Attachment 5
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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(18) EVELYN AVENUE CORRIDOR 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 P(18) Evelyn Avenue Corridor Precise Plan to ensure Zoning and General Plan 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 the Mountain View Transit Center to be rezoned to increase the maximum allowed residential density to up to at least 75 dwelling units per acre by December 31, 2025; and
WHEREAS, the City seeks to update the P(18) Evelyn Avenue Corridor 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(18) Evelyn Avenue Co rridor Precise Plan to implement Housing 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(18) Evelyn Avenue Corridor 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 proposed Precise Plan Amendment is consistent with the General Plan . The amendments to the P(18) Evelyn Avenue Corridor Precise Plan is 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 text amendments to the Downtown Mixed-Use Land Use Designation that are approved concurrently with this action as the proposed zoning amendments allow residential at 75 dwelling units per acre;
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(18) Evelyn Avenue Corridor Precise Plan is currently in a Planned Community District, P(18);
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(18) Evelyn Avenue Corridor 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 areas 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(18) Evelyn Avenue Corridor Precise Plan promote the development of desirable character, harmonious with existing and proposed development in the surrounding area , because the proposed amendment creates opportunities for high-density residential near downtown, which is a transit -rich area with goods and services within walking distance;
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(18) Evelyn Avenue Corridor Precise Plan Amendment because the site is primarily owned by the Caltrain Joint Powers Board and includes the Downtown Transit Center; 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(18) Evelyn Avenue Corridor Precise Plan fall within the scope of the City’s Housing Element Update Program Environmental Impact Report (State Clearinghouse No. 2022020129) (Housing Element EIR), which the City Council certified on January 24 , 2023 in compliance with the -3-
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 environmental 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(18) Evelyn Avenue Corridor 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.
– – – – – – – – – – –
CDD/DP-12-16-25r-3
Exhibit: A. P(18) Evelyn Avenue Corridor Precise Plan Amendments (Excerpted Chapters)
EVELYN AVENUE CORRIDOR PRECISE PLAN
P(18)
ADOPTED BY THE MOUNTAIN VIEW CITY COUNCIL
DECEMBER 13, 1994
RESOLUTION NO. 15782
AMENDED RESOLUTION NO. SUMMARY
March 28, 1995 15807 Changes provisions
regarding treatment of
existing businesses.
September 12, 1995 15872 Revises Concept
Illustration to delete
second street connection
between Villa and Dana
Streets. Revises text.
May 13, 1997 16110 Changes reconstruction
provisions for noncon-
forming commercial/
industrial uses.
September 25, 2001 16638 Prohibits office and R&D
uses in the Mixed-Unit
Residential Area and the
Small-Lot R-1 Area and
requires public hearing for
new businesses involving
a change in parking
category.
Exhibit A
June 19, 2007 17220 Adds previous Zoning
Administrator-approved
uses to the Support
Commercial Area.
March 10, 2010 17483 Amendments to the
Support Commercial Area
to increase the maximum
height, number of stories
and maximum floor area
ratio.
April 27, 2010 17492 Changes to density,
height, setbacks and
building entrances in the
Mixed-Unit Residential
Area.
Xxx, 2025 xxxx Amend the Transit
Services Area to allow
residential land uses and
modified height and
setback standards.
Remove minimum
parking requirements
EVELYN AVENUE CORRIDOR PRECISE PLAN
TABLE OF CONTENTS
I. PURPOSE AND GOALS OF THE PRECISE PLAN ..................................................... 1 II. PLAN CONCEPT, PRINCIPLES AND OBJECTIVES .................................................. 4 III. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ............................... 10 Small Lot R-1 Area .......................................................................................................... 11 Mixed-Unit Residential Area ......................................................................................... 22 Support Commercial Area ............................................................................................. 38 Transit Services Area ...................................................................................................... 49 Site Improvements and Landscaping ........................................................................... 55 IV. CAPITAL IMPROVEMENTS ........................................................................................ 59 Circulation Plan and Traffic Improvements ................................................................ 60 The Downtown Train Station and Transit Center ...................................................... 69 V. IMPLEMENTATION ...................................................................................................... 74 Policy-Related Actions .................................................................................................... 75 Administration ................................................................................................................. 78
APPENDIX
Summary of Impacts and Required Mitigations from Environmental Impact Report
Chapter II. Plan Concept, Principles and Objectives
• Residential (apartments or
condominiums)
• 75 du/ac
Excerpt from Page 7
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area
DEVELOPMENT
STANDARDS AND
DESIGN GUIDELINES
Development Standards address those
aspects of development that are essential
to achieve the goals of the Precise Plan.
They are specifications for site
development and building design, such as
permitted land uses, building height, and
setbacks. Standards must be adhered to
and typically use the word “shall.”
Design Guidelines, on the other hand,
provide guidance for new development in
terms of more subjective considerations,
such as district character or design details.
They serve as criteria for design review by
City staff and the City Council.
Guidelines typically employ the word
“should.” Variations are permitted if they
will substantially aid in meeting the
Principles and Objectives of the Plan.
Illustrative Building Prototypes for each
Plan Area illustrate application of the
Standards and Guidelines and forms of
development desired by the City.
Standards and Guidelines begin on the
following pages:
Small
Lot R-1 Area—Page 6 11
Mixed-Unit Residential Area—Page 15 22
Support Commercial Area—Page 27 39
Transit Services Area—Page 35 51
Site Improvements and Landscaping—Page
5940
S
MALL LOT R-1 AREA
Description. The Evelyn Corridor Small Lot
R-1 Area is located within the block
bounded by Villa Street on the north, Dana
Street on the south, Calderon Avenue on
t
he east, and Bush Street on the west. In
keeping with the Small Lot R-1 Area’s
proximity to Downtown’s shops, services
and public facilities, new residential
d
evelopment will create a more compact
single-family neighborhood area than exists
elsewhere in the City of Mountain View
(i.e., lots will be considerably smaller).
All homes in the Small Lot R-1 Area will
face neighborhood-scale streets, with
street trees, planting strips, and pedes-
trian-scale streetlights provided as part of
new development. Buildings will reflect
the architectural styles and design
elements common throughout the Old
Mountain View Neighborhood, such as
front porches, bay windows and recessed
garages. Front setbacks will be smaller,
however, and used primarily for street
definition, with usable yard areas to the
side or rear of residences.
The Portuguese Lodge is a prominent
local institution located within the Small
Lot R-1 Area. It occupies 1.4 acres and has
three community buildings and a
caretaker’s house. The lodge has been in
its present location since 1935 and is used
for religious, social and community
activities. Buildings are not historic, but
they represent an important element of
cultural diversity in Mountain View. The
Precise Plan allows for the continued use
of the site by the Portuguese Lodge or
similar community club or lodge,
although if redeveloped, the Plan calls for
Small Lot R-1 use.
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area
DEVELOPMENT STANDARDS
I. LAND USE
A. PERMITTED USES
1. Attached or Detached Single-
F
amily Residential—at an aver-
age density of eleven (11) units
per gross acre.
2. Clubs, lodges and community-
based and fraternal organiza-
tions.
3. Auto repair/towing business
o
nly at 365 Villa Street.
B. ACCESSORY USES
1. Boarding Houses.
2. Customary Home Occupations—
subject to the provisions of
Division 11 (Home Occupations,
Cottage Food Operations, and
Microenterprise Home Kitchen
Operations) of Article IX
(Standards for Specific Land Uses)
of Chapter 36 of the City Code.
3. Other Accessory Uses—and
accessory buildings not to exceed
forty (40) square feet customarily
appurtenant to a permitted use.
C. PROVISIONAL USES
1. Additional Uses—determined
by the Zoning Administrator to
be of the same general character
as those listed above.
D. SPECIAL CONDITION: DANA
S
TREET
Singly developed single-fam ily
houses fronting on Dana Street shall
be subject to the provisions of City
Code Section 36.10.109 of the
Mountain View City Code.
II. LOT SIZE
AND BUILDING COVERAGE
A. LOT SIZE
1. Minimum Lot Area—For detached
units on individual lots, minimum
lot area shall be two thousand
seven hundred (2,700) square feet
,
p
rovided the average lot area for
the development is three thousand
(3,000) square feet.
B. BUILDING COVERAGE
1. Maximum Lot Coverage—for
residential and accessory struc-
tures shall be forty percent (40%
).
T
his is an average for all lots
within a project (i.e., individual
l
ots may have more or less lot
coverage).
2. Maximum Floor Area Ratio—for
residential and accessory structures
shall be 0.66 of lot area. This is a
n
a
verage for all lots within a project
(i.e., individual lots may have a lower
or higher floor area
ratio).
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area III. BUILDING HEIGHT
AND SETBACKS
A. HEIGHT—As measured from top of
existing or planned curb to top of
cornice, parapet, or midpoint of a
peaked roof:
1. Maxi
mum—two (2) floors and
twenty-five feet (25’).
2. E
xceptions—subject to City
review.
B. FR
ONT SETBACKS—Buildings shall
face public or publicly accessible pri-
vate streets or ways. Setbacks shall
be measured from the back-of-walk
for new streets and from the right-of-
way line for existing streets unless
otherwise indicated. It is the intent
of the Plan that a relatively uniform
setback distance be maintained along
streets.
1. Minimum—fifteen feet (15’).
2. Roofed Open Porches—may
extend a maximum of five feet (5’)
into the setback area.
3. Trellises and Arbors—may be
permitted subject to City review;
see Design Guidelines.
4. G
arages—attached or detached
shall be set back a minimum of
five feet (5’) from the front facade
of the residential structure and a
minimum of twenty feet (20’)
from the sidewalk. At least fifty
percent (50%) of lots within a
development project shall have
garages located at the rear of the
lot and shall be mixed throughout
the development to maintain an
attractive, landscaped street
frontage.
5. Minimum Front Yard
Landscaped Area—A minimum
of fifty percent (50%) of required
front setback areas within a pro-
ject must be retained as surface
not designed for automobile use.
6. S
pecial Condition: Dana
Street—Front setbacks along
Dana Street shall be twenty feet
(20’).
C. SIDE SETBACKS
1. M
inimum—Minimum building
setbacks from property lines shall
not be required. However, the
minimum distance between struc-
tures shall be eight feet (8’). The
majority of structures within a
project shall be separated by more
than eight feet (8’).
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area
2. Co
rner Lots—minimum shall be
ten feet (10’) from the side prop-
erty line.
property line with a lot zoned for
or developed with single-family
houses in which case the second
story setback must be ten feet
(10’).
3. E
xceptions —subject to City
review: SITE DEVELOPMENT AND
PARKING
a. “Z ero lot line” residences—
may have one side setback of
zero feet (0’) provided the
other side setback is a mini-
mum of fifteen feet (15’).
Duplex structures shall be
designed to appear as two
distinct residences.
b. Uninhabitable building ele-
ments—such as chimneys and
projecting eaves up to three
feet (3’).
c. A
ccessory buildings abutting
property lines—up to a height
of eight feet (8’) provided the
distance between accessory
and the principal structures is
no less than five feet (5’).
D. REAR SETBACKS
1. M
inimum—shall be fifteen feet
(15’).
2. E
xception—The first floor of the
portion of a building containing a
garage may have a rear yard set-
back of three feet (3’) and a sec-
ond story setback of seven feet
(7’) except when the lot shares a
A. BLOCK PATTERN—All develop-
ment shall be configured into a
pattern of generally rectilinear
blocks, with new streets and access
drives linking to surrounding City
streets.
B. P
UBLIC STREETS—New north-
south public streets required to serve
new development shall generally
conform to the following criteria:
1. D
esign Criteria—In general,
streets within the area shall be
dedicated public rights-of-way
and shall conform to minimum
City standard design criteria.
Streets within the Evelyn
Corridor Plan Area shall gener-
ally be designed to be straight to
reflect the pattern of surrounding
streets and Plan Area parceliza-
tion. Streets shall be designed to
address the following issues:
a. Safe distance between inter-
sections.
b. S
afe travel on and turning
to/from curved portions of
streets.
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area c. S
afe sight distances at intersec-
tions and along horizontal,
curved sections of streets.
d. Streets shall be offset along
Villa Street and not continue
straight through between
Dana and Evelyn Streets to
discourage north-south
through traffic subject to
review by the Public Works
Department.
e. I
ntersection of new streets
with Dana Street shall be
designed to be “right-in/right-
out” only, to discourage
through traffic.
f. If a new street serving new
residential development does
not connect through from
Villa Street to Dana Street, it
shall exit onto Villa Street
only. Consideration shall also
be given to providing a pedes-
trian/bicycle connection from
the south end of the new street
to either Dana Street or
Calderon Avenue in order to
improve the connection for
residents of the new housing
with existing neighborhood
residents and Landels School.
2. R
ights-of-way Widths—mini-
mum forty-five feet (45’).
3. Curb-to-curb Widths—minimum
twenty seven feet (27’) provided
twenty feet (20’) clearance is pro-
vided for moving vehicles per
Fire Department requirements.
4. Walks—Four and one-half foot
(4.5’) wide level sidewalk sepa-
rated from the curb shall be
provided consistent with City
policy.
5. P
lanting Strips—a minimum of
four and one-half feet (4.5’) in
width shall be established along
all new streets and planted with
grass and/or a low-growing
groundcover.
6. Curbs—Vertical curbs must be
provided in street improvements;
rolled curbs will not be permitted.
C. DR
IVES AND DRIVEWAYS
1. Maxi
mum Width of Curb Cuts—
shall be eleven feet (11’) for a
driveway for a one-car garage or
one-way entrance drive to a com-
mon lot, and eighteen feet (18’)
for a driveway for a two-car gar-
age or two-way entrance drive.
2. T
wo-Car Width Curb Cuts—In
order to provide for a frontage
that is not dominated by automo-
biles and automobile-related sur-
faces, two-car width curb cuts
and/or two-car width driveways
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area within the front setback area shall
not be permitted on adjacent lots.
3. S
hared Parking Facilities—
Special consideration shall be
given to design of shared and/or
common lots or garages.
4. Paved Parking or Driveway
Area—shall not exceed fifteen
percent (15%) of the total area of
the lot(s). However, garages
located more than forty feet (40’)
from the front of the property are
encouraged, and related paved
parking or driveway area may be
exempted from the fifteen percent
(15%) coverage limit.
D. P
ARKING
1. Amount*—two (2) resident
parking spaces shall be provided
per dwelling unit. At least one
(1) of the resident parking spaces
shall be in a garage. Tandem
parking is permitted.
2. G
arages —shall be located to the
side and/or rear of buildings in
accordance with the setback
standards established above.
* Government Code Section 65863.2 prohibits the
imposition of minimum parking requirements
near major transit stops. This language remains
to facilitate calculation of electric vehicle supply
equipment installed parking spaces or parking
spaces that are accessible to persons with
disabilities
a. Width—The street-facing
facade of individual garage
structures shall not exceed
twenty feet (20’).
b. Garage doors—shall be pro-
vided for all garages.
E. S
ITE AND PUBLIC
IMPROVEMENTS
1. S
treet Trees—Shade trees shall be
planted at approximately twenty-
five feet (25’) on center within the
required planting strip. If street
trees are provided in “parking
pockets” (see Design Guidelines),
and are no further apart than
forty feet (40’) on center, street
trees within planting strips may
not be required subject to City
review.
2. S
treetlights—Pedestrian-scale
streetlights shall be installed as
part of all new development.
Luminaires shall be approxi-
mately thirteen feet (13’) in height
and located within the required
planting strip at intervals of
approximately ninety feet (90’).
Lights shall be traditional in
design, reflecting the “acorn”
lights common throughout the
Old Mountain View
Neighborhood.
3. U
sable Yard Area—Each devel-
oped parcel shall have at least one
rectilinear side yard or rear yard
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area space with a minimum area of
four hundred (400) square feet
and no side less than fifteen feet
(15’) in length.
4. Minimum Rear Yard Landscaped
Area—A minimum of seventy
percent (70%) of rear yard areas
within a project must be retained
as open space not occupied by
garages or carports. This is an
average for all lots within a pro-
ject (i.e., individual lots may have
more or less open space area).
5. O
pen Space at Grade Level—
shall occupy no less than forty-
five percent (45%) of the area of
the lot(s). Open space area does
not include areas designed for
automobile use. However, gar-
ages located more than forty feet
(40’) from the front of the prop-
erty are encouraged, and a por-
tion of the related paved parking
or driveway area may be counted
toward the forty-five percent
(45%) open space area.
6. Fences—along rear property lines
and side property lines past the
front setback/yard area shall be a
maximum of six feet (6’) in
height. Fences within the front
setback area shall be a maximum
of three feet (3’) in height. Decora-
tive trellises or arbor s associated
with gates may exceed this height
subject to City review. (See “Site
Improvements and Landscaping”
section for recommendations on
typ
es and materials.) For fences
on corner lots, the special provi-
sions in Section 36.40.4 (3)
36.06.50(g) (”Exemptions from
Zoning Permit Requirements”) of
the Mountain View City Code
shall apply.
7. S
creen Walls—Property lines
common with commercial/indus-
trial property or clubs and lodges
shall have a minimum seven (7)
foot high acoustically constructed
noise wall (impervious to air
flow) as a buffer.
8. Landscape Materials—see “Site
Improvements and Landscaping.”
F. BU
ILDING DESIGN
1. His
torical Architectural Forms—
common to the Old Mountain
View Neighborhood shall be
used. These include front
porches, bay windows, dormer
windows, and peaked roofs (e.g.,
gable, pyramid, or hip roofs).
2. Variety in the Design of
Buildings—shall be required in
order to create block frontages
that are varied and attractive.
Facades, massing, and roofs
should vary as appropriate to the
architectural style employed.
3. Pr
ivacy—Buildings shall be
designed and/or arranged to
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area avoid windows facing windows
across side and rear lot lines.
4. A
ppurtenances, Modifications,
and Accessory Buildings—For
developments of ten (10) lots or
more, a master plan which estab-
lishes rules for modifications or
additions to any building struc-
tures will be required. The mas-
ter plan shall be prepared by the
project architect and address such
structures as fences, trellises, spas,
sun-shades, and accessory build-
ings, as well as modifications to
principal buildings. These rules
shall be approved by the Zoning
Administrator. The develop-
ment’s Covenants, Conditions
and Restrictions (CC&Rs) shall
specifically state that the master
plan establishes the rules for
additions/modifications to the
development and that changes to
the master plan require
Community Development
Department approval.
G. NOISE—Residential units and
exterior residential spaces shall be
designed to achieve desired noise
levels specified in the General Plan to
the extent feasible (i.e., 45 Ldn for
interiors and 55 Ldn for exteriors).
DE
SIGN GUIDELINES
A. E
XISTING R-1 GUIDELINES—The
City’s “Design Guidelines for Single
Family Homes” should be referred
to, especially Chapter V, “Guidelines
for Small Lots.” In instances where
these guidelines conflict with the
provisions of the Precise Plan, the
Precise Plan shall apply.
B. ARCHITECTURAL STYLES—
Historic styles characteristic of the
Old Mountain View Neighborhood
should be reflected. From most to
least prevalent, these styles are:
1. Craftsman/Bungalow—wide-
gable roofline, deep eaves, promi-
nent roof rafters/ knee braces,
large front porch, tapering porch
columns, multi-pane windows,
dormer windows, shingle, clap-
board or stucco siding, porch
arbors/trellises.
2. Transitional Pyramid/Four
Square—square/cube building
shape, high hipped or pyramidal
roof, multiple dormer windows,
moderate sized front porch,
turned porch posts, palladian
vents.
3. Colonial Revival—symmetrical
front facade with main entrance
in center, small to moderate front
porch, shuttered windows,
hipped or pedimented gable roof,
portico/arbors for walks/ porches.
4. Mission/Spanish Revival—tile
roof with low pitch, divided
arched windows, stucco walls
with surface relief, small to large
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Small Lot R-1 Area front porch, wrought iron rail-
ings, arched vents.
C. ENTRANCES—to all buildings
should be part of a clear entry
sequence, extending from the public
sidewalk to the private front door.
The following elements are recom-
mended:
1. Front Porches—with a minimum
depth of five feet (5’) to accommo-
date outdoor seating.
2. Low Hedges, Fences and/or
Entry Gates—to define the edge
between the public street and
private property.
3. Ornamental Lighting—of
porches and walks to add attrac-
tiveness, safety, and security.
4. Freestanding Landscape
Elements—such as trellises,
arbors, and special plant materials
that add character to yard spaces
and/or accent the entry sequence.
D. WI
NDOWS—Windows are a major
element of building character and
quality. They are particularly
important within the context of Old
Mountain View and Downtown.
1. Composition—All windows
within a building should be
related in operating type, propor-
tions, or trim. Other unifying
elements should be used, such as
common sill or header lines.
2. D
esign and Placement—To
create relief and texture, windows
should be recessed from the wall
surface, with true muntins and
built-up sills and trim.
Excerpt from Pages 11-19
Chapter III. Development Standards and Design Guidelines—Mixed-Unit Residential Area E. OUTDOOR SPACE: SINGLE-
FAMILY DEVELOPMENT
1. Usable Yard Area—Each devel-
oped parcel shall provide at least
one rectilinear side yard or rear
yard space with a minimum of
four hundred (400) square feet
and no side less than fifteen feet
(15’) in length.
2. Open Space at Grade Level—
shall occupy no less than forty-
five percent (45%) of the area of
the lot(s). Open space area does
not include areas designed for
automobile use. However,
garages located more than forty
feet (40’) from the front of the
property are encouraged, and a
portion of the related paved
parking or driveway area may be
counted toward the forty-five
percent (45%) open space area.
F. PARKING—Requirements for multi-
unit development are listed below.
See Small Lot R-1 Area for single-
family development.
1. R
equirements *—two (2) spaces
per two-bedroom unit or larger;
one (1) space per one-bedroom
* Government Code Section 65863.2 prohibits the
imposition of minimum parking requirements
near major transit stops. This language remains
to facilitate calculation of electric vehicle supply
equipment installed parking spaces or parking
spaces that are accessible to persons with
disabilities
unit or studio. This is lower than
generally required throughout
the City to reflect proximity to
transit facilities. The zoning
administrator may require a
parking study prepared by an
independent traffic engineering
professional to determine if
further reduction in parking
requirements is warranted.
2. Visitor Parking—Fifteen percent
(15%) of the required parking
spaces shall be freely accessible to
visitors without security gates
and/or other facilities that would
deter their use.
3. Subsurface Garages—The major-
ity of parking for the project
should be depressed at least par-
tially below grade so that pedes-
trians do not walk along blank
parking garage walls. For build-
ings with partially underground
parking structures, the finished
floor height of the podium (con-
crete slab between parking and
living areas) should be no more
than an average of three and
one-half feet (3.5’) above side -
walk grade, not to exceed five
feet (5’) above sidewalk grade.
4. Location and Screening of
Surface Parking Lots—shall
always be to the rear or side of
buildings; in no case shall surface
parking lots be closer to sur-
rounding public walks than
Excerpt from Page 30
Chapter III. Development Standards and Design Guidelines—Mixed-Unit Residential Area twenty feet (20’). The perimeter
of parking areas and driveways
adjacent to streets and sidewalks
shall be screened with an attrac-
tive low wall, fence, or line of
piers. (See “Site Improvements
and Landscaping” section for
guidelines for wall and fences.)
5. Surface Parking Areas Shall be
Planted—with shade trees at a
ratio of one (1) tree for every
three (3) spaces in an “orchard”
planting arrangement.
Excerpt from Page 30
Chapter III. Development Standards and Design Guidelines—Mixed-Unit Residential Area
6. Garage Doors—or gates shall be
provided for all garages. Maxi-
mum width for common garage
entrances shall be twenty feet
(20’) for double doors and ten
feet (10’) for single doors.
7. Freestanding Garages—shall be
located to the rear of buildings;
see Design Guidelines.
G. S
ITE AND PUBLIC
IMPROVEMENTS
1. S
treet Trees—Shade trees at a
spacing of approximately twenty-
five feet (25’) on center shall be
planted within required curbside
planting strips.
2. Streetlights—Pedestrian-scale
streetlights shall be installed as
part of all new development.
Luminaires shall be approxi-
mately thirteen feet (13’) in height
and located within the required
planting strip at approximately
ninety feet (90’) on center. Lights
shall be traditional in design,
reflecting the “acorn” lights
common throughout the Old
Mountain View Neighborhood.
3. Si
gns—One identification sign is
permitted for each multi-unit lot.
The aggregate sign area for any
lot shall not exceed five (5)
square feet for each acre or por-
tion of an acre within the lot,
provided, however, that any lot
may have an area of twenty-five
(25) square feet and no sign shall
exceed fifty (50) square feet.
Signs shall be further regulated
by the requirements of Section
36.11.13 of t
he Zoning Ordinance
Chapter 36 (Zoning), Article XII
(Signs) of the City Code.
4. Screen Fences or Walls:
a. A
djacent to commercial
development—attractive
screen fences or walls shall be
provided along property lines
to screen service areas and
parking areas.
b. Height of screen fences and
walls—not adjacent to streets
and sidewalks shall be six feet
(6’) in height. Fences and
walls may be seven feet (7’) in
height along property lines in
common use commercial or
industrial uses. (See “Site
Improvements and Land-
scaping” section for recom-
mendations for type and
materials.)
5. S
pecial Condition: Evelyn
Avenue—An attractive low wall
or fence shall be provided two
feet (2’) from back of walk; wall
or fence shall be a maximum of
48” in height. Shade trees shall
be planted at a spacing of
approximately twenty-five feet
(25’) on center within the
Excerpt from Page 32-33
Chapter III. Development Standards and Design Guidelines—Mixed-Unit Residential Area required planting strip. A low
growing groundcover planting
shall be established within the
planting strip. Ornamental
streetlights shall be installed at
approximately one hundred
twenty five feet (125’) on center.
6. Trash and Service Equipment—
including satellite receiving
dishes, shall be located away
from streets and enclosed or
screened by landscaping, fencing
or other architectural means.
a. R
ooftop equipment—shall be
screened on all sides and shall
be integrated architecturally
in the building design.
b. Recycling containers—loca-
tions shall be included in
design plans.
7. P
lant Materials—see “Site
Improvements and Landscaping”
section on Page 40.
H. BUILDING DESIGN
1. His
torical Architectural Forms—
common to the Old Mountain
View Neighborhood shall be
used. These include front
porches, bay windows, dormer
windows, and peaked roofs; see
Design Guidelines.
2. V
ariety in the Design of
Building Facades—shall be
required so that block frontages
are varied and attractive.
3. Pr
ivacy—Buildings shall be
designed and/or arranged to
avoid windows facing windows
across side and rear building
setback areas.
4. See Small Lot R -1 Area—for
appurtenances, modifications
and accessory buildings.
I. NO
ISE—Residential units and exte-
rior residential spaces shall be
designed to achieve desired noise
levels specified in the General Plan
to the extent feasible (i.e., 45 Ldn for
interiors and 55 Ldn for exteriors).
J. MAINTENANCE OF COMMON
AREAS—For all developments, the
developer shall prepare CC&Rs
addressing issues of common inter-
est in terms of maintenance of
common open space, tree planter
areas, planting strips, and walks.
Excerpt from Page 32-33
Chapter III. Development Standards and Design Guidelines—Support Commercial Area III. SITE DEVELOPMENT AND
PARKING
A. A
CCESS
1. Direct Pedestrian Access—in the
form of a walkway shall be pro-
vided from the Evelyn Avenue
sidewalk to the main building
entrance (i.e., pedestrian access to
building entrances shall not
require walking across parking
lot surfaces).
2. D
riveways/Curb Cuts:
a. Maxi
mum Number—of curb
cuts associated with a single
building shall be one (1) two-
way curb cut or two (2) one-
way curb cuts.
b. Maximum Width—of curb
cuts shall be twelve feet (12’)
for a one-way driveway and
eighteen feet (18’) for a two-
way driveway. Driveway
entrances may be flared along
Evelyn Avenue to accommo-
date its higher speeds. How-
ever, flares shall occur within
the planting strip and not
extend into sidewalk areas.
c. D
riveway Setbacks—shall be
a minimum of five feet (5’)
from adjoining properties.
d. Service Access—shall be from
side or rear parking areas.
B. P
ARKING
1. M inimum Requirements*—
per the City of Mountain View
Zoning Code.
2. Loc
ation of Surface Lots—shall
be to the side and/or rear of
buildings, not in front. Broad
expanses of parking along the
frontage are not consistent with
the overall character desired for
Evelyn Avenue and shall not be
permitted; the distance between
frontage buildings should not
exceed one hundred fifty feet
(150’).
3. T
he Perimeter of Parking Lots
and Driveways—adjacent to
streets and sidewalks shall be
screened with an attractive low
wall or ornamental metal fence;
the perimeter of parking areas
adjacent to the rear property
line/railroad right-of-way shall be
screened with a low wall or
fence. See “Site Improvements
and Landscaping” guidelines for
Walls, Fences, and Piers.
* Government C ode Section 65863.2 prohibits the
imposition of minimum parking requirements
near major transit stops. This language remains
to facilitate calculation of electric vehicle supply
equipment installed parking spaces or parking
spaces that are accessible to persons with
disabilities
Excerpt from Page 42
Chapter III. Development Standards and Design Guidelines—Transit Services Area
TRANSIT SERVICES AREA
Description. The Transit Services Area
is bounded by Central Expressway on
the north, Evelyn Avenue on the south
and Castro Street on the west. It
extends east four hundred feet (400’) of
the easterly right-of-way line of Bush
Street. It includes properties owned by
the City of Mountain View, CalTrain,
and Southern Pacific Railroad. The
majority of the Transit Services Area is
currently dedicated to parking for the
CalTrain station.
A preferred Concept Plan for improve-
ments to this area has been developed
by the City of Mountain View in con-
sultation with CalTrain, the Joint
Powers Board, and Santa Clara County
Transit. The preferred plan, “Station
Plaza,” is illustrated in Chapter IV. In
the first phase of development, new bus
and light rail facilities and associated
replacement parking would be con-
structed. In the second phase, parking
facilities would be expanded. Develop-
ment of the City-owned site at the
A “Transit Services Expansion Area” is
identified on the Transit Services Area
map on the following page. This area
may be used for expansion of parking
and/or other transit-related uses subject
to City review. It is preferable, how-
ever, that such uses not extend into this
area unless absolutely necessary (i.e.,
that feasible alternatives are not availa-
ble), and that the area be developed
with Support Commercial uses per the
Plan’s development standards and
design guidelines.
D
evelopment standards and design
guidelines for the Transit Services Area
promote high quality design for the new
facilities associated with the Downtown
Station. The standards and guidelines
also accommodate commercial and
residential development. Overall, they
ensure that the Transit Services Area will
be an attractive gateway to and
extension of the Downtown commercial
district, and a “good neighbor” to
nearby residential development.
D
EVELOPMENT STANDARDS
corner of C astro Street and Evelyn
Avenue would occur in the long term.
A principal City goal is to concentrate
facilities as close as possible to Castro
Street, to make them a part of
Downtown and to encourage transit
riders to take advantage of the Station’s
proximity to Downtown’s shops,
restaurants, and services.
I. LAND USE
A. PERMITTED USES
1. Railroad Passenger Stations.
2. Bus
Passenger Transfer Stations.
Excerpt from Pages 49-54
Chapter III. Development Standards and Design Guidelines—Transit Services Area
3. Stations for Other Transit
Modes— for local or regional
service.
4. Par
king Lots, Garages, and
Passenger Loading Areas—to
serve transit facilities listed
above.
5. Transit Support Services—
including ticket sales, limited
maintenance equipment storage,
and public and/or transit
operator rest rooms.
6. R
etail Commercial and Office
Uses—limited to the Castro
Street/Evelyn Avenue corner
frontage in accordance with the
Train Station and Transit Center
Concept Plan contained in
Chapter IV Development shall be
limited to a maximum of thirty-
six thousand (36,000) square feet
of combined retail and office
space.
7. M ulti -Unit Residential – at a
maximum density of 75 units per
acre.
B. PROVISIONAL USES—limited to
the easterly “Expansion Area”
portion of the Transit Services Area
per the Precise Plan Map:
1. I
ndoor Wholesale and Retail
Sales and Services—per stand-
ards and guidelines for the
Support Commercial Area.
II. BUILDING HEIGHT, SETBACKS
AND ORIENTATION
A. HEIGHT—as measured from
midpoint of existing or planned or
curb to top of cornice, parapet, or
midpoint of a peaked roof shall be
as follows:
Projects wi
th Residential:
1. Maximum—100’ for residential
uses.
Nonresidential Projects:
1. Maxi
mum—three (3) floors
and/or thirty-six feet (36’) for
permitted uses.
2. Minimum—eighteen feet (18’)
3. E
xceptions—subject to City
review:
a. S
loping portions of roofs—
may exceed height limits
provided they are gable, hip,
or other two-slope roofs not
exceeding 6:1 slope.
b. Special architectural
features—such as towers,
monitors, and cupolas are
recommended.
Excerpt from Pages 49-54
Chapter III. Development Standards and Design Guidelines—Transit Services Area B. FRONT SETBACKS—Castro Street:
Minimum from curbline shall be
fifteen feet (15’). Evelyn Avenue:
Minimum setback shall be 15’ from
curbline or at back of sidewalk
where back of sidewalk is more than
15’ Minimum from Castro Street
and Evelyn Avenue curblines shall
be fifteen feet (15’).
C. REAR SETBACKS—Minimum from
the centerline of the southernmost
railroad track shall be twenty feet
(20’) to accommodate outside board-
ing platforms planned for CalTrain.
D. SIDE SETBACKS—between proper-
ties, buildings, and the adjacent
Support Commercial Area shall be
determined subject to City review.
E. BUILDING ORIENTATION
1. Ge
neral Relationship to
Frontages—Building facades
shall be parallel and
perpendicular to the Evelyn
Avenue and Castro Street rights-
of-way.
Excerpt from Pages 49-54
• Multi-unit residential up to 75
du/acre
Chapter III. Development Standards and Design Guidelines—Transit Services Area Excerpt from Pages 49-54
Chapter III. Development Standards and Design Guidelines—Transit Services Area
2. At the Castro Street/Evelyn
Avenue Corner—a south-facing
corner plaza, terrace, or other
form of active pedestrian space
shall be provided as part of new
commercial development.
III. SITE DEVELOPMENT AND
PARKING
A. A PPLICABILITY –
1. Project with Residential - The
type and proposed design of
future residential development
will be coordinated between
Caltrain and the City to meet the
objectives of the Precise Plan, and
therefore, would not be subject to
the standards below.
2. All other projects that do not
include a residential component
are subject to the provisions
listed below.
A. B. VEHICULAR ACCESS—to
parking areas and to the bus transfer
crescent shall be configured to
minimize the disruption of traffic
movements on Evelyn Avenue and
adjacent streets. To the extent
feasible, parking lot entrances and
pedestrian crosswalks shall be
coordinated with street intersections.
B. C. PARKING
1. Minimum Requirements*:
a. R
etail and Office at the
Castro Street\Evelyn Avenue
Corner—Consistent with the
provisions of the Downtown
Precise Plan, and the site’s
proximity to and use by
transit, parking requirements
shall be waived for the entire
ground level. For the portion
of the site in the Downtown
Parking Assessment District, a
contribution to the City’s in-
lieu Downtown parking fund
shall be required for addi-
tional floor area (i.e., upper
levels). Parking for the
remainder of the site shall be
provided either by annexation
to the assessment district or
by providing parking on-site
consistent with Section 36.27
of the Zoning Ordinance.
b. Oth
er Uses—per the City of
Mountain View Zoning
Ordinance
2. Direct Pedestrian Access—shall
be provided in the form of a
* Government C ode Section 65863.2 prohibits the
imposition of minimum parking requirements
near major transit stops. This language remains
to facilitate calculation of electric vehicle supply
equipment installed parking spaces or parking
spaces that are accessible to persons with
disabilities
Excerpt from Pages 49-54
Chapter III. Development Standards and Design Guidelines—Transit Services Area designated walkway(s) across
parking lots to transit passenger
loading platforms.
3. T
he Perimeter of Parking Lots
and Driveways—adjacent to
streets and sidewalks shall be
screened with an attractive low
wall or ornamental metal fence.
See “Site Improvements and
Landscaping” for wall, fence and
pier guidelines.
4. P
arking Lot Entrances—Attrac-
tively designed masonry and/or
ornamental metal gateways shall
be located to flank lot entrances.
Gateways shall complement the
perimeter screen materials
required above, and may incor-
porate signage and/or lighting.
5. Parking Lots Shall Be Planted—
with shade trees at a ratio of one
(1) tree for every five (5) parking
spaces; trees shall be evenly
placed throughout the parking
lot.
6. Handicapped Accessibility
Standards—Refer to California
State Accessibility Standards—
Interpretive Manual, latest edition,
and the requirements of the
Americans with Disabilities Act.
C. D. LANDSCAPING AND
SCREENING
a. F
rontage Walk and Street
Trees—A front sidewalk a
minimum of ten feet (10’) in
width (with a width of fifteen feet
(15’) preferred), curbside street
trees at approximately thirty feet
(30’) on center, and pedestrian-
scale streetlights at approxi-
mately sixty feet (60’) on center
shall be provided along the
Evelyn Avenue frontage.
b. Se
rvice Equipment—including
satellite receiving dishes, dump-
sters, mechanical ventilation
units, and dumpsters shall be
located away from streets and
enclosed or screened by land-
scaping, fencing or architectural
means.
c. Plant Materials—See “Site
Improvements and Landscaping”
section.
DESIGN GUIDELINES
A. RESIDENTIAL USES – Future
development will be coordinated
with Caltrain to determine the
development type and proposed
design to meet the objectives of the
Precise Plan.
AB.PROVISIONAL USES—Design
Guidelines for the Provisional Uses
Excerpt from Pages 49-54
Chapter III. Development Standards and Design Guidelines—Transit Services Area established above are contained in
this Precise Plan and shall apply.
BC.CASTRO STREET/EVELYN
AVENUE CORNER—Development
Requirements and Design
Guidelines contained in the
Downtown Precise Plan for “Area
H/Historic Retail District” shall
apply, with the exception of
guidelines for “Roof Treatment.”
The “Roof” design guidelines for
Support Commercial Area buildings
in this Precise Plan shall apply.
These reflect the special character
desired for the Train Station and
Transit Center and for Support
Commercial development east along
the Evelyn Corridor. The following
guidelines shall also apply:
1. Active Frontages—To the extent
feasible, all sides of the building
should contain activity-generat-
ing first floor uses, such as
vendors, restaurants, related food
services, and/or prominent
entrances to such uses.
2. Special Architectural
Feature(s)—The building should
provide one or more landmark
architectural features, such as a
tower, turret, gable, roof monitor,
or cupola, that enhances its role
as a gateway to Downtown and
anchor for the Train Station and
Transit Center. This feature(s)
should complement, yet be sub-
ordinate in size and/or height to,
the clock tower recommended for
the center of the bus transfer
crescent; see Train Station con-
cept illustrations in Chapter IV.
3. General Building Character—
The building should combine the
formal civic characteristics of a
railroad station with the informal
“industrial” character envisioned
for the Support Commercial
Area. Roofs should overhang
main building masses, with
exposed supports, rafters, braces,
etc. The first floor should have
graciously scaled pedestrian-
oriented entrances and window
openings and an open quality
overall.
CD.STRUCTURED PARKING—A
structure is recommended to
accommodate additional CalTrain
parking, consistent with policy
recommendations for development
of the Downtown Train Station and
Transit Center in Chapter IV. The
guidelines listed below shall also
apply. The City-owned structure on
Bryant Street is a facility that is
attractive, supports adjacent
property values, and is a model for
the guidelines.
1. A
utomobile and Pedestrian
Entrances—should be designed
as discrete, highly visible archi-
tectural elements, with accenting
roof forms, shaped openings,
and/or special surface treatments
Excerpt from Pages 49-54
Chapter III. Development Standards and Design Guidelines—Transit Services Area that help to make the structure
appear more like a building than
a garage.
2. O
penings—The large-span
openings typical of parking
structures should be subdivided
and designed as windows, rather
than leftover space.
3. Stair and Elevator Cores—
should project or recess to help
break up large, massive surfaces.
4. F
acades—should have the sur-
face design elements common to
Downtown’s buildings (i.e., base,
cornice(s), roofline, articulated
columns). The facade facing the
bus transfer crescent and the
Castro Street/Evelyn Avenue
corner building will be highly
visible to transit users and should
receive special design attention.
5. Roofline—An edge treatment,
such as a shaped parapet and/or
ornamental railing, should be
provided. The top of stair and
elevator cores should have
peaked roofs to enhance their
visibility and the form of the
structure overall.
6. R
ooftop Screening—If the top
parking level is three stories or
less above grade, ornamental
trellises should be provided
within the parking area to screen
parked cars from adjacent office
and residential buildings.
DE. PEDESTRIAN AMENITIES—
Paving, lighting, and bus shelters
used along Castro Street should be
extended throughout the more
intensively developed westerly
portion of the Transit Services Area,
including the frontages of Castro
Street, Evelyn Avenue, the bus
transfer crescent, and the corner
plaza required for the Castro
Street/Evelyn Avenue corner
development. The type and extent of
design materials are described in
more detail in Chapter IV.
Excerpt from Pages 49-54
Chapter V. Implementation
IMPLEMENTATION
The Evelyn Avenue Corridor Precise
Plan contains both policy and capital
improvements elements. This Chapter
describes the actions and/or legal
mechanisms required to put these
elements into effect. Policy-related
actions include amendments to the City
of Mountain View General Plan, Zoning
Map, and Zoning Ordinance, and
establishment of street plan lines.
Capital improvement-related actions
include establishing the public-private
financing mechanisms needed for
widening and landscaping Evelyn
Avenue, constructing street modifica-
tions and traffic control measures
throughout the Plan Area, and improv-
ing the Downtown Train Station and
Transit Center.
These actions are separate from
adoption of the Precise Plan.
POLICY-RELATED ACTIONS
To have the legal authority required to
guide development and capital
improvements in the Plan Area, the
Evelyn Avenue Corridor Precise Plan
must be integrated with both the
General Plan and the Zoning
Ordinance. Once this is accomplished,
the Precise Plan will be the primary
regulatory tool for the Evelyn Avenue
Corridor Plan Area.
General Plan Consistency
The Precise Plan is generally consistent
with both the General Plan goals and
policies. When the General Plan is next
updated, the Circulation Chapter should
be revised to incorporate the Evelyn
Avenue/Villa Street east-west corridor
through this area.
Zoning Consistency
The Precise Plan’s detailed development
standards and design guidelines are
implemented by rezoning the area to the
Planned Community (P) District. For
any issue not addressed in the Precise
Plan relevant sections of the Zoning
Ordinance would apply. If there is a
conflict with the regulations of the
Zoning Ordinance or with other City
standards, such as the City’s “Design
Guidelines for Single Family Homes,”
the Precise Plan shall apply.
This Precise Plan supersedes the
following zoning designations:
— The Evelyn Avenue Precise Plan
(P(18)) zone which applies to the
northerly frontage of Evelyn
Avenue.
— The Commercial Service (CS) zone,
which applies to the blocks bounded
by Evelyn Avenue on the north, Villa
Street on the south, Calderon
Avenue on the east and View Street
on the west.
Excerpt from Pages 75-79
Chapter V. Implementation
— The 451 Villa Precise Plan zoning
which applies to four parcels along
the south side of Villa Street east of
Bush Street.
— The R3-1 zoning which applies to
three parcels along the south side of
Villa Street.
S
tatus of Commercial Uses
Mos
t of the uses existing in the Evelyn
Corridor Precise Plan Area in 1994 are
commercial uses. Upon adoption of the
Precise Plan, new commercial develop-
ment can occur only in the Support
Commercial and Transit Services Areas.
Mixed-Unit Residential Area
A
ll existing commercial buildings and
uses in the Mixed-Unit Area can con-
tinue indefinitely. Buildings can be
repaired, maintained and upgraded to
keep them in safe condition and to
improve their appearance. However,
they cannot be expanded and only those
structural alterations or replacements
necessary to meet current requirements
of the City or other agencies are
allowed. If an entire commercial
building or a portion of a building is
damaged or destroyed by natural
disaster or accident, the building may be
restored or rebuilt and used as before.
In the event of permitted reconstruction
arising from natural disaster or accident,
undamaged structures or parts thereof
on the same property may be demol-
ished and reconstructed or the area
thereof may be added to or incorporated
into other permissible reconstruction
when the Zoning Administrator deter-
mines, through the public hearing
process, that it is necessary or desirable
to facilitate street improvements or
other public improvement contemplated
in the Precise Plan.
If an e
xisting use is terminated, it may
be replaced as follows:
a. W
ith a new use, listed as a permitted
use in the General Commercial or
Service Commercial District, of the
exact type as the previous use upon
the administrative finding by the
Zoning Administrator that the new
use matches the specific type of
business of the previous use as cate-
gorized by the business license of the
previous uses.
Excerpt from Pages 75-79
Chapter V. Implementation
b. With a new use, listed as a permitted
or conditional use in the General
Commercial or Service Commercial
District (except for office and R&D
uses listed in Subsection d), different
from the previous use upon
determination by the Zoning
Administrator through a public
hearing process conducted in
accordance with Section A36.43 36.56
(”Applications, hearings and
appeals”) of the Mountain View City
Code that:
1. T he proposed use is of the same
type of business (as determined
by business license classification)
and same Zoning Ordinance
parking category as the former
use or, if changing business type,
will not, as proposed and condi-
tioned to be operated, generate
the demand for more parking
than can be provided for and
assigned to the proposed use.
2. I n making the determination
whether the proposed use will
generate more parking demand
than the proposed parking space
supply, the Zoning
Administrator shall consider the
Zoning Ordinance parking
requirements contained in
Section 36.37.040, the proximity
of the site to transit and the
potential for business occupants
to use transit services, any
traffic/parking control measures
proposed and funded by the
applicant, and specific operations
of the proposed use.
32. Upgrades to the appearance of
the building and property are
proposed including, but not
limited to, installation of new
landscaping; painting and repair
of building; removal or screening
of outside features like storage,
refuse or equipment areas,
installation of facade treatments
that update the building appear-
ance but do not alter the struc-
tural life of the building and
resurfacing and restriping
parking areas.
43. The proposed use will involve
the use of quantities or types of
hazardous materials that could
create risk to adjoining properties
or people unless materials are
stored and handled in a manner
acceptable to the Fire
Department.
c. Ne
w office, R&D, software develop-
ment, light product assembly or
testing operations are prohibited.
Small-Lot R-1 Area
In the Small-Lot R-1 Area, the auto
repair/towing use at 365 Villa Street can
continue indefinitely. The building can
be repaired, maintained and upgraded
to keep it in safe condition and to
improve its appearance. However, it
cannot be expanded and only those
structural alterations or replacements
Excerpt from Pages 75-79
Chapter V. Implementation
necessary to meet current requirements
of the City or other agencies are
allowed.
If t
he entire commercial building or a
portion of the building is damaged or
destroyed by natural disaster or acci -
dent, the building may be restored or
rebuilt and used as before.
If t he existing use terminates, it can only
be replaced with a general commercial
use upon determination by the Zoning
Administrator through a public hearing
process conducted in accordance with
Section A36.43 36.56 that:
1. The proposed use is of the same type
of business (as determined by busi-
ness license classification) and same
Zoning Ordinance parking category
as the former use or, if changing
business type, will not, as proposed
and conditioned to be operated,
generate the demand for more
parking than can be provided for
and assigned to the proposed use.
2. In making the determination
whether the proposed use will
generate more parking demand than
the proposed parking space supply,
the Zoning Administrator shall
consider the Zoning Ordinance
parking requirements contained in
Section 36.37.040, the proximity of
the site to transit and the potential
for business occupants to use transit
services, any traffic/parking control
measures proposed and funded by
the applicant, and specific operations
of the proposed use.
2.3. Upgrades to the appearance of the
building and property are proposed
including, but not limited to, instal-
lation of new landscaping; painting
and repair of building; removal or
screening of outside features like
storage, refuse or equipment areas,
installation of facade treatments that
update the building appearance but
do not alter the structural life of the
building and resurfacing and
restriping parking areas.
43. The proposed use will involve use of
quantities or types of hazardous
materials that could create risk to
adjoining properties or people unless
materials are stored and handled in a
manner acceptable to the Fire
Department.
Unless specifically a
ddressed above, the
provisions of Sections 36.29 through
36.29.3Division 3 (“Nonconforming
Uses and Structures”) of Article III
(General Regulations, Special
Provisions, Exceptions and
Interpretations) of Chapter 36 (Zoning)
of the Mountain View City Code shall
apply to commercial buildings in the
Small Lot R-1 Area and the Mixed-Unit
Areas.
T
o facilitate residential redevelopment
to the extent possible, the City will assist
existing businesses in finding other
areas in the City in which to locate
Excerpt from Pages 75-79
Chapter V. Implementation
including possible relocation to the
Support Commercial Area. Assistance
will be in the form of providing real
estate and business contacts, facilitating
review and approval of required City
planning approvals needed for reloca-
tion and ensuring that there are enough
areas in Mountain View that are zoned
to accommodate the displaced
businesses.
S
treet Plan Lines and Centerline
Setbacks
The Precise Plan proposes to widen
Evelyn Avenue between Bush Street and
the easterly boundary of the Plan Area,
and to alter the intersections of Evelyn
Avenue and Bush Street and Villa Street
and Bush Street. It also proposes new
north/south streets in several locations.
In order to provide for coordinated
redevelopment of this area, plan lines
for these new or widened streets and
intersections are to be adopted. In
addition, Chapter 36 the (Zoning)
Ordinance should be revised so that
street centerline setbacks are consistent
with the setbacks established in this
Precise Plan.
ADMINISTRATION
All major developments within the
Precise Plan Area except for those in the
Transit Services Area shall be subject to
approval by the City Zoning
Administrator per Section 36.22.6
through 36.22.8 Chapter 36 (Zoning),
Article XVI (Zoning Ordinance
Administration), Division 10 (Planned
Community Permit) of the Mountain
View City CodeZoning Ordinance.
Developments within the Transit
Services Area shall be subject to
approval by the City Council per
Section 36.22.6 36.50.50 (“Hearings and
action”) of the Zoning
OrdinanceMountain View City Code.
Once a major project has been
approved, uses which are identified as
Provisional uses within the Plan,
building expansions, and modifications
and sign program changes major
projects may be granted by the Zoning
Administrator after appropriate public
hearings per Sections 36.22.6 through
36.22.8.36.50.50 (“Hearings and action”)
of the Mountain View City Code.
Upon granting of the Planned
Community PermitMinor
improvements such as the approval of
minor sign programs, specific signs,
minor site changes and building
alterations, including building material
changes and changes in use to a
permitted use, and other improvements
as listed as “administrative” in the
Development Review section of the
Mountain View City Code may be
authorized through the development
review process outlined in Section
36.44.65(a) of the Mountain View City
Code Site Plan and Architectural
Review (SPAR) process.
Excerpt from Pages 75-79
Chapter V. Implementation
Fees
T
he City of Mountain View has
prepared a Precise Plan and an
Environmental Impact Report that
contain the major planning and
environmental reviews necessary for
private development to occur in the
Evelyn Corridor Precise Plan Area. The
$198,000 cost of these planning
d
ocuments will be prorated over all new
development at a rate of $750 per
dwelling unit and 50 cents per square
foot of commercial development. These
application fees apply to all new
residential and commercial develop-
ment within the Evelyn Corridor Precise
Plan Area. They are in addition to
normal planning and building fees (e.g.,
Planned Community permits, SPAR
processing, Negative Declarations , and
building permits). In the event that
changed conditions require the
preparation of a new Environmental
Impact Report, the special fee will be
waived and the applicant will pay the
usual fees for EIRs.
Excerpt from Pages 75-79