1 City of Mountain View | R3 Zoning
Prototype Testing of
Medium and Large Lots
City of Mountain View
R3 Zone Update
January 2025
2 City of Mountain View | R3 Zoning
Medium Lot Prototype Testing
Lot Assumptions
• Size: 150’ W x 200’ D
• Interior lot with front street access to parking
• No adjacency adjustments for abutting lots
Building Assumptions
• Type: Core Courtyard (all residential)
• Setbacks
− Front: 15’
− Side: 15’ (one side 20’ to accommodate public pathway) − Rear: 15’
− Ground floor occupiable space depth: 20’ min.
• Average Unit Size (net)
− For Sale: 1,150 - 1,650 sf
− Rental: 550 - 1,300 sf
• Other
− 60’ min depth for double-loaded corridor
− 20% of gross building sf allocated to common service areas Parking Assumptions
• Type: 2-full levels of parking
− 1-level semi-subterranean parking
− 1-level subterranean parking
• Parking Provided
− For Sale: 1.5 space per unit
− Rental: 1 space per unit
• Parking Size
− Approx. 400 sf per space
− 10’ W x 18’ D space
− 24’ access aisle
Large Lot Prototype Testing
Lot Assumptions
• Size: 300’ W x 300’ D
• Interior lot with front street access to parking
• No adjacency adjustments for abutting lots
Building Assumptions
• Type: Midrise
− Ground floor: non-residential (max. 5,000 sf)
− Upper floors: residential
• Setbacks
− Front: 15’
− Side: 15’ (one side 20’ to accommodate public pathway) − Rear: 15’
− Ground floor occupiable space depth: 20’ min.
• Average Unit Size (net)
− For Sale: 1,150 - 1,650 sf
− Rental: 550 - 1,300 sf
• Other
− 60’ min depth for double-loaded corridor
− 20% of gross building sf allocated to common service areas − Public open space: 10,000 - 15,000 sf
Parking Assumptions
• Type: 2-full levels of parking
− 1-level semi-subterranean parking
− 1-level subterranean parking
• Parking Provided
− For Sale: 1.5 space per unit
− Rental: 1 space per unit
• Parking Size
− Approx. 400 sf per space
− 10’ W x 18’ D space
− 24’ access aisle
PROTOTYPE TESTING ASSUMPTIONS
3 City of Mountain View | R3 Zoning
PROTOTYPE TESTING: MEDIUM LOT FOR SALE
Assumptions & Development Yield
Lot Dimensions 150' x 200'
Lot Area 0.69 ac (30,000 sf)
FAR (gross) 3.1
Total Building Area (gross) 93,000 sf
Density (du/ac) 74 du/ac
Common Service Area 18,600 sf
Residential Area 74,400 sf
Total Residential Units 51 du
1-Bedroom 5 du
2-Bedroom 20 du
3-Bedroom 25 du
BMR Units 24 du
Net New Units 27 du
Average Unit Size (net) 1,460 sf
Total Parking Spaces 76 spaces
Parking Levels 2 levels
Parking Ratio 1.5 space/du
Return 12.1%
Hurdle Rate 12%
Total Development Cost $44,939,138
Cost per Unit $881,870
Variations
6 Stories 7 Stories
Key
Public Path
Private Open Space 4,877 sf (16.3%)
Key
Public Path
Private Open Space 2,863 sf (9.5%)
4 City of Mountain View | R3 Zoning
PROTOTYPE TESTING: MEDIUM LOT RENTAL
Variations
Assumptions & Development Yield
Lot Dimensions 150' x 200'
Lot Area 0.69 ac (30,000 sf)
FAR (gross) 3.8
Total Building Area (gross) 114,000 sf
Density (du/ac) 132 du/ac
Common Service Area 22,970 sf
Residential Area 91,030 sf
Total Residential Units 91 du
Studio 9 du
1-Bedroom 36 du
2-Bedroom 27 du
3-Bedroom 18 du
BMR Units 24 du
Net New Units 67 du
Average Unit Size (net) 1,000 sf
Total Parking Spaces 91 spaces
Parking Levels 2 levels
Parking Ratio 1.0 space/du
Return 8.12%
Hurdle Rate 8%
Total Development Cost $48,303,769
Cost per Unit $530,636
7 Stories
Key
Public Path
Private Open Space 2,750 sf (9.2%)
5 City of Mountain View | R3 Zoning
PROTOTYPE TESTING: LARGE LOT FOR SALE
Variations
Assumptions & Development Yield
Lot Dimensions 300' x 300'
Lot Area 2.07 ac (90,000 sf)
FAR (gross) 3.2
Total Building Area (gross) 288,000 sf
Density (du/ac) 76 du/ac
Non-Residential Area 5,000 sf
Common Service Area 59,800 sf
Residential Area 223,200 sf
Total Residential Units 156 du
1-Bedroom 16 du
2-Bedroom 63 du
3-Bedroom 78 du
BMR Units 72 du
Net New Units 84 du
Average Unit Size (net) 1,460 sf
Total Parking Spaces 252 spaces
Non-Residential 17 spaces
Residential 235 spaces
Parking Levels 2 levels
Parking Ratio 1.5 space/du
Return 12.7%
Hurdle Rate 12%
Total Development Cost $137,628,788
Cost per Unit $880,887
5 Stories 6 Stories 7 Stories
Key
Public Path
Non-Residential Ground Floor
Public Open Space 19,500 (21.7%)
Private Open Space 10,400 sf (11.6%)
Key
Public Path
Non-Residential Ground Floor
Public Open Space 21,850 sf (24.3%)
Private Open Space 14,075 sf (15.6%)
Key
Public Path
Non-Residential Ground Floor
Private Open Space 11,900 sf (13.2%)
6 City of Mountain View | R3 Zoning
PROTOTYPE TESTING: LARGE LOT RENTAL
Variations
Assumptions & Development Yield
Lot Dimensions 300' x 300'
Lot Area 2.07 ac (90,000 sf)
FAR (gross) 3.9
Total Building Area (gross) 351,000 sf
Density (du/ac) 135 du/ac
Non-Residential Area 5,000 sf
Common Service Area 71,660 sf
Residential Area 274,340 sf
Total Residential Units 274 du
Studio 27 du
1-Bedroom 110 du
2-Bedroom 82 du
3-Bedroom 55 du
BMR Units 72 du
Net New Units 202 du
Average Unit Size (net) 1,000 sf
Total Parking Spaces 274 spaces
Non-Residential 17 spaces
Residential 257 spaces
Parking Levels 2 levels
Parking Ratio 1.0 space/du
Return 8.62%
Hurdle Rate 8%
Total Development Cost $147,531,667
Cost per Unit $528,144
6 Stories 7 Stories 7 Stories
Key
Public Path
Non-Residential Ground Floor
Public Open Space 15,300 (17%)
Private Open Space 12,220 sf (13.6%)
Key
Public Path
Non-Residential Ground Floor
Public Open Space 12,325 sf (13.7%)
Private Open Space 11,600 sf (12.9%)
Key
Public Path
Non-Residential Ground Floor
Private Open Space 12,410 sf (13.8%)