Attachment 4
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.
SERIES 2025
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW AMENDING THE P(26) GRANT-MARTENS PRECISE PLAN TO IMPLEMENT HOUSING ELEMENT PROGRAM 1.1(G) AND MAKE OTHER CLARIFYING CHANGES,
AS RECOMMENDED BY THE ENVIRONMENTAL PLANNING COMMISSION
WHEREAS, on April 11, 2023, the City Council adopted the City of Mountain View’s Sixth Cycle Housing Element, which provides a policy framework and implementation plan for addressing housing needs in Mountain View over the 2023 to 2031 Housing Element planning period; and
WHEREAS, the 2023 -2031 Housing Element includes Program 1.1, Subtask (g), to amend the Grant-Martens Precise Plan (P(26)) to ensure Zoning and General Pla n for all sites are consistent with the Housing Element site inve ntory and pipeline projects. Specifically, Program 1.1(g) of the Housing Element identifies 1949 Grant Road to be rezoned to increase the maximum allowed residential density to at least 30 dwelling units per acre by December 31, 2025; and
WHEREAS, the City seeks to update the P(26) Grant -Martens Precise Plan to implement Housing Element Program 1.1(g) and to make other clarifying changes; and
WHEREAS, the City has comp lied with the procedures set forth in Chapter 36 (Zoning), Article XVI (Zoning ordinance administration), Division 11 (Precise plans ), Section 36.50.60 , et seq., of the City Code; and
WHEREAS, Section 36.50.90 of the City Code requires the City’s Environmental Planning Commission and City Council each hold a duly noticed public hearing before a Precise Plan is amended; and
WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on November 5, 2025 and recommended that the City Council adopt the amendments to the P(26) Grant-Martens Precise Plan to implement H ousing Element Program 1.1 (g) and make other clarifying amendments; and
WHEREAS, the City Council held a duly noticed public hearing on December 16, 2025 and received and considered all evidence presented at said hearing regarding the P(26) Grant- Martens Precise Plan Amendment, including the recommendation from the Environmental Planning Commission, City Council report, project materials, testimony, and written materials submitted; now, therefore, be it
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RESOLVED: that the City Council of the City of Mountain View hereby makes the findings for amendment of a Precise Plan, pursuant to Section 36.50.95 (Findings) of the City Code:
a. The Precise Plan Amendment is consistent with the General Plan. The amendments to the P(26) Grant-Martens Precise Plan are consistent with the General Plan because the project implements Subtask (g) of Policy Program 1.1 in the Sixth Cycle 2023-2031 Housing Element. The amendments are also consistent with the General Plan map amendment to the Medium-High Density Residential Land Use Designation for 1949 Grant Road that is approved concurrently with this action as both actions allow for the envisioned density from the adopted Housing Element;
b. The property covered by the proposed Precise Plan Amendment is within the Planned Community (PC) District. The properties covered by the proposed Precise Plan Amendments are within the Planned Community (PC) District because the P(26) Grant-Martens Precise Plan is currently in a Planned Community District, P(26);
c. The proposed Precise P lan Amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the community. The proposed amendments to the P(26) Grant-Martens Precise Plan would not be detrimental to the public interest, health, safety, convenience, or welfare of the community because these amendments implement Subtask (g) of Program 1.1 identified in the Sixth Cycle Housing Element, which furthers the City’s housing goals by creating more opportunity for residential development in an area that is near services and goods;
d. The proposed Precise P lan Amendment promotes the development of desirable character, harmonious with existing and proposed development in the surrounding area . The proposed amendments to the P(26) Grant-Martens Precise Plan promote the development of desirable character, harmonious with existing and proposed development in the surrounding area, because it creates opportunities for multi-family residential in a high-opportunity area near existing retail, services, open spaces, and schools;
e. The site has special conditions of size, shape, land ownership, existing development, or development opportunities that can only be addressed by approval of the proposed Precise Plan Amendment . The site has special conditions of size, shape, land ownership, existing development, or development opportunities that can only be addressed by approval of the proposed P(26) Grant-Martens amendments because the proposed amendments would further the Housing Element goals to create new housing development opport unities in this area while also ensuring that the existing convalescent hospital would be allowed to continue and have the opportunity to expand; and
f. The approval of the proposed Precise Plan Amendment complies with the provisions of the California Environmental Quality Act (CEQA ). The proposed amendments to the P(26) Grant-Martens Precise Plan fall within the scope of the City’s Housing Element Update Program Environmental Impact Report (State Clearinghouse No. 2022020129) (Housing Element -3-
EIR), which the City Council certified on January 24, 2023 in compliance with the provisions of the California Environmental Quality Act (CEQA), Public Resources Code Section 21000 , et seq., and the Guidelines for Implementation of the California Environmental Quality Act (14 Cal. Code Regs., Section 15000, et seq.) (CEQA Guidelines). Pursuant to CEQA Guidelines Section 15168, a project can be covered by the Program EIR if the subsequent activity is determined to be in the scope of the prior EIR and no new or more severe impacts not previously analyzed in the Program EIR are identified. The proposed amendments are within the scope of the Housing Element EIR as it studied environmental effects associated with increasing residential capacity on the identified sites and densities in Program 1.1(g) . The amendments would not result in new significant environmental effects or a substantial increase in the severity of previously identified impacts as determined in the Program EIR Conformance Analysis. In addition, pursuant to CEQA Guidelines Sections 15162 and 15163, none of the circumstances necessitating further CEQA review or preparation of a new EIR are present with respect to the Housing Element EIR.
Adoption of amendments to the General Plan, City Code, and Precise Plans to implement the policies and goals of the Housing Element of the General Plan would not require major revisions to the Housing Element EIR due to new significant impacts or due to a substantial increase in the severity of the significant e nvironmental effects. There have been no substantial changes with respect to the circumstances under which the project would be undertaken that would require major revisions of the Housing Element EIR due to new or substantially increased significant environmental effects. Further, there has been no discovery of new information of substantial importance that would trigger or require major revisions of the Housing Element EIR due to new or substantially increased significant environmental effects. Therefore, no further environmental review with respect to the Housing Element EIR is required under CEQA; and be it
FURTHER RESOLVED: that the City Council hereby adopts amendments to the P(26) Grant- Martens Precise Plan to add, delete, or modify its provisions as set forth in Exhibit A, attached hereto and incorporated herein by reference. Section titles are shown in bold font, additions are shown in red underline font, and deletions are shown by strikethrough font. Provisions that are not shown in underline or strikethrough font are not changed.
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CDD/DP-12-16-25r-2
Exhibit: A. P(26) Grant-Martens Precise Plan Amendments
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P
(26) GRANT-MARTENS AREA PRECISE PLAN
A
DOPTED BY THE MOUNTAIN VIEW CITY COUNCIL
S
EPTEMBER 19, 1977
R
ESOLUTION NO. 11738
AMENDED RESOLUTION NO. SUMMARY
January 28, 2003 16780 Permit R3 (Multiple-Family Residential) uses and R3-1 densities in Area A only
xx xx Create a new Area C for 1949 Grant
Road and allow 35 dwelling units per
acre
EXHIBIT A
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Concept: This plan addresses the P-zoned lands along Grant Road lying to the north and south of Martens Avenue. Both areas, because of relationship to Grant Road, lot sizes, ownership and existing development, are difficult to develop, and it is essential that quality, innovative design be pursued if the areas are to become assets to the community. Area A, as shown on the map, currently consists of older single-family homes and is intended to ensure continued single-family use or a conscious transition to low-intensity office use or multiple-family residential use. Area B is to be devoted to lower-density residential use oriented to ownership and families with children. This plan addresses each area separately.
Area A
Office and Residential Uses North of Martens Avenue
I. Objectives:
A. To ensure either continued single-family uses in addition to multiple-family residential uses, or a conscious, well-designed transition from residential to low-intensity office use which excludes retail activities.
B. To ensure safe, efficient access onto Grant Road.
C. To accommodate adaptive use of existing structures so long as they are done in a quality manner. Some flexibility may be granted by the City concerning design criteria in order to accommodate quality, adaptive use of existing structures.
D. To buffer the area from Grant Road and adjacent uses.
II. Permitted Uses:
A. The basic provisions of Section A36.14.020 36.18.05 (”Commercial Zone Land Use Requirements”) of the Mountain View City Code listing the principally permitted, accessory and conditional uses of the Commercial—Office District or CO District shall apply.
B. The provisions of Section A36.12.020 36.10.05 (”Residential zone land use and permit requirements”) of the Mountain View City Code listing the principally -3-
permitted, accessory and conditional uses for the Single-Family (R1) District shall apply.
C. The provisions of Section A36.12.020 36.10.05(”Residential zone land use and permit requirements”) of the Mountain View City Code listing the principally permitted, accessory and conditional uses for the Multiple-Family (R3) District shall apply. Multiple-family uses may be developed using R3-1 densities.
III. Design Guidelines and Criteria Development Standards:
The basic provisions of Section A36.12.030(a) 36.10.25 (“R1 zone development standards”)(Single-Family Residential), Section A36.12.030(c) 36.10.70 (“R3 zone development standards”) (Multiple-Family Residential) and Article V (Commercial Zones), Division 5 (Interpretations, Exceptions, and Calculations) of Chapter 36 (Zoning) of the City Code Section A36.14 (Commercial Zones) shall be adhered to with the following additions and exceptions:
A. There shall be a minimum front yard of at least 10' from right-of-way. A minimum of 50 percent of the front yard shall be landscaped. All landscaping shall comply with the City's Landscape Guidelines. At least 50 percent of all landscaping shall be drought-tolerant, water-conserving species.
B. The rear yard shall equal the wall height of any new multiple-family residential building, as required by the R3 (Multiple-Family Residential) zoning standards. An additional setback of 10' along rear property lines is also required.
C. The maximum height for any new building shall be 35'.
D. Any new building shall be designed to minimize the visual and physical impacts to adjacent single-family residences. The building design shall include appropriate design elements such as sloping roofs; appropriate balcony and window location and size; and elements such as trellises and landscaping along the building wall facing the adjacent single-family residences.
E. Any windows on the third floor which face the backyard of neighboring properties shall utilize glazing which is frosted. A detailed sight line study -4-
shall be submitted for any new three-story building which demonstrates compliance with this requirement.
F. A minimum of 55 percent of the lot must be devoted to landscaping for residential uses and a minimum of 25 percent to landscaping for office uses.
A mixture of appropriate evergreen and deciduous screening trees, in addition to landscaping, shall be required in this landscaping area. The landscaping plan shall help screen the view of any new buildings from adjacent single-family homes, through appropriate landscaping and tree selection and placement.
G. Any active open space recreation areas shall be located to the rear of the Grant Road properties.
H. A 7' high sound wall is required at the rear property line of properties adjacent to single-family uses where feasible.
I. Any new buildings and parking areas shall have strong pedestrian connections to Grant Road. Pathways shall have adequate lighting and appropriate landscaping to ensure safe and convenient pedestrian access to Grant Road.
J. Any new walls, fences or landscaping proposed along Grant Road shall be designed to maximize visual interest and to provide adequate buffering and screening between residential units and Grant Road. Parking areas are to be screened from Grant Road and adjacent residential uses.
K. Any property which contains Heritage trees is subject to the City's Heritage Tree Ordinance. An arborist report shall be submitted as part of any development application. The arborist report shall be prepared according to accepted City standards and shall include recommended tree maintenance and tree preservation strategies.
L. The adaptive use of existing residential structures for offices may be permitted if modifications and redesign are effectively accomplished to ensure a permanent, quality office use. Any proposed adaptive use of residential structures for office uses shall meet all relevant Building and Fire Codes in addition to City parking standards.
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M. Any new development shall be lit in accordance with a detailed site plan.
The site plan shall show light levels on the entire site and will be further supported by certification that the lighting equipment is operating as designed and is not causing inappropriate off-site glare. Lighting devices shall be protected by weather- and vandalism-resistant covers.
N. Property owners shall be required to achieve common access with adjacent properties (where feasible) and coordinate parking lot design and landscaping to create a unified look along this stretch of Grant Road.
Area B
Residential Uses South of Martens Avenue
I. Objectives:
A. To ensure development of a quality, low-density residential development offering variety, a sense of community and ownership potential.
B. To provide attractive, effective noise and visual buffers along Grant Road.
C. To minimize access to Grant Road.
II. Uses:
A. The basic provisions of Section A36.12.020 36.10.05(”Residential zone land use and permit requirements”) of the Mountain View City Code listing principally permitted, accessory, and conditional uses of a Single-Family Residential District or R1 District shall apply with density not to exceed six dwelling units per net acre.
B. The existing convalescent hospital is to be considered a permanent, compatible use for the area.
C.B. Nonpermitted uses or uses not otherwise covered shall be subject to the nonconforming provisions of the Zoning Ordinance.
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III. Design Guidelines and criteriaDevelopment Standards:
Th e general provisions of the R1 Zone, Section A36.12.030(a) 36.10.25 (“R1 zone development standards”)(Single-Family Residential) of the City Code, shall be used as guidelines with the addition and exception of the following:
A. L
ot layout and building design shall address the problems of access, noise and buffering. Cluster development shall be encouraged, but more conventional single-family subdivision may be considered if adequately designed to address the problems.
B. Ef
fective use of building orientation, landscaping, mounding and decorative masonry walls shall be employed to minimize noise impaction from Grant Road. Interior noise levels shall not exceed the City's 45 dB(A)L dn interior
noise standards.
C. A
ccess to Martens Avenue is encouraged, but a single access to Grant Road may be approved if it is demonstrated that it will enhance the overall quality and livability of the uses.
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Area C
1949 Grant Road Property (APN 197-38-037 and 198-38-038) I. Objectives:
A. To allow the existing convalescent hospital use to remain.
B. T o allow the existing convalescent hospital use to redevelop as a multiple- family development or allow flexibility for expansion.
II. Uses:
A. The provisions of Section 36.10.05 (”Residential zone land use and permit requirements”) of the Mountain View City Code listing the principally permitted, accessory and conditional uses for the Multiple-Family (R3) District shall apply, except for single-family dwellings and duplexes, which are not permitted. Multiple-family uses may be developed with maximum densities of 35 du/acre.
B. M edical Services – Extended Care as defined in in Section 36.60.29 (“Definitions – M”) of the Mountain View City Code is a permitted use, subject to the development standards in Section III.
III. Development Standards:
T he general provisions of the R 3 Zone, Section 36.10.70 (R3 zone development standards) of the Mountain View City Code shall be used with the addition and exception of the following:
A. T he side setback requirement shall be increased an additional setback of 10' adjacent to single-family yards.
B. La ndscape screening shall be planted along yards adjacent to single-family homes. Plantings shall include screening trees planted at 15’ intervals.
C. A 7' high sound wall is required at the property line of properties adjacent to single-family uses, where feasible.
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D. P arking areas are to be screened from Grant Road and adjacent residential uses with a landscape hedge or low wall with additional landscape buffers.
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V. Administration:
A dministration of this Precise Plan, including review of any specific projects, shall be in accordance with Division Article XVIV (Zoning Ordinance Administration) of Chapter 36 of the City Code, Zoning Ordinance Administration. Development plan submitted as part of the PC application shall include site plans of adjacent properties showing how development, both existing and potential, can be sited, how parking and access can be shared, how noise buffering can be achieved and (in Area A) how remaining residential uses can be screened from office uses.