas that are screened from streets and have generous landsca ping may be permitted by the Zoning Administrator through a use permit process . On Castro Street, below -grade parking may not extend more than 1’ above grade. On Hope Street below-grade parking must maintain the predominant at -grade relationship of homes on Hope Street and cannot extend more than 18” above grade. Below-grade parking structures should not have ventilation exhaust Downtown Precise Plan Area-J. East of Castro Street Frontage

116 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Shafts or grilles adjacent to public sidewalks or access ways. Portions of parking extending above grade should be fronted with frequently spaced stoops to provide pedestrian activity and visual interest. Any on-site parking must be accessed in a safe, attractive manner and must not interfere with the orderly flow of traffic on public streets and parking lots.

8. Service Areas

Service facilities such as trash enclosures and mechanical equipment should be screened with enclosures and devices consistent with the building architecture in form, material and detail and be located away from adjacent residential uses. On-site trash receptacles should be consolidated in one area that is easily accessible for garbage pickup.

Freight and loading access should be located as close as possible to the main structure .

Loading access should be screened to ensure that loading is not visible from public rights- of-way. Freight access and loading should be situated to ensure that all loading and unloading takes place on -site and in no case within public rights -of-way. All vehicular maneuvers should occur on-site and should be situated to avoid adverse noise impacts upon neighboring residential properties.

C. DESIGN GUIDELINES

These are recommendations for the architectural treatment and organization of buildings and open space and are the suggested criteria for reviewing projects during the design review process.

1. Development Massing

New development should preserve the rhythm and scale of existing buildings within the District and respect the pattern of narrow parcel increments (25’ to 50’ in width) by means of variation in height, bulk, window and facade treatment.

Buildings facing Castro Street should have a downtown -style urban character but be appropriately scaled to ensure a sensitive transition to adjacent residential neighborhoods .

Residential units faci ng Hope Street should have a character compatible with the surrounding neighborhood such as townhouse or rowhouse -style units with stoops and individual entries.

2. Ground-Level Entrances, Facade, Window and Roof Treatment

These should comply with the guidelines for Area H.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 117

Buildings facing Castro Street should have a downtown-style urban character, consistent with the Park Place development (left). Residential units facing Hope Street should have a character compatible with the surroun ding neighborhood such as the townhouses on View Street that feature stoops and individual entries (right).

3. Site Access

Avoid curb cuts along Castro Street wherever possible . Provide the opportunity to redevelop adjacent properties and minimize the need for curb cuts on Castro Street by creating appropriate site access and spacing buildings to preserve the opportunity for future north-south vehicular access at midblock . Parking and loading should share access lanes whenever possible, rather than requiring separate doors and driveways . Accessways to parking and loading areas will be permitted by demonstrating that every effort has been made to minimize its negative impact on local neighborhoods . Traffic and the pedestrian quality of the street si gnage should be installed where possible to discourage the use of residential streets for access and encourage Castro Street access.

4. Special Conditions

El Camino Real/Castro Street Gateway Site

New development should create a prominent gateway building with relocation of the existing Gateway Park to the Fairmont Avenue right -of-way. The corner building form should enclose and define the street edge and provide a sense of pedestrian scale at the intersection.

The new park should be at least as large in size as the existing Gateway Park, which may require that it extend over a portion of the development site. The park should be combined with active building frontages with building features such as ample windows, seating areas, terraces and balconies facing the park. A portion of Fairmont Avenue should remain open to vehicular traffic to provide access to existing buildings and any new development.

Downtown Precise Plan Area-J. East of Castro Street Frontage

118 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Mixed-Use Development and Parcel Assembly

Regardless of use, all parking associated with a new project in Area J is required to be provided on-site, either with surface parking located behind the building and screened from view, or in a subgrade parking garage. Private parcel assembly can improve the efficiency and viability of on-site parking. Wherever possible, parcel assembly should be encouraged to improve the efficiency and feasibility of proposed projects, but new development on assembled parcels should preserve the rhythm and scale of downtown by means of variation in height, bulk, window and facade treatment.

Curb cuts on Castro Street should be limited and combined through shared access arrangements whenever possible. If parcels are developed individually without assembly or shared access, the distance between curb c uts should be as great as possible to avoid devoting large expanses of sidewalk and building facades to vehicle access.

Where new mixed -use development backs onto existing Hope Street residential development, care should be taken to ensure the privacy of both the existing and new projects. The landscape treatment in Section B.6 should be supplemented with windows and balconies oriented away from adjacent residential buildings.

Castro Street parcel(s) may also be combined with adjoining Hope Street parcel(s) through private assembly to improve project efficiency and viability as long as the combined project is compatible with the surrounding context . Underground parking may be extended beneath the Hope Street parcel, but garage access from Hope Street shall be limited only

Illustrative development of Gateway mixed-use development and relocated Gateway Park Area J.

Area-Specific Standards, Guidelines and Prototypes

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 119

to residential uses on the Hope Street portion of the site . Access to parking for Castro Street uses cannot be from Hope Street.

Where Castro Street and Hope Street parcels are combined into a single development, the uses facing each street should be appropriate to the context. Castro Street frontages should have retail uses on the ground floor and either residential or office uses on the upper floors.

Hope Street frontages should only have residential uses . Residential units facing Hope Street are encouraged to have a townhouse style with individual entries and stoops to be compatible with the existing residential development.

Illustrative concept of assembled Castro and Hope Street parcels Area J

Downtown Precise Plan Area-J. East of Castro Street Frontage

120 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Illustrative development opportunity adjacent to St. Joseph’s Church Area J.

Castro Street/Church Street

New development occurring at the corner of Castro and Church Streets should provide a view corridor from Castro Street to the “campanile” of St. Joseph’s Church by setting development back from the Church Street property line. This setback should be established by means of a perpendicular line proceeding east from the intersection of the Castro and Church Street property lines . Massing of new development at the corner of Castro and Church Streets should be sensitive and compatible with the integrity of neighb oring St.

Joseph’s Church and campanile . Development of this site may include surface parking, subgrade parking or both . Access to parking areas should be from Church Street rather than Castro Street . If surface parking is included, parking should be lo cated behind the building and be well screened from both Castro Street and Church Street.

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 121

IV. SIGN GUIDELINES

The Downtown Precise Plan Sign Guidelines are contained in a separate document available in the Mountain View Community Development Department.

Downtown Precise Plan

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V. OUTDOOR ACTIVITIES

In addition to the land uses permitted in this Precise Plan, the following outdoor activities are permitted with a Development Review Permit on private property adjac ent to commercial or mixed-use uses pursuant to Chapter 36, Article XVI, Division 2 , and all other applicable City regulations:

1. Outdoor Dining

Outdoor dining shall mean an outdoor area setup and maintained on private property for the purpose of selling, offering for sale , and serving food or beverages for immediate consumption on-site by an adjoining restaurant or other business , which sells, offers for sale, and serves food and/or beverages for immediate consumption.

2. Merchandise Display

Merchandise display shall mean a display for sale, or offers for sale, merchandise, goods, or wares, on private property outside of an adjoining business , which sells or offers for sale, goods and/or services.

Design Guidelines

All outdoor acti vities must comply with the design guidelines as set forth in the Downtown Mountain View Outdoor Patio Standards/Guidelines, which is a separate document .

Exceptions to the guidelines may be granted if the outdoor activity is in substantial compliance with the intent of the Outdoor Patio Standards/Guidelines and Precise Plan.

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 123

VI. ADMINISTRATION

Administration of this Precise Plan shall be in accordance with Mountain View City Code, Article XVI, Division 1, Authority for Land Use and Zoning Decisions.

1988 artist view of Mountain View Civic Center.

Downtown Precise Plan Administration

124 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

Properties within the Downtown Precise Plan District are also subject to the following requirements.

TABLE V-I

DOWNTOWN PRECISE PLAN ADMINISTRATIVE PROCESS

Project

Building
Permits

Code
Compliance
Development
Review
Committee

Zoning
Administrator

City
Council

Change of business ownership

If needed

Yes

No review

No review
Change of nonconforming use
to same or similar
nonconforming use
If needed No No No No
Change of use from one
permitted use to same
permitted use (e.g., retail to
retail)
If needed No No No No
Change of use from one
permitted use to different
permitted use (e.g., retail to art
gallery)
If needed No No No No
Change of use from a
provisional use to same or
different provisional use
(e.g., nightclub to nightclub
or restaurant to restaurant)
If needed Yes Review of
project
Public
hearing
No
Interior tenant
improvements; no new floor
area
If needed Yes No No No
Exterior tenant
improvements, including
signage
Yes Yes Review of
project
No No
Any new building addition Yes Yes Review of
project
Public
hearing with
option to forward
to Council
Optional
Any new building or
adoption of a Master
Plan
Yes No Review of
project
Public
hearing
Public
hearing

Administration Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 125

Mountain View City Hall

Downtown Precise Plan

126 CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24)

APPENDIX A
Trip reduction plans, also referred to as Transportation Demand Management (TDM), are sets of strategies, measures and incentives that result in more efficient use of transportation resources .

They can reduce overall traffic volume and they can reduce the demand for parking spaces. There are many different strategies which vary depending on land uses and trip purposes. Some strategies improve the transportation options available to commuters . Some cause changes in trip scheduling, route, destination or mode. Others reduce the need for physical travel through more efficient land use or transportation substitutes.

Mountain View has required trip reduction programs (sometimes called commute alternative programs) in several areas of the City. In the Transit Zone near the Middlefield light rail station, property owners can obtain approval of higher -intensity development by agreeing to implement trip reduction programs as a condition of approval . In the downtown, several new developments have received small reductions (3 % to 6%) in parking by agreeing to implement trip reduction programs.

Trip reduction plans are typically tailored to the unique needs of a specific employer and require time to implement, monitor and refine before they are ful ly effective. Most trip reduction plans occur at the employment end of commute trips because it is the employer who initiates and manages trip reduction programs.

National research shows that the most effective trip reduction strategies fall into the fol lowing three categories:

1. Financial incentives and disincentives. Incentives include free or subsidized transit passes and “parking cash-out” programs where employers provide a monthly stipend for employees not to drive. Parking charges are the primary financial disincentive.

2. Shuttles to/from transit stations or remote parking lots. Combined with other services, privately operated, frequent and comfortable shuttle service from workplace to transit or remote parking lots is effective for employees not within walking distance of transit.

3. Subsidized vanpool programs. Mostly for large employers, subsidizing a vanpool (leasing, fuel and insurance) and providing rideshare matching services can be effective in reducing commute trips.

Usually, the above measures are combined with other services to create a “package” of measures. Trip reduction packages can range from modest to aggressive and have a range of effectiveness proportionate to the range of services. The range of trip reduction packages include:

• Commute alternatives information only (trip reduction effectiveness 1% to 3%).

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 127

• Information plus services (trip reduction effectiveness 3% to 15%).

• Information plus services plus financial incentives (trip reduction effectiveness 15% to 33%).

• Financial incentives only (trip reduction effectiveness 12% to 25%).

• Parking charges where previously free (trip reduction effectiveness 18% to 35%).

Some of the public and private services and measures that can be part of a comprehensive trip reduction plan are listed below. Those that have been used in Mountain View are marked with an asterisk (*). Employers could choose from this list in developing trip reduction programs that would then be subject to City review as a condition of project approval.

Employment Centers

• Guaranteed Ride Home Program*
• Eco-Pass sales (VTA only)*
• Commuter Check (includes all transit)*
• Shuttle/bus service to Caltrain*
• Car sharing or car rental center
• City-sponsored public outreach for trip reduction programs • Carpool and vanpool subsidies
• On-site child-care center or jointly sponsored center nearby • Infill retail development*
• Membership in Transportation Management Association*
• Coordination of trip reduction programs between employers* • Reduced parking standards (in combination with other transportation systems)* • Preferential parking*
• Internal ride-share matching services*
• Transportation Coordinator and Commute Assistance Center* • Telecommuting policies and equipment*
• Web media/video conference center
• Compressed workweek or flexible workday*
• Fleet vehicles for mid-day and personal travel*
• Parking pricing and Parking Cash Out Program
• On-site amenities (ATM, cafeteria, support retail, gym, including op ening them to other employees in the area)*
• Bicycle parking and showers*
Downtown Precise Plan

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Trip reduction programs can be effective, but they require ongoing monitoring. The City requires building owners to assign a commute coordinator to implement and monitor the program and to report annually to the Zoning Administrator on how well the program is working . Only one building with a trip reduction program has been occupied for over a year, so the City has limited experience with the reporting function.

As noted above, trip reduction programs work best with large concentrations of employees, such as office buildings. They would not be realistic for retail stores and restaurants.

Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 129 129C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Rev 12-22

129C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Rev 12-22

Downtown Precise Plan

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DOWNTOWN PRECISE PLAN 1988 PROJECT PARTICIPANTS

MOUNTAIN VIEW CITY COUNCIL CITY STAFF
Clarence L. Heppler, Mayor Bruce Liedstrand, City Manager Robert Schatz, Vice Mayor Ralph Jaeck, Assistant City Manager Patricia Figueroa Glen Gentry, Planning Director
Maryce Freelen Allen Shelley, Public Works Director
Marilyn S. Perry Bill Bopf, Economic Development Director Norman J. Shaskey Diana Whitecar, Downtown Revitalization James C. Zesch Coordinator
Steve Unangst, Zoning Administrator
DOWNTOWN REVITALIZATION Larry Janda, Deputy Public Works Director— COMMITTEE Capital Improvements
Hugh Bikle, Chairman Ken Alsman, Principal Planner
Ross Bonham, Vice Chairman Leslie Gould, Senior Urban Planner John Auld Alison Kendall, Urban Planner
Marianne Booth Ann Jamison, Senior Urban Planner
Patricia Brown Michele Roberts, Graphic Designer
Peter Chan
James Cochran CONSULTANTS
Ben DeBolt ROMA DESIGN GROUP, Planning
Joyce Dougherty and Urban Design
Walter A. Fagan Boris Dramov, Principal-in-Charge
Henry Gee Jim Adams, Project Manager
Bob Harris Masa Kawai, Urban Designer
Al Jehning Bonnie Fisher, Landscape Architect
David G. Jury Andrea Cochran
Robert Kirby John Thomas
Joyce Marcroft
Ray Meyer, Jr. FREEDMAN, TUNG & ASSOCIATES,
Gail U. Moore Urban Design
William Musto Michael Freedman
Timothy D. Sandis Gregory Tung
Andrew Lederer Max Michel
Jesse Chung
ENVIRONMENTAL PLANNING Elizabeth Schindler
COMMISSION Elaine Shaw
James R. Cochran
Dena K. Bonnell DKS ASSOCIATES, Circulation and Parking Glen Mather Hans Korvé, Principal-in-Charge
Patricia C. McCormick Brent Ogden, Traffic Engineer
Karl K. Pingle
Henry A. Schade, Jr.

Arthur S. Takahara
Downtown Precise Plan

CDD\PRE PLAN-1\Downtown Precise Plan\Downtown PP (Rev. 11-12-24) 131

YEAR 2000 DOWNTOWN PRECISE PLAN UPDATE PARTICIPANTS

MOUNTAIN VIEW CITY COUNCIL CITY STAFF
Rosemary Stasek, Mayor Kevin Duggan, City Manager
Nancy Noe, Vice Mayor Elaine Costello, Community Development Mario Ambra Director
Ralph Faravelli Ellis Berns, Economic Development Manager R. Michael Kasperzak Michael Percy, Principal Planner
Sally J. Lieber Alison Kendall, Zoning Administrator
Mary Lou Zoglin Linda Lauzze, Project Manager/Senior Planner Barney Burke, Assistant Economic Development
Manager

DOWNTOWN COMMITTEE
Linda Rogers, Chair

CONSULTANT
S Henry Fischer, Vice Chair
Daniel Brunello JONES & STOKES ASSOCIATES
Karen Cabello Thomas Engels
Robert Chang
Ralph Faravelli ECONOMIC AND PLANNING SYSTEMS
Vern Hostetler Joanne Brion
Ruth Lee Walter Keiser
Julie Lovins
Ronald Manabe WILBUR SMITH ASSOCIATES
Bill Maston Frank Markowitz
Nancy Mucha
Carol Olson BRYAN GRUNWALD ASSOCIATES
Timothy Sandis Bryan Grunwald
Steven Shevick

MAPS AND PLAN FORMAT
ENVIRONMENTAL PLANNING Michael Fornalski

COMMISSION
Carol Moholt, Chair ILLUSTRATIVE SECTIONS
Rosemary Wells, Vice Chair Tanja Mai
Thomas Frankum
D. K. Lu PHOTOGRAPHS
Matt Pear Don Roper
Patricia Showalter
Robert Weaver
Downtown Precise Plan

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YEAR 2004 DOWNTOWN PRECISE PLAN UPDATE PARTICIPANTS

MOUNTAIN VIEW CITY COUNCIL CITY STAFF
Matt Pear, Mayor Kevin C. Duggan, City Manager
Matt Neely, Vice Mayor Elaine Costello, Community Development Nick Galiotto Director
R. Michael Kasperzak, Jr. Ellis M. Berns, Economic Development Manager Greg Perry Whitney McNair, Planning Manager/Zoning
Rosemary Stasek Administrator
Mary Lou Zoglin Al Savay, Project Manager/Senior
Deputy Zoning Administrator
Lynnie Melena, Project Manager/Senior Planner

DOWNTOWN COMMITTEE
Ronald Manabe, Chair
Bill Maston, Vice Chair CONSULTANTS
David Andrzejek
Daniel Brunello VAN METER WILLIAMS & POLLACK
Karen Cabello Rick Williams, Principal
Robert Chang Kevin Gardener, Project Manager
Sue Graham
Gloria Higgins
Howell Hsiao KIMLEY-HORN & ASSOCIATES, INC.

Julie Lovins James Daisa, Traffic and Parking
Tom Matula
Richard Meyer
Carol Olson STRATEGIC ECONOMICS
Timothy Sandis Dena Belzer, Principal
Steven Shevick Jason Kral,
Associate Rosemary Stasek (City Council)
Diana Wang
Dave Williams CAREY & COMPANY., INC.

Bill Sugaya, Senior Vice President

ENVIRONMENTAL PLANNING

COMMISSION ILLUSTRATIVE SECTIONS
Paul Lesti, Chair Van Meter Williams & Pollack
Jac Siegel, Vice Chair
Laura Brown
David O. Greene PHOTOGRAPHS
Martha Jensen Van Meter Williams & Pollack
Laura Macias Al Savay
Robert Weaver

Mountain View City CouncilNovember 7, 2023

Mountain View City Council
November 7, 2023