1City of Mountain View | R3 Zoning
R3 Intensification:
Potential Change Areas
City of Mountain View
R3 Zone Update
February 2025
2 City of Mountain View | R3 Zoning
OVERVIEW
In April 2024, the City Council expressed the following objectives for the R3 zone:
1. Creating opportunities for diverse unit types, including middle-income ownership and stacked flats.
2. Producing better design that reflects the community’s vision through objective form-based standards such as pedestrian-friendly streetscapes, respectful transitions in building size, and more trees/landscaping.
3. Creating opportunities for neighborhood-serving uses.
4. Responding to State and Housing Element requirements.
5. Changing density in targeted areas to achieve desired goals, implementing changes to large parcel areas rather than small, and increasing the supply of housing.
6. Considering a series of incentives for developers that are more attractive than the State density bonus.
7. Encouraging parcel assembly.
With these objectives in mind, Council directed Planning staff to identify R3 zoned parcels for consideration of potential intensification based on the following criteria:
1. Existing General Plan and zoning designations: Target growth to most dense areas with Medium- High, High-Low, and High-Density General Plan designations.
2. Access to public transit: 5- to 15-minute walk radius, equivalent to about 1,000 to 3,000 feet.
3. Proximity to commercial areas.
4. Proximity to employment areas.
5. Along major corridors: Four-lane and larger arterials, such as Rengstorff Avenue, Middlefield Road, and Grant Road.
6. Parcel sizes that support the creation of parks and open space.
7. Realistic density increases: Areas where parcel pattern and existing uses do not constrain envisioned development.
In addition, the following criteria were used to limit the R3 zoned parcels for consideration of potential intensification in consideration of market realities and compatibility:
1. Smaller parcels of less than 25,000 square feet: this lot size typically cannot accommodate the building types appropriate for higher intensities
2. Parcels that are less likely to develop: Existing use, HOAs, etc would limit redevelopment potential, such as condos/rowhomes, institutional/churches/parks, recent development.
3. Parcels with significant R1/R2/Mobile Home adjacencies: Limited “Transition Zones” will apply within some potential change areas. An exception to this may apply near major freeways or major corridors (e.g., El Camino Real, California Street, etc.) This document presents the 14 change areas identified using the methodology presented above.
1. Del Medio (South)
2. Del Medio (North)
3. Middlefield/Independence
4. Paulson Parks Apts/Laurel Retirement
Community
5. California/Ortega
6. California/Latham/Rengstorff
7. Park Plaza Apts
8. Shoreline/Montecito
9. San Veron Park Apts
10. Chateau Apts
11. Evelyn/Carson
12. Central Park Apts
13. Continental/Dale
14. Solano Apts
For the potential change areas identified above, the average unit increase potential was calculated for each potential change area using the following methodology:
1. Density thresholds were identified by analyzing the financial feasibility of for-sale and rental building prototypes on medium (~30,000 sf) and large (~90,000 sf) lots.
2. Parcels with potential for infill/redevelopment were identified within each potential change area if they are large enough to accommodate typical building prototypes for medium and large lots. For these, an average of the densities for the for-rent and for-sale building prototypes was applied to calculate the average potential buildout (units).
Transition areas were adjusted based on the percent of the property in the transition area, and kept at the current allowed density.
3. Small parcels were assumed to redevelop at 35 units per acre.
4. Recent development and condominiums are unchanged. Proposed development assumes the project is built.
5. The average potential buildout was aggregated for the potential change area.
6. The average unit increase in potential was calculated as the difference between the average potential buildout and the existing units within the potential change area.
The unit potential is not a forecast or a realistic near-term projection. It is an estimate of the potential zoning capacity of the area.
The following pages provide detailed information on each potential change area with regard to its context and the average unit increase potential based on the methodology described above. Dashed lines around bus and rail transit stops indicate a 1/4 mile radius (approx. 5-minute walk). 3City of Mountain View | R3 Zoning
Change Area Size 8.5 ac 13 ac
Number of Parcels 5 9
Avg. Parcel Size 75,000 sf 65,000 sf
Avg. Parcel Width Along Street 285 ft 205 ft
Existing Units 407 du 394 du
Avg. Unit Increase Potential 481 du 733 du
Access to Parks: Del Medio Park is across Del Medio Avenue (approximately a 5-minute walk) from Change Areas 1 and 2.
R3 INTENSIFICATION: POTENTIAL CHANGE AREAS 1-2
Change Areas Existing Context Surrounding General Plan Land Use Designations Key
Potential Change Area Low-Density Residential
(Up 6 du/ac) Mixed-Use
Highways/Major Arterials Medium-Density Residential
(Up to 25 du/ac) Institutional/Park
Railway Medium High-Density Residential
(Up to 35 du/ac) City Boundary
Caltrain/Light Rail Station High-Density Residential
(Up to 80 du/ac)
Major Transit Corridor
Bus Stops
Del Medio Del Medio
Park Park
Del Medio Del Medio
Park Park
Central ExpresswayCentral Expressway
San Antonio RdSan Antonio Rd
El Camino RealEl Camino Real
Central ExpresswayCentral Expressway
San Antonio RdSan Antonio Rd
El Camino RealEl Camino Real
Del Medio Del Medio
(South) (South)
Del Medio Del Medio
(North) (North)
Key
Potential Change Area
City Boundary
R-3 Parcels Selected
R-3 Parcels Not Selected
4 City of Mountain View | R3 Zoning
Change Area Size 3.5 ac 11 ac
Number of Parcels 3 3
Avg. Parcel Size 52,000 sf 166,000 sf
Avg. Parcel Width Along Street 200 ft 277 ft
Existing Units 58 du 338 du
Avg. Unit Increase Potential 269 du 817 du
Access to Parks: Thaddeus Park on Middlefield Road is directly across from Change Area 3. Rengstorff Park on Central Expressway is directly across Change Area 4.
R3 INTENSIFICATION: POTENTIAL CHANGE AREAS 3-4
Change Areas Existing Context Surrounding General Plan Land Use Designations Key
Potential Change Area Low-Density Residential
(Up to 6 du/ac) Commercial
Highways/Major Arterials Medium Low-Density Residential (Up to 12 du/ac) Mixed-Use
Railway Medium-Density Residential
(Up to 25 du/ac) Institutional/Park
Caltrain/Light Rail Station Medium High-Density Residential (Up to 35 du/ac) City Boundary
Major Transit Corridor High-Density Residential
(Up to 80 du/ac) Transition Area
Bus Stops
Central ExpresswayCentral Expressway Rengstorff AveRengstorff Ave Middlefield RdMiddlefield Rd
California StCalifornia St
Klein ParkKlein Park
Monta LomaMonta Loma
ParkPark
Rengstorff ParkRengstorff Park
Thaddeus Thaddeus
ParkPark
Klein ParkKlein Park
Monta LomaMonta Loma
ParkPark
Rengstorff ParkRengstorff Park
Thaddeus Thaddeus
ParkPark
Central ExpresswayCentral Expressway Rengstorff AveRengstorff Ave Middlefield RdMiddlefield Rd
California StCalifornia St
Middlefield /Middlefield /
IndependenceIndependence
Paulson Parks Apts/ Paulson Parks Apts/
Laurel Retirement Community Laurel Retirement Community Key
Potential Change Area
Transition Area
City Boundary
R-3 Parcels Selected
R-3 Parcels Not Selected
5City of Mountain View | R3 Zoning
Change Area Size 9 ac 73 ac 5 ac
Number of Parcels 14 72 1
Avg. Parcel Size 29,000 sf 41,000 sf 217,000 sf
Avg. Parcel Width Along Street 120 ft 150 ft 360 ft
Existing Units 322 du 2,176 du 155 du
Avg. Unit Increase Potential 423 du 4,276 du 371 du
Access to Parks: Klein Park on California Street is directly across from Change Area 5. Change area 6 abuts Rengstorff and Castro Parks. Change area 7 abuts Rengstorff Park.
R3 INTENSIFICATION: POTENTIAL CHANGE AREAS 5-7
Change Areas Existing Context Surrounding General Plan Land Use Designations Key
Potential Change Area Low-Density Residential
(Up to 6 du/ac) Mixed-Use
Highways/Major Arterials Medium Low-Density Residential (Up to 12 du/ac) Institutional/Park
Railway Medium-Density Residential
(Up to 25 du/ac) City Boundary
Caltrain/Light Rail Station Medium High-Density Residential (Up to 35 du/ac) Transition Area
Major Transit Corridor High-Density Residential
(Up to 80 du/ac)
Bus Stops
Rengstorff ParkRengstorff Park
Castro ParkCastro Park
Klein ParkKlein Park
Rengstorff ParkRengstorff Park
Castro ParkCastro Park
Klein ParkKlein Park
Central ExpresswayCentral Expressway
California StCalifornia St
Rengstorff AveRengstorff Ave
El Camino RealEl Camino Real
Central ExpresswayCentral Expressway
California StCalifornia St
Rengstorff AveRengstorff Ave
El Camino RealEl Camino Real
California /California /
OrtegaOrtega
Park Plaza AptsPark Plaza Apts
California / Latham /California / Latham /
RengstorffRengstorff
Key
Potential Change Area
Transition Area
City Boundary
R-3 Parcels Selected
R-3 Parcels Not Selected
6 City of Mountain View | R3 Zoning
Change Area Size 7.5 ac 2.5 ac 3 ac
Number of Parcels 4 1 1
Avg. Parcel Size 83,000 sf 115,000 sf 150,000 sf
Avg. Parcel Width Along Street 260 ft 300 ft 270 ft
Existing Units 195 du 32 du 67 du
Avg. Unit Increase Potential 602 du 214 du 291 du
Access to Parks: Stevenson Park is within a 5-minute walk (approximately 1/4 mile) of Change Area 8.
Change area 9 abuts San Veron Park. Change area 10 abuts Whisman Park.
R3 INTENSIFICATION: POTENTIAL CHANGE AREAS 8-10
Change Areas Existing Context Surrounding General Plan Land Use Designations Key
Potential Change Area Low-Density Residential
(Up to 6 du/ac) Mobile Home Residential
Highways/Major Arterials Medium Low-Density Residential (Up to 12 du/ac) Commercial
Railway Medium-Density Residential
(Up to 25 du/ac) Mixed-Use
Caltrain/Light Rail Station Medium High-Density Residential (Up to 35 du/ac) Office/Industrial
Transition Area High Low-Density Residential
(Up to 50 du/ac) Institutional/Park
High-Density Residential
(Up to 80 du/ac)
Stevenson Stevenson
ParkPark
Whisman Whisman
ParkPark
San VeronSan Veron
ParkPark
Central ExpresswayCentral Expressway
Shoreline BlvdShoreline Blvd
Moffett BlvdMoffett Blvd
Middlefield RdMiddlefield Rd
Stevenson Stevenson
ParkPark
Whisman Whisman
ParkPark
San VeronSan Veron
ParkPark
Central ExpresswayCentral Expressway
Shoreline BlvdShoreline Blvd
Moffett BlvdMoffett Blvd
Middlefield RdMiddlefield Rd
Shoreline / Shoreline /
MontecitoMontecito
San Veron San Veron
Park AptsPark Apts
Chateau Chateau
Apts Apts
Key
Potential Change Area
Transition Area
R-3 Parcels Selected
R-3 Parcels Not Selected
7City of Mountain View | R3 Zoning
Change Area Size 15 ac 17 ac
Number of Parcels 4 3
Avg. Parcel Size 170,000 sf 245,000 sf
Avg. Parcel Width Along Street 425 ft 425 ft
Existing Units 338 du 354 du
Avg. Unit Increase Potential 1,291 du 1,315 du
Access to Parks: Landels Park on Dana Street is directly across from Change Area 11. Change area 12 abuts Slater Park.
R3 INTENSIFICATION: POTENTIAL CHANGE AREAS 11-12
Change Areas Existing Context Surrounding General Plan Land Use Designations Key
Potential Change Area Low-Density Residential
(Up to 6 du/ac) Mobile Home Residential
Highways/Major Arterials Medium Low-Density Residential (Up to 12 du/ac) Mixed-Use
Railway Medium-Density Residential
(Up to 25 du/ac) Office/Industrial
Caltrain/Light Rail Station Medium High-Density Residential (Up to 35 du/ac) Institutional/Park
Major Transit Corridor High Low-Density Residential
(Up to 50 du/ac) Transition Area
Bus Stops High-Density Residential
(Up to 80 du/ac)
Landels Landels
ParkPark
Slater Slater
ParkPark
Central ExpresswayCentral Expressway
Whisman RdWhisman Rd
Landels Landels
ParkPark
Slater Slater
ParkPark
Central ExpresswayCentral Expressway
Whisman RdWhisman Rd
Evelyn / Evelyn /
CalderonCalderon
Central Park Apts Central Park Apts
Key
Potential Change Area
Transition Area
R-3 Parcels Selected
R-3 Parcels Not Selected
8 City of Mountain View | R3 Zoning
Change Area Size 30 ac 4 ac
Number of Parcels 10 1
Avg. Parcel Size 130,000 sf 160,000 sf
Avg. Parcel Width Along Street 300 ft 300 ft
Existing Units 753 du 124 du
Avg. Unit Increase Potential 2,169 du 235 du
Access to Parks: Stevens Creek Trail along State Route 85 is directly across from Change Area 13 and within a 5-minute walk (approximately 1/4 mile) of Change Area 14.
R3 INTENSIFICATION: POTENTIAL CHANGE AREAS 13-14
Change Areas Existing Context Surrounding General Plan Land Use Designations Key
Potential Change Area Low-Density Residential
(Up to 6 du/ac) Commercial
Highways/Major Arterials Medium Low-Density Residential (Up to 12 du/ac) Mixed-Use
Railway Medium-Density Residential
(Up to 25 du/ac) Institutional/Park
Caltrain/Light Rail Station Medium High-Density Residential (Up to 35 du/ac) City Boundary
Major Transit Corridor High-Density Residential
(Up to 80 du/ac) Transition Area
Bus Stops Mobile Home Residential
El Camino RealEl Camino Real
Stevens Creek TrailStevens Creek Trail
Stevens Creek TrailStevens Creek Trail
El Camino RealEl Camino Real
Continental / Continental /
DaleDale
Solano AptsSolano Apts
Key
Potential Change Area
Transition Area
City Boundary
R-3 Parcels Selected
R-3 Parcels Not Selected