Agenda packet — Mountain View City Council, May 12, 2026 (part 1 of 2)

CITY COUNCIL AGENDA AND NOTICE - Revised
CITY OF MOUNTAIN VIEW TUESDAY, MAY 12, 2026 - 5:00 PM
COUNCIL CHAMBERS AND VIDEO CONFERENCE, 500
CASTRO ST., MOUNTAIN VIEW, CA 94041
Mayor Emily Ann Ramos
Vice Mayor Chris Clark
Councilmember Alison Hicks
Councilmember Ellen Kamei
Councilmember John McAlister
Councilmember Lucas Ramirez
Councilmember Pat Showalter
Kimbra McCarthy, City Manager
Jennifer Logue, City Attorney
Heather Glaser, City Clerk
Council Chambers and Video Conference, 500 Castro
St., Mountain View, CA 94041
Tuesday, May 12, 20265:00 PM

REGULAR MEETING
This meeting is being conducted with a virtual component. Anyone wishing to address the Council virtually may join the meeting online at: https://mountainview.zoom.us/j/84351267142 or by dialing (669) 900-9128 and entering Webinar ID: 843 5126 7142. When the Mayor announces the item on which you wish to speak, click the “raise hand” feature in Zoom or dial *9 on your phone. When the Mayor calls your name to provide public comment, if you are participating via phone, please press *6 to unmute yourself. Spanish or Chinese interpretation is available at no cost via Zoom upon request. Please contact the City Clerk's office by 5:00 p.m. at least two business days prior to the day of the scheduled Council meeting by phone at (650) 903-6304 or by email at [email protected]
Esta reunión se está llevando a cabo con un componente virtual. Cualquier persona que desee dirigirse al Concejo virtualmente, puede unirse a la reunión en: https://mountainview.zoom.us/j/84351267142 o marcando al (669) 900-9128 e ingresando el ID del Seminario Web. Cuando la alcaldesa anuncie el punto en el que usted desee hablar, haga clic en “levantar la mano” en Zoom o marque *9 en su teléfono. Si participa por medio de una llamada telefónica, presione *6 para proporcionar su comentario público cuando la alcaldesa mencione su nombre. Interpretación en español y chino disponible sin costo por medio de Zoom si se solicita. Comuníquese con la Oficina de la Secretaría Municipal antes de las 5:00 p. m. con al menos dos días hábiles antes del día en que la reunión del Concejo está programada. Comuníquese por teléfono al (650) 903-6304 o por correo electrónico a [email protected] 本次会议的举行将包括虚拟方式。任何希望以虚拟方式向市议会发表意见的人都可以通过以下方式在线
参加会议：https://mountainview.zoom.us/j/84351267142 或拨打（669）900-9128 并输入网络会议ID：843 5126 7142。当市长宣布您希望发言的项目时，请点击Zoom中的“举手”（“raise
hand”）功能，或在电话上拨打*9。当市长叫到您的名字时，如果您是通过电话参与，请按*6取消静
音。西班牙语或中文口译服务可根据要求通过Zoom免费提供。请至少在预定的市议会会议召开的两个工
作日前的下午 5:00 之前通过以下方式联系市书记办公室, 致电 (650) 903-6304 或发送电子邮件至 [email protected]
1 TUESDAY, MAY 12, 2026 - 5:00 PMCity Council AGENDA AND NOTICE - Revised
TELECONFERENCE NOTICE:

Councilmember Ellen Kamei will participate in the meeting by teleconference pursuant to Government Code §54953(b) from Hyatt Regency Sacramento, 1209 L Street, Business Center, Sacramento, CA 95814. The teleconference location will be accessible to the public and the agenda for the meeting will be posted at that location pursuant to Government Code §54953(b)(3). Members of the public have the opportunity to address the legislative body at this location. 5:00 P.M.-CLOSED SESSION

1. CLOSED SESSION ANNOUNCEMENT (OPEN SESSION)

2. CLOSED SESSION

2.1 Conference with Legal Counsel pursuant to Government Code §54956.9(d)(2) and (4): Potential Litigation arising from Cuesta Park Water Main Incident

2.2 Conference with Real Property Negotiator (California Government Code §54956.8) Property: 485 and 495 Clyde Avenue, Mountain View, CA 94043 (APN 160-57-006 and 160-57-007) Agency Negotiators: Dawn Cameron, Assistant City Manager, John Marchant, Community Services Director, Angela LaMonica, Real Property Program Administrator, and Jennifer Ng, Public Works Director Negotiating Party: Google Inc.

Under Negotiation: Price and Terms of Lease

2.3 Conference with Real Property Negotiator (California Government Code §54956.8) Property: 975 Terra Bella Avenue (APN: 153-18-030)
Agency Negotiators: Angela LaMonica, Real Property Program Administrator, John Marchant, Community Services Director, and Jennifer Ng, Public Works Director
Negotiating Party: Steve Nash and Ryan Dennis
Under Negotiation: Price and Terms of Purchase
6:30 P.M.-REGULAR SESSION

1. CALL TO ORDER/PLEDGE OF ALLEGIANCE/ROLL CALL

2. CLOSED SESSION REPORT

3. PRESENTATIONS
These are presentations only. The City Council will not take any action.

3.1 Affordable Housing Month Proclamation

3.2 Mental Health Awareness Month Proclamation

4. CONSENT CALENDAR
These items will be approved by one motion unless any member of the Council or audience wishes to remove an item for discussion. The reading of the full text of ordinances and resolutions will be waived unless a Councilmember requests otherwise.

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4.1 Real Property Conveyance Tax Amendments (Second Reading) Adopt an Ordinance of the City of Mountain View Amending Article V of Chapter 29 of the Mountain View City Code to Align it with State Law, Clarify Real Property Conveyance Tax Exemptions, and to Make Other Clarifying Amendments, to be read in title only, further reading waived (Attachment 1 to the Council report). (First reading: 7-0) Recommendation(s):

Council Report
ATT 1 - Ordinance
Attachment(s):

4.2 Renewal of Downtown Parking Maintenance and Operation Assessment District for Fiscal Year 2026-27 Adopt a Resolution of the City Council of the City of Mountain View Approving the Annual Engineer’s Report for the Downtown Parking Maintenance and Operation Assessment District No. 2 and Approving the Levying of Assessments for Fiscal Year 2026-27, to be read in title only, further reading waived (Attachment 1 to the Council report).

Recommendation(s):

Council Report
ATT 1 - Resolution
ATT 2 - Assessment District Map
Attachment(s):

4.3 Appropriation of Senate Bill 129 Funds for the Lot 12 Affordable Housing Project Adopt a Resolution of the City Council of the City of Mountain View appropriating $8,000,000 in State Funds Received Pursuant to Senate Bill 129 for the Lot 12 Affordable Housing Project, to be read in title only, further reading waived (Attachment 1 to the Council Report). (Five votes required)
Recommendation(s):

Council Report
ATT 1 - Resolution
Attachment(s):

4.4 309 Moorpark Way, Tract No. 10677-Final Map
Adopt a Resolution of the City Council of the City of Mountain View Approving a Final Map for Tract No. 10677, 309 Moorpark Way, Accepting Dedications, Making Findings as Required by Chapter 28 of the Mountain View City Code, and Authorizing Execution of an Improvement Agreement as a Condition to Final Map Approval, to be read in title only, further reading waived (Attachment 1 to the Council report).

Recommendation(s):

Council Report
ATT 1 - Resolution
ATT 2 - Vesting Tentative Map Conditions (PL-2023-205)
Attachment(s):

4.5 Temporary Closure from Public Access of Five Parking Spaces in Parking Lot No. 2 for a Period of 31 Consecutive Weeks and Eight Parking Spaces in Parking Lot No. 2 for a Period of 12 Nonconsecutive Days to Occur Prior to May 25, 2029
Adopt a Resolution of the City Council of the City of Mountain View Authorizing Recommendation(s):

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Temporary Closure from Public Access of Five Parking Spaces Within Parking Lot No. 2 for 31 Consecutive Weeks and Authorizing Temporary Closure from Public Access of Eight Parking Spaces Within Parking Lot No. 2 for 12 Nonconsecutive Days to Occur Prior to May 25, 2029, to be read in title only, further reading waived (Attachment 1 to the Council report).

Council Report
ATT 1 - Resolution
Attachment(s):

4.6 Annual Street Maintenance, Project 24-01-Various Actions

1. Find that, in accordance with the California Environmental Quality Act (CEQA) requirements, Annual Street Maintenance, Project 24-01, is categorically exempt as Class 1, Existing Facilities, under CEQA Guidelines Section 15301.

2. Transfer and appropriate $1,000,000 from the 2016 Measure B - Sales Tax Fund to Annual Street Maintenance, Project 24-01. (Five votes required)

3. Transfer $500,000 of Construction Tax funding from Annual Street Maintenance, Project 24-01, to the Construction Tax Fund, reducing the project’s appropriation by $500,000. (Five votes required)

4. Approve plans and specifications for Annual Street Maintenance, Project 24-01, and authorize staff to advertise the project for bidding.

5. Authorize the City Manager or designee to award a construction contract to the lowest responsive, responsible bidder if the bid is within the available project budget of $5,008,282.

Recommendation(s):

Council ReportAttachment(s):

4.7 Authorization to Convey a Portion of City-Owned Property (Portion of APN 158-13-052) Adjacent to 236 Castro Street
Adopt a Resolution of the City Council of the City of Mountain View Finding that a Portion of City-Owned Property within the Bryant Street Parking Lot is Excess to the City’s Needs, Declaring the Property to be Exempt Surplus Land Pursuant to the Surplus Land Act, and Authorizing its Conveyance, to be read in title only, further reading waived (Attachment 1 of the Council report).

Recommendation(s):

Council Report
ATT 1 - Resolution
Attachment(s):

5. ORAL COMMUNICATIONS FROM THE PUBLIC ON NONAGENDIZED ITEMS This portion of the meeting is reserved for persons wishing to address the Council on any matter not on the agenda. Speakers are allowed to speak on any topic within the City Council's subject matter jurisdiction for up to City of Mountain View Page 4 of 6 Printed on 5/8/2026
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three minutes during this section. If there appears to be a large number of speakers, speaking time may be reduced to no less than 1.5 minutes. State law prohibits the Council from acting on nonagenda items.

6. PUBLIC HEARINGS

6.1 Repeal and Reenact Article X (Transportation Demand Management) of Chapter 19 (Motor Vehicles and Traffic) of the Mountain View City Code to Establish a Citywide TDM Program Introduce an Ordinance of the City Council of the City of Mountain View Repealing and Reenacting Article X of Chapter 19 of the Mountain View City Code to Establish a New Transportation Demand Management Program, to be read in title only, further reading waived, and set a second reading for May 26, 2026 (Attachment 1 to the Council report).

Recommendation(s):

Council Report
ATT 1 - Draft Ordinance
ATT 2 - Draft TDM Program Standards
ATT 3 - Draft TDM Toolkit
ATT 4 - Environmental Planning Commission Report dated April 15, 2026 Attachment(s):

6.2 Code Amendment to Chapter 36 (Zoning)-Below Market Rate Housing Program (First Reading) It is recommended that the City Council:

1. Introduce an Ordinance of the City of Mountain View Amending Chapter 36 (Zoning), Article XIV, Division 2 (Residential Development: Below-Market-Rate Housing Program) of the Mountain View City Code to Modify the Below-Market-Rate Program and Add Section

36.40.32 Governing Graduated Fee Reduction for Small Projects, and Finding that These Code Amendments are Not Subject to the California Environmental Quality Act, to be read in title only, further reading waived, and set a second reading for June 9, 2026, (Attachment 1 to the Council report).

2. Approve Relocating the Below-Market-Rate Housing Program Provisions in the Mountain View City Code from Chapter 36 (Zoning) to Chapter 46 (Housing) and Direct Staff to Bring Back Ordinance Amendments Before the End of 2026 for Council Consideration.

Recommendation(s):

Council Report
ATT 1 - Draft Ordinance
Attachment(s):

7. COUNCIL, STAFF/COMMITTEE REPORTS
No action will be taken on any questions raised by the Council at this time.

8. ADJOURNMENT
NOTICE TO THE PUBLIC:

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There is a 90-day limit for the filing of a challenge in Superior Court to certain City administrative decisions and orders which require a hearing by law, the receipt of evidence and the exercise of discretion. The 90-day limit begins on the date the decision is final (Code of Civil Procedure Section 1094.6). Further, if you challenge an action taken by the City Council in court, you may be limited, by California law, including but not limited to Government Code Section 65009, to raising only those issues you or someone else raised in the public hearing, or in written correspondence delivered to the City Council prior to or at the public hearing. The City Council may be requested to reconsider a decision if the request is made prior to the next City Council meeting.

The agenda, reports, and any writings or documents provided to a majority of the City Council regarding any item on this agenda are posted at https://mountainview.legistar.com under the meeting details for the date of this meeting. The agenda may also be viewed at City Hall, 500 Castro Street, the City Clerk's Office, 500 Castro Street, Third Floor and at the Mountain View Library, 585 Franklin Street, beginning the Friday morning prior to Tuesday City Council meetings. Printed copies of the agenda, reports, and any writings or documents already provided to a majority of the City Council regarding any item on this agenda may be requested at the City Clerk's Office during normal business hours.

The Council may consider and act on items listed on the agenda in any order and thus those interested in an item listed on the agenda are advised to be present throughout the meeting. The reading of the full text of ordinances and resolutions will be waived unless a Councilmember requests otherwise. Per Council Policy A-13, no new items of business will begin after 10:00 p.m. unless an exception is made by vote of the Council.

Pursuant to the Americans with Disabilities Act (ADA), if you need special assistance in this meeting, please contact the City Clerk's Office at (650) 903-6399 or by email at [email protected] 48 hours prior to the meeting so the City can make reasonable arrangements to ensure accessibility to this meeting. (28 CFR 35.160 (b) (1)). If you have a hearing or speech disability, please use the California Relay System at 711, TDD 650-967-0158 or 800-735-2929.

The City of Mountain View does not discriminate on the basis of race, color, religion, national origin, sex, disability, age, source of income, gender, gender expression or identity, or any other State or Federal protected class in any of its policies, procedures or practices. This nondiscrimination policy covers admission and access to, or treatment or employment in, the City of Mountain View programs and activities. For inquiries regarding the nondiscrimination policy, please contact the City's Section 504 Coordinator at [email protected] or 650-903-6397.

Computer-generated captioning of the City Council meeting is unedited and should neither be relied upon for complete accuracy nor used as a verbatim transcript.

ADDRESSING THE COUNCIL:

Email comments to [email protected] by 4:30 p.m. on the meeting date. Emails will be received directly by the City Council. Please identify the Agenda item number in the subject line of your email. Requests to show an audio or video presentation during a Council meeting should be directed to [email protected] by 4:30 p.m. on the meeting date.

Anyone wishing to address the Council in person must complete a blue speaker card indicating the name you would like to be called by when it is your turn to speak and the item number on which you wish to speak. Please complete one blue speaker card for each item on which you wish to speak. Virtual and in-person speakers will be called in order as determined by the Mayor.

Pursuant to Council Policy A-13, an individual speaker shall have up to 3 minutes to address the Council. For any agenda item or for Oral Communications on nonagenda items, if there appears to be a large number of speakers, the Mayor may reduce speaking time to no less than 1.5 minutes per speaker unless there is an objection from Council by majority vote.

If requested in advance of the public input portion of the agenda item to the Mayor or City Clerk, a speaker who represents five or more members of the public in attendance who complete cards but elect not to speak may have up to 10 minutes to address the Council, if the Mayor determines that such extension will reduce the total number of speakers who planned to speak.

An applicant and/or appellant for a zone change, precise plan or quasi-judicial hearing or appeal to the Council shall have up to 10 minutes to address the Council and, with the consent of the Council, two minutes of rebuttal at the conclusion of all public speakers.

The presiding officer may remove or cause the removal of any individual(s) for disrupting a meeting in accordance with California Government Code section 54957.95, as may be amended from time to time. In accordance with California Government Code section 54957.9, as may be amended from time to time, the Council may order a meeting room cleared and continue in session in the event a meeting is willfully interrupted by a group or groups of persons so as to render the orderly conduct of the meeting impossible, and order cannot be restored by the removal of individuals who are disrupting the meeting.

Pursuant to Government Code Section 54954.3(b)(1), at least twice the allotted speaking time will be provided to a member of the public who utilizes a translator.

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CITY HALL
500 CASTRO STREET
File #: 206141, Version: 1
Conference with Legal Counsel pursuant to Government Code §54956.9(d)(2) and (4): Potential Litigation arising from Cuesta Park Water Main Incident
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CITY HALL
500 CASTRO STREET
File #: 206044, Version: 1
Conference with Real Property Negotiator (California Government Code §54956.8) Property: 485 and 495 Clyde Avenue, Mountain View, CA 94043 (APN 160-57-006 and 160-57-007) Agency Negotiators: Dawn Cameron, Assistant City Manager, John Marchant, Community Services Director, Angela LaMonica, Real Property Program Administrator, and Jennifer Ng, Public Works Director Negotiating Party: Google Inc.

Under Negotiation: Price and Terms of Lease
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CITY HALL
500 CASTRO STREET
File #: 206089, Version: 1
Conference with Real Property Negotiator (California Government Code §54956.8) Property: 975 Terra Bella Avenue (APN: 153-18-030)
Agency Negotiators: Angela LaMonica, Real Property Program Administrator, John Marchant, Community Services Director, and Jennifer Ng, Public Works Director
Negotiating Party: Steve Nash and Ryan Dennis
Under Negotiation: Price and Terms of Purchase
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CITY HALL
500 CASTRO STREET
File #: 205899, Version: 1
Affordable Housing Month Proclamation
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CITY HALL
500 CASTRO STREET
File #: 205902, Version: 1
Mental Health Awareness Month Proclamation
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CITY HALL
500 CASTRO STREET
File #: 206103, Version: 1
Real Property Conveyance Tax Amendments (Second Reading) Adopt an Ordinance of the City of Mountain View Amending Article V of Chapter 29 of the Mountain View City Code to Align it with State Law, Clarify Real Property Conveyance Tax Exemptions, and to Make Other Clarifying Amendments, to be read in title only, further reading waived (Attachment 1 to the Council report). (First reading: 7-0)
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12 DATE:

May 12, 2026
CATEGORY:

Consent
DEPT.:

Finance

TITLE: Real Property Conveyance Tax
Amendments (Second Reading)

RECOMMENDATION

Adopt an Ordinance of the City of Mountain View Amending Article V of Chapter 29 of the Mountain View City Code to Align i t with State Law, Clarify Real Property Conveyance Tax Exemptions, and to Make Other Clarifying Amendments, to be read in title only, further reading waived (Attachment 1 to the Council report). (First reading: 7-0)

SUMMARY

On April 28, 2026, City Council introduced an ordinance amending the Real Property Conveyance Tax Ordinance. Section 29.86 of the Mountain View City Code authorizes the City Council to amend Article V of Chapter 29, provided that such amendments do not increase tax rates or otherwise constitute a tax increase requiring voter approval, and specifically authorizes the Council to establish exemptions from the tax.

The proposed ordinance amendments will streamline tax administration and collection, and improve efficiency by aligning the exemptions in Chapter 29 with those set forth in the California Revenue and Taxation Code, which governs and supersedes local law in this area. Aligning Chapter 29 exemptions with the California Revenue and Taxation Code will not eliminate any existing exemptions but will instead ensure the City Code is consistent with controlling state law.

The proposed ordinance amendments will also streamline the administration and collection of the tax by removing or revising outdated and unclear language. None of the proposed amendments will increase the tax rates or affect the amount of tax revenue collected.

If adopted, the ordinance will be effective thirty days thereafter, on June 11, 2026.

FISCAL IMPACT

There is no fiscal impact with this action.

13 Real Property Conveyance Tax Amendments (Second Reading) May 12, 2026

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LEVINE ACT
California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to- play-limits-and-prohibitions.html

Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.

EXEMPT FROM THE LEVINE ACT
☒ General policy and legislative actions

ALTERNATIVES

1. Do not adopt the ordinance.

2. Provide other direction.

PUBLIC NOTICING

Agenda posting. The ordinance was published at least two days prior to adoption in accordance with City Charter Section 522.

Prepared by:

Derek Rampone
Finance & Administrative Services Director
Approved by:

Arn Andrews
Assistant City Manager

Attachment: 1. Ordinance

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ORDINANCE NO.

A
N ORDINANCE OF THE CITY OF MOUNTAIN VIEW AMENDING ARTICLE V OF CHAPTER 29 OF

THE MOUNTAIN VIEW CITY CODE TO ALIGN IT WITH STATE LAW, CLARIFY REAL PROPERTY

CONVEYANCE TAX EXEMPTIONS, AND TO MAKE OTHER CLARIFYING AMENDMENTS WH
EREAS, pursuant to Article V of Chapter 29 of the Mountain View City Code, which was adopted in 1973, the City of Mountain View imposes a Real Property Conveyance Tax on the transfer or conveyance of interests in real property if the consideration exceeds one hundred dollars ($100) (“Real Property Conveyance Tax Ordinance”); and W
HEREAS, the City of Mountain View submitted a ballot measure to the voters for the November 5, 2024, General Election to increase the Real Property Conveyance Tax for transactions when the value of the consideration ( as defined in the Real Property Conveyance Tax Ordinance) exceeds six million dollars (“Measure G”); and W
HEREAS, the voters of Mountain View approved Measure G by over seventy-two percent (72%), and transactions exceeding six million dollars are now subject to a tax of fifteen dollars for each one thousand dollars of the value of the consideration; and W
HEREAS, Section 29.86 of the Mountain View City Code authorizes the City Council to amend Article V of Chapter 29, provided that such amendments do not increase tax rates or otherwise constitute a tax increase requiring voter approval, and specifically authorizes the Council to establish exemptions from the tax; and
W
HEREAS, Chapter 29 of the Mountain View City Code contains several exemptions that have not been modified or updated since 1973; and
W
HEREAS, over the past 52 years, substantial changes in California law have rendered certain terminology in the Mountain View City Code outdated, resulting in confusion and frustration for taxpayers and creating redundancies and inefficiencies for City and Santa Clara County staff in the collection and administration of the tax; and W
HEREAS, the City seeks to streamline the administration and collection of the tax and improve efficiency by amending the exemptions set forth in Chapter 29 of the Mountain View City Code to align them with the exemptions set forth in the California Revenue and Taxation Code; and
WH
EREAS, aligning Chapter 29 exemptions with the California Revenue and Taxation Code will not eliminate any existing exemptions, but will instead ensure that the City Code is consistent with controlling state law; and
Attachment 1
15

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WHEREAS, the City also seeks to amend the Real Property Conveyance Tax Ordinance to remove or revise outdated and unclear provisions; and

WHEREAS, aligning Chapter 29 exemptions with the California Revenue and Taxation Code and removing or revising outdated and unclear provisions will not increase the tax rates and will not affect the amount of tax revenue collected.

THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Code Amendments. Article V of Chapter 29 of the Mountain View City Code is hereby amended to add, delete or modify its provisions as follows . Section titles are shown in bold font, additions are shown in underline font, and deletions are shown by strikethrough font.

Provisions that are not shown in underline or strikethrough font have not been amended.

ARTICLE V. - REAL PROPERTY CONVEYANCE TAX

SEC. 29.62. Title and purpose.

This article may be cited as the Mountain View real property conveyance tax ordinance.

The tax imposed under this article is imposed for the sole purpose of raising revenue. This article is not enacted for regulatory purposes.

SEC. 29.63. Imposition of tax.

A. A tax is hereby imposed on each transfer, by deed, instrument or writing, by which any land(s), tenement(s), or other real property sold within the City of Mountain View, is (or are) granted, assigned, transferred or otherwise conveyed to, or vested in, a purchaser or purchasers thereof, or any other person or persons at or by the direction of said purchaser or purchasers, which shall be levied based on the value of the consideration at the following rates:

1. When the total value of the consideration exceeds one hundred dollars ($100) but is less than or equal to six million dollars ($6,000,000), the tax rate imposed shall be one dollar and sixty -five cents ($1.65) for each five hundred dollars ($500) or fractional part thereof.

2. When the total value of the consideration exceeds six million dollars ($6,000,000), the tax rate imposed shall be fifteen dollars ($15) for each one thousand dollars ($1000) or fractional part thereof.

B. As used herein, "value of the consideration" means the total consideration, valued in money of the United States, paid or delivered or contracted to be paid or delivered in return 16

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for the transfer of real property, including the amount of any indebtedness, existing immediately prior to the transfer which is secured by a lien, deed of trust or other encumbrance on the property conveyed and which continues to be secured by such lien, deed of trust or encumbrance after said transfer, and also including the amount of any indebtedness which is secured by a lien, deed of trust or encumbrance given or placed upon the property in connection with the transfer to secure the payment of the purc hase price or any part thereof which remains unpaid at the time of the transfer. "Value of the consideration" also includes the amount of any special assessment levied or imposed upon the property by a public body, district or agency, where said special assessment is a lien or encumbrance on the property and the purchaser or transferee agrees to pay such special assessment or takes the property subject to the lien of such special assessment. The value of any lien or encumbrance of a type other than those which are hereinabove specifically included, existing immediately prior to the transfer and remaining after said transfer, shall not be included in determining the value of the consideration. If the value of the consideration cannot be definitely determined, or is left open to be fixed by future contingencies, "value of the consideration" shall be deemed to mean the fair market value of the property at the time of transfer after deducting the amount of any lien or encumbrance, if any, of a type which would be excluded in determining the value of the consideration pursuant to the above provisions of this section.

S
EC. 29.64. Persons required to pay tax.

A
ny persons who make a transfer which is subject to the tax imposed under Sec. 29.63 hereof, and any persons to whom such a transfer is made, shall be jointly and severally liable for payment of the tax imposed under said Sec. 29.63.

S
EC. 29.65. Real property and realty defined.

As
used in this article, the terms "real property" and "realty" shall mean real property as defined by and under the laws of the State of California.

S
EC. 29.66. Exemptions.

A
ny tax imposed pursuant to this article shall not apply to transfers , or portions thereof, that qualify for an exemption under California Revenue & Taxation Code Sections 11921 through 11930.5, as may be renumbered or amended from time to time.

S
EC. 29.66. Security for debt.

Any tax imposed pursuant to this article shall not apply to any transfer made solely to secure a debt; provided, however, that nothing herein contained shall be deemed to exclude the amount of any such indebtedness from being included in the "value of the consideration," pursuant to 17

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the second paragraph of Sec. 29.63, in connection with transfers which are not made solely to secure a debt.

SEC. 29.67. Instruments in lieu of foreclosure.

Any tax imposed pursuant to this article shall not apply with respect to any transfer to a beneficiary or mortgagee which is taken in lieu of a foreclosure.

SEC. 29.68. Instrument to United States; etc.

Any transfer to which the United States or any agency or instrumentality thereof, any state or territory, or political subdivision thereof, is a party shall be exempt from any tax imposed pursuant to this article when the exempt agency is acquiring title.

SEC. 29.69. Plans of reorganization or adjustment.

Any tax imposed pursuant to this article shall not apply to the making, delivering, or filing of conveyances to make effective any plan of reorganization or adjustment:
a. Confirmed under the Federal Bankruptcy Act, as amended; b. Approved in an equity receivership proceeding in a court involving a railroad corporation, as defined in subdivision (m) of Section 205 of Title II of the United States Code, as amended; c. Approved in an equity receivership proceeding in a court involving a corporation, as defined in subdivision (3) of Section 506 of Title II of the United States Code, as amended; or d. Whereby a mere change in identity, form or place of organization is effected.

Subdivisions a. to d., inclusive, of this section shall only apply if the making, delivery or filing of instruments of transfer or conveyances occurs within five (5) years from the date of such confirmation, approval or change.

SEC. 29.70. Securities and Exchange Commission orders.

Any tax imposed pursuant to this article shall not apply to the making or delivery of conveyances to make effective any order of the Securities and Exchange Commission, as defined in subdivision (a) of Section 1083 of the Internal Revenue Code of 1954; but only if:
a. The order of the Securities and Exchange Commission in obedience to which such conveyance is made recites that such conveyance is necessary or appropriate to effectuate the provisions of Section 79k of Title 15 of the United States Code, relating to the P ublic Utility Holding Company Act of 1935;
b. Such order specifies the property which is ordered to be conveyed; c. Such conveyance is made in obedience to such order.

SEC. 29.71. Partnerships.
a. In the case of any realty held by a partnership, no levy shall be imposed pursuant to this article by reason of any transfer of an interest in a partnership or otherwise, if:

1. Such partnership (or another partnership) is considered a continuing partnership within the meaning of Section 708 of the Internal Revenue Code of 1954; and

2. Such continuing partnership continues to hold the realty concerned. b. If there is a termination of any partnership within the meaning of Section 708 of the Internal Revenue Code of 1954, for purposes of this article, such partnership shall be treated as having 18

Page 5 of 9 ends

executed an instrument whereby there was transferred, for fair market value, all realty held by such partnership at the time of such termination.
c. Not more than one (1) tax shall be imposed pursuant to this article by reason of a termination described in subdivision b., and any transfer pursuant thereto, with respect to the realty held by such partnership at the time of such termination.

SEC. 29.67. 29.72. Administration of tax.

The director of finance of the City of Mountain View (hereinafter in this article referred to as "director") shall collect the tax imposed under this article and shall otherwise administer this article. He The director may make such rules and regulations, not inconsistent with the article, as he they may deem reasonably necessary or desirable to administer this article. In the administration of this article, the director shall interpret its provisions consistently with those documentary stamp tax regulations adopted by the Internal Revenue Service of the United States Treasury Department which relate to the tax on conveyances and identified as Sections 47.4361- 1, 47.4361-2 and 47.4362-1 of Part 47 of Title 26 of the Code of Federal Regulations , as the same existed on November 8, 1967, except that for the purposes of this article:

a. The term "realty" as used in said regulations, shall be deemed to mean "real property" as such term is defined by and under the laws of the State of California; b. Those provisions of said regulations providing for deduction of the value of any lien or encumbrance existing before the sale and not removed thereby shall not apply; c. Those provisions of said regulations relating to the rate of the tax shall not apply; d. Those provisions of said regulations which conflict with the provisions of this article shall not apply.

SEC. 29.68. 29.73. Due dates, delinquency, penalties, interest.

The tax imposed under this article is due and payable at the time the deed, instrument or writing effecting a transfer subject to the tax is delivered, and is delinquent if unpaid at the time of recordation thereof. In the event that the tax is not paid pr ior to becoming delinquent, a delinquency penalty of ten (10) percent of the amount of tax due shall accrue. In the event a portion of the tax is unpaid prior to becoming delinquent, the penalty shall only accrue as to the portion remaining unpaid. An additional penalty of ten (10) percent shall accrue if the tax remains unpaid on the 90th day following the date of the original delinquency. Interest shall accrue at the rate of one-half of one percent a month, or fraction thereof, on the amount of tax, exclusive of penalties, from the date the tax becomes delinquent to the date of payment. Interest and penalty accrued shall become part of the tax.

Page 6 of 9 ends

SEC. 29.69. 29.74. Records re value of the consideration.

The tax imposed by this article shall be paid to the director by the persons referred to identified in Sec. 29.64. Whenever the director has reason to believe that the full amount of tax due is not shown reflected on the declaration or has not been paid, the director he may, by notice served upon any person liable for the tax, require that person him to furnish provide a true copy of his records relevant to the value of the consideration or fair market value of the property transferred. Such notice may be served at any time within three (3) years after recordation of the deed, instrument or writing which transfers such property.

SEC. 29.70. 29.75. Determination of deficiency.

If on the basis of such information received by the director as he receives pursuant to the last paragraph of Sec. 29.69 29.74 and/or on the basis of such other relevant information that comes into the director’s his possession, the director he determines that the amount of tax paid is insufficient, the director he may recompute the tax due on the basis of such information.

One or more deficiency determinations may be made of the amount due with respect to any transfer.

SEC. 29.71. 29.76. Notice of determination.

The director shall give notice to a person liable for payment of the tax imposed under this article of any his deficiency determination made under Sec. 29.70 29.75. Such notice shall be given within three (3) years after the recordation of the deed, instrument or writing effectuating effecting the transfer on which the tax deficiency determination was made.

SEC. 29.72. 29.77. Manner of giving notice.

Any notice required to be given by the director under this article may be served personally or by mail; if by mail, service shall be made by depositing the notice in the United States mail, in a sealed envelope with postage paid, addressed to the person on whom it is to be served at the his address as it appears in the records of the city or as ascertained by the director. The service is complete at the time of the deposit of the notice in the United States mail, without extension of time for any reason.

SEC. 29.73. 29.78. Petition for redetermination.

Any person against whom a determination is made under this article or any person directly interested may petition for a redetermination within sixty (60) days after service upon the person of notice thereof. If a petition for redetermination is not filed within the sixty (60) day period, the determination becomes final at the expiration of the period.

Page 7 of 9 ends

SEC. 29.74. 29.79. Consideration of petition; hearing.

If a petition for redetermination is filed within the sixty (60) day period, the director shall reconsider the determination and, if the person has so requested in his the petition, shall grant the person an oral hearing, and shall give the person him ten (10) days' notice of the time , date and place location of hearing. The director may designate one (1) or more deputies for the purpose of conducting hearings and may continue a hearing from time to time as may be necessary.

SEC. 29.75. 29.80. Conduct of hearing.

The director may decrease or increase the amount of the deficiency determination before it becomes final, but the amount may be increased only if a claim basis for the increase is asserted provided by the director at or before the hearing.

SEC. 29.76. 29.81. Finality of determination.

The order or decision of the director upon a petition for redetermination becomes final thirty (30) days after service upon the petitioner of notice thereof.

SEC. 29.77. 29.82. Tax a debt.

The amount of any tax, penalty, and interest imposed under the provisions of this article shall be deemed a debt to the city. Any person owing money to the city under the provisions of this article shall be liable to an action brought in the name of the city for the recovery of such amount.

SEC. 29.78. 29.83. Refunds.

Whenever the amount of any tax, penalty or interest has been overpaid, or paid more than once, or has been erroneously collected or received by the city under this article, it may be refunded as hereinafter provided in this section, provided a written clai m therefor stating under penalty of perjury the specific grounds under which the claim is founded is filed with the director within three (3) years of the date of payment. The claims shall be on forms furnished by the director.

The director may make such r efund if he is satisfied that the claimant is entitled to the refund under the provisions of this section. No refund shall be paid under the provisions of this section unless the claimant establishes the his right to a refund by written records showing entitlement thereto.

Page 8 of 9 ends

SEC. 29.79. 29.84. Use of tax revenues.

All of the real property conveyance taxes collected pursuant to the provisions of this article shall be placed into a General Fund subfund created and established by the City Manager or their designee, and may be used for general government purposes. fund which is hereby created and established for such purposes and which shall be known as the "construction tax and real property conveyance tax fund." This fund shall be used and expended solely for the acquisition, improvement, maintenance, expansion, or implementation of the capital improvement program of the City of Mountain View, including but not limited to public park, playground, cultural, educational, recreational, police, fire, sewer, storm drain, water system and street improvements and facilities of the City of Mountain View, and for operational and maintenance costs related to said capital improvements, including costs of servicing bonds issued in connection with said improvements.

SEC. 29.85. Costs of collection and administration.

Anything in Sec. 2 9.84 hereof to the contrary notwithstanding, the monies placed in the construction tax and real property conveyance tax fund created under said Sec. 29.84 may be expended for the purpose of paying the costs of collecting the tax imposed under this article and of otherwise administering this article.

SEC. 29.80. 29.86. Council Amendments.

The City Council of the City of Mountain View is hereby authorized to amend Article V (Real Property Conveyance Tax) of Chapter 29 (Taxation) of the Mountain View City Code in any manner that does not increase the tax rates, or otherwise constitute a tax increase that requires voter approval pursuant to the California Constitution. Council amendments may include, but are not limited to, amendments that:

a. Repeal or suspend the tax.

b. Reduce tax rate and later restore the tax rate to a rate that does not exceed the tax rate approved by the voters.

c. Interpret or clarify implementation or enforcement of the tax so long as the interpretation or clarification does not increase the tax rate.

d. Create exemptions from the tax.

SECTION 2. CEQA. Pursuant to California Code of Regulations section 15060(c)(2), these code amendments are not subject to the California Environmental Quality Act (“CEQA”) because they will not result in a direct or a reasonably foreseeable indirect physical change in the environment.

SECTION 3. Severability. If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be unconstitutional, such decision shall not affect the validity 22

Page 9 of 9 ends

of the other remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared unconstitutional.

SECTION 4. Publication. Pursuant to Mountain View City Charter section 522, at least two (2) days prior to final adoption of this ordinance, the City Clerk shall post the ordinance in three (3) prominent places in the City and publish in the City’s official newspaper notice setti ng forth the title of the ordinance, the date of its introduction, and a list of the places where copies of the ordinance are posted.

SECTION 5. Effective Date. Pursuant to Mountain View City Charter section 519, this ordinance shall become effective thirty (30) days after the date of its adoption.

– – – – – – – – – – –

23 City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 205972, Version: 1
Renewal of Downtown Parking Maintenance and Operation Assessment District for Fiscal Year 2026-27 Adopt a Resolution of the City Council of the City of Mountain View Approving the Annual Engineer’sReport for the Downtown Parking Maintenance and Operation Assessment District No. 2 and Approving the Levying of Assessments for Fiscal Year 2026-27, to be read in title only, further reading waived (Attachment 1 to the Council report).

City of Mountain View Printed on 5/7/2026Page 1 of 1
powered by Legistar™
24 DATE:

May 12, 2026
CATEGORY:

Consent
DEPT.:

Community Development and
Public Works

TITLE: Renewal of Downtown Parking
Maintenance and Operation Assessment
District for Fiscal Year 2026-27

RECOMMENDATION

Adopt a Resolution of the City Council of the City of Mountain View Approving the Annual Engineer’s Report for the Downtown Parking Maintenance and Operation Assessment District No. 2 and Approving the Levying of Assessments for Fiscal Year 2026-27, to be read in title only, further reading waived (Attachment 1 to the Council report).

BACKGROUND

On June 29, 1979, the City Council approved the formation of the Downtown Parking Maintenance and Operation Assessment District No. 2 (Assessment District) to adequately fund the continued maintenance and operation of the City’s downtown public parking facilities (Attachment 2—Assessment District Map). Downtown property owners created the Assessment District under the premise that both commercial and residential properties in the Assessment District benefit from: (1) the provision and maintenance of public parking facilities regardless of property use; (2) the location of the property owner’s parcel relative to public parking facilities; and (3) the amount of parking provided on-site.

The Assessment District supports the availability of convenient, safe, and attractive public parking and pedestrian alleyways connecting the public parking facilities to Castro Street. As part of the Assessment District’s creation, the City developed a Do wntown Parking Permit Program.

Businesses and their employees, property owners, and residents within the Assessment District may purchase permits. The permits allow permit holders to park for up to eight hours per day, Monday through Friday, at specifically designated public parking facilities.

The Assessment District must conform to Mountain View City Code Section 17.128.30 and any applicable provisions of state and county law.

Currently, property owners in the Assessment District are assessed annually for a proportionate share of downtown public parking facility maintenance and operation costs based on a two-part 25 Renewal of Downtown Parking Maintenance and
Operation Assessment District for Fiscal Year 2026-27
May 12, 2026

Page 2 of 5 ends

assessment formula: (1) land use and parking requirements for all properties within the Assessment District; and (2) property square footage. Seventy -five percent (75%) of the maintenance and operation assessment is calculated and allocated on the basis o f land use and parking requirements , and 25% of the assessment is calculated according to the size of each property. Modification of the total assessment, including the assessment formula, must comply with the City Code and any applicable provisions of state law. The annual assessment amount is determined by the Assessment District Engineer’s Report, which must be approved annually by Council pursuant to the City Code. A ssessments are then collected through the Santa Clara County Assessor’s Office on the annual property tax rolls. The annual median assessment per site is approximately $100, while the average assessment is $652. The assessment formula has not changed since Fiscal Year 1996-97.

ANALYSIS

Recommended Fiscal Year 2026-27 Assessment

The purpose of this agenda item is to renew the Assessment District and approve the Annual Engineer’s Report (Exhibit A of Attachment 1) pursuant to the estimated cost of maintenance and operations of downtown public parking facilities and the assessments for each property owner.

Staff recommends that the total assessment for Fiscal Year 2026-27 remain at $158,606, which is the same amount that has been in place for the past 30 years.

Assessment District Revenues

The Downtown Parking Assessment District’s preliminary revenues for Fiscal Year 2026-27 are estimated at $2.27 million. These funds, which support the maintenance and operating expenses of the City’s downtown public parking facilities, are derived from several distinct sources , in addition to the annual assessment, as shown in Table 1 below.

Table 1: Downtown Parking District Revenues

Funding Source Amount
Assessment District $156,606
Property Tax Revenue $1,300,000
Investment Earnings $635,000
Permit Program Revenue $156,000
Other Revenue $20,000
TOTAL $2,267,606

The Assessment District receives no General Fund revenues.

26 Renewal of Downtown Parking Maintenance and
Operation Assessment District for Fiscal Year 2026-27
May 12, 2026

Page 3 of 5 ends

Separate from these funding sources for operations and maintenance, the Assessment District may also receive parking in-lieu fees to be reserved for the creation of new parking. Such fees are paid by developers when they propose new construction or a change of use that increases the amount of parking required and the developer chooses to pay the in- lieu fee rather than provide the required parking on-site.

State Laws Impacting Parking District Funds

With the passage of Assembly Bill 2097, municipalities are no longer able to require off- street parking for most land uses. Accordingly, this has reduced the opportunity to collect parking in - lieu fees for projects that are within one -half mile of transit. This will impact the availability of funding to build and make improvements to parking facilities within the Assessment District. To address the anticipated reduction in in lieu fee revenue, the Downtown Parking Strategy identified the following potential options:

• Requiring stronger transportation demand management measures for projects,

• Revamping the fee structure for the Downtown Parking Permit Program that currently allows oﬃce and other uses to utilize select public parking lots for more than the three-hour limit, and

• Implementing paid parking.

Staff is currently working on the implementation of Downtown Parking Strategy recommendations and will bring an update to Council in the Fall.

Uses of Assessment District Funds

The Assessment District supports the operations and maintenance of downtown public parking facilities as well as the implementation of downtown parking projects. Previous projects funded include a study of the City’s Downtown Parking Permit Program, the evaluation and identification of parking technology solutions, and a parking consultant who developed guidelines for a valet parking program. The Assessment District is currently funding ongoing maintenance, including janitorial services , and implementatio n of the Downtown Parking Strategy . The Assessment District also continues to fund a Police Assistant position to focus on downtown parking enforcement efforts.

27 Renewal of Downtown Parking Maintenance and
Operation Assessment District for Fiscal Year 2026-27
May 12, 2026

Page 4 of 5 ends

FISCAL IMPACT

If the Engineer’s Report and the renewal of the assessment are approved, a total of $158,606 will be levied on 224 property owners within the Assessment District to fund the maintenance and operation of the downtown parking facilities that serve residents, businesses, and visitors . All Assessment District revenues are deposited into the Parking District Fund, a dedicated fund used exclusively for parking -related expenses, including parking operations, maintenance, and associated program costs.

ALTERNATIVES

1. Do not approve the resolution recommended by staff. If the resolution is not adopted, the City would need to identify alternative funding to maintain the downtown public parking facilities.

2. Provide other direction. Any changes to the Assessment District boundaries or assessment formula would require further action(s) pursuant to the City Code and/or state law.

LEVINE ACT

California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information, see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay- to-play-limits-and-prohibitions.html.

Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.

SUBJECT TO THE LEVINE ACT
☒ Contract or franchise agreement

28 Renewal of Downtown Parking Maintenance and
Operation Assessment District for Fiscal Year 2026-27
May 12, 2026

Page 5 of 5 ends

PUBLIC NOTICING

All property owners within the Assessment District were notified via mail of the renewal.

Prepared by:

Toni Gomez
Economic Development Strategist

Amanda Rotella
Economic Vitality Manager
Approved by:

Christian Murdock
Community Development Director

Audrey D. Seymour
Assistant City Manager

CDD/AR-05-12-26CR-1

Attachments: 1. Resolution

2. Assessment District Map

29 Attachment 1
-1-

CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW APPROVING THE ANNUAL ENGINEER’S REPORT FOR
THE DOWNTOWN PARKING MAINTENANCE AND OPERATION ASSESSMENT DISTRICT NO. 2 AND APPROVING THE LEVYING OF ASSESSMENTS FOR FISCAL YEAR 2026-27

WHEREAS, the Downtown Parking Maintenance and Operation Assessment District No. 2 was established on July 30, 1979 pursuant to the Municipal Improvement Act of 1913 and Mountain View City Code Section 17.128.30; and

WHEREAS, the Downtown Parking Maintenance and Operation Assessment District No. 2 is one component of the City of Mountain View’s Downtown Parking Maintenance and Operation and Assessment District along with the Downtown Parking Program, Parking In- Lieu Fees, and property taxes; and

WHEREAS, the Downtown Parking Maintenance and Operation Assessment District No. 2 contributes to a portion of the necessary funds to maintain and operate parking lots and structures within the District; and

WHEREAS, City staff has prepared an Engineer’s Report with proposed assessments on downtown properties to fund the operation of the Downtown Parking Maintenance and Operation Assessment District No. 2 for Fiscal Year 2026 -27 in accordance with the Municipa l Improvement Act of 1913 and Mountain View City Code Section 17.128.30; and

WHEREAS, said Engineer’s Report has been provided to the City Council and made available to affected property owners and the general public; and

WHEREAS, the City intends to maintain the same total annual assessments equaling One Hundred Fifty -Eight Thousand Six Hundred Six Dollars ($158,606), with no changes to the assessment formula, for the Downtown Parking Maintenance and Operation Assessment District No. 2 for Fiscal Year 2026-27 ; now, therefore, be it

RESOLVED: That the City Council of the City of Mountain View approves the Engineer’s Report for the Downtown Parking Maintenance and Operation Assessment District No. 2 for Fiscal Year 2026-27 in its entirety; a copy of which is attached hereto as Exhibit A; and be it

FURTHER RESOLVED: That the City Council of the City of Mountain View approves levying the total annual assessment equaling One Hundred Fifty-Eight Thousand Six Hundred Six Dollars 30 -2-
($158,606) and approves levying the particular amount chargeable to each parcel as described in Exhibit A; and be it

FURTHER RESOLVED: That the assessments shall be attached to real property and collected with the annual county property taxes; and be it

FURTHER RESOLVED: That the Finance and Administrative Services Director is hereby directed to deliver a copy of this Resolution and Exhibit A, the Engineer’s Report, together with the City Clerk’s certification as to its approval, to the office designated by law to extend special assessments upon the tax rolls to which they are to be allocated.

– – – – – – – – – – –

Exhibit: A. Engineer’s Report

31 EXHIBIT A: CITY OF MOUNTAIN VIEW

DOWNTOWN PARKING MAINTENANCE AND

OPERATION ASSESSMENT DISTRICT
ENGIN

EER'S REPORT
FISCAL YEAR 2026-27
32 ENGINEER’S REPORT

CITY OF MOUNTAIN VIEW

DOWNTOWN PARKING MAINTENANCE AND OPERATION ASSESSMENT DISTRICT FISCAL YEAR 2026-27

Emily Ann Ramos
Mayor
Chris Clark
Vice Mayor
Ellen Kamei
Councilmember
Alison Hicks
Councilmember
John McAlister
Councilmember
Lucas Ramirez
Councilmember
Pat Showalter
Councilmember

Kimbra McCarthy City Manager
Heather Glaser City Clerk
Jennifer Ng Public Works Director
Ed Arango City Engineer
Christian Murdock Community Development Director

Prepared by:

Toni Gomez
Economic Vitality Strategist

33 ENGINEER’S REPORT

CITY OF MOUNTAIN VIEW

DOWNTOWN PARKING MAINTENANCE AND OPERATION ASSESSMENT DISTRICT FISCAL YEAR 2026-27

TABLE OF CONTENTS
Engineer’s Report 3
Assessment District Budget Summary 5
Rules for Spreading Assessment 6
Assessment Roll 7

APPENDICES
Appendix A-Oﬀ Street Parking Requirements
Appendix B-Renewal Letter
Appendix C-Assessment District Map

34 ENGINEER’S REPORT

CITY OF MOUNTAIN VIEW

DOWNTOWN PARKING MAINTENANCE AND OPERATION ASSESSMENT DISTRICT FISCAL YEAR 2026-27

3 I, Heather Glaser, City Clerk of the City of Mountain View, do certify that the foregoing assessment was approved and conﬁrmed by the City Council of the City of Mountain View on May 12, 2026

________________________________________
Heather Glaser
City Clerk
City of Mountain View

I, Ed Arango, City Engineer of the City of Mountain View, do hereby certify that the foregoing assessment was recorded in my oﬃce on May 13, 2026

_________________________________________
Ed Arango
City Engineer
City of Mountain View
35 ENGINEER’S REPORT

CITY OF MOUNTAIN VIEW

DOWNTOWN PARKING MAINTENANCE AND OPERATION ASSESSMENT DISTRICT FISCAL YEAR 2026-27

4 I, Ed Arango, City Engineer of the City of Mountain View, California, pursuant to the provisions of Section 17.128.30, Division VII of Chapter 17 of the Mountain View City Code, hereby make this report on the following beneﬁt assessments to cover the costs and expenses of maintaining and operating the improvements within the Downtown Parking Maintenance and Operation Assessment District of said City, including the costs and expenses incidental thereto, to be paid for by said District.

The amount to be paid therefore by said District for the Fiscal Year 2026-27 is as follows (refer to Assessment District Budget on page 5.)

I do hereby assess and apportion the amount of said costs and expenses, including the costs and expenses incidental thereto, upon the several lots, parcels, or property liable therefor and beneﬁting thereby in proportion to the beneﬁts received by such lots or parcels of property, for the maintenance and operation hereof, and more particularly set forth in the assessment roll hereto attached and by reference made a part hereof.

Each lot or parcel of land is described in the assessment roll by reference to its Assessor’s Parcel Number (A.P.N.) as shown on the Assessor’s Map of the County of Santa Clara for Fiscal Year 2025-26

Dated Signature Signature

Ed Arango
City Engineer
City of Mountain View

36 ENGINEER’S REPORT

CITY OF MOUNTAIN VIEW

DOWNTOWN PARKING MAINTENANCE AND OPERATION ASSESSMENT DISTRICT FISCAL YEAR 2026-27

5 Assessment District Budget Summary

Source of Funds Revenues
Property Taxes $1,300,900
Permit Revenues $275,000
Investment Earnings $635,000
Invest Earn on In-Lieu Parking Fees $383,000
Homeowner's Tax Exemption $3,000
Maintenance Assessment District $158,600
In-Lieu Parking Fees $0
Business Improvement Districts $60,000
Other Revenues $20,000
TOTAL $2,835,500
37 ENGINEER’S REPORT

CITY OF MOUNTAIN VIEW

DOWNTOWN PARKING MAINTENANCE AND OPERATION ASSESSMENT DISTRICT FISCAL YEAR 2026-27

6 RULES FOR SPREADING ASSESSMENT
Each assessment shall be comprised of two components—one based on land use and the other on parcel area. Approximately seventy-ﬁve percent (75%) of the annual assessment shall be on the basis of land use, while the remaining twenty-ﬁve (25%) of the annual assessment shall be on the basis of parcel area. The total of all assessed properties within the district is One Hundred Fifty-Eight Thousand Six Hundred Six Dollars ($158,606).

Therefore, the ratio of total assessment is $118,606 for land use and $40,000 for parcel area.

I. LAND USE COMPONENT
This component will be based on the total number of oﬀ-street parking spaces required by a given land use according to the City of Mountain View Parking Ordinance, Section 36.37.1, Article IV of Chapter 36 of the Mountain View City Code (Appendix A). Vacant buildings will be assessed according to their most recent land use. For properties which have more than one land use, the assessment will be calculated for each land use and then added to get the total assessment for this component.

For Assessment Parcel No. 130, a credit will be given for the land use component to oﬀset services provided to the community. The number of parking spaces assigned to the existing land use on Assessment Parcel No. 130 is zero (0).

The total number of parking spaces required within the district is 6,065. Based on the aforementioned 75 percent ratio and total land use component being $118,606, the fee per required parking space is $19.55581204.

II. PARCEL AREA COMPONENT
This component is based on the parcel area in square footage. In the case of multi-unit residential subdivisions, the area calculated will be on the square footage of the individual unit.

The total parcel area in the district is 931,220 square feet. Based on the 25 percent ratio and the total parcel area component being $40,000, the fee per square foot of parcel area is $0.042954404.

ASSESSMENT SUMMARY
Rate Total
Total Rate Total
Parking Required
(spaces)
6,065 $19.556

$118,606
Parcel Area
(square feet)
931,220 $0.0430 $40,000
$158,606.00
38 # Property Owner APN/LOCATION LAND USES BUILDING AREA PARKING

DEMAND TOTAL PARKING LAND AREA ASSESSMENT
1 Villa Street LP 158-15-024 Total 16785 56 11250 $1,578.36 990 Villa
Office 16785 56
2 M & J Land & Equipment Leasing Company 158-15-023 Office 8200 27 27 11903 $1,039.29 954 Villa
3 Aviet, Thomas G. 158-15-022 1868 22 11250 $913.46
938 Villa Single Residence 2 units 4
Restaurant (Chez TJ) 44 Seats 18
4 Bryant Park Plaza Inc 158-15-037 Office 21745 72 72 11229 $1,890.35 900 Villa
5 City of Mountain View N/A Alley N/A 0 0 $0.00
1XX Bryant Alley Way
6 Bryant Place Limited Partnership 158-51-001/044 Residential Condominiums 44 Units 907 W. Evelyn (see assessors map)
6a Rhodes, Bradley J. 158-51-001 Residence 1 Unit 2 2 1030 $83.35 108 Bryant #1 Condominium
6b Li, Enling 158-51-002 Residence 1 Unit 2 2 1030 $83.35 108 Bryant #3 Condominium
6c CHAO CLIFFORD H AND LING-CHAO JACKIE C TRUST 158-51-003 Residence 1 Unit 2 2 1059 $84.60 108 Bryant #5 Condominium
6d Chen Yann-Shin Et Al 158-51-004 Residence 1 Unit 2 2 1059 $84.60 108 Bryant #7 Condominium
6e King Christopher P 158-51-005 Residence 1 Unit 2 2 1030 $83.35 108 Bryant #9 Condominium
6f Estoesta, Sheilah S 158-51-006 Residence 1 Unit 2 2 1030 $83.35 108 Bryant #11 Condominium
6g Lin, Hung-Jen & Chen, Hsueh-Mei 158-51-007 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #2 Condominium
6h Nair Sundar Family Trust 158-51-008 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #4 Condominium
6i Thomas Goff and Deanne Ecklund 158-51-009 Residence 1 Unit 2 2 1172 $89.45 108 Bryant #6 Condominium
6j Agarwal, Suresh and Renu 158-51-010 Residence 1 Unit 2 2 1172 $89.45 108 Bryant #8 Condominium
6k Ucpinar Sibel and Taskin 158-51-011 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #10 Condominium
6l Lee, Cheryl C 158-51-012 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #12 Condominium
6m Young, Karen K Trustee 158-51-013 Residence 1 Unit 2 2 1030 $83.35 108 Bryant #33 Condominium
6n Loughlin Stephen Trustee 158-51-014 Residence 1 Unit 2 2 1030 $83.35 108 Bryant #35 Condominium
6o GOPALAKRISHNAN VARADARAJAN TRUSTEE AND ET AL 158-51-015 Residence 1 Unit 2 2 1030 $83.35 108 Bryant #37 Condominium
6p Viswanathan Krishnaswamy 158-51-016 Residence 1 Unit 2 2 1030 $83.35 108 Bryant #39 Condominium
6q Manungay, Albert L 158-51-017 Residence 1 Unit 2 2 1059 $84.60 108 B
ryant #41 Condominium
6r Martinez, Wayne & Maria I Trustee 158-51-018 Residence 1 Unit 2 2 1059 $84.60 108 Bryant #43 Condominium
6s SINGH RUTA TRUSTEE 158-51-019 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #34 Condominium
6t Tanouchi Reiko Et Al 158-51-020 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #36 Condominium
6u Kasof, Robert M Trustee 158-51-021 Residence 1 Unit 2 2 1172 $89.45 108 Bryant #38 Condominium
6v Mulyasasmita, Cindy Et Al 158-51-022 Residence 1 Unit 2 2 1172 $89.45 Mulhasasmita, Widya 108 Bryant #40 Condominium
6w Koh Huilin and Wysocki Adalbert 158-51-023 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #42 Condominium
6x Tessler, David 158-51-024 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #44 Condominium
6y Huang, Amy 158-51-025 Residence 1 Unit 2 2 1427 $100.41 108 Bryant #31 Condominium
6z Barchard Frank and Lai Vivian 158-51-026 Residence 1 Unit 2 2 1059 $84.60 108 Bryant #29 Condominium
6aa Karr, Cynthia L. Trustee 158-51-027 Residence 1 Unit 2 2 1059 $84.60 108 Bryant #27 Condominium
6ab Liu Gang Trustee, Ma Meiling Trustee 158-51-028 Residence 1 Unit 2 2 1059 $84.60 108 Bryant #25 Condominium
6ac 158-51-029 Residence 1 Unit 2 2 1059 $84.60
108 Bryant #23 Condominium
6ad Wu, Jonathan 158-51-030 Residence 1 Unit 2 2 1427 $100.41 108 Bryant #21 Condominium
6ae Huang, Jeffrey and Leung Stephanie Siuyan Trust 158-51-031 Residence 1 Unit 2 2 1352 $97.19 108 Bryant #32 Condominium
6af Blake-Burke Living Trust 158-51-032 Residence 1 Unit 2 2 1172 $89.45 108 Bryant #30 Condominium
6ag Gazioglu, Husamettin 158-51-033 Residence 1 Unit 2 2 1172 $89.45 108 Bryant #28 Condominium
6ah Cymrot Allen Trustee 158-51-034 Residence 1 Unit 2 2 1172 $89.45 108 Bryant #26 Condominium
6ai Gimpel, Jon E. Et Al 158-51-035 Residence 1 Unit 2 2 1172 $89.45 108 Bryant #24 Condominium
6aj Phansalkar Shailesh Trust 158-51-036 Residence 1 Unit 2 2 1352 $97.19 108 Bryant #22 Condominium
6ak Singh Kritika 158-51-037 Residence 1 Unit 2 2 1427 $100.41 108 Bryant #19 Condominium
6al Davis Claudette Et Al 158-51-038 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #17 Condominium
6am Kao, Wayne 158-51-039 Residence 1 Unit 2 2 1080 $85.50 108 Bryant #15 Condominium
6an Zhang Ming & Zheng Haiyan 158-51-040 Residence 1 Unit 2 2 1427 $100.41 ENGINEER’S REPORT

CITY OF MOUNTAIN VIEW

DOWNTOWN PARKING MAINTENANCE AND OPERATION ASSESSMENT DISTRICT FISCAL YEAR 2026-27
Assessment Roll
Note: Parcels 5, 6, 7, 8, & 9 were redeveloped during the 1999-2000 Fiscal Year. Parcel 5 is the alley, parcel 6 is the residential development and parcels 7, 8, & 9 have been eliminated. Owner does not appear in existing County database
MOBA

SSALY ROBERT TRUSTEE AND ET AL/XU KATHERINE

TRUSTEE
39 # Property Owner APN/LOCATION LAND USES BUILDING AREA PARKING

DEMAND TOTAL PARKING LAND AREA ASSESSMENT
108 Bryant #13 Condominium
6ao Chan, Darren 158-51-041 Residence 1 Unit 2 2 1352 $97.19 108 Bryant #20 Condominium
6ap Gupta Neeraj and Shilpa K 158-51-042 Residence 1 Unit 2 2 1172 $89.45 108 Bryant #18 Condominium
6aq Su, Hon-Tsing Trustee 158-51-043 Residence 1 Unit 2 2 1172 $89.45 Su, Po-Ming Trustee 108 Bryant #16 Condominium
6ar Berry Kathryn Anne Trustee 158-51-044 Residence 1 Unit 2 2 1352 $97.19 108 Bryant #14 Condominium
11 899 West Evelyn LLC 158-15-039 Office 75475 252 252 16500 $5,636.81 899 W. Evelyn
12 City of Mountain View 158-15-016 Parking Structure #1 $0.00 135 Bryant
13 Chen Mark 158-15-014 Parking for #15 3800 0 0 3120 $134.02 860 Villa Nail Salon
14a* R & S Mountain Plaza LLC 158-16-001 6179 10 24 1199 $520.84 888 Villa Indoor Recreation (Next Level) 2000 14
(1st Floor) Office 4179
14b* R & S Mountain Plaza LLC 158-16-003 Office 6179 21 21 1379 $469.91 888 Villa
(2nd Floor)
14c* R/S Mountain Plaza LLC 158-16-002 Office 6179 21 21 380 $426.99 888 Villa
(2nd Floor)
14d* R & S Mountain Plaza LLC 158-17-001 Office 6179 21 21 1758 $486.19 888 Villa
(3rd Floor)
14e* R & S Mountain Plaza LLC 158-18-001 Office 5800 19 19 1290 $426.97 888 Villa
(4th Floor)
14f* R & S Mountain Plaza LLC 158-18-002 Office 5800 19 19 1108 $419.15 888 Villa
(5th Floor)
15 Chen Mark ET AL 158-15-015 Total 3840 20 4680 $592.14 852-858 Villa Retail & Personal Serv. 3240 18
Apartment 1 Unit 2
16 Hanson America LLC 158-15-013 Total 7638 73 6150 $1,691.74 194-198 Castro Office 3892 13
Restaurant (Agave) 3500 35
Outdoor Patio (Private Seats) 62 Seats 25
17a Chen Chien-Liang & Hsiang-Fang T 158-15-033 Restaurant (La Fontaine) 2247 22 32 3075 $757.87 186 Castro
Outdoor Patio (La Fontaine
Seats) 26 seats 10
17b TU AND CHU CORPORATION ET AL 158-15-032 Restaurant (Udon) 2307 23 34 3075 $796.98 180 Castro
Outdoor Patio (Udon Seats) 28 seats 11
18 Hwang Dynasty LLC 158-15-011 Restaurant (Amarin) 5300 53 67 6150 $1,574.41 174 Castro Outdoor Patio (Amarin #1
Seats) 36 Seats 14
19 Chen, Chien-Liang; Hsiang-Fang W 158-15-010 Restaurant (Doppio) 2997 30 46 3132 $1,034.10 160 Castro
Outdoor Patio (Doppio Seats) 40 seats 16
20 Grand Franklin Inc. 158-15-036 Total 17700 149 9469 $3,320.55 142 - 156 Castro Restaurant
(Asian Box, Blue Line, Ramen) 8000 80
Office 9700 32
Outdoor Patio
(Asian Box, BlueLine,
Ramen Seats)
92 Seats 37
21 Ha Donna Dompling et al 158-15-008 Restaurant
(3 Kingdoms/Teaspoon) 6480 65 70 3690 $1,527.41
134 Castro Outdoor Patio
(3 Kingdom Seats) 12 Seats 5
22 Click Enterprises LLC 158-15-038 Restaurant
(Orens/Joyous Cuisine) 5004 50 73 5859 $1,679.24
124-126 Castro Outdoor Patio
(Joyous Seats) 28 Seats
Outdoor Patio
(Orens Seats) 30 Seats 23
23 Margaretic, Pero & Anka 158-15-006 Restaurant
(Vida) 5000 50 66 5684 $1,534.84
110 Castro Outdoor Patio
(Vida Seats) 40 Seats 16
24 CASTRO MV PROPERTY LLC 158-15-005 Restaurant (Vaso) 2300 23 33 2849 $767.72 108 Castro Outdoor Patio (Vaso 30 Seats) 24 Seats 10
25 Smith, Scott L Trustee 158-15-004 Restaurant (Happy Lamb) 3000 30 35 3210 $822.34 102 Castro Outdoor Patio (Happy Lamb
Seats) 12 Seats 5
26 Xu Lawrence 158-15-003 Retail 480 3 3 480 $79.29
867 W. Evelyn
27 City of Mountain View 158-20-062 Transit Plaza/Centennial Plaza 0 $0.00 Evelyn & Castro
28 TANG KIM C TRUSTEE AND ET AL, TANG BETTY Y TRUSTEE 158-20-014 Total 2440 86 2904 $1,806.54 135-143 Castro Restaurant
(Olympus/Mi Fang) 2440 24
Outdoor Patio
(Olympus/Mi Fang) 156 Seats 62
29a* Trinh Quan LLC 158-19-001 Restaurant
(Amarin #2) 1312 13 24 708 $499.75
147 Castro #1 Outdoor Patio
(Amarin #2 Seats) 28 Seats 11
29b* Trinh Quan LLC 158-19-002 Office 656 2 2 335 $53.50 147 Castro #2a
29c* Trinh Quan LLC 158-19-003 Office 656 2 2 354 $54.32 147 Castro #2b
29d* Trinh Quan LLC 158-19-004 Office 1000 3 3 466 $78.68 147 Castro #3
30 Quan, Trinh LLC 158-20-071 Total 12140 114 5640 $2,471.63 153 Castro Restaurant
(Fu Lum) 7854 79
Office 4286 14
Outdoor Patio
(Fu Lum Seats) 52 Seats 21
31 171 CASTRO PROPERTY LLC 158-20-012 Total 7519 12 5103 $453.87 169-171 Castro Apartments 5 Units 10
*Parcels 10 and 11 merged with recordation of the final map in 2013.

Note: parcel 17 was split during 1994/95; former APN is 158- 15-012
Note: parcel 17 was split during 1994/95; former APN is 158- 15-012
40 # Property Owner APN/LOCATION LAND USES BUILDING AREA PARKING

DEMAND TOTAL PARKING LAND AREA ASSESSMENT
Storage 3200 2
32 Fraternal Order of Eagles Mt View 158-20-011 Meeting Hall 1800 36 36 2639 $817.37 181 Castro
33 158-20-010 Total 9189 89 6588 $2,023.45
185-191 Castro Office 3815 13
Restaurant
(Medeterrian/Eureka) 5374 54
Outdoor Patio
(Eureka/Mediterranean Seats) 56 Seats 22
34 CHEN CHIEN-LIANG TRUSTEE AND ET AL 158-20-009 Total 3000 27 4306 $712.97 CHEN HSIANG-FANG WU TRUSTEE 740-746 Villa Restaurant 2250 23 Retail 750 4
35 Seven Stars Management LLC 158-20-008 Total 5600 38 8625 $1,113.60 702 - 738 Villa Personal Service 3200 18
Retail 800 4
Restaurant
(Seasons) 1600 16
36 City of Mountain View 158-20-072 Parking Lot #4 $0.00 190 Hope
37 C-M Evelyn Station LLC 158-20-015 Office 5800 19 19 7822 $707.55 727 - 747 W Evelyn Ave
38 C-M Evelyn Station LLC 158-20-066 Total 3378 20 2278 $488.97 701 W. Evelyn Restaurant 1344 13
Office 2034 7
39 WANG ANGELA CHIA-I TRUSTEE 158-20-005 Office 8850 30 30 $586.67 105 Hope Street
40 City of Mountain View 158-20-004 Parking Lot #8 $0.00 150 Hope Street
41 HOPE VILLA LP 158-20-003 Medical Office 8227 55 55 11250 $1,558.81 682 Villa
42 ROBERT L TURNBULL AND PAULA S TRUNBULL 158-22-022 U.S. Post Office 12325 62 62 22500 $2,178.93 211 Hope (warehousing and service)
43 Easthope LLC 158-22-021 Residential 9 Units
231-235 Hope Condominiums
43a SANJEKAR VINAYKUMAR RAVINDRA 379 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-086 Condominium
43b ZAMANI BABAK 381 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-087 Condominium
43c PLATO YANICKS AND MARILYN A YANICKS FAMILY TRUST 375 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-088 Condominium
43d SEMPER HOLDINGS LIMITED 377 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-089 Condominium
43e CHIEN GIANNA GALICIA 383 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-090 Condominium
43f LIU SAMSON JAN-TOUA AND WANG CONNIE PIN-CHI 385 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-091 Condominium
43g BENNETT ELIZABETH M ET AL 387 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-092 Condominium
43h YU AN AN 389 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-
093 Condominium
43i BERK MARY H TRUSTEE 391 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-094 Condominium
43j MURPHY GREGORY J 393 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-095 Condominium
43k BERSHADER BRIAN K 395 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-096 Condominium
43l FINLAYSON ROSS S TRUSTEE 397 HOPE ST STE Residence 1 Unit 2 2 937 $79.36 158-23-097 Condominium
44 City of Mountain View 158-22-020 Parking Lot #9 $0.00 2XX Hope
46 660 Dana Street LP 158-22-018 Office 5000 17 17 6325 $604.14 660 W Dana
47 Dana & Hope LLC 158-22-019 Total 5742 36 10925 $1,173.29 676 - 698 W. Dana Restaurant 1955 20
Personal Services 1557 9
Office 2230 7
48 AUBURN HOLDING TRUST 158-22-016 Office 8214 27 27 6540 $808.93 280 Hope
49 LEE JIA HUEAY TRUSTEE AND ET AL 158-22-017 Total 6260 97 5950 $2,152.49 736 - 744 W. Dana Nightclub (Alberto's) 3400 68
Restaurant (Roasters) 2860 29
50 LOS ALTOS HOLDING TRUST 158-22-015 Office 6518 22 22 8400 $791.04 278 Hope
51 City of Mountain View 158-22-014 Parking Lot #5 0 0 $0.00 151 Hope Street
52a Laima LLC 158-22-013 Total 6800 48 5453 $1,172.91
210 Hope Office 3000 10
Restaurant
( Superhot Hot Pot) 3800 38
52b JSK Real Estate LLC 158-22-012 Restaurant
(Fiesta Del Mar) 2325 23 23 3768 $611.64
735 Villa
53 Akkaya Cihan & Serife 158-22-011 Total 7125 40 2360 $883.60 201 Castro Office 5375 18
(761 Villa St) Restaurant
(Red Rock) 1750 18
Outdoor Patio
(Redrock Seats) 10 seats 4
54 215 Castro Street LLC 158-22-009 Total 22561 173 8855 $3,763.52 209 - 227 Castro Office 15600 52
Restaurant
(Poke, Patissiere, St. Stephens) 6961 70
Outdoor Patio
(Poke, Patissiere, St. Stephens
Seats)
173 Seats 51
55 Larnel Inc. 158-22-050 Restaurant
(Don Giovanni) 4625 46 52 6708 $1,305.04
231 - 235 Castro Outdoor Patio
(Don Giovanni Seats) 20 Seats 6
56 Big Stone LLC 158-22-007 Total 3500 41 5040 $1,018.28 All units were sold. Owner does not appear in existing County database.

KATHERINE JANE COBLER 2011 AND KEVIN COBLER 2008

REVOCABLE TRUST
41 # Property Owner APN/LOCATION LAND USES BUILDING AREA PARKING

DEMAND TOTAL PARKING LAND AREA ASSESSMENT
241 Castro Restaurant
(Molly/Gelato) 3500 35
Outdoor Seating
(Molly/Gelato Seats) 16 Seats 6
57 WANG YUAN-CHIN 158-21-002 Residence 1 Unit 2 2 829 $74.72 759-C Villa (1,436 s.f.)
58 Teruel, Irene G 158-22-006 Nightclub
(Opal) 3836 77 77 4340 $1,692.22
251 Castro
59 KLF Limited Partnership 158-22-005 Office 6095 20 20 2434 $495.67 257 Castro
60 KLF Limited Partnership 158-22-004 Total 8484 31 4562 $802.19 257 Castro Offices 7396 25
Retail 1088 6
61 King Shirley Trustee 158-22-003 Restaurant
(Tea Era/Queen House) 1750 18 28 3500 $697.90
271-273 Castro Outdoor Patio
(Tea Era Seats) 24 Seats 10
62 Santa Teresa Associates 158-22-002 Total 3600 19 3500 $521.90 275-277 Castro Retail 3000 17
Office 600 2
63 Topland Associate 158-22-001 Retail 15000 83 83 16100 $2,314.70 279, 285, 293, 299 Castro
762, 774, 786 W. Dana
64 298 Castro Partners LLC 158-13-047 Restaurant
(Nick the Greek) 1500 15 19 1925 $454.25
298 Castro Apartments 2 Units 4
65 Topland Associates 158-13-046 Restaurant
(Ice Kween) 2247 22 22 1423 $491.35
292 Castro
66 MEZZETTA GIORGIO TRUSTEE 158-13-045 Restaurant (Mantra) 2520 25 44 2760 $979.01 288 Castro
Outdoor Seating (Mantra) 48 19
67 Serovpeyan, Martin & Beatriz Trustee 158-13-048 Personal Service 1250 7 7 1275 $191.66 826, 834 W. Dana
68 Dexter, Deborah M. et al 158-13-049 Offices 1775 6 6 2427 $221.59 Dexter, Albert S 838 W. Dana
69 MAH HOWARD S AND WANDA K YU TRUSTEE 158-13-050 Personal Services 1944 11 13 2867 $377.38 842 W. Dana Apartment 1 Unit 2
70 MAH HOWARD S AND WANDA K YU TRUSTEE 158-13-051 Restaurant (Taqueria La Espuela) 1388 14 16 1844 $392.10
854 W. Dana Outdoor Patio Private
(Taqueria Seats) 6 Seats 2
71 Rutenburg, Maria Trustee 158-13-044 Total 19800 69 10821 $1,814.16 282 Castro Personal Services 1500 8
Office 18300 61
72 268 CASTRO LLC 158-13-043 Office 1500 5 5 1777 $174.11 268 Castro
73 The 252 Castro Investment LLC 158-13-042 Total 7650 57 10725 $1,575.37 252-262 Castro Retail 5660 31
Restaurant
(Bonchon) 1990 20
Outdoor Patio
(Bonchon Seats) 16 Seats 6
74 Lee David Don Et Al 158-13-041 Restaurant
(ZhangLiang/Sushi Arashi) 5040 50 64 6149 $1,515.70
240 - 246 Castro Outdoor Patio
(ZhangLiang Seats) 18 Seats 14
Outdoor Patio
(Sushi Arashi Seats) 16 seats
75 236 CASTRO STREET LP 158-13-060 Total 4772 35 2717 $801.16 236 Castro Office 1912 6
Restaurant
(Mervyn's) 2860 29
76 Astarea LLC 158-13-039 Total 9518 188 7450 $3,996.50 228 Castro Nightclub
(Monte Carlo) 9253 185
Restaurant 265 3
77 HENRY YU AND WENDY WANG FAMILY TRUST 158-13-038 Restaurant (Ume Tea) 2300 23 28 2800 $667.84
220 Castro Outdoor Patio
(Ume Seats) 12 Seats 5
78 Bay Area Stronghold Properties LLC 158-13-059 Restaurant (Maison/QBB/Lanzhou 3240 32 52 5005 $1,231.89
212-216 Castro Outdoor Patio
(QBB/Maison Seats) 50 Seats 20
79 Leung Yee Enterprises Inc. 158-13-036 Restaurant
(Hong Kong Bakery) 1050 6 6 989 $159.82
210 Castro
80 Odd Fellows Independent 158-13-035 Meeting Hall 4312 36 36 2107 $794.51 Order-- Mtn. View Lodge #244 200-206 Castro
81 Topland Associates 158-13-034 Personal Service 1134 6 6 1208 $169.22 831-833 Villa
82 Jung Ja Kim LLC 158-13-033 Total 1512 13 1648 $325.01 841-845 Villa Personal Service 504 3
Restaurant (Mi Fen) 1008 10
83 THOM LLC 158-13-032 Total 4060 35 4640 $883.76
853-857-859 Villa Personal Service 1353 8
Restaurant (Katsu/Pho) 2707 27
84 Kao Yo-Ju Trustee 158-13-053 Restaurant (Steins) 8700 87 115 13415 $2,825.15 895 Villa Oudoor Patio (Stein Seats) 70 Seats 28
85 City of Mountain View 158-13-052 Parking Lot #2 0 $0.00 2XX Bryant
86 Villa Development Corp. 158-53-001/020 Residential 20 Units 0 230 Bryant/933 Villa CondominiumsAll units were sold. Owner does not appear in existing County database86a Mirhoseini Azalia 158-53-001 Residence 1 Unit 2 2 945 $79.70 Unit 1 Condominium
86b Lin, Michelle T Trust 158-53-002 Residence 1 Unit 2 2 945 $79.70 Unit 2 Condominium
86c Le, Han Ngoc 158-53-003 Residence 1 Unit 2 2 1260 $93.23 Unit 3 Condominium
86d Nuzzolo Charles and Terry 158-53-004 Residence 1 Unit 2 2 1260 $93.23 Unit 4 Condominium
42 # Property Owner APN/LOCATION LAND USES BUILDING AREA PARKING

DEMAND TOTAL PARKING LAND AREA ASSESSMENT
86e Yang, Henry T Y and Dilling T L 158-53-005 Residence 1 Unit 2 2 1260 $93.23 Unit 5 Condominium
86f AJW Investments LLC 158-53-006 Residence 1 Unit 2 2 1260 $93.23 Unit 6 Condominium
86g Choi, David H Trustee 158-53-007 Residence 1 Unit 2 2 1260 $93.23 Unit 7 Condominium
86h Lee Ben Et Al 158-53-008 Residence 1 Unit 2 2 1260 $93.23 Lee Ian Run-Cheng Unit 8 Condominium
86i Braun, Eric K. 158-53-009 Residence 1 Unit 2 2 1260 $93.23 Unit 9 Condominium
86j Lee William L and Judie B Trustee 158-53-010 Residence 1 Unit 2 2 1260 $93.23 Unit 10 Condominium
86k Lin, David T and Kristin R 158-53-011 Residence 1 Unit 2 2 1260 $93.23 Unit 11 Condominium
86l Lee, Randy C. and Linzi M. 158-53-012 Residence 1 Unit 2 2 1260 $93.23 Unit 12 Condominium
86m Picasso, Dustin ET AL 158-53-013 Residence 1 Unit 2 2 945 $79.70 Unit 13 Condominium
86n Lin, Jung and Theresa Trustee 158-53-014 Residence 1 Unit 2 2 1125 $87.44 Unit 14 Condominium
86o Yang, Henry T Y and Dilling T L 158-53-015 Residence 1 Unit 2 2 720 $70.04 Unit 15 Condominium
86p AJW Investments LLC 158-53-016 Residence 1 Unit 2 2 1125 $87.44 Unit 16 Condominium
86q Kwan, Harry J. and Bernie C. 158-53-017 Residence 1 Unit 2 2 945 $79.70 Unit 17 Condominium
86r Lee Family Trust 158-53-018 Residence 1 Unit 2 2 1508 $103.89 Unit 18 Condominium
86s Lee, Randy Trustee 158-53-019 Residence 1 Unit 2 2 945 $79.70 Unit 19 Condominium
86t KWAN HARRY J AND BERNIE C TRU 158-53-020 Residence 1 Unit 2 2 698 $69.09 Unit 20 Condominium
87 Old Mountain View Properties LLC 158-13-061 Office 67772 226 226 49244 $6,534.86 250 Bryant
93 CITY OF MOUNTAIN VIEW 158-13-029 Apartments 3 Units 6 0 0 $0.00 990-996 W. Dana
94a Pestoni, Floriano and Maldavsky, Miriam 158-12-070 Residential 1 Units 2 2 5000 $253.88 305 Franklin
94b Akalin Emre and Berna 158-12-071 Residential 1 Units 2 2 5000 $253.88 315 Franklin
95 LIM KAP SUP/LIM EUNYOUNG 158-12-034 Total 3570 31 5000 $821.00 975 W. Dana Personal Service 1100 6
(951 W Dana St) Restaurant (Café Terrance) 2470 25
96 Residential Condominiums 158-52-001/008 Residential 8 Units 903-939 W. Dana Condominiums
96a John and Jill Murphy 158-52-001 Residence 1 Unit 2 2 1406 $99.51 903 W. Dana Condominium
96b LAI PETER TUCHEN AND CHEN CRYSTAL RHAN-TSOR 158-52-002 Residence 1 Unit 2 2 1406 $99.51 909 W. Dana Condominium
96c Li m Kelvin Chenhao and Szeto Margaret 158-52-003 Residence 1 Unit 2 2 1406 $99.51 921 W. Dana Condominium
96d 6711 SABADO TARDE LLC 158-52-004 Residence 1 Unit 2 2 1406 $99.51 915 W. Dana Condominium
96e Green Heather 158-52-005 Residence 1 Unit 2 2 1406 $99.51 927 W. Dana Condominium
96f Widen Ilyssa and Johnson Nicholas 158-52-006 Residence 1 Unit 2 2 1406 $99.51 933 W. Dana Condominium
96g Flider, Mark 158-52-007 Residence 1 Unit 2 2 1406 $99.51 945 W. Dana Condominium
96h Wang, Cynthia 158-52-008 Residence 1 Unit 2 2 1406 $99.51 939 W. Dana Condominium
97 Scigliano Albert and Marie Trustee 158-52-030 Residence 1 Unit 2 2 981 $81.25 310 Bryant Townhome
97a Purple Sky Trust Solomennikov 158-52-031 Residence 1 Unit 2 2 2156 $131.72 318 Bryant Townhome
97b Davidson Iain Trustee 158-52-032 Residence 1 Unit 2 2 2366 $140.74 316 Bryant Townhome
97c Henck Steven and Orloff Glennis T 158-52-033 Residence 1 Unit 2 2 2328 $139.11 314 Bryant Townhome
97d SCHAEFER ANNE MODRO & SCHAEFER STEVEN PAUL 158-52-034 Residence 1 Unit 2 2 2366 $140.74 312 Bryant Townhome
97e 2024 TRAUTMANN FAMILY TRUST 158-52-035 Residence 1 Unit 2 2 1780 $115.57 328 Bryant Townhome
97f 320 Bryant LLC 158-52-036 Residence 1 Unit 2 2 2124 $130.35 320 Bryant Townhome
99 Residential Condominiums 158-52-009/028 Residential
332-368 Bryant Condominiums 20 Units
99a Lee, Jessica 158-52-009 Residence 1 Unit 2 2 1215 $91.30 368 Bryant Condominium
99b Nayak Vishal and Marathe Neha 158-52-010 Residence 1 Unit 2 2 1215 $91.30 366 Bryant Condominium
99c Yu, Thomas 158-52-011 Residence 1 Unit 2 2 1215 $91.30 362 Bryant Condominium
99d Tsai, Chia-Husn & Hsiu, Tsu 158-52-012 Residence 1 Unit 2 2 1215 $91.30 364 Bryant Condominium
99e Zielinski David S Trustee 158-52-013 Residence 1 Unit 2 2 1125 $87.44 332 Bryant Condominium
99f Qian Minxue Trustee 158-52-014 Residence 1 Unit 2 2 1170 $89.37 330 Bryant Condominium
99g Tseng Albert and Kuo Candace 158-52-015 Residence 1 Unit 2 2 833 $74.89 336 Bryant Condominium
99h Lin Bruce and Tsang Wai Ki Flavia 158-52-016 Residence 1 Unit 2 2 833 $74.89 334 Bryant Condominium
99i Yang Fan 158-52-017 Residence 1 Unit 2 2 1215 $91.30 360 Bryant Condominium
99j Bowden Carol Ann Trustee 158-52-018 Residence 1 Unit 2 2 1215 $91.30 358 Bryant Condominium
99k Mayer Jeremy F and Sanchez Eva 158-52-019 Residence 1 Unit 2 2 1215 $91.30 356 Bryant Condominium
99l Aiello Frank 158-52-020 Residence 1 Unit 2 2 1215 $91.30 354 Br
yant Condominium
*Parcels 87, 88, 89, 90, 91 and 92 merged with recordation of the final map in 2013.
*Parcels 98 and 99 merged with recordation of the final map in 2001. All units were sold. Owner owns 158-52-013.
43 # Property Owner APN/LOCATION LAND USES BUILDING AREA PARKING

DEMAND TOTAL PARKING LAND AREA ASSESSMENT
99m Lin, Daniel C ET AL 158-52-021 Residence 1 Unit 2 2 1215 $91.30 338 Bryant Condominium
99n Chang, Anthony Shih-Hong 158-52-022 Residence 1 Unit 2 2 1215 $91.30 Wong, Wendy Wing 340 Bryant Condominium
99o Srivatsan Vinodhini 158-52-023 Residence 1 Unit 2 2 1215 $91.30 342 Bryant Condominium
99p MATHIAS AND NICHOLE AGOPIAN FAMILY TRUST 158-52-024 Residence 1 Unit 2 2 1215 $91.30 344 Bryant Condominium
99q CRONIN NIKKI MICHELE 158-52-025 Residence 1 Unit 2 2 1125 $87.44 350 Bryant Condominium
99r Lai, Danny C Trustee Et Al 158-52-026 Residence 1 Unit 2 2 1170 $89.37 Chang, Emily Trustee 348 Bryant Condominium
99s ZHANG ZIXIAO AND WANG BING TRUSTEE 158-52-027 Residence 1 Unit 2 2 833 $74.89 346 Bryant Condominium
99t HUANG ALLEN PIN HSIU AND MOK JESSICA TRUSTEE 158-52-028 Residence 1 Unit 2 2 833 $74.89 352 Bryant Condominium
100 Morales Calbry LLC 158-12-041 Vacant Lot N/A 0 0 6973 $299.52 380 Bryant
101 Morales Calbry LLC 158-12-039 Vacant Lot N/A 0 0 7500 $322.16 380 Bryant
102 Morales Calbry LLCl 158-12-040 Vacant Lot N/A 0 0 6042 $259.53 380 Bryant
(California St)
103 City of Mountain View 158-12-051 Parking Lot #3 0 0 $0.00 850 California
104 303 BRYANT PROPERTY OWNER LLC 158-12-050 Office 56250 188 188 17591 $4,432.10 303 Bryant
105 HON Management Inc 158-12-052 Restaurant
(Crepevine & Mongolian BBQ) 4472 45 74 8700 $1,820.83
300 - 304 Castro Outdoor Patio
(Crepevine, Mongolian Seats) 72 Seats 29
106 Hass, Evon K Trustee Et Al 158-12-053 Retail
(East West Books) 14850 83 83 13050 $2,183.69
Robertson, Marilyn C 312 & 324 Castro
107 WAGNER LOUIS J TRUSTEE 158-12-054 Retail
(Ava's) 10903 61 75 9280 $1,865.30
340 Castro Outdoor Patio
(Ava's seats) 34 Seats 14
108 KWAN JOHN C AND SUSAN T ET AL 158-12-055 Total 7823 75 11250 $1,949.92 360 Castro Personal Service 726 4
364, 368 Castro Restaurant
(vacant) 7097 71
109 Capitina Michael 158-12-056 Office 1500 5 5 3750 $258.86 372 Castro
110 SAGUARO MANAGEMENT LLC 158-12-057 Office 1050 4 4 2250 $174.87 380 Cas
tro
111 M DESIGNS PROPERTIES LLC 158-12-058 Office 5250 18 18 5250 $577.52 382 CASTRO ST
113 MOULDS 500 FORBES ASSOCIATES LLC 158-12-060 Total 25100 265 8276 $5,537.78 800 California Retail 1500 8
Office 18600 62
Restaurant
(Limon) 5000 186
Outdoor Patio
(Limon seats) 22 Seats 9
114 383 Castro Street LLC 158-23-034 Restaurant
(Ludwigs) 1500 15 77 8580 $1,874.35
383 Castro Outdoor Seating
(Ludwig's) 156 outside seats 62
115 756 California LLC 158-23-082 Personal Service 2440 14 14 2460 $379.45 756 California
116 Contento, George & Rose M Trust 158-23-035 Total 4650 25 6938 $786.91 361 Castro Retail 3100 16
369, 375 Castro Personal Service 1550 9
117 TU MING TANE 158-23-036 Total 12035 103 12259 $2,540.83 357 Castro Personal Service 600 3
Office 4335 14
Restaurant
(Sakoon, Rumble Fish) 7100 71
Outdoor Seating
(Sakoon, Mr Bao) 38 seats 15
118 Farley David E Trustee 158-23-037 Retail
(Fireplace Elements) 5000 28 28 6750 $837.50
345 Castro
119 Farley David E Trustee 158-23-038 Total 3340 40 2700 $898.21 341 Castro Restaurant
(Café Baklava) 2710 27
Outdoor Patio
(Café Baklava Seats) 22 Seats 9
Medical office 630 4
120 329 Castro St Associates LLC 158-23-100 Total 4125 33 4532 $840.01 331 Castro Office 2955 10
Wine Bar
(Rootstock) 500 5
Outdoor Patio
(Rootstock Seats) 44 Seats 18
121 Mills Leslie K Trustee Et Al 158-23-083 Total 18500 103 10333 $2,458.10 321 Castro Office 9250 31
315, 317, 319 Castro Retail
(Books) 6350 35
Restaurant
(Paris) 2900 29
Outdoor Patio
(Paris Seats) 19 Seats 8
123 SHP Castro LLC 158-23-106 Total 10304 38 4664 $943.46 123 SHP Castro LLC 301 Castro Office 7872 26 38 4664 $943.46 Retail 2432 12
123a SHP Castro LLC 158-23-042 Total 8383 31 3139 $741.06 301 CASTRO ST Office 6792 23
Note: Parcels 111 and 112 were combined.

There is no longer a parcel 112
Note: parcels 122 and 123 were combined during 1994/95; former APN's are 158-23-040 & 158-23-041. There is no longer a parcel 122.
44 # Property Owner APN/LOCATION LAND USES BUILDING AREA PARKING

DEMAND TOTAL PARKING LAND AREA ASSESSMENT
Retail 1591 8
124 Wu Cheery & Kyo-Ko Trustee 158-23-029 Restaurant
(Kakaroto) 2800 28 28 3120 $681.58
743 W. Dana
125 AJL Investment Group LLC 158-23-030 Auto Service 2920 16 16 9960 $740.72 705 W. Dana
725 W Dana
126 City of Mountain View 158-23-031 Parking Lot #6 0 $0.00 3XX Hope
127 JONES JAMES CARROLL JR TRUSTEE ET AL 158-23-032 Apartments 6 Units 6 6 6300 $387.95 392 Hope
128 Dana Properties LLC 158-23-019 Total 6700 45 11250 $1,363.25 607 W. Dana Personal Service 4900 27
617, 619, 621, 633 W Dana Restaurant 1800 18
129 Pacific Bell 158-23-028 Public Utility 60161 241 241 46705 $6,719.14 305 Hope
130 United Methodist Church 158-23-045 Church 8750 51 0 14000 $601.36 748 Mercy
131 City of Mountain View 158-23-044 Parking Lot #7 $0.00 484 Hope
132 PAU-BROKAW LLC 158-23-043 Office 10817 36 36 12600 $1,245.23 707 California
133 Stratford Carol A Truste 158-23-048 Total 30500 182 16411 $4,264.08 401 Castrro Restaurant (Scratch) 9318 93
Outdoor Patio (Scratch Seats) 46 seats 18
Office 21184 71
134 LING WONG AND DAVID WONG FAMILY PARTNERS 158-23-047 Total 15,947 99 29845 $3,218.00 421 - 485 Castro Office 7750 26
Medical Office 2200 12
Retail 1275 7
Restaurant (Casa) 4722 47
Restaurant (Casa seats) 18 Seats 7
135 Mountain View Professional 158-23-046 Total 7640 32 9600 $1,038.15 495 Castro Medical Office 3000 17
Office 4640 15
136* Gerald & Shirley Giusti Living Trust 158-21-003 Residence 1386 2 2 800 $73.48 759-B Villa
137* Liew, Kwang S & Desiree K Trustee 158-21-001 Office 2050 7 7 1183 $187.71 759-A Villa
138 Sandpatt LLC 158-22-010 Office 7549 25 25 3379 $634.04 200 Blossom
6,084.00 6,065.00 931220 $158,606.00
Parking required Total Parking
Required**
Land Area
(sq ft ) Total Assessment
BASIS FOR ASSESSMENT:
75%-Parking Spaces $118,606
25%-Land Area $40,000
Total $158,606
$19.55581204
$0.042954404
Notes:
* Indicates a condominium lot where the land area is prorated based upon the number and size of condominium lots. The term "ou tside seats" refers to outdoor restaurant seats on private property and public property, for which a different parking standard applies in the Zoning Ordinance than for indoor seating. ** For Assessment Parcel No. 130, a credit will be given for the land use component to offset services provided to the community. The number of parking spaces assigned to the existing land use on Assessment Parcel No. 130 is zero (0).

Dollars per required parking space
Dollars per square foot of land area
45 APPENDIX A – OFF STREET PARKING REQUIREMENTS

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(Supp. No. 35, Update 2)

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SEC. 36.32.50. Required number of parking spaces.

Each land use shall provide the minimum number of off-street parking spaces required by this Section, inclusive of accessible and electric vehicle (EV) charging spaces required per Chapter 8 of the city code. a. Uses not listed. Land uses not specifically listed in subsection c below shall provide parking as required by the zoning administrator. In determining appropriate off-street parking requirements, the zoning administrator shall use the requirements of subsection c below as a general guide in determining the minimum number of off-street parking spaces necessary to avoid undue interference with public use of streets and alleys.
b. Exemptions.

1. Parking requirements near major transit stops.
(a) No minimum number of parking spaces is required for residential or nonresidential development on properties located within one-half (1/2) mile of a major transit stop as defined in Section 21155 of the Public Resources Code, unless the city makes written findings in accordance with Government Code Section 65863.2 (b). (b) Subsection (a) above shall not apply to a project where any portion is designated for use as a hotel (except a residential hotel as defined in Section 50519 of the Health and Safety Code), motel, bed and breakfast inn or other transient lodging (i.e., short-term rentals), which shall instead meet the minimum number of parking spaces required for each applicable use in subsection c (Parking requirements by land use), below. Notwithstanding subsection (a), an event center shall provide parking as required for employees and other workers.
(c) Any new development exempt from minimum parking standards per Government Code Section 65863.2 must provide electric vehicle equipment-installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development as required by Government Code Section 65863.2(f). (d) If parking is provided voluntarily under subsection (a), the city may impose requirements for car-share vehicles, require spaces for public use or require parking owners to charge for parking.

2. Moffett Boulevard general plan change area.
(a) No minimum number of parking spaces is required for the residential component of any development in the Moffett Boulevard general plan change area. c. Parking requirements by land use. The following minimum number of parking spaces shall be provided for each use:

REQUIRED PARKING BY LAND USE
Land Use Type Vehicle Spaces Required Bicycle Spaces Required Manufacturing and General Industrial
Manufacturing and
industrial, general
1 space for each 250 sq. ft. of gross floor area plus 1 space for each vehicle operated in connection with
each on-site use
5 percent of vehicle spaces
Recycling facilities Space shall be provided for the anticipated peak load of customers to circulate, park and deposit recyclable
materials. If the facility is open to the public, an on- None
46 APPENDIX A – OFF STREET PARKING REQUIREMENTS

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(Supp. No. 35, Update 2)

Page 2 of 5 ends

site parking area shall be provided for a minimum of
10 customers at any one time
1 employee parking space shall be provided on-site for
each commercial vehicle operated by the processing
center
5 percent of vehicle spaces
Recreation, Education, Public Assembly Uses
Child day-care
centers
1 space for each employee, plus 1 space for every 15
children for visitor parking and drop-off areas
2 percent of vehicle spaces
Churches,
mortuaries
1 space for each 170 sq. ft. of gross floor area 5 percent of vehicle spaces for churches; 2 spaces for
mortuaries
Indoor recreation and fitness centers
Arcades 1 space for each 200 sq. ft. of gross floor area 5 percent of vehicle spaces Bowling alleys Parking study required
Dance halls Parking study required None
Health/fitness
clubs
1 space for each 200 sq. ft. of gross floor area 5 percent of vehicle spaces Libraries and
museums
Parking study required 5 percent of vehicle spaces
Membership
organizations
1 space for every 3.5 fixed seats 5 percent of vehicle spaces Pool and billiard
rooms

2.5 spaces for each table 5 percent of vehicle spaces
Schools Parking study required Parking study required
Studios for dance,
art, etc.
1 space for each 2 students 5 percent of vehicle spaces Tennis/racquetball
courts
Parking study required 5 percent of vehicle spaces
Theaters and
meeting halls
1 space for every 3.5 fixed seats 5 percent of vehicle spaces Residential Uses
Accessory dwelling
units
1 space per unit, except if compliant with Section

36.12.75 None
Affordable housing
development
(100% affordable
units, excluding
manager units)
No minimum required 1 space per unit; and
1 space per 20 units for guests
Dual urban
opportunity
development
1 covered space per unit, except if compliant with
Section 36.13.75.

None
Multi-family
dwellings
Studio unit 1.5 spaces per unit, 1 space
shall be covered
1 space per unit
(refer to Section 36.32.85 a.1)
1-bedroom unit
less than or equal
to 650 sq.ft.

1.5 spaces per unit, 1 space
shall be covered
47 APPENDIX A – OFF STREET PARKING REQUIREMENTS

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(Supp. No. 35, Update 2)

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1-bedroom unit
greater than 650
sq.ft.
2 spaces per unit, 1 space shall
be covered
2 bedrooms or
more
2 spaces per unit, 1 space shall
be covered
Guest 15 percent of the parking
spaces required for the project
shall be conveniently located
for guest parking. The zoning
administrator may increase the
parking requirement to 2.3
spaces per unit if needed to
ensure adequate guest spaces
1 space per 10 units
Rooming and
boarding houses
Parking study required Parking study required
Rowhouse
developments
Studio unit 1.5 spaces per unit, 1 space
shall be covered
1 space per unit
1-bedroom or more 2 covered spaces
Guest Guest parking shall equal, in
total, an additional 0.3 space
for each unit
Senior congregate
care housing

1.15 spaces per unit; half the spaces shall be covered 2 percent of vehicle spaces Senior care facility Parking study required Parking study required Single-family
housing and each
dwelling unit in a
duplex
2 spaces, 1 of which shall be covered None
Single-room
occupancies
1 space per dwelling unit; plus 1 for every nonresident employee. Reduction of up to 0.50 space per unit may
be granted through the conditional use permit process
1 space per 10 units
Small-lot, single-
family
developments
2 spaces, one of which shall be covered, and 0.50
guest space per unit
None
Townhouse
developments
Per unit 2 spaces, one shall be covered 1 space per unit Guest Guest parking shall equal in
total an additional 0.6 space for
each unit, for an aggregate
ratio of 2.6 spaces for each unit
Retail Trade
Auto, mobile
home, vehicle and
parts sale
1 space for each 450 sq. ft. of gross floor area for
showroom and office, plus 1 space for each 2,000 sq.
ft. of outdoor display area, plus 1 space for each 500
sq. ft. of gross floor area for vehicle repair, plus 1
space for each 300 sq. ft. of gross floor area for the
parts department
5 percent of vehicle spaces
Furniture,
furnishings and
1 space for each 600 sq. ft. of gross floor area 5 percent of vehicle spaces 48 APPENDIX A – OFF STREET PARKING REQUIREMENTS

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(Supp. No. 35, Update 2)

Page 4 of 5 ends

home equipment
stores
Plant nurseries Parking study required Parking study required Restaurants, Cafés, Bars, Other Eating/Drinking Places
Take-out only 1 space for each 180 sq. ft. of gross floor area Fast food (counter
service)
1 space for each 100 sq. ft.; minimum 25 spaces 5 percent of vehicle spaces Table service 1 space for each 2.5 seats or 1 space for each 100 sq. ft. of gross floor area, whichever is greater

Outdoor seating 1 space for each 2.5 seats
Retail Stores
General
merchandise
1 space for each 180 sq. ft. of gross floor area 5 percent of vehicle spaces Warehouse retail Parking study required Parking study required Service stations 1 space for each 180 sq. ft. of gross floor area None Shopping centers 1 space for each 250 sq. ft. of gross floor area 5 percent of vehicle spaces Service Uses
Animal service
establishment
1 space for each 200 sq. ft. of gross floor area 2 percent of vehicle spaces Banks and financial
services
1 space for each 300 sq. ft. of gross floor area, plus 1 space per ATM
5 percent of vehicle spaces
Hotels and motels 1 space for each guest room, plus 1 space for each 2 employees, plus as required for ancillary uses
2 percent of vehicle spaces
Medical Services
Clinics, offices, labs,
under 20,000
square feet
1 space for each 150 sq. ft. of gross floor area 5 percent of vehicle spaces Clinics, offices, labs,
greater than 20,000
square feet
1 space for each 225 sq. ft. of gross floor area 2 percent of vehicle spaces Extended care 1 space for each 3 beds, plus 1 space for each employee

Hospitals 1 space for each patient bed
Offices,
administrative,
corporate, research
and development
1 space for each 300 sq. ft. of gross floor area 5 percent of vehicle spaces Personal services 1 space for each 180 sq. ft. of gross floor area 5 percent of vehicle spaces Vehicle washing Parking study required None
Repair and Maintenance—Vehicle
Lube-n-tune 2 spaces per service bay None
Repair garage 5 spaces, plus 1 space for each 200 sq. ft. of gross floor area
None
Storage, personal
storage facilities
1 space for each 2,000 sq. ft. of gross floor area plus 2 spaces for any resident manager
None
Warehousing and
data centers
1 space for each 500 sq. ft. of gross floor area plus 1 space for each company vehicle
5 percent of vehicle spaces
49 APPENDIX A – OFF STREET PARKING REQUIREMENTS

Created: 2026-03-17 09:50:16 [EST]
(Supp. No. 35, Update 2)

Page 5 of 5 ends

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 3.17, § 5, 4/25/17; Ord. No. 5.18, § 8, 4/24/18; Ord. No. 20.19, § 8, 12/10/19; Ord. No. 7.20, § 5, 6/23/20; Ord. No. 4.22, § 26, 4/12/22; Ord. No. 01.2024, § 24, 1/23/24; Ord. No.

10.2024, § 2, 12/10/24.)

50 COMMUNITY DEVELOPMENT DEPARTMENT

ECONOMIC DEVELOPMENT DIVISION
500 Castro Street, P.O. Box 7540
Mountain View, CA 94039-7540
650-903-6457 | MountainView.gov
March 25, 2026

ANNUAL RENEWAL OF THE DOWNTOWN PARKING MAINTENANCE ASSESSMENT DISTRICT (PARKING DISTRICT)
Dear Downtown Property Owner:

The City of Mountain View is undertaking the annual renewal of the Downtown Parking Maintenance Assessment District (Parking District). The Parking District has been in existence since 1979 and supports the continued maintenance and operations of downtown public parking facilities. Downtown property owners created the Parking District (Enclosure—Parking District Map) under the premise that both commercial and residential properties in the Parking District benefit equally from the provision and maintenance of public parking facilities regardless of the use and location of the property relative to the public parking facilities and the amount of a parking provided on-site.

The purpose of the renewal is to approve the annual assessments through a City Council meeting on May 12, 2026. Each year since 1979, the assessment formula has been uniformly applied to all property owners within the Parking District. The formula is based 75% on land use parking demand and 25% on parcel area.

Any increase to the fixed annual total Parking District assessment amount of $158,606, an expansion of the Parking District’s boundaries, or a modification of the formula would trigger the requirement for a Parking District-wide vote. Staff is recommending the total assessment, formula, and Parking District boundaries remain the same as the previous year.

The Parking District continues to fund the maintenance and operations of the downtown public parking system, and the Parking District also funds the continued implementation of downtown parking projects.

Current projects include the implementation of the Downtown Parking Strategy. For more information about downtown parking, visit our website, https://econdev.mountainview.gov/downtown/downtown-parking- permits. If you have any questions or need additional information, contact Amanda Rotella at [email protected] or 650-903-6457. Thank you for your continued support in making downtown Mountain View successful.

Sincerely,
Amanda Rotella
Economic Vitality Manager
Enclosure: 1. Parking District Map
APPENDIX B – RENEWAL LETTER
51 /0/i255/2 /3 /2 /4 /5 /6 /i255 /7 /3 /2
/3 /8 /4 /4 /7 /i255 /9 /10
/0/i255/11 /7 /6 /7 /i255 /9 /10
/12 /7 /4 /8 /13/14/15/6 /8 /7 /i255 /9 /10
/16/2/15 /12 /5 /i255 /9 /10
/9 /i255 /9 /17/14/15/2 /4 /8 /6 /2 /i255 /18 /4 /3 /11 /14/7/19 /i255 /9 /10
/13 /15 /7 /6 /19 /4 /8 /6 /i255 /9 /10
/18 /15 /5 /7 /6 /10 /i255 /9 /10
/12 /7 /9 /10 /15/14/i255/9 /10
/17/14/20/2 /i255 /9 /10
/3 /8 /2/0/i255/9 /10
/21
/21 /21
/22
/24
/25
/26
/27 /28
/23
/29
/12 /2 /6 /10 /15 /7 /4 /i255 /2 /30 /20 /5
/31 /32 /33 /34 /35 /32 /36 /37
/38 /32 /35 /39 /36 /37/40/i255/33 /42/34
/12 /17 /2 /15 /15 /5 /i255 /4 /7 /6 /2/0/8/4 /11 /i255 /12 /17 /2 /15 /15 /5 /i255 /4 /6 /18 /4/14/9/9/14/16/i255/4 /6
/43 /44
/44 /47 /48
/43 /49
/43 /47
/43 /44
/43 /44
/50 /50
/51 /45 /51
/49 /49 /46 /45
/52 /53 /54 /55 /56 /57 /i255 /52 /59 /54 /60 /56 /61 /62 /i255 /59 /63 /63 /64/65/53/66 /52 /53 /54 /55 /56 /57 /i255 /52 /59 /54 /60 /56 /61 /62 /i255 /61 /64 /57 /i255 /59 /63 /63 /64/65/53/66 /67 /59 /63 /57 /54 /59 /56 /61 /i255 /68 /57 /59 /57 /56 /64 /61 /69 /57 /59 /i255 /68 /57 /59 /57 /56 /64 /61
/66 /64/65/61/57 /64/65/61/i255 /52 /59 /54 /60 /56 /61 /62 /i255 /70 /59 /67 /56 /63 /56 /57 /56 /53 /68 /61 /71 /55 /72 /53 /54 /i255 /64 /70 /i255 /68 /52 /59 /67 /53 /68 /i255 /56 /61 /i255 /63 /64 /57 /52 /59 /54 /60 /56 /61 /62 /i255 /66 /56 /68 /57 /54 /56 /67 /57 /i255 /72 /64 /71 /61 /66 /59 /54 /73 /45 /46 /47
APPENDIX C – DOWNTOWN PARKING FACILITIES MAP
52 /0/i255/2 /3 /2 /4 /5 /6 /i255 /7 /3 /2
/3 /8 /4 /4 /7 /i255 /9 /10
/0/i255/11 /7 /6 /7 /i255 /9 /10
/12 /7 /4 /8 /13/14/15/6 /8 /7 /i255 /9 /10
/16/2/15 /12 /5 /i255 /9 /10
/9 /i255 /9 /17/14/15/2 /4 /8 /6 /2 /i255 /18 /4 /3 /11 /14/7/19 /i255 /9 /10
/13 /15 /7 /6 /19 /4 /8 /6 /i255 /9 /10
/18 /15 /5 /7 /6 /10 /i255 /9 /10
/12 /7 /9 /10 /15/14/i255/9 /10
/17/14/20/2 /i255 /9 /10
/3 /8 /2/0/i255/9 /10
/21
/21 /21
/22
/24
/25
/26
/27 /28
/23
/29
/12 /2 /6 /10 /15 /7 /4 /i255 /2 /30 /20 /5
/31 /32 /33 /34 /35 /32 /36 /37
/38 /32 /35 /39 /36 /37/40/i255/33 /42/34
/12 /17 /2 /15 /15 /5 /i255 /4 /7 /6 /2/0/8/4 /11 /i255 /12 /17 /2 /15 /15 /5 /i255 /4 /6 /18 /4/14/9/9/14/16/i255/4 /6
/43 /44
/44 /47 /48
/43 /49
/43 /47
/43 /44
/43 /44
/50 /50
/51 /45 /51
/49 /49 /46 /45
/i255 /52 /59 /54 /60 /56 /61 /62 /i255 /59/52
/52
/67
/69
/53
/53
/59
/57
/54
/54
/59
/63
/55
/55
/57
/i255/68
/54
/56
/56
/57
/57
/57
/59
/59
/i255/52
/56
/57
/61
/59
/56
/i255
/64
/68
/54
/61
/57
/60
/59
/56
/61
/57
/62
/56/64
/i255/61
/61
/63
/64
/63
/57
/64
/i255
/59
/65/53
/63/63
/66
/64/65/53/66
/66 /64/65/61/57 /64/65/61/i255 /52 /59 /54 /60 /56 /61 /62 /i255 /70 /59 /67 /56 /63 /56 /57 /56 /53 /68 /61 /71 /55 /72 /53 /54 /i255 /64 /70 /i255 /68 /52 /59 /67 /53 /68 /i255 /56 /61 /i255 /63 /64 /57 /52 /59 /54 /60 /56 /61 /62 /i255 /66 /56 /68 /57 /54 /56 /67 /57 /i255 /72 /64 /71 /61 /66 /59 /54 /73 /45 /46 /47
Attachment 2
53 City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 206022, Version: 1
Appropriation of Senate Bill 129 Funds for the Lot 12 Affordable Housing Project Adopt a Resolution of the City Council of the City of Mountain View appropriating $8,000,000 in State Funds Received Pursuant to Senate Bill 129 for the Lot 12 Affordable Housing Project, to be read in title only, further reading waived (Attachment 1 to the Council Report). (Five votes required) City of Mountain View Printed on 5/7/2026Page 1 of 1
powered by Legistar™
54 DATE:

May 12, 2026
CATEGORY:

Consent
DEPT.:

Housing Department

TITLE: Appropriation of Senate Bill 129 Funds
for the Lot 12 Affordable Housing Project

RECOMMENDATION

Adopt a Resolution of the City Council of the City of Mountain View appropriating $8,000,000 in State Funds Received Pursuant to Senate Bill 129 for the Lot 12 Affordable Housing Project, to be read in title only, further reading waived (Attachment 1 to the Council r eport). (Five v otes required)

BACKGROUND

In July 2021, the State adopted Senate Bill (SB) 129, which included $8.0 million in State funding for affordable housing in Mountain View. This funding was secured through the leadership of State Senator Josh Becker and is intended to support the City’s Lot 12 project, a 120 -unit affordable housing development in downtown Mountain View. The City subsequently accepted the funds through the California Department of Housing and Community Development and incorporated them into the City’s funding for Lot 12, which totals $23.45 million.

On March 14, 2023, the City Council appropriated $ 8.0 million in SB 129 funds for the Lot 12 project, which was subsequently reappropriated in the Fiscal Year 2023-24 Adopted Budget. As the funds were not expended during the fiscal year, the appropriation lapsed in accordance with the City’s budget policies and is no longer available for expenditure.

ANALYSIS

The proposed action is a technical budget “clean-up” item necessary to align prior Council actions with the City’s current budget process. This action includes reappropriating previously approved SB 129 funds that lapsed and are not currently budgeted for expenditure. It does not represent new funding or an increase in the City’s total commitment of $23.45 million f or the project .

Rather, it formalizes the reappropriation and availability of previously awarded and accepted State SB 129 funds for their intended use for the Lot 12 project. This appropriation clean -up 55 Appropriation of Senate Bill 129 Funds for the Lot 12 Affordable Housing Project May 12, 2026

Page 2 of 3 ends

action will make the funds in the executed loan agreement available for project costs and will not impact project timing; construction has already begun and is expected to be completed in 2028.

Appropriating the funds at this time will:

• Make the $8 million in State funding available in the 2025- 26 Fiscal Year Budget , with any unspent funds reappropriated in future fiscal years through the budget process;

• Allow staff to include the funds in the project’s purchase order and disbursement process , allowing the developer’s construction cost invoices to be paid; and

• Ensure consistency between Council -approved project financing and the City’s accounting records.

The SB 129 funds will continue to be provided to the developer as a loan under the same general terms and conditions as other City housing funds for the project.

FISCAL IMPACT

There is no impact to the City’s General Fund or housing funds, as this action does not increase the City’s total subsidy commitment. Instead, it enables the use of SB 129 funds that have already been secured and received from the State.

Approval of the recommended action will appropriate $8,000,000 in previously awarded State SB 129 funds into the Lot 12 project budget for Fiscal Year 2025-26, making the funds available for expenditure.

LEVINE ACT

California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to- play-limits-and-prohibitions.html

Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.

EXEMPT FROM THE LEVINE ACT
☒ General policy and legislative actions
56 Appropriation of Senate Bill 129 Funds for the Lot 12 Affordable Housing Project May 12, 2026

Page 3 of 3 ends

ALTERNATIVES

1. Do not appropriate the SB 129 funds to the Lot 12 project.

2. Provide other direction.

PUBLIC NOTICING

Agenda posting.

Prepared by:

Julie Barnard
Affordable Housing Manager
Approved by:

Wayne Chen
Housing Director

Audrey D. Seymour
Assistant City Manager

Attachment: 1. Resolution

57 Attachment 1
-1-

CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW APPROPRIATING $8,000,000 IN STATE FUNDS RECEIVED PURSUANT TO SENATE BILL 129 FOR THE LOT 12 AFFORDABLE HOUSING PROJECT

WHEREAS, in July 2021, the State of California adopted Senate Bill (SB) 129, which included an appropriation of $8,000,000 in State funding for affordable housing in the City of Mountain View; and

WHEREAS, the SB 129 funding was secured through the leadership of State Senator Josh Becker and is intended to support the City’s Lot 12 affordable housing project, which is a 120 - unit affordable housing development in downtown Mountain View; and

WHEREAS, on December 7, 2021, the City Council adopted Resolution No. 18625, which authorized the City Manager or Designee to accept and execute an agreement with the State of California Department of Housing and Community Development for $8 million in state funding appropriated through SB 129; and

WHEREAS, on March 14, 2023, the City Council appropriated the $8 million in SB 129 funds to be used for the construction/permanent loan for the Lot 12 affordable housing project; and

WHEREAS, the appropriation of SB 129 funds from March 14, 2023, lapsed in accordance with the City’s budgetary policies because the funds were not expended within the fiscal year; and

WHEREAS, the SB 129 funds have been identified as a key component of the financing for the Lot 12 affordable housing project and are necessary to support its development; and

WHEREAS, it is necessary to appropriate and budget the SB 129 funds in the current fiscal year to make them available for expenditure; now, therefore, be it

RESOLVED: that the City Council of the City of Mountain View appropriates $8,000,000 in State funds received pursuant to Senate Bill 129 for the Lot 12 Affordable Housing Project; and be it

FURTHER RESOLVED: that the City Council of the City of Mountain View hereby amends the Fiscal Year 2025 -26 Budget to include the appropriation of $8,000,000 in State funds received pursuant to Senate Bill 129 for the Lot 12 Affordable Housing Project; and be it

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FURTHER RESOLVED: that the City Council of the City of Mountain View authorizes the City Manager or designee to take all necessary actions to implement this resolution.

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59 City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 206032, Version: 1
309 Moorpark Way, Tract No. 10677-Final Map
Adopt a Resolution of the City Council of the City of Mountain View Approving a Final Map for Tract No. 10677, 309 Moorpark Way, Accepting Dedications, Making Findings as Required by Chapter 28 of the Mountain View City Code, and Authorizing Execution of an Improvement Agreement as a Condition to Final Map Approval, to be read in title only, further reading waived (Attachment 1 to the Council report).

City of Mountain View Printed on 5/7/2026Page 1 of 1
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60 DATE:

May 12, 2026
CATEGORY:

Consent
DEPT.:

Public Works

TITLE: 309 Moorpark Way, Tract No. 10677–
Final Map

RECOMMENDATION

Adopt a Resolution of the City Council of the City of Mountain View Approving a Final Map for Tract No. 10677, 309 Moorpark Way , Accepting Dedications, Making Findings as Required by Chapter 28 of the Mountain View City Code, and Authorizing Execution of an Improvement Agreement as a Condition to Final Map Approval, to be read in title only, further reading waived (Attachment 1 to the Council report).

BACKGROUND

On March 13, 2025, the City Council adopted Resolution No. 18972 conditionally approving a Vesting Tentative Map to create 22 residential lots and five common lots at 309 Moorpark Way (Application No. PL-2023-205).

ANALYSIS

The developer has met all conditions of approval relating to the final map (Exhibit A to Attachment 1), and the disposition of these conditions (Attachment 2) is as follows:

1. The final map was reviewed and is ready for approval and recordation. The map is in substantial conformance with the Vesting Tentative Map.

2. The subdivision guarantee, County Tax Collector’s letter regarding unpaid taxes for assessment, and subdivision security were submitted to the City.

3. A soils report was prepared and referenced on the final map. The developer, through its registered soils engineer/geologist, has certified that the project complies with the requirements of the State Seismic Hazard Map Act.

4. A copy of the final map is attached to this report (Exhibit A to Attachment 1).

61 309 Moorpark Way, Tract No. 10677–Final Map
May 12, 2026

Page 2 of 4 ends

5. The developer paid subdivision fees, including the map check fee, plan check fee, and construction inspection fee. The project qualifies for impact fee deferral pursuant to Senate Bill 937, codified at Government Code Section 66007, and the developer has elected to defer payment of the Park Land Dedication Fee, water capacity fee, sewer capacity fee, and transportation impact fee, until issuance of the certificate of building occupancy.

6. The developer has offered to dedicate public streets in fee on the map to widen Moorpark Way and Sylvan Avenue.

7. The developer has offered to dedicate public and private utility easements on the map for the on-site utilities and access, which were approved by Public Works, AT&T, PG&E, and Comcast.

8. Covenants, Conditions, and Restrictions (CC&Rs) have been submitted by the developer and approved by the City Attorney’s Office and the Community Development Department.

9. The developer signed an improvement agreement to construct public and private improvements and submitted the required bonds and insurance.

10. The Public Works Department approved the improvement plans for the public and private improvements.

11. The overhead utility lines along the project frontage and all on-site telephone, electric, and cable television services shall be placed underground.

12. The development complies with the relevant provisions of Chapters 27 and 28 of the Mountain View City Code and the City’s Standard Design Criteria.

13. The map is consistent with the Planned Unit Development Permit and Development Review Permit, Application No. PL-2023-204, and conditions of approval.

14. The Vesting Tentative Map was approved on Ma rch 13, 2025, and the final map is recommended for approval within 24 months of the expiration date, meeting the requirements of the Subdivision Map Act.

After the March 13, 2025 Council approval of the project, in response to feedback received, staff and the applicant further evaluated alternatives to provide a secondary driveway access to serve the development. In addition to the originally proposed driveway on Sylvan Avenue, the project now includes a second driveway access onto Moorpark Way.

62 309 Moorpark Way, Tract No. 10677–Final Map
May 12, 2026

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ENVIRONMENTAL REVIEW

Approval of the final map and the improvement agreement is exempt from the California Environmental Quality Act, Public Resources Code Section 21000, et seq . (CEQA) pursuant to Public Resources Code Section 21080(b)(1) (ministerial projects) and CEQA Guidelines Section 15268 (ministerial projects).

FISCAL IMPACT

The developer, MV Kenison Place 2025 Inc., paid $328,985 in subdivision fees, including the map check fee, plan check fee, and construction inspection fee . Pursuant to Senate Bill 937, t he developer has elected to defer payment of the impact fees, including the water capacity fees, sewer capacity fees, Park Land Dedication fees, and transportation impact fee, until issuance of the certificate of building occupancy. These deferred impact fees are estimated at $ 1,248,400 using the current fee schedule. They are subject to the City’s annual adjustments in accordance with California Government Code Section 65589.5(o) except for the Park Land Dedication Fee .

Pursuant to Resolution No. 18972, Condition of Approval No. 18, no later than sixty days prior to building permit issuance, the developer can submit a written request for a one-time recalculation of the $1,022,580 Park Land Dedication fee based on any update to or replacement of the fee ordinance. The reduced fee shall result in no less than a twenty percent (20%) reduction of the total fee amount.

LEVINE ACT

California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to- play-limits-and-prohibitions.html

Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.

SUBJECT TO THE LEVINE ACT
☒ Land development entitlements

ALTERNATIVES

Determine that the final map is not consistent with the Vesting Tentative Map or associated conditions, or applicable codes, and do not approve the final map and dedications. 63 309 Moorpark Way, Tract No. 10677–Final Map
May 12, 2026

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PUBLIC NOTICING – Agenda posting.

Prepared by:

Jacky Leong
Associate Civil Engineer

Reviewed by:

Quynh Byrer
Principal Civil Engineer

Edward Arango
Approved by:

Jennifer Ng
Public Works Director

Audrey D. Seymour
Assistant City Manager

Assistant Public Works Director/
City Engineer

Attachments: 1. Resolution with Exhibit A

2. Vesting Tentative Map Conditions (PL-2023-205)

cc: MV Kenison Place 2025 Inc.
385 Woodview Avenue, Suite 100
Morgan Hill, CA 95037

ZA, APWD – Arango, PCE – Byrer, PA – Li, PCE – Shah, F (Tract No. 10677, 309 Moorpark Way), [email protected]
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2026
A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW APPROVING A FINAL MAP FOR TRACT NO. 10677, 309 MOORPARK WAY, ACCEPTING DEDICATIONS, MAKING FINDINGS AS REQUIRED BY CHAPTER 28 OF THE

MOUNTAIN VIEW CITY CODE, AND AUTHORIZING EXECUTION

OF AN IMPROVEMENT AGREEMENT AS A CONDITION TO FINAL MAP APPROVAL W
HEREAS, MV Kenison Place 2025, Inc. (subdivider) submitted an application for a Development Review Permit and Special Design Permit to construct 22 single-family homes; and W
HEREAS, on February 12, 2025, the Zoning Administrator and Subdivision Committee held a duly noticed joint public hearing and recommended approval of the Vesting Tentative Map to combine five existing parcels and create 27 parcels, including 22 residential parcels and five common parcels, for the 22-unit single-family development; and W
HEREAS, on March 13, 2025, the City Council adopted Resolution No. 18972, Series 2025, approving the Vesting Tentative Map of the subdivision hereafter referred to; and W
HEREAS, the subdivider has filed with the City the final map for said subdivision, entitled Tract No. 10677; and
W
HEREAS, the City Engineer has determined that the final map for Tract No. 10677 is in substantial compliance with the previously approved vesting tentative map and complies in all manners with the provisions of California Government Code Sections 66410, et seq. (Subdivision Map Act) and the City of Mountain View’s local subdivision ordinance (Section 28.1, et seq. of the Mountain View City Code (City Code)); and
W
HEREAS, subdivider has hired a competent design professional, who is licensed by the State of California to practice civil engineering, to prepare plans and specifications for the construction of the required public infrastructure improvements in the public right of way; and W
HEREAS, the City Engineer has approved the plans and specifications prepared by BKF Engineers entitled Common Green Improvement Plans permitted as Excavation Permit No. 2025- 326 and filed in the Public Works Department; and
W
HEREAS, pursuant to Government Code Section 66462 and City Code Section 28.7.30, as a condition precedent to approval of the final map for Tract No. 10677, subdivider has executed an Improvement Agreement (IA) to assure the timely construction, unconditional warranty, and prescribed maintenance of all required public infrastructure improvements; and Attachment 1
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WHEREAS, pursuant to Government Code Section 66499 and City Code Section 28.7.30, and as required by the IA, subdivider has deposited adequate security in the form of surety bonds, and in sufficient amounts as estimated by the City Engineer, to secure subdivider’s performance of the required public infrastructure improvements identified in the IA; and

WHEREAS, the City’s approval of the final map for Tract No. 10677 is a ministerial action that is exempt from the requirements of the California Environmental Quality Act, Public Resources Code Section 21000, et seq. (CEQA) pursuant to Public Resources Code Section 21080(b)(1) and CEQA Guidelines Section 15268; and

WHEREAS, the City Council has received the final map and a report dated May 12, 2026 from the Public Works Director recommending approval of said final map; now, therefore, be it

RESOLVED: by the City Council of the City of Mountain View that, pursuant to Sec tion

28.7.25(b) of the City Code and Section 66458 of the Government Code , the City Council hereby finds that said final map conforms to all the requirements of the Subdivision Map Act , Chapter 28 of the City Code, and CEQA; and be it

FURTHER RESOLVED: that pursuant to Section 28.2 of the City Code and Section 66473.5 of the Government Code, the City Council hereby finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan of the City ; and be it

FURTHER RESOLVED: that t he final map of Tract No. 10677, 309 Moorpark Way, attached hereto as Exhibit A, is hereby approved; and be it

FURTHER RESOLVED: that p ursuant to Section 28. 7.25(b) of the City Code and Section 66477.1 of the Government Code, all parcels of land offered in fee, subject to improvement, and all easements offered are accepted on behalf of the public for use in conformity with the terms of the offers of dedication; and be it.

FURTHER RESOLVED: that the approval of the final map and the acceptance of said parcels of land and easements are conditions upon completion of public improvements to the satisfaction of the City Engineer as required by the IA; and be it

FURTHER RESOLVED: to direct the City Clerk to endorse the Final Map and authorize the City Engineer to release Tract Map 10677 and the IA for recording with the Santa Clara County Recorder’s Office; and be it

FURTHER RESOLVED: that the agreement for construction and completion of the public improvements in Tract Map 10677 pursuant to the IA and all its terms and conditions be, and hereby are, approved and the City Manager and the Citiy Clerk are authorized and directed to 66 -3-
execute and attest to, respectively, said agreement on behalf of the City of Mountain View; and be it

FURTHER RESOLVED: that the security guaranteeing full and faithful performance of said public improvements, labor, and materials are hereby approved as sufficient in amount.

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RESO/!Resolution 2022 (Rev. 10-31-22)

Exhibit: A. Final Map

67 Exhibit A
68 40SCALE1" = 40'040FEET2.507 ACRES± GROSSTO TAL AR EA 69 1" = 20'SCALE20020FEET
70 1" = 20'SCALE20020FEET
71 CITY OF MOUNTAIN VIEW
RESOLUTION NO. 18972
SERIES 2025

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW

CONDITIONALLY APPROVING A VESTING TENTATIVE MAP TO
COMBINE FIVE EXISTING PARCELS AND CREATE 27 PARCELS, INCLUDING 22 RESIDENTIAL PARCELS AND FIVE COMMON PARCELS ON A 2. 51- ACRE LOT AT 301, 309, 317, AND 323 MOORPARK WAY AND 301 SYLVAN AVENUE APN: 161- 05- 003, 161- 05- 004, 161- 05- 005, 161- 05- 006, AND 161- 05- 007) WHEREAS, an application ( Application No. PL-2023- 204) was received from Josh Vrotsos of Dividend Homes, Inc. (" Applicant") for a Development Review Permit and Special Design Permit to construct a 22-unit single-family home development utilizing State Density Bonus Law and a Heritage Tree Removal Permit to remove 26 Heritage trees on a 2. 51- acre site located at 301, 309, 317, and 323 Moorpark Way and 301 Sylvan Avenue; and WHEREAS, on the same date, the applicant submitted an application an application Application No. PL-2023-205) for a Vesting Tentative Map to combine five existing parcels and create 27 parcels including 22 residential parcels and five common parcels for the 22-unit single- family homesdevelopment; and
WHEREAS, the subject property has a General Plan Land Use Designation of Low Density Residential; and
WHEREAS, the subject property is locatedin the R1-10sd (Single -FamilyResidential/Special Design) Zoning District; and
WHEREAS, the General Plan sets a goal for an expanded and enhanced park and open space system to meet current City needs for parks and open space based on population growth arising from new residential development. New residential subdivisions have a significant impact on the use and availability of park and recreation space and facilities; and WHEREAS, this project is associated with a new residential subdivision and is, therefore, subject to the City' s Park Land Dedication Ordinance ( Chapter 41 of the Mountain View City Code City Code)), which requires dedication of park land in the amount of three acres per 1,000 residents or payment of an in -lieu fee; and
WHEREAS, a parklanddedicationor paymentof a ParkLandDedicationIn -LieuFeeiscritical to provide needed park facilities for the occupantsof this project becauseit is located in the Sylvan -Dale Planning Area identified in the 2014 Parks and Open Space Plan, which is an area having a deficiencyof 10. 14acresof park land for existing residentsof the area basedon the 1 Attachment 2
72 Resolution No. 18972

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General Plan standard of 3.0 acres of park land per 1,000 residents. The Sylvan -Dale Planning Area is currently developed with 9.05 acres of park land where 19.18 acres of park land is required to serve the current population. Therefore, there currently are not adequate park land facilities available for occupants of this project, and additional park facilities are necessary; and WHEREAS, the Zoning Administrator and Subdivision Committee held a duly noticed public hearing on February 12, 2025 on said application and recommended the City Council conditionally approve the Vesting Tentative Map, Development Review Permit, Special Design Permit, and Heritage Tree Removal Permit for the project, subject to the attached findings and conditions of approval, attached hereto; and
WHEREAS, the City Council held a duly noticed public hearing on March 13, 2025 on said application and received and considered all evidence presented at said hearing, including the recommendation from the Subdivision Committee and Zoning Administrator, the City Council report, and project materials, and determined that the Vesting Tentative Map is consistent with the applicable zoning and subdivision requirements in the General Plan and the City Code; and WHEREAS, on that same date, the City Council adopted a companion resolution conditionally approving a Development Review Permit, Density Bonus Application, Special Design Permit, and Heritage Tree Removal Permit and finding the project exempt from review under the California Environmental Quality Act ( CEQA) pursuant to CEQAGuidelines Section 15332 and Section 15302; and
WHEREAS, subdivision of the property will facilitate the development of the project site consistent with applicable provisions of the General Plan; now, therefore, be it RESOLVED: that, based on substantial evidence in the record, the City Council of the City of Mountain View ( City) finds the project to be categorically exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQAGuidelines Section 15332 (" In - Fill Development") and Section 15302 (" Replacement or Reconstruction") as set forth in the companion resolution and as described in further detail below; and be it FURTHERRESOLVED: that the City Council hereby makes the following findings regarding the Vesting Tentative Tract Map (Application No. PL-2023- 205):

A. The proposed subdivision, together with the provisions for its design and improvement, is consistent with applicable general and specific plans. ( Gov. Code §§ 66473. 5, 66474) The subdivision is compatible with General Plan policies — specifically, the project supports the General Plan Policies LUD 3.5 ( Diversity) by providing housing for a range of diverse households and incomes, LUD 6. 1 ( Neighborhood character), 6.3 ( Street presence), and LUD 6.5 ( Pedestrian and bicycling improvements) by providing frontage improvements, including new utility connections, new landscaping, and new curb, gutter, and sidewalks; z
73 Resolution No. 18972

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B_ The site is physically suitable for the type and density of development. ( Gov. Code 66474) The site is physically suitable for the proposed 22- unit single- family residential development as the underlying R1 zoning and the Low -Density Residential General Plan Land Use Designation allow single- family development in this area. The proposed site plan is developed with units facing an interior street and tree plantings proposed along the perimeter creating development patterns similar to adjacent residential developments.

Although the proposed project density exceeds the permitted density of six dwelling units per acre under the General Plan, the project is providing two very low- income units ( 12% of the base project of 16 units) and qualifies for a 38.75% density bonus ( seven additional units) under State Density Bonus Law. The proposed site design adequately accommodates vehicle, pedestrian, and bicycle circulation to meet requirements for life safety, City services, and occupants of the project. Additionally, the proposed Subdivision Map facilitates the construction of a new 22-unit single-family development that can be fully served by the physical infrastructure and services provided within the City; C. The proposed design of the subdivision and improvements, as conditioned, will not cause environmental damage or substantially and avoidably injure fish or wildlife or their habitat. ( Gov. Code § 66474) The design of the subdivision and the proposed improvements, as conditioned, will not cause environmental damage or substantially and avoidably injure fish or wildlife or their habitat as the project site complies with the California Environmental Quality Act ( CEQA) as a categorically exempt project under CEQA Guidelines Section 15332 (" In - Fill Development") and Section 15302 (" Replacement or Reconstruction") and none of the exceptions in CEQA Guidelines Section 15300. 2 apply. In addition, the project site has no value as habitat for endangered, rare, or threatened species. The project site is currently developed with residential and commercial uses.

Vegetation on the site consists of landscape trees and fruit trees. The project will be required to comply with the City's standard tree replacement requirements outlined in the City Code and the City's standard conditions of approval.

No species identified as a candidate, sensitive, or special status species are known to occur at the site location, and no sensitive or jurisdictional habitats are present at or adjacent to the site. The site is not part of any habitat conservation plan. Therefore, the project site has no value as habitat for endangered, rare, or threatened species, and the project would meet this criterion under CEQA Guidelines Section 15332( c); D. The design of the subdivision and its improvements will not cause serious public health problems. ( Gov. Code § 66474) The design of the subdivision and the proposed improvements are not likely to cause serious public health problems because the project will be consistent with the policies included in the General Plan and the City Code and will be subject to standard conditions of approval to protect public health, safety, convenience, and welfare. Proposed public (off -site) improvements are designed to meet applicable City design standards and the City Code. Additionally, the project will be further reviewed for compliance with Building and Fire Codes to ensure on -site improvements comply with applicable codes for safe habitation;
3-
74 Resolution No. 18972

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E. The design of the subdivision and its improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the subdivision. ( Gov. Code § 66474) The subdivision and improvements as conditioned will not conflict with existing easements;
F. For a proposed subdivision with more than five hundred ( 500) dwelling units, water will be available and sufficient to serve the proposed subdivision in accordance with Section 66473. 7 of the Subdivision Map Act. ( Gov. Code § 66473. 7) This finding does not apply because the project proposes only 22 single-family residential units; G. The discharge of waste from the proposed subdivision into the sewer system will not violate regional water quality control regulations. ( Gov. Code § 66474. 6) The subdivision will not result in the discharge of waste into the sewer system that would violate regional water quality control regulations;
H. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities. ( Gov. Code § 66473. 1) The subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities; The City has considered the effects on housing needs of the region in which the local jurisdiction is situated and balanced these needs against the public service needs of its residents and available fiscal and environmental resources. ( Gov. Code § 66412. 3) In approving the Vesting Tentative Map, the City Council has considered its effect upon the housing needs of the region balanced with the public service needs of Mountain View residents and available fiscal and environmental resources; and J. The imposition of the City' s Park Land Dedication In Lieu fees for this project is based on the following: The park land dedication or payment of a Park Land Dedication In -Lieu Fee is critical to provide needed park facilities for the occupants of this project because it is located in the Sylvan -Dale Planning Area identified in the 2014 Parks and Open Space Plan, which is an area having a deficiency of 10.14 acres of park land for existing residents of the area based on the General Plan standard of 3.0 acres of park land per 1,000 residents. The Sylvan -Dale Planning Area is currently developed with 9.05 acres of park land where

19.18 acres of park land is required to serve the current population. Therefore, there currently are not adequate park land facilities availablefor occupantsof this project, and additional park facilities are necessary; and be it
FURTHER RESOLVED: that the City Council hereby approves the Vesting Tentative Map Application No. PL- 2023- 205), based on the findings above and subject to the subdivider' s compliance with and fulfillment of all of the conditions of approval, which are attached hereto as Exhibit A and incorporated by reference as though set forth fully herein. 4-
75 Resolution No. 18972

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TIME FOR JUDICIAL REVIEW:

The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094. 6, as established by Resolution No. 13850, adopted by the City Council on August 9, 1983.

NOTICE:

The conditions of project approval set forth herein include certain fees and other exactions.

Pursuant to Government Code Section 66020( d)( 1), these conditions constitute written notice of a statement of the amount of such fees and a description of the dedications, reservations, and exactions. The applicant is hereby further notified that the 90-day appeal period, in which the applicant may protest these fees and other exactions, pursuant to Government Code Section 66020( a), has begun. If the applicant fails to file a protest within this 90-day period complying with all requirements of Section 66020, the applicant will be legally barred from later challenging such fees or exactions.

HZ/ 4/ RESO
831- 03- 13- 25r
Exhibits: A. Subdivision Conditions of Approval
B. Vesting Tentative Map
76 Resolution No. 18972

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The foregoing resolution was regularly introduced and adopted at a Special Meeting of the City Council of the City of Mountain View, duly held on the 13th day of March 2025, by the following vote:

AYES: Councilmembers Clark, Hicks, McAlister, Ramirez, Showalter, Vice Mayor Ramos, and Mayor Kamei
NOES: None
ABSENT: None
ATTEST: APPROVED:

HEA4R GLAS`r
CITY LERK.
6-

ELLEN KAMEI
MAYOR
Pursuant to Mountain View Charter § 709( b), I do hereby certify that the foregoing is an original or a correct copy of the Resolution passed and adopted by the City Council of the City of Mountain View at a Special Meeting held on the 13th day of March 2025, by the foregoing vote.

City
CTerk
City Mountain View
77 Resolution No. 18972

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Exhibit A
THIS REQUEST IS GRANTED SUBJECTTOTHE FOLLOWING CONDITIONS:

FINAL MAP

1. MAP SUBMITTAL: File a final map for approval and recordation in accordance with the City Code and the California SubdivisionMap Act prior to the issuanceof any building permit for the property(ies) within the subdivision. All existingand proposedeasementsareto beshownonthe map. Submitthe mapfor reviewconcurrent with all items on the Map Checklistandthe Off -Site Improvement Plansto the PublicWorks Department. All required materials shall be submitted electronically ( i.e., flattened, reduced -size PDFs).

PRELIMINARYTITLE REPORT: At first submittal of a final map to the Public Works Department, the applicant shall provide a current preliminary title report indicatingthe exact nameof the current legalownersof the property(ies), their type of ownership ( individual, partnership, corporation, etc.), and legal description of the property( ies) involved ( dated within six months of the submission). The title report shall include all easements and agreements referenced in the title report. Depending upon the type of ownership, additional information may be required. The applicantshallprovide anupdated title report to the PublicWorks Department upon request. All required materials shall be submitted electronically ( i.e., flattened, reduced -size PDFs).

3. SOILSREPORT: Soilsandgeotechnicalreports preparedforthe subdivisionshallbeindicated on afinal map. Submit a copy of the report with the first submittal of a final map. All required materialsshall besubmitted electronically i. e., flattened, reduced - size PDFs).

Asrequiredbythe StateSeismicHazardsMappingAct, a projectsite -specificgeotechnicalinvestigationshallbe conducted by a registeredsoils/geologistidentifying any seismichazardsand recommendingmitigation measures to betakenbythe project. Theapplicant, throughthe applicant's registeredsoilsengineer/geologist, shallcertify the projectcomplieswith the requirementsof the StateSeismicHazardsMappingAct. Indicatethe location (page number) within the geotechnical report of where this certification is located or provide a separate letter stating such.

4. MAP DOCUMENTS: Prior to the approval and recordation of the map, submit a subdivision guarantee, Santa Clara CountyTaxCollector's letter regardingunpaidtaxesor assessments, andsubdivisionsecurityif thereareunpaid taxes or special assessments. All required materials shall be submitted electronically ( i.e., flattened, reduced -size PDFs).

FINAL MAP APPROVAL: A final map shall be signed and notarized by the owner and engineer/surveyor and submitted with an 8.5"x11" reduction of the map and a PDFto the Public Works Department. In order to place the approval of a final maponthe public hearingagendafor the CityCouncil, all related materialsand agreementsmust be completed, signed, and received bythe PublicWorks Department 40 calendardaysprior to the Councilmeeting date. After CityCouncilapproval, theCityEngineerwill signthe map. Theapplicant'stitle companyshallhavethe SantaClaraCountyRecorder's Officerecordthe originalandshallprovidea Xeroxmylarcopyof the mapto be endorsedbytheSantaClaraCountyRecorder'sOffice. TheendorsedXeroxmylarcopyandaPDFshallbereturned within one week after recording the map to the Public Works Department.

RIGHTS - OF - WAY

6. STREETDEDICATION: Dedicatethe following public streets in fee onthe face of the map:

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78 Resolution No 18972

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To widen Moorpark Way an additional 2' along the project frontage west of the State Route 237 on -ramp where the half -street right- of-way of 30' is currently not provided, as required by the Public Works Director.

To widen Moorpark Way an additional 0.5' along the project frontage northeast of the State Route 237 off - ramp to accommodate new curb, gutter, landscape strip, and sidewalk while maintaining the existing travelway and bike lane, as required by the Public Works Director.

To widen Sylvan Avenue an additional 10' along the project frontage south of the State Route 237 on -ramp where the half -street right- of-way of 35' is currently not provided, as required by the Public Works Director.

STREETCORNERDEDICATION: Dedicate a 20' radius public street corner return in fee on the face of the map, at Moorpark Way and Sylvan Avenue, as required by the Public Works Director.

FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 10' wide public utility easement ( PUE) along project street frontage(s) of Moorpark WayandSylvanAvenueon the face of the mapfor suchuseassanitarysewer, water, storm drains, and other public utilities, including gas, electric, communication, and cable television facilities, as required by the Public Works Director. Utility boxes and vaults are not allowed to encroach into the public sidewalk and must fit either entirely within the landscape strip or within the PUE. The property owner or homeowners association shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the easement. The dedication statement shall specifythe PUEshall be kept free andclear of buildingsandother permanent structures/facilities, including, but not limited to, the following: garages, sheds, carports, and storage structures; balconies and porches; retaining walls; C.3 bioretention systems; and private utility lines running longitudinally within the PUE.

9. PUBLIC WATER METER EASEMENT: If Cal Water submits in writing that they cannot serve the properties as proposed, are releasingthe parcelsfrom the CalWaterservicearea, and agreeto Citywater annexationfor service:

Dedicatepublicwater meter easement (WME) onthe faceof the mapto construct, install, maintain, repair, replace, and operate water meters and appurtenances, as required by the Public Works Director. ( PROJECT - SPECIFIC

CONDITION)

10. PUBLIC SERVICE EASEMENT: Dedicate a public service easement (PSE) on the face of the map to the utility company(ies) for the proposed electric, gas, andtelecommunication conduits andvaults servingthe project.

11. PRIVATE UTILITY AND ACCESSEASEMENTS: Dedicate private utility and/ or access easements on the face of the map, asnecessary, for the common private street and utility improvements.

12. EASEMENTVACATIONSAND QUITCLAIMS: All existing easementsthat are or will no longer be needed and/or conflictwiththe proposedbuildingsandstructuresshallbevacatedor quitclaimed. Allvacationsshallbeapproved withtheprojectattheCityCouncilmeeting. Easementsinconflictwiththe proposedbuildingshallbevacatedprior to the issuanceof the building permit. The recording number of the easementvacationandquitclaim document(s) shall be included in the final map.

13. UTILITY EASEMENT AND APPROVALS: Dedicate utility easements as required by the utility companies and as approved by the PublicWorks Director. All street and public serviceeasement dedicationsare to be shown on a final map. The subdivider shall submit two copiesof the map to PG&E, AT&T (SBC), and Comcastfor their review and determination of easement needs. The public service easement dedications must be approved by the utility companies prior to the approval of a final map.

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79 Resolution No. 18972

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ASSESSMENTS, FEES, AND PARK LAND

14. SUBDIVISION FEES: Pay all subdivision fees due in accordance with the rates in effect at the time of payment prior to the approval of a final map.
15 MAP PLAN CHECKFEE: Prior to approval of a final map, as applicable, the applicant shall pay the map plan check fee in accordance with Sections 28.27( b) and 28.19(b) of the City Code per the rates in effect at time of payment.

The map plan check fee shall be paid at the time of initial map plan check submittal per the adopted fee in effect at time of payment.

16. PLAN CHECKAND INSPECTIONFEE: Prior to approval of a final map, the applicant shall pay the plan check and inspection fee in accordance with Sections 27.60 and 28.36 of the City Code per the adopted rates in effect at time of payment.

An initial plan check fee based on the Public Works adopted fee schedule shall be paid at the time of initial improvement plan checksubmittal basedon the initial cost estimate for constructing street improvements and other public facilities; public and private utilities and structures located within the public right- of- way; and utility, grading, and driveway improvementsfor common greenandtownhouse -type condominiums. Oncethe planshave been approved, the approved cost estimate will be used to determine the final bond amounts, plan check fees, and inspectionfees. Any paidinitial plan checkfee will bededucted from the approvedfinal plan checkfee. 17 TRANSPORTATION IMPACT FEE: Prior to approval of a final map, the applicant shall pay the transportation impact fee for the development. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial categoryfees are basedon the squarefootage of the development. Credit is given for the existing site use( s), as applicable.
18, PARK LAND DEDICATION FEE: Prior to approval of a final map, the applicant shall pay the Park Land Dedication Fee of $53,820 for each net new market - rate residential unit ( 19 units) with a project total fee of $ 1,022,580, based on a land valuation of $7,800,000 per acre in accordancewith Chapter 41 of the City Code. Thefee is basedon the lowest fair market value per acre identified in the Fiscal Year 23-24 Master Fee Schedule ($ 7. 8 million per acre) in effect at the time of application submittal. No credit against the Park Land Dedication Fee is allowed for private open space and recreational facilities.

Notwithstanding the foregoing, no later than sixty (60) daysprior to the issuanceof a building permit, the applicant may make a one-time written request to the City to recalculate the Park LandDedication Fee applicableto the projectbasedon anyupdateto or replacementof thefee ordinance. Therecalculatedfee shallresultin no less than a twenty percent ( 20%) reduction of the total fee amount set forth above. The reduced fee shall apply to the project and replace the fee calculated in this condition of approval. The Public Works Director or designee is authorized to recalculatethe ParkLandDedicationFeeupon a timely filed request by the applicant and isfurther authorized to approve collection of a reduced fee for the project consistent with the provisions of this condition of approval. ( PROJECT - SPECIFIC CONDITION)

STREET IMPROVEMENTS

19. PUBLIC AND PRIVATE COMMON IMPROVEMENTS: Install or reconstruct standard public and private common improvements required for the subdivision and as required by Chapters 27 and 28 of the City Code. The public improvements include, but are not limited to, new curb, gutter, sidewalk, driveway approach, curb ramps, street trees, streetlights, utility undergrounding, and relocation of existing utility boxesout of new sidewalk; sewer and

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80 Resolution No. 18972

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storm drain services, grading/ drainage improvements, C3 storm water treatment, pavement overlay, signing, and striping along the project street frontages; and if Cal Watersubmits in writing that they cannotserve the properties as proposed, are releasing the parcels from the Cal Water service area, and agree to City water annexation for service: the public improvements also include water services. The private common improvements include, but are not limited to, private common street; underground utility services for sewer and storm drain; underground utility services for gas, electrical, cable, and telephone; trash, recycling, and compost; and if Cal Water submits in writing that they cannot serve the properties as proposed, are releasing the parcels from the Cal Water service area, and agree to City water annexation for service: the private common improvements also include underground utility services for domestic water and irrigation water.
a. Improvement Agreement: Prior to the approval of a final map, the property owner must sign a Public Works Department improvement agreement for the installation of the public and private common improvements.

Bonds/ Securities: Prior to the approval of a final map, the property owner must sign a Public Works Department faithful performance bond ( 100%) and materials/ labor bond ( 100%) or provide a letter of credit 150%) or cash security ( 100%) securing the installation and warranty of the off -site and on -site common improvements in a form approved by the City Attorney' s Office. The surety ( bond company) must be listed as an acceptable surety on the most current Department of the Treasury' s Listing of Approved Sureties on Federal Bonds, Department Circular 570. This list of approved sureties is available via the internet at:
www, fiscal. treasurv. ov/ fsreports/ ref/ suretyBnd/ c570 a- z.htm. The bond amount must be below the underwriting limitation amount listed on the Department of the Treasury' s Listing of Approved Sureties. The surety must be licensed to do business in California. Guidelines for security are available at the Public Works Department.

Insurance: Prior to the approval of a final map, the property owner must provide a Certificate of Insurance and endorsements for the Commercial General Liability and Automobile Liability naming the City as an additional insured from the entity that will sign the improvement agreement. The insurance coverage amounts are a minimum of Two Million Dollars ($ 2, 000, 000) Commercial General Liability, One Million Dollars 1,000, 000) Automobile Liability, One Million Dollars ($ 1,000, 000) Contractor' s Pollution Liability, and One Million Dollars ($ 1, 000, 000) Workers' Compensation. The insurance requirements are available from the Public Works Department. ( PROJECT - SPECIFIC CONDITION)

20. INFRASTRUCTUREQUANTITIES: For projects with off -site improvement plans, submit with the first submittal of the building permit and improvement plans a construction cost estimate indicating the quantities of street and utility improvements. A separateconstruction cost estimate shallalso be submitted with the first submittal of the building permit and improvement plansfor private common street and utility improvementsfor Common Green and Townhouse -Type Condominium developments. The construction cost estimate is used to estimate the cost of street and utility improvements and to determine the Public Works plan check and inspection fees. The construction cost estimate shall be prepared by the civil engineer preparing the improvement plans.

21. OFF -SITE IMPROVEMENT PLANS: Prepare off -site public improvement plans in accordance with Chapter 28 of the CityCode, the City's StandardDesignCriteria, SubmittalChecklist, PlanReviewChecklist, andthe conditionsof approval of the project. The plansare to be drawn on 24" x 36" sheetsat a minimum scaleof 1" = 20'. The plans shall be stamped by a California -registered civil engineer and shall show all public improvements and other applicable work within the public right- of- way.

Traffic control plansfor each phaseof construction shall be prepared in accordancewith the latest edition of the California Manual of Uniform Traffic Control Devices ( CA MUTCD) and shall show, at a minimum, work areas,

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81 Resolution No. 18972

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delineators, signs, and other traffic - control measures required for work that impacts traffic on existing streets.

Construction management plans: Locations of on -site parking for construction equipment and construction workers and on -site material storage areas must be submitted for review and approval and shall be incorporated into the off -site improvement plans and identified as "For Reference Only." Off -site improvement plans, an initial plan check fee, and map plan check fee based on the Public Works fee schedule, Improvement Plan Checklist, and items noted within the Checklist must be submitted together as a separate package concurrent with the first submittal of the building plans and final map. All required materials shall be submitted electronically ( i.e., flattened, reduced -size PDFs).

Theoff -site plansmust beapprovedand signedby the PublicWorks Department. After the planshavebeensigned bythe PublicWorks Department, two full-sizeandtwo half-sizeblack -line sets, one PDFof the signed/stampedplan set, and a USB flash drive with CAD file and PDF must be submitted to the Public Works Department prior to the approval of a final map.

22. PRIVATE COMMON IMPROVEMENT PLANS: Prepare on -site common improvement plans consisting of the proposeddemolition, fill, grading, retaining walls, drainage, private streets, common driveways, common utilities, public utilities, and other applicable improvements in accordancewith Chapter28 of the City Code, the Standard Design Criteria for Common Green and Townhouse - Type Condominiums, and the conditions of approval of the subdivision. The plans are to be drawn on 24" x 36" sheets at a minimum scale of 1" = 20'. The plans shall be stampedby a California -registeredcivil engineer. Whereboth public andcommonimprovement plansare required, the plans shall be combined into one set of plans.

The improvement plans, Improvement Plan Checklist, and items noted within the Checklist must be submitted together asa separatepackageconcurrent with the first submittal of the building plansandafinal map. All required materials shall be submitted electronically ( i.e., flattened, reduced -size PDFs).

The improvement plans must be approved and signed by the Public Works Department. After the improvement planshavebeen signedby the PublicWorks Department, one full-sizeand one half-sizeblack -line sets, one PDFof the signed/ stamped plan set, and a USBflash drive with CAD file and PDF must be submitted to the Public Works Department prior to the approval of a final map.

23. MOORPARK ACCESS: The applicant shall work with staff to explore options to create a second vehicular access point to the development project from Moorpark Way. ( PROJECTSPECIFICCONDITION)

24. SUBDIVISION AND DESIGNCRITERIAPROVISIONS: It is the applicant' s responsibility to comply with relevant provisionsof Chapter 28of the City Codeand with the City's DesignCriteria for CommonGreenDevelopments and Townhouse - Type Condominiums.

UTILITIES

25. ON -SITEUTILITYMAINTENANCE: On -site sanitary sewerandstorm drainagefacilities shall be privately maintained bythe property owner(s). If CalWatersubmitsin writing they cannotservethe propertiesasproposed, arereleasing the parcelsfrom the CalWaterservicearea, and agreesto Citywater annexationfor service: On -site water facilities shall also be privately maintained. ( PROJECT - SPECIFIC CONDITION)

26. UNDERGROUNDING OF OVERHEAD SERVICES: All new and existing electric and telecommunication facilities servingthe subdivisionareto be placedunderground, includingtransformers. Theundergroundingof the newand

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82 Resolution No 18972

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existing overhead electric and telecommunication lines is to be completed prior to issuance of a Certificate of Occupancy for any new buildings within the subdivision. If allowed by the City, aboveground transformers shall be located so they are screened in the least visible location from the street or to the general public, as approved by the Community Development and Public Works Departments. 27 UNDERGROUNDING OF OVERHEAD LINES: Underground existing overhead electric and telecommunication facilities fronting the property along Moorpark Way, Sylvan Avenue, and/ or within the division of land, unless waived by the City Councilafter consideration of the recommendationof the PublicWorks Director dueto unusual or impractical circumstances. The undergrounding work shall be constructed in conjunction with any applicable off -site improvements and completed prior to issuance of a Certificate of Occupancy for any new unit. All poles fronting the property and/or within the division of land shall be removed. If the undergrounding requirement is waived, the subdivider shall fulfill whatever substitute conditions the City shall impose prior to a final map approval.

PROJECT - SPECIFIC CONDITION)

28. JOINT UTILITY PLANS: Upon first submittal of the building permit and improvement plans, the improvement plans shall include joint utility plansshowing the location of the proposedelectric, gas, and telecommunication conduits and associated facilities, including, but not limited to, vaults, manholes, cabinets, pedestals, etc. Appropriate horizontal and vertical clearances in accordance with PG&E requirements shall be provided between gas transmission lines, gasservicelines, overhead utility lines, street trees, streetlights, and buildingstructures. These plansshall be combinedwith and made part of the improvement plans.

Joint trench intent drawings will be accepted at first improvement plan submittal. All subsequent improvement plan submittals shall include joint trench design plans.

Dedicateutility easementsthat are necessaryfor the common utility on the final map.

Duringjoint trenchdesign, the applicantshallprovideadvancewritten notification(s) to ownersandtenantsof adjacent and affected properties describing the nature of the proposed improvements and estimated project duration, as determined necessaryby the PublicWorks Department. The notice(s) must be approved by the City prior to distribution.

GRADING AND DRAINAGE IMPROVEMENTS ( ON -SITE)

29. LOT DRAINAGE: Each residential lot shall be designed to drain toward the streets, alleys, common driveways, or common areas. The drainagepathsfor the privately owned lots shall be designedsuchthat the drainagepathsdo not crossthe common property lines unlessan exception is approved due to unavoidablecircumstancesby the Public Works Department, such as to provide drainage to an existing Heritage tree.

30. SURFACEWATER RELEASE: Provide a surface stormwater release for the lots, driveways, alleys, and private streets that preventsthe residentialbuildingsfrom beingfloodedintheeventthestormdrainagesystembecomesblocked or obstructed. Show and identify path of surface water release on the improvement plans.

COVENANTS, CONDITIONS, AND RESTRICTIONS (CC& RS)

31. CC& Rs: Covenants, Conditions, and Restrictions ( CC&Rs) for the homeowners association, together with a completed CC&R checklist, shall be submitted to and approved by the City Attorney' s Office and the Community Development Department prior to approval and recordation of the map. Saidcovenantsshallinclude andstipulate

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83 Resolution No. 18972

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all of the standard provisions which are shown on the attached sheet. The checklist and proposed CC&Rsshall be annotated to show exactly where each of the standard provisions have been incorporated into the CC&Rdocument.

32. CC& Rs, PARKING RESTRICTION: Parking shall be prohibited within the private street, excluding approved guest parking, as the parking would obstruct the use of the private street. The private street shall be signed and/ or striped as " No Parking" or " No Parking — Fire Lane." These parking prohibitions shall be stated within the Covenants, Conditions, and Restrictions ( CC& Rs). A copy of the CC&Rswith this provision highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.

33. PRIVATE UTILITY MAINTENANCE PLAN, OFF - SITE TRASH CAPTURE DEVICES, PUBLIC RIGHT- OF- WAY STORMWATER TREATMENT FACILITIES, AND SANITARY SEWER OVERFLOW PLAN: The Covenants, Conditions, and Restrictions ( CC&Rs) shall include a provision that the homeowners association ( HOA) prepare a private utility maintenance plan for on -site sanitary sewer and storm drainage facilities, off -site trash capture devices, and stormwater treatment control facilities in the public right- of- way. The maintenance plan shall include elements, such as, but not limited to, flushing of the sanitary sewer and storm lines, cleaning of storm drain inlets and grates, maintenance of off -site trash capture devices in accordance with the manufacturer, and maintenance of public right-of-way stormwater treatment facilities in accordancewith the City MaintenanceAgreement. TheCC&Rsshall also include a provision that the HOAprepare a sanitary seweroverflow plan, which includeselements suchas24- hour contact information, response times, confinement, and methods to contain and remediate spills. A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.

If CalWatersubmitsin writingthat theycannotservethepropertiesasproposed, arereleasingtheparcelsfrom the CalWater servicearea, and agree to Citywater annexationfor service: TheCC&Rsshall includea provisionthat the HOApreparea privateutility maintenanceplanto alsoincludeon -sitewaterfacilities. Themaintenanceplanshall include elements, such as, but not limited to, inspection of the water system ( including flushing and exercising of valves and blowoffs). ( PROJECT - SPECIFIC CONDITION)

OTHER APPROVALS AND EXPIRATION

34. CONSISTENCYWITHOTHERAPPROVALS: This map shall be consistent with all requirementsof the Requestfor a Development Review Permit, Special Design Permit, and Heritage Tree Removal Permit to construct 22 single-family homes, including 38. 75% densitybonusto replaceanexistingsingle-family home, a vacantprivateschool, anda commercialbuildingona 2.51-acreprojectsite, ApplicationNo. PL-2023-204. Allconditionsof approvalimposed under that application shall remain in full force and effect and shall be met prior to approval of a final map.

35. APPROVALEXPIRATION: If the map is not completed within 24 months from the date of this approval, this map shallexpire. Themapiseligiblefor anextensionof anadditional24months, providedtheapplicationfor extension isfiledwith the PlanningDivisionbythe applicantpriorto the expirationof the originalmap. Uponfilingatimely application for extension, the map shall automatically be extended for 60 days or until the application for the extension is approved, conditionally approved, or denied, whichever occursfirst. Notwithstanding any automatic extensionperiodauthorizedintheSubdivisionMapAct, theCitymay, uponthesubdivider'sapplicationfiledbefore the VestingTentativeMapexpirationdate, extendits lifeinaccordancewith statelawandSection28.19.75ofthe City Code.

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84 Exhibit B

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85 City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 206117, Version: 1
Temporary Closure from Public Access of Five Parking Spaces in Parking Lot No. 2 for a Period of 31 Consecutive Weeks and Eight Parking Spaces in Parking Lot No. 2 for a Period of 12 Nonconsecutive Days to Occur Prior to May 25, 2029
Adopt a Resolution of the City Council of the City of Mountain View Authorizing Temporary Closure from Public Access of Five Parking Spaces Within Parking Lot No. 2 for 31 Consecutive Weeks and Authorizing Temporary Closure from Public Access of Eight Parking Spaces Within Parking Lot No. 2 for 12 Nonconsecutive Days to Occur Prior to May 25, 2029, to be read in title only, further reading waived (Attachment 1 to the Council report).

City of Mountain View Printed on 5/7/2026Page 1 of 1
powered by Legistar™
86 DATE:

May 12, 2026
CATEGORY:

Consent
DEPT.:

Community Development

TITLE: Temporary Closure from Public Access of
Five Parking Spaces in Parking Lot No. 2
for a Period of 31 Consecutive Weeks
and Eight Parking Spaces in Parking Lot
No. 2 for a Period of 12 Nonconsecutive
Days to Occur Prior to May 25, 2029

RECOMMENDATION

Adopt a Resolution of the City Council of the City of Mountain View Authorizing Temporary Closure from Public Access of Five Parking Spaces Within Parking Lot No. 2 for 31 Consecutive Weeks and Authorizing Temporary Closure from Public Access of Eight Parking Spaces Within Parking Lot No. 2 for 12 Nonconsecutive Days to Occur Prior to May 25, 2029, to be read in title only, further reading waived (Attachment 1 to the Council report).

BACKGROUND

On September 27, 2023, Boyd Smith with Smith Development filed a request for a Planned Community Permit and Development Review Permit to construct a 58 -square-foot addition and major facade modifications to an existing multi-tenant commercial building located at 236 Castro Street.

The Zoning Administrator held a public hearing on April 24, 2024 and approved the Planned Community Permit and Development Review Permit (PL -2023-197). The conditions of approval for the permit provide that construction shall not encroach into the Castro Pedestrian Mall and that best-faith efforts shall be made to minimize impacts to businesses and patrons during construction. One of the project conditions of approval noted that temporary construction access would be required through Parking Lot No. 2 to accommodate the project.

On October 22, 2024, the City Council approved Resolution No. 18940 authorizing the temporary closure from public access of 13 spaces within Parking Lot No. 2 for 14 days to occur prior to April 2025. As the construction management plans were being coordinated between City staff and the developer, a need was identified for long-term storage of construction materials staging for the project longer than was initially anticipated. The resolution adopted by the City Council on October 22, 2024 authorized 13 parking spaces in Parking Lot No. 2 to be closed to support the front fa cade reconstruction and the use of a large crane to conduct the work. After more discussion with the developer, additional materials are needed to complete construction of the 87 Temporary Closure from Public Access of Five Parking Spaces in Parking Lot No. 2 for a Period of 31 Consecutive Weeks and Eight Parking Spaces in Parking Lot No. 2 for a Period of 12 Nonconsecutive Days to Occur Prior to May 25, 2029 May 12, 2026

Page 2 of 4 ends

whole project and, therefore, more long-term storage of materials is needed to successful ly complete the full interior and exterior renovations and addition.

On February 25, 2025, the City Council approved Resolution No. 18967 authorizing the temporary closure of six parking spaces for 24 weeks and seven parking spaces for a period of 1 4 days to occur prior to February 25, 2026.

ANALYSIS

Construction timelines often adjust as project conditions evolve. The revised timeline for this project requires a shift in the approval window beyond that authorized in Resolution No. 18967.

Additionally, as the construction management plans were being finalized, the configuration of parking stalls was also adjusted to preserve an accessible parking space.

Figure 1 demonstrates the parking stall configuration within Parking Lot No. 2 outlined by two red boxes labeled A and B. Area A will be used for partial staging and the use of a crane for 1 2 nonconsecutive days. Area B will be used for 31 consecutive weeks for construction staging and materials deliveries to 236 Castro Street.

Figure 1: Parking Lot No. 2—Temporary Closure of 13 Spaces

It is anticipated that the delivery of building materials will take place immediately after issuance of the license agreement. The staging and use of the crane is anticipated to occur over 12 nonconsecutive days across different phases of the project.

A B
88 Temporary Closure from Public Access of Five Parking Spaces in Parking Lot No. 2 for a Period of 31 Consecutive Weeks and Eight Parking Spaces in Parking Lot No. 2 for a Period of 12 Nonconsecutive Days to Occur Prior to May 25, 2029 May 12, 2026

Page 3 of 4 ends

FISCAL IMPACT

Parking Lot No. 2 does not currently allow downtown parking permits ; therefore, there are no direct fiscal impacts to the Downtown Parking Permit program.

Execution of a license agreement with Smith Development will result in one -time revenue of $12,088 to the City during the temporary closure period.

All costs associated with post ing and maintaining “No Parking” signage will be borne by Smith Development, resulting in no additional cost to the City.

LEVINE ACT

California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to- play-limits-and-prohibitions.html

Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.

EXEMPT FROM THE LEVINE ACT
☒ Contract valued under $50,000

ALTERNATIVES

1. Deny the request to use Parking Lot No. 2 as proposed and direct staff to identify an alternative staging and transport area necessary to support the approved Planning Permit PL-2023-197 for improvements to 236 Castro Street.

2. Provide other direction.

89 Temporary Closure from Public Access of Five Parking Spaces in Parking Lot No. 2 for a Period of 31 Consecutive Weeks and Eight Parking Spaces in Parking Lot No. 2 for a Period of 12 Nonconsecutive Days to Occur Prior to May 25, 2029 May 12, 2026

Page 4 of 4 ends

PUBLIC NOTICING

The Council’s agenda is advertised on Channel 26, and the agenda and this report appear on the City’s website.

Prepared by:

Amanda Rotella
Economic Vitality Manager

Approved by:

Christian Murdock
Community Development Director

Audrey D. Seymour
Assistant City Manager

CDD/AR-05-12-26CR

Attachment: 1. Resolution

90 Attachment 1
-1-

CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW

AUTHORIZING TEMPORARY CLOSURE FROM PUBLIC ACCESS OF FIVE PARKING SPACES WITHIN PARKING LOT NO. 2 FOR 31 CONSECUTIVE WEEKS AND AUTHORIZING TEMPORARY

CLOSURE FROM PUBLIC ACCESS OF EIGHT PARKING SPACES
WITHIN PARKING LOT NO. 2 FOR 12 NONCONSECUTIVE DAYS TO OCCUR PRIOR TO MAY 25, 2029

WHEREAS, Smith Development filed a request for a Planned Community Development Permit and Development Review Permit to construct a 58 square foot addition and major facade modifications to an existing multi-tenant building located at 236 Castro Street; and

WHEREAS, the Zoning Administrator held a public hearing on April 24, 2024 and approved the Planned Community Permit and Development Review Permit (PL 23 -197) for 236 Castro Street; and

WHEREAS, project-specific conditions No. 85 and No. 86 for PL 23 -197, dated April 24, 2024, state that use of Parking Lot No. 2 is proposed for temporary construction staging and that a license agreement at fair-market rent is required and that City Council approval is required for use of the parking lot; and

WHEREAS, on October 11, 2022, the City Council approved Resolution No. 18718 which established the development of the pedestrian malls on Castro Street and prohibits the use of motor vehicle traffic within the pedestrian mall boundaries at all times, exce pt for emergency vehicles, utility vehicles, garbage and recycling trucks, and commercial vehicles to perform work or services on the malls as authorized by the Public Works Director; and

WHEREAS, project-specific condition No. 84 for PL 23-197, dated April 24, 2024, provides that construction shall not encroach into the pedestrian mall; and

WHEREAS, on October 22, 2024, the City Council approved Resolution No. 18940 which authorized the temporary closure from public access of 13 parking spaces within parking lot 2 for 14 consecutive days to occur prior to April 2025; and

WHEREAS, on February 25, 2025, the City Council approved Resolution No. 18967 which authorized the temporary closure from public access of 6 parking spaces for 24 weeks and 7 parking spaces for a period of 12 days to occur prior to February 25, 2026 to accommodate long- term construction materials storage; and

91 -2-
WHEREAS, the revised construction timeline requires a shift in the closure window beyond that in Resolution No. 18967; and

WHEREAS, 8 spaces are needed for partial staging and the use of a crane for 12 nonconsecutive days; and

WHEREAS, 5 spaces are needed to support long -term construction material staging for materials for both the exterior and interior improvements proposed for 236 Castro Street for 31 consecutive weeks; and

WHEREAS, Mountain View City Code Section 19.67 prohibits the obstruction of streets or parking lots from free use; and

WHEREAS, Parking Lot No. 2, in the block bounded by Bryant Street, Villa Street, Dana Street, and Castro Street, is a suitable temporary location for Smith Development to temporarily stage and transport construction materials; now, therefore, be it

RESOLVED: by the City Council of the City of Mountain View that, pursuant to Mountain View City Code Section 19.92, 5 spaces within Parking Lot No. 2 are hereby temporarily closed for 31 weeks occurring prior to May 25, 2029, and 8 spaces within Parking Lot No. 2 are hereby temporarily closed for 1 2 non-consecutive days occurring prior to May 25, 2029, as set forth in the recitals above and as may be amended and/or scheduled, to enable Smith Development use of Parking Lot No. 2 for temporary construction material staging and transport; and be it

FURTHER RESOLVED: that posting and closure of the 13 parking spaces shall not occur prior to Smith Development’s entry into a license agreement with the City of Mountain View and payment of applicable fees for use of the closed parking spaces; and be it

FURTHER RESOLVED: that staff is hereby directed to post appropriate signage to notice the temporary closure of 13 parking spaces within Parking Lot No. 2 and provide notification of closure dates between construction commencement and May 25, 2029.

92 City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 206012, Version: 1
Annual Street Maintenance, Project 24-01-Various Actions

2. Transfer and appropriate $1,000,000 from the 2016 Measure B - Sales Tax Fund to Annual Street Maintenance, Project 24-01. (Five votes required)

3. Transfer $500,000 of Construction Tax funding from Annual Street Maintenance, Project 24-01, to the Construction Tax Fund, reducing the project’s appropriation by $500,000. (Five votes required)

4. Approve plans and specifications for Annual Street Maintenance, Project 24-01, and authorize staff to advertise the project for bidding.

5. Authorize the City Manager or designee to award a construction contract to the lowest responsive, responsible bidder if the bid is within the available project budget of $5,008,282.

City of Mountain View Printed on 5/7/2026Page 1 of 1
powered by Legistar™
93 DATE:

May 12, 2026
CATEGORY:

Consent
DEPT.:

Public Works

TITLE: Annual Street Maintenance, Project 24-
01–Various Actions

RECOMMENDATION

1. Find that, in accordance with the California Environmental Quality Act (CEQA) requirements, Annual Street Maintenance, Project 24 -01, is categorically exempt as Class 1, Existing Facilities, under CEQA Guidelines Section 15301.

2. Transfer and appropriate $1,000,000 from the 2016 Measure B - Sales Tax Fund to Annual Street Maintenance, Project 24-01. (Five votes required)

3. Transfer $500,000 of Construction Tax funding from Annual Street Maintenance, Project 24-01, to the Construction Tax Fund, reducing the project’s appropriation by $500,000. (Five votes required)

4. Approve plans and specifications for Annual Street Maintenance, Project 24 -01, and authorize staff to advertise the project for bidding.

5. Authorize the City Manager or designee to award a construction contract to the lowest responsive, responsible bidder if the bid is within the available project budget of $5,008,282.

BACKGROUND AND ANALYSIS

The City of Mountain View’s street network spans over 140 centerline miles and covers just under 31 million square feet of pavement. The pavement improvement program includes maintenance and rehabilitation of this critical asset, including applying the appropriate pavement treatments of slurry seal, asphalt concrete overlay, or reconstruction . To preserve and manage the City’s roadway network, the City uses several funding sources, including state gas taxes, regional community taxes, and the Measure B Transportation Improvement Program, funded by Santa Clara County’s general sales tax.

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On June 11, 2024, Council authorized a professional service s agreement with Siegfried, Inc. , to provide design and construction support services for the project, in a total not-to-exceed amount of $420,000. As previously noted to Council, to catch up on the backlog of pavement projects, and gain efficiencies of scale , staff combined two Annual Street Maintenance projects, Projects 23-01 and 24- 01 into one larger project (Project 24 -01). The scope includes pavement and striping improvements, which include new high-visibility crosswalks throughout the project, and bicycle pavement markings along suggested routes along Rock Street and Victory Avenue as shown in Table 1 and Figure 1.

Table 1: Streets Identified for Improvements

Location No. Street From To
1 Church Street Shoreline Blvd Franklin Street
2 Dana Street (West) Franklin Street Castro Street
3 Villa Street Bush Street Calderon Avenue
4 Bryant Street West Evelyn Avenue California Street 5 Loreto Street Bush Street Calderon Avenue
6 Mercy Street Bush Street Anza Street
7 Mercy Street Anza Street Calderon Avenue
8 Mariposa Avenue El Camino Real California Street
9 Mariposa Avenue California Street Evelyn Avenue
10 San Luis Avenue Burgoyne Street San Pierre Way
11 Sierra Vista Avenue Leghorn Street Old Middlefield
Way
12 Sierra Vista Avenue Old Middlefield Way Middlefield Road 13 Sierra Vista Avenue Middlefield Road Montecito Avenue 14 Sierra Vista Avenue Montecito Avenue Silverwood
Avenue
15 Leghorn Street North Rengstorff
Avenue
Sierra Vista
Avenue
16 Telford Avenue Spring Street Rock Street
17 Rock Street Rengstorff Avenue Sierra Vista
Avenue
18 Rock Street Sierra Vista Avenue East End
19 Rock Street West End Rengstorff Avenue
20 Victory Avenue Middlefield Road Dell Avenue
21 Farley Street Middlefield Road Central Expressway
22 Montebello Avenue Montecito Avenue South End
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Figure 1: Project Location Map

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The project scope includes repairing localized roadway failures and applying slurry seal pavement treatment. Through field investigations during design, staff identified pavement conditions in several locations along those streets were more severe than expected. As a result, it was determined that additional dig-outs to repair base failure were needed. Addressing the base failures before application of the slurry seal treatment is critical to prolonging the life of the roadway. A slurry seal is preventative maintenance and does not provide any structural support; without addressing base failures the roadway would continue to degrade. This additional dig - out scope require s additional funding, and staff recommends adding funding to the project to address the deteriorated conditions rather than deferring this work to a future year and risk increasing the cost of future repair. Additionally, staff identified an opportunity to provide active transportation improvements, including the addition or upgra de of crosswalks to high-visibility ladder striping and Class III bicycle route striping along a suggested route to school on Rock Street and Victory Avenue.

The plans and specifications for the project are complete. If Council approves the recommended actions and a responsive bid within the available project budget is received, construction is anticipated to begin in summer 2026 and be completed in fall 2026, pending weather and temperature. Public noticing will occur prior to and during construction.

In total, the project will rehabilitate approximately 992,000 square feet of pavement and provide or refresh approximately 45,000 linear feet of pavement markings on the streets identified.

Environmental Clearance

In accordance with CEQA, staff has reviewed the scope of this project and determined that it meets the classification for categorically exempt as Class 1, Existing Facilities, pursuant to Article 19, Section 15301(c), as it consists of repair and maintenance of existing pavement and pavement striping. Staff recommends that Council make findings that, in accordance with the CEQA requirements, the project is categorically exempt as Class 1, Existing Facilities, under CEQA Guidelines (Title 14, Division 6, Chapter 3, Article 19 of the California Code of Regulations) Section 15301(c).

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FISCAL IMPACT

Annual Street Maintenance, Project 24-01, is funded as follows:

Table 2: Project Funding

Funding Source Total
Construction Tax Fund $1,287,000
Gas Tax Fund
2010 Measure B – Vehicle License Fee Fund
2016 Measure B – Sales Tax Fund
1,167,935
1,078,000
772,000
Traffic Congestion Relief Gas Tax Fund 203,347

TOTAL:

$4,508,282
The estimated project costs are as follows:

Table 3: Project Costs

Construction (including Contingency) $3,750,000
Project Management 200,000
Consultant Services 420,000
Construction Inspection and Testing 300,000
Permits, Printing, and Miscellaneous 10,000
Project Contingency 22,282

Subtotal $4,702,282

City Administration 306,000

TOTAL ESTIMATED COST $5,008,282

PROJECT BUDGET $4,508,282

PROJECT SHORTFALL $500,000

The project shortfall is due to an increase in additional pavement base failure remedy which has added to the project cost. An increase in appropriations of $ 500,000 is requested to fully fund the project. Staff recommends that Council transfer and appropriate $ 1,000,000 from the 2016 Measure B – Sales Tax Fund to Annual Street Maintenance , Project 2 4-01; and transfer and reduce appropriation of $500,000 of Construction funding from Annual Street Maintenance, Project 24-01, to the Construction Tax Fund. This results in an additional net appropriation of 98 Annual Street Maintenance, Project 24-01–Various Actions May 12, 2026

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$500,000 to fund the project shortfall . The recommended actions allow the use of Measure B funding for paving improvement s and the reduced appropriation and transfer of Construction Tax funds to be used for other CIP projects requiring unrestricted funding. There is sufficient funding available in the 2016 Measure B – Sales Tax Fund for the recommended actions. Table 4 shows the proposed project funding sources:

Table 4: Proposed Project Funding

Funding Source Total
Construction Tax Fund $787,000
Gas Tax Fund 1,167,935

2010 Measure B – Vehicle License Fee Fund 1,078,000
2016 Measure B – Sales Tax Fund
Traffic Congestion Relief Gas Tax Fund
1,772,000
203,347

TOTAL:

$5,008,282

LEVINE ACT

California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to- play-limits-and-prohibitions.html

Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.

EXEMPT FROM THE LEVINE ACT
☒ Competitively bid contract

CONCLUSION

Annual Street Maintenance, Project 24 -01, provides maintenance treatment to approximately 992,000 square feet of pavement to improve the City's pavement network infrastructure. In addition, the project will add or upgrade crosswalk striping, refresh faded pavement markings, and add bicycle and other striping improvement markings along suggested routes to school.

Council approval of the plans and specifications will allow staff to advertise the project for bids.

The project lacks sufficient available funding, and the recommended appropriations will fully 99 Annual Street Maintenance, Project 24-01–Various Actions May 12, 2026

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fund the project. Should responsive bids within the project budget be received, construction is anticipated to begin by summer 2026 and be completed by fall 2026, weather pending.

ALTERNATIVES

1. Do not make environmental findings and do not approve plans and specifications, and direct staff to defer the project.

2. Do not appropriate $1,000,000 from the 2016 Measure B - Sales Tax Fund to the project and do not transfer and reduce appropriations of $500,000 of Construction Tax funding from the project to the Construction Tax Fund, and direct staff to reduce the project scope.

3. Provide other direction.

PUBLIC NOTICING

Agenda Posting.

Prepared by:

Bill Giang
Associate Civil Engineer

Reviewed by:

Robert Gonzales
Principal Civil Engineer

Edward Arango
Assistant Public Works Director/City
Engineer
Approved by:

Jennifer Ng
Public Works Director

Audrey D. Seymour
Assistant City Manager

cc: PWD, APWD—Arango, PCE —Gonzales, SC E—Cervantes, ACE—Giang, SMA—Doan, SMA- Nunez, [email protected], F (24-01)

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City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 206030, Version: 1
Authorization to Convey a Portion of City-Owned Property (Portion of APN 158-13-052) Adjacent to 236 Castro Street
Adopt a Resolution of the City Council of the City of Mountain View Finding that a Portion of City-Owned Property within the Bryant Street Parking Lot is Excess to the City’s Needs, Declaring the Property to be Exempt Surplus Land Pursuant to the Surplus Land Act, and Authorizing its Conveyance, to be read in title only, further reading waived (Attachment 1 of the Council report).

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DATE:

May 12, 2026
CATEGORY:

Consent
DEPT.:

Public Works

TITLE: Authorization to Convey a Portion of
City-Owned Property (Portion of APN
158-13-052) Adjacent to 236 Castro
Street

RECOMMENDATION

Adopt a Resolution of the City Council of the City of Mountain View Finding that a Portion of City- Owned Property within the Bryant Street Parking Lot is Excess to the City’s Needs, Declaring the Property to be E xempt Surplus Land Pursuant to the Surplus Land Act, a nd Authorizing its Conveyance, to be read in title only, further reading waived (Attachment 1 of the Council report).

BACKGROUND

The City owns the Bryant Street Parking Lot (APN 158 -13-052) in downtown Mountain View, a public surface parking lot (see Figure 1).

A small portion of the lot, approximately 164 square feet, is located along the rear of the adjacent property at 236 Castro Street, which was constructed in 1963. As part of due diligence for tenant improvements at 236 Castro, it was identified that a portion of the existing two-story commercial building, not merely a roof overhang, physically extends into this area.

The City has evaluated options to address this existing encroachment and determined that conveyance of the affected area is the most appropriate mechanism to align property boundaries with the current building footprint.

ANALYSIS

The subject area is a minor, irregular portion of the parking lot located along the rear property line beneath a portion of an existing building. Due to its size, configuration, and location, the area does not function as a standalone or usable City asset. It is not accessible for independent use and does not support parking, circulation, or other operational functions of the lot.

The proposed conveyance resolves an existing encroachment condition by aligning ownership with the current built condition. The transfer would not result in any loss of parking spaces, changes to circulation, or impacts to public access or use of the Bryant Street Parking Lot. 102
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Staff evaluated retention of the property and did not identify a feasible municipal use given the physical constraints of the site and the presence of the existing building encroachment. Retaining the property would result in a small, constrained area that is not usable on its own and does not support any City operations.

An independent appraisal was obtained to establish fair market value, and the proposed purchase price of $44,000 is supported by that valuation, reflecting the limited size and constrained nature of the property.

The conveyance and lot line adjustment must be completed before the building can be occupied, consistent with the approved building permit plans. This ensures the property boundaries are corrected prior to final inspection and use of the building.

Figure 1: Location Map

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FISCAL IMPACT

The City will receive $44,000 in one -time revenue from the sale of the property.

There are no ongoing fiscal impacts associated with the proposed action.

LEVINE ACT

California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to- play-limits-and-prohibitions.html

Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.

EXEMPT FROM THE LEVINE ACT
☒ Contract valued under $50,000

ALTERNATIVES

1. Do not authorize the conveyance and retain City ownership of the property.

2. Direct staff to pursue an alternative mechanism, such as an easement or license, to address the encroachment without conveying the property.

3. Provide other direction.

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PUBLIC NOTICING

Agenda posting and a copy of the report was provided to the adjacent property owner.

Prepared by:

Angela LaMonica
Real Property Program Administrator

Approved by:

Jennifer Ng
Public Works Director

Audrey D. Seymour
Assistant City Manager

Attachment: 1. Resolution
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CITY OF MOUNTAIN VIEW
RESOLUTION NO. _____________
SERIES 20__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW FINDING THAT A

PORTION OF CITY-OWNED PROPERTY WITHIN THE BRYANT STREET PARKING LOT IS EXCESS TO THE CITY’S NEEDS, DECLARING THE PROPERTY TO BE EXEMPT SURPLUS LAND PURSUANT TO

THE SURPLUS LAND ACT, AND AUTHORIZING ITS CONVEYANCE
______________________________________________
WHEREAS, the City of Mountain View owns the Bryant Street Parking Lot (APN: 158-13- 052), a public surface parking facility located in downtown Mountain View; and WHEREAS approximately 164 square feet of City-owned property located along the rear property line adjacent to 236 Castro Street (the “Property”) lies beneath a portion of an existing privately owned building; and
WHEREAS, due to its size, conﬁguration, and location beneath an existing structure, the Property is not accessible for independent use, does not support parking, circulation, or other municipal operations, and does not function as a usable City asset; and WHEREAS, the Property is a minor, irregular remnant area that is not suitable for independent development or municipal use and is less than one-half acre in size; and WHEREAS, the Property is not necessary for the City’s use and is excess to the City’s needs; and
WHEREAS, conveyance of the Property will resolve an existing encroachment condition by aligning ownership with the current built condition and will not result in any loss of parking spaces or impacts to circulation or public access within the Bryant Street Parking Lot; and
WHEREAS, the Property is not contiguous to land owned by a state or local agency that is used for open-space or low- and moderate-income housing purposes; and WHEREAS, the Property qualiﬁes as exempt surplus land pursuant to Government Code Section 54221(f)(1)(B), because it is less than one-half acre in size and is not contiguous to land owned by a state or local agency that is used for open-space or low- and moderate-income housing purposes; and
WHEREAS, an independent appraisal was obtained to establish the fair market value of the Property; and
Attachment 1
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WHEREAS, this action is not a project under the California Environmental Quality Act (CEQA) pursuant to Section 15060(c)(2) of the CEQA Guidelines and, in the alternative, is exempt pursuant to Section 15061(b)(3), as it can be seen with certainty that there is no possibility that the action may have a signiﬁcant eﬀect on the environment.

RESOLVED: that the City Council of the City of mountain View hereby ﬁnds and declares that the Property is exempt surplus land pursuant to Government Code Section 5422 (f)(1)(B); and be it
RESOLVED: That the City Council of the City of Mountain View hereby authorizes the City Manager or designee to negotiate and execute a Purchase and Sale Agreement and all documents necessary to complete the conveyance of the Property, including a lot line adjustment and any related instruments, in a form approved by the City Attorney; and be it

Exhibit: A. Plat and Legal
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City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 203932, Version: 1
Repeal and Reenact Article X (Transportation Demand Management) of Chapter 19 (Motor Vehicles and Traffic) of the Mountain View City Code to Establish a Citywide TDM Program Introduce an Ordinance of the City Council of the City of Mountain View Repealing and Reenacting Article X of Chapter 19 of the Mountain View City Code to Establish a New Transportation Demand Management Program, to be read in title only, further reading waived, and set a second reading for May 26, 2026 (Attachment 1 to the Council report).

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DATE:

May 12, 2026
CATEGORY:

Public Hearing
DEPT.:

Public Works

TITLE: Repeal and Reenact Article X
(Transportation Demand Management)
of Chapter 19 (Motor Vehicles and
Traffic) of the Mountain View City Code
to Establish a Citywide TDM Program

RECOMMENDATION

Introduce an Ordinance of the City Council of the City of Mountain View Repealing and Reenacting Article X of Chapter 19 of the Mountain View City Code to Establish a New Transportation Demand Management Program, to be read in title only, further reading waived, and set a second reading for May 26, 2026 (Attachment 1 to the Council report).

BACKGROUND

The City has long focused on reducing single -occupancy vehicle (SOV) trips on its roadways and on providing incentives and opportunities for travelers to use alternative transportation methods. Transportation accounts for more than 60% of carbon emissions in Mountain View, with drive-alone trips representing the biggest contributor to emissions and pollution.

The CMP’s goal is to develop a transportation improvement program to enhance multi -modal transportation system performance, land- use decision -making, and air quality across local jurisdictions. The City is required to annually certify its compliance with CMP legislation to the Congestion Management Agency . As adopted, the TDM Ordinance provisions require TDM programs of larger employers to achieve reductions in traffic and congestion within the City and the region. This Ordinance is still currently in effect.

On July 10, 2012, the City Council adopted the 2030 General Plan, identifying key mobility goals to promote effective TDM programs for existing and new development. TDM strategies were deemed necessary to advance the City’s goals of managing roadway demand and enhancing mobility by incentivizing alternative transportati on options, such as transit, walking, bicycling, and carpooling.

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In August 2012, Council approved the Greenhouse Gas Reduction Program (GGRP ). The GGRP aims to implement General Plan mobility policies, comply with state climate change legislation (Senate Bill (SB) 375 and Assembly Bill (AB) 32), and comply with regional Bay Area Air Quality Management District (BAAQMD) guidelines. Since transp ortation-related emissions account for nearly 60% of Citywide emissions, addressing transportation is a major focus of the City’s efforts under the GGRP. The GGRP established the following:

1. Mandatory commute trip reductions for development projects generating new employment;

2. TDM requirements for new development in certain areas of the City; and

3. Planned actions for reducing greenhouse gas emissions, including Measure T -1.1, Transportation Demand Management, which calls for adoption of a Citywide TDM Ordinance with TDM performance reporting requirements, procedures, and funding mechanisms.

Since 2014, Council has also adopted four Precise Plans —San Antonio Precise Plan (2014), El Camino Real Precise Plan (2014), North Bayshore Precise Plan (2014), and East Whisman Precise Plan (2019) —that establish TDM requirements for each Precise Plan area. Additionally, the Downtown Precise Plan (1988) provides guidance on trip-reduction plans. However, TDM requirements are uniform only within Precise Plan areas, not on a Citywide basis.

On October 22, 2019, Council adopted the Sustainability Action Plan 4 (SAP-4) that created a fund to advance sustainability actions, including funding to hire a TDM analyst to support the planned expansion of TDM requirements Citywide. The Public Works Department hired a TDM analyst in January 2022, which allowed work to begin on developing a Citywide TDM Ordinance.

On June 22, 2021, Council adopted Strategic Priorities for Fiscal Years 2021 -23, which included developing a Citywide TDM Ordinance to standardize trip- reduction targets across the City and establish uniform TDM monitoring and reporting provisions. On June 13, 2023, Council reaffirmed this item as a Council Priority for Fiscal Years 2023 -25 and categorized development of a Citywide TDM Ordinance as one of the City’s highest priorities. The intent of the Ordinance is to build on the demonstrated effectiveness of TDM in the Precise Plan areas and apply its practice more consistently and predictably on a Citywide basis.

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On February 20, 2023, the City executed a contract with Steer Davies & Gleave, Inc., to provide professional services to support the development of a Citywide TDM Ordinance. The project team has undertaken the following tasks:

• Reviewing and analyzing the regulatory context and existing TDM requirements.

• Defining the vision, goals, and principles for the TDM Ordinance.

• Developing a draft framework for the Citywide Ordinance, including analysis of approaches in peer and best practice cities.

• Engaging an internal Technical Advisory Committee consisting of City staff from Economic Vitality, Planning, Sustainability, Traffic, Transportation, and Land Development.

• Engaging with community members, developers, employers, and property managers, including meetings with the Downtown Business Association on June 13, 2023, Mountain View Chamber of Commerce on June 14, 2023, Mountain View Transportation Management Association (TMA) Board on May 25, 2023 and May 30, 2024, a community meeting on January 21, 2025, and 14 one-on-one conversations with stakeholders.

• Presenting key deliverables and gathering feedback from the following advisory bodies:

— The Bicycle/Pedestrian Advisory Committee (BPAC) reviewed the project vision and objectives on October 25, 2023 and TDM Policy framework on January 29, 2025;

— The Environmental Planning Commission (EPC) reviewed the project vision and objectives on November 1, 2023 and TDM Policy framework February 5, 2025;

— The Council Transportation Committee (CTC) reviewed the project vision and objectives on January 30, 2024 and TDM Policy framework on March 4, 2025; and

— The City Council held a Study Session on the TDM Policy framework on June 10, 2025.

• Drafting Ordinance language and commencing the TDM cost estimation and implementation planning study.

ANALYSIS

TDM refers to strategies and incentives designed to reduce SOV trips and encourage the use of alternative modes of transportation, such as transit, walking, bicycling, and carpooling. Common 113
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TDM measures include transit subsidies, vanpool and carshare services, commuter incentives, bicycle facilities, and flexible work arrangements. Successful implementation of TDM programs can reduce traffic and congestion, mitigate demand for on- site parking , and achieve transportation mode shift to sustainable travel options.

The City’s approach to TDM spans a mix of project size and land use types as shown in Figure 1, where at least 27 entitled development projects in Mountain View have existing TDM requirements as part of their Conditions of Approval. These requirements are supported by broad enabling policies, including the General Plan, Precise Plans, GGRP, and Sustainability Action Plan in addition to state laws and regulations. Within Mountain View, TDM requirements are applied to a wide range of land uses, including office or commercial development (44%), mixed use (19%), Master Plan areas (7%), multi-family residential (19%), hotel (7%), and medical facilities (4%).

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Figure 1: Existing Citywide TDM Requirements

To develop a policy framework for a Citywide TDM Ordinance, the project team synthesized information on existing TDM requirements through community and stakeholder outreach conducted from 2023 to 2025. Staff gathered the following feedback to understand the current state of practice of TDM in the City:

• Stakeholders, such as employers, small businesses, and property managers, indicated that they understand the value of TDM measures in providing benefits to employees or residents in terms of safe, sustainable, and equitable mobility options.

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• Employers noted that the City’s TDM requirements provide the basis to support ongoing investment in their commuter programs.

• Stakeholders expressed support for greater standardization of TDM requirements, including a TDM menu of options from which they can select to shape their TDM Plans and meet their transportation goals.

• Several stakeholders requested greater flexibility to update or adjust their TDM Plan following implementation to respond to evolving travel patterns and availability of mobility options and new technologies.

• Employers and developers noted that the current process for including TDM Conditions of Approval could benefit from increased standardization of TDM requirements to increase predictability during the entitlement process.

As such, the following vision for the project was established to shape the development of the Citywide Ordinance based on Council’s original direction as well as the existing conditions analysis and input from community members, stakeholders, BPAC, EPC, and CTC:

“The Transportation Demand Management (TDM) Ordinance seeks to reduce single- occupancy vehicle trips for new development and increase use of multi- modal transportation alternatives that are sustainable, equitable, effective, and respond to changing demands.”

Additionally, the Ordinance framework was informed by the four guiding principles of predictability, effectiveness, sustainable mobility, and equity, as shown in Figure 2.

Figure 2: Guiding Principles for Developing the TDM Ordinance 116
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Draft Ordinance Framework

The proposed TDM Ordinance establishes standardized guidelines for a Citywide TDM Program applicable to new development, including modifications, change of use, and expansions of existing sites that exceed defined trip generation thresholds.

Participation in the new TDM Program will be determined by the following components:

• Applicability: All projects generating 200 or more net new Average Daily Trips (ADT), including residential, commercial, and mixed -use developments. The TDM ordinance will apply to projects with anticipated net new ADT that fall into the categories specified in Table 1. The size thresholds align with the City’s existing MTA analysis and VMT policy, which is consistent with SB 743 to reduce transportation impacts related to new development. Projects will be categorized as small, medium, or large based on anticipated daily trip generation.

Table 1: TDM Ordinance Applicability Approximate Thresholds by Project Category

Land Use Type Small Medium Large
200-499 ADT 500-999 ADT 1,000+ ADT
Multi-Family Residential 30 < units < 75 75 < units < 150 > 150 units Single-Family Residential 20 < units < 55 55 < units < 105 > 105 units Retail < 10,000 ksf 10 < ksf < 20 > 20 ksf
General Office 20 < ksf < 45 45 < ksf < 90 > 90 ksf
Research and Development Center 20 < ksf < 45 45 < ksf < 90 > 90 ksf General Industrial 40 < ksf <100 105 < ksf < 205 > 205 ksf Warehousing 115 < ksf < 290 290 < ksf < 585 > 585 ksf
Other Threshold would be based on the most similar land use type and determined in agreement with City staff.

• Performance Metric: ADT will be the primary metric to assess the estimated trip generation rates from development, consistent with the City’s Multi -Modal Transportation Analysis (MTA) Handbook.

• Trip Reduction Targets: The proposed ADT reduction targets (see Table 2, below) are based on the City’s existing Precise Plans targets and benchmarking against comparable TDM programs in peer jurisdictions, including San Francisco, San Mateo County, Redwood City, 117
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San Jose, Sunnyvale, and Santa Monica, as well as attainable TDM strategies modeled in the VTA Vehicle Miles Traveled (VMT) evaluation tool.

To achieve the necessary trip reductions, staff has developed a TDM Toolkit comprised of measures that reflect varying levels of effectiveness for reducing trip generation. The Toolkit (Attachment 3 —Draft TDM Toolkit) offers a menu of strategies that vary in scale and cost, allowing projects to create site-specific TDM Plans tailored to their needs.

The TDM measures are grouped into two categories of Core and Auxiliary Strategies. The applicant is required to select the requisite number of Core Strategies based on project size and estimated ADT generation. To support the implementation of Core Strategies, the project will be required to implement a set number of Auxiliary Strategies in accordance with the project size.

The tiered requirement for Auxiliary Strategies is as follows:

• Small Projects: At least two (2) Auxiliary Strategies. • Medium Projects: At least three (3) Auxiliary Strategies. • Large Projects: At least five (5) Auxiliary Strategies.

As shown in Table 2 below, reduction targets scale with project size with adjusted (lower) targets for residential and Transit-Oriented Development (TOD) to reflect their inherently lower baseline trip generation. For the latter, TOD projects are those located in a High- Quality Transit Area, defined as areas where at least fifty percent (50%) of the project area is within one-half (0.5) mile of a high-quality transit corridor or a major transit stop. Such transit facilities may include: (a) an existing rail station or ferry terminal served by bus or rail; (b) a bus stop with peak service frequency of fifteen (15) minutes or less; or (c) a planned rail station or planned ferry terminal served by bus or rail, as defined in California Public Resources Code Section 21155(b).

Table 12: Proposed ADT Reduction

Project Size ADT Generation
ADT Reduction Target
Non-Residential &
Non-TOD Projects
Residential & TOD1
Projects
Small Project 200-499 30% reduction 20% reduction
Medium Project 500-999 40% reduction 30% reduction
Large Project 1,000+ 50% reduction 40% reduction

1 “Transit-Oriented Development (TOD)” means projects where at least 50% of the project is located within one - half (0.5) mile of high -quality transit as defined in California Public Resources Code, Section 2115(b) and Section 21064.3, as may be amended.
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• TDM Plans: Subject projects will submit and adopt a TDM Plan prior to project approval.

The TDM Plan will include selections from a menu of strategies available in the TDM Toolkit (Attachment 3 —TDM Toolkit) that encompass a mix of Core and Auxiliary Strategies.

Projects will be required to adopt the requisite number of Core Strategies consistent with their ADT reduction target. Core Strategies will offer a range of flexible, proven trip - reduction strategies for applicants to select from to develop a TDM Plan. Additionally, “Auxiliary Strategies” are those that may not have significant trip -reduction potential as stand-alone strategies but supplement the implementation of Core Strategies. Finally , a TDM Agreement will be executed by the developer prior to entitlement to formalize the adoption and intent to implement the approved TDM Plan.

• Monitoring and Reporting: To demonstrate compliance and provide data on the effectiveness of TDM efforts, all projects will be required to submit ongoing standardized annual reporting following the first year of post occupancy , consistent with their project size:

— Small Projects (200 to 400 ADT): Annually for three (3) years. — Medium Projects (500 to 999 ADT): Annually for ten (10) years. — Large Projects (1,000+ ADT): Annually for twenty (20) years.

Additionally, for nonresidential projects:

— Annual reporting will include assessment of the project’s performance in achieving its trip cap, supported by commute travel surveys and driveway count data.

• Enforcement: All projects subject to the TDM Ordinance are required to comply with the provisions of the Municipal Code. Noncompliance will be enforced pursuant to Section 1.7 (Article 1, Violations) and Section 1.17 (Article 2, Administrative Penalties) of City’s Code Enforcement regulations.

Examples of violations of the TDM requirements may include, but are not limited to:

— Failure to submit required annual TDM monitoring reports or updates to the TDM Plan.

— Failure to implement or maintain approved TDM measures and strategies.

— Failure of nonresidential projects to achieve the required ADT reduction target or exceeding an established site-specific trip cap.

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Projects found to be out of compliance may be subject to administrative penalties and other enforcement actions in accordance with the Municipal Code.

TDM Policy Framework

The proposed Ordinance reflects several changes to the TDM Policy framework, which have been incorporated based on feedback from key stakeholders since the Council Study Session on June 10, 2025. To support the successful implementation of the TDM Program, the proposed changes will:

• Implement Program 1.2(c) and Program 1.3(d) of the Sixth Cycle 2023- 2031 Housing Element, which requires the City to adopt a TDM Ordinance, study the cost of TDM requirements on typical residential developments, and allow residential developers to meet TDM goals through lower-cost options. To support this, the proposed Ordinance will allow res idential parking reductions and exemptions from parking requirements for projects proposing to use enhanced features of a TDM Plan, which achieve a higher level of trip reduction than the minimum requirement.

— To satisfy the enhanced TDM criteria for exemption from the minimum parking standard, a residential project must either: (1) exceed its applicable ADT reduction target by at least five percent (5%); or (2) adopt one (1) additional Core Strategy and two (2) additional Auxiliary Strategies over the minimum required number.

— The enhanced TDM criteria are intended to incentivize higher levels of trip reduction and reduced parking demand while increasing mobility options for residential projects, as well as support the City’s broader goals related to expanding affordable housing.

— The TDM toolkit has been updated with additional lower -cost strategies to provide more flexibility for residential projects of all sizes to comply with TDM requirements.

Additionally, the ADT targets for residential developments match those of TOD projects, given their lower baseline trip generation rates and effectiveness to reduce local and regional single-occupancy trips.

— Based on feedback received from EPC on April 15, 2026, the proposed ordinance will be structured to allow both reduced parking and unbundled parking strategies for residential projects to meet the enhanced TDM criteria for parking exemptions and reduced parking minimums.

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• Provide specific exemptions for “patron-driven uses” under applicability standards:

— Development consisting of patron-driven uses less than net new 100,000 square feet will be exempted from the TDM Program. Patron- driven uses are defined as nonresidential uses whose trip generation is primarily patrons, rather than employees. Examples include child-care centers, religious institutions, retail (general merchandise, grocery, and similar), restaurants, entertainment, medical, and other personal services. Such uses are local- serving and support economic vitality by attracting and retaining retail and other service-oriented mixed uses.

• Monitoring and reporting provisions for residential and patron-driven uses: All residential and patron-driven uses will be exempted from site -specific trip caps and associated ADT reduction target requirements, including provisions requiring travel surveys and driveway counts. The exemptions reflect existing conditions and local and state regulations that seek to reduce financial costs and administrative burdens associated with delivering more affordable housing and local-serving uses. However, these projects will still be required to adopt and implement a TDM Plan and provide ongoing annual TDM reporting in accordance with project size.

• Required TDM Strategies: Mountain View Transportation Management Association Membership. As a private nonprofit membership organization, the TMA is funded by Mountain View businesses and property owners to address transportation challenges for the benefit of the community. The MVgo shuttle service, which provides fare-free last-mile connections between the Transit Center and main employment hubs, is administered and funded by the TMA’s Board of Directors. While the TMA assesses fees of its members to fund MVgo operations and similar TDM programs, there is risk of potential violation of Proposition 218, which was adopted in 1996 to ensure that all taxes and most charges on property owners are subject to voter approval. As such, establishing a Property -Based Improvement District (PBID) is a remedy to ensure an equitable means of assessing membership fees to fund MVgo and other TMA-provided services in the future.

— The TDM Policy Framework adopted last June included the TMA membership requirement for medium and large nonresidential projects and large residential projects only. Due to the issues noted above, the proposed Ordinance will not require projects of any siz e to join the TMA. Membership in the TMA will be optional and included in the TDM Toolkit, incentivizing new projects to join as a way to satisfy their TDM requirements and trip-reduction goals.

— While TMA membership will not be required, staff with the TMA, will explore the process of establishing a PBID in Mountain View following adoption of the Ordinance. 121
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Similar to other jurisdictions, such as the City of Emeryville , the goal of establishing the PBID will be to provide a long -term and scalable approach to funding TMA - provided services, including the MVgo shuttle. A PBID in Mountain View would also support growing membership in the TMA by clearly defining the structur e for governance and assessment of member fees.

• Enforcement and Penalties: The proposed Ordinance seeks to align the enforcement provisions under Section 1.7 (Code enforcement —Violations) and Section 1.17 (Administrative penalties) of the Mountain View City Code. This approach is consistent with neighboring jurisdictions that treat violations of TDM noncompliance as municipal code violations, issuing administrative citations. Where the project is not at fault for noncompliance, the assessment of penalty fees may be waived under certain circumstances, such as the unavailability of a TDM service provider, high vacancy rates , or economic hardship. Additionally, the City Code enforcement provisions will consistently apply to all projects subject to the Ordinance rather than specific project Conditions of Approval. Staff will work with existing projects that request to opt into the Citywide TDM Ordinance in order to benefit from this streamlined enforcement approach.

FISCAL IMPACT

To support effective implementation of the TDM Ordinance and ensure long ‑term program sustainability, the City has hired a consultant to support cost estimating and an implementation planning study. This study will evaluate the range of City staff time and administrative resources required to administer the Ordinance, including TDM Plan review during entitlement, ongoing monitoring and reporting, compliance and enforcement activities, program evaluation, and maintenance of any supporting software platforms. The findings will inform consideration of a potential annual TDM fee, intended to recover a portion of the City’s on going costs associated with administering and enfor cing the Ordinance. The study will account for efficiencies gained through standardized reporting, automation, and potential partnerships, with the intent of helping align any future fee with the level of effort required to support participating developments over time. Following completion of this fee study, staff will draft a resolution for the City Council to review and adopt.

As part of developing a TDM Toolkit, staff has identified a range of flexible and affordable options for applicants to choose from based on cost-effectiveness and trip-reduction potential. The TDM Toolkit benchmarks the TDM measures against the expected cost level for implementing a prospective strategy. For example, strategies will range from low ($0 to $5,000), to medium ($5,000 to $50,000), to high ($50,000 and above), or cost -neutral. Actual costs may vary by project based on the scale of proposed measure(s), subsidy, and participant coverage, providing the needed cost elasticity for projects implementing a TDM program. 122
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ENVIRONMENTAL REVIEW

The City Council finds, pursuant to Title 14 of the California Code of Regulations, Section 15307, that this Ordinance is not subject to the California Environmental Quality Act (CEQA) because it is an action undertaken by a local agency for the purposes o f protecting natural resources. The City Council also finds that, on a separate and independent basis, pursuant to Title 14 of the California Code of Regulations, Section 15308, that this Ordinance is not subject to the California Environmental Quality Act (CEQA) because it is an action undertaken by a local agency for the purposes of protecting the environment.

ENVIRONMENTAL PLANNING COMMISSION REVIEW

On April 15, 2026 , the Environmental Planning Commission (EPC) reviewed the draft TDM Ordinance, Draft TDM Program Standards, and Draft TDM Toolkit and provided the following input on these items.

• Broad support of staff’s approach to establish a flexible structure through enforceable ordinance requirements and adaptable TDM program standards.

• Proposed redlines to the Draft TDM Program Standards to ensure consistent language with the ordinance regarding the exemption for Very Small Projects; and provide further clarity on where annual TDM fee details will be documented in the Standards document.

• Majority support to recommend additional strategies be considered in the future for residential projects, including:
o Tiered parking reductions for residential projects, recognizing deeper reductions with greater TDM credit;
o Encourage delivery of mixed -use projects that result in internalization of trip demand and reduce net new ADT; and
o Consideration of adding design- based strategies within the Toolkit that improve walkability and pedestrian access.

• Broad support of staff to advance the ordinance as proposed, recognizing it as an important policy step for achieving key citywide goals.

• Recommended the evaluation of projects that may not fall discretely into the size thresholds and ADT targets as described in Table 2.

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• Proposed modification to the Definitions section to include classification of Autonomous Vehicles (AVs).

• Recommended the future evaluation of TDM requirements from which projects might request concessions and waivers granted under the State Density Bonus Law.

COUNCIL TRANSPORTATION COMMITTEE REVIEW

On May 5, 2026, the Council Transportation Committee (CTC) reviewed the draft citywide TDM Ordinance, Draft TDM Program Standards, and Draft TDM Toolkit. The CTC unanimously voted in support of staff’s recommendations to advance the draft TDM Ordinance to the full Council for consideration. Staff will present key feedback received from CTC on these items at the City Council meeting on May 12, 2026.

NEXT STEPS

Following Council review, comments from key stakeholders will be incorporated into the proposed citywide TDM ordinance, program standards, and TDM toolkit, ahead of the second reading of the Ordinance by Council on May 26, 2026. The proposed Ordinance would be effective 30 days after the second reading. Once adopted, implementation steps will include:

• Development and refinement of the TDM Program Standards and a TDM Toolkit;

• Update Precise Plans and the City Code to implement Housing Element action items and Ordinance provisions;

• Present an annual TDM fee resolution to Council for review and adoption;

• Explore feasibility of establishing a Property-Based Assessment District Citywide;

• Integration with the City’s permitting and entitlement processes;

• Establishment of ongoing monitoring and reporting systems, including identifying technology solutions/providers; and

• Coordination with stakeholders and regional partners.

LEVINE ACT

California Government Code Section 84308 (also known as the Levine Act) prohibits city officials from participating in any proceeding involving a “license, permit, or other entitlement for use” if 124
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the official has received a campaign contribution exceeding $500 from a party, participant, or agent of a party or participant within the last 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to- play-limits-and-prohibitions.html

Please see below for information about whether the recommended action for this agenda item is subject to or exempt from the Levine Act.

EXEMPT FROM THE LEVINE ACT
☒ General policy and legislative actions

CONCLUSION

The proposed TDM Ordinance provides a consistent, Citywide approach to TDM program implementation, informing future updates to Precise Plans and ensuring alignment between development standards and transportation impact analyses. Adoption of the Ordinance represents a key step in advancing the City’s efforts to reduce single -occupancy vehicle trips for development and increase the use of sustainable travel options. The proposed Ordinance also fulfills a key Council Strategic Priority of the General Plan and Sustainability Action Plan intended to bolster healthier, more sustainable patterns of transportation and planned growth.

ALTERNATIVES

1. Approve the City Code amendments and TDM Program Standards with modifications

2. Do not approve the City Code amendments and TDM Program Standards

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PUBLIC NOTICING

The meeting agenda and staff report were posted on the City’s website and distributed to interested stakeholders, including community groups, business organizations, and individuals who have requested notification on TDM-related topics. A newspaper notice has been circulated for this meeting.

Prepared by:

Ben Pacho
Transportation Planner

Diana Pancholi
Principal Planner

Allison Boyer
Assistant Public Works Director

Approved by:

Jennifer Ng
Public Works Director

Kimbra McCarthy
City Manager

Attachments: 1. Draft Citywide Transportation Demand Management (TDM) Ordinance

2. Draft TDM Program Standards

3. Draft TDM Toolkit

4. Environmental Planning Commission Report dated April 15, 2026

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ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW REPEALING AND REENACTING ARTICLE X OF CHAPTER 19 OF THE MOUNTAIN VIEW CITY

CODE TO ESTABLISH A NEW TRANSPORTATION DEMAND MANAGEMENT PROGRAM

WHEREAS, on June 10, 2025, the Mountain View City Council reviewed and recommended the Transportation Demand Management (TDM) policy framework to support development of a citywide TDM Ordinance; and

WHEREAS, the ordinance implements and supports policies and programs adopted by the City, including the Mountain View 2030 General Plan Mobility Element, the Sustainability Action Plan- 4, Housing Element actions, and seeks to align with state and regional legislation addressing congestion management and multimodal transportation planning analysis, including Senate Bill 743; and

WHEREAS, the purpose of the ordinance is to reduce single occupancy vehicle travel, incentivize multimodal transportation options, reduce vehicle miles traveled (VMT), improve air quality and public health outcomes; and

WHEREAS, the City seeks to amend Chapter 19 of the Mountain View City Code to add new sections to Article X (Transportation Demand Management) to update the code, improve its clarity, and standardize TDM requirements for new development and for modifications and expansions of existing buildings and sites, thereby advancing key City goals related to improving efficiency of the roadway system, increasing housing options, sustainable transportation, economic development, and environmental quality; and

WHEREAS, the ordinance establishes consistent TDM Program requirements, including trip reduction standards, monitoring and reporting requirements, and compliance and enforcement provisions; now, therefore,

THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Chapter 19, Article X, of the Mountain View City Code is repealed in its entirety and reenacted as set forth below.

SEC. 120 - Purpose.

A. The purpose of this ordinance is to:

1. Comply with the provisions of California Government Code Section 65089.3 regarding congestion management on a regional level to improve air quality within the city and the region through reduction of congestion and traffic impacts. 127
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2. Reduce single-occupancy vehicle (SOV) trips for new development and increase use of multimodal transportation options.

3. Expand access to affordable and reliable transportation options for all individuals who live and/or work in the City of Mountain View.

4. Reduce traffic and congestion by optimizing the efficiency of the roadway system and capacity.

5. Address the transportation impacts resulting from new development by providing sustainable, accessible, and affordable transportation options that support the journeys of people of all income levels and modal choices.

6. Ensure that new development is designed to support sustainable transportation choices for residents, employees, and visitors. The provisions contained herein implement the Mobility Element of the 2030 General Plan, Precise Plan requirements, Greenhouse Gas Reduction Program (GGRP), Sustainability Action Plan -4, Housing Element Action Items, state legislation including Senate Bill (SB) 743, the Sustainable Communities and Climate Protection Act of 2008 ( SB 375), the California Global Warming Solutions Act of 2006 (AB 32), the California Complete Streets Act of 2008, Employee Parking Cash out Program (AB 2206), and the Bay Area Air District (BAAD) Regulation 14.

7. Improve air quality and public health outcomes, and reduce Mountain View’s contribution towards climate change through encouragement of sustainable mobility options and reduction of Vehicle Miles Travelled (VMT) and associated greenhouse gas (GHG) emissions generated by driving.

8. Reduce dependence on drive -alone trips and increase sustainable mode share to comply with the directives of SB 743, including facilitating a multimodal transportation system, and applicable requirements under Bay Area Air District (BAAD) Regulation 14.

9. Support integrating land use and transportation planning by improving efficient use of infrastructure that incentivizes use of multimodal transportation options.

10. Establish citywide requirements for the Transportation Demand Management (TDM) Program, including Transportation Demand Management Plans (TDM Plans) and associated monitoring and reporting to ensure that applicable developments contribute to achieving the City’s transportation, sustainability, and mobility goals.

11. Maintain flexibility to incorporate evolving technologies, travel behaviors, and countywide TDM efforts, ensuring the TDM Program reflects changing conditions and travel preferences.

SEC. 121 - Definitions.
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A. The following definitions apply to words and phrases used in this C hapter and any administrative instructions, handbooks, or other materials implementing this Chapter:

1. “Applicant” shall mean any individual, firm, limited -liability company, association, partnership, political subdivision, government agency, municipality, industry, public or private corporation or any other entity whatsoever who applies to the city for the applicable permits to undertake a construction, demolition or renovation project within the city.

2. “Average daily trips (ADT)” means the average number of vehicle trips recorded at a specific location over a 24 -hour period, typically calculated by summing directional counts.

3. “Average daily trip reduction target (ADT reduction target)” means a goal established to reduce the number of vehicle trips generated by a site on a daily basis, expressed as a percentage of baseline trip generation.

4. “Certificate of Occupancy” defined as in Section 42.31(a) of the Mountain View City Code as amended from time to time.

5. “Change of Use Form” is documentation submitted by the Applicant to note a change of land use.

6. “Conditions of Approval” means requirements imposed by the City as part of the development review process, which must be satisfied for a P roject to proceed or receive development permits.

7. “Developer” as defined in Section 47.3 of the Mountain View City Code as amended from time to time.

8. “Developer Handbook” means a guide provided by the City to assist developers in understanding the TDM process during permit review process and instructions for preparing a TDM Plan.

9. “Development Permit” applies to a fire or building permit, planning permit, or public works permit that is issued by the City allowing construction, alteration, or use of land or buildings in accordance with zoning and building codes.

10. “Employer” any person, including corporate officers or executives who directly or indirectly through any other person, including through the services of a temporary employment agency, staffing agency, or similar entity, retains, hires, engages, or exercises control over the wages, hours, or working conditions of any other person.

11. “Enhanced TDM” is any residential Project proposing to enhance features of a TDM Plan by selecting additional TDM strategies or achieving a higher trip reduction goal 129
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than what is required by this Ordinance or state law, allowing the Developer to obtain the benefit of residential parking reductions or exemptions from parking requirements, in accordance with the City’s Housing Element.

12. “High-Quality Transit Corridor” has the meaning set forth in California Public Resources Code Section 21155(b), as that section may be amended or renumbered from time to time.

13. “High Quality Transit Area” means those areas within one -half (0.5) mile of a H igh- Quality Transit Corridor or a Major Transit Stop.

14. “Major Transit Stop” has the meaning set forth in California Public Resources Code Section 21064.3, as that section may be amended or renumbered from time to time.

15. “Mixed-Use” means a development type that integrates residential, commercial, and/or institutional uses within a single building or site used by commuters or travellers within a defined area.

16. “Multi-Modal Transportation Analysis Handbook (MTA Handbook)” means the City of Mountain View document which contains technical guidance for preparing multi - modal transportation analyses for individual development Project s, as may be amended.

17. “Parking Management Plan” means a strategic plan submitted with development proposals that outlines how parking will be provided, managed, and integrated with Transportation Demand Management (TDM) strategies.

18. “Patron-driven Uses” means non-residential uses whose trip generation is primarily patrons, rather than employees, including child care, religious institutions, community centers, indoor recreation and fitness centers, schools, studios, retail (general merchandise, grocery, and similar), restaurants, personal services, entertainment, medical services, banks and financial services, hotels and motels, service stations, repair and maintenance of vehicles and consumer products, and similar uses. The Public Works Department may use any available data to determine if more than 50% of a use’s trip generation are typically patrons.

19. “Peak Hour Traffic (PHT)” means the highest volume of traffic observed during a one- hour period, typically during morning or evening commute times.

20. “Peak Period Trips” means trips occurring during designated peak travel periods, usually defined as 6 –9 A.M. and 4–7 P.M. on weekdays, when traffic congestion is highest.

21. “Planning Permit” means a type of development permit issued by the City allowing for residential or business renovation, new development, or alteration of land or buildings in accordance with zoning and building codes.” 130
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22. “Project” means a construction or reconstruction project that requires a zoning permit or building permit under Chapter 47 of the Mountain View Code.

23. “Property Manager” means an individual or entity responsible for the day -to-day operation, maintenance, and oversight of a residential, commercial, and/or mixed - use property.

24. “Property Owner” means any legal person possessing a present possessor interest in real property, including leases with a term of thirty-five (35) years or greater.

25. “Property Transfer Form” means a form used to document the transfer of ownership in real property.

26. “Single-occupancy vehicle (SOV)” means a motor vehicle occupied by only the driver during a commute or trip.

27. “Site” means a parcel or group of parcels of land considered as a unit for development or land use purposes.

28. “Telecommuting” means a work arrangement where employees perform job duties remotely, typically from home, under a formal agreement with their employer.

29. “Transit-Oriented Development (TOD)” means Projects that are located within one - half (0.5) mile of High -Quality Transit as defined in California Public Resources Code, Section 2115(b) and Section 21064.3, as may be amended.

30. “Transportation Coordinator” means a designated individual responsible for implementing and managing Transportation Demand Management (TDM) strategies at a development site, including commuter programs and travel surveys, if applicable.

31. “Transportation Information Worksheet (TIW)” is submitted by the A pplicant to the City review of a proposed development Project and/or use permit.

32. “Transportation Demand Management Agreement (TDM Agreement)” means a formal agreement between a developer and the City outlining TDM requirements, including the implementation of TDM Strategies, monitoring, and enforcement provisions.

33. “Transportation Demand Management Plan (TDM Plan)” means a Project's documentation, including a site plan and/or other documentation, that describes the TDM Strategies the Project will implement in order to comply with the TDM Ordinance for the Project site as approved by the Public Works Director or Designee.

34. “Transportation Demand Management Program (TDM Program)” means the City of Mountain View policy requiring Projects to incorporate TDM Strategies in their proposed Projects.
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35. “Transportation Demand Management Program (TDM Program) Standards” means the City of Mountain View’s Standards that contain details of the TDM Program goals and benefits, processes, ADT targets, TDM Strategies, and evaluation and reporting.

These program s tandards are contained within Appendix J of the City of Mountain View’s Multi-Modal Transportation Analysis Handbook.

36. “Transportation Demand Management Report (TDM Report)” means a yearly report submitted by T ransportation Coordinators or Property Owners detailing the implementation and effectiveness of TDM strategies, including mode share and trip reduction data.

37. “Transportation Demand Management Strategies (TDM Strategies)” means a programmatic and/or physical strategy that aims to reduce drive -alone trips and/or VMT, and/or encourages sustainable mobility in a way that meets the intent of this Ordinance.

38. “Transportation Demand Management Toolkit (TDM Toolkit)” means a resource guide listing approved TDM strategies, trip reduction potential, and implementation guidelines for Projects to meet ADT reduction targets.

39. “Traffic Counts” means quantitative data representing the number of vehicles passing a specific point over a defined period.

40. “Travel Survey” means a questionnaire distributed to site users (e.g., employees, residents) to collect data on commuting patterns, mode share, and travel behavior.

41. “Trip Cap” means a maximum number of allowable trips generated by a development.

42. “User-Defined TDM Strategy” means a TDM Strategy that is not currently listed in the TDM Program Standards and is proposed by an A pplicant for inclusion in a Project's TDM Plan. A proposed User -Defined TDM Strategy shall aim to reduce drive -alone trips and/or VMT, and/or encourage sustainable mobility options in a way that meets the intent of this Ordinance.

43. “Vehicle Miles Travelled (VMT)” means a metric used to measure the total amount of miles driven by motor vehicles within a given area in Mountain View per (day/month/year).
https://laserfiche.mountainview.gov/WebLink/DocView.aspx?id=232482&dbid=0&r epo=CityDocuments&cr=1

44. “Very Small Project” means any single -family residential development of 12 units or fewer, any multi- family residential development of 20 units or fewer, or any office development that is 10,000 square feet or less.

SEC. 122 - Applicability.

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A. This ordinance applies to all Projects seeking discretionary approval of a Planning Permit, to ministerial approvals, changes of use, or renovation Projects that generate 200 or more net new Average Daily Vehicle Trips (ADT).

B. TDM Programs shall be required in all new developments and redevelopment meeting the criteria set forth in this chapter. Developments in an area subject to a precise plan shall comply with any additional or different TDM requirements imposed by that precis e plan.

C. The following Projects are exempt from the requirements of this chapter:

1. Projects for which an application has been deemed complete by the City on the date this ordinance goes into effect.

2. Projects with 100% restricted affordable units, excluding unrestricted manager units that are:
a. Deed restricted by a public entity for at least 55 years period for rental units and at least 45 years for for-sale units to low-income residents (earning 80 percent or less of the Area Median Income) and;
b. Developed at a minimum density of 35 dwelling units per acre, and; c. Located in a High-Quality Transit Area, defined as areas within one-half (0.5) mile of a high-quality transit corridor or major transit stop. A high-quality transit corridor is defined in the California Public Resources Code, Section 2115(b) as may be amended. A major transit stop is defined in the California Public Resources Code, Section 21064.3, as may be amended.

3. Very Small Projects as defined by Section 121 of this Chapter.

4. Patron-driven Uses less than 100,000 feet.

SEC. 123 - Annual TDM Fee.

A. The Council may establish by resolution an Annual TDM Fee for TDM activities reviewed by the City and monitoring of all sites subject to the requirements of this Chapter. All fees collected pursuant to this C hapter shall be deposited in an account separate from the General Fund. The purpose of the fee is to pay for the costs of administration, maintenance, and enforcement of this Chapter.

B. The amount of the Annual TDM Fee may be revised annually based on the change in the Consumer Price Index for all Urban Consumers (CPI -U) as published by the Bureau of Labor Statistics for the Metropolitan Statistical Area or Combined Statistical Area inclusive of Mountain View, or any successor index that the City Council may designate by resolution. Any adjustment shall be reflected in the City’s Master Fee Schedule. 133
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C. Details regarding administration of the annual TDM fee are included in the TDM Program Standards.

SEC. 124 - Transportation Demand Management Plan Requirements.

A. Projects shall submit a Transportation Demand Management Plan (TDM Plan) at the time of formal application for a Planning Permit, Ministerial Approval, or Building Permit. The Planning Permit, Ministerial Approval, or Building Permit shall not be deemed co mplete until the TDM Plan is submitted and meets the requirements of the City’s TDM Program Standards, which are provided in Appendix J of the City of Mountain View Multi -Modal Transportation Analysis (MTA) Handbook.

B. The City shall prepare and issue a Developer Handbook to the Applicant, Property Owner, Property Manager or Employer that provides an overview of the TDM process during permit review process and instructions for preparing a TDM Plan.

C. All TDM requirements established in this C hapter shall run with the land and be binding upon all current and future Property Owners. An approved TDM Plan shall be recorded in the Project’s Conditions of Approval and memorialized in a TDM Agreement that runs with the land, prior to issuance of building permit(s). If an owner of a Project subject to the TDM ordinance executes a lease with a tenant or sells the property to a new owner, the current owner shall ensure that the terms of the TDM Agreement are disclosed to the new owner or tenant as a condition of sale or lease. Property Owners hold ultimate responsibility for ensuring that all TDM reporting and ADT reductions requirements are met, regardless of whether they are filed by the owner or tenant.

D. A Property Transfer Form must be completed and submitted to the City within thirty (30) calendar days of any change in property ownership. This form shall document that the new Property Owner is aware of all applicable TDM obligations and agrees to implement the approved TDM Plan associated with the site. Failure to submit the Property Transfer Form shall be subject administrative citation in accordance with City Code Section 1.7 E. The Applicant will select strategies from the Transportation Demand Management Toolkit, contained in the TDM Program Standards, to achieve the required level of trip reduction in net new ADT. The ADT reduction targets are based on Project size and associated ADT levels (Table 1).
a. For the purposes of this chapter, residential, non -residential and Transit -Oriented Development (TOD) Project s shall be subject to reduced ADT reduction targets. For the latter, TOD Projects are located within one-half (0.5) mile of High-Quality Transit as defined in California Public Resources Code, Section 2115(b) and Section 21064.3,as may be amended.

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Table 1. ADT Reduction Targets by Project Size

Project
Size
Residential & Transit-
Oriented Development
(TOD)
Non-Residential & Non-
Transit-Oriented
Development (Non-TOD)
Small
(200–499
ADT)
20% 30%
Medium
(500–999
ADT)
30% 40%
Large
(1,000+
ADT)
40% 50%

F. ADT shall be calculated by a Transportation Impact Study (TIS) when a development is anticipated to impact the adjacent roadway network and capacity, where mitigations are necessary to support the mobility and connectivity of the proposed site. The MTA Handbook and associated TDM Program Standards jointly identify effective TDM strategies as a cost -effective means to reduce traffic congestion, improve air quality, address parking demand, provide affordable transportation, improve community health and expand transportation options in all areas of the City.

G. The TDM Plan will comprise a range of Core Strategies and Auxiliary Strategies to achieve the ADT reduction target. Applicants shall select from a range of strategies based on levels of effectiveness for trip reduction, provided in the MTA Handbook’s TDM T oolkit (TDM Program Standards).

H. Projects shall select the requisite number of Core Strategies to achieve the required ADT reduction target. Additionally, P rojects will be required to adopt Auxiliary Strategies to successfully implement the TDM Plan:

1. Small Projects: At least two (2) Auxiliary Strategies

2. Medium Projects: At least three (3) Auxiliary Strategies

3. Large Projects: At least five (5) Auxiliary Strategies I. Residential Projects meeting enhanced TDM criteria shall be exempt from residential minimum parking standards in Chapter 36. Enhanced TDM criteria shall include one of the following:

1. The residential Project shall meet an ADT reduction target of at least 5% greater than otherwise required in Table 1; or
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2. The residential Project shall adopt one additional core strategy and two additional auxiliary strategies over the minimum requirements of this Chapter.

J. An Applicant may propose a User- Defined TDM Strategy as an alternative to those contained in the menu of TDM Strategies in the MTA Handbook’s TDM Toolkit (TDM Program Standards). This process shall be incorporated into the Planning Permit or Ministerial Permit application review. The Public Works Director or the Director’s designee, in consultation with the TDM Coordinator, shall have decision-making authority to approve a User-Defined TDM Strategy.

K. Prior to final inspection granting certificate of occupancy, the Applicant, Property Owner, Property Manager or Employer must show that all TDM Strategies included in the Project Conditions of Approval will be available as soon as the site is occupied. The TDM Plan shall run for the life of a P roject, be binding on any current and future P roperty Owner, Property Manager or Employer and be referenced as part of the Conditions of Approval.

SEC. 125 - Modifications to Approved Transportation Demand Management Plans.

A. The Property Owner or Developer may submit a request to the City to revise a TDM Plan.

The revised TDM Plan will be subject to review by City staff and approval by the Public Works Director or Designee.

B. All modified TDM Plans must comply with the TDM Program Standards in effect at the time when submitting their first TDM Plan. If the Public Works Department updates the TDM Program Standards subsequent to the date the Applicant submitted a TDM Plan, the Applicant may elect to have their Project be subject to all requirements of the current version of the TDM Program Standards by submitting a revised TDM Plan for approval, unless otherwise required by applicable law.

C. The TDM Agreement must be updated concurrently with any approved TDM Plan modifications and remain in effect for the life of the property.

SEC. 126 - Administration.

A. Upon enactment of this ordinance, the City shall establish, maintain and update the TDM Program Standards, which may be modified by the Public Works Director to ensure the ongoing implementation and operations of its provisions, and other necessary components of the TDM Program outlined in this section. The TDM Program Standards shall be consistent with the purpose of this chapter. The TDM Program Standards shall include the following:

1. TDM Program overview;

2. TDM Strategies and their associated ADT reduction levels and cost estimates by various land use types; and
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3. TDM Program compliance, monitoring, and reporting requirements.

B. The TDM Program Standards shall be reviewed and evaluated periodically, as deemed appropriate by the City, to:

1. Provide feasible options to P roject Applicants for meeting TDM Program goals and outcomes; and

2. Reflect best practices in other jurisdictions, emerging technologies, and/or respond to lessons learned from monitoring, reporting, enforcement, and evaluation.

C. Applicants shall meet all requirements of the TDM Program Standards in effect when the application or SB 330 preliminary application is deemed complete by City staff. If the City updates the TDM Program Standards subsequent to the date the A pplicant submitted a TDM Plan, the Applicant may submit a revised TDM Plan for review and approval.

SEC. 127 - Monitoring and Reporting Requirements.

A. Applicable Projects must meet post- occupancy vehicle ADT reduction targets, as demonstrated through traffic counts and/or travel surveys, or an alternative methodology proposed by the Applicant and approved by City staff.

1. Exemptions
a. The following uses will not be subject to post-occupancy review of ADT reduction targets and site-specific trip caps, and will not be required to submit traffic counts or travel surveys:
i. Residential uses
ii. Patron-driven Uses
B. All Projects will submit an annual TDM Report to the Public Works Director or Designee on or before January 31, reporting on the previous year, to document the effectiveness of the TDM program in achieving the objectives as outlined in the Project’s TDM Plan. The first annual report shall be submitted one year after the site receives the Final Certificate of Occupancy.

C. The City shall provide a template TDM Report to the Applicant, Property Owner, Property Manager or Employer to use in creating the annual TDM Report. Projects must submit the annual report documenting TDM implementation and outcomes. Reporting requirements are as follows, described in Table 2:

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Table 2. TDM Reporting Requirements by Project Size

Reporting
Element
Project Size
Small (200–499 ADT) Medium (500–999 ADT) Large (1,000+ ADT) TDM Report Annually, for first 3
years after
occupancy
Annually, for first 10
years after occupancy
Annually, for first 20 years
after occupancy
Travel Survey
(Except
residential and
Patron-driven
Uses)
Annually, for 3 years Annually, for 10 years Annually, for 20 years Traffic Counts
(Except
residential and
Patron-driven
Uses)
Annually for 3 years Annually, for 10 years Annually, for 20 years

SEC. 128 - Compliance and Enforcement.

A. Compliance.

1. The City shall not issue a Planning Permit, ministerially approve a development, a Building Permit, or a Certificate of Occupancy to a P roperty Owner that is not in compliance with the requirements of this Chapter.

2. Prior to issuance of a Certificate of Occupancy, the Property Owner shall facilitate a site inspection by City staff to confirm that all approved physical improvements related to Project’s TDM Conditions of Approval have been implemented and/or installed. The Property Owner shall also provide documentation that all approved Strategies in the Project’s TDM Plan will be implemented. The process and standards for determining compliance shall be specified in the TDM Program Standards.

3. Compliance with the approved TDM Plan and associated ADT reduction targets shall be determined by monitoring and reporting activities. Requirements to implement and maintain the TDM Plan shall be recorded in the P roject’s Conditions of Approval and memorialized in a TDM Agreement that runs with the land, prior to building permit issuance.

4. The site’s Transportation Coordinator shall ensure all reporting and implementation requirements are met.

B. Enforcement.
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1. A violation of this Chapter is subject to enforcement in accordance with City Code Section 1.7 (Procedure for Enforcement).

2. A violation of this Chapter is also enforceable through all other civil and administrative remedies available to the City. Violations of this Chapter include:
a. Failure to submit a TDM Plan;
b. Failure to maintain required TDM Strategies.
c. Failure to submit a Property Transfer Form or Change of Use Form within thirty (30) calendar days of any change in property ownership. d. Failure to maintain on record with the City the Project’s current Transportation Coordinator information.
e. Failure to submit annual reporting on time;
f. Except residential and Patron-driven Uses, failure to meet ADT reduction target/ exceeding the site’s trip cap after two years of annual reporting.

3. The amounts of the fines for violations imposed pursuant to this C hapter shall be set forth in the schedule of fines established by Council resolution and adjusted annually according to the CPI.

4. If a Project commits a violation, the City shall issue a written warning and the Project shall have thirty (30) calendar days from receipt of the notice to correct the violation.

If the Project continues to commit the violation sixty (60) calendar days after receipt of the first written warning, the Project shall be subject to penalties which may include, but not be limited to, actions such as: monetary penalties, administrative fines/citations, and/or withholding of building, grading, demolition, foundatio n, use of land or change of use permits, or Certificates of Occupancy.

5. Penalty revenues collected under this C hapter shall be allocated to a dedicated City fund for TDM program administration, monitoring, and enforcement, and may also be used to support citywide or area -wide TDM Strategies and/or multimodal transportation improvements.

6. Costs incurred by the Property Owner for implementing supplemental TDM Strategies to support returning to compliance may be counted towards penalty fees.

7. The assessment of such fees may be waived due to no fault of the Project, where:
a. The implementation of required TDM strategies is found to be infeasible due to unavailability of a service provider.
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b. Economic hardship, such as the loss of all viable value or use of the property resulting from Ordinance-related fees
c. TDM strategy implementation cannot be maintained due to achieving an insufficient level of vacancy (less than 50% floor area/square footage). d. A conversion of at least 25% of the building to an exempt or patron-based use, or is occupied by a non-profit organization. The project will still be subject to meeting all trip reduction standards applicable to the remaining uses of the project.
e. Updates to the ITE trip generation manual or other sources, which warrant reviewing the initial assumptions and methodologies of previously established trip generation rates..
f. City may request supplemental information to substantiate any of the above exemption provisions.

SEC. 129 - Records and Audits.

A. Projects shall maintain and preserve, for the life of the Project, such records as may be necessary to demonstrate compliance with this Chapter.

B. Projects may be subject to periodic audits to confirm compliance with the TDM Program. Audits may also include but are not limited to:

1. City-administered traffic counts during a representative week to validate vehicle trip survey data.

2. Review of travel survey data;

3. Other compliance measures as determined by the Public Works Director or Designee.

SECTION 3. CEQA. The City Council finds, pursuant to Title 14 of the California Code of Regulations, Section 15307 that this ordinance is not subject to the California Environmental Quality Act (CEQA) because it is an action undertaken by a local agency for the purposes of protecting natural resources . The City Council also finds that on a separate and independent basis, pursuant to Title 14 of the California Code of Regulations, Section 15308 that this ordinance is not subject to the California Environmental Quality Act (CEQA) because it is an action undertaken by a local agency for the purposes of protecting the environment.

SECTION 4. Severability. If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be unconstitutional, such decision shall not affect the validity of the other remaining portions of this ordinance. The City Council hereby declares that it would have 140
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passed this ordinance and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared unconstitutional.

SECTION 5. Publication. Pursuant to Mountain View City Charter section 522, at least two (2) days prior to final adoption of this ordinance, the City Clerk shall post the ordinance in three (3) prominent places in the City and publish in the City’s official newspaper notice setti ng forth the title of the ordinance, the date of its introduction, and a list of the places where copies of the ordinance are posted.

SECTION 6. Effective Date. Pursuant to Mountain View City Charter section 519, this ordinance shall become effective thirty (30) days after the date of its adoption.

– – – – – – – – – – –

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To
City of Mountain View Memo
From Steer
Date 30 April 2026
Project City of Mountain View TDM Ordinance Project No. 24363902 Transportation Demand Management (TDM)
Program Standards
The City’s Transportation Demand Management (TDM) Program Standards updates the review process for assessing transportation operational effects of a development project or plan, consistent with the City’s Multi-Modal Transportation Analysis (MTA). The level of transportation review required for a development project is tailored to the size, land use and context of the proposed site, and runs concurrent with the Planning Department’s Development Review Process. A Transportation Impact Study (TIS) will be required when a development is anticipated to impact the adjacent roadway network and capacity, where mitigations are necessary to support the mobility and connectivity of the proposed site. The TDM Program Standards expand upon the MTA Handbook’s technical transportation analysis review of projects in Mountain View, consistent with the General Plan and Precise Plan goals and policies intended to:
• To reduce single occupancy vehicle (SOV) trips and increase mode share of walking, biking, carpooling, and transit.
• Streamline and standardize the Transportation Analysis review process for new development.

The MTA Handbook and General Plan jointly identify TDM programs as a cost-effective means to reduce traffic congestion, improve air quality, address parking demand, provide affordable transportation, improve community health and fitness levels, and promote urban livability while expanding transportation options in all areas of the City.

The update to TDM Program Standards in the MTA Handbook is designed to provide a clear and standardized approach for new development to implement sustainable transportation choices for residents, employees, and visitors. They support the implementation of enhanced TDM criteria, as outlined in Housing Element Action Items 1.2(c) and 1.3(d). Specifically, the Standards define the criteria under which residential projects may qualify for exemptions from parking requirements by proposing TDM plans with enhanced features. The Standards include a menu of TDM strategies that developers can choose from to meet trip reduction goals, offering a range of approaches that vary in scale, implementation, and cost. This framework allows projects to design purpose-built TDM plans suitable for varying contexts while also advancing the City’s broader goals for mobility, sustainability, and increasing housing access.

Attachment 2
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TDM Program Standards Contents
These TDM Program Standards contains the specific requirements necessary for a new development project to comply with the City of Mountain View’s Transportation Demand Management (TDM) Ordinance. The document is organized as follows:
• Section 1. Applicability: Defines which projects are subject to the TDM Ordinance and outlines exemption criteria.
• Section 2. TDM Program Process: Describes the overall TDM compliance process and clarifies the roles and responsibilities of the developer/applicant, property owner, Transportation Coordinator, and City staff.

Section 3. TDM Plan Process: Describes the process for preparing a TDM Plan, and the City’s review and approval process.

Section 4. TDM Plan Monitoring & Reporting: Explains the two phases of monitoring and reporting processes and the required steps that must be taken to maintain ongoing compliance.

Section 5. Non-Compliance: Describes what actions and inactions constitute non-compliance, the grace period provided to projects to resolve non-compliance issues, and potential penalties and enforcement actions the City may take to remedy non-compliance. • Section 6. Glossary of Terms: Provides definitions for key terms used throughout this document. • Appendices: Provides templates, resources, and detailed descriptions of TDM strategies (i.e., the TDM Toolkit)

Section 1. Applicability
The City of Mountain View’s Transportation Demand Management (TDM) Ordinance (Chapter 19, Article X) applies to new development projects, major renovations, and changes in use that generate significant net new vehicle trips. Specifically, projects must comply with the TDM Ordinance and these Standards if the project:
• Seeks discretionary approval of a Planning Permit, ministerial approval, change of use, or renovation; and
• Will generate 200 or more net new Average Daily vehicle Trips (ADT).

The following types of projects are exempt from TDM requirements:
• Projects for which an application has been deemed complete by the City on or before the effective date of this Ordinance.
• Projects that provide 100% restricted affordable units (excluding unrestricted manager units) that are:
– Deed restricted by a public entity for at least 55 years (rental) or 45 years (for-sale) to low- income residents (≤80% Area Median Income).
– Developed at a minimum density of 35 dwelling units per acre (DU/AC). – Located in a High-Quality Transit Area (HQTA), defined as areas within one-half (0.5) mile of a high-quality transit corridor or major transit stop. A high-quality transit corridor is defined in the California Public Resources Code, Section 2115(b) as may be amended. A major transit stop is defined in the California Public Resources Code, Section 21064.3, as may be amended. • Very Small Projects, defined as any single-family residential development of 12 units or fewer, any multi-family residential development of 20 units or fewer, or any office development that is 10,000 square feet or less.
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• Patron-driven Uses less than 100,000 square feet. Patron-drive Uses are non-residential uses whose trip generation is primarily patrons, rather than employees, including child care, religious institutions, community centers, indoor recreation and fitness centers, schools, studios, retail (general merchandise, grocery, and similar), restaurants, personal services, entertainment, medical services, banks and financial services, hotels and motels, service stations, repair and maintenance of vehicles and consumer products, and similar uses. The Public Works Department may use any available data to determine if more than 50% of a use’s trip generation are typically patrons.

The Program Standards advance a streamlined approach of applying TDM requirements citywide to ensure new development can more effectively navigate the entitlement process and maintain ongoing compliance with required trip reduction strategies. This program builds on past experience and brings consistency and clarity to TDM requirements that make it easier for residents, tenants, employees, and visitors to access sustainable travel modes such as transit, carpooling/vanpooling, walking, rolling, biking, and scooting.

Previously entitled and built projects may opt into the current TDM Program in place of their existing TDM Plan requirements, subject to City staff review and approval. Benefits of opting into the program include a streamlined pathway for updating TDM Plans, as well as simplified monitoring and reporting requirements.

Section 2. TDM Program Process
The following diagram illustrates the key steps and responsibilities involved in complying with the City of Mountain View’s TDM Ordinance. It provides a visual timeline from project application through ongoing monitoring, highlighting the roles of the developer/applicant, property owner, Transportation Coordinator, and City staff at each phase of the process.

Entitlement / Project Application
• Developer/Applicant:
– Identify applicability (Average Daily Trips should be identified through the standard Transportation Analysis process as outlined by the City’s MTA Handbook) – Prepare and submit TDM Plan Form with application
• City Staff:
– Review TDM Plan Form
– Provide feedback and request revisions (as needed)
– Approve final TDM Plan
Construction / Pre-Occupancy
• Developer/Property Owner:
– Execute TDM Agreement (prior to building permit issuance) – Designate on-site Transportation Coordinator (TC) and provide TC contact information – Implement approved TDM strategies (physical and programmatic) – Submit proof of strategy implementation (contracts, marketing materials, photos, etc.) • City Staff:
– Conduct site inspection
– Confirm implementation of TDM strategies
– Issue Certificate of Occupancy

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Occupancy
• Property Owner or Transportation Coordinator:
– Launch on-site TDM program for tenants/employees, per approved TDM Plan – Maintain required strategies and propose any modifications/improvements as needed – Ensure ongoing communication and engagement to support utilization of TDM strategies • City Staff:
– Monitor initial compliance
– Support participating projects with technical guidance Ongoing Monitoring & Reporting
• Property Owner or Transportation Coordinator
– Submit Annual TDM Reports
– Conduct annual travel surveys and traffic counts (if applicable) – Update TDM Plan (as needed)
– Notify City of property transfer or Transportation Coordinator change (if applicable) • City Staff:
– Review Annual TDM reports
– Provide feedback and request corrective actions (if needed) – Enforce compliance and penalties for non-compliance
Roles Key:
• Developer/Applicant: Responsible for preparing and submitting TDM Plan and implementation • Property Owner: Ultimately responsible for ongoing compliance, reporting, and addressing any related non-compliance issues
• Transportation Coordinator: Main contact for TDM program, reporting, and TDM Plan updates • City Staff: Review, approval, monitoring, enforcement, and technical support

Section 3. TDM Plan Process

3.1 Entitlement Process Requirements

3.1.1. Determine Project Applicability
Any project that meets the applicability criteria of Mountain View Municipal Code Chapter 19, Article X, Sec. 122, as outlined in Section 1 Applicability of these Standards will be subject to the TDM Program requirements. Subject projects must submit a TDM Plan form and administrative fee along with the development application.

3.1.2. TDM Performance Targets (ADT Reduction Targets)
Each project subject to the TDM Program must meet a specified Average Daily Trip (ADT) reduction target. Average daily trips is a standard metric used in transportation planning to estimate the total number of vehicle trips entering and exiting a site over the course of a typical day, consistent with the Institute of Transportation Engineers (ITE) Trip Generation Manual. ADT is calculated as follows:

ADT = Total vehicle trips (inbound & outbound) over count period Number of days counted

The ADT reduction targets are tiered based on project size and land use (see Table 1). 145

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Transit-Oriented Development (TOD) projects are those located in a High-Quality Transit Area (HQTA), defined as areas where at least fifty percent (50%) of the project area is within one-half (0.5) mile of a high-quality transit corridor or a major transit stop. A high-quality transit corridor is defined in California Public Resources Code Section 21155(b), as may be amended, and a major transit stop is defined in California Public Resources Code Section 21064.3, as may be amended. Such transit facilities may include: (a) an existing rail station or ferry terminal served by bus or rail; (b) a bus stop with peak service frequency of fifteen (15) minutes or less; or (c) a planned rail station or planned ferry terminal served by bus or rail.

Table 1. ADT Reduction Targets by Project Size
Project Size Residential & Transit-Oriented
Development
(TOD)
Non-Residential & Non-Transit-Oriented
Development (Non-TOD)
Small (200–499
ADT)
20% 30%
Medium (500–999
ADT)
30% 40%
Large (1,000+
ADT)
40% 50%

The ADT reduction target is calculated from the project’s estimated trip generation. Please see Chapter 4 of the City of Mountain View Multi-Modal Transportation Analysis (MTA) Handbook for undertaking trip generation analyses.

ADT for Mixed-use projects:
• Mixed-use projects that have a non-residential component under 50,000 square feet (presumed to have a less than significant impact on VMT per the City of Mountain View Multi-Modal Transportation Analysis Handbook) must calculate net new ADT using only the residential portion; • Mixed-use projects with a non-residential component of 50,000 square feet or more must calculate net new ADT for each land use type discretely and then sum for the total project trip generation.

3.1.3. Enhanced TDM Criteria for Residential Projects
The TDM Program Standards include provisions to support implementation of the City’s adopted Housing Element:

Action Item 1.3(d): adopt a TDM Ordinance that provides clear requirements for residential trip reduction across the city, while also allowing developers to meet TDM goals through a range of strategies, including lower-cost options.

Residential projects that seek exemptions from the City’s minimum parking requirements or other development standards must meet certain criteria that exceed minimum TDM requirements. These 146

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criteria serve to enhance a project’s TDM Plan by exceeding base requirements to reduce vehicle trips and support uptake of alternative transportation choices.

To satisfy the enhanced TDM criteria, a residential project must either:
1) exceed its applicable ADT reduction target by at least five percent (5%); or 2) adopt one (1) additional Core Strategy and two (2) additional Auxiliary Strategies over the minimum required number.

For example, a residential project with a required ADT reduction target of 30% would need to achieve a 35% reduction to be considered as meeting the enhanced criteria. Alternatively, the applicant may select one additional complementary Core Strategy and two Auxiliary Strategies from the TDM Toolkit or propose an unlisted measure with approval from City staff.

Residential projects that meet enhanced TDM criteria may be eligible for exemptions from minimum parking requirements, consistent with Housing Element Action Item 1.2(c) and 1.3(d), which identifies “residential parking reductions for projects that implement TDM and exempt parking requirements from projects meeting enhanced TDM criteria.”
The enhanced criteria are intended to incentivize higher levels of trip reduction for residential projects and support the City’s broader goals related to expanding affordable housing and access to multimodal transportation options. The City may periodically review and update the enhanced TDM criteria to reflect evolving best practices, local conditions, and policy objectives.

3.1.4. Prepare a TDM Plan
To achieve the necessary vehicle trip reductions, the developer or applicant can select a range of TDM strategies from the TDM Toolkit best suited to support future building occupants in selecting alternative transportation options (see Appendix A). The TDM Toolkit contains a list of measures that reflect varying levels of effectiveness for reducing trip generation. The TDM strategies are grouped into two categories of Core and Auxiliary strategies.

The applicant should select the requisite number of Core Strategies to achieve the required ADT reduction. The Toolkit is designed to offer a menu of TDM strategies that vary in scale and cost, allowing projects to design site-specific TDM Plans fit for purpose.

TDM In Practice
• Applicant proposes a 75,000 sq ft development for future office/commercial use, which has an estimated trip generation of 520 ADT
• It is located 0.4 miles from the Mountain View station and therefore qualifies as a Transit Oriented Development (TOD)
• The estimated 520 ADT places the project in the medium-sized TOD category, requiring a 30% ADT reduction.
• The applicant would select from the requisite number of strategies from the TDM Toolkit to achieve at least a 30% ADT reduction in aggregate.
• Post-occupancy, this translates into a trip cap of 364 ADT (520 ADT × 0.7 = 364 ADT) • To successfully meet compliance, the site must not exceed 364 average daily vehicle trips, measured as the total number of vehicle trips entering and existing the site over a 24-hour period, averaged over the representative days for which monitoring occurred. 147

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To support implementation of Core Strategies, the project will be required to adopt a set number of Auxiliary Strategies in accordance with project size. The tiered requirement for Auxiliary Strategies is as follows:
• Small Projects: At least 2 Auxiliary Strategies
• Medium Projects: At least 3 Auxiliary Strategies
• Large Projects: At least 5 Auxiliary Strategies

The applicant will document the selected Core and Auxiliary strategies by submitting a TDM Plan Form (see Appendix B) as part of the initial application for a Planning Permit, Ministerial Approval, or Building Permit.

Failure to submit a complete and approved TDM Plan Form may delay project review and approval. City staff are available to provide detailed guidance on completing the form. Please contact the Public Works Department at [email protected] for support.

3.1.5. TDM Plan Review Process
City staff will review each TDM Plan Form to ensure it is complete and meets the Program Standards.

Once submitted, Staff will review the selection of Core and Auxiliary strategies to determine the ability of the project to reduce single occupancy vehicles and incentivize multimodal transportation options. If applicable, City staff will also assess the TDM Plan’s level of effectiveness for achieving the required ADT reduction target and meeting the site-specific trip cap, once the building is occupied. Given the range of available TDM strategies, City staff will provide support to ensure the selected measures are appropriate given the project’s land use type, size, and location. Revisions may be requested if deemed necessary by Staff.

Once approved by the City, the TDM Plan Form and ADT reduction target will be included as Conditions of Approval for the project. The property owner is ultimately responsible for ensuring that all required TDM strategies are incorporated into project design and planning documents as applicable.

Section 4. TDM Plan Monitoring and Reporting
The TDM Program includes two phases of monitoring and reporting processes. The first process occurs at the time of formal application for a Planning Permit, Ministerial Approval, or Building Permit, and the second process occurs following issuance of the Certificate of Occupancy by the City. Further information on these processes is detailed in the following sections.

Section 4.1 Pre-Occupancy Requirements
The following requirements must be met to demonstrate compliance with the City’s TDM Ordinance at the pre-occupancy stage:

4.1.1. Execution of TDM Agreement
Prior to building permit issuance, the property owner must execute a TDM Agreement that outlines the TDM requirements contained within the project’s Conditions of Approval (COAs). The Agreement is executed between the City and the property owner, and is binding on current and future property owners.

4.1.2. Designation of a Transportation Coordinator
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A Transportation Coordinator (TC) must be designated for the site prior to occupancy. The TC serves as the primary contact for site-level TDM program implementation, including fulfilling the monitoring and reporting requirements. Contact information for the TC is initially provided in the TDM Plan form and must be kept up to date. Should the TC contact information change, the project will be required to submit an updated TDM Plan form.

4.1.3. TDM Strategies Implementation
The property owner and TC are responsible for ensuring that all strategies in the approved TDM Plan are implemented prior to occupancy. This includes confirming that all required amenities and services, such as physical infrastructure (e.g., showers, secure bike storage, etc.), programmatic measures (e.g., unbundled parking), and outreach materials, are in place and ready for use when tenants and/or employees occupy the project.

By establishing these strategies from day one, the property maximizes the likelihood that TDM strategies will be well-utilized and effective, supporting successful outcomes for both site operations and compliance. Acceptable documentation may include, but are not limited to:
• signed contracts or invoices for third-party service providers, • photographs of on-site facilities,
• receipts or purchase orders (e.g., transit passes, signage, etc.) • copies of communication materials distributed to tenants or employees (e.g., welcome packets, onboarding materials, flyers, emails, newsletters, website screenshots) • program schedules or service timetables (e.g., shuttle schedules) The TC may submit supplemental information in the event that certain strategies will not be fully online prior to occupancy. City staff may accept the following as proof of intent to implement the project’s TDM Plan:
• documentation of internal policies or procedures (e.g., lease addenda, property management protocol) that outline commitment to implementing the adopted strategies. • evidence of budget allocation (e.g., funds set aside for transit subsidies, incentives, or marketing).

For questions about whether other forms of documentation not listed above are acceptable, please contact the Public Works Department at [email protected].

City staff may conduct a site inspection prior to issuance of a Certificate of Occupancy to verify that physical improvements and programmatic measures are in place as specified in the approved TDM Plan form and project Conditions of Approval (COAs).

Section 4.2 Post-Occupancy Requirements
After occupancy, the property owner and Transportation Coordinator will assume responsibility of the operational requirements to implement the TDM Plan. The Transportation Coordinator will be tasked with ongoing communication with tenants and/or employees to ensure building occupants are aware of the multi-modal transportation options available to them. As part of the monitoring requirements for applicable projects, the Transportation Coordinator will lead efforts to promote participation in travel surveys for assessing performance of TDM strategies, as well as facilitate traffic counts at applicable sites to determine compliance with ADT reduction targets (if applicable). Further information regarding the ongoing requirements is provided in the following sections.

4.2.1. Annual Monitoring and Reporting
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The property owner or Transportation Coordinator shall be responsible for the following:
• Annual TDM Report: Projects required to submit a TDM Plan shall submit an annual TDM Report one year following issuance of the Certificate of Occupancy and on January 31 thereafter. The Report will attest to the on-site implementation of the TDM strategies consistent with the project’s Conditions of Approval (COAs).

Non-residential projects (excluding Patron-driven Uses):
• Travel survey: Administer a building-wide travel survey to tenants, employees, or residents to collect information about their daily travel patterns, modes of transportation, and commute choices. The property owner and Transportation Coordinator must ensure a 70% response rate to accurately reflect typical onsite travel behavior. The City shall provide sites with a travel survey template to assist with survey administration.
• Traffic counts: Conduct onsite traffic counts to measure the number of inbound and outbound vehicle trips generated by the site over a 24-hour period, typically conducted using manual or automated counting methods. Counts must be performed on representative days (e.g., typical weekday conditions during non-holiday weeks, excluding special events, extreme weather, or atypical site operations), and the results are used to verify compliance with the site’s ADT Reduction Target and trip cap. Traffic count location(s) must be confirmed by the City prior to conducting the counts and collected by a third-party.

Reporting requirements are tiered based on project size, as shown in Table 2.

Table 2. TDM Reporting Requirements
Reporting Element Small (200–499 ADT) Medium (500–999 ADT) Large (1,000+ ADT) TDM Report

Annually, for 3 years Annually, for 10 years Annually, for 20 years Travel Survey
(Except residential and
Patron-driven Uses)
Annually, for 3 years Annually, for 10 years Annually, for 20 years Traffic Counts
(Except residential and
Patron-driven Uses)
Annually for 3 years Annually, for 10 years Annually, for 20 years An annual TDM Report must be submitted to the City one year following issuance of the Certificate of Occupancy and on January 31 thereafter. The Report will document TDM strategies in place, as well as travel survey results and traffic count data, if applicable. The annual TDM Report will also provide a TDM Plan overview including any updates or changes to the program. Adjustments to the TDM Plan may be necessary in response to tenant or employee turnover or changes in site operations. See Section 4.3 (Updating a TDM Plan) on the process for updating an existing TDM Plan.

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Section 4.3 Updating a TDM Plan
The property owner or Transportation Coordinator may request modifications to the site’s approved TDM Plan if site conditions or operations change. An updated TDM Plan form must be submitted to the City for review and approval. Public Works staff are available to provide guidance on which strategies might be most effective in supporting current site needs and opportunities.

Upon approval of an updated TDM Plan, the project’s TDM Agreement must also be modified and accepted by all parties to reflect the revised commitments and responsibilities.

Section 4.4 Property Transfer, Ownership Change, or Change of Use When a property subject to the City’s TDM Ordinance is sold or transferred, the following process must be completed to ensure ongoing monitoring and reporting compliance:
• The current property owner must submit a Property Transfer Form or Change of Use Form to the Public Works Department within thirty (30) calendar days of any change in property ownership or use.
• The Property Transfer Form serves as official notification of the transfer and facilitates the acceptance of all applicable TDM obligations by the new property owner. The Property Transfer Form will include the updated contact information of the re-assigned Transportation Coordinator. • Following the City’s acceptance of the Property Transfer Form, the new property owner and/or management will execute an amendment to the original TDM Agreement with all parties prior to receiving the Certificate of Occupancy (if applicable). The amended TDM Agreement will complete the transfer of TDM obligations between parties and ensure ongoing compliance with monitoring and reporting activities.

Failure to complete the Property Transfer Form or Change of Use Form with the required information may result in enforcement actions or penalties.

Section 5. Non-Compliance
Projects subject to the City’s TDM Ordinance must maintain ongoing compliance with all TDM Program requirements. Non-compliance may include, but is not limited to:
• Failure to submit a TDM Plan Form
• Failure to implement the selected TDM strategies
• Failure to submit a Property Transfer Form or Change of Use Form within thirty (30) calendar days of a change in property ownership/ management or use
• Failure to maintain current Transportation Coordinator information with the City • Failure to submit annual TDM Reports by the required deadline • Except residential and Patron-driven Uses, failure to achieve the ADT reduction target/ exceeding the site’s trip cap after two annual reporting periods.

Section 5.1 Non-compliance and Adjustments

5.1.1. Annual Reporting & ADT Reduction Target/ Trip Cap Failure to Provide Annual Reporting
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Projects required to submit a TDM Plan shall submit an annual TDM Report one-year following issuance of the Certificate of Occupancy and on January 31 thereafter, which attests to the on-site implementation of the TDM measures and strategies consistent with the project’s Conditions of Approval (COAs).

Failure to Meet ADT Reduction Target/ Exceedance of Trip Cap (except residential and Patron- driven Uses)
If the site does not meet the required ADT reduction target (i.e., exceeds its trip cap) within the first year of occupancy, corrective actions shall be identified, such as implementing additional TDM strategies, to achieve the project’s ADT target and trip cap compliance. Section 4.3 (Updating a TDM Plan) outlines the steps for modifying a TDM Plan.

If the ADT reduction target is not met after two consecutive annual reporting periods, further modifications shall be considered to the project’s TDM Plan as needed. For example, initial programmatic measure(s) may be replaced with alternative strategies to determine an optimal solution for achieving compliance.

Penalties and enforcement measures may be assessed by the City if the project is still unable to meet compliance by the end of the grace period, which will not exceed six (6) months from the date when the non-compliance status was initially determined (see Section 5.1.2. Penalties and Enforcement). The City will review annual TDM Reports and may request additional information to support monitoring activities and TDM Plan modifications as needed.

5.1.1. Notification and Correction Process
The City will issue a written notice of non-compliance to the property owner or Transportation Coordinator. The project will have thirty (30) calendar days from receipt of the notice to propose corrective strategies to return the site to compliance. Consistent with the enforcement provisions of the TDM Ordinance, if the project continues to be out of compliance sixty (60) calendar days after receipt of the initial written notice, it may be subject to penalties and enforcement actions. At the City’s discretion, projects demonstrating good faith efforts toward compliance may be provided a grace period of up to six (6) months to re-submit its annual TDM Report demonstrating compliance with the required TDM monitoring provisions and/or ADT Trip Reduction Target. If compliance is not achieved by the end of the grace period, the project may be subject to penalties and enforcement.

5.1.2. Penalties and Enforcement
Penalties for non-compliance may include monetary fines, administrative citations, and/or withholding of permits or Certificates of Occupancy. The amounts of fines are established by Council resolution and adjusted annually according to the Consumer Price Index-All Urban Consumers (CPI-U) as published by the Bureau of Labor Statistics for the Metropolitan Statistical Area or Combined Statistical Area inclusive of Mountain View, or any successor index that the City Council may designate by resolution.

Penalty revenues are allocated to a dedicated City fund for TDM Program administration, monitoring, enforcement, and may also support citywide or area-wide TDM strategies and multimodal transportation improvements.

Costs incurred by a Property Owner to implement TDM strategies for the purpose of returning a project to compliance may be credited toward any applicable penalty fees. The assessment of such fees may be waived, in whole or in part, where noncompliance occurs through no fault of the project, including but not limited to circumstances where:
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• required TDM strategies are determined to be infeasible due to the unavailability of a service provider;
• payment of Ordinance-related fees would result in economic hardship, such as the loss of all viable value or use of the property;
• TDM strategy implementation cannot be reasonably maintained due to insufficient occupancy, defined as less than 50 percent of total floor area;
• at least 25 percent of the building is converted to an exempt or patron-based use or is occupied by a nonprofit organization, provided that the project remains responsible for meeting all trip reduction standards applicable to the remaining uses of the project; or • updates to the Institute of Transportation Engineers (ITE) Trip Generation Manual or other relevant data sources warrant reconsideration of the assumptions or methodologies supporting previously established trip generation rates.

The City may require the submittal of supplemental documentation to substantiate eligibility for any such waiver.

Section 6. Glossary of Terms
“Applicant” defined as in Chapter 16 of the Mountain View Municipal Code. “Average daily trips (ADT)” means the average number of vehicle trips recorded at a specific location over a 24-hour period, typically calculated by summing directional counts. “Average daily trip reduction target (ADT reduction target)” means a goal established to reduce the number of vehicle trips generated by a site on a daily basis, expressed as a percentage of baseline trip generation.
“Certificate of Occupancy” defined as in Section 42.31(a) of the Mountain View Municipal Code. “Change of Use Form” means documentation submitted by the applicant to note a change of land use. “Conditions of Approval” means requirements imposed by the City as part of the development review process, which must be satisfied for a project to proceed or receive development permits. “Developer” defined as in Chapter 47 of the Mountain View Municipal Code. “Developer Handbook” means a guide provided by the City to assist developers in understanding the TDM process during permit review process and instructions for preparing a TDM Plan. “Development Permit” applies to a fire or building permit, planning permit, or public works permit that is issued by the City allowing construction, alteration, or use of land or buildings in accordance with zoning and building codes.
“Employer” defined as in Chapter 21 of the Mountain View Municipal Code. “Estimated Average Daily Trips” means the projected average number of vehicle trips expected to be generated by a development over a 24‑hour period, as calculated during the project entitlement or approval phase using accepted trip generation methodologies and assumptions, prior to project construction or occupancy.
“Enhanced TDM” means any residential project proposing to enhance features of a TDM Plan by selecting additional TDM strategies or achieving a higher trip reduction goal than what is required by this 153

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Ordinance or state law, allowing the developer to obtain the benefit of residential parking reductions or exemptions from parking requirements, in accordance with the City’s Housing Element. “High Quality Transit Area” means those areas within one-half (0.5) mile of a high-quality transit corridor or major transit stop. A high-quality transit corridor is defined in the California Public Resources Code, Section 2115(b) as may be amended. A major transit stop is defined in the California Public Resources Code, Section 21064.3, as may be amended.
“Mixed-Use” means a development type that integrates residential, commercial, and/or institutional uses within a single building or site.
“Multi-Modal Transportation Analysis Handbook (MTA Handbook)” means the City of Mountain View document which contains technical guidance for preparing multi-modal transportation analyses for individual development projects, as may be amended.
“Parking Management Plan” means a strategic plan submitted with development proposals that outlines how parking will be provided, managed, and integrated with Transportation Demand Management (TDM) strategies.
“Patron-driven Uses” means non-residential uses whose trip generation is primarily patrons, rather than employees, including child care, religious institutions, community centers, indoor recreation and fitness centers, schools, studios, retail (general merchandise, grocery, and similar), restaurants, personal services, entertainment, medical services, banks and financial services, hotels and motels, service stations, repair and maintenance of vehicles and consumer products, and similar uses. The Public Works Department may use any available data to determine if more than 50% of a use’s trip generation are typically patrons.
“Peak Hour Traffic (PHT)” means the highest volume of traffic observed during a one-hour period, typically during morning or evening commute times.
“Peak Period Trips” means trips occurring during designated peak travel periods, usually defined as 6–9 AM and 4–7 PM on weekdays, when traffic congestion is highest. “Planning Permit” means a type of development permit issued by the City allowing for residential or business renovation, new development, or alteration of land or buildings in accordance with zoning and building codes.
“Project” defined as in Chapter 47 of the Mountain View Municipal Code. “Property Manager” means an individual or entity responsible for the day-to-day operation, maintenance, and oversight of a residential, commercial, and/or mixed-use property. “Property Owner” defined as in Chapter 42 of the Mountain View Municipal Code. “Property Transfer Form” means a form used to document the transfer of ownership in real property. “Single-occupancy vehicle (SOV)” means a motor vehicle occupied by only the driver during a commute or trip.
“Site” means a parcel or group of parcels of land considered as a unit for development or land use purposes.
“Telecommuting” means a work arrangement where employees perform job duties remotely, typically from home, under a formal agreement with their employer. 154

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“Transit-Oriented Development (TOD)” means projects that are located within one-half (0.5) mile of High-Quality Transit as defined in California Public Resources Code, Section 2115(b) and Section 21064.3,as may be amended.
“Transportation Coordinator” means a designated individual responsible for implementing and managing Transportation Demand Management (TDM) strategies at a development site, including commuter programs and travel surveys, if applicable.
“Transportation Information Worksheet (TIW)” means the documentation submitted by the applicant to the City for review of a proposed development project and/or use permit. “Transportation Demand Management Agreement (TDM Agreement)” means a formal agreement between a developer and the City outlining TDM requirements, including the implementation of TDM Strategies, monitoring, and enforcement provisions.
“Transportation Demand Management Plan (TDM Plan)” means a Project's documentation, including a site plan and/or other documentation, that describes the TDM Strategies the project will implement in order to comply with the TDM Ordinance for the Project site as approved by the Public Works Director or Designee.
“Transportation Demand Management Program (TDM Program)” means the City of Mountain View policy requiring Projects to incorporate TDM Strategies in their proposed projects. “Transportation Demand Management Program (TDM Program) Standards” means the City of Mountain View’s Standards that contain details of the TDM Program goals and benefits, processes, ADT targets, TDM Strategies, and evaluation and reporting. These program standards are contained within Appendix J of the City of Mountain View’s Multi-Modal Transportation Analysis Handbook. “Transportation Demand Management Report (TDM Report)” means a yearly report submitted by Transportation Coordinators or property owners detailing the implementation and effectiveness of TDM strategies, including mode share and trip reduction data. “Transportation Demand Management Strategies (TDM Strategies)” means a programmatic and/or physical strategy that aims to reduce drive-alone trips and/or VMT, and/or encourages sustainable mobility in a way that meets the intent of this Ordinance. “Transportation Demand Management Toolkit (TDM Toolkit)” means a resource guide listing approved TDM strategies, trip reduction potential, and implementation guidelines for projects to meet ADT reduction targets.
“Traffic Counts” means quantitative data representing the number of vehicles passing a specific point over a defined period.
“Travel Survey” means a questionnaire distributed to site users (e.g., employees, residents) to collect data on commuting patterns, mode share, and travel behavior. “Trip Cap” means a maximum number of allowable trips generated by a development. “User-Defined TDM Strategy” means a TDM Strategy that is not currently listed in the TDM Program Standards and is proposed by an applicant for inclusion in a Project's TDM Plan. A proposed User- Defined TDM Strategy shall aim to reduce drive-alone trips and/or VMT, and/or encourage sustainable mobility options in a way that meets the intent of this Ordinance. “Vehicle Miles Travelled (VMT)” is a metric used to measure the total amount of miles driven by motor vehicles within a given area in Mountain View per (day/month/year). 155

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“Very small projects” means any single-family residential development of 12 units or fewer, any multi- family residential development of 20 units or fewer, or any office development that is 10,000 square feet or less.

Appendices
• Appendix A - TDM Toolkit
• Appendix B - TDM Plan Form
• Appendix C - Sample Travel Survey
• Appendix D - Annual TDM Report Template
• Appendix E - Property Transfer Form / Change of Use Form • Appendix F - Developer Handbook

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Transportation
Demand Management
Toolkit
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City of Mountain View 5/4/26
Attachment 3
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Introduction
The City of Mountain View Transportation Demand Management (TDM) Toolkit is a menu of transportation strategies that may be selected to prepare a project‑specific TDM Plan in compliance with the City’s TDM Ordinance. The Toolkit is intended to support developers, applicants, property owners, property managers, and employers in identifying practical, effective measures that reduce drive‑alone travel and incentivize use of sustainable transportation modes.

The range of TDM strategies presented offer flexible choices to build a TDM Plan fit for purpose. The Toolkit spans programmatic, operational, and infrastructure‑based options that can be combined to meet TDM requirements while responding to the location, land use, and transportation context of each project. Of note, this Toolkit may be updated periodically to reflect evolving transportation tools, strategies and opportunities, in order to ensure project applicants can produce effective TDM programs over time.

How to Use this Toolkit
Applicants subject to the TDM Ordinance are required to prepare a TDM Plan that reflects a mix of strategies from the Toolkit, which is organized into Core and Auxiliary strategies. Core strategies represent higher-impact measures that form the foundation of a project’s TDM approach, while Auxiliary strategies support, enhance, or reinforce the effectiveness of Core strategies.

When preparing a TDM Plan, applicants should:
• Review the full list of Core and Auxiliary strategies included in the Toolkit. • Select strategies that are appropriate for the project’s land use, size, level of transit access, and operational characteristics. The cumulative effectiveness of the strategies should equal the required ADT reduction target.
• Residential projects seeking exemptions from the City’s minimum parking requirements or other development standards must meet one of the following criteria that exceed minimum TDM requirements. The two TDM criteria options below would require:
1) exceeding the applicable ADT reduction target by at least five percent (5%); or 2) adopting one (1) additional Core Strategy and two (2) additional Auxiliary Strategies over the minimum requirements.
• Ensure that selected strategies are implemented for the required duration and are consistent with any applicable mutual exclusivity notes. • Provide the required documentation described in the “Proof of Implementation” section for each selected strategy.

Each project will be assigned an Average Daily Trips (ADT) reduction target and a minimum number of Auxiliary strategies that must be implemented, as described in the TDM Program Standards. The strategies in this Toolkit are intended to be used collectively to help projects meet those requirements and demonstrate compliance with the Ordinance. 158

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Applicants are encouraged to consider how strategies work together as a package.

Combining pricing, incentives, information, and access improvements is often more effective than implementing a single measure in isolation. As part of ongoing compliance, applicants will be required annually to report on the strategies implemented and their continued operation, consistent with the reporting requirements outlined in Section 4 of the TDM Program Standards.

How to Read a Strategy Table
Each strategy in this Toolkit is presented in a standardized table format. The table provides concise, implementation-focused information to help applicants understand the intent of the strategy, its applicability, and documentation requirements.

Each strategy table includes the following rows:
• Description: A plain-language summary of the strategy and how it supports reduced drive-alone travel or access to alternative transportation options. • Estimated ADT Reduction (if applicable): An approximate estimate of the potential average daily trip (ADT) reduction associated with the strategy, provided for informational and planning purposes.
• Relative Cost: A general characterization of the expected cost level for implementing the strategy, such as low ($0-$5,000), medium ($5,000-$50,000), high ($50,000+), or cost-neutral. Actual costs may vary by project.
• Relevant Development Types: Identification of the land use types for which the strategy is applicable, including residential, non-residential, and mixed-use development. • Implementation Guidance: Specific considerations, best practices, and conditions to guide effective implementation of the strategy. This section explains how the strategy should be applied to achieve its intended outcome and, where applicable, how it should be coordinated with other strategies or programs.
• Proof of Implementation: The documentation required to demonstrate that the strategy has been implemented and is operational. This information is used by City staff to confirm compliance through the TDM Plan review, pre-occupancy, and ongoing reporting processes.

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Strategies Included in This Toolkit
The following strategies are included in the Mountain View TDM Toolkit. Applicants may select from both Core and Auxiliary strategies, subject to ordinance requirements.

Core Strategies
• Active Ground -Floor Uses and Amenities
• Active Transportation Gap Closure Improvements
• Alternative Transportation Subsidies
• Bikeshare and/or Scootershare Program
• Bike Facilities
• Carshare Program
• Employee Parking Cash -Out
• First / Last -Mile Transit
• Limit Parking Supply
• Market Rate Residential Parking Pricing
• New Resident Transportation Resources
• Price Workplace Parking
• Rideshare Program
• School Carpool Matching Program
• Telecommuting and Alternative Work Schedules
• Transit Land Dedication or Capital Improvements
• Transit Service / Shuttle Service Expansion
• Transportation Coordinator (Required Strategy)
• Unbundled Parking Costs
• User -Defined Strategy (Core)
Auxiliary Strategies
• Behavioral Intervention
• Guaranteed Last Mile Program
• Guaranteed Ride Home (GRH) Program
• Mid-Day Mobility
• On-Site Wayfinding
• Pre-Tax Benefits
• Priority Carpool / Vanpool / Carshare Parking
• Raffles and Giveaways
• Support Safe Routes to School (SRTS) Programs
• Transportation Management Association (TMA) Membership • Transportation Events
• Transportation Information Hub
• User -Defined Strategy (Auxiliary)
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Core Strategies
Core strategies are higher-impact transportation demand management measures that form the foundation of a project’s TDM Plan. These strategies are intended to meaningfully reduce drive-alone trips through changes to access, incentives, pricing, or travel behavior.

Active Ground‑Floor Uses and Amenities
Provide pedestrian‑oriented, publicly visible uses and amenities on the ground floor that meet daily needs on-site and reduce off‑site vehicle trips. Examples include cafes, small retail, fitness facilities, childcare, co‑working space, or service uses accessible to residents and visitors.

Estimated ADT Reduction 2%
Relative Cost N/A
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Pedestrian orientation: Locate uses along primary pedestrian frontages with direct sidewalk access and
transparent facades to maximize visibility and walkability. • Trip ‑replacement focus : Prioritize amenities that meet frequent, short‑duration daily needs and reduce off‑site vehicle trips.
• Operating characteristics: Ensure amenities are accessible during typical peak resident activity periods.
• Wayfinding and visibility : Provide clear signage from building entrances and along key pedestrian paths.

Proof of Implementation • Ground‑floor plans identifying pedestrian‑oriented uses and locations.
• Photos or renderings demonstrating visibility and pedestrian access from the public realm.
• Operational verification such as lease descriptions, operator agreements, or statements confirming active use.

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Active Transportation Gap Closure Improvements
Construct or enhance pedestrian and bicycle infrastructure that closes gaps between the project site and existing sidewalks, bikeways, trails, transit stops, or adjacent streets to improve safety and continuity.

Estimated ADT Reduction 14%
Relative Cost Medium-High
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Connectivity focus : Target missing or substandard pedestrian and bicycle connections between the project site and existing networks.
• Design consistency : Improvements should meet City
standards and complement existing facilities.
• Coordination : Coordinate to identify off‑site improvements with City staff and relevant agencies.
• Direct benefit: Prioritize improvements that serve the safest and most direct and commonly used routes to and from the site.

Proof of Implementation • City-approved plans or permits for pedestrian or bicycle improvements.
• Photos or as‑built drawings showing completed facilities. • Documentation of coordination or approvals, as applicable.

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Alternative Transportation Subsidies
Provide subsidies to all building occupants from certificate of occupancy for at least one of the following:
• Transit
• Vanpool
• Carpool
• Active transportation
• Micromobility (bikeshare & scootershare)
Estimated ADT Reduction 5% - for projects near a Major Transit Stop (as defined by California Code, PRC 21064.3. )
4% - for projects not located near a Major Transit Stop but located within a High-Quality Transit Corridor (as defined by VTA’s VMT Evaluation Tool)
2% - for everywhere else in the City
Relative Cost Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Project transit accessibility: The project should be located either within 1 mile of high-quality transit service, defined as rail or bus service with headways of less than 15 minutes; within 0.5 mile of local or less frequent transit service; or along a designated shuttle route that provides last-mile connections to rail service.
• Extended eligibility with bikeshare access: If a
well-established bikeshare service is available, the project site may be located up to 2 miles from a high-quality transit service.
• Coverage across multiple transit providers: If more than one transit agency serves the project site, subsidies should be provided that can be applied to each available service. • Consistency of subsidy assumptions: If subsidies are applied to only one transit service, all associated
assumptions and variable inputs should apply only to that subsidized service.

Proof of Implementation • Copies of invoices or receipts documenting transit pass purchases and subsidy contributions.
• Copies of informational materials provided to project residents or employees describing available transit subsidies must be submitted as attachments to the annual TDM
Reporting Form.

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Bikeshare and/or Scootershare Program
Implementation of campus bike sharing system that includes capital investment and operations, preferably with interoperability to neighboring systems and high penetration within the region (e.g.

Bay Wheels).

Estimated ADT Reduction 6%
Relative Cost Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Pick the model and service area : Decide whether to host stations on site (docked) or provide designated scooter/bike parking corrals. Coordinate locations to close first and last mile gaps to Caltrain, VTA, MVgo routes, and the Mountain View Community Shuttle. Prioritize visible, well-lit locations near primary building entrances.
• Right -size supply : For employment uses, target at least 0.05 to 0.1 shared micromobility vehicles per on-site employee who is within a 2-mile shed of major transit, adjusting after the first 6 to 12 months based on utilization.
• Provide safe parking and charging : Provide marked parking zones or docks that do not obstruct sidewalks, curb ramps, transit stops, or fire access. Where e-bikes or e-scooters are provided by the applicant, include UL listed charging and battery storage with clear operating rules. Follow local micromobility parking and operating policies.
• Lower the barrier to try : Offer an annual membership or monthly credit for each unit or employee to use toward an existing micromobility provider in the City for at least the first two years. Bundle with trip planning information and
eligibility for Guaranteed Ride Home.
• Integrate wayfinding and comms : Include on-site
wayfinding to nearest docks/corrals and publish a page on the property website with how to access and rules of use.

Update quarterly.

Proof of Implementation • Documentation demonstrating active participation in a shared bikeshare or scootershare program, such as a service agreement, membership contract, or invoice.
• Site plan or photos showing the location and installation of bikeshare stations, docks, or designated scooter/bike
parking areas.
• Copies of materials provided to residents or employees describing access, pricing, and rules of use.

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Bike Facilities
Provide and maintain facilities for bicycle users at the project site. Examples of end-of-trip facilities include bike parking, bicycle lockers, showers, and personal lockers. The extent of VMT reduction is based on the Project provision of secure bike parking or secure bike parking and additional facilities proportional to the number of commuting bicyclists or as determined by the Mountain View Municipal Code SEC. 36.32.85.

Estimated ADT Reduction 3%
Relative Cost Bicycle parking facilities are required per Sec. 36.32.85 of the City of Mountain View Municipal Code
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Meet or exceed code : Provide secure, long term bike parking and short-term racks meeting City and CALGreen
standards. Place short term racks near main entrances and long-term parking inside or in secure rooms with access control. Provide personal lockers near showers.
• End of trip amenities : For non-residential projects, include showers and changing rooms sized to anticipated bicycle demand and inclusive single occupant options where
feasible. Post access instructions at the bike room.
• Visibility and maintenance : Install signage to bike rooms from building entries. Provide a basic repair station and floor pump. Inspect racks and rooms monthly and keep a
maintenance log.

Proof of Implementation • Site plans or as-built drawings identifying the location, quantity, and type of bicycle parking, lockers, showers, and changing facilities.
• Photos demonstrating that facilities are installed,
accessible, and maintained in working order.
• A brief description of ongoing maintenance responsibilities.

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Carshare Program
Provide subsidies and promotions, as well as dedicated parking spaces, for carsharing services such as ZipCar.

Estimated ADT Reduction 2%
Relative Cost Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Public visibility and access: Locate carshare vehicles in highly visible, publicly accessible locations, such as along the public right-of-way or in parking areas near the primary site entrance. Avoid locations that are gated, restricted to residents or employees only, or buried deep within parking garages.
• Confirm subscriptions : Negotiate member discounts or credits and publish how to enroll.
• User access : If hosting vehicles on site, ensure access arrangements, maintenance windows, and insurance are
documented.
• Program promotion: Promote availability through new
resident or new employee orientation materials and other relevant channels.

Proof of Implementation • Agreement or confirmation of partnership with a carshare provider.
• Site plan or photos showing dedicated carshare parking spaces.
• Materials provided to occupants describing membership or usage.

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Market-Rate Residential Parking Pricing
Price residential and visitor parking at rates comparable to, or exceeding, prevailing market rates in the surrounding area to discourage excess vehicle ownership and use.

Estimated ADT Reduction 16%
Relative Cost Cost-neutral or savings
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Market alignment: Set parking prices based on documented prevailing local market rates.
• Transparent pricing: Clearly separate and communicate parking costs to residents and visitors.
• Periodic review: Review and adjust parking rates
periodically to reflect market conditions.
• Behavioral support: Pair pricing with information on
non‑drive‑alone alternatives.
• Local policy coordination: Coordinate with City staff to ensure on-street parking policy aligns with off-street parking pricing (e.g. limit free on-street parking near the site) Proof of Implementation • Parking pricing tables and supporting market analysis. • Sample lease or policy language describing parking charges. • Description of how and when parking rates are reviewed.

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New Resident/Employee Transportation Resources
Provide new residents/employees with a transportation orientation program or materials that explain available non‑drive‑alone options and how to access them from the site.

Estimated ADT Reduction 3%
Relative Cost Low
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Comprehensive content: Include transit options, walking and biking connections, micromobility services, carshare availability, parking policies, and relevant incentives. • Timing of delivery: Provide orientation materials during onboarding for employees or at move‑in/prior to occupancy for all new residents.
• Format flexibility: Materials may be delivered digitally, in print, or through in‑person orientations.
• Ongoing accuracy: Review and update materials at least annually to reflect service or policy changes.

Proof of Implementation • Provide copies of printed materials or screenshots/links to digital content.
• Describe when and how materials are provided to new
residents.
• Submit a statement confirming review cadence and updates.

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Rideshare Program
Organize a program to match individuals interested in carpooling who have similar commute patterns or leverage existing County and/or regional programs (MTC and VTA).

Estimated ADT Reduction 4%
Relative Cost Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Leverage regional platforms. Participate in the Bay Area Carpool and Vanpool and VTA’s Smart Commute
programs, and promote sign-ups during onboarding/new
orientation and at least twice per year. Provide an internal matching option for tenants or employees who opt in.
• Utilize employee data. If available, analyze employee home/work locations to identify whether there are specific zip codes or areas where employees/residents are more
concentrated. Without sharing any individual data on
employee home locations, target messaging to those groups and create voluntary opportunities for them to meet and create carpool or vanpool opportunities.
• Incentivize and reserve parking spaces. Provide priority spaces near entrances and offer a monthly incentive or parking discount (if applicable) for verified carpools and vanpools. Combine with pre-tax benefits administration.

Proof of Implementation • Confirmation of enrollment in a regional or employer-based carpool or vanpool matching platform.
• Copies of promotional or informational materials provided to site occupants describing how to join the rideshare program. • If applicable, photos or site plans showing designated priority carpool or vanpool parking spaces.

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School Carpool Matching Program
Facilitate a voluntary program that helps families connect with one another to form carpools for school drop-off and pick-up trips.

Estimated ADT Reduction 6%
Relative Cost Low
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Voluntary participation: Ensure participation is optional and protects resident privacy.
• Program methods: Use secure platforms, surveys, or
coordination with schools or parent groups.
• Targeted outreach: Promote participation during move ‑in and back‑to‑school periods.
• Program visibility: Provide periodic reminders or updates to encourage ongoing use.

Proof of Implementation • Summary of the carpool matching process or platform used. • Copies of communications promoting the program.
• High‑level participation or outreach metrics, if available.

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Telecommuting and Alternative Work Schedules
Allow and encourage employees to telecommute or allow alternative work schedules that result in fewer in-office days.

Estimated ADT Reduction 5%
Relative Cost Low
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Adopt a written policy. Establish eligibility, minimum remote days, and schedule options such as 9/80 or 4/10
where operationally feasible. Communicate expectations, performance measures, and equity considerations across
roles.
• Make it measurable. Track telework days and compressed schedule off-days as part of TDM reporting and compare
against baseline SOV rates.

Proof of Implementation • A written telecommuting or alternative work schedule policy adopted by the employer or property manager.
• A brief narrative describing eligibility criteria and how employees are informed of the policy.
• Summary statistics indicating participation levels, if available.

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First / Last-Mile Transit
Provide free shuttle service to and from nearby transit hubs/stations. Participation in the MVgo shuttle program qualifies applicants to select this strategy via TMA membership.

Estimated ADT Reduction 5%
Relative Cost High
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Use existing public shuttles first. Participate in MVgo through the TMA and locate tenant information about routes, stops, operating hours, and the Guaranteed Last Mile policy in prominent building areas and onboarding materials.
• Close the gap. If stops are more than a comfortable walk, provide safe pedestrian connections and wayfinding to MVgo stops or request a stop adjustment with the TMA based on ridership demand.
• This strategy is mutually exclusive with “Free Door -to- Door Transit” and therefore both strategies should not be selected together.

Proof of Implementation • Proof of membership or participation in the MVgo shuttle program through the TMA, or an agreement with an
equivalent first / last-mile service provider.
• Maps or materials showing shuttle routes, stops, and
schedules serving the project site.
• Copies of communications or orientation materials provided to residents and/or employees.

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Unbundled Parking Costs
Unbundle the cost of parking space from the rental price of properties. **Required for multi-family residential properties with 16+ residential units, per AB 1317 Unbundled Parking
Estimated ADT Reduction 10%
Relative Cost Potential to be cost-neutral or savings
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Align with AB 1317. For multifamily projects with 16 or more units, comply with state unbundling requirements, disclose parking prices up front, and prohibit mandatory parking bundling in leases.
• Structure pricing transparently. Lease parking spaces separately from rent with a published monthly and daily price that reflects market value. Offer the same cash equivalent or transit benefit to non-parkers where applicable.
• Pair with alternatives . Market transit subsidies, carshare , and micromobility alongside unbundled parking to provide real choices.

Proof of Implementation • Sample lease language or parking agreement demonstrating that parking costs are separated from rent or unit price. • A parking pricing schedule showing monthly or daily rates. • A brief explanation of how non-parking occupants are
informed of their options.

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Limit Parking Supply
Provide parking supply at rates lower than the Institute of Transportation Engineers (ITE) Parking Generation Manual or lower than those documented in the Mountain View City Code. Decreasing parking supply encourages building occupants to choose alternative transportation modes and, for residential uses, can reduce long-term vehicle ownership. This measure is more effective if surrounding street parking is not free or unrestricted. Examples of increasing the effectiveness of this strategy include adjacent metered street parking, time limits during typical working hours, and/or making street parking available to residential parking permit (RPP) holders only.

Estimated ADT Reduction 10%
Relative Cost Cost-neutral or savings
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Right -size supply. Provide on-site parking below ITE or local norms where allowed. Pair with on-street controls such as meters, time limits, and residential parking permit (RPP) protection in surrounding areas to avoid spillover.
• Manage access. Prioritize carpools and vanpools. Consider daily or hourly pricing if a supply reduction alone does not change behavior.
•
Proof of Implementation • Approved site plan or parking study demonstrating parking supply below ITE rates or City Code standards.
• Permit or entitlement documents confirming reduced
parking approval.
• If applicable, documentation describing on-street parking controls in the surrounding area.

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Employee Parking Cash-Out
The State’s Parking Cash-Out Program, California Health & Safety Code, Section 43845 and AB 2206 requires certain employers who provide subsidized parking for their employees to offer a cash allowance in lieu of a parking space.

Estimated ADT Reduction 12%
Relative Cost Potential to be cost-neutral or savings
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Check applicability and calculate correctly. If you or future tenants plan to subsidize employee parking and meet
thresholds under Health and Safety Code 43845 as clarified by AB 2206, offer a taxable cash allowance equal to the parking subsidy to employees who do not drive and park.

Follow CARB’s 2024 calculation guidance and maintain
records.
• Communicate the option. Inform employees annually and at onboarding about cash-out eligibility and how to enroll.

Coordinate with payroll and benefits so payments and taxes are properly handled.
• This strategy is mutually exclusive with “Price Workplace Parking” and therefore both strategies should not be
selected together.

Proof of Implementation • Written description of the parking cash-out program, including eligibility and cash value.
• Payroll or benefits documentation showing how the cash-out option is administered.
• Copies of employee notifications describing the availability of the program.

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Price Workplace Parking
Require commuters to pay for parking on-site.

Estimated ADT Reduction 12%
Relative Cost Cost-neutral or savings
Relevant Development Types Residential Non-residential Mixed-Use

Implementation Guidance
• Set a fair daily price. Charge a daily market rate for parking.

Avoid monthly permits that lock in driving. Use license plate recognition or access cards to administer daily billing and enforce.
• Reinvest revenues. Earmark a portion of parking revenue to fund transit passes, micromobility credits, shuttle
participation, or facility improvements.
• This strategy is mutually exclusive with “Employee
Parking Cash -Out” and therefore both strategies should not be selected together.

Proof of Implementation • Parking pricing schedule showing daily or monthly parking fees.
• Description of how parking payments are managed and
enforced.
• Copies of materials informing employees of parking costs and alternatives.

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Transit Service/ Shuttle Service Expansion
Subsidize transit/ shuttle service through fees and contributions to the transit provider or TMA. This strategy must be negotiated with the transit agency, TMA, or other agency as approved by the City.

Estimated ADT Reduction 10%
Relative Cost Medium-High
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Coordinate with MVgo, Mountain View Community Shuttle, VTA, and Caltrain. E ngage the TMA early to
evaluate adding trips or stops on MVgo routes that connect your site during peaks. Where TMA participation is not
feasible, coordinate directly with a provider for a shared shuttle that interlines with transit schedules.
• Service design basics. Target headways of 10 to 20 minutes in the peak period with timed meets to rail where possible.

Publish maps and arrival info in lobbies and online.
• Sustainability and access. Use wheelchair accessible vehicles with bike racks and real time information. Explore zero emission fleets where possible.

Proof of Implementation • Agreement or confirmation of financial contributions to a transit agency, shuttle provider, or TMA supporting service expansion.
• Documentation describing the expanded service, such as schedules, route changes, or added frequency.
• Communication materials provided to site occupants
explaining the enhanced service.

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Transit Land Dedication or Capital Improvements
Dedicate land or fund capital improvements on, or adjacent to, the project site that directly supports transit operations or access.

Estimated ADT Reduction 3%
Relative Cost Medium-High
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Eligible improvements: Improvements may include, but are not limited to, bus pull‑outs, shelters, lighting or electrical upgrades, or micromobility parking zones.
• Agency coordination : Coordinate design, placement, and implementation with the City, transit agencies, and
micromobility providers, as appropriate.
• Direct benefit: Improvements should directly support transit access or operations serving the site.

Proof of Implementation • Plans showing space dedication or installed improvements. • Documentation of coordination with transit agencies and City staff.
• Photos or as‑built drawings of completed improvements.

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Transportation Coordinator (Required Strategy)
Designate a Transportation Demand Management (TDM) Coordinator/ Designated Contact to serve as the primary liaison responsible for implementing, managing, and monitoring the project’s TDM program and serving as a point of contact for tenants, residents, and City staff.

Estimated ADT Reduction 2%
Relative Cost Variable based on size of site and complexity of tenant/ownership mix.

Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Designation of responsibility: Assign a primary TDM Coordinator prior to certificate of occupancy and maintain the role.
• Program oversight: Coordinate implementation of all
selected Core and Auxiliary TDM strategies, including
onboarding, outreach, incentives, and annual reporting. • Point of contact: Serve as the primary liaison between tenants/residents, property management, the City, and the TMA, as applicable.
• Ongoing engagement: Respond to transportation‑ related inquiries, promote alternatives to drive‑alone travel, and support behavior change programs throughout the year.

Proof of Implementation • Name, title, and contact information for the designated TDM Coordinator.
• Written description of the coordinator’s responsibilities and authority related to TDM program management.
• Statement describing how coordinator responsibilities will be maintained in the event of staff or management changes.

User-Defined Strategy
Propose a tailored and effective TDM strategy to occupants with supporting data to demonstrate level of effectiveness, for review and approval by City staff.

Relative Cost Variable
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Show evidence and measurability. Provide a clear description, logic model for trip reduction, target population, implementation steps, and a monitoring plan with data
sources. Cite empirical studies, regional benchmarks, or agency guidance to support claimed effectiveness.

Proof of Implementation • Documentation as approved by City staff as part of the TDM Plan approval, tailored to the proposed strategy.
• Evidence demonstrating that the strategy has been
implemented as described and is operational.
• Any monitoring or tracking materials identified in the approved plan.
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Auxiliary Strategies
Auxiliary strategies are complementary measures that support, reinforce, or enhance the effectiveness of selected Core strategies. While generally lower in impact when implemented on their own, these strategies play an important role in improving visibility, awareness, and long-term effectiveness of a project’s overall TDM approach.

Behavioral Intervention
Provide personalized travel planning assistance such as information on how to use transit and transit itineraries, carpool matching and personal follow-up to tenants/employees.

Relative Cost Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Make it personal and timely. Provide one-to-one trip planning during onboarding and at move-in, with follow-up nudges after 1 to 3 months. Include route maps, time and cost comparisons, and backup options like Guaranteed
Ride Home . Track conversion and retention.

Proof of Implementation • Description of personalized travel planning services offered. • Sample materials, emails, or trip planning resources
provided to occupants.
• Summary of participation or outreach efforts.

Guaranteed Last Mile Program
Provide eligible tenants/ employees with a reimbursement of up to $15 for the cost of alternative transportation when the MVgo shuttle is 15 or more minutes late, or Caltrain is delayed.

Relative Cost Minimal cost associated with promotion of the TMA’s Guaranteed Last Mile Program
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • TMA membership qualifies applicants to select this strategy.

Contact the TMA for more information at [email protected] .

Proof of Implementation • Confirmation of participation in the TMA Guaranteed Last Mile Program or equivalent.
• Copy of program rules or reimbursement policy provided to employees.
• Summary of promotional efforts informing eligible
participants.

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Guaranteed Ride Home (GRH) Program
Provide eligible tenants/ employees with a return trip home if they used a sustainable mode of transport to commute to work, when an unforeseen emergency arises and riding transit, cycling or ridesharing isn’t possible, for up to at least three trips per year.

Relative Cost Minimal cost associated with promotion of VTA’s GRH program Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Leverage existing programs. Enroll tenants or employees in VTA’s GRH or an equivalent program and advertise eligibility.

Allow at least three trips per year for qualifying emergencies.

Provide clear instructions for claims and keep records for TDM reporting.

Proof of Implementation • Confirmation of enrollment in VTA’s GRH program or an equivalent program.
• Copies of materials provided to occupants explaining
eligibility and how to request a ride.
• Description of trip limits and administrative process.

Mid-day Mobility
Employees who take transit, carpool or bike to work can request reimbursement of up to $15 for mid-day trips taken between 10am and 3pm via Uber, Lyft or taxi.

Relative Cost Minimal cost associated with promotion of the TMA’s Mid-Day Mobility Program
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • TMA membership qualifies applicants to select this strategy.

Contact the TMA for more information at [email protected] .

Proof of Implementation • Confirmation of participation in the TMA Mid-Day Mobility Program or equivalent.
• Copy of program rules or reimbursement policy provided to employees.
• Summary of promotional efforts informing eligible
participants.

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On-site Wayfinding
Provide clear information for site users guiding them to transit and active transportation infrastructure and resources, consistent with City wayfinding practices.

Relative Cost Low-Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Follow consistent conventions. Use a consistent graphic style and place signs at decision points from entrances, lobbies, and garages to transit stops, bike rooms, and
micromobility parking. Include approximate walk and wait times for transit. Maintain signage and update after any circulation changes.

Proof of Implementation • Photos or site plans showing installed wayfinding signage directing users to transit stops, bike facilities, and
micromobility parking.
• Description of signage standards used and confirmation that signage is maintained.

Pre-tax Benefits
Leveraging the Federal Pre -tax Commuter Benefit law , provide opportunity for employees to receive a tax-free allotment to be spent on transit or other allowable travel expenses.

Relative Cost Cost-neutral or savings
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Offer Section 132(f) commuter benefits. Set up payroll pre- tax deductions for transit and vanpool up to the IRS monthly limit and promote during onboarding and open enrollment.

Pair with transit subsidies for greater impact.
• Support regulatory compliance. For employers subject to regional requirements, offering pre-tax transit and vanpool benefits under Section 132(f) helps satisfy the Bay Area Air District’s (BAAD) Commuter Benefits Program
requirements.

Proof of Implementation • Payroll or benefits documentation showing availability of pre-tax commuter benefits.
• Enrollment instructions or benefits summaries provided to employees.
• Confirmation that benefits comply with federal pre-tax limits.

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Priority Carpool/ Vanpool/Carshare Parking
Provide dedicated carpool/vanpool/carshare spaces near building entrances. In areas where parking is priced, priority carpool/vanpool parking may be discounted.

Relative Cost Low
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Designate and enforce. Sign and stripe spaces closest to entries or elevators. Require two or more occupants per vehicle and verify quarterly through self-certification plus random checks. Combine with carpool matching
communications.

Proof of Implementation • Site plan or photos identifying designated carpool or vanpool parking spaces.
• Description of eligibility criteria and enforcement approach. • Copies of informational materials explaining priority parking to occupants.

Raffles and Giveaways
Provide raffle prizes for individuals who participate in Core strategies or indicate they travel to site without driving alone (the MVTMA may support in provision of raffles and giveaways).

Relative Cost Low
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Reward desired behavior. Offer monthly raffles for verified non-drive-alone trips using commute trackers or affidavits, and give practical prizes like transit credits, bike tune-ups, or safety gear. Publicize winners to keep momentum.
• Coordinate with the TMA. The TMA may support on-site events through the provision of raffles, prizes, and
promotional items to encourage participation and
engagement, subject to availability. Please contact the TMA for more information at [email protected] .

Proof of Implementation • Description of raffle or giveaway program, including eligibility and frequency.
• Copies of promotional materials announcing raffles or incentives.
• Summary of prizes distributed and participation levels.

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Support Safe Routes to School (SRTS) Programs
In coordination with Mountain View Safe Routes to School Program, support efforts to encourage students to walk or bike to school. Initiatives may include annual efforts to form bike trains and walking school buses and offering bicycle and pedestrian safety training.

Relative Cost Low-Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Coordinate with City SRTS. Contact Mountain View’s SRTS program to align on walk audits, bike trains, and education.

Time activities with Walk and Roll to School Days and publish route maps for nearby schools in residential lobbies and websites.

Proof of Implementation • Documentation of coordination with the Mountain View Safe Routes to School Program or affiliated schools.
• Copies of materials, event flyers, or communications
supporting SRTS activities.
• Brief summary of the type and frequency of support
provided.

Transportation Management Association (TMA) Membership
Join the Mountain View Transportation Management Association (TMA).

Relative Cost Variable, dependent on project size and services utilized Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Join the TMA as a member. Contact TMA staff to understand expected membership cost.
• Take advantage of membership benefits. TMA members
have access to support from the TMA in their annual TDM reporting to the City. The TMA also provides the following services, which may be incorporated in applicants’ TDM
Plans:
– First/Last Mile Transit (core strategy with 10% ADT
reduction)
– Mid-day Mobility (auxiliary strategy)
– Guaranteed Last Mile Program (auxiliary strategy)
– Marketing/transportation events (auxiliary strategy)
– Raffles & Giveaways (auxiliary strategy)
Proof of Implementation • Documentation from TMA staff confirming membership.

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Transportation Events
Host virtual or on-site gatherings or workshops at least two times per year focused on transportation information sharing.

Relative Cost Low-Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Hold recurring events. Host at least two events each year.

Include on-site sign-ups for benefits, trip planning clinics, and micromobility safety demos, as applicable. Track
attendance.
• Increase participation through incentives. Make events attractive to employees and residents by offering giveaways, raffles, free food or refreshments, and other incentives such as transit passes, micromobility credits, or branded
transportation-related items. Incentives can help boost attendance, engagement, and on-site sign-ups.
• Coordinate with the TMA. Co ordinate with the TMA to plan and host on-site transportation events. TMA services may include event facilitation, informational materials,
coordination with transit providers, and on-site support.

Please contact the TMA for more information at
[email protected] .

Proof of Implementation • Event calendar, flyers, or promotional materials showing at least two transportation-related events per year.
• Attendance summaries, sign-in sheets, or photos from
events, if available.
• Documentation of coordination with the TMA, transit
agencies, or other partners when applicable.

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Transportation Information Hub
Provide virtual (webpage) or physical (bulletin board or digital displays) information on local transportation resources and promote programs selected through site’s ‘Core’ strategies.

Information must be kept current and reviewed/updated at least quarterly.

Relative Cost Low-Medium
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Make it hybrid and current. Provide a web page and a lobby display that includes transit (e.g., MVgo and Mountain View Community Shuttle routes, Caltrain and VTA) links,
wayfinding maps, Guaranteed Ride Home information,
micromobility rules, and instructions for how to enroll in subsidy programs. Review quarterly and after any service change.

Proof of Implementation • Screenshots or photos of the online or physical information hub.
• List of transportation resources included and confirmation of quarterly updates.
• URL or access instructions provided to residents or
employees.

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User-Defined Strategy
Propose a tailored and effective TDM strategy to occupants with supporting data to demonstrate level of effectiveness, for review and approval by City staff.

Relative Cost Variable
Relevant Development Types Residential Non-residential Mixed-Use Implementation Guidance • Show evidence. Provide a clear description target population, implementation steps, and a monitoring plan with data sources. Cite empirical studies, regional
benchmarks, or agency guidance to support claimed
effectiveness.

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6.1 C I T Y O F M O U N T A I N V I E W
E

NVIRONMENTAL PLANNING COMMISSION

STAFF REPORT
APRIL 15, 2026
6 N

EW BUSINESS

6.1 A
mend and Add New Sections to Article X (Transportation Demand Management) of Chapter 19 (Motor Vehicles and Traffic) of the Mountain View Municipal Code R

ECOMMENDATION
T
hat the Environmental Planning Commission review and provide comments on the draft Citywide Transportation Demand Management Ordinance (Attachment 1 to the Staff Report) and Draft TDM Program Standards (Attachment 2 to the Staff Report).

ACKGROUND
T
he City has long focused on how to reduce single -occupancy vehicle (SOV) trips on its roadways and provide incentives and opportunities for travelers to utilize alternative transportation methods. Transportation accounts for more than 60% of carbon emissions in Mountain View with drive-alone trips representing the biggest contributor to emissions and pollution.

I
n 1994, the City adopted a Transportation Demand Management (TDM) Ordinance (Article X) of Chapter 16 (Section 19.120) to comply with Valley Transportation Authority’s (VTA) Congestion Management Program (CMP) in accordance with California Statute, Government Code 65088 . The CMP’s goal is to develop a transportation improvement program to improve multi- modal transportation system performance, land use decision - making, and air quality among local jurisdictions. The City is required to certify annually to the Congestion Management Agency its compliance with CMP legislation. As adopted, the TDM Ordinance provisions set out for requiring TDM programs of larger employers to achieve reductions in traffic and congestion within the City and the region. This Ordinance is still currently in effect.

On
July 10, 2012, the City Council adopted the 2030 General Plan identifying key mobility goals to promote effective TDM programs for existing and new development. TDM strategies were deemed necessary to advance the City’s goals of managing roadway demand and enhancing mobility by incentivizing alternative transportation options, such as transit, walking, bicycling, and carpooling.

Attachment 4
189
Environmental Planning Commission Staff Report
April 15, 2026

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Mountain View City CouncilMay 12, 2026

Mountain View City Council
May 12, 2026