Ma
gnussen’s Middlefield LLC
690 San Antonio Road
Palo Alto, CA 94306
(650) 494-2100
February 5, 2025
City of Mountain View Planning Department
500 Castro Street
Mountain View, CA 94041
Subject: Magnussen Toyota of Mountain View Development (PL-5999) City of Mountain View Planning Department,
We appreciate the opportunity to formally document our design and community outreach efforts and to provide addi.onal informa.on regarding the proposed development of the Magnussen Toyota of Mountain View project.
Magnussen Toyota is a family-owned business that has operated at its current Palo Alto loca.on for 35 years. The Magnussen family has owned the Mountain View property since 2005, using it as an extension of the Palo Alto service facility un.l 2020, when opera.ons were suspended due to the COVID- 19 pandemic. We take pride in being a longstanding member of this community.
Throughout the planning approval process we started in 2022, our design team has worked closely with the City and community members to develop a project that enhances the neighborhood, fosters economic growth along the Old Middlefield Corridor, and con.nues to be a valuable asset to the community. To that end, we have ac.vely engaged with the community, hos.ng three outreach events, including on-site presenta.ons and online discussions with the Maravilla Community HOA. We also provided direct contact informa.on for the Owner, Project Manager, and key members of the design team. We carefully considered community feedback and invested significant .me and resources to develop solu.ons that address concerns while maintaining opera.onal viability.
Below, we outline the extensive efforts undertaken to address these concerns.
Community Engagement and Design Revisions
We held three community mee.ngs to gather feedback:
• June 19, 2024:
On-site presenta.on and Q&A session.
• July 23, 2024: On-site presenta.on and Q&A session.
• August 16, 2024: Online mee.ng with Maravilla Community HOA.
Attachment 3
Based on community input regarding tree removal and replacement, building design, ligh.ng, aesthe.cs, economic impact, CEQA compliance, and construc.on noise and pollu.on, we made the following significant modifica.ons to the project:
Trees Removal and Replacement
Our goal is to foster a sustainable environment for exis.ng and new trees while maintaining opera.onal viability. Our project Arborist and Landscape Architect conducted a thorough evalua.on of the site’s exis.ng trees, iden.fying several unhealthy specimens, invasive species and trees planted so close together that they cannot grow properly. While some healthy trees must be removed to create a healthy environment for future tree growth, we will plant 43 new trees, strategically placed for long-term growth and sustainability.
Addi.onal efforts include:
• Redesigning the site to preserve an exis.ng mature redwood tree, crea.ng a dedicated feature to protect it.
• Thinning the exis.ng redwood hedge, preserving 18 addi.onal redwood trees and providing appropriate spacing to promote healthy growth.
• Removing four trees that are classified as both Heritage trees and invasive species, which are not permi@ed to be planted in the City of Mountain View.
• Changing tree species along the south property line to enhance coverage and privacy for our neighbors.
Building Design
Along with our effort to create a healthy site environment, we have also implemented several design changes in response to our neighbor’s concerns:
• Sound Fence Reloca.on: We adjusted the fence loca.on on the southern edge of the site to be 5 feet off the property line, using individual post foo.ngs instead of a con.nuous block wall. This minimizes the impact on exis.ng tree root systems while maintaining a residen.al aesthe.c. The exis.ng cedar fence will remain, crea.ng a triple-layered barrier of a cedar fence, a redwood hedge, and a decora.ve concrete sound fence.
• Trash Enclosure: The trash enclosure was relocated inside the building to increase distance from neighboring proper.es and minimizing noise concerns and elimina.ng visibility from adjacent residences.
• Service Bay Façade Modifica.ons: We Increased the parapet height to six feet above ramp level to block headlights, reduce noise and increase privacy. Addi.onally, we replaced the originally proposed painted CMU block with warm-toned split-face block featuring alterna.ng colors and textures. Plan.ng beds with wall-climbing vines were added at the base of the wall to soDen the massing further.
• Building Height Adjustments: We removed tall rooDop elements, including PV arrays over the rooDop mechanical area, and lowered the rooDop light poles to 10 feet. PV arrays along the southern property line were also eliminated.
• Stormwater Management: Addi.onal bio-reten.on areas along the southern property line enhance landscaping and improve stormwater filtra.on.
Economic impact
We recognize the importance of preserving and enhancing neighborhoods economic value, including the property values of our neighbors’ homes. This project aims to support economic growth by revitalizing the Old Middlefield Corridor and increasing business ac.vity. Our projected taxable sales for 2027 es.mate approximately $850,000 in annual contribu.ons to the City of Mountain View, reinforcing the economic benefits of this development.
CEQA Compliance
The City’s environmental consultant has determined that this project qualifies for a Class 32 exemp.on under CEQA for infill projects.
Construc4on and Opera4on Concerns
The project owner has accepted 244 condi.ons of approval, including several measures that address the neighboring community concerns. These condi.ons include, but are not limited to:
• Erec.ng a 10-foot-high temporary plywood fence along the south and east property lines during construc.on.
• Using newer, smaller construc.on equipment to reduce pollu.on and noise. • Employing an on-site disturbance coordinator to address community concerns during construc.on.
• iden.fying the area directly in front of the showroom as the designated car delivery area and altering the onsite delivery route to minimize noise to the neighbor
Commitment to Being a Good Neighbor
To further address community concerns, we are amenable to implemen.ng the following addi.onal mi.ga.on measures:
• Increasing the proposed tree sizes for the (5) Island Oaks along the south property line from #24 to #36.
• Elimina.ng the Employee Lounge area from the rooDop parking deck • Shielding rooDop and site ligh.ng to prevent spillage over the property line, u.lizing mo.on detectors aDer hours while maintaining levels appropriate safety and security. • Ensuring the Construc.on Disturbance Coordinator responds to complaints within 24 hours and resolves iden.fied issues within 48 hours when possible
• Reducing the height of the pylon sign
The Magnussen family has been part of the Palo Alto and Mountain View community for over 35 years and remains commi@ed to maintaining posi.ve rela.onships with our neighbors. Our goal is to develop a facility that enhances the area’s visual appeal while contribu.ng to its economic vitality.
We respecIully request the City of Mountain View to consider the extensive efforts we have made to address community concerns with extensive changes to the proposed development. We are looking forward to the successful culmina.on of this process. Thank you for your .me and considera.on. Please feel free to reach out should you require any addi.onal informa.on.
Sincerely,
Shelly Magpuri
General Manager & Vice President
Magnussen Toyota of Palo Alto