Mountain View City Council
September 10, 2024

160 Pacific Avenue, Suite 204
San Francisco, CA 94111
1 of 6
Ele
ctronic Transmittal
Septe
mber 3, 2024
Hon
orable Mayor Pat Showalter
& Members of the Mountain View City Council
Community Development Department | Planning Division
500 Castro Street
Mountain View, CA 94041
Re: Suppl
emental Letter to the 2024 Gatekeeper Application | Charleston Plaza, Mountain View, CA Dear M
ayor Showalter and Members of the City Council:

Thi
s letter is intended to supplement the Gatekeeper Application for Charleston Plaza dated June 27, 2024, and to address questions received related to the proposed project in advance of the Gatekeeper hearing scheduled for September 10, 2024.

COM

MUNITY BENEFITS
Que
stion: The Gatekeeper Cover Letter identifies several Community Benefits. Does Presidio Bay intend to deliver all Community Benefits identified?
Answe
r: Yes. Presidio Bay is proposing a holistic package of benefits because we believe each component is integral to the success of the Project. Presidio Bay will produce each of the benefits listed in the Gatekeeper Application rather than one single Community Benefit. As detailed below, the total value of the Community Benefits package is more than $20 million.

Community Benefit Value
Five Additional BMR Rental Units $3,000,000
5,000 SF Childcare Center $4,000,000
2,500 SF Community Space $2,000,000
S mall Business and Retail S upport $10,000,000
E. Charleston Street Improvements* TBD
Public Art $1,000,000
Total Community Benefits $20,000,000
*Total cost of E. Charleston street improvements to be
determined through discussions with Public Works.

Attachment 5
160 Pacific Avenue, Suite 204
San Francisco, CA 94111
2 of 6

OWNERHSIP HOUSING AS A COMMUNITY BENEFIT

Question: The proposal for ownership housing does not offer greater than the minimum requirement (15%) under the City’s BMR program. Why is this considered a Community Benefit?

Answer: Presidio Bay recognizes that ownership housing for first time homebuyers is a high priority in Mountain View. Unfortunately, this type of housing is undersupplied due to the high risks and adverse economics of developing the more affordably priced, higher density, stacked flat condominiums. Most residential developers (on behalf of their investors) prefer to build rental housing, or single-family homes and townhomes, as the costs are lower, the returns are higher and the risks (such as the long- term construction defect liability exposure with condos) are significantly lower. Nevertheless, Presidio Bay is committed to delivering 100 ownership units in the form of stacked flat condos, which we believe is a substantial intrinsic community benefit given the high demand for entry-level housing in town.

Question: Where is the ownership building located?

Answer: The condominium building is located along E. Charleston Road at the northeast corner of Independence Avenue and will set a high standard for the project gateway.

BMR RENTAL AND OWNERSHIP HOUSING

Question: Does the project provide inclusionary housing above the City’s minimum required 15%?

Answer: The overall project provides 15% inclusionary housing across the rental and ownership units, in addition to the in-lieu ownership fee of $1,785,000. The rental component of the project provides 16.5% inclusionary housing, with an associated cost of the five additional BMR rental units of $3,000,000.

Question: Would Presidio Bay be willing to include the 5 additional ownership units?

Answer: At this time, we are not able to commit to building 5 additional BMR ownership units while remaining confident that we can deliver the ownership project. Our proposal ensures that we can deliver much needed ownership units to Mountain View. In lieu of the 5 inclusionary ownership units, the project includes a contribution of $1,785,000 as provided under the City’s BMR program (based on a calculation of the actual in-lieu fee provided by the Housing Department, and subject to annual CPI increases). These in-lieu funds will help subsidize affordable projects in the City’s existing pipeline. (Note the project is not requesting any City funding.)

However, as the project progresses through the planning process, Presidio Bay is willing to remain open to revisiting the feasibility of building the additional 5 BMR ownership units should the economics prove more favorable. Additionally, Presidio Bay will condo map the rental units in the project.

160 Pacific Avenue, Suite 204
San Francisco, CA 94111
3 of 6
Question: What is the proposed unit mix of the rental and ownership units?

Answer: The final unit mix has not yet been determined. As shown in the table below, we anticipate a mix of studios, one, two, and three-bedroom units. Approximately 50% of the units will be designed to accommodate families.

Question: What is the rental rate and pricing of the BMR units based on the proposed AMI levels?

Answer: Although the final unit mix and AMI levels have not yet been determined, the tables below show the rental and ownership pricing based on the estimated unit mix and AMI levels. The tables also show the projected percentage discount relative to market pricing based on a current market survey.

Rent levels are based on State of California Housing and Community Development (HCD) 2024 income and rent limits for Santa Clara County for the proposed unit mix and AMI levels. Pricing for ownership units was provided by the City of Mountain View Housing Department. The BMR rents will result in a weighted average rent equivalent to the maximum rent at 65% AMI. The BMR ownership pricing will result in a weighted average price equivalent to the maximum price at 100% AMI.

Unit Mix Rental Ownership Total Total %
S tudio 53 15 68 15%
1-Bedroom 122 35 157 35%
2-Bedroom 122 35 157 35%
3-Bedroom 53 15 68 15%
Weighted Average 350 100 450 100%
Rental Units 50% AMI 65% AMI 120% AMI
S tudio $1,613 $2,097 $3,870
1-Bedroom $1,843 $2,247 $4,422
2-Bedroom $2,073 $2,695 $4,976
3-Bedroom $2,303 $3,115 $5,528
Weighted Average $1,958 $2,512 $4,699
Discount to Mkt -61% -50% -6%
Ownership Units 80% AMI 100% AMI 120% AMI
S tudio $158,967 $274,020 $312,371
1-Bedroom $197,374 $328,950 $372,809
2-Bedroom $227,639 $375,683 $425,031
3-Bedroom $258,087 $423,195 $478,051
Weighted Average $211,313 $351,204 $397,807
Discount to Mkt -83% -72% -68%
160 Pacific Avenue, Suite 204
San Francisco, CA 94111
4 of 6

STRATEGY FOR NEW COMMERCIAL SPACE

Question: How can Presidio Bay ensure that the 450,000 SF of new commercial space will lease? Have any companies expressed interest to date?

Answer: Unlike the many conventional tech office buildings in Mountain View, the Project will provide purpose-built facilities designed to meet the specialized needs of advanced technology companies, such as structural considerations for load-bearing capacity and vibration control; high-capacity electrical system with back-up generators; air handling capacity and vertical shafts to the roof; robust and redundant communication network; loading docks and freight elevators; floors designed for easy reconfiguration and expansion and adaptable spaces that can quickly be adapted for different uses or new technologies. Additionally, it is anticipated that the commercial space, along with the other components of the project, will be delivered in phases.

Commercial tenants want the convenience of nearby dining options and services. Presidio Bay believes offering carefully curated retail amenities, along with a vibrant mix of residential and commercial uses in a highly attractive, walkable environment, is key to initial lease up and maintaining long-term occupancy. One strategy we employ that differentiates Presidio Bay’s approach from other mixed-use projects is that we prioritize and drive retail leasing early by partnering with our retail tenants. This is accomplished by funding and managing the build-outs of our retail spaces to efficiently lease the retail components of the development, which helps us attract strong commercial tenants.

For example, Springline, a new Presidio Bay project in Menlo Park, consists of 200,000 SF of office, 30,000 SF of retail and a large public plaza. The project was built in 2022, when office leasing was stagnant. However, during construction, we leased 100% of the retail space through creative partnerships with our retail tenants, allowing us to drive strong office leasing. Ultimately, we leased 100% of the office space prior to receipt of final occupancy, at a time when other office projects were losing tenants. We intend to bring that same strategy to Charleston Plaza. We have not yet started marketing the commercial space but are excited to do so as soon as the planning process begins, and the project takes shape.

SUPPORT FOR RETAIL AND SMALL BUSINESSES

Question: Will the project include any co-working space or space for start-ups?

Answer: We intend to include approximately 15,000-20,000 SF of co-working space within the commercial space to provide low-cost tenancy options to small businesses and entrepreneurs.

Question: Why is retail support considered a Community Benefit rather than just a project feature?

Answer: Presidio Bay will treat its small business tenants as partners, helping to fund and construct the buildout of their spaces and offering flexible lease structures to help ensure their success. This approach allows small businesses to overcome the initial capital requirement to occupy new space, while the flexible lease structure, proposed as a revenue-share agreement, allows tenants to withstand periods 160 Pacific Avenue, Suite 204
San Francisco, CA 94111
5 of 6
when business is slow. Presidio Bay has budgeted $10 million for tenant support at Charleston Plaza to ensure that it can attract strong, local operators to the site.

Question: Have any of the existing retail businesses at Charleston Plaza expressed interest in maintaining occupancy in the new development?

Answer: We have not yet discussed our redevelopment plans with the existing retail tenants because we have not received Gatekeeper Authorization. If approved, we will offer the opportunity for existing tenants to maintain tenancy in the new project and assist with relocation efforts where applicable.

Question: Would Presidio Bay be interested in working with the Mountain View Chamber of Commerce to identify potential occupants for the new development?

Answer: Absolutely. We would welcome the opportunity to work with the Chamber of Commerce to identify potential tenants interested in the Charleston Plaza redevelopment.

STRATEGIES FOR SUCCESSFUL ACTIVATION OF THE POPA

Question: How does Presidio Bay measure the “success” of the Privately Owned, Publicly Accessible Open space (POPA)? How will Presidio Bay ensure the space is active?

Answer: Success of the POPA is achieved through intentionally programmed events and consistent, spontaneous enjoyment of the open spaces by residents, employees, and visitors to the community.

Through our in-house property management company, The Main Post, we conduct multiple events each month at Springline in Menlo Park and intend to employ the same approach at Charleston Plaza to ensure regular activation of the POPA. Events will be designed to utilize the planned amenities, such as movie nights at the amphitheater, pop-up markets at the plaza, or inclusive gatherings at the dog park.

Critical to regular enjoyment is the amenity offering, which is meant to sustain activation when events are not taking place. The amenities are designed to appeal to two groups of users – the immediate community (dog park, playground, grocery market) and visitors who come to Charleston Plaza as a destination (experiential retail, public art, dining). The diverse user mix – consisting of R&D and office employees, residents, diners and shoppers, fitness class participants, and child and pet parents – ensures that Charleston Plaza will be activated throughout the day and night every day of the week.

CHILDCARE CENTER OPERATIONS

Question: In what condition will the childcare facility be offered to the operator?

Answer: Presidio Bay intends to deliver a fully finished and ready-for-occupancy space to the childcare provider. This entails delivering a warm shell space and funding tenant improvements following coordination with the tenant. Presidio Bay will fund and construct the build-out of the childcare space (estimated cost of $4 million).

160 Pacific Avenue, Suite 204
San Francisco, CA 94111
6 of 6

Question: How many children will the childcare facility serve? Will the facility be open to the public?

Answer: The 5,000 SF childcare facility is projected to serve approximately 75 students. This is based on our experience with other similarly sized childcare facilities, although the actual number will be dependent on the operator’s staffing and capacity. The childcare facility will be entirely open to public enrollment and provide services year-round, on a daily basis (excluding weekends and holidays).

Question: Has Presidio Bay engaged in conversations with any potential childcare operators?

Presidio Bay will begin talking with operators as soon as the planning process commences, and we have direction as to the City’s priorities. We are familiar with several high-quality providers that might be interested in Charleston Plaza. Presidio Bay is amenable to working with the City Council to identify the childcare operator for the site. Additionally, Presidio Bay is willing to commit to partnering with an operator dedicated to offering childcare services to low-income families.

COMMUNITY SPACE

Question: What is the intended use for the community space?

Answer: Over the past several months, we have heard many excellent ideas for use of the community space, ranging from a community kitchen to partnering with new commercial tenants to offer career development coaching to a branch library, among others. Presidio Bay will work with the City during the planning process to identify use(s) that best serve the community. Additionally, we will fund and construct the build-out of the community space (an estimated cost of $2 million) and will offer a subsidized rent to ensure tenancy of the desired operator is feasible. Details will be worked out with the City and specified in the project development agreement.

PUBLIC ART

Question: What is the commitment associated with the public art program?

Answer: Presidio Bay is committing to spend $1 million for public art.

We hope that this supplemental letter provides clarity surrounding the proposed project and package of Community Benefits. Please feel free to reach out to [email protected] for any
questions related to the Gatekeeper application and proposed project.

Sincerely,

Presidio Bay Ventures

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 1 Electronic Transmittal
June 27, 2024

Honorable Mayor Pat Showalter
& Members of the Mountain View City Council
Community Development Department | Planning Division
500 Castro Street
Mountain View, CA 94041
RE: 2024 Gatekeeper Application | 2400 – 2470 E. Charleston Road, Mountain View, CA Dear Mayor Showalter and Members of the City Council:

On behalf of Charleston Mountain View Owner, LLC (“Applicant”), Presidio Bay Ventures (“Sponsor”) is pleased to submit the enclosed Gatekeeper Application for Charleston Plaza, a 10.98 acre site (“site”) located at 2400 – 2470 E. Charleston Road in Mountain View, CA (“Charleston Plaza” or “project”).

By converting low-density industrial land along Highway 101 into a vibrant mix of housing, office/R&D, retail, and public open space, Charleston Plaza will serve as a transformative catalyst for this urban pocket in Mountain View. The project will help Mountain View meet its RHNA goals; establish a new innovation hub, retail destination, and community gathering space; support small businesses; and improve mobility along the E. Charleston corridor.

Charleston Plaza aligns with Mountain View’s long-term goals, addressing key policy initiatives such as the 2030 General Plan, the 2023 - 2031 Housing Element, the Economic Vitality Strategy, and City Council Strategic Priorities. The project will provide both market-rate and affordable housing, producing equitable housing solutions and opportunities for homeownership.

The project will also create opportunities for advanced manufacturing, life sciences, and research & development sectors, attracting pioneering companies and fostering an environment of creativity, collaboration, and economic growth.

Charleston Plaza’s dynamic retail spaces, open areas, and sustainable design, coupled with hands-on management, will enhance neighborhood livability and connectivity, strengthening Mountain View’s social and economic fabric.

This forward-thinking development will support and enhance Mountain View’s core values of sustainability, inclusivity and innovation contributing to Mountain View’s long-term economic vitality and resilience.

Charleston Plaza Reimagined will include:
• Revitalization of a 10.98 acre, underutilized and outdated big-box warehouse retail center, currently 75% vacant. • Creation of a new mixed-use community with advanced industries workspace, a closely knit residential neighborhood, lively retail, and a Public Park and Community Plaza. • 450 residences, including 68 affordable units, with a diverse range of product and tenure types, income limits, and unit sizes, including:
– 350 apartment homes, with 16.5% affordable (58 units) to low- and moderate-income households between 50% - 120% AMI (average of 65%).
– 100 for-sale, stacked flat condominiums along E. Charleston Road to target the needs of “the missing middle” with 10% affordable (10 units) to moderate-income households between 80% to 120% AMI (average of 100%). – Additionally, the project will contribute $1,785,000 in BMR in-lieu fees to help fund affordable projects in the City’s pipeline at a time when the City has a significant projected shortfall. • 450,000 sq. ft. of adaptable, “purpose built” buildings supporting emerging technologies, such as life science, advanced robotics, AI, autonomous vehicles, and climate/green industries, providing a diversity of jobs.

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 2 • 30,000 sq. ft. of new retail, including a dynamic range of food and beverage destinations, creative boutiques, grocery offerings, fitness, entertainment, neighborhood-enhancing amenities or other active uses. • 1.0 acre Public Park and Community Plaza with amenities for all age groups, including event space with programming, multi-purpose amphitheater, dog park, ping pong tables, children’s play areas, larger shaded linear greenway, adult swings, and other areas for outdoor leisure. – Privately Owned, Publicly Accessible
– Pedestrian and bike-only zone.
– Public rooftop overlook for viewing.
• 7,500 sq. ft. of dedicated Community Space, including:
– A Childcare Center open to the public, with a dedicated outdoor play area and pick-up/drop off. – Co-working and/or incubator space for small businesses and start-ups. – Shared community spaces such as a shared development kitchen. • Sustainably designed buildings and landscape, targeting LEED Gold, Fitwel, USRC, GRAC, Energy Star Rating and Wired Score. In addition, the residential buildings will be all-electric. • Shared Parking Program serving all uses, creating efficiencies and optimization of parking supply. • Upgrades to E. Charleston Road to improve bike/pedestrian safety and mobility, and beautify the streetscape, including the addition of a new 12’ wide sidewalk and planting zone, new street trees, buffered bike lane, as well as ADA and signal upgrades to improve the safety of the crossing at Independence Avenue.

Presidio Bay Ventures
Presidio Bay Ventures’ commitment to the community is evident in our long-term ownership and operating strategy.

By managing all aspects of entitlements and development, we ensure high-quality standards and seamless project execution. Once development is complete, operations are managed by The Main Post, our division specializing in property management and event planning. This in-house approach delivers a cohesive and consistent experience for tenants and stakeholders, ensuring properties are well-maintained, vibrant hubs of community activity.

Presidio Bay Ventures, based in San Francisco, develops innovative real estate projects that energize communities, focusing on mid- to large-scale office buildings, mixed-use urban infill, multi-family communities, and industrial centers.

With more than 3.9 million square feet of new construction and adaptive reuse, Presidio Bay Ventures excels in real estate development for both private and public-sector tenants, particularly in the San Francisco Bay Area. We are dedicated to excellence in architecture, technology, and sustainability, optimizing human potential and well-being through user-centered design, urban revitalization, and purposeful placemaking.

We appreciate the opportunity to present our vision for the future of Charleston Plaza, and we look forward to delivering an active mixed-use development that enhances the Mountain View community.

Very Truly Y ours,

K. Cyrus Sanandaji Kabir Seth John Meany Catrina Lemesany Enclosures
• Formal Planning Application
• 2024 Gatekeeper Application Design Package dated June 27, 2024 by Gehl Architects

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 3 Charleston Plaza | Gatekeeper Cover Letter
Table of Contents
Presidio Bay Ventures
3 Contents
3 Advancing the City’s General Plan
& Council Strategic Priorities
5 Project Narrative

5.1 5.2

5.3 5.4

5.5 Existing Conditions
Neighborhood Context
Site Opportunities
Vision for Charleston Plaza Reimagined
Proposed General Plan and Zoning
Amendment Request
7 7.1

7.2 7.3
E. Charleston Road Improvements
Shared Parking Strategy
Parking Supply
Mobility, Parking &
Transportation Improvements
2 Community Benefits
4 Fiscal Analysis
6 6.1

6.2 6.3

6.4 Architecture
Landscape
Phasing Strategy
Sustainability Features
Design Narrative

Click to jump
Authorization Criteria1

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 4 Charleston Plaza | Gatekeeper Cover Letter
Table of Contents
Presidio Bay Ventures
4 1
Authorization
Criteria
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 5 Table of Contents

1. Is the project in a General Plan Change Area?
The project is not located in an area where the City had initially anticipated major growth and change within the timeframe of the 2030 General Plan.

However, the site has experienced significant change, including the shift away from big box retail, and the area including the adjacent Palo Alto is anticipating growth and redevelopment. This emerging trend makes it an ideal location for a Gatekeeper project, which is designed to manage and guide development in dynamic and rapidly changing environments. Embracing this opportunity allows us to align with the actual growth patterns and effectively respond to the evolving needs of the community

2. Does the project provide additional affordable housing above what is required by the City Code?
Y es. The project will dedicate 16.5% of the 350 new rental units as affordable to households earning an average of 65% AMI. In total, the project will provide 58 affordable rental units, thereby exceeding the City’s 15% inclusionary requirement for rental housing.

Additionally, in response to the City’s interest in attracting housing for first- time home buyers, the project will construct one building with 100 for-sale, stacked-flat condominiums, with 10% (10 units) dedicated as BMR ownership units, affordable to households earning an average of 80% to 120% AMI. As alternative mitigation, the project will also contribute an additional $1,785,000 in BMR fees (in lieu of the remaining 5% of units as inclusionary) to help fund affordable housing projects in the City’s pipeline, at a time when the City has a significant projected funding gap. Assuming an average City subsidy of $125,000 to $150,000 per unit for affordable pipeline projects, these funds will help subsidize approximately 12 to 14 units.

3. Does the project propose community benefits?
The project offers a diverse range of voluntary community benefits designed to meet key City goals and enrich Mountain View. Highlights include:
• Ownership Housing for “The Missing Middle”: Introducing 100 new ownership residences, including affordable units, to address the need for entry-level housing in Mountain View.
• 7,500 sq. ft. Community, Childcare, and Career Development Space:

Dedicated areas for childcare, small business support, and career development, with flexible terms to aid local entrepreneurs and non-profits. • Retail and Small Business Support Program: Flexible lease terms and financial assistance for tenant improvements, encouraging local businesses to thrive within the development.
• Transportation and Pedestrian Improvements: Enhancing E. Charleston Road with widened sidewalks, bike lanes, and landscaping to create a safer and more attractive thoroughfare.
• Public Art and Events: A robust public art program and year-round community events to foster cultural engagement and community interaction.

We look forward to continuing our collaboration with the City and community to refine and enhance these benefits as the project progresses. See Section 2 for a detailed description of the full community benefits package.

Authorization
Criteria
The project offers
a diverse range of
voluntary community
benefits designed to
meet key City goals
and enrich Mountain
View.”
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 6 Table of Contents

4. Is the project near commercial services?
Y es. The project is in a busy commercial retail area close to Costco, and an array of retailers, restaurants and commercial businesses in the Rengstorff Center.

5. Does the project dedicate park land above what is required? While the project is not providing extra parkland, the project will provide 1.0 acre of highly amenitized open space that is actively managed. Programming of the open space includes monthly events open to the public, and amenities such as an amphitheater, children’s play area, landscaped greenway with shade trees, rooftop deck for viewing, dog park, ping pong, outdoor tables, and seating areas. The project will also contribute park in-lieu fees to meet the balance of its requirement, generating needed funding for park improvements in this underserved area of the city.

6. Does the project enhance environmental sustainability efforts? Y es. The project will strive for LEED Gold or higher, provide all-electric in the residential buildings, and all-electric in the commercial buildings where feasible. The project will meet state-of-the-art standards for building design and construction, encompassing sustainability, tenant wellness, and disaster preparedness. Metrics the project is targeting include LEED Gold, Fitwell, USRC, GBAC, Energy Star Rating, and Wired Score.

7. Does the project improve transportation by enhancing mobility and connectivity?
Y es. As described in detail throughout, the project will fund and construct significant upgrades along E. Charleston Road to enhance the overall streetscape aesthetic and the pedestrian and bike experience. Additionally, the project will provide needed safety, ADA, multi-modal transportation, and connectivity enhancements at the E. Charleston Road and Independence Avenue intersection to facilitate mobility along this busy corridor.

The project will
strive for LEED Gold
or higher, provide
all-electric in the
residential buildings,
and all-electric in the
commercial buildings
where feasible.”

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 7 Charleston Plaza | Gatekeeper Cover Letter
Table of Contents
Presidio Bay Ventures
7 2
Community
Benefits
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 8 Table of Contents
Community Benefits

BUILDING TOGETHER FOR A THRIVING COMMUNITY
“Building Together for a Thriving Community” captures our vision of collaboration between Presidio Bay Ventures, the City, and the community.

This project is dedicated to creating a vibrant, inclusive, and sustainable living environment, addressing diverse needs, and fostering connections among residents, local businesses, and the broader community. The following highlights showcase our commitment to these goals.

NEW OWNERSHIP HOUSING TO SERVE THE NEEDS OF
“THE MISSING MIDDLE
• Expanding the supply of entry-level ownership housing in Mountain View is a top priority, based on conversations with local stakeholders, staff, and Council members. According to the City’s 2023-2031 Housing Element, the homeownership rate within the City’s multi-family inventory is only 14%.[1] • Higher-density condominiums provide an accessible and affordable path for first-time home buyers, and ownership opportunities for “the missing middle.” Although Mountain View boasts a plethora of high-priced single- family homes, townhomes, and row houses, the City has been challenged to find sponsors willing to construct more affordably priced multi-family, “stacked-flat” condominiums. This is due to the high cost of construction, finance costs, and overall economics of developing condominiums which offer a limited financial return, along with the burden of a 10-year construction defect liability.
• In recognition of the undersupply of entry-level ownership housing, Presidio Bay Ventures will designate one of the four, seven-story, stacked-flat residential buildings as for-sale condominiums, bringing 100 new ownership residences to Mountain View. The project will set aside 10% of ownership units as BMR, affordable to households earning an average of 80% to “Building Together for
a Thriving Community”
captures our vision of
collaboration between
Presidio Bay Ventures,
the City, and the
community.”
[1] City of Mountain View 6th Cycle Housing
Element 2023-2031, Adopted April 11, 2023,
Appendix B: Housing Needs Assessment,
pg. 88.

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 9 Table of Contents
120% AMI. This generates an ownership percentage
of 22% of all units in the project. Bedroom sizes for
the BMR units will mirror the market-rate units, and are anticipated to include studios, one-, two-, and three-
bedroom units.
• In addition to delivering an aggregate of 15%
inclusionary housing throughout the rental and for-sale units (16.5% BMR rental and 10% BMR ownership),
the project will pay BMR in-lieu ownership fees of
$1,785,000 to help fund affordable projects in the
City’s pipeline, at a time when the City has a significant projected shortfall. These funds are offered in lieu of the remaining 5% (five units) inclusionary requirement
as alternative mitigation to allow the project to produce the high priority ownership units. Assuming an average
City subsidy of $125,000 to $150,000 per unit for
affordable pipeline projects, these funds will help
subsidize approximately 12 to 14 units.
• Finally, Presidio Bay Ventures will process a
condominium map as part of the project entitlements
to provide flexibility to convert the for-rent apartments and retail spaces to for-sale housing.

TOTAL OF 7,500 SQ. FT. COMMUNITY,

CHILDCARE, & CAREER DEVELOPMENT SPACE
• The project will set aside 7,500 sq. ft. of turnkey space for community-serving uses. For your consideration,
below are some suggestions for use of this dedicated
community space. However, Presidio Bay Ventures
will work collaboratively with the City and community
to determine the best use(s). Specific terms and
operational details will be outlined in the project
development agreement.

Childcare Facility Open to Public
• The project will include a new childcare facility with dedicated outdoor play space, dedicated parking
for the teaching staff, and a pick-up/drop off area.

We anticipate a facility of 5,000 interior sq. ft. with a capacity for approximately 70 children.
• In addition to building the shell space, the project
will provide turnkey build-outs of the interior, with the goal of partnering with a non-profit organization with
substantial experience serving low-income families.

For the selection of the childcare provider, Presidio Bay Ventures will hold an RFP process. The criteria for the operator, process for selection, and specific operators to include in the RFP will be developed with input from the City, with an emphasis on local operators serving
the needs of the surrounding community.

Presidio Bay Ventures has successfully partnered with
various childcare operators in the Bay Area including
L’Academy (Mandarin/Spanish immersion), Ability Path
(early childhood intervention), Wu Y ee Children’s Services (low-income language immersion), and Bright Horizons.

Incubator Space, Small Business Support
• The project will provide an incubator space, giving
small businesses the opportunity to become tenants
in the development under favorable lease terms.

The project will provide turnkey offices to promote
and attract early-stage companies on flexible terms,
helping small businesses and nonprofits overcome the
initial capital hurdles required to occupy new space.

Furthermore, the incubator will cater to businesses of
varying sizes, allowing small start-ups to grow in place so they can continue to operate within the community
as they expand.

Career Development
• The project will partner with its commercial tenants
to provide career development workshops geared
towards the advanced industries sector within the
community space. These workshops will function
as pop-ups, providing aspiring entrepreneurs with
exposure to a variety of emerging industries.

Development Kitchen
• The project will provide a kitchen facility where small businesses from a range of demographics can store
equipment and provisions for food production without
major investment. These businesses will be permitted
to sell food on-site and off-site. Presidio Bay Ventures will provide a turnkey facility with flexible lease terms to attract and retain small businesses that could not
otherwise afford to rent new kitchen space.

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 10 Table of Contents

RETAIL & SMALL BUSINESS SUPPORT

PROGRAM
• A significant component of the City’s Economic
Vitality Strategy focuses on support for local small
businesses. The project will give small business
tenants above-market assistance with tenant
improvement costs, as well as flexible rent and lease
terms. This will enable small business owners that lack capital for the build-out of new space to find a new
home in the project. Presidio Bay Ventures intends to
offer flexible lease structures in the form of revenue- share agreements, which will help sustain retail tenants through weak operational periods, and help keep
storefronts activated.
• Incorporating a diverse range of retail businesses
will help strengthen the character of the project and
ensure that Charleston Plaza reflects the greater
Mountain View community.

TRANSPORTATION, LANDSCAPE, &

PEDESTRIAN/BICYCLE IMPROVEMENTS TO
E. CHARLESTON ROAD
• E. Charleston Road is the gateway to the new
community at Charleston Plaza, and Presidio Bay
Ventures is dedicated to ensuring that the public
thoroughfare reflects the same level of warmth,
community, care, and design as the project as a whole.
• In its current condition, E. Charleston Road is an
inhospitable street with limited bike access and is
undesirable for pedestrians. Above and beyond
required project improvements and mitigations, the
project will fund and construct substantial upgrades to enhance safety, mobility, and connectivity to advance
the City’s vision for E. Charleston Road along key
stretches. These improvements are anticipated to
include:
– Expanding the existing, street adjacent, 4’ wide
sidewalk to a 12’ wide sidewalk and planting
zone along the project frontage.
– New street trees and landscaping along the
project frontage,
– Removal of on-street parking and creation of a
buffered bike lane along the project frontage
(where currently there is no buffer); and
– Working with Public Works, install additional
improvements to enhance safety for pedestrians
and bicyclists crossing at Independence Avenue.
• The project will also construct new ADA ramps at the
four corners of E. Charleston Road and Independence
Avenue, and performance and safety improvements
at this key intersection. Presidio Bay Ventures will
collaborate with City staff to identify the desired
improvements.
• Presidio Bay Ventures will partner with MVTMA and
explore options with VTA for improving transit access
for employees, residents, and visitors.

The project will give small business
tenants above-market assistance with
tenant improvement costs, as well as
flexible rent and lease terms.”
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 11 Table of Contents

PUBLIC ART & MERCHANT SHOWCASE
• The project will include a robust public art program
throughout the public realm and residential and
commercial spaces. Presidio Bay Ventures will
commission art from Bay Area artists through an
open RFP process, while also engaging the City and
Mountain View residents to ensure the art program
reflects the community.
• Presidio Bay Ventures has already identified
certain locations for murals and sculptures and will
collaborate with the City on the placement as the
project evolves.
• Activation and art events will include art walks,
artist talks, live art performances, and community
engagement in the various public spaces on an
ongoing basis.
• The landscape design also presents opportunities for
partnership with local artisans and small businesses
to showcase their work in planters, benches, and tile
work.

COMMUNITY EVENTS & ACTIVATION
• Presidio Bay Ventures will take a proactive
management approach to drive year-round activation
and community engagement in Mountain View.

Presidio Bay Ventures plans to host a diverse array
of events throughout the year in the Public Park and
Community Plaza, supervised by an in-house event
coordinator, and featuring cultural festivals, farmers’ markets, outdoor concerts, fitness classes, and
family-friendly activities.
• This initiative aims to enhance neighborhood livability, strengthen social and economic ties, and build upon
the success of Presidio Bay Venture’s Springline
project in Menlo Park. In 2023, Springline hosted 120
events, including a Super Bowl party, summer concert
series, Winterfest, and Easter Eggstravaganza.

Presidio Bay Ventures will manage programming for
the new Public Park and Community Plaza through its
subsidiary, The Main Post.
• In addition, Presidio Bay Ventures will curate a
functional retail merchandising plan that blends local
businesses with established operators like grocers,
cafés, boutiques, fitness centers, and experiential
retail. This strategic approach not only crafts a vibrant public experience but also ensures the success and
integration of all retail operators into the fabric of the community.

PUBLIC MURAL & ART WALK
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 12 Table of Contents

CONCERTS
FARMER’S MARKET LIVE MUSIC FITNESS CLASSES

CULTURAL FESTIVAL

LIVE ARTPET ADOPTION EVENTS

FAMILY-FRIENDLY ACTIVITIES
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 13 Charleston Plaza | Gatekeeper Cover Letter
Table of Contents
Presidio Bay Ventures
13 3
Advancing the
City’s General
Plan & Council
Strategic Priorities
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 14 Table of Contents

FURTHERS KEY HOUSING ELEMENT GOALS
Charleston Plaza will provide 450 new residential units, or 4% of the City’s RHNA goal. Of this total, 350 will be rental units, with 16.5% BMR (58 units) at a weighted average AMI of 65%, in compliance with the City’s BMR ordinance.

The remaining 100 units will be for-sale, “stacked-flat” units, advancing one of the City’s priority goals to provide opportunities for first-time homebuyers (“the missing middle”). The project will provide 10% of ownership units (10 units) as BMR offered at 80% to 120% AMI for a total of 68 BMR units. Additionally, the project will provide an in-lieu fee of $1,785,000 for the remaining 5% of for-sale inclusionary units to go towards the funding of affordable housing projects in the City’s pipeline. The total on-site affordability will be 15%.

ALIGNMENT WITH CITY’S ECONOMIC VITALITY STRATEGY
Presidio Bay Ventures plans to drive community engagement through year- round events in a new Public Park and Community Plaza. These events, managed by an in-house team, will include cultural festivals, markets, concerts, fitness classes, and family activities. Building on the firm’s successful Springline project in Menlo Park, which hosted dozens of events in 2023, Presidio Bay Ventures aims to enhance neighborhood livability and strengthen social ties. Additionally, Presidio Bay Ventures will manage a retail plan blending local businesses with established operators in the plaza, ensuring a vibrant community experience and sustainable business success.

The commercial space at Charleston Plaza will be designed to the specifications and needs of advanced industries businesses, helping Mountain View attract cutting-edge companies. The project’s modern, purpose-built buildings will offer a robust amenities package, including access to an array of retail offerings and services. These amenities are integral to a company’s location selection, to help drive talent recruitment, retention, and employee engagement.

Charleston Plaza will attract a diverse range of retailers and businesses, including local shops, neighborhood services, and renowned Bay Area restaurants, positioning the project as a regional hub. The proximity of residential and commercial spaces ensures consistent activity throughout the week, supported by Presidio Bay Ventures’ investment in tenant improvements and flexible lease structures. Additionally, the project plans to offer incubator space for small businesses and startups, providing affordable office solutions, and fostering long-term growth and economic opportunity within the Mountain View community.

Advancing the
City’s General
Plan & Council
Strategic
Priorities
Presidio Bay Ventures
aims to enhance
neighborhood livability
and strengthen social
ties”
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 15 Table of Contents
ADVANCING MOUNTAIN VIEW’S STRATEGIC

PRIORITIES
The project also advances many of the City’s Strategic
Priorities, as summarized below:

Community for All
• Mix of market-rate, affordable, and for-sale housing to promote socioeconomic diversity
• Programmed, publicly accessible events
• Active ground-floor retail to encourage interaction
between residents, commercial tenants, retail
operators, and the broader community
• Community space for non-profits and other
groups to host meetings and events
Mobility & Connectivity
• Improvements to E.

Charleston Road
to enhance the
experience for
pedestrians and
bicyclists, including
buffered bike
lanes and a 12-foot
wide sidewalk and
planting zone along
the project frontage
with new street trees
• Upgrades to the
E. Charleston Road/
Independence Avenue
intersection, as needed, to
improve accessibility and enhance
operations
Sustainability & Climate Resiliency
• Targeting LEED Gold, all-electric residential buildings, all-electric in the commercial buildings where feasible, encompassing state-of-the-art sustainability features
• Solar panels and stormwater treatment systems; bird
safe and dark sky design
• EV charging stations, shared parking strategy, site
elevated out of the flood plain
• Preservation of heritage trees and planting of
additional native landscape

Intentional Development & Housing Options
• 450 units at diversity of income levels, unit size, and tenures
• 350 rental units with 16.5% on-site inclusionary (58 units) • 100 for-sale units with 10% inclusionary (10 units) and an in-lieu fee of $1,785,000
• Condominium map of all apartments to allow
conversion from rental to ownership housing
Livable & Quality of Life
• New retail, 1.0 acre Public Park and Community Plaza, maintained by the project, to serve new residents,
employees, and broader Mountain View community
• Synergistic planning with Palo Alto’s
future neighborhood at the western
site boundary
• Catalyst for a blossoming
cross-jurisdictional
neighborhood with an
inviting mix of uses
Economic Vitality
• Transformation of
vacant big-box stores
into vibrant new
restaurants, retail,
entertainment, and
services; complementary
rather than competing
uses to Downtown
• Support for small businesses
and on-going sustainability of retail
tenants
• Co-working, flexible, and incubator spaces to
encourage the next generation of start-ups
• Housing production to meet the needs of Mountain
View employers
• Relocation assistance for existing tenants with
opportunities to return to the new development
Organizational Strength & Good Governance
• The Main Post, a central, dedicated property manager
to oversee all components of the site – residential,
retail, office/R&D/lab users, and public amenity
programming
• Responsibility for programming across user bases; full responsibility / ownership over common areas

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 16 Charleston Plaza | Gatekeeper Cover Letter
Table of Contents
Presidio Bay Ventures
16 4
Fiscal Analysis
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 17 Table of Contents
Fiscal Analysis
Presidio Bay Ventures commissioned a fiscal analysis by Economic & Planning Systems, Inc. (“EPS”). EPS concluded that the project will have a net positive annual fiscal impact on the City of Mountain View’s General Fund of approximately $779,000. Furthermore, this impact is anticipated to be $385,000 greater than the annual net fiscal impact on the City’s General Fund if Charleston Plaza were to operate as a fully leased retail shopping center under its existing condition.

Additionally, EPS concluded that the proposed new housing will adequately offset the permanent jobs (commercial, retail, community) created by the project. Whereas Charleston Plaza is anticipated to create 994 new permanent jobs, the residential component will create housing for an estimated 1,125 individuals, resulting in a net positive housing-jobs ratio of 1.13. To view the full fiscal analysis report, please see Exhibit A: Charleston Plaza Fiscal Impact Analysis dated June 20, 2024, prepared by Economic & Planning Systems, Inc.

EPS concluded that
the project will have
a net positive annual
fiscal impact on the
City of Mountain
View’s General Fund
of approximately
$779,000.”
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 18 Charleston Plaza | Gatekeeper Cover Letter
Table of Contents
Presidio Bay Ventures
18 5
Project
Narrative

5.1 5.2

5.3 5.4

5.5 Existing Conditions
Neighborhood Context
Site Opportunities
Vision for Charleston Plaza Reimagined
Proposed General Plan and Zoning
Amendment Request
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 19 Table of Contents

5.1 EXISTING CONDITIONS
Charleston Plaza is a 10.98-acre site (APN: 147-02-017, -018, -019) located at 2400 - 2470 E. Charleston Road in Mountain View, CA 94043. Note that APN:
147-02-017 is an adjacent 0.66 acre parcel located within the City of Palo Alto. The site is situated between Highway 101 and E. Charleston Road on the boarder of Mountain View and Palo Alto. The largely industrial corridor consists of an eclectic mix of industrial, R&D, and commercial buildings. To the south of the site is the Costco and Rengstorff Shopping Center. Immediately adjacent and to the west, in the City of Palo Alto, is an older industrial area. Access to Highway 101 via San Antonio Road is located just one-half mile northwest of the site, and via Rengstorff is less than one-quarter mile to the southeast.

Built in 2006, Charleston Plaza is a 139,711 sq. ft. warehouse retail center consisting of five buildings, including four, one- to two-story, big-box style buildings, a multi-tenant retail pad, and an expansive, 300,000-sq.-ft. surface parking lot with 648 spaces. Three of the big-box buildings are vacant; PetSmart occupies the fourth building. The multi-tenant retail pad is occupied by Starbucks, Chipotle, Erik’s Deli Cafe, L&L Hawaiian Barbeque and SuperCuts. The site does not contain any historic buildings. The site includes an adjacent, 0.66-acre surface parking lot abutting the northwest end of the site along Transport Street in the City of Palo Alto.

Presidio Bay Ventures is in contact with several potential operators to create interim activation at Charleston Plaza throughout the entitlement process. Such potential operators include a racket sports facility, a plant nursery, a trampoline park, and a warehouse facility. Presidio Bay Ventures will further consider incorporating these interim tenants into the new project to the extent that it is feasible and the community has a desire to maintain these businesses in the neighborhood.

Charleston Plaza
presents an opportunity
to revitalize a large,
underutilized, big-
box retail center,
prominently situated
along Highway 101,
into a dynamic, mixed-
use live, work, play
destination.

Project
Narrative
Note: We are not aware of any
studies that have affected the
subject property or area, or the
subject text of the General Plan or
zoning chapter, within the past 3
years. However, an array of studies
associated with our recent CUP

EXISTING SITE
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 20 Table of Contents

5.2 NEIGHBORHOOD CONTEXT
Charleston Plaza is located on the northern side of E.

Charleston Road and adjacent to Highway 101 in a busy
retail and industrial area of Mountain View. The popular Rengstorff Center shopping area, anchored by Costco, is located just southeast of the site. The site is conveniently accessible via Highway 101 from the Rengstorff off ramp to the southeast, and from San Antonio Road to the
northwest.

Immediately adjacent and to the east of the site is a two- story, 1960’s era industrial/R&D building. The western
edge of the property aligns with the boundary between
the cities of Mountain View and Palo Alto. A small
commercial center anchored by Michaels is located on the opposite side of E. Charleston Road to the south of the property. The closest existing residential neighborhood is approximately one-half mile away to the southeast of the site. Local area bus stops are within an eight-minute walk.

5.3 SITE OPPORTUNITIES
The 2023 – 2031 Palo Alto Draft Housing Element has
designated the industrial neighborhood situated between San Antonio Road, E. Charleston Road, US-101 and the
project site for the development of 1,000 to 1,600 units of new housing to help meet Palo Alto’s Regional Housing
Needs Allocation (“RHNA”)[2]. This assumes 40% to 60%
of the 30 +/- acre E. Charleston focus area is converted to housing. Palo Alto has amended densities in this area to facilitate high-density residential, including stacked flats, with densities of 90 du/acre or more.

The on-going planning effort in Palo Alto, just west of the Mountain View border, offers significant synergies
with Presidio Bay Ventures’ proposed development
at Charleston Plaza. The potential for new mixed-use
communities spanning both Mountain View and Palo
Alto will offer the benefits of urban amenities, suburban charm, and proximity to major tech hubs throughout
Silicon Valley. Collectively, these planning efforts will establish the E. Charleston corridor as a highly attractive location for residents and companies seeking a dynamic
and convenient place to live, work, and play. Moreover, through the revitalization of Charleston Plaza, Mountain View has the opportunity to shape the future character of the E. Charleston corridor.

5.4 VISION FOR CHARLESTON PLAZA

REIMAGINED
Charleston Plaza presents an opportunity to revitalize
a large, underutilized, big-box retail center, prominently situated along Highway 101, into a dynamic, mixed-use
live, work, play destination. The project will include
innovative new workspace designed to foster the growth
of advanced technologies, a diversity of rental and
ownership housing options, and lively new retail and
entertainment offerings and public spaces. Charleston
Plaza will help diversify Mountain View’s job base by
attracting next-generation companies, provide needed
ownership housing to meet the underserved needs of
first-time homebuyers in the City, and promote equitable strategies for workers and residents at all levels.

VISION
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 21 Table of Contents
Charleston Plaza is designed to bring new energy to
this urban pocket of Mountain View, through a mix
of sustainable housing types that attract a diverse
population; adaptable office layouts tailored to modern innovators; a dynamic variety of restaurant and retail
options and critical services, such as day care; a Public Park and Community Plaza elevated by events and
activations; streetscape upgrades to enhance safety,
mobility, and connectivity; and public art installations to inspire. The development is curated to promote
connection, socialization and innovation, in an
environment that prioritizes sustainability, wellness, and purposeful placemaking.

Note: The project design is conceptual and subject to
change -- including total unit count and square footage – as the project goes through the public review and City entitlement process.

5.5 PROPOSED GENERAL PLAN & ZONING

AMENDMENT REQUEST
Existing Land Use and Zoning
The site is designated Industrial/Regional Commercial
under the 2030 General Plan with a maximum allowable
FAR of .50 and a height guideline of up to three stories.

The property is zoned General Industrial (MM), with a
maximum FAR of .35 for office, industrial, and warehouse retail.[3] On June 2, 2004, a Conditional Use Permit
(046-05-UPA) was approved that allows 139,711 sq. ft. of Warehouse Retail Use. On April 26, 2023, a Conditional
Use Permit (PL-2022-145) was approved on behalf of
Presidio Bay Ventures to allow the adaptive reuse of
108,000 sq. ft. of Warehouse Retail Use to office/R&D/lab use.

Proposed General Plan Designation
Presidio Bay Ventures is requesting Council Gatekeeper
Authorization to process a General Plan Amendment
to allow the proposed land uses, intensity, and height
to accomplish the vision for Charleston Plaza. The
appropriate General Plan designation ultimately will be determined by the City after a thorough review of a formal development application.
• Land Use Designation: Mixed-Use Center (with
modification to allow increase in FAR for office/R&D/
commercial uses).
• Land Use Objective: Provide for pedestrian-oriented,
mixed-use center with integrated, complementary uses
such as entertainment, restaurants, residential, retail, and public spaces that draw visitors from surrounding
neighborhoods and the region[4], as well as major
corporations, financial and administrative offices, high- technology industries and other scientific facilities,
technological advancement, and research and
development.[5]
• Allowed Land Uses: Office and ancillary commercial;
light industrial, light manufacturing, start-up businesses; and other commercial and industrial uses as
appropriate. Retail and personal services, multi-family residential, lodging, entertainment, parks and plazas.
• Allowed Intensity:

Mixed-Use: 2.35 FAR, of which up to 1.0 FAR can be
office/R&D or commercial.
• Height Guideline:

Residential: up to seven stories (or higher at Council
discretion)
Office/R&D: up to eight stories (or higher at Council
discretion)
Proposed Zoning Designation
Presidio Bay Ventures requests authorization to process a Zoning Amendment to the (P) Planned Community
District, along with related approvals, including but
not limited to a Development Agreement, Planned
Community Permit, Development Review Permit, Heritage
Tree Removal Permit, and Vesting Tentative Map. The
(P) Planned Community District will allow for flexible
development standards to achieve project objectives
and meet applicable City requirements. The appropriate
zoning designation will be determined by the City after a thorough review of a formal development application.
[2] 2023-2031 Palo Alto Draft Housing Element, April 2024, pgs. 3-11 - 3-13; 5-6.
[3] The .66 ac parcel in Palo Alto (APN: 147-02-017) is zoned GM (General Manufacturing) with a maximum FAR of .50.
[4] Uses similar to the Mixed Use Center designation in the 2030 General Plan.
[5] Uses similar to the High Intensity Office designation in the 2030 General Plan.

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 22 Charleston Plaza | Gatekeeper Cover Letter
Table of Contents
Presidio Bay Ventures
22 6
Design
Narrative

6.1 6.2

6.3 6.4
Architecture
Landscape
Phasing Strategy
Sustainability Features
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 23 Table of Contents
Design Narrative

6.1 ARCHITECTURE
Site Vision
The public space network will be surrounded by
intentionally sculpted and programmed buildings. A mix
of residential, retail, and innovative technology uses will activate the district throughout the day, week, and year, and give businesses a daily user group. Building massing will be developed with great attention to solar and wind to promote sustainability; to buffer and protect residences and public open spaces from the freeway; and to preserve sightlines and provide views of the surrounding natural amenities. Finally, the roadway layout will provide a clear route for visitors to access public parking, while prioritizing the safety and comfort of pedestrians and cyclists.

Site Design Principles
Charleston Plaza will be designed to welcome the greater Mountain View community while fostering connections
between residents and employees on-site. Six key
principles will guide the development of a people-centric public realm:

• Welcoming Gateway: The Charleston Greenway is a
defining public open space for the project, weaving
from E. Charleston Road to Transport Street, and
inviting neighbors to visit the reimagined Charleston
Plaza.
• Functional Perimeter with a Memorable Core:

Perimeter streets optimize vehicular flow to provide
access for visitors, residents, and employees, while
creating a safe and comfortable pedestrian-only heart.
• Community Platform: Public spaces at Charleston
Plaza will be activated by neighborhood amenities,
including restaurants, childcare, and everyday
services, serving as a meeting place for Mountain View
neighbors.
• Play Along the Way: Playscapes for all ages and
abilities will be integrated into the public space
network, providing places to discover and recreate.
• Edges for Neighbors: Residential edges will be
activated by ground-floor amenities, stoops, and
live-work units, forming smaller-scale social areas for neighbors to connect.
• Contrast Tones: The highly active park, plaza, and
greenway will be complemented by slower, calmer
places of respite, such as the pocket dog park, strolling paths, and rooftop overlook.

Architectural Character
The public space and architectural character will be
developed through the entitlements process with the input of community members, planning staff, and key tenant
stakeholders such as childcare providers. The initial site planning is designed to be flexible, prioritizing the public space experience, while retaining the ability to adapt to community needs and feedback from the Planning and
Development Review Committee (“DRC”).

Residential architecture will be designed in harmony with the surrounding neighborhood, taking its cues from the
commercial and industrial vernacular. The design will
integrate texture and earth tones at the ground floor to foster an innate feeling of ease and welcome. Buildings will be designed in a mix of styles, emphasizing pedestrian flow, security, convenience, and frictionless enjoyment.

Ground floors will encourage porosity, indoor/outdoor
connections, and active uses along all public spaces,
creating safe and lively places to stroll district-wide.

Commercial architecture will provide a warm and neutral backdrop to the varied and dynamic public spaces
woven throughout the project. Buildings will step back to prioritize light and air, while activating edges with publicly accessible amenities such as co-working, community
space, and public lobbies. The architectural style will be warm and modern, with a refined feel and classic forms.

Building Features
Charleston Plaza will provide modern spaces customized
to meet the specialized requirements of companies
focused on advanced industries, such as artificial
intelligence/machine learning, autonomous vehicles, life science, biotech, and climate/green industries. The new, purpose-built R&D buildings allow Charleston Plaza to
better compete for tenants by differentiating from existing product, while the mixed-use aspect of the community
will further enhance the project’s leasability. The buildings offer an array of features meticulously planned to cater to the specific demands of high-tech companies, innovative startups, and research-driven enterprises.

Advanced industries typically involve the use of some
laboratory space or other small-scale manufacturing
operations. However, the project will prohibit tenants that work with large volumes of hazardous materials, need
heavy duty deliveries, or have biosafety classifications incompatible with a residential environment.
• Structural Advantages: One of the standout
features of these new buildings is their impressive
structural design. With generous ceiling heights and
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 24 Table of Contents
exceptional load-bearing capacity, these facilities
can accommodate a variety of heavy equipment and
machinery essential for advanced industrial operations.

Additionally, vibration control systems are integrated
into the building framework, ensuring that sensitive
equipment and precision tasks are not disrupted by
external or internal movements.
• Reliable Power Supply: Power reliability is a
cornerstone of these buildings. They are equipped
with a high-capacity electrical system that can handle
significant power demands, ensuring uninterrupted
operations for even the most energy-intensive
processes. Backup generators provide a fail-safe
during outages, while clean power solutions, including
renewable energy sources, are incorporated to meet
sustainability goals and reduce environmental impact.
• Advanced HVAC Systems: The HVAC systems are
designed to provide optimal climate control and air
handling. Advanced air quality management ensures a
healthy indoor environment, critical for both employee
well-being and sensitive industrial processes. Vertical shafts facilitate efficient air distribution, maintaining consistent and controlled climates across all floors.
• IT and Communications Infrastructure: In
today’s digital age, robust IT and communications
infrastructure is non-negotiable. These buildings
boast high-speed internet and a robust, redundant
communication network to ensure companies remain
connected and operational at all times; facilitates high- speed data transfer and communication; and supports
the seamless integration of advanced technologies.
• Safety and Security Measures: Safety and security
are paramount in these buildings. State-of-the-art
fire suppression systems are installed to protect
both personnel and assets. Additionally, advanced
security systems, including controlled access points,
surveillance, and monitoring, ensure a secure
environment for all occupants.
• Logistics and Accessibility: Efficient logistics are
supported by well-designed loading docks and freight
elevators. These facilities ensure smooth and efficient movement of goods and equipment, facilitating
operations and minimizing downtime.
• Flexibility and Scalability: Designed with future growth in mind, the floors of these buildings are constructed
for easy reconfiguration and expansion. This flexibility allows tenants to adapt spaces quickly for different
uses or to integrate new technologies as they develop.

The adaptable spaces ensure that the buildings can
evolve with the tenants’ needs, providing long-term
value and functionality.

In conclusion, these purpose-built buildings are designed to support the City’s commitment to fostering innovation and growth. By incorporating advanced structural features, reliable power supply, cutting-edge HVAC systems,
robust IT infrastructure, comprehensive safety and
security measures, efficient logistics, and flexible, scalable spaces, Charleston Plaza is perfectly positioned to attract and retain top-tier tenants in advanced industries, and anticipate future demands.

6.2 LANDSCAPE
Open Space Principles
The project will provide approximately 1.0 acre of privately owned, publicly accessible (“POPA”) community park and
open space. Open spaces at Charleston Plaza will provide opportunities for a variety of activities, age groups, and user groups, and are designed with four key principles in mind:
• Public and Welcoming: Open spaces are public and
welcoming to all. Maintaining the public open space
as a POPA allows Presidio Bay and The Main Post to
oversee maintenance and upkeep of the public realm,
without burdening City’s resources for maintenance
or security. Additionally, private ownership provides
the opportunity for the sponsor and management to
coordinate and fund regular events and programming
for the public to enjoy.
• Cohesive Open Space Network: Open spaces will
feel part of a cohesive network, even when crossing a
street or moving between blocks and areas of different
character.
• Variety of Scales and Uses: The open space network
will include diverse uses and experiences for
neighbors and residents of all ages and abilities.
• Integrated Infrastructure: Landscape function and
infrastructure needs will be cohesively designed
and integrated. Stormwater treatment, easements,
and emergency access are grouped and combined
wherever possible, and seamlessly integrated into the
open space network.

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 25 Table of Contents
Landscape Character
Open spaces will be designed and landscaped
thoughtfully, with biodiversity, comfort, and sustainability in mind:
• Streetscape Character: Streets and sidewalks at
Charleston Plaza will be pedestrian- and bicycle-
friendly. Street trees selected from the Mountain View
street tree list will be cultivated throughout, providing shade and comfort, along with public seating at regular intervals.
• Landscape Rewilding: The project will embrace
the principles of landscape rewilding to restore
and enhance natural ecosystems within the urban
environment. This approach allows natural processes
to shape the landscape, promoting self-sustaining
habitats that support a diverse range of flora and
fauna. By integrating rewilding practices, the project
aims to create vibrant, dynamic green spaces that
contribute to ecological resilience, climate adaptation, and enhanced urban biodiversity.
• Trees: Large and medium-sized shade trees
throughout the streetscape and open space network
will provide shade, shelter for birds and other wildlife, and reduce the urban heat-island effect. Selected
tree species will be drought-tolerant, non-invasive,
adaptable to urban conditions, and positioned to avoid
interference with power lines and other infrastructure. • Planting and Biodiversity: Ground-level planting
will consist of resilient, non-invasive species and
pollinators that are appropriate to their particular urban context. A diverse palette of drought-tolerant native
and climate-adapted species will be selected with the
goal of improving biodiversity and increasing habitat
for wildlife. Plants will be selected for their adaptability to site conditions and the function of each space,
including foot traffic and active and passive uses.
• Heritage Trees: There are 21 heritage trees within the project boundary, all Coast Redwoods. The proposed
site plan will potentially allow for the protection and preservation of 19 of these trees. This assessment
will be verified upon more detailed design during the
entitlement process.

Open Space Features
The Charleston Plaza site plan is organized around
a series of active, community-centered open spaces,
governed by six key site design principles:
• Public Park and Community Plaza: The project
provides a buzzing hub of activity through lush, multi- purpose park spaces that invite current and future
neighbors to picnic, play, and relax. A flexible shaded plaza for community events and activities, lined with
shops and restaurants, will offer a new meeting
place for the district and cater to both visitors and
residents. Just one block away from E. Charleston
Road and connected by the Charleston Greenway, the
Public Park and Community Plaza will be comfortably
sheltered from the noise, heat, and traffic of
surrounding roadways.

Vehicles will be limited to perimeter streets, providing easy access to all blocks, while reserving the heart
of the district for pedestrians to enjoy and linger.

The Community Plaza includes a multi-purpose
amphitheater, ping pong tables and other games, and
a children’s play area.

LANDSCAPE CHARACTER
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 26 Table of Contents
• Greenway: A linear park, accessible from E. Charleston Road, leads pedestrians, cyclists, and cars into
the new district. The Greenway will be lined with
restaurants on its east side and shops on its west
side, to encourage an active and safe environment
throughout the day and evening. A protected bike
lane will connect directly to E. Charleston Road, and
provide direct access into the district under the shade of the Greenway tree canopy. Finally, functional seating and playscapes will be integrated into the Greenway
design, providing places for children and adults alike to engage and discover the new district.
• Pocket Park: The northern greenway pocket park
will create an everyday amenity for Mountain View
neighbors. It will serve as an oasis to enjoy a quick
lunch, indulge a pet at the fenced dog park, or
to pause before pick-up at the nearby childcare
center, fulfilling a critical need in the ecosystem of
neighborhood amenities.
• Paseos: The paseos, or public boulevards, will provide a moment of respite and connection away from the
hustle and bustle of the park and plaza. The paseos
will be lined with a mix of innovative private-public
open spaces in building ground floors; flexible live-
work units for residents looking for a place to jump-
start new creative endeavors; and quiet sheltered
residential stoops and porches for ground-floor units.
• Courtyards: Private courtyards complete the open
space network at Charleston Plaza, providing more
intimate spaces for residents and co-workers to gather.

Elevated courtyards will be scaled to complement the
public realm, providing an additional level of greenery and activity to Charleston Plaza.
• Rooftop Overlook: The rooftop overlook, situated
on top of the public garage, will include a bar or
restaurant, and offer a place to host events for friends and family, and enjoy views of the surrounding
landscape.

6.3 PHASING STRATEGY
The project will be delivered in phases with a mix of uses included in each phase. The phasing strategy will prevent oversaturating the market with supply of a given use.

Phasing will also enable Presidio Bay Ventures to refine building features, amenities, and technical specifications of the later phases based on shifting market dynamics and leasing feedback. A phasing plan will be developed as
part of the entitlement process.

6.4 SUSTAINABILITY FEATURES
• As a long-term owner of the properties we develop,
Presidio Bay Ventures is committed to environmental,
social, and governance (ESG) principles, creating a
higher-quality experience for residents and commercial
tenants to enhance their well-being.
• Sustainably sourced and designed buildings will
integrate state-of-the-art features and operating
systems to minimize carbon footprint, conserve energy
and water and incorporate biodiversity.
• The project will embrace best practices for health
and safety and human well-being, optimizing natural
light, fresh air, and social connections in the built
environment. Charleston Plaza will link indoors to
outdoors through landscaped parks and plazas,
walking and bike paths, and strategies to mitigate
traffic.
• Metrics the project is targeting that focus on improving, enhancing, and safeguarding the health and well-being
of tenants and residents include LEED, Fitwel, USRC,
GRAC, Energy Star Rating and Wired Score.
• The project will target LEED Gold based on the U.S.

Green Building Council standards, through such
features as water recycling and energy-efficient
design, including solar panels, stormwater treatment
systems, EV charging stations, and a shared parking
strategy.
• The residential buildings will be all-electric, and the project will strive to develop the commercial buildings as all-electric where feasible, and subject to the
confines of the City’s infrastructure and PG&E capacity.

This initiative aims to reduce carbon emissions and
promote sustainability above and beyond Mountain
View’s current standards. Future residents will benefit from high-quality, eco-friendly homes that support the
city’s carbon reduction goals.
• The proposed redevelopment presents a unique
opportunity to mitigate the risks associated with the
sea level rise and enhance the overall resilience
and safety of the area. Strategies include elevation
of the structure, flood protection measures, green
infrastructure that incorporates bioswales, permeable
pavement, and stormwater management.
• Finally, the project will take proactive measures to
reduce site vulnerability by creating infrastructure
that can withstand future climate-related challenges,
such as sea-level rise, increased storm intensity, and
changing precipitation patterns. These measures will
create a safer, more resilient and sustainable built
environment for the current and future generations.

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 27 Charleston Plaza | Gatekeeper Cover Letter
Table of Contents
Presidio Bay Ventures
27 7
Mobility,
Parking &
Transportation
Improvements

7.1 7.2

7.3 E. Charleston Road Improvements
Shared Parking Strategy
Parking Supply
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 28 Table of Contents

7.1 E. CHARLESTON ROAD IMPROVEMENTS
The project will provide significant upgrades along E. Charleston Road to improve the overall aesthetic and pedestrian experience of the street, and provide landscaping, safety, accessibility, mobility, and connectivity enhancements. These improvements will be identified in collaboration with City staff, and are anticipated to include, but not be limited to, the following:
• The project seeks to transform E. Charleston Road from an inhospitable traffic corridor to an attractive and generously landscaped streetscape with the addition of a 12’ wide sidewalk and planting zone lined with trees along the project frontage.
• To improve accessibility, the project will modify all four corners of the intersection curb ramps at the E. Charleston Road/Independence Avenue intersection to be two-directional ramps.
• To improve safety, the project will convert existing crosswalks to high- visibility thermoplastic crosswalks, with advance stop bars or yield lines and applicable signs; and upgrade crosswalks at E. Charleston Road and Independence Avenue.
• The project will remove street parking along the frontage of E. Charleston Road to enable the installation of a buffered bike lane. • To improve bike access, the project will add Class II green bike lanes on E.

Charleston Road along the property frontage, providing a buffer between bikes and cars and bike crossings and skip boxes to improve cyclist safety. • To improve connectivity to the site, Presidio Bay Ventures proposes the removal of parking on Independence Avenue between Leghorn Street and E. Charleston Road and adding Class II green bike lanes.

7.2 SHARED PARKING STRATEGY
Presidio Bay Ventures retained transportation planning firm Hexagon Transportation Consultants to conduct a preliminary review of the proposed project and advise on the parking strategy. Hexagon concluded that the project can mitigate traffic impact and support a reduced parking count through The project will provide
significant upgrades
along E. Charleston
Road to improve the
overall aesthetic
and pedestrian
experience of the
street, and provide
landscaping, safety,
accessibility, mobility,
and connectivity
enhancements.”
Mobility,
Parking &
Transportation
VISION
Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 29 Table of Contents
a shared parking strategy and implementation of a
Transportation Demand Management strategy.

Each of the five, seven-story, residential buildings will include two levels of above-ground parking to serve
building residents. Parking in the four apartment buildings is anticipated to be unbundled. Each of the two, eight- story, office/R&D/lab buildings will have two levels of above-ground parking as well. In addition, the project
includes a seven-story, 305,000 sq. ft., stand-alone
parking garage serving commercial tenants during work
hours. The garage will also provide public parking for
retail uses, for visitors to the Public Park and Community Plaza, and for residential parking, as needed.

Implementing a shared parking strategy will allow the
project to optimize parking supply between the uses,
thereby reducing the overall parking required to serve the needs of the project. A shared parking approach allows
for the creation of more open space, fostering a more
inviting and vibrant walkable environment for residents and visitors. The strategic placement of the parking
structure adjacent to the Public Park and Community
Plaza, along with retail and amenity programs, fosters a welcoming environment and serves the retailers’ need for proximity to parking.

The garage will primarily serve the commercial tenants, retail customers, and other visitors to Charleston Plaza.

Commercial, retail, and residential tenants will access the garage with digital parking permits. Visitors parking will be access-controlled with two-hour free parking and validation measures. There will be no assigned parking
within the parking garage. To some extent, the garage
will self-regulate as the commercial, residential, and retail users each have differing peak hours, allowing sufficient space for each use during its busy periods.

The proposed stand-alone, seven-story, above-ground
parking structure will serve multiple purposes:
• Commercial (office/R&D/lab) tenant parking.
• Public access to the public plaza and retail areas.
• Residential parking during off-peak commercial hours, if needed.

Parking Allocation & Access Control
• The project will implement a parking management
system that can track and control access to the parking structure based on user groups and time of day.
• Parking permits or digital access will be given to
residents and office tenants.
• The structure will provide public access through hourly or daily parking rates during designated public use
times.
• Wayfinding signage will be installed at each entry point to efficiently direct patrons to the parking garage.
• A communication system will be provided to inform
users of available parking times and spaces.

Optimization & Flexibility
• Management will conduct continuous monitoring of the
usage patterns to adjust the parking allocation strategy as needed to maximize efficiency.
• The project will evaluate the potential for dynamic
pricing to manage demand and ensure flexibility.

Communication & Coordination
• There will be regular communication with all
stakeholders (residents, office tenants, retail tenants, public) to inform them of parking policies, changes, and available space.
• A mechanism will be set up to solicit feedback to
address issues or concerns regarding the parking
arrangement.

Implementation
• During entitlements, the project will retain a traffic consultant to continue to assess and advise on the
parking demand strategy.
• During construction, the necessary infrastructure for access control, monitoring, and enforcement will be
installed.
• A communication plan will be developed to inform all
stakeholders of the new parking arrangement.
• A parking manager will be assigned for the day-to-day operations and enforcement of the shared parking
structure.
• The parking manager will regularly review the parking strategy based on usage data and shareholder
feedback. The manager will report regularly to
stakeholders on the performance and make
adjustments as needed to the parking strategy.
• Parking allocations, access times, and policies will be adjusted based on observed demand feedback.
• The project will explore opportunities for further
reduction of parking spaces by promoting sustainable
transportation options and monitoring their impact on
parking demand.

Charleston Plaza | Gatekeeper Cover LetterPresidio Bay Ventures 30 Table of Contents

7.3 PARKING SUPPL Y
The following is a summary of the proposed parking ratios for all uses in the project. These ratios are below the current code requirements. But by implementing a shared parking strategy, the project will provide an efficient and flexible parking solution that meets the needs of all users, while reducing the overall parking footprint and adhering to urban development goals.

Parking Site Plan
Notes:
• Quantity of parking spaces
proposed are calculated
assuming podium parking spaces
average 400 GSF each and
structure parking spaces average
350 GSF each.
• Precise unit mix is unknown at
this time. For the purposes of
the parking calculations, 60%
of the units are assumed to be
studio and 1 bedroom and 40%
of the units are two and three
bedrooms.
• Residential assumption based on
average unit size of 850 GSF.
• Precise use of proposed retail
space is unknown at this time.

For the purposes of the parking
calculations, the proposed
retail component was assumed
to be retail stores for general
merchandise.
• Precise use of proposed
community space is unknown
at this time. For the purposes
of the parking calculations, the
proposed community component
was assumed the same as
commercial use.
• All Retail is parked within the
parking structure.
• EV/Loading/Bike Parking/
Carpool: The project will propose
a strategy for these items that is
more than adequate for a project
of this scale.

Proposed Parking
Use Ratio # of Parking Stalls
Office 2.25 spaces per 1,00 GSF 1,029
Retail 4.0 spaces per 1,00 GSF 120
Residential (MR) 1.0 per unit 382
Residential (BMR) 0.5 per unit 34
Total 1,565