Mountain View City Council
June 23, 2026

• The COAP includes a vision and six guiding principles that define community-owned housing:
o Decommodification — Mission-driven organizations own and operate housing that protects long-term affordability and is removed from speculative market pressures. o Resident Roles in Governance — Residents have meaningful roles in oversight and decision-making about their housing.
o Community Stewardship — Housing is managed with a long-term perspective that considers current and future residents, sound operations, asset preservation, and community integration.
o Capacity building — Strengthen the capacity of mission-driven organizations to undertake projects while also building the broader ecosystem of partners. o Systems transformation — Advance new ways of organizing partners, capital, expertise, and public support to deliver innovative housing models. o Continuous improvement — Use data and feedback for ongoing refinement of the COAP on an as-needed basis.
• Community-owned housing can take many forms and structures, and can provide rental or ownership opportunities for residents. The COAP is intended to be flexible enough to support different models, as long as the project aligns with the COAP’s vision, guiding principles, and definition of community-owned housing. Staff recommends increasing City funding previously appropriated for projects from $4,000,000 to $5,000,000; and for the City Council to authorize staff to determine and implement a streamlined funding process that allows administrative approval of project funding.
• Community-owned housing projects are complex and require coordinated action between multiple partners at every stage of a project’s lifecycle. In Mountain View and the broader region, this ecosystem is still developing. Staff recommends increasing City funding for capacity building from $75,000 to $500,000.
• To catalyze this work, the City will continue to serve as convener, funder, capacity builder, and policy leader, with the goal to transition this to shared regional leadership (Goal 4). • The COAP covers a five-year implementation period and is intended to provide actionable items while providing flexibility to adapt and refine the actions as needed. The framework includes five Goals:
o Goal 1 – Achieve at least 50 Community-Owned Housing Units 1060
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o Goal 2 – Continue to Build the Community-Owned Housing Fund o Goal 3 – Build Capacity Within Organizations and the Broader Ecosystem o Goal 4 – Transition from City-Led Catalyst to Shared and Regional Leadership o Goal 5 – Monitor Housing Quality, Resident Stability, and Resident Governance

BACKGROUND
Developing the Community Ownership Action Plan (COAP) is part of the City’s State-certified 2023-31 Housing Element Program 3.2 to comprehensively address the displacement of tenants from housing covered under the City’s rent-stabilization program, known as the Community Stabilization and Fair Rent Act (CSFRA). The Housing Element establishes an objective to work with partners to facilitate the acquisition and preservation of at least 50 community-owned housing units to address housing needs that are not met by the market or traditional affordable housing.

On March 19, 2024, the City Council held a Study Session regarding the COAP and 1) directed staff to proceed with development of the plan and 2) supported committing $4 million in City housing funds intended to leverage outside resources for acquisition/preservation projects focused on CSFRA units. On October 8, 2024, Council appropriated $4 million to fund projects.

Following the Study Session, the City procured a consultant team led by Community Planning Collaborative and ECONorthwest and convened a 12-member Community Ownership Action Plan Advisory Committee (COAPAC) composed of representatives from community groups, County agencies, and non-profit organizations. The process included extensive stakeholder outreach, economic analysis, case study review, and discussions regarding governance, operations, financing, rehabilitation, long-term stewardship, and implementation capacity.

On September 9, 2025, the City Council held a public meeting regarding the COAP framework and unanimously approved staff’s recommendations related to the COAP vision and guiding principles, recommended City roles, recommended terms for City funding for community ownership projects, and creation of a Technical Assistance Grant Program. Council also directed staff to continue developing the full COAP, including implementation strategies, underwriting guidelines, criteria for evaluating projects, and a process for awarding funding requests.

After the September 2025 Council meeting, staff held additional meetings with individual COAPAC members to discuss details of the COAP and underwriting guidelines, as well as two additional meetings with the entire COAPAC to discuss goals and actions as part of the COAP implementation (March 25, 2026) and receive input on the draft COAP document (May 15, 2026). 1061
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ANALYSIS
The draft COAP implements the direction provided by the City Council during its September 2025 meeting as well as input provided by stakeholders and the COAPAC. Overall, the COAP establishes a long-term framework for facilitating innovative housing models centered on affordability, resident stability, resident governance, and community stewardship. The COAP is intended to complement the City’s broader housing preservation, anti-displacement, and affordable housing efforts while supporting new approaches that are not typically produced by the conventional housing market.

The following provides a summary of the five Sections of the COAP.

Section 1: “About the Community Ownership Action Plan”
Section 1 summarizes why the COAP is needed and the process and timeline of the COAP's development. Key takeaways include:
 The COAP was developed based on direction from the City Council and with input from a 12- member advisory committee, stakeholders, and practitioners.  Mountain View’s strong economic conditions are both a strength for the community and an underlying cause of the City’s high housing costs and affordability challenges.  High housing demand puts redevelopment pressure on older naturally affordable housing stock, creating displacement risks for lower-income residents and vulnerable households.  By acquiring and preserving these units, community-owned housing can help respond to the instability that results from conventional housing market activities.  The COAP is one component of a larger housing response by the City that includes increasing the supply of affordable housing, preserving existing housing, reducing displacement pressures, and supporting long-term housing stability.
 If successful, the COAP will create the ecosystem to scale beyond the initial 50 units required by the Housing Element.

As noted in the Background section and summarized in Chart 1 below, the COAP was developed over a two-year process, with significant input from the COAPAC and stakeholders and based on direction provided by Council during its September 2025 meeting. 1062
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Chart 1.

Additionally, the COAP is a blueprint for action that can grow beyond the 50 units required by the Housing Element. Implementing the COAP is a significant effort that will require sustained, long-term actions by the City and other partners. The COAP seeks to create conditions under which mission-driven organizations and community partners can preserve housing through longterm stewardship models. If successful, these efforts will create the partnerships and capacity to support the acquisition and preservation of significantly more than 50 units. The ability to scale beyond 50 units is important, as the City has approximately 12,500 rental unitsfully covered under the CSFRA. Most of these units were built between 1950 and 1970, making them susceptible to redevelopment and tenant displacement.

Part of a Broader Effort
The COAP is intended to complement the City’s broader housing preservation, anti-displacement, and affordable housing efforts while supporting new approaches that are not typically produced by the conventional housing market.
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Key City housing initiatives include the following items in Table 1:

Table 1: Summary of Broad City Housing Efforts
Initiatives Examples
Increasing affordable housing • Five affordable housing projects to be completed or start construction in 2026,
including Montecito, Lot 12, Terra Bella, 87 E.

Evelyn, and 96 E. El Camino (553 units total)
• Six additional pipeline projects (approximately
600 units in addition to the 553 units)
Facilitate BMR projects • Review high volume of market-rate projects that include BMR requirements
Implement tenant displacement
response strategy
• Multiple items in Housing Element Program

3.2, including COAP
Develop Low- and Middle-Income
Homeownership Strategy
• Council Workplan Priority for FY 2025-27
Section 2: “People-Centered Housing”
Section 2 establishes the policy foundation for the COAP. Key takeaways include:
 Prioritize a people-centered approach instead of maximizing financial returns.  Catalyze systems change across three levels—household, community, and system.  Implement a vision for community well-being, health, connectedness, affordability, and stability, guided by six key principles.
 Work to ensure conditions for success, as informed by experiences in other communities, including flexible funding, organizational capacity, and partnership support.

Systems Change
The COAP seeks to catalyze change at three levels:
• Household level – Provide affordable, stable housing to address the instability that arises when tenants are displaced from their homes.
• Community level – Build local capacity, create community-owned housing projects, and create opportunities for neighbors, local organizations, or other community members to support or participate in community-owned projects.
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• System level – Support new approaches, partnerships, and funding models to produce innovative housing options that meet community needs that are not typically produced by the existing housing system.

Six Guiding Principles
Section 2 defines six guiding principles for the COAP as approved by Council in September 2025.

The first three principles define the core characteristics of community-owned housing. The remaining three principles guide how the City and its partners can build the capacity, systems, and partnerships needed for long-term success.

1. Decommodification – Housing and land are held and operated by mission-driven organizations that prioritize long-term affordability, resident stability, and public purpose over maximizing financial return.

2. Resident roles in governance – Residents have formal governance roles or a meaningful say in policies, oversight, and key decisions affecting their housing through board seats or other representative governance structures.

3. Community stewardship – Housing is managed with a long-term perspective that considers current and future residents, sound operations, asset preservation, and community integration.

4. Capacity building – Strengthen the capacity of mission-driven organizations to acquire, develop, own, govern, and manage community-owned housing, while also building the broader ecosystem of funders, technical partners, public agencies, and supporting institutions needed to sustain these models over time.

5. Systems transformation – Advance new ways of organizing partners, capital, expertise, and public support to deliver housing outcomes that the conventional system does not typically produce. Develop practical and repeatable community ownership models that can reach more households more effectively over time.

6. Continuous improvement – Use data and feedback for ongoing refinement of the COAP on an as-needed basis.

Note that Guiding Principle Six, “Continuous Improvement,” is an important part of this process.

Community-owned housing is a novel model that does not yet exist in Mountain View. Neither the City nor any mission-driven organization in Mountain View has yet undertaken a communityowned housing project. Most of the ecosystem of potential partners, such as those who have participated in the COAP Advisory Committee, also have not implemented such projects. 1065
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Conditions for Success
A major theme in this section is that community ownership projects are inherently long-term and capacity-intensive. As a result, the COAP identifies several conditions that are needed for success which were identified through the project’s research and conversations with practitioners who have worked on community-owned housing in other communities:

Table 2. Conditions Needed for Success
Conditions Summary
Investment and
flexible capital
• Community partners need access to funding that allows them to compete for property acquisitions, preserve housing, complete rehabilitation, and support long-term operations under
community ownership models.

Organizational
capacity
• Mission-driven organizations may need support to build the skills, staffing, systems, and experience required to acquire, finance, govern, rehabilitate, and manage housing successfully. Capacity building is also needed among funders and supporting
institutions.

Collaborative
governance and
coordination
• Effective implementation requires clear decision-making, alignment with City policies, accountability, and structures that can guide continued learning and evolution of the COAP over time.

Strong partnerships
and ecosystem
support
• Cross-sector and cross-agency partnerships are needed to share expertise, leverage resources, solve problems collaboratively, and strengthen the broader ecosystem for community-owned
housing.

Resident education
and participation
• Residents need opportunities, training, and support to participate meaningfully in ownership structures, governance processes, and long-term stewardship.

Section 3: “Defining Community-Owned Housing”
Section 3 details the three core elements of community-owned housing, discusses the key entities that are typically involved with such housing, and provides illustrative examples of the most common types of community-owned housing. Key takeaways include:
 Community-owned housing can take different forms, but is defined by three core elements— decommodification, resident governance, and community stewardship. 1066
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 Community Land Trusts (CLTs) and Cooperatives (Co-ops) are two of the most common entities that undertake community-owned housing.
 While different entities can own the land, building, and individual units, supporting both rental and ownership opportunities, there are generally four common models.  The COAP supports various models, as long as the project meets the definition of communityowned housing and the COAP’s vision and guiding principles.

Three Core Elements
The COAP expands on the three core elements – decommodification, resident roles in governance, and community stewardship – that define community-owned housing. In particular, since the September 2025 Council meeting, staff conducted additional research on different forms of resident governance and identified three broad approaches. The COAP also provides more specificity on the concept of community stewardship and what it entails.

Key Entities & Common Project Models
After the September 2025 Council meeting, staff also conducted additional research on the different models of community-owned housing projects and how they can be structured. In general, community land trusts (CLTs) and cooperatives (co-ops) are the predominant organizations involved with community-owned housing projects, although public agencies and traditional non-profit housing organizations may also undertake or support projects. 1 Additionally, while there are many project variations, there are generally four common models, as shown in Chart 2, along with typical use cases, key strengths, and implementation considerations. These models are illustrative rather than prescriptive and include both rental and ownership projects.
2 1 A CLT is a type of mission-driven organization focused on preserving affordability and community benefit. A CLT may own both the land and building or only the land. When it owns only the land, it typically leases it—often through a long-term ground lease—to another entity such as a cooperative, nonprofit housing provider, or individual homeowners. A co-op is a form of collective ownership in which residents jointly own housing through a memberbased entity. The cooperative owns the property, and residents hold shares or membership interests that grant them the right to occupy a unit and participate in governance. 2 It is useful to keep in mind the distinction between “community-owned” housing versus “rental” or “ownership” projects. In the context of the COAP, community-owned housing refers to mission-driven organizations owning the land and building, and operating the housing project in accordance with COAP requirements. The project may be operated so that residents rent individual units; in this case, the community-owned housing is a rental project (Chart 1, Model 1). Alternatively, the project may be operated so that residents own individual units or shares in the overall building; in this case, the community-owned housing is an ownership project (Chart 1, Models 2-4). 1067
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Chart 2.

The COAP supports rental or ownership projects that meet any one of these four common types or variations of these models, as long as the project meets the COAP’s vision, guiding principles, and definition of community-owned housing. At the same time, throughout the development of the COAP, staff have primarily heard that the highest interest in Mountain View is to begin with a community-owned housing project that provides rental units. Therefore, staff anticipates that the first project funded will be a rental project.

Section 4: “Making Community-Owned Housing Work”
Section 4 focuses on implementation realities and the ecosystem required to support successful projects. Key takeaways include:
 Community-owned housing projects are complex and require coordinated action between multiple partners at every stage of a project’s lifecycle. 1068
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 The ecosystem needed to deliver and sustain these projects is still developing and requires sustained, long-term investment.
 City roles in the ecosystem include serving as convener, funder, capacity builder, and policy leader.
 Initial City funding commitments include the Community Owned Housing Fund (a flexible loan program) and a Technical Assistance Grant Program for capacity building.

Lifecycle of Community-Owned Housing Projects
Community-owned housing projects are complex and require coordination across the entire project lifecycle. Section 4 identifies major stages over the life of a project, including:
• Acquisition and Financing: site identification, underwriting, capital structuring, and competitive acquisition.
• Rehabilitation and Development: procurement, construction oversight, and cost management.
• Lease-Up and Stabilization: Application process, tenant selection, and getting the units filled.
• Operations and Property Management: ongoing management and maintenance. • Governance and Long-Term Stewardship: resident governance, asset management, and long-term affordability.
• Monitoring and Compliance: adherence to funding requirements, organizational business plans, and applicable State and federal regulations including fair housing.

Capacity gaps at any stage can undermine project success. Discussions about community-owned projects often emphasize the acquisition stage of the process without sufficient attention to an organization's ability to successfully implement and operate a project over the long term, i.e., the project’s lifecycle, once a building has been acquired. Mission-driven organizations requesting City funding must demonstrate that they have sufficient capacity and expertise to successfully deliver a project and/or provide a clear plan for acquiring the necessary skills, such as partnering with experienced developers, procuring consultants, hiring skilled staff over time, or other methods.
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Community-Based and Community-Oriented Organizations
The COAP also notes the importance of working with mission-driven organizations that may be community-based or community-oriented.
“Community-based” organizations are typically founded in the same community in which they seek to operate projects. In the context of the COAP, an organization can be considered community-based if it has deep local knowledge, even if it is technically based outside of Mountain View. Community-based organizations bring local knowledge, relationships, trust with tenants, and accountability, which are important for successful projects. “Community-oriented” organizations may not have been founded or developed in Mountain View but have experience operating projects according to the COAP’s values as well as some or all of the guiding principles. These mission-driven organizations have the skills to provide valuable specialized development, financing, governance, or operational expertise that can support the local ecosystem and newly formed community-based organizations.

The COAP supports working with both types of organizations to maximize the likelihood of successful community-owned housing projects and to create a strong ecosystem of organizations in Mountain View.

Community Ownership Ecosystem
A strong ecosystem is necessary for the success of community-owned housing projects, and includes not just mission-driven organizations seeking to undertake projects, but also funders, governmental agencies, technical experts, and community partners. The COAP includes recommended actions in Section 5 to grow and strengthen this ecosystem in Mountain View and the region.

City Roles
The City is critical component of the community ownership ecosystem, and the COAP establishes four key roles for the City: convener, funder, capacity builder, and policy leader. At the same time, the City cannot undertake this work alone and will require a broad and strong ecosystem as discussed above.

Funding
Achieving the goal of acquiring and rehabilitating at least 50 community-owned housing units will require substantial new, flexible capital. Additional resources will also be needed over time to preserve more units beyond the initial 50 and to build the capacity of mission-driven 1070
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organizations to develop, own, and manage these projects. The City cannot fund this work alone, but it can play an important catalytic role by committing seed funding for projects, leveraging outside investment, and supporting capacity-building efforts. • Community-Owned Project Funding – In March 2024, the City Council supported the commitment of $4 million in City housing funds toward community-owned housing projects, with the goal to leverage another $16 million from outside sources, using a 4-to-1 leveraging ratio to create a Community-Owned Housing Fund of $20 million. This was the estimated funding needed to support the acquisition and preservation of at least 50 units of communityowned housing. In October 2024, the City Council appropriated $4.0 million, which is referenced in the draft COAP document as the Community-Owned Housing Fund in Attachment 1.

Since then, the estimated total funding need has increased to $25 million. Staff recommends increasing the City funding previously appropriated from $4.0 million to $5.0 million to maintain a target leveraging ratio of 4-to-1 (Recommendation 2). 3 If Council approves this
recommendation, the draft COAP document will be updated to reflect the increased City funding commitment. The City will continue to seek external funding partnerships over the course of implementing the COAP (See COAP Section 5, Goal 2).

As discussed in the September 2025 Council meeting, the funding will be structured as a flexible loan program. Depending on the specific needs and proposed structure of a community-owned project, a City loan may be provided with low or no interest and based on defined criteria repayment of the loan may be deferred or forgiven. Staff have received input that the City’s funding is the most flexible of its kind for community-owned housing by any public agency and is aligned with the City’s goal to support innovative housing models.

As noted above, given the interest in rental projects as the initial community-owned housing project in Mountain View, staff has drafted underwriting guidelinesfor a rental project. After the rental underwriting guidelines are completed, staff will develop underwriting guidelines for ownership projects.
• Technical Assistance Grants – As discussed, increasing the capacity of mission-driven organizations and the overall ecosystem is critical for the success of community-owned housing projects in Mountain View.

In September 2025, the City Council adopted Resolution No. 19023, which appropriated $75,000 for a technical assistance grants. The funding is intended to help mission-driven organizations working to acquire, rehabilitate, and manage community-owned housing 3 During the March 19, 2024 meeting, Council allocated $4 million in project funding but that amount has not yet been appropriated. Therefore, Recommendation 2 includes appropriating the originally allocated $4 million plus an additional $1 million.
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access specialized expertise to support project-specific needs and the organization’s development capacity.

After the September 2025 Council meeting, staff conducted more research and received input regarding additional methods to support mission-driven organizations. Overall, there are four primary methods identified to increase the capacity of mission-driven organizations:
o Technical Assistance Funding (already discussed) - Provide targeted funding to help mission-driven organizations strengthen internal capacity and access specialized expertise.
o Partnership-Based Development (new option) - Support project approaches in which emerging community-based organizations seek out and partner with experienced community-oriented organizations to advance projects.
o Structured Pairing (new option) - Require or incentivize experienced developers to mentor emerging mission-driven organizations through structured learning partnerships, or for the experienced developer to take on lead responsibilities for delivering a project. o Regional Technical Assistance Bench (new option) - Develop a shared pool of consultants and practitioners accessible across organizations and jurisdictions to reduce duplication, lower costs, expand access to expertise, and support consistent best practices.

The Partnership-Based Development and Structured Pairing options appear to be particularly impactful because they bring the mission-driven organization into close contact with an experienced developer over a longer period. Both options provide the most “learning by doing” opportunities for new mission-driven organizations, and “doing” is the most impactful way for such organizations to acquire knowledge and experience.4 However, the Partnership-Based Development and Structured Pairing options require an experienced developer to have the capacity and willingness to work with a new missiondriven organization in this manner and will require substantially more funding than $75,000 for an experienced developer to participate.
4 Example of activities between a new mission-driven organization and experienced developer could include: being in project planning meetings together to discuss strategies to acquire and finance a project; jointly procuring a general contractor to perform renovation work; the mission-driven organization learning how the experienced developer conducts tenant selection and lease-up of units, in accordance with fair housing regulations, or how to conduct compliance and monitoring of units; the experienced organization providing document templates or provide advice on how to draft, review, and execute complex transaction documents such as lease, loan, and regulatory agreements; etc.
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Therefore, staff recommends increasing the initial $75,000 that Council has already appropriated by an additional $425,000, for a total of $500,000 to support the four types of capacity-building methods over the COAP 5-year implementation period (Recommendation 3).

Section 5: “Five-Year Goals and Action Plan”
Section 5 establishes a five-year implementation framework for the COAP from July 2026 through June 2031, setting out five goals and related actions to advance each goal.  The implementation framework is intended to provide clear direction and actionable items while preserving flexibility.
 However, community-owned housing remains an emerging field and is entirely new in Mountain View.
 Therefore, the City should monitor progress, remain adaptive, and refine the actions as needed over time.

Summary of the Five Goals
• Goal 1 – Achieve at least 50 Community-Owned Housing Units: The COAP seeks to move from planning into implementation by facilitating the acquisition and preservation of at least 50 community-owned housing units while establishing a foundation for more units in the future.
• Goal 2 – Continue to Build the Community-Owned Housing Fund: The COAP recommends continued expansion of the Community-Owned Housing Fund through outside partnerships and ongoing outreach to public, private, corporate, and philanthropic funding partners. • Goal 3 – Build Capacity Within Organizations and the Broader Ecosystem: The COAP includes various actions to build the capacity of 1) mission-driven organizations seeking to undertake community-owned housing projects and 2) the broader ecosystem. Capacitybuilding at both levels will be vital to maximize the success of community-owned housing projects.
• Goal 4 – Transition from City-Led Catalyst to Shared and Regional Leadership: The COAP envisions that the City will continue to serve as a primary catalyst and convener during the initial phase of the Five-Year implementation period. However, it is not sustainable for City staff to lead this process over the longer-term. The COAP proposes that the initial City-led process transition towards a broader, regional process with shared leadership, with the City remaining an integral part of the process.
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• Goal 5 – Monitor Housing Quality, Resident Stability, and Resident Governance: The COAP emphasizes the importance of monitoring outcomes, evaluating lessons learned, and refining implementation strategies over time to ensure projects remain financially sustainable and aligned with the COAP’s goals and guiding principles. While mission-driven organizations that own, operate, or support projects will be primarily responsible for achieving these outcomes, the City can play an important to advance these objectives.

OPTIONS FOR STREAMLINED PROJECT FUNDING APPROVALS
At the September 9, 2025, Council meeting, staff noted that it would begin the process to procure a third-party fiscal agent to help disburse funds faster and enable a mission-driven organization to close on an acquisition opportunity more quickly. A more streamlined funding process is necessary for a mission-driven organization to acquire properties listed on the market and compete with experienced developers who can close more quickly.

However, currently, no organization in the South Bay has been identified as having the capacity and experience to accept funding requests, conduct due diligence, underwrite a project, and make a funding recommendation on behalf of the City. Staff will continue to research potential third-party fiscal agents that may be able to provide this service.

Additionally, staff is evaluating potential options for a more streamlined City funding process if a third-party fiscal agent cannot be identified. The typical City process for project funding recommendations involves bringing a funding request to the Notice of Funding Availability Committee, which then makes a recommendation to the City Council. Staff then brings the item to the Council for consideration. If funding is approved, staff works with the organization/developer to execute a funding agreement. This entire process may take several months, making it infeasible to disburse funding in a timely manner for a mission-driven organization to acquire a property that comes to market.

An example of a potential streamlined City process is for the Council to appropriate the recommended $5.0 million (Recommendation 2) and to delegate authority to the City Manager or designee to enter into project funding agreements with mission-driven organizations without returning to the Council. Another option may be to allow the City Manager to authorize funding for an organization before it identifies a specific property.

For either potential streamlined City processes, transparency measures and timely updates to Council and the public will be necessary to maintain appropriate safeguards. Staff recommends providing a report to Council with the relevant funding information, and publicly publishing the report on the Housing Department’s website.
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Staff recommends that the City Council authorize the City Manager or designee to establish and implement a process, including appropriate safeguards and eligibility criteria, for evaluating and selecting Community-Owned Housing Projects for funding, and to approve and execute all funding agreements and related documents for selected projects, without returning to City Council, and direct the City Manager or designee to provide notice to City Council and the public of funding decisions within 30 days of executing all project-related funding documents. (Recommendation 4).

Staff intends to issue a Notice of Funding Availability (NOFA) for the Community-Owned Housing Fund after the underwriting guidelines and project funding approval process have been finalized.

Issuing a NOFA beforehand would be impractical, as the City must first establish the framework for administering and approving funding prior to soliciting applications.

NEXT STEPS
The draft COAP will be updated and finalized as needed based on Council’s input and direction, such as increasing the City funding amounts referenced in the draft document. Once finalized, staff will begin implementing the adopted COAP and the actions outlined in Section 5 to advance the five goals.

FISCAL IMPACT
The recommended actions have no impact on the City’s General Fund. The proposed appropriations of $1.0 million from the Below-Market-Rate Housing Fund to support communityowned housing projects and the increase in appropriations of $425,000 from the General Housing Fund for technical assistance, capacity-building, and implementation activities are supported by available Housing Department fund balances. No additional funding source or appropriation is required beyond the actions recommended in this report.

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-toplay-limits-and-prohibitions.html 1075
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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 approve staff’s recommendationsfor additional City funding to support projects and capacity-building efforts.

2. Do not adopt the Community Ownership Action Plan.

3. Provide other direction.

PUBLIC NOTICING
Agenda posting and a copy of the report emailed to the COAP Advisory Committee members.

Prepared by:

Wayne Chen
Housing Director
Approved by:

Kimbra McCarthy
City Manager
Attachments: 1. Draft Community Ownership Action Plan

2. Resolution for Additional City Funding for Projects

3. Resolution for Additional City Funding for Capacity-Building Efforts 1076

FINAL DRAFT
JUNE 2026

COMMUNITY OWNERSHIP

ACTION PLAN
City of

MOUNTAIN VIEW
Attachment 1
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 2 Acknowledgments

CITY COUNCIL

COMMUNITY OWNERSHIP ACTION PLAN ADVISORY COMMITTEE
Ray Bramson, Destination: Home
Alex Brown, Mountain View Mobile Home Alliance
Diana Castillo, Santa Clara County
Office of Supportive Housing
Regina Celestin Williams, Silicon Valley at Home
Jan Lindenthal-Cox, San Francisco
Housing Accelerator Fund
Pilar Lorenzana, CoLab Spark
Julie Mahowald, Housing Trust of Silicon Valley
Maria Marroquin, Day Worker Center of Mountain View
Olga Melo, Mountain View Community Land Trust
Sandy Perry, South Bay Community Land Trust
Angel Santuario, Mountain View Tenants Coalition
Rachel VanderVeen, Santa Clara County
Housing Authority

CITY OF MOUNTAIN VIEW

EXECUTIVE LEADERSHIP TEAM
Kimbra McCarthy, City Manager
Arn Andrews, Assistant City Manager
Audrey Ramberg, Assistant City Manager

CITY OF MOUNTAIN VIEW PROJECT TEAM
Wayne Chen, Housing Director
Lenka Wright, Chief Communications Officer
Mayra Cordero, Community Outreach Specialist

CITY FINANCE AND ADMINISTRATIVE

SERVICES DEPARTMENT
Derek Rampone, Finance and Administrative
Services Director
Grace Zheng, Assistant Finance and
Administrative Services Director

CONSULTANT TEAM
Community Planning Collaborative
David Driskell
Kristy Wang
Rachel Ozer-Bearson
Abbie Tuning
ECOnorthwest
Amanda Ufheil-Somers
Erik Bagwell
Good City Company
Micaela Hellman-Tincher
Emily Ann Ramos, Mayor
Chris Clark, Vice Mayor
Alison Hicks, Councilmember
Ellen Kamei, Councilmember
John McAlister, Councilmember
Lucas Ramirez, Councilmember
Pat Showalter, Councilmember
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 3 Table of Contents
Acknowledgments 2
Executive Summary 4

1. About the Community Ownership Action Plan 6

2. People-Centered Housing 11

3. Defining Community-Owned Housing 14

4. Making Community-Owned Housing Work 20

5. Five-Year Goals and Action Plan 27
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 4 Resident Roles in Governance
Residents have meaningful roles
in oversight, decision-making,
or ownership.

Decommodification
Mission-driven organizations
own and operate housing that
protects long-term affordability
and is removed from speculative
market pressures.

Executive Summary
Community Stewardship
Housing is managed with a longterm perspective that considers current and future residents, sound
operations, asset preservation, and
community integration.

Mountain View has long been proactive in addressing housing needs through affordable housing production, tenant protections, homelessness response, and homeownership programs. Yet significant gaps remain. Housing costs in Mountain View are among the highest in the region, many lower-income households face severe rent burdens, and older naturally affordable rental homes remain vulnerable to demolition and redevelopment. These pressures can destabilize families, displace long-term residents, make it difficult for essential workers to live here, and erode community connectedness.

The Community Ownership Action Plan (COAP) is part of the City’s 2023-31 Housing Element to comprehensively address tenant displacement. The COAP is also just one component of the City’s broader housing response designed to address these challenges through innovative housing models centered on long-term resident and community benefit.

The COAP advances a people-centered vision: a future where housing supports community well-being, health, connectedness, affordability, and stability for all.

Unlike conventional housing models that prioritize financial return, community ownership intends to preserve housing as a lasting community asset while giving residents a voice in decisions affecting their homes.

For purposes of the COAP, community-owned housing is defined by three core elements:

Community-owned housing can take many forms and structures and can provide rental or ownership opportunities for residents. The COAP is intended to be flexible enough to support different models, as long as the project aligns with the COAP’s vision, guiding principles, and definition of community-owned housing.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 5 Convener – align partners and sustain
implementation momentum.

Funder – deploy and leverage capital
for acquisitions, rehabilitation, and
preservation.

Capacity Builder – strengthen
organizations and the broader support
ecosystem.

Policy Leader – adopt supportive policies
and advocate regionally and statewide.

Community-owned housing typically does not emerge on its own in the private market and requires intentional support. Successful projects depend on access to flexible capital, capable mission-driven organizations, technical expertise, strong governance, and resident education. In Mountain View and the broader region, this ecosystem is still developing. As a result, the COAP emphasizes capacity building, partnerships, and gradual scaling through early pilot projects rather than expecting immediate large-scale production.

Additionally, because these efforts are new in Mountain View and nascent in the region, implementing the COAP will require learning with partners and the flexibility to update the plan as needed based on new information, findings, and needs.

To help catalyze this work, the City will serve four primary roles:

The COAP includes a Five-Year Implementation Plan with five goals and related actions.

While the initial 50-unit target is modest relative to citywide need, the COAP is designed to establish systems, partnerships, and demonstrated successes that can support more units in the future. Over time, community-owned housing can become a durable complement to the conventional housing system by preserving existing housing and providing stable, peoplecentered housing that reduces displacement risk and places residents and community first.

1. Achieve at least 50 CommunityOwned Housing Units

2. Continue to Build the CommunityOwned Housing Fund

3. Build Capacity Within Organizations
and the Broader Ecosystem

4. Transition from City-Led Catalyst
to Shared and Regional Leadership

5. Monitor Housing Quality, Resident
Stability, and Resident Governance
A key implementation tool is the City’s Community Owned Housing Fund, structured as a flexible financing resource to support acquisitions and rehabilitation. The City has already committed $4 million in seed funding and seeks to leverage outside resources to grow the fund to $25 million to acquire and preserve at least 50 community-owned housing units per the City’s Housing Element. 1081
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 6 SECTION 1 KEY TAKEAWAYS
› The COAP was developed based on input from a 12-member advisory committee, stakeholders, and practitioners, and direction from the City Council. › Mountain View’s robust economy is both a strength of the community and an underlying cause of the City’s housing costs and affordability challenges. › High housing demand, rents, and home prices put redevelopment pressure on older, naturally affordable housing, creating displacement risk for low-income residents and vulnerable households.
› The Community Ownership Action Plan (COAP) is one part of the City’s Tenant Displacement Response Strategy, helping to acquire and preserve existing housing and support household stability.
› If successful, the COAP will create the infrastructure to scale beyond the initial 50 units required by the City’s Housing Element.

Introduction
Over the past two decades, the City of Mountain View has taken proactive steps to respond to the wide-ranging housing needs of its residents and community members. This includes significantly expanding the supply of affordable housing, and developing policies and programs to address homelessness, support homeownership, and prevent tenant displacement.

Despite these efforts, housing needs remain substantial. Mountain View is home to leading global companies, and its strong schools, transit system, parks, and amenities make it an extremely desirable place to live. Many households with higher incomes and significant assets—such as equity compensation—are willing and able to pay more for housing in this context, and market-rate housing is priced accordingly, resulting in rents and sales prices that are among the highest in the region and State. This strong economic environment is a key strength for the community; however, it is also an underlying cause of the City’s high housing costs and affordability challenges.

1. About the Community Ownership Action Plan
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 7 These market dynamics place pressure on the many lower-income households who live in Mountain View. These residents fill essential roles in the community – such as service, retail, and domestic workers – but are more vulnerable to housing instability and rent increases due to their low incomes. Other groups with variable or informal incomes may experience even greater vulnerability. These community members often rely on older housing that is more naturally affordable than newly built units, but the older units are more susceptible to redevelopment pressures, which can result in demolition of the units and displacement of the residents.

Tenant Displacement Response Strategy
These redevelopment pressures have already resulted in the loss of a significant number of older, naturally affordable rental units in Mountain View. Since 2014, approximately 1,000 such units have been demolished or are slated for demolition as part of redevelopment projects. These units have been or will be replaced by higher-cost market-rate housing that are not affordable to many of the former residents displaced from the original housing. These older units—now covered under the City’s rent stabilization program, the Community Stabilization and Fair Rent Act (CSFRA)—represent a critical component of the City’s housing supply.

In 2019, the City Council identified addressing the loss of CSFRA units and the displacement of affected residents as a top priority and initiated development of the Tenant Displacement Response Strategy (Strategy). In 2023, the City adopted its 2023–2031 Housing Element, which includes Program 3.2 to advance this Strategy.

Community Ownership Action Plan
As part of implementing the Tenant Displacement Response Strategy, the City’s Housing Element Program 3.2 includes several objectives, including developing a Community Ownership Action Plan (COAP) to explore and advance new models for preserving and acquiring existing housing.

The City’s Housing Element Program 3.2 includes the following key objective:
“Create a community ownership action plan for a community ownership model/structure that, with community partners, could address housing needs that are not met through traditional affordable housing and that could take part in preservation and acquisition activities. The action plan will identify the City’s and other organizations’ responsibilities, establish a schedule such that acquisition could occur within two years, depending on the timing of funding opportunities and the fulfillment of other organizations’ responsibilities.” and
facilitate “…community ownership models to acquire/preserve at least 50 housing units.” Mountain View
Housing Element
2023-2031
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 8 Why the COAP is Needed
Community-owned housing does not develop on its own within the conventional housing market.

Market-rate development is driven by financial returns, which can create speculation and redevelopment pressures that may lead to tenant displacement. Publicly subsidized affordable housing provides housing for low-income households, but funding is limited, and projects must meet many requirements of various funding sources, which limits the ability of traditional affordable housing to address the full range of a community’s housing needs.

The COAP is focused on ensuring permanently affordable housing that incorporates resident governance and long-term community stewardship as additional factors for long-term success. While community-building activities or programming may be present in market-rate or traditional affordable housing, they do not substitute for the resident governance and stewardship goals that define community-owned housing.

Creating the “people first” housing envisioned by the COAP requires different structures, partnerships, and capacities that are not present in standard development processes. The COAP is intended to create the conditions—through coordination, capacity building, and flexible funding—under which these models can be implemented and expanded over time.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 9 March 2026 Convened to review potential
COAP goals and actions.

October 2024 – June 2025 Met 8 times to
provide input across all aspects of the COAP,
including the Vision and Guiding Principles;
definitions and project models for community
ownership; strategies to build capacity and
infrastructure; and the identification of actions,
roles, and responsibilities within the five-year
implementation plan.

May 2026 Convened to review draft COAP.

COAP DEVELOPMENT TIMELINE
City Council actions, COAP Advisory Committee (COAPAC) engagement, and key milestones in the development of the Community Ownership Action Plan. All meetings and materials were provided in English and Spanish to support full participation.

COAP ADVISORY COMMITTEE
How the COAP was Developed
The COAP was developed through a comprehensive process informed by research, input from the COAP Advisory Committee (COAPAC) and stakeholders, and direction from the City Council. Through a competitive selection process, the City engaged a consultant team led by Community Planning Collaborative with ECOnorthwest to support development of the COAP.

The COAP development timeline is shown below.

June 23, 2026 Adopted the COAP (pending).

September 9, 2025 Approved staff’s
recommendations for the COAP vision,
guiding principles, City roles, and appropriation
of $75,000 in City funding for a Technical
Assistance Grad Program.

March 19, 2024 Approved staff’s
recommendations for the overall tenant
displacement response strategy, COAP scope of
work, and allocation of $4 million in City funding
for acquisition/preservation project.

CITY COUNCIL
October 8, 2024 Appropriated $4 million in City
funding for acquisition/preservation projects.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 10 In addition to City Council actions and input from the COAPAC, the City conducted extensive stakeholder engagement throughout the process, including one-on-one meetings with each COAPAC member organization, as well as additional discussions with other organizations in the region that are actively developing or have an interest in community ownership projects, including the Sobrato Foundation, City of Oakland, San Francisco Community Land Trust, Bay Area Housing Finance Authority, Enterprise Communities, Local Initiatives Support Corporation, Los Angeles County, and Marin County.

A Blueprint for Action
The COAP establishes a five-year blueprint for the City and its partners to meet Housing Element objectives and facilitate at least 50 units of innovative, community-owned housing centered on the needs of residents and the community.

This work is critical because Mountain View has approximately 12,500 units fully covered under the CSFRA, many of which may face redevelopment pressure over time. The COAP represents a significant civic and institutional effort. Once the necessary systems, partnerships, and capacity have been developed, the COAP will have established the conditions needed to expand beyond the 50 units to preserve additional vulnerable homes through community-owned housing. 1086
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 11

2. People-Centered Housing
SECTION 2 KEY TAKEAWAYS
› The COAP prioritizes a people-centered approach instead of maximizing financial returns. › It seeks to catalyze change across three levels—household, community, and system. › It is driven by a vision for community well-being, health, connectedness, affordability, and stability, and is guided by six key principles.
› Requires several important conditions for success informed by lessons from similar initiatives in other communities, including flexible funding, organizational capacity, and partnership support.

Introduction
The COAP seeks to facilitate innovative housing models that prioritize the needs of residents and community over profit maximization, led by mission-driven organizations focused on preventing displacement. This people-centered approach promotes resident stability and well-being, community cohesion, and long-term operational sustainability. The COAP seeks to catalyze change at three levels:

Household level. The COAP seeks to reduce housing instability and the near- and long-term impacts of displacement. By engaging households as long-term partners, community-owned housing can provide affordable, stable housing while also supporting resident well-being.

Community level. The COAP seeks to strengthen organizational capacities, connectedness, and community stewardship to create housing that is locally rooted. Community-owned housing can preserve affordability and stability while stewarding housing as a long-term community asset. It can also create opportunities for neighbors, local organizations, and other community members to support, participate in, or help shape projects so that benefits extend beyond the residents of a single property.

System level. The COAP seeks to broaden housing policies and practices beyond financial metrics to incorporate social values and outcomes — such as stability, inclusivity, and community well-being.

It also seeks to build the ecosystem of organizations, funding sources, and technical partners needed to deliver alternative housing models that the conventional market does not produce. By helping community partners participate more effectively in the local property market, the COAP seeks to address structural inequities in the current housing system. 1087
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 12 Vision
The COAP is grounded in a people-centered approach and guided by the following vision, developed through the COAPAC process and endorsed by the City Council in 2025:

A future where innovative housing models support community well-being, health, connectedness, affordability, and stability for all.

Guiding Principles
The COAP is informed by six principles. The first three define the core characteristics of community-owned housing. The remaining three principles guide how the City and its partners can build the capacity, systems, and partnerships needed for long-term success.

Decommodification: Housing
and land are held and operated by
mission-driven organizations that
prioritize affordability, resident
stability, community, and public
purpose over maximizing financial
return.

Resident Roles in Governance:

Residents have formal governance
roles or a meaningful say in policies,
oversight, and key decisions
affecting their housing through
board seats or other representative
governance structures.

Community Stewardship:

Housing is managed with a longterm perspective that considers current and future residents, sound
operations, asset preservation, and
community integration.

Capacity Building: Investments are
made to strengthen the capacity
of mission-driven organizations
to acquire, develop, own, govern,
and manage community-owned
housing, while also building the
broader ecosystem of funders,
technical partners, public agencies,
and supporting institutions needed
to sustain these models over time.

Systems Transformation:

Advance new ways of organizing
partners, capital, expertise, and
public support to deliver housing
outcomes that the conventional
system does not produce, while
developing practical and repeatable
community-owned housing models
that can reach more households
more effectively over time.

Continuous Improvement: Use
data and feedback for ongoing
refinement of the COAP on an asneeded basis.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 13 Conditions Needed for Success
Research and interviews with community-owned housing practitioners identified key factors for success:

Investment and Flexible Capital. Community partners
need access to funding that allows them to compete
for property acquisitions, preserve housing, complete
rehabilitation, and support long-term operations under
community ownership models.

Organizational Capacity. Mission-driven organizations
may need support to build the skills, staffing, systems, and experience required to acquire, finance, govern,
rehabilitate, and manage housing successfully.

Capacity building is also needed among funders and
supporting institutions.

Collaborative Governance and Coordination.

Effective implementation requires clear decisionmaking, alignment with City policies, accountability, and structures that can guide continued learning and
evolution of the COAP over time.

Strong Partnerships and Ecosystem Support. Crosssector and cross-agency partnerships are needed to share expertise, leverage resources, solve problems
collaboratively, and strengthen the broader ecosystem
for community-owned housing.

Resident Education and Participation. Residents need
opportunities, training, and support to participate
meaningfully in ownership structures, governance
processes, and long-term stewardship.

Longer-Term Strategy Within Broader Housing Response
Community-owned housing is a critical strategy that will need time to implement. The COAP supports mission-driven organizations that are new to residential ownership, development, and management. Projects will require time to ensure organizational readiness, assemble partners and capital, and identify viable acquisition opportunities. For these reasons, the COAP is a longerterm strategy to build up and support an ecosystem capable of delivering successful communityowned housing projects. This will allow the initial goal of 50 units in the Housing Element to be achieved and support expansion over time.

Additionally, community-owned housing is one part of the City’s broader response to housing affordability and displacement pressures. The City will continue to use regulatory tools, housing investments, and more traditional affordable housing models to create and preserve homes, while also advancing community-owned housing as an important pathway to long-term affordability, resident stability, and community stewardship.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 14 SECTION 3 KEY TAKEAWAYS
› Community-owned housing can take different forms, but is defined by three core elements—decommodification, resident governance, and community stewardship. › Community Land Trusts (CLTs) and Cooperatives (Co-ops) are two of the most common entities that undertake community-owned housing.
› While different entities can own the land, building, and individual units, supporting both rental and ownership opportunities, there are generally four common models. › The COAP supports various models, as long as the project meets the definition of community-owned housing and the COAP’s vision and guiding principles.

Three Core Elements
Community-owned housing is defined by three core elements: decommodification, shared governance, and community stewardship. These are defining requirements, regardless of the operational and legal structure used for a particular project.

1. Decommodification
In community-owned housing, both the land and building are permanently held by mission-driven organizations that prioritize long-term affordability, resident stability, and public purpose over maximizing financial returns. This is typically implemented through long-term affordability controls such as ground leases, resale restrictions, rent regulations, deed restrictions, regulatory agreements, or other binding legal mechanisms.

Decommodification is not tied to a specific model. Rather, it is achieved when the ownership structure and legal mechanisms ensure that the property remains a long-term community asset rather than reverting to a market-driven asset.

3. Defining Community-Owned Housing
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 15

2. Resident Roles in Governance
Governance refers to how major decisions are made and who holds formal authority within a project. It is distinct from ownership of the property and from day-to-day property management or operations, such as leasing, maintenance, compliance, or bookkeeping.

These day-to-day functions may be performed by qualified staff, a third-party manager, or, in some cases, residents themselves. Resident participation in daily operations is not a requirement for community-owned projects.

Community-owned housing projects generally use one of three broad approaches for resident governance. These models vary in the types and levels of decisions residents influence or control, the number and roles of resident seats, and whether non-resident participants also hold governance roles. The specific governance structure for any project will depend on the goals and capacity of the mission-driven organization undertaking the project, and the COAP is intended to be flexible as to the resident governance structure proposed for a project as long as it meets the COAP’s requirements.

Resident-Controlled Governance: Residents hold primary governing authority over major project decisions, typically through majority voting power or majority representation on the governing board. In community-owned housing operated by a cooperative – where residents are members of the cooperative – governance may occur through direct voting by resident-members on key matters or through a board elected by and accountable to resident-members (more details below).

Shared Governance: Formal governing authority is intentionally shared among residents and one or more other stakeholder groups, such as the project’s governing entity, community representatives, mission-driven partners, and/or independent board members. For example, residents might hold decision-making roles over defined matters such as community policies, resident priorities, or management oversight, while other non-resident stakeholders might oversee decisions related to long-term affordability, major financial obligations, asset management, or regulatory compliance.

Entity-Led Governance with Structured Resident Influence: A mission-driven ownership or stewardship entity retains primary governing authority without resident representation on the highest decision-making body. Residents instead hold formal and ongoing roles to influence policies, priorities, and accountability through advisory bodies, resident committees, consultation requirements, participatory processes, or other structured mechanisms.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 16 Stewardship Element What’s Covered What This Looks Like Physical
Asset
Management
Maintenance planning,
reserves, and reinvestment
needed to sustain the building.
• Capital needs assessments
• Preventive maintenance plans
• Reserve policies
• Rehabilitation planning tied to building longevity
Financial
Sustainability
Budgeting, reserve policies,
and operating decisions that
protect long-term viability.
• Operating budgets
• Reserve thresholds
• Rent or carrying-charge policies that balance
affordability with long-term viability
Resident
Stability
Policies and practices that
reduce displacement and
support long-term tenancy or
membership stability.
• Policies that reduce involuntary displacement
• Predictable occupancy rules
• Support for long-term tenancy
Community
Integration
Activities that connect
the project to surrounding
residents, neighbors, and
community institutions.
• Regular resident meetings
• Onboarding into governance structures
• Activities tied to shared responsibilities
• Engagement with neighbors
• Participation in local forums
• Use of common spaces or events that connect
the project to the broader community

3. Community Stewardship
Community stewardship refers to the long-term care of the housing as a community asset. It extends beyond preserving affordability and includes how the property is maintained, governed, and connected to the broader community – such as neighboring residents – over time. It is important to underscore that people-centered housing still requires a mission-drive organization to provide effective and sound property management and financial practices: community-owned housing projects could not succeed without these practices. The difference between community-owned housing and market-rate housing is that the financial success of COAP projects is used to support resident stability and the six guiding principles, whereas the financial success of market-rate housing prioritizes economic returns.

For the purposes of the COAP, “community stewardship” comprises four elements:
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 17 Key Entities in Community-Owned Housing
Community-owned housing projects can involve a different mission-driven entities that play different roles in ownership, governance, development, and long-term stewardship. The COAP intentionally allows different combinations of these entities while defining the core features that distinguish community ownership from other housing approaches.

Based on examples from other communities, the two most common types of entities are:

Community land trusts (CLTs): A CLT is a missiondriven organization generally structured to hold land in perpetuity for community benefit and to maintain
permanent affordability through long-term ground
leases and other legal mechanisms. A CLT may own
just land or also the residential structure. When it owns only the land, it typically leases it – often through a long-term ground lease – to another entity such as a
cooperative, nonprofit housing provider, or individual
homeowners. This structure allows the CLT to maintain
long-term affordability while enabling different forms
of occupancy and ownership. CLTs are typically
governed by boards that may include residents,
community members, and other stakeholders.

Cooperatives (Co-ops): A cooperative is a form
of collective ownership in which residents jointly
own housing through a member-based entity. The
cooperative owns the property, and residents hold
shares or membership interests that grant them the
right to occupy a unit and participate in governance,
typically through an elected board. In many
community-ownership models, a cooperative operates
the housing while a CLT retains ownership of the land.

In other cases, a cooperative may own both the land
and building directly, such as when tenants organize to purchase a property.

Besides CLTs and co-ops, other types of entities such as nonprofit housing organizations or public agencies may also be involved with community-owned housing projects. 1093
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 18 Common Project Models
Depending on the entities involved, community-owned housing projects can also be structured depending on project goals. The entities must perform several functions at once, including preserving long-term affordability, supporting resident governance, managing operations, maintaining financial stability, and stewarding the property over time.

Different structures organize and implement these functions in different ways.

The chart on the following page highlights four commonly used models, along with typical use cases, key strengths, and implementation considerations. These models are illustrative rather than prescriptive, and projects may adapt or combine elements based on their goals, partners, and context.

Importantly, no one structure is inherently better. In practice, success depends less on the formal structure itself than on governance quality, operational capacity, financial discipline, and long-term stewardship. The COAP supports projects that meet any one of these four common types or variations of these models, as long as the project meets the definition of community-owned housing above and the COAP’s vision, guiding principles, and underwriting requirements.

Mobile Home Park Ownership
In addition to the four common models, communityowned housing can also include mobile home parks. One example is a “Resident Owned Community,” or ROC. In
an ROC, residents create a cooperative entity to purchase and own the land together while maintaining individual
ownership of their units. The COAP supports ROCs or
variations of this model as long as the community-owned mobile home park meets the COAP’s requirements.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 19

FOUR COMMON COMMUNITY-OWNED HOUSING MODELS
How land may be owned and how the building(s) may be owned, with typical use cases and key considerations.

Model 1 CLT RENTAL 2 CLT + Individual Unit OWNERSHIP 3 CLT + Cooperative OWNERSHIP 4 Cooperative OWNERSHIP Ownership
Land and building: CLT (Community Land Trust)
Land: CLT Building: Individual
Unit Owners
Land: CLT Building:

Housing Co-op
Land and building:Housing Co-op
Typical Use Case Acquisition and preservation
of rental housing where long-term affordability the primary near-term objective. Often used for early projects or where resident ownership capacity is still developing.

Communities seeking affordable homeownership opportunities while preserving affordability for future households. Often used for condominiums, townhomes, or similar unit-based ownership models.

Communities seeking strong resident governance and longterm affordability. Often used where resident participation and shared ownership are key goals. Residents collectively own building through shares or membership in the coop.

Residents seeking shared ownership and direct control through a single entity. Often arises when tenants organize to purchase their property, creating collective ownership through shares or membership in the cooperative.

Main Strengths • Strong affordability
control through a single stewardship entity.
• Simpler to implement
than multi-entity models.
• Creates pathways to ownership
while maintaining long-term affordability through ground leases, resale restrictions, or related tools. • Separates long-term land
stewardship from resident control of the housing.
• Can combine affordability
protections with meaningful resident governance.
• Strong resident ownership,
autonomy, and shared decision-making.
• Can build community
control and resident leadership.

Key Challenges/
Considerations
• Residents may have less
direct ownership than in coop models.
• Success depends on
quality and responsiveness of stewarding organization.
• Requires homeowner education,
resale administration, and clear affordability controls over time. • More complex to structure
and administer.
• Requires clear legal
agreements, coordination between entities, and strong governance capacity. • Long-term affordability,
capital planning, and governance depend largely on the cooperative’s internal strength and discipline. 1095
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 20 SECTION 4 KEY TAKEAWAYS
› Community-owned housing projects are complex and require coordinated action between multiple partners at every stage of a project’s lifecycle. › The ecosystem needed to deliver and sustain these projects is still developing and requires sustained, long-term investment.
› City roles in the ecosystem include serving as convener, funder, capacity builder, and policy leader.
› Initial City funding commitments include the Community Owned Housing Fund (a flexible loan program) and a Technical Assistance Grant Program for capacity building.

4. Making Community-Owned Housing Work
The Lifecycle of Community-Owned Housing Projects
Community-owned housing projects involve multiple stages and require coordination across a range of organizations at each step. Delivering projects successfully depends on aligning capital, technical expertise, and organizational capacity across this full lifecycle.

The following are major components of a project’s lifecycle with illustrative examples of activities:
• Acquisition and Financing: site identification, underwriting, capital structuring, and competitive acquisition
• Real Estate Development and Rehabilitation: procurement of contractor, construction oversight, and cost management
• Lease-Up and Project Stabilization: Application process, tenant selection, and getting the units filled
• Operations and Property Management: ongoing management and maintenance • Governance and Long-Term Stewardship: resident governance, asset management, and long-term affordability
• Monitoring and Compliance: adherence to funding requirements, organizational business plans, and applicable local, State, and federal regulations, including fair housing 1096
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 21 Each stage requires distinct and specialized expertise. Organizational gaps at any point can undermine the success of the entire project.

In Mountain View – and across the region – many mission-driven organizations seeking to undertake community-owned housing projects are new to real estate development and do not yet have the full range of capacity required to deliver projects across the full lifecycle. At the same time, these organizations bring critical strengths, including deep community relationships, local knowledge, and a commitment to people-centered outcomes.

Building capacity will require sustained, long-term investment. Efforts must focus not on developing just one or a handful of skills, but on assembling and maintaining the full range of expertise needed across the project lifecycle. Early projects in Mountain View are highly likely to also require strong partnerships with experienced, mission-driven developers and technical experts, with clearly defined roles and responsibilities.

Recognizing these capacity gaps is not a critique of the commitment or values of these organizations. Rather, it reflects the complexity of community-owned housing, the time necessary for organizations to acquire experience, and the support required to successfully deliver and steward these projects over the long term.

Community-Based & Community-Oriented Organizations
Successful community ownership efforts often require both community-based organizations – those rooted in the communities where projects are implemented – and community-oriented organizations – mission-driven partners that may not be locally based but bring relevant development experience and expertise. “Community-based organizations” are typically founded in the same community in which they seek to operate projects. In the context of the COAP, an organization can be considered community-based if it has deep local knowledge, even if it is technically based outside of Mountain View. Community-based organizations bring local knowledge, relationships, trust with tenants, and accountability, which are important for successful projects. “Community-oriented organizations” may not have been founded or developed in Mountain View but have experience operating projects according to the COAP’s values as well as some or all of the guiding principles.

These mission-driven organizations have the skills to provide valuable specialized development, financing, governance, or operational expertise that can support the local ecosystem and newly formed community-based organizations.

Both community-based and community-oriented organizations play essential and complementary roles in building a durable community ownership ecosystem.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 22 Community Ownership Ecosystem
Creating and sustaining community-owned housing requires a coordinated ecosystem of partners working together to deliver successful projects and support long-term stewardship. This ecosystem should include:

Mission-driven organizations
(community-based and communityoriented) that sponsor, own, or help lead community ownership projects.

Community land trusts, cooperatives,
and non-profit developers are examples
of mission-drive organizations that
commonly undertake communityowned housing projects.

Funders and intermediaries that
invest in non-traditional housing
models, support education
and capacity building, and help
leverage resources for projects. Governmental agencies at the local, regional, State, and federal
levels that provide funding, policy
support, or program alignment for
acquisition and preservation efforts.

Technical experts who
understand community
ownership models and can
provide specialized support
in areas such as finance,
governance, legal structure,
operations, and project
planning. Examples include
consultants, individual advisors,
and experienced CLTs.

Community-oriented
development partners with
experience in acquisition,
financing, rehabilitation,
and property management
who can collaborate with
community groups and
Peer and cohort groups residents.
that support preservation
strategies and community
ownership models
through shared learning,
technical exchange, and
information about funding
opportunities.

Community leaders,
allies, and neighbors who
can build public support,
help raise funds, volunteer
time, and contribute to
long-term community
stewardship.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 23 City Roles
The City can play significant and unique roles in advancing community-owned housing. This is especially important because the ecosystem remains nascent and requires coordinated leadership, investment, and capacity building to develop.

The City will take on four key roles to catalyze this work and support it over time:

Convener. The City will continue to bring together key organizations to align partners, coordinate efforts, and advance community-owned housing. As the ecosystem matures, the City intends to transition from a primary convening role to becoming a vital participant in coordination efforts led by another entity, potentially at the regional level.

This shift would reflect growing capacity to support community ownership in Mountain View and across the region.

Funder. Approximately $25 million in gap funding is needed to meet the Housing Element goal of acquiring and rehabilitating at least 50 community-owned housing units. The City has committed $4 million and will seek to leverage an additional $21 million through partnerships to meet this target. See the detailed discussion below.

Capacity builder. Mission-driven organizations undertaking community ownership projects are often still building the full range of skills needed to deliver projects across the lifecycle.

Strengthening the capacity of these organizations, as well as the broader ecosystem of partners, is critical to long-term success. The City, in partnership with other agencies and organizations, will pursue strategies to build project delivery capacity and system-wide support. See the detailed discussion below and in the following sections of this document.

Policy leader. The City is well-positioned to develop, adopt, and implement policies that support community ownership and to represent local priorities in coordination with regional and state agencies and through legislative efforts. 1099
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 24 Funding
Achieving the initial goal of acquiring and rehabilitating at least 50 communityowned housing units will require substantial new capital. Additional resources will also be needed over time to preserve more units beyond the initial 50 and to build the capacity of mission-driven organizations to develop, own, and manage these projects.

The City cannot fund this work alone, but it can play an important catalytic role by committing seed funding, creating funding tools, and leveraging outside investment.

City’s Catalytic Funding for Projects: Community-Owned Housing In October 2024, the Mountain View City Council approved the allocation of $4 million in City housing funds toward the acquisition and preservation of affordable homes under a community-owned model. This allocation was made with the goal of leveraging another $16 million from other funding sources, to create a Community Owned Housing Fund of $20 million to preserve at least 50 rent-stabilized units for community-owned housing.

Since then, updated analysis of acquisition and rehabilitation costs indicates that approximately $25 million may be needed to achieve the initial 50-unit goal. The City seeks external funding contributions to the Community-Owned Housing Fund to match the City $4 million allocation.

Based on discussions with organizations interested in pursuing projects in Mountain View, the City anticipates that the initial project funded through the CommunityOwned Housing Fund will likely be a rental project.

As a result, the City has developed initial evaluation criteria and underwriting guidelines for investments made through the Fund structured primarily around acquisition and operation of a rental housing project. Because community ownership remains an emerging field locally, and many mission-driven organizations are still building development and operating capacity, the Fund will be structured as a flexible loan program adaptable enough to accommodate different project structures and organizational needs.

Over time, the City seeks to facilitate broader community-owned housing models that allow residents to own units or shares in the building.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 25 General requirements that must be met by any organization applying for project funding include:
• Meeting the COAP definition, vision,
and guiding principles for community
ownership.
• Demonstrating the expertise needed to
deliver and successfully operate a project,
whether through prior experience, inhouse staff, contracted consultants, or partnership with an experienced developer.
• Providing a clear business model and
operations plan for the full lifecycle of the
project.
• Demonstrating financial need using
reasonable assumptions in project pro
formas.
• Complying with applicable local, State,
and federal regulations, including fair
housing requirements.
• Maintaining transparent governance and
accountability practices, including ongoing
monitoring and compliance requirements,
and regular audits.
• Various underwriting terms.

Flexible loan terms may be tailored to specific project needs and may include low or no interest rates, deferred loan repayment schedules, and/or forgivable loan amounts in limited circumstances, where justified by project outcomes or public benefit (such as affordability for very- and extremely-low income households).

The City is evaluating different options for approving and disbursing funding requests in a streamlined manner, such as partnering with a qualified third-party fiscal agent to administer the fund, receive and review funding applications, underwrite projects, or implementing a City funding approval process that is faster than the City’s typical process. A streamlined process is essential because residential properties that are listed for sale can move quickly and require prompt action.
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 26 City Capacity-Building Funding: Technical Assistance Grant Program In September 2025, the Mountain View City Council approved $75,000 for a Technical Assistance Grant Program. The funding is intended to help mission-driven organizations working to acquire, rehabilitate, and manage community-owned housing access specialized expertise to support project-specific needs and the organization’s development capacity. The program is focused on project-specific technical assistance rather than general organizational support.

Eligible uses may include but are not limited to:
• Real estate brokerage services
• Property capital needs assessments
• Appraisals
• Legal services
• Title services
• Feasibility analysis and pro forma
evaluation
• Operating model or business plan
development
• Community facilitation, tenant
engagement, organizing
• Other project development services based
on demonstrated need
In addition to the Technical Assistance Grant Program, the COAP supports the following options to increase the capacity of mission-drive organizations:
• Partnership-Based Development - Support project approaches in which new/emerging mission-driven organizations seek out and partner with experienced organizations to advance projects. These partnerships may take different forms—including advisory support, technical assistance, or joint project delivery—and allow emerging organizations to access expertise while retaining a leading or co-leading role.
• Structured Pairing - Require or incentivize experienced developers to mentor emerging mission-driven organizations through structured learning partnerships. In these arrangements, the experienced developer takes on responsibility for project delivery while providing intentional training and exposure across key stages—such as due diligence, financing, design, construction, and operations—to build the emerging organization’s capacity to lead future projects.
• Regional Technical Assistance Bench - Develop a shared pool of consultants and practitioners accessible across organizations and jurisdictions to reduce duplication, lower costs, expand access to expertise, and support consistent best practices. 1102
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 27 SECTION 5 KEY TAKEAWAYS
› The COAP establishes a Five-Year implementation framework based on the plan’s vision, guiding principles, and identified needs for community-owned housing to be successful. › The five goals are:

The COAP establishes a five-year implementation period from July 2026 to June 2031, with five Goals supported by various actions to advance each goal. The implementation framework is based on the COAP’s vision, guiding principles, and identified needs for community-owned housing to be successful.

Building community-owned housing in Mountain View will require sustained, multi-year effort, with actions that evolve as opportunities emerge, partnerships develop, and lessons are learned.

The City cannot create community-owned housing on its own, yet it cannot dictate the actions of independent organizations. However, success will require coordinated participation from

5. Five-Year Goals and Action Plan
› The implementation framework is intended to provide clear direction and actionable items while preserving flexibility.
› The City should monitor progress, remain adaptive, and refine the actions as needed over time.

1. Achieve at least 50 CommunityOwned Housing Units

2. Continue to Build the CommunityOwned Housing Fund

3. Build Capacity Within Organizations
and the Broader Ecosystem

4. Transition from City-Led Catalyst to
Shared and Regional Leadership

5. Monitor Housing Quality, Resident
Stability, and Resident Governance
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CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 28 across the ecosystem, including community-based organizations, housing partners, technical experts, funders, philanthropic partners, regional agencies, and residents. The actions below reflect shared priorities identified through the COAP process and serve as a starting point for continued collaboration between the City and the COAP ecosystem of partners.

The five-year framework is intended to provide clear direction and actionable items while preserving flexibility. Community ownership remains an emerging field and is entirely new in Mountain View. Not all future projects, funding sources, or partner roles have yet been identified. Therefore, while some actions can begin immediately, others will depend on funding availability, organizational readiness, project opportunities, or future needs that are currently unknown.

The City should monitor progress, remain adaptive, and refine the actions as needed over time. At minimum, a progress review with the City Council is recommended in late 2028, approximately halfway through the implementation period, to assess progress, identify barriers, and consider adjustments for the remaining term.

Goal 1: Achieve at Least 50 Community-Owned Housing Units Facilitate the acquisition and preservation of at least 50 community-owned housing units, consistent with the Mountain View 2023–2031 Housing Element objective.

Goal 1 Actions

1.1 Complete adoption and implementation of the COAP, with updates as needed.

1.2 Achieve the acquisition and preservation at least 50 community-owned housing units, consistent with the Mountain View 2023-2031 Housing Element objective.

1.3 Prioritize early project opportunities that demonstrate feasibility and build momentum.

1.4 Finalize underwriting guidelines for community-owned projects that focus on rental housing for residents.

1.5 Complete adoption and implementation of the COAP, with updates as needed.

1.6 Achieve the acquisition and preservation at least 50 community-owned housing units, consistent with the Mountain View 2023-2031 Housing Element objective.

1.7 Prioritize early project opportunities that demonstrate feasibility and build momentum.

1.8 Finalize underwriting guidelines for community-owned projects that focus on rental housing for residents. 1104
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 29 Goal 1 Actions

1.9 Develop underwriting guidelines for community-owned projects that focus on ownership housing for residents.

1.10 Release the Notice of Funding Availability for the Community-Owned Housing Fund once the funding approval process has been determined.

1.11 Implement streamlined process to approve project funding requests and disburse funds.

1.12 Establish next-phase production goals by the end of the five-year period, such as preserving or creating up to 500 units by 2036, subject to feasibility and resources.

1.13 Continue to monitor the feasibility, practicality, and impact of Opportunity to Purchase Act programs.

Goal 2: Continue to build the Community-Owned Housing Fund Continue to grow the Community-Owned Housing Fund to ensure reliable and scalable sources of capital for project opportunities as they arise.

Goal 2 Actions

2.1 Implement the flexible loan program approved under the COAP framework.

2.2 Work with partners to leverage additional outside investment.

2.3 Continue outreach to public, private, corporate, and philanthropic partners.

2.4 Periodically reassess the size of the fund needed relative to market conditions and production goals. 1105
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 30 Goal 3: Build Capacity Within Organizations and the Broader Ecosystem
Invest in building the capacity of mission-driven organizations and the broader ecosystem of partners needed to support long-term implementation.

Goal 3 Actions: Mission-Driven Organizations

3.1 Advance a multi-pronged strategy for capacity building, including Technical Assistance Funding, Partnership-Based Development, Structured Pairing, and developing a Regional Technical Assistance Bench.

3.2 By the end of the five year COAP period, have at least one community-based, mission-driven organization in Mountain View that is self-sufficient and capable of leading projects through their entire lifecycle.

3.3 Connect new/emerging organizations with partners that provide funding, development expertise, governance support, and operational capacity.
• Help mission-driven organizations navigate City funding, entitlement, and approval processes. • Support project-based learning and share lessons across organizations. • Encourage partnerships that transfer knowledge and leadership over time.

Goal 3 Actions: Ecosystem

3.4 Explore partnerships with third-party entities to administer project funding.

3.5 Continue collaboration with regional organizations.

3.6 Be a resource to other jurisdictions and organizations advancing community ownership.

3.7 Advocate for State policies supporting community-ownership models.

3.8 Participate in regional networks focused on preservation and community-ownership housing. 1106
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 31 Goal 4: Transition from City-Led Catalyst to Shared and Regional Leadership
The City will serve as the initial lead and convener, with the long-term goal of transitioning the primary convening role to a regional entity or collaborative body capable of coordinating partnerships and long-term implementation.

Goal 4 Actions

4.1 Continue convening key partners through the COAPAC.

4.2 Support increasing leadership roles among community organizations, funders, technical experts, and public agencies.

4.3 Work with organizations to assess which functions are best led locally or regionally.

4.4 By the 2028 midpoint review, transition the primary convening role from the City to a regional entity agency or collaborative body, with the City remaining an active and vital participant and strategic partner.

Goal 5: Monitor Housing Quality, Resident Stability, and Resident Governance
Measure success not only by the number of units preserved, but also by whether residents remain stably housed and participate in governance and stewardship.

Note: Mission-driven organizations that own, operate, or support projects will be responsible for implementing these actions. However, the City can play an important to advance these objectives through funding agreements, loan terms, regulatory requirements, and ongoing monitoring, as appropriate.

Goal 5 Actions: Housing Quality

5.1 Conduct regular resident surveys regarding housing quality, property management, and resident experience.

5.2 Use resident feedback to improve project operations, management practices, and future projects.

5.3 Implement responsive management practices and long-term project upkeep. 1107
CITY OF MOUNTAIN VIEW COMMUNITY OWNERSHIP ACTION PLAN 32 Goal 5 Actions: Resident Stability

5.4 Track resident retention in community-owned housing.

5.5 Promote operating practices that support long-term stability and minimize displacement.

5.6 Periodically review outcomes to identify trends, risks, and opportunities for improvement.

Goal 5 Actions: Resident Governance and Participation

5.7 Support resident participation in governance roles through education and training.

5.8 Ensure that governance structures, decision-making processes, and participation opportunities are clearly defined and understandable to residents.

5.9 Use resident participation and feedback to strengthen governance practices over time. 1108

OUR VISION

FOR HOUSING

IN MOUNTAIN
VIEW City of MOUNTAIN VIEW
1109
Attachment 2
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW TO TRANSFER AND APPROPRIATE $1,000,000 FROM THE BELOW-MARKET-RATE HOUSING FUND TO THE

ACQUISITION AND PRESERVATION SUBFUND TO FUND COMMUNITY-OWNED HOUSING PROJECTS AS PART OF THE COMMUNITY OWNERSHIP ACTION PLAN. ______________________________________
WHEREAS, on April 11, 2023, the City Council adopted Resolution No. 18781, which adopted the City of Mountain View’s (City) 2023-2031 Housing Element to address existing and projected housing needs for all segments of the community; and
WHEREAS, over the past decade, approximately 1,000 housing units covered under the City of Mountain View’s (City) Community Stabilization and Fair Rent Act (CSFRA) have been or will be demolished as part of new residential redevelopment projects; and WHEREAS, Program 3.2 of the City’s Housing Element addresses tenant displacement through the requirements of developing a Community Ownership Action Plan (COAP) and facilitating the acquisition and preservation of at least 50 existing housing units; and WHEREAS, the City’s COAP seeks to facilitate the creation of innovative housing models and support community ownership projects to meet various housing needs not addressed by the existing system; and
WHEREAS, on March 19, 2024, the City Council supported acquisition and preservation efforts that prioritize older affordable housing units covered under the City’s Community Stabilization and Fair Rent Act, which have historically been the units most susceptible to market pressures to be demolished and redeveloped into new, high-cost housing; and WHEREAS, on March 19, 2024, the City Council supported the commitment of $4,000,000 in Below-Market-Rate Housing funds with the goal to catalyze $16,000,000 of outside funding for a 4:1 leverage ratio with a total fund of $20,000,000 to facilitate the estimated cost for acquisition and preservation of 50 housing units; and
WHEREAS, on October 8, 2024, the City Council adopted Resolution No. 18936, which appropriated $4,000,000 to the Acquisition and Preservation Subfund to fund acquisition and preservation projects; and
1110
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WHEREAS, during the September 9, 2025 Council meeting, the City’s consultant estimated that the total cost to fund acquisition and preservation of 50 housing units increased to $25,000,000 due to increased costs to acquire and renovate projects; and WHEREAS, an additional appropriation of $1,000,000 in the Acquisition and Preservation Subfund for a total of $5,000,000 in City funding, along with the goal to leverage $20,000,000 of outside funding, would maintain a 4-to-1 leverage ratio for the target funding total of $25,000,000; now, therefore, be it
RESOLVED: that the City Council of the City of Mountain View hereby transfers and appropriates $1,000,000 from the Below-Market-Rate Housing Fund to the Acquisition and Preservation Subfund to fund community-owned housing projects as part of the Community Ownership Action Plan.
– – – – – – – – – – –
1111
Attachment 3
-1-

CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW TO APPROPRIATE $425,000 FROM THE GENERAL HOUSING FUND TO FUND CAPACITY-BUILDING EFFORTS AS PART OF IMPLEMENTING THE COMMUNITY OWNERSHIP ACTION PLAN.
______________________________________
WHEREAS, on April 11, 2023, the City Council adopted Resolution No. 18781, which adopted the City of Mountain View’s (City) 2023-2031 Housing Element to address existing and projected housing needs for all segments of the community; and
WHEREAS, over the past decade, approximately 1,000 housing units covered under the City’s Community Stabilization and Fair Rent Act have been or will be demolished as part of new residential redevelopment projects; and
WHEREAS, development of the City’s Community Ownership Action Plan (COAP) is a requirement of the Housing Element as part of Program 3.2 to address tenant displacement; and WHEREAS, the City’s COAP seeks to facilitate the creation of innovative housing models and support community ownership projects to meet various housing needs not addressed by the conventional housing system; and
WHEREAS, the successful delivery of community ownership projects requires significant resources, including technical expertise, organizational capacity, flexible capital, and partnership support; and
WHEREAS, on September 9, 2025, the City Council adopted Resolution No. 19023, which appropriated $75,000 from the General Housing Fund for technical assistance grants to support capacity-building efforts in mission-driven organizations to successfully deliver community ownership acquisition projects; and
WHEREAS, staff’s subsequent research shows that additional resources and support are needed for capacity-building efforts due to the different operational requirements and complexity of community-owned housing projects; and
WHEREAS, in addition to funding for technical assistance, the capacity of mission-driven organizations can be increased through partnership-based development, structured pairing, and a regional technical assistance bench;
1112
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WHEREAS, staff recommends an additional $425,000 for a total of $500,000 to support the different options for necessary capacity-building efforts; now, therefore, be it RESOLVED: that the City Council of the City of Mountain View hereby appropriates $425,000 from the General Housing Fund to fund capacity-building efforts, as part of the City’s Community Ownership Action Plan.
– – – – – – – – – – –
1113
City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 205716, Version: 1
Call a Municipal Election for November 3, 2026, and Place a Measure for Transient Occupancy Tax on the Ballot
Adopt a Resolution of the City Council of the City of Mountain View: (1) Calling a General Municipal Election and Ordering Consolidation with the Statewide General Election for the Purpose of Submitting to the Voters a Ballot Measure to Amend Mountain View City Code Section 33.2 to Authorize City Council to Increase the City's Transient Occupancy Tax; (2) Authorizing Members of the Council to Author an Argument for the Ballot Measure; (3) Directing the City Attorney to Prepare an Impartial Analysis; and (4) Authorizing the City Clerk to Contract with the County of Santa Clara for Services to be Performed in Connection with the General Municipal Election to be Held on Tuesday, November 3, 2026, to be read in title only, further reading waived (Attachment 1 to the Council report).

City of Mountain View Page 1 of 1 Printed on 6/18/2026
powered by Legistar™1114
DATE: June 23, 2026
CATEGORY: New Business
DEPT.: City Manager’s Office
TITLE: Call a Municipal Election for November 3,
2026, and Place a Measure for Transient
Occupancy Tax on the Ballot

RECOMMENDATION
Adopt a Resolution of the City Council of the City of Mountain View: (1) Calling a General Municipal Election and Ordering Consolidation with the Statewide General Election for the Purpose of Submitting to the Voters a Ballot Measure to Amend Mountain View City Code Section

33.2 to Authorize City Council to Increase the City’s Transient Occupancy Tax; (2) Authorizing Members of the Council to Author an Argument for the Ballot Measure; (3) Directing the City Attorney to Prepare an Impartial Analysis; and (4) Authorizing the City Clerk to Contract with the County of Santa Clara for Services to be Performed in Connection with the General Municipal Election to be Held on Tuesday, November 3, 202, to be read in title only, further reading waived (Attachment 1 to the Council report).

BACKGROUND
The Fiscal Years 2025-26 and 2026-27 Council Work Plan includes an item to pursue a 2026 revenue measure to seek additional funding for priority community projects and services. On September 23, 2025, the Council approved a 2026 Revenue Measure Ad Hoc Sub-Committee and assigned the members of the Council Finance Committee (CFC) to the Subcommittee to begin this work.

At the first Ad Hoc Committee meeting on October 22, 2025, the Committee directed staff to develop a survey instrument and potential ballot question for consideration of a General Obligation Bond (GO) measure to address the City’s significant long-term capital needs to build the Mountain View of Tomorrow.

At the second Ad Hoc Committee meeting on December 2, 2025, staff received feedback and recommendations from the Committee on the survey instrument and potential ballot question, as well as direction to conduct the initial baseline poll starting in January 2026.

At the third Ad Hoc Committee meeting on February 25, 2026, the Committee received the initial poll results and provided recommendations on refining the survey instrument and the potential ballot question, as well as direction to conduct a second poll starting in March 2026. 1115
Call a Municipal Election for November 3, 2026, and
Place a Measure for Transient Occupancy Tax on the Ballot June 23, 2026

At the fourth Ad Hoc Committee meeting on April 24, 2026, the Committee received the 2nd poll results and provided recommendations to staff on refining the survey instrument and a potential ballot question, and on moving forward with the third poll in May 2026.

At the fifth Ad Hoc Committee meeting on June 4, 2026, the Committee received the final poll data and additional Transient Occupancy Tax (TOT) information. At the conclusion of the meeting, the Committee provided direction to present the City Council with the TOT revenue measure option.

Community Outreach and Feedback
The City mailed 40,838 informational mailers about the City’s need for Building the Mountain View of Tomorrow Together. The informational mailers included a tear-off form asking residents to rank the survey-identified priorities from 1 to 6 and to provide additional priorities and comments, if desired. The informational mailer also included a QR code to the City’s Informational webpage with a link to take the survey online.

Since the mailing, the City Manager’s Office received and analyzed 1,257 community survey responses, including 192 returned mailers and 1,065 online survey forms. Among all responses shared, “Streets & Roads” is the top priority for most community residents, followed by “Public Safety”, “Affordable Housing”, and “Local Parks.”
Residents also provided feedback on a range of other issues, including oversized vehicles, commercial vacancies, appliance electrification, parking, pickleball courts, and road diets.

In addition to the survey, staff also informed the community about a potential revenue measure through the following: City webpage – www.MountainView.gov/Listens; The View newsletter sent to every household; State of the City; and the FY 2026-27 Budget Transmittal Letter.

ANALYSIS
Potential Revenue Measure – Transient Occupancy Tax Modernization During deliberations for the 2024 ballot initiative, the Council considered amending the City's Transient Occupancy Tax (TOT). TOT is a tax assessed on hotel and motel per-room occupancies.

This tax is self-reported quarterly by hotels and motels within the City limits, and compliance audits are conducted periodically. Occupancy by government employees on official business and stays exceeding 30 consecutive days are exempt from the tax.

Voters last amended the City's Transient Occupancy Tax (TOT) in 1991, increasing the TOT rate from 8% to 10%. Since that time, many neighboring jurisdictions have increased their TOT rates. 1116
Call a Municipal Election for November 3, 2026, and
Place a Measure for Transient Occupancy Tax on the Ballot June 23, 2026

As a result, Mountain View currently has one of the lowest TOT rates among major Silicon Valley and Bay Area cities.

TOT Peer Comparison
City TOT Rate Effective Tax Rate
Palo Alto 15.5%
Anaheim 15% 17%
Los Angeles 14% 16%
Milpitas 14%
Oakland 14% 16%
San Francisco 14% 17.5%
San Diego 13.75% 15.75%
Santa Clara 13.5% 17.5%
Long Beach 13%
Sunnyvale 12.5%
Campbell 12%
San Jose 12% 16.5% to 17.1%
Sacramento 12% 13%
Freemont 10%
Mountain View 10%
If approved by voters, the City's maximum allowable TOT rate would become comparable to many neighboring jurisdictions. Staff reviewed TOT rates throughout Silicon Valley and the Bay Area and found that the proposed increase would maintain Mountain View's competitiveness within the regional lodging market.

The City currently has 19 hotels ranging from budget accommodation to upscale offerings, with individual hotels ranging in size from 17 to 255 rooms and representing approximately 1,780 hotel rooms citywide. Since Fiscal Year 2023-24, TOT revenues have increased from approximately $8.0 million to more than $11.0 million annually, reflecting continued strength in the local hotel market and business travel activity. Even with a rate increase, the tax would continue to be paid primarily by visitors rather than Mountain View residents.

The table below illustrates the estimated additional annual revenue that would have been generated historically and is projected to be generated during the forecast period, under various TOT rate increase scenarios. Based on historical revenues, a TOT increase between 2% and 5% would have generated approximately $1.6 million to $5.5 million in additional annual revenue.

Based on the current forecast, a TOT increase between 2% and 5% is expected to generate 1117
Call a Municipal Election for November 3, 2026, and
Place a Measure for Transient Occupancy Tax on the Ballot June 23, 2026

approximately $2.1 million to $5.4 million in additional annual revenue between Fiscal Years 2026-27 and 2028-29.

TOT Funding Scenarios
FY 2023-24 FY 2024-25 FY 2025-26
Estimated
FY 2026-27
Forecast
FY 2027-28
Forecast
FY 2028-29
Forecast
Baseline TOT $7,961,020 $10,564,518 $11,022,400 $10,356,000 $10,562,000 $10,772,000 2% Inc $1,592,204 $2,112,904 $2,204,480 $2,071,200 $2,112,400 $2,154,400 3% Inc $2,388,306 $3,169,355 $3,306,720 $3,106,800 $3,168,600 $3,231,600 4% Inc $3,184,408 $4,225,807 $4,408,960 $4,142,400 $4,224,800 $4,308,800 5% Inc $3,980,510 $5,282,259 $5,511,200 $5,178,000 $5,281,000 $5,386,000 Ballot Language
Staff recommends the following ballot question for Council consideration and adoption:
“Shall the measure to provide locally controlled funding for repairing potholes, streets and sidewalks, improving police, fire, and 911 emergency response services, supporting affordable housing, and adding new parks, and other general government services by authorizing City Council to increase the CityofMountainView's existing Transient Occupancy Tax paid by hotel and short-term rental guests from 10% up to 15%, generating up to $5,200,000 annually until ended by voters, with independent audits, be adopted?”

Next Steps
If the Council adopts the Resolution to place a ballot question seeking to increase the City’s TOT rate by up to 15%, and if approved by voters in November, staff will return to the Council to consider a new TOT rate. Other milestones include:
• August 7, 2026: Last day for resolutions calling a measure. • TBD: Deadline for submitting primary arguments in favor of or against a measure. • August 12, 2024: Last day to amend or withdraw a measure. • TBD: Deadline for submitting rebuttal arguments to primary arguments in favor of and against a measure.
• TBD: Deadline for submitting impartial analysis.
• Nov/Dec: Return to Council to consider a new TOT rate. 1118
Call a Municipal Election for November 3, 2026, and
Place a Measure for Transient Occupancy Tax on the Ballot June 23, 2026

FISCAL IMPACT
Revenue measure consulting services are included in the Adopted Fiscal Year 2025-26 Budget through a limited-period appropriation of $250,000, and sufficient funding is available to complete preparation of the ballot measure. Funding for election-related costs, including Registrar of Voters (ROV) fees and associated election administration expenses, isincluded in the Fiscal Year 2026-27 Recommended Budget within the City Clerk’s Office budget.

If approved by voters in November, the potential increase in the City’s Transient Occupancy Tax from a rate of 10% to 15% is estimated to generate up to approximately $5.2 million annually in additional locally controlled revenue. Actual revenues will vary based on hotel occupancy levels, average room rates, business travel activity, tourism demand, and overall economic conditions.

Because these revenues would be locally generated, they are generally protected from state reallocation and would provide an ongoing General Fund source to support municipal services, infrastructure maintenance, public safety, parks, affordable housing initiatives, and other Council priorities.

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-toplay-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
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Call a Municipal Election for November 3, 2026, and
Place a Measure for Transient Occupancy Tax on the Ballot June 23, 2026

ALTERNATIVES

1. Do not adopt the recommended resolution to call a municipal election for November 3, 2026, requesting that the County consolidate the municipal election with the general election on November 3, 2026.

2. Do not adopt the recommended resolution, submitting to the qualified electors of the City at the November 3, 2026, consolidated general election a measure to amend Chapter 33, Transient Occupancy Tax, of the Mountain View City Code relating to Section 33.2, Tax Imposed.

3. Do not adopt the recommended resolution for the Mountain View City Code relating to the imposition of Transient Occupancy Tax up to 15%.

4. Provide other direction.

PUBLIC NOTICING—Agenda posting.

Prepared by:

Arn Andrews
Assistant City Manager
Approved by:

Kimbra McCarthy
City Manager
Attachment: 1. Resolution
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Attachment 1
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 20__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW: (1) CALLING A

GENERAL MUNICIPAL ELECTION AND ORDERING CONSOLIDATION WITH THE STATEWIDE

GENERAL ELECTION FOR THE PURPOSE OF SUBMITTING TO THE VOTERS A BALLOT MEASURE TO AMEND MOUNTAIN VIEW CITY CODE SECTION 33.2 TO AUTHORIZE CITY COUNCIL TO INCREASE THE CITY’S TRANSIENT OCCUPANCY TAX; (2) AUTHORIZING MEMBERS OF THE COUNCIL TO AUTHOR AN ARGUMENT FOR THE BALLOT MEASURE; (3) DIRECTING THE CITY ATTORNEY TO PREPARE AN IMPARTIAL ANALYSIS; AND (4) AUTHORIZING THE CITY CLERK TO

CONTRACT WITH THE COUNTY OF SANTA CLARA FOR SERVICES TO BE PERFORMED IN

CONNECTION WITH THE GENERAL MUNICIPAL ELECTION TO BE HELD ON TUESDAY, NOVEMBER 3, 2026
WHEREAS, the City of Mountain View needs guaranteed sources of local funding for our vital city services, and wishes to ensure tax dollars stay local for the benefit of Mountain View residents and are not taken by Sacramento; and
WHEREAS, the City of Mountain View is committed to funding the services residents have expressed are top priorities, including fixing potholes, repairing streets and sidewalks, maintaining police and fire services to improve 911 emergency response, improving pedestrian and bicycle safety, maintaining our parks and adding new parks and open space to increase accessibility for all residents, and investing in affordable housing; and WHEREAS, the transient occupancy tax rate currently imposed by the City of Mountain View is one of the lowest in the area and has not been updated since 1991; now, therefore, WHEREAS, the City Council of the City of Mountain View desires to call a General Municipal Election to be held on Tuesday, November 3, 2026, for the purpose of submitting to the voters a ballot measure to amend Mountain View City Code section 33.2 to authorize City Council to increase the City’s transient occupancy tax from 10% up to 15%; and WHEREAS, the City Council of the City of Mountain View adopted a resolution on June 9, 2026, calling a General Municipal Election to be held on Tuesday, November 3, 2026, for the purpose of electing three (3) members of the City Council, and that resolution includes the request to the Board of Supervisors of the County of Santa Clara to order the General Municipal Election to be consolidated completely with the General Statewide election, pursuant to and in the manner described in California Elections Code sections 10403 and 10418; and WHEREAS, the City Clerk of the City of Mountain View has recommended that the City contract with the County of Santa Clara to have the Registrar of Voters perform certain services in connection with the General Municipal Election on Tuesday, November 3, 2026; and 1121
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WHEREAS, the City Council of the City of Mountain View desires that the City contract with the County to have the Registrar of Voters perform certain services for said General Municipal Election as authorized by California Elections Code section 10002; now, therefore, be it RESOLVED by the City Council of the City of Mountain View as follows:

Section 1. Call of Election. Pursuant to Mountain View City Charter section 1300, a General Municipal Election is hereby called and ordered to be held in the City on Tuesday, November 3, 2026, at which election there shall be a ballot measure that, if passed, will amend Mountain View City Code section 33.2 to authorize City Council to increase the City’s transient occupancy tax from 10% up to 15%.

Section 2. Proposed Measure. The ballot measure shall read as follows:

Shall the measure to provide locally controlled funding for repairing potholes, streets and sidewalks, improving
police, fire, and 911 emergency response services,
supporting affordable housing, and adding new parks,
and other general government services by authorizing
City Council to increase the City of Mountain View's
existing Transient Occupancy Tax paid by hotel and shortterm rental guests from 10% up to 15%, generating up to $5,200,000 annually until ended by voters, with
independent audits, be adopted?
YES
NO
Section 3. Submission of Ordinance Amendment. The City Council of the City of Mountain submits to the voters at the November 3, 2026, election proposed amendments to Mountain View City Code section 33.2 as shown in Exhibit A attached hereto and incorporated herein.

Additions are shown by underline font and deletions are shown by strikethrough font.

Section 4. Vote Centers Open. Vote centers for said election shall be open at 7:00 a.m. on the day of said election and shall remain open continuously from said time until 8:00 p.m. of the same day, when said vote centers shall be closed, except as provided in California Elections Code §§ 4005 and 14401.

Section 5. Publication. The City Clerk of the City of Mountain View is hereby ordered and directed to cause the notice of said election to be published in accordance with the provisions of the California Elections Code. The notice of the General Municipal Election provided for herein shall be published in a newspaper of general circulation within the City of Mountain View. 1122
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Section 6. Consolidation with Statewide Election. Pursuant to the requirements of California Elections Code section 10403, the Board of Supervisors of the County of Santa Clara is hereby requested to order the General Municipal Election to be held on Tuesday, November 3, 2026, and to completely consolidate the election with any other Statewide elections, which may be called for the same date. The consolidated election will be held and conducted in the manner prescribed by California Elections Code section 10418. The Board of Supervisors of the County of Santa Clara is further requested to order the County Registrar of Voters to: (1) prepare the City’s election materials and take all other necessary actions for the holding of the consolidated election; and (2) provide Vote by Mail ballot to voters for said election for use of the qualified electors of the City of Mountain View who are entitled thereto, in the manner provided by law.

Section 7. Canvassing. The Board of Supervisors of the County of Santa Clara is hereby further authorized and requested to canvass or cause to be canvassed, as provided by law, returns of said General Municipal Election and to certify such canvass of the votes cast for the City Council of the City of Mountain View.

Section 8. Agreement with the County. The City Clerk is hereby authorized to enter into an agreement with the County of Santa Clara for the performance of certain election services for the City by the County Registrar of Voters pertaining to the conduct of said General Municipal Election to be held on Tuesday, November 3, 2026, and for the reimbursement of the County in full for the services performed pursuant to California Elections Code section 10002 and 10520.

Section 9. Services to be Performed. The County Registrar of Voters shall perform the following services for the City:

1. Consolidating precincts and arranging for vote centers and election officers.

2. Prepare and print election materials including official and sample ballots, envelopes and voter information guides.

3. Addressing and mailing sample ballots.

4. Handling applications for and mailing vote-by-mail ballots.

5. Bagging and labeling of precinct supplies.

6. Supervising computerized return of ballots cast.

7. Providing general assistance for the conduct of said election; and

8. Canvassing the election returns and certifying the results to the City Clerk. 1123
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Section 10. Authorization. The City Council authorizes the City Clerk to administer said election and all reasonable and actual election expenses shall be paid by the City upon presentation of a properly submitted invoice.

Section 11. Passage Requirement. Pursuant to California Government Code section 53723, this measure authorizing a general tax increase requires a majority vote of the electorate to pass.

Section 12. Text of Proposed Measure. The full text of this ballot measure shall not be printed in the County Voter Information Guide. The sample ballot shall include the title of the measure. The full text of the measure is available by calling the City Clerk’s Office at 650-903- 6304 and requesting a copy be mailed at no cost, is available on the City of Mountain View’s website, and is available for review at the City Clerk’s Office, located at 500 Castro Street, Third Floor, Mountain View.

Section 13. Arguments. The City Council authorizes the following member(s) of its body to file a written argument in favor of the proposed measure in accordance with Article 4, Chapter 3 of the California Elections Code:

Section 14. Impartial Analysis. The City Council hereby directs the City Attorney to prepare an impartial analysis of the measure pursuant to California Elections Code section 9280.

Section 15. Certification. The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions. – – – – – – – – – – –
Exhibit: A Proposed Ordinance Amendments
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Exhibit A
ORDINANCE NO.

AN ORDINANCE OF THE PEOPLE OF THE CITY OF MOUNTAIN VIEW AMENDING MOUNTAIN VIEW CITY CODE SECTION 33.2

TO AUTHORIZE CITY COUNCIL TO INCREASE THE TRANSIENT OCCUPANCY TAX WHEREAS, the City of Mountain View needs a guaranteed source of local funding for our vital city services, and wishes to ensure tax dollars stay local for the benefit of Mountain View residents and are not taken by Sacramento; and
WHEREAS, the City of Mountain View is committed to funding the services residents have expressed are top priorities, including fixing potholes, repairing streets and sidewalks, maintaining police and fire services to improve 911 emergency response, improving pedestrian and bicycle safety, maintaining our parks and adding new parks and open space to increase accessibility for all residents, and investing in affordable housing; and WHEREAS, the transient occupancy tax rate currently imposed by the City of Mountain View is one of the lowest in the area and has not been updated since 1991; now, therefore, THE PEOPLE OF THE CITY OF MOUNTAIN VIEW DO HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Chapter 33, Section 33.2, of the Mountain View City Code is amended to add, delete, or modify its provisions as set forth below. 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 are not changed.

SEC. 33.2. Tax Imposed.
a. Imposition of Tax.

For the privilege of occupancy in any hotel, each transient shall pay a transient occupancy tax on the rent charged by the operator.
b. Tax Rate.

The tax imposed by this chapter shall be ten percent (10%) of the rent charged by the operator. c. Adjustment of Tax Rate by City Council.

Pursuant to authority granted by the voters, the City Council may, by ordinance amending this section, increase or decrease the tax rate established in subsection (b), provided that the tax rate shall not exceed fifteen percent (15%) of the rent charged by the operator. 1125
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d. Payment and Collection of Tax
For the privilege of occupancy in any hotel, each transient is subject to and shall pay a tax in the amount of ten (10) percent of the rent charged by the operator. Said The tax imposed by this section constitutesis a debt owed by the transient to the city which is extinguished and is satisfied only by payment to the operator or directly to the city. The transient shall pay the tax to the operator of the hotel at the time the rent is paid. If the rent is paid in installments, a proportionate share of the tax shall be paid with each installment. The Any unpaid tax shall be becomes due upon when the transient ceases transient's ceasing to occupy space in the hotel. If, for any reason, the tax due is not paid to the operator of the hotel, the tax administrator may require the transient that such to pay the tax shall be paid directly to the tax administrator.

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 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. Effective Date. Pursuant to California Elections Code section 9217, this ordinance shall be considered as adopted upon the date that the vote is declared by the legislative body, and shall go into effect 10 days after that date. – – – – – – – – – – –
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City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 206247, Version: 1
Resolution Appointing a Retired Annuitant as Interim City Attorney Under Government Code Section 21221 (h)
Adopt a Resolution of the City Council of the City of Mountain View Appointing Jannie Quinn as an Interim City Attorney Under Government Code Section 21221(h), to be read in title only, further reading waived (Attachment 1 to the Council report).

City of Mountain View Page 1 of 1 Printed on 6/18/2026
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DATE: June 23, 2026
CATEGORY: New Business
DEPT.: Human Resources
TITLE: Resolution Appointing a Retired
Annuitant as Interim City Attorney Under
Government Code Section 21221(h)

RECOMMENDATION
Adopt a Resolution of the City Council of the City of Mountain View Appointing Jannie Quinn as an Interim City Attorney under Government Code Section 21221(h), to be read in title only, further reading waived (Attachment 1 to the Council report).

BACKGROUND
City Attorney Jennifer Logue has been appointed by Governor Gavin Newsom to serve as a judge on the Contra Costa County Superior Court. On July 3, 2026, City Attorney Logue will step down from her current role with the City of Mountain View, after nearly five years serving the City. The recruitment and selection process for a successor City Attorney is currently being conducted by Teri Black and Company and is expected to be completed in the fall of this year. It is necessary to appoint an Interim City Attorney to serve until the formal appointment of Ms. Logue’s successor.

ANALYSIS
The City Attorney position requires extensive knowledge and experience as a municipal attorney to advise the City Council, boards, commissions, and City officials in matters of law related to the conduct of City business. Jannie Quinn retired on August 2, 2019, from her position as City Attorney after 24 years of service with the City of Mountain View. In addition, Ms. Quinn served as Interim City Attorney for the City of Mountain View in 2022 during the recruitment process from which Ms. Logue was appointed. Ms. Quinn has unique and specialized experience and qualifications to serve as Interim City Attorney until the City Council permanently fills the position.

As the City contracts with the Public Employees Retirement System (CalPERS), Ms. Quinn is a retired CalPERS annuitant. Under California Government Code 21221(h), retired annuitants with specialized skills may be appointed by a governing body to a vacant position on an interim basis while the agency is actively recruiting to fill the vacancy. The retired annuitant is required to reach normal retirement age at the time of separation and have a 180-day waiting period after 1128
Resolution Appointing a Retired Annuitant as Interim City Attorney Under Government Code Section 21221(h)
June 23, 2026

retirement before the retired annuitant can be employed by a CalPERS agency, unless the nature of the employment meets one of the exceptions and is approved via resolution by the governing body. In this case, Ms. Quinn meets the aforementioned CalPERS requirements for appointment to an interim position.

Staff recommends appointing Ms. Quinn as Interim City Attorney with an hourly rate of $179.66 effective July 6, 2026. Ms. Quinn will not receive any other benefit, incentive, compensation in lieu of benefit, or other form of compensation in addition to this hourly pay rate.

FISCAL IMPACT
Funding for the interim appointment of the City Attorney is available within the City Attorney’s Office budget due to salary savings and existing appropriations. No additional appropriation is required to support this appointment. Consistent with Government Code Section 21221(h), the appointment is temporary in nature, and no City-paid benefits will be provided.

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-toplay-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
☒ Labor or personal employment contract

ALTERNATIVES

1. Do not certify the nature of Ms. Quinn’s employment to fill the City Attorney on an interim basis.

2. Provide other direction.
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June 23, 2026

PUBLIC NOTICING—Agenda posting.

Prepared by:

Lindsey Bishop
Human Resources Manager
Maxine Gullo
Human Resources Director
Approved by:

Kimbra McCarthy
City Manager
Attachment: 1. Resolution
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2026

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

APPOINTING JANNIE QUINN AS AN INTERIM CITY ATTORNEY
UNDER GOVERNMENT CODE SECTION 21221(h)
______________________________________
WHEREAS, Government (Gov.) Code section 21221(h) of the Public Employees’ Retirement Law permits the governing body to appoint a CalPERS retiree to a vacant position requiring specialized skills during recruitment for a permanent appointment, and provides that such appointment will not subject the retired person to reinstatement from retirement or loss of benefits so long as it is a single appointment that does not exceed 960 hours in a fiscal year; and WHEREAS, the City of Mountain View desires to appoint Jannie Quinn as an interim appointment retired annuitant to the vacant position of City Attorney for the City of Mountain View under Gov. Code section 21221(h), effective July 6, 2026; and WHEREAS, the City of Mountain View, the City of Mountain View and Jannie Quinn certify that Jannie Quinn has not and will not receive a Golden Handshake or any other retirementrelated incentive; and WHEREAS, an appointment under Gov. Code section 21221(h) requires the retiree is appointed into the interim appointment during recruitment for a permanent appointment; and WHEREAS, the governing body has authorized the search for a permanent appointment on June 9, 2026; and
WHEREAS, this Gov. Code section 21221(h) appointment shall only be made once and therefore will end upon employment of regular employee; and WHEREAS, the entire employment agreement, contract or appointment document between Jannie Quinn and the City of Mountain View has been reviewed by this body and is attached herein; and
WHEREAS, the compensation paid to retirees cannot be less than the minimum nor exceed the maximum monthly base salary paid to other employees performing comparable duties, divided by 173.333 to equal the hourly rate; and
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WHEREAS, the maximum monthly base salary for this position is $31,140.92 and the hourly equivalent is $179.66; the minimum monthly base salary for this position is $31,140.92 and the hourly equivalent is $179.66; and
WHEREAS, the hourly rate paid to Jannie Quinn will be $179.66; and WHEREAS, Jannie Quinn has not and will not receive any other benefit, incentive, compensation in lieu of benefit or other form of compensation in addition to this hourly pay rate; now, therefore, be it
RESOLVED: that the City Council of the City of Mountain View hereby certifies the nature of the employment of Jannie Quinn as described herein and detailed in the attached employment appointment document and that this appointment is necessary to fill the critically needed position of City Attorney for the City of Mountain View by July 6, 2026 to perform work requiring specialized skills during the recruitment to fill the position on a permanent basis. – – – – – – – – – – –
Exhibits: A. Appointment Authorization Form - Quinn
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City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 205930, Version: 1
Residential Development Project at 333 Franklin Street
Adopt a Resolution of the City Council of the City of Mountain View Conditionally Approving a Planned Community Permit and Development Review Permit to Construct a Three-Story Multi-Family Building with 11 Apartment Units and Two, Two-Story Detached Accessory Dwelling Units (ADUs) on a Vacant Site Which Previously Contained a Multi-Family Building, Utilizing State Density Bonus Law, and a Heritage Tree Removal Permit to Remove Two Heritage Trees on a 0.172-Acre Site Located at 333 Franklin Street (APN: 158-12-069); and Finding the Project to be Categorically Exempt from the California Environmental Quality Act (CEQA), Pursuant to CEQA Guidelines Section 15332 (“In-Fill Development Projects”), to be read in title only, further reading waived (Attachment 1 to the Council report).

City of Mountain View Page 1 of 1 Printed on 6/18/2026
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DATE: June 23, 2026
CATEGORY: Public Hearing
DEPT.: Community Development
TITLE: Residential Development Project at 333
Franklin Street

RECOMMENDATION
Adopt a Resolution of the City Council of the City of Mountain View Conditionally Approving a Planned Community Permit and Development Review Permit to Construct a Three-Story MultiFamily Building with 11 Apartment Units and Two, Two-Story Detached Accessory Dwelling Units (ADUs) on a Vacant Site Which Previously Contained a Multi-Family Building, Utilizing State Density Bonus Law, and a Heritage Tree Removal Permit to Remove Two Heritage Trees on a

0.172-Acre Site Located at 333 Franklin Street (APN: 158-12-069); and Finding the Project to be Categorically Exempt from the California Environmental Quality Act (CEQA), Pursuant to CEQA Guidelines Section 15332 (“In-Fill Development Projects”), to be read in title only, further reading waived (Attachment 1 to the Council report).

BACKGROUND
Project Location: 333 Franklin Street (APN: 158-12-069), on the east side of Franklin Street between West Dana
Street and California Street (see Figure 1, Location Map).

Project Site Size: Approximately 0.172 acres (gross site area).

General Plan Designation: Medium-High Density
Residential.

Zoning Designation: P(19) Downtown Precise Plan
Surrounding Land Uses:
• North: Multi-family residential building.
• East: Multi-family residential building. Figure 1: Location Map 1135
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• West (across Franklin Street): Single-family residential units. • South: Single-family residential unit.

Current Site Conditions: Vacant (previously a multi-family building demolished in 2025).

Applicant/Owner: Jenny Kang of Silicon Valley Custom Homes, Inc. for David Chao of Global Investors Team, Inc.

Project Overview
The applicant, Jenny Kang with Silicon Valley Custom Homes, Inc., proposes to redevelop the existing vacant site that previously contained an eight-unit multi-family building and construct a new three-story, 11-unit apartment building and two, two-story detached accessory dwelling units (ADUs). The proposed dwelling unit mix within the apartment building includesthree studio units, six one-bedroom units, and two two-bedroom units. The detached ADUs consist of a onebedroom unit and a two-bedroom unit. Per the replacement requirements under state law (Senate Bill 330, codified at Government Code Section 66300.6), eight units must be belowmarket-rate (BMR) to replace the eight units previously on the site. To satisfy this requirement, the applicant proposes that six of the apartment units and both ADUs be designated as BMR units. Replacing the eight units at specified affordability levels also makes the project eligible for a density bonus.

The apartment building totals approximately 8,717 square feet, and the two detached, two-story ADUs total approximately 1,474 square feet. Beneath the ADUs are two parking stalls, a trash room, bicycle parking, and a storage room. Vehicle access to the site is available from Franklin Street, which maintains the existing shared entry drive with the adjacent multi-family development to the north.

The applicant submitted an Informal Planning Application on March 21, 2023. The formal application was submitted on January 15, 2025, and deemed complete on February 6, 2025.

Prior Meetings
Design Review Consultation
The project design was reviewed at a Design Review Consultation (DRC) meeting on May 21, 2025. The DRC reviewed the project and provided design recommendations to improve the symmetry of the front elevation, alignment of building elements for a more cohesive design, and consistent application of building materials throughout the project.

Following the DRC meeting, the applicant worked with staff to refine the design and incorporate some of the suggestions, including adding materials on the proposed vehicle entry gate to match 1136
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the existing building, aligning windows along all facades, and applying consistent cement plaster siding throughout the site.

Neighborhood Meeting
The applicant hosted a hybrid neighborhood meeting on February 9, 2026, to discuss the project and gather community input, which City staff attended. Twelve (12) members of the public attended the meeting. Participants expressed concerns related to the affordability of the lowincome units in relation to regional rent prices, impacts to street parking, neighborhood impacts (noise, safety, and communication) during construction, and the potential change to the neighborhood characteristics.

At the meeting, in response to the comments received, the applicant provided further information about the affordability requirements, the physical limitations on the site that limit the ability to provide additional parking, and discussed various design changes that were made to the project to give it a two-story profile in an effort to maintain compatibility with the surrounding neighborhood as the project serves as a transition between the historic Downtown and adjacent residential neighborhood.

Administrative Zoning Meeting
On May 27, 2026, the Zoning Administrator held a public hearing to consider recommending approval of the project to the City Council (see Attachment 3 – Administrative Zoning Meeting, May 27, 2026). No members of the public commented on the project. The Zoning Administrator recommended that the City Council approve the project.

ANALYSIS
General Plan
The site has a General Plan Land Use Designation of Medium-High Residential (26 to 35 dwelling units per acre maximum density) with a height guideline of up to three stories. The proposed project is consistent with the General Plan designation, which allows for multi-family housing, such as apartments and condominiums, with shared open space provided for common use and complies with the following General Plan Policies:
• LUD 3.1: Land use and transportation. Focus higher land use intensities and densities within a half-mile of public transit service, and along major commute corridors.

The proposed project is a residential development that provides medium-high density (26- 35 DU/acre) residential development near transit as the site is within one-half mile of the Mountain View Caltrain and Santa Clara Valley Transportation Authority (VTA) stations. 1137
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• LUD 3.5: Diversity. Encourage residential developments serving a range of diverse households and incomes.

The proposed project is a residential development that supports a range of incomes as it is an 11-unit multi-family apartment building with two ADUs, inclusive of one very lowincome unit, and seven low-income units. • LUD 6.1: Neighborhood character. Ensure that new development in or near residential neighborhoods is compatible with neighborhood character.

The proposed project complies with this policy by proposing a new development in a residential neighborhood within the General Plan’s allowable density range and height guideline. The project fosters the appearance of a two-story building by incorporating the third floor into the roof gables and uses traditional building materials to further compatibility with the residential neighborhood.
• LUD 7.5: Compatible uses and design. Ensure compatible uses and building design Downtown along the boundaries between residential and commercial areas.

The proposed project complies with this policy since the proposed building is consistent with prescribed height limits and incorporates design elements to provide the appearance of a two-story building to better serve as a transition between the commercial downtown district and the surrounding residential neighborhoods to the west.

The City’s Sixth-Cycle Housing Element 2023-2031 also includes goals and policies applicable to the project. The project supports the following Housing Element policies:
• Policy 1.1: Ensure that adequate residential land is available to accommodate the City’s RHNA [Regional Housing Needs Allocation], with special focus on Precise Plan areas near transit, employment centers, and services.

The project will provide 13 housing units (including the two ADUs), which contribute to the City’s RHNA requirements. Additionally, the project proposes additional residential units near transit as the site is within one-half mile of Caltrain and VTA light-rail stations. • Policy 2.7: Encourage and support the maintenance/preservation and development of affordable housing that serves low-income households, seniors, individuals with developmental, intellectual, or physical disabilities, the homeless, seniors, individuals with developmental, intellectual, or physical disabilities, the homeless, larger households, historically underserved communities, and other special-needs populations. 1138
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The project will provide one very low-income unit and seven low-income units, supporting the development of affordable housing that serves low-income households.

Zoning
The project site is located in the P(19) Downtown Precise Plan (DTPP) zoning district, specifically the Area B – Franklin Street Residential Transition subarea of the DTPP. The project complies with the DTPP development standards or achieves compliance through waivers and concessions permitted under State Density Bonus Law (SDBL) as described in more detail later in the report.

Under the Housing Accountability Act, Government Code Section 65589.5, the use of a density bonus, concession, or waiver pursuant to SDBL does not constitute a valid basis for finding a project inconsistent with the General Plan, Zoning Code, or development standard (Gov. Code, § 65589.5(j)(3)).

Table 1 below compares the project proposal to the DTPP standards.

Table 1: Project Compliance Assessment with DTPP Area B Standards Standard Requirement Proposed
Eave and Building Height
(maximum)
Eave height: 22’
Building height: 35’
Eave height: 28’
(Waiver Requested)
Building height: 34’-2”
Floor Area Ratio (FAR)
(maximum)

1.1 FAR (or 8,250 sq. ft.) 1.16 FAR (or 8,717 sq. ft.)
(Waiver Requested)
Front Yard Setback
(minimum)
13’ 14’
Side Yard Setback
(minimum)
5’
4’ (ADU)
Side (North): 10’
Side (South): 5’
Side (ADU North): 10’
Side (ADU South): 4’-2”
Rear Setback
(minimum)
15’
4’ (ADU)
53’-6”
7’-4” (ADU)
Open Space 50% 23.86%
(Waiver Requested)
Landscape Large specimen trees
required in landscaped areas.

Minimum 24” box tree size
planted in side and rear yard
areas for landscape buffer
One large 24” box specimen
tree in the rear yard and
ground cover
(Waiver Requested)
Vehicle Parking No minimum parking
requirement
Two spaces voluntarily
provided:
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Standard Requirement Proposed
1 EV space
1 ADA-accessible space
Bicycle Parking Resident1: 1 Class I space per
unit (11 spaces)
Guest: 1 Class II space per 10
units (1 space)
Resident: 11 Class I spaces
Guest: 9 Class II spaces
Proposed Site Plan
The project consists of an 11-unit multi-family apartment building and two detached ADUs with a vehicular entry drive shared with the adjacent multi-family development to the north. The project utilizes a similar site layout to the multi-family building previously on the site, including the entry driveway, and maintains a similar development pattern to other existing multi-family residential developments in the neighborhood.

The primary pedestrian circulation on the site is along the south (right) property line, providing a paved pathway for pedestrian access to the units and bicycle parking. Native landscaping is proposed around the project’s south perimeter, and replacement trees are proposed around the project’s south and east perimeter to serve as an additional buffer around the site (See Attachment 2 – Project Plans and Figure 2 below).
1 Bicycle parking requirements do not apply to ADUs per Section 36.12.85 (Provisions applicable to multi-family accessory dwelling units) of the City Code.
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Design
The project has a contemporary Craftsman architectural style that incorporates traditional materials and design elements to improve building compatibility with the surrounding residential neighborhood. These traditional elements include horizontal and vertical cement plaster siding, a street-facing gable roof, and angled dormers integrated into the roof forms. The project is a three-story building that resembles a two-story single-family house by intentionally integrating the third floor into the roofline and featuring a single street-facing entry door. Other units are accessed from the side yard. Additionally, the integration of the third floor into the roofline reduces the overall massing of the building to serve as a better transition between the commercial district in Downtown to the adjacent residential neighborhood. See Figure 3 for a perspective view from Franklin Street.

As indicated in Table 1, the project exceeds the maximum DTPP Area B requirements for eave height as measured from the top of the curb, and the applicant is requesting an SDBL waiver, as strict adherence to the maximum allowable requirement of 22’ would physically preclude the development of the residential units at the density proposed. Increasing the eave height at the dormer areas would allow for adequate egress windows and habitable living space in the thirdfloor units. The integration of the dormers into the roofline maintains a similar visual character as a two-story structure and visually reduces the mass and bulk typical of a three-story multifamily building.

Figure 2: Proposed Site Plan
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Open Space and Landscaping
The proposed project includes approximately 1,789 square feet of open space area, which includes pedestrian walkways and perimeter landscaping along the south and east property lines, one large 24” box specimen tree at the rear of the property, and native species groundcover. The design of the front landscaping is similar to that of adjacent residential properties, further integrating the project into the neighborhood. The proposed trees along the rear property line provide additional shade and privacy between adjacent residences.

As indicated in Table 1, the project does not meet the minimum DTPP requirements for open space or landscaped areas, including large specimen trees. The applicant is requesting two waivers under SDBL, as strict adherence to the landscape requirement would physically preclude the development of residential units at the proposed density.

An arborist report was completed for the project and was peer-reviewed by the City Arborist (see Attachment 4 – Arborist Report). There are two Heritage trees on-site – one Redwood (Tree No. 1) and one Silver maple (Tree No. 2). Tree No. 1 is in poor condition, has overgrown the planting area, is over-mature for the species’ lifespan, and is in the footprint of the proposed building.

Due to conflicts with the building, it would be infeasible to save the tree as reviewed by the applicant’s arborist and confirmed by the City Arborist. Tree No. 2 was assessed as dead.

As part of the landscape plan, the applicant proposes replacing the two existing Heritage trees with four new trees, consistent with the City’s recommended 2:1 replacement ratio for Heritage trees. Additionally, the project proposes 99% California-native plantings, exceeding the City Figure 3: Building Elevation at Franklin Street
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Council’s 75% native landscaping goal. The resulting replacement trees are also anticipated to create a net gain of on-site canopy coverage at full maturity, as shown in Table 2 below.

Table 2: Tree Canopy Coverage
Canopy Site Coverage
Existing Canopy 12.91%
New Canopy (at-planting) 4.32%
New Canopy (5 years) 8.12%
New Canopy (10 years) 13.37%
New Canopy (maturity) 18.81%
State Density Bonus Law Request
SDBL imposes a mandatory density bonus program (Gov. Code § 65915, et seq.) that requires the City to permit the construction of additional residential units and, if requested by the applicant, provide reduced parking standards, regulatory incentives/concessions, and waivers of development standards to applicants that agree to build a certain percentage of affordable housing that meets the statutory criteria (Gov. Code, § 65915(b)(1)).

Although the site is currently vacant, it previously housed a multi-family residential building with eight rent-stabilized units, which was demolished in 2025. State law (SB 330) requires a redevelopment project to build at least the same number of replacement units that existed on this site within the last five years. The eight units that previously existed on the project site met the state’s definition of “protected units” and therefore, must be replaced at the same income levels as the previous tenants: seven units as low-income [80% area median income (AMI)] and one unit as very low-income (50% AMI). In addition, under SDBL (Gov. Code, § 65915(c)(3)), the project is ineligible for a density bonus or any other incentives or concessions unless the proposed housing development replaces the demolished units at specified levels of affordability.

The replacement of the eight units satisfies the requirements in SB 330 and SDBL.

The base density for this site is seven units based on the site acreage and the greatest allowable density of 35 units per acre per the General Plan’s Medium-High Density Residential land use designation. The project proposes to deed-restrict seven units for households at or below 80% of Area Median Income. By providing at least 24% of the base density of seven units, the project qualifies for a 50% density bonus per Government Code Section 65915(f)(1). The applicant is opting to use the 50% density bonus, which results in four additional units, totaling 11 primary residential units. The two proposed ADU units do not count towards allowable density per Government Code Section 66314(c).

Additionally, the project is eligible for three concessions or incentives (modifications to development standards or regulations that result in identifiable and actual cost reductions to 1143
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provide for affordable housing costs) and unlimited waivers or reductions of any development standards that physically preclude the construction of the development at the permitted density.

The eight overall affordable units proposed in the project satisfy the eligibility requirements for SDBL, and both the City’s Below-Market-Rate Ordinance and the state’s SB 330 replacement requirements, as these requirements may be fulfilled by the same units.

Concession
The applicant is requesting one concession to locate the low-income, two-bedroom BMR unit and one of the four one-bedroom BMR units in the detached ADU building in lieu of locating all the BMR units in the multi-family building as is required by the City’s BMR Ordinance. According to the applicant, having all BMR units located in the primary building will require dedicating a larger two-bedroom unit in the primary building with greater square footage than could be built in the ADU building. The applicant’s density bonus letter states that the concession to locate all BMR units in the primary building will provide identifiable, actual cost reductions for the project and ensure its financial feasibility (see Attachment 5 – Density Bonus Request Letter).

Waivers
The applicant is requesting five waivers from applicable development standards, most of which are noted in Table 1. The waiver requests are summarized below and outlined in Attachment 5 - Density Bonus Request Letter. The letter includes details on how these standards, if applied to the project, would physically preclude the construction of the development at the proposed density.

The five waivers requested are:

1. Minimum open space requirement.

2. Maximum floor area ratio (FAR).

3. Minimum landscaping planting requirements.

4. Maximum building eave height.

5. Minimum trash enclosure dimensions per the City’s Solid Waste Collection Design Guidelines.

Below-Market-Rate Housing
The proposed project aligns the affordable housing obligations under Mountain View’s BMR requirements (City Code Section 36.40.10), SDBL, and SB 330 replacement requirements (Gov.

Code § 66300.6). As such, this project complies with local and state requirements and delivers units that exceed certain local requirements while fulfilling state mandates. 1144
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Satisfaction of these various requirements may be achieved by adhering to the strictest of the requirements. Table 3 (below) summarizes the three regulations that impact the number of units and affordability levels, as well as the project’s compliance with the requirements.

Table 3: Local and State Regulations - Affordable Unit Compliance Standard BMR Ordinance State Density Bonus Law SB 330 Developer Proposal
Affordable
Units
15% of base
units (1.05
units)
10% of base units (1 unit,
all fractional calculations
are rounded up)
Replace
Protected
Units (8
units)
8 units
Meets
Requirem
ents
AreaMedianIncome
(AMI)
Min. two
income levels
with 65% AMI
weighted
average
5% of base units at 50%
AMI or 10% of base units
at 80% AMI
1 unit at
50% AMI
7 units at
80% AMI
1 unit at
50% AMI
7 units at
80% AMI
Meets
Requirem
ents
The project exceeds the City’s BMR Ordinance requirements by providing eight BMR units and also meets affordability requirements of the City’s BMR Ordinance and SDBL, particularly through its provision of more deeply affordable units to satisfy SB 330 replacement unit requirements.

Below-Market-Rate Ordinance
The City’s BMR Ordinance requires the project to provide 15% (or 1.05 units) of the base density units as affordable. The City’s BMR Ordinance allows its requirements to apply in conjunction with the SDBL, provided that the affordable units meet the more stringent standards of either the City’s BMR Program requirements [City Code Section 36.40.10(i) (Density bonus)] or SDBL.

While the Ordinance typically requires a distribution of units across two income levels, this standard applies to projects that provide multiple BMR units. In cases such as this project, where the requirement results in a fractional obligation that is satisfied by a single unit, the dual–income level requirement cannot be practically applied. Accordingly, the City implements the requirement by applying the most restrictive applicable affordability standard to the single unit.

The AMI thresholds set by the applicable state laws are lower than those required by the City, and the applicant’s proposal therefore exceeds the state’s affordability standard. In this case, the Area Median Income (AMI) thresholds established by State law are lower (50% AMI) than those required under the City’s BMR Program. Therefore, the project’s affordable units are provided at the deeper affordability level consistent with State law, and the applicant’s proposal meets and exceeds the applicable requirements.
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Proportionality Unit Size and Location
The BMR Ordinance requires that affordable units be proportional in bedroom count and square footage relative to the overall project and reasonably dispersed throughout the development [City Code Section 36.40.10(f)]. The applicant proposes a total of eight BMR units, with six located in the main building and two within an ADU. Table 4 summarizes the proposed distribution of BMR units by bedroom count compared with the ordinance requirement.

Table 4: Unit Type Distribution
Unit Size Total Units Required by
Ordinance
Project Proposal
Studio 3 3 3
1 bedroom* 6 4 4
2 bedroom* 2 1 1
* Includes ADU unit being proposed as a replacement unit. This project includes variations in unitsquare-footage within each bedroom category, based on the plan set submitted by the applicant (Attachment 2). Table 5 provides the breakdown of unit types by average square footage and the proposed allocation of BMR units.

Table 5: Unit Size by Square Foot
Unit Type Average Square
Feet
Total Units Developer
Proposed BMR
Units
Required by
BMR Ordinance
Studio 350 1 1 1
Studio 360 2 2 2
1 bedroom 584 1 1 1
1 bedroom 624 1 1 1
1 bedroom 707 2 1 1
1 bedroom 715 2 0 1
2 bedroom 1,174 1 0 0
2 bedroom 1,243 1 0 1
1 bedroom
(ADU)
666 1 1 0
2 bedroom
(ADU)
807 1 1 0

The applicant is utilizing one SDBL concession to allow two BMR units to be located within both ADUs, as doing so results in an identifiable, actual cost reduction necessary to maintain the project’s financial feasibility. The two-bedroom ADU is smaller than a comparable unit in the 1146
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main building. Locating the BMR unit in the main building would increase its square footage, thereby increasing overall construction and infrastructure costs. The additional costs and associated revenue impacts would undermine the project's financial feasibility at the proposed density with affordable units. Allowing this flexibility enables the project to maintain full replacement of BMR units while meeting overall affordability requirements. Pursuant to SDBL, the use of this concession for the City’s proportionality and location requirement cannot be considered an inconsistency with applicable BMR objective standards.

SB 330 Replacement Requirements
The eight units that previously existed on the site were rent-stabilized units under the City’s Community Stabilization and Fair Rent Act (CSFRA). Rental units that are subject to rent control within the past five years are considered Protected Units under SB 330 and are subject to replacement requirements when the units are demolished.

The base density for this site is seven units based on the site acreage and the greatest allowable General Plan density of 35 units per acre. Since the site’s allowable density by the General Plan is less than the minimum replacement units required by SB 330, the applicant is utilizing the SDBL to provide for the eighth replacement unit that previously existed on-site. The applicant is also dedicating one of the four density bonus units granted through SDBL as very low-income (50% AMI) consistent with SB 330 replacement unit requirements.

Per SB 330, the eight protected units must be replaced with units of equivalent size (comparable bedroom count) in the new development. These units must be affordable to households in the same or lower income category as the current or previous tenants. If the current or previous (for vacant units) tenant’s household income is unknown, it is presumed that very low- and lowincome tenants occupied those units, and the project would be subject to providing the same number of units at the same income limits proportional to that of rental units in Mountain View, as shown in HUD's Comprehensive Housing Affordability Strategy (CHAS) database. All eight Protected Units were vacant when the Planning application was submitted on January 15, 2025.

The previous eight units consisted of three studios, four one-bedrooms, and one two-bedroom unit with four known incomes and four unknown incomes.

For the household incomes that are known, two units were at 80% AMI and two were above 80% AMI. The affordability levels for the other four households with unknown income levels are determined using the CHAS data, resulting in one unit at 50% AMI, one unit at 80% AMI, and two units above 80% AMI. SB 330 states that Protected Units with household income levels above 80% AMI will be replaced with units affordable to households at 80% AMI. As such, the AMI replacement requirements for the project are: one studio at 50% AMI, two studio units at 80% AMI, four one-bedroom units at 80% AMI, and one two-bedroom unit at 80% AMI. 1147
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Tenant Relocation Assistance and Right of First Refusal When the Planning application was submitted on January 15, 2025, the previous multi-family building was vacant and did not result in the displacement of any tenants. Therefore, this project is not subject to the relocation assistance or Right of First Refusal provisions of SB 330 nor the City’s Tenant Relocation Assistance Ordinance (TRAO) per Section 46.2-2.5 (Displacement related to development and building permits) of the City Code.

The project site was red-tagged for habitability issues in April 2024. Three tenants occupied the units and were displaced after the red tag was issued. At the time of this project application, the TRAO exempted displacement due to a City enforcement order, and no local relocation assistance was required. However, these types of displacements are no longer exempt under the revised TRAO. State relocation requirements apply in the case of a City enforcement order, but the City does not oversee them.

Parking
Vehicular Parking
Per the DTPP, multi-family residential uses are not required to provide parking. Although no vehicular parking is required, the applicant is voluntarily providing two on-site parking spaces:
one Americans with Disabilities Act (ADA)- accessible and one electric vehicle (EV) parking space.

The two parking spaces are proposed at the ground level below the two-story ADU located at the rear of the site.

Bicycle Parking
Per the DTPP, bicycle parking is required only when vehicular parking is provided on-site.

Although the project is not required to provide vehicular parking, the applicant is voluntarily providing it and is therefore required to provide on-site bicycle parking.

The project proposes nine short-term, Class II (guest) bicycle parking spaces outside at the rear of the project site (between the main residential and ADU building). Additionally, 11 long-term Class I bicycle parking spaces (based on the requirement of one space per unit) have been included as a Condition of Approval to be located in the storage room below the ADUs. The project exceeds the Class I bicycle parking minimum standard and meets the Class I long-term bicycle parking standard.
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Transportation
Multi-Modal Transportation Analysis (MTA)
On June 30, 2020, the City Council adopted a Citywide Vehicle Miles Traveled (VMT) analysis methodology for development projects that require transportation analysis in combination with requirements for a local-level analysis of multi-modal transportation impacts (including bicycle, pedestrian, and vehicle movements), referred to as a Multi-Modal Transportation Analysis (MTA).

The proposed project is estimated to generate one net new AM trip and one net new PM trip.

Based on the total net new trips generated, an MTA is not required for this project as the number of estimated net new trips was below the threshold indicated in the MTA Handbook.

Vehicle Miles Traveled (VMT)
The project proposes a new 11-unit multi-family residential building and two detached ADUs. Per the City’s MTA Handbook, this project qualifies as a “Very Small Project” as a multi-family residential development with 20 units or less and is therefore screened out from additional VMT analysis.

Streetscape
The project is part of the DTPP, however, the DTPP does not have designated streetscape design.

The project proposes a 14’ wide detached sidewalk with a 7’ wide planter strip, 5’ wide sidewalk and 2’ wide landscaping along Franklin Street. The planter strip serves as a landscape buffer between the roadway and the public sidewalk.

The project also maintains a single 20’ wide shared full-access driveway along Franklin Street for access to the project site and the adjacent property to the north. The driveway will be secured with an automatic gate that will be shared with the adjacent multi-family property.

Green Building
The project is subject to the Mountain View Green Building Code (MVGBC), which requires new multi-family developments with three or more units to be designed and constructed to meet mandatory CALGreen and MVGBC requirements and to meet the intent of LEED® Gold Certification.
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ENVIRONMENTAL REVIEW
This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 (“In-Fill Development Projects”) of the CEQA Guidelines, and none of the exceptions in Section 15300.2 apply. This exemption applies to projects that are consistent with the applicable General Plan designation and all applicable General Plan policies as well as with the applicable zoning designation and regulations. The project occurs within City limits, is located on a project site of no more than five acres and is substantially surrounded by urban uses.

The site has no value as habitat for endangered, rare, or threatened species. The project would not result in any significant impacts related to traffic, noise, air quality, or water quality. Finally, the site can be served by all required utilities and public services, including but not limited to electricity, sanitary sewer facilities, storm drain facilities, and water, because the project is located in an urbanized area surrounded by residential and service uses where such utilities are already present and available for the project.

The project met the City’s VMT policy screening criteria based on the very small project designation as the project is a multi-family residential development with 20 units or fewer. The project is, therefore, presumed to have a “less-than-significant” impact on VMT. The project will be constructed to comply with applicable local, state, and federal noise and water quality regulations as it is conditioned to comply with Municipal Regional Permit requirements to implement stormwater treatment facilities; and the project is below the Bay Area Air Quality Management District (BAAQMD) screening levels and is conditioned to implement all the construction-related Best Management Practices (BMPs) required by BAAQMD.

FISCAL IMPACT
The City currently receives approximately $3,500 annually in property tax revenue from the site, which is allocated to the General Operating Fund (GOF). If developed as proposed, the City would receive an estimated additional $4,500 per year, resulting in total annual property tax revenue of approximately $8,000. The project would also be subject to applicable City development impact fees, including water and sewer capacity charges and transportation impact fees.

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 1150
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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-toplay-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

CONCLUSION
This project is consistent with applicable development standards; achieves General Plan and Housing Element goals by increasing the quantity of market-rate and affordable housing opportunities in the City; helps the City meet its RHNA requirements; and is in compliance with applicable provisions of the DTPP with the use of SDBL provisions, which permit the increased density, waivers and concessions. Therefore, staff recommends approval of the proposed project subject to the conditions of approval.

ALTERNATIVES

1. Approve the project with modified conditions of approval.

2. Deny the project based on specific findings required by state law. 1151
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PUBLIC NOTICING
The City Council’s agenda is advertised on Channel 26, and the agenda and this report appear on the City’s website. All property owners and tenants within a 750’ radius were notified of this meeting, and public notice of the hearing was published in a newspaper of general circulation per City Code Section 36.56.20 (Notice of hearing).

Prepared by:

Vinson Kwan
Associate Planner
Phillip Brennan
Senior Planner
George Schroeder
Planning Manager
Approved by:

Christian Murdock
Community Development Director
Kimbra McCarthy
City Manager
Reviewed by:

Amber Blizinski
Assistant Community Development Director
Attachments: 1. Draft Project Resolution

2. Project Plans

3. Administrative Zoning Recommendation Hearing of May 27, 2026

4. Arborist Report

5. Density Bonus Request Letter
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Attachment 1
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2026

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

CONDITIONALLY APPROVING A PLANNED COMMUNITY PERMIT AND

DEVELOPMENT REVIEW PERMIT TO CONSTRUCT A THREE-STORY MULTI-FAMILY BUILDING WITH 11 APARTMENT UNITS AND TWO, TWO-STORY DETACHED ACCESSORY DWELLING UNITS (ADUs) ON A VACANT SITE WHICH PREVIOUSLY CONTAINED A MULTI-FAMILY BUILDING,

UTILIZING STATE DENSITY BONUS LAW, AND A HERITAGE TREE REMOVAL PERMIT TO REMOVE TWO HERITAGE TREES ON A 0.172-ACRE SITE LOCATED AT 333 FRANKLIN STREET (APN 158-12-069); AND FINDING THE PROJECT TO BE CATEGORICALLY

EXEMPT FROM

THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA),
PURSUANT TO CEQA GUIDELINES SECTION 15332 (“IN-FILL DEVELOPMENT PROJECTS”) WHEREAS, on January 15, 2025, Jenny Kang of Silicon Valley Custom Homes, Inc. (applicant), on behalf of David Chao (owner), submitted an application (Application No. PL-8889) for a Planned Community Permit and Development Review Permit to construct a three-story multi-family building with 11 apartment units, utilizing State Density Bonus Law, and two twostory detached accessory dwelling units (ADUs) and a Heritage Tree Removal Permit to remove two Heritage trees on a 0.172-acre site located at 333 Franklin Street; and WHEREAS, the subject property has a General Plan Land Use Designation of Medium-High Density Residential; and
WHEREAS, the subject property is located in Area B of the P(19) Downtown Precise Plan Zoning District; and
WHEREAS, the Zoning Administrator held a duly noticed public hearing on May 27, 2026 on said application and recommended the City Council approve the Planned Community Permit, Development Review Permit, and Heritage Tree Removal Permit, subject to the findings and conditions of approval attached hereto; and
WHEREAS, the City Council held a duly noticed public hearing on June 23, 2026 on said application and received and considered all evidence presented at said hearing, including the recommendation from the Zoning Administrator, the City Council report, and project materials; now, therefore, be it
RESOLVED: that the above recitals are correct and are material to this Resolution and are incorporated into this Resolution as findings of the City Council; and be it 1153
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FURTHER 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 the California Environmental Quality Act (Public Resources Code § 21000, et seq.) (CEQA) pursuant to CEQA Guidelines (Cal. Code Regs., Title 14) Section 15332 (“In-Fill Development Projects”), and that none of the potential exceptions in CEQA Guidelines Section 15300.2 apply to the project or project site, as described in further detail below; and be it FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the Planned Community Permit pursuant to City Code Section 36.50.55 to construct a multifamily building with 11 apartment units and two two-story detached ADUs on a vacant site that previously contained a multi-family building:
a. The proposed use or development is consistent with the provisions of the applicable Precise Plan, or, if no Precise Plan exists for the subject area, the proposal clearly demonstrates superior site and building design and compatibility with surrounding uses and developments; or, if variations from requirements in the applicable Precise Plan are granted, the proposal clearly demonstrates superior site and building design and is in substantial compliance with the intent of the requirements in the applicable Precise Plan. The proposed use and development are consistent with applicable provisions of Area B of the P(19) Downtown Precise Plan (DTPP), including building height, setbacks, and ground-level treatment. Additionally, the project meets the goals and objectives of Area B of the DTPP as a “transition area” between the commercial downtown district and the surrounding residential neighborhood. The proposed project complies with DTPP standards and guidelines regarding height limits, building massing, and scale, maintaining the two-story appearance that aligns with the residential character of the adjacent neighborhood as the third floor is incorporated into the dormers, creating compatibility within the surrounding neighborhood. Due to the provision of eight Below-Market-Rate (BMR) units, the project qualifies for a 50% density bonus, up to three concessions, and unlimited waivers of development standards that would physically preclude construction of the proposed project at the allowed density. The applicant is requesting one concession to locate two lowincome units in the ADU building instead of the multi-family building. The applicant is requesting five waivers from applicable development standards, including four in the DTPP and one from the City’s Solid Waste Collection Design Guidelines. Development standards that are relaxed or waived under State Density Bonus Law (SDBL) are not applicable to the project per state law; thus, the concession and waiver do not create any inconsistencies between the proposed development and the DTPP;
b. The proposed use or development is consistent with the General Plan. The proposed use is consistent with the Medium-High Density Residential Land Use Designation of the General Plan as the applicant proposes a new residential apartment complex, including two detached ADUs, which is consistent with the residential uses identified in the General Plan Land Use Designation. The proposed use is also consistent with General Plan Policies LUD 3.1 (Land use and transportation) since the project is a residential development that is near transit, as the site is within one-half mile of the Mountain View Caltrain and Valley Transit Authority (VTA) stations; LUD 3.5 (Diversity) since the project is a residential development that supports a range 1154
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of incomes as the applicant proposes an 11-unit multi-family building and two detached ADUs, inclusive of one very low-income (50% area median income (AMI)) and seven low-income (80% AMI) units; LUD 6.1 (Neighborhood character) since the applicant proposes a new residential development in an existing residential neighborhood and is designed to foster the appearance of a two-story building by incorporating the third floor into the third-story roof gables and using traditional building materials to further compatibility with the existing neighborhood; and LUD 7.5 (Compatible uses and design) since the proposed development is consistent with the prescribed height limit of the DTPP and is designed to have the appearance of a two-story building to serve as a transition between the commercial area of downtown and the surrounding lower-density residential neighborhoods to the west;
c. The proposed uses and development will not be detrimental to the public interest, health, safety, convenience, or welfare. The proposed uses and development will not be detrimental to the public interest, health, safety, convenience, or welfare because the project is an infill project that is served by existing and available public infrastructure and complies with all applicable Fire and Building Code requirements as adopted by the City of Mountain View, including, but not limited to, requirements under the Americans with Disabilities Act (ADA). The project will comply with the Bay Area Air Quality Management District (BAAQMD) basic construction mitigation measures, the City’s allowable construction work hours, and noise requirements as specified in the conditions of approval. Moreover, the site is within an urban area that is less than one-half mile to transit and other services; d. The proposed project promotes a well-designed development that is harmonious with existing and planned development in the surrounding area. The proposed project promotes a well-designed development that is harmonious with existing and planned development in the surrounding area because the project maintains a similar site layout as the previously existing multi-family building with the architectural style that is considered modern Craftsman-style with the inclusion of traditional elements, such as stucco, horizontal and vertical cement plaster siding, street-facing gable roof, and angled dormers integrated into the roof form.

The project also meets all applicable setbacks with the exception of the items identified as SDBL waivers that would physically preclude construction of the development at the proposed density.

The project utilizes materials and colors similar to those found in the neighborhood, which aids with its compatibility and integration within the surrounding area; and e. The proposed project complies with the California Environmental Quality Act (CEQA). The approval of the Planned Community Permit complies with CEQA because it qualifies as a categorically exempt project per CEQA Guidelines Section 15332 (“In-Fill Development Projects”) and none of the potential exceptions to the use of the categorical exemption apply to the project or project site:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations.

The project site has a General Plan Land Use Designation of Medium-High Density Residential, which allows for multi-family housing, such as apartments and condominiums, ranging from 26 1155
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to 35 dwelling units per acre. The project is generally consistent with the General Plan policies and zoning designation and regulations with the exception of the necessary modifications to development standards achieved through waivers permitted under SDBL. The project complies with the following General Plan policies: LUD 3.1 (Land use and transportation) since the project is a residential development within one-half mile of the Mountain View Caltrain and VTA stations; LUD 3.5 (Diversity) since the project supports a range of incomes in the residential development, including one very low-income (50% AMI) and seven low-income (80% AMI) units; LUD 6.1 (Neighborhood character) by proposing a new development within a residential neighborhood that is compatible with the neighborhood character. The project is compatible with the neighborhood character since it uses traditional building materials and incorporates the third floor of the building into the roof gables and fosters the appearance of a two-story building; and LUD 7.5 (Compatible uses and design) since the project is consistent with the prescribed height limits and is designed to have the appearance of a two-story building and serves as a transition between the commercial area of downtown and the surrounding residential neighborhood to the west. The project complies with the applicable DTPP Area B development standards, including setbacks, building height, and walls and fence height. Zoning standards that are waived under SDBL are not “applicable” for purposes of CEQA Guidelines Section 15332 (“In-Fill Development Projects”), and, therefore, the project is consistent with the “applicable” zoning designations and regulations.

2. The proposed development occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses. The proposed project site is approximately 0.172 acre in size, located within City limits, and surrounded on all sides by urban uses, which include single-family houses and multi-family developments.

3. The project site has no value as a habitat for endangered, rare, or threatened species. The existing site is vacant and was previously comprised of a multi-family structure on the front half of the site with a carport located on the rear half of the site. The site primarily consists of paving and has no value as habitat for endangered, rare, or threatened species. The site is not part of any habitat conservation plan.

4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic/Transportation: The proposed project is screened out from additional Vehicle Miles Traveled (VMT) analysis as the site is located within one-half mile of a major transit stop (Caltrain and VTA) as defined in California Public Resources Code Section 21064.3. The City has reviewed a preliminary construction logistics plan, and conditions of approval have been added to ensure that approval of the project, including truck routes, construction vehicle circulation, parking, storage, and potential sidewalk closures will not result in significant impacts to relating to traffic and circulation.

Noise: The project would create 11 new residential units and two ADUs, which would not exceed the City’s applicable significance thresholds related to noise or vibration. 1156
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The project would result in construction noise and vibrations similar to other multi-family construction projects within the City. There is nothing unique or particular about the project or its construction method that would suggest that the project would have greater construction noise or vibration impacts than other typical multi-family construction projects.

Conditions of approval have been added to ensure that approval of the project, including construction-related noise and operational noise associated with the project shall not exceed 55 db(A) in accordance with General Plan Policy NOI 1.2 (Noise-sensitive land uses) and will not result in any significant effects relating to noise.

Air Quality: The project would not generate air pollution as a residential use or result in any significant effects relating to air quality. Given the nature of the proposed residential use, project operations would not be a substantial source of toxic air contaminants and would not pose a health risk to others. The project would be subject to conditions of approval requiring conformance with the BAAQMD requirements for construction to reduce fugitive dust emissions resulting from construction.

Water Quality: The project would not exceed the City’s applicable significance thresholds related to water quality. The project site is currently developed within an urbanized environment. There are no lakes, creeks, or other surface waters in the immediate site vicinity.

The project is served by the City’s existing stormwater system and downstream conveyance channels that will receive runoff from the project.

The project is replacing less than 5,000 square feet of impervious surfaces and is not required to install a storm drain main. With implementation of all required standard conditions pertaining to stormwater, the project would not result in significant impacts related to water quality. The project is subject to Municipal Regional Permit (MRP) 3.0, Provision C.3, to treat stormwater runoff.

5. The site can be adequately served by all required utilities and public services.

The project is situated in an urban area that is served by all necessary municipal utilities (e.g., water, wastewater, stormwater, solid waste) and public services (e.g., fire, police, schools).

6. None of the exceptions in CEQA Guidelines Section 15300.2 apply.

Location: This exception does not apply to the project because it is only applicable to Class 3, 4, 5, 6, and 11 exemptions. Class 32 exemptions are not excluded on the basis of location.

Cumulative Impact: This exception does not apply to the project as this development is the only project proposed at this time on the project site, and successive projects of the same type in the same place have not been approved or proposed. Furthermore, once the 1157
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construction of the proposed project is complete, there would be no available space on the site for future development.

Significant Effect: This exception does not apply to the project because the City’s analysis has shown the project would not result in any significant effects relating to traffic, noise, air quality, water quality, or utilities and public services, and there are no unusual circumstances at the project site that would exacerbate environmental effects. The project site is flat, currently vacant, and does not have any other unusual circumstances, including proximity to scenic highways, hazardous waste conditions, or historical resources. The scope and size of the project do not differ from conditions in the surrounding vicinity. The project does not have any features that distinguish it from others in the exempt class, such as its size or location. The project site possesses no unusual features or environmental characteristics that distinguish it from other properties of the same size in the downtown area. The project site is located within an urban area, surrounded by development, and sensitive resources are not present. The project also does not include uses that would be considered unusual in the downtown area. The proposed residential use is consistent with the surrounding zoning and land uses, including consistency with the underlying General Plan, zoning designations, and development standards in the DTPP. Therefore, there are no unusual circumstances related to the project or its surroundings that may lead to a significant effect on the environment.

Scenic Highways: This exception does not apply to this project site as it is not located on, near, or prominently visible from any highway officially designated as a state scenic highway. Additionally, the project would not result in environmentally significant damage to any other scenic resources such as trees, historic buildings, rock outcroppings, or similar resources.

The site neither contains nor is it adjacent to any officially designated scenic resources. Although the project would remove two Heritage trees, such removals are permitted pursuant to the City’s Heritage Tree Removal Permit process, and the project would comply with standard requirements for tree replacement such that project tree counts and canopy would meet or exceed existing conditions.

Hazardous Waste Sites: This exception does not apply to the project as the City conducted a records search and found the project site is not included on any list compiled pursuant to Section 65962.5 of the Government Code.

Historical Resources: This exception does not apply as the project would not cause any substantial adverse change in the significance of a historical resource as the project site does not contain any existing historic resources or any known archaeological resources.

While such resources are not known to exist on the site, if any human remains, prehistoric, or historic-period cultural materials or similar historical resources are unearthed, City standard conditions of approval would address any unanticipated discoveries; and be it FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the Development Review Permit pursuant to Section 36.44.70 of the City Code to construct a 1158
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multi-family building with 11 apartment units and two two-story detached ADUs on a vacant site that previously contained a multi-family building:
a. The project complies with the general design considerations as described by the purpose and intent of Chapter 36 (Zoning) of the City Code, the General Plan, and any Cityadopted design guidelines. The project complies with the general design considerations as described in the purpose and intent of Chapter 36 (Zoning) of the City Code, the General Plan, and any City-adopted design guidelines because the proposed 11-unit multi-family residential development and two detached ADUs are consistent with the permitted residential land use allowances in the Medium-High Density Residential General Plan Land Use Designation and are allowed uses in the P(19) Downtown Precise Plan. Based on the project area of 0.172 acre and General Plan maximum density of 35 dwelling units per acre, the site has a base density of seven units. The project meets all development standards and design guidelines (such as building massing, roof treatment, windows, and building materials) for Area B of the DTPP, except for development standards that would physically preclude construction of the development at the proposed density and have been requested as waivers pursuant to SDBL, including open space, floor area ratio (FAR), landscaping requirements, eave height, and trash staging area dimensions; b. The architectural design of structures, including colors, materials, and design elements (i.e., awnings, exterior lighting, screening of equipment, signs, etc.), is compatible with surrounding development. The architectural design of structures, including colors, materials, and design elements, is compatible with surrounding development because the project is designed using a palette of colors that complement and are compatible with the adjacent residential neighborhood, including building materials such as horizontal and vertical siding and stucco, which are all materials that are commonly found in the surrounding neighborhood. The front facade is intentionally designed and scaled to create the appearance of a two-story building, further integrating with the surrounding neighborhood and serving as a transition from the commercial downtown district to the adjacent single-family neighborhood as Franklin Street serves as one of the DTPP area boundaries. Additionally, the third floor is intentionally designed to integrate into the roofline with dormers to reduce the overall building massing and bulk of a traditional three-story building, further emphasizing the two-story building appearance;
c. The location and configuration of structures, parking, landscaping, and access are appropriately integrated and compatible with surrounding development, including public streets and sidewalks and other public property. The location and configuration of structures, parking, landscaping, and access are appropriately integrated and compatible with surrounding development because the project maintains a similar site layout as the previous building, shares the entry drive with the adjacent multi-family development to the north, and maintains a development pattern similar to other existing multi-family residential developments in the surrounding neighborhood. The applicant proposes new pedestrian walkways along the project frontage and perimeter to improve pedestrian circulation from the public right-of-way. New native landscaping is proposed along the project frontage and along the perimeter of the project site. The project is within the DTPP which has no minimum parking requirement for multi-family 1159
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residential projects; however, the applicant is voluntarily providing two on-site parking spaces:
one ADA-accessible and one electric vehicle (EV) parking space; d. The general landscape design ensures visual relief, complements structures, provides an attractive environment, and is consistent with any adopted landscape program for the general area. The general landscape design ensures visual relief, complements the structures, provides an attractive environment, and while there is not an adopted landscape program for the general area, the project is consistent with the landscaping and open space guidelines of the DTPP and Section 36.34.10 (General landscaping standards) of the City Code as the proposed landscaping at the front and perimeter of the site consists of more than 75% native and low-water usage species and is designed to provide a bugger to adjoining properties. The applicant is proposing four replacement trees to replace the two Heritage trees proposed for removal;
e. The design and layout of the proposed project will result in well-designed vehicular and pedestrian access, circulation, and parking. The design and layout of the proposed project will result in well-designed vehicular and pedestrian access, circulation, and parking by maintaining the existing site entry driveway and vehicular access to the site, and providing adequate space for vehicle circulation, including emergency and trash collection vehicles.

Pedestrian access is provided along the south (right) side of the site with a pedestrian walkway to allow for safe access from the public right-of-way to the residential building and the ADUs at the rear of the site. The project site is within the DTPP, which has no minimum parking requirement for multi-family residential projects; however, the applicant is voluntarily providing two on-site parking spaces: one ADA-accessible and one EV parking space; and f. The approval of the development review permit for the proposed use is in compliance with the California Environmental Quality Act (CEQA). The approval of the Development Review Permit complies with CEQA because it qualifies as a categorically exempt project per CEQA Guidelines Section 15332 (“In-Fill Development Projects”) and none of the potential exceptions to the use of the categorical exemption apply to the project or project site:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations.

The project site has a General Plan Land Use Designation of Medium-High-Density Residential, which allows for multi-family housing, such as apartments and condominiums, ranging from 26 to 35 dwelling units per acre. The project is generally consistent with the General Plan policies and zoning designation and regulations, with the exception of the necessary modifications to development standards achieved through waivers permitted under SDBL. The project complies with the following General Plan policies: LUD 3.1 (Land use and transportation) since the project is a residential development within one-half mile of the Mountain View Caltrain and VTA stations; LUD 3.5 (Diversity) since the project supports a range of incomes in the residential development, including one very low-income (50% AMI) and seven low-income (80% AMI) units; LUD

6.1(Neighborhood character) by proposing a new development near a residential neighborhood that is compatible with the neighborhood character. The project is compatible with the 1160
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neighborhood character since it uses traditional building materials and incorporates the third floor of the building into the roof gables and fosters the appearance of a two-story building; and LUD 7.5 (Compatible uses and design) since the project is consistent with the prescribed height limits and is designed to have the appearance of a two-story building and serves as a transition between the commercial area of downtown and the surrounding residential neighborhood to the west. The project complies with the applicable DTPP Area B development standards, including setbacks, building height, and walls and fence height. Zoning standards that are waived under State Density Bonus Law are not “applicable” for purposes of CEQA Guidelines Section 15332 (“In-Fill Development Project”), and, therefore, the project is consistent with the “applicable” zoning designations and regulations.

2. The proposed development occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses. The proposed project site is approximately 0.172 acre in size, located within City limits, and surrounded on all sides by urban uses, which include single-family houses and multi-family developments.

3. The project site has no value as a habitat for endangered, rare, or threatened species. The existing site is vacant and previously comprised of a multi-family structure on the front half and a carport on the rear half. The current site is vacant and primarily consists of paving and has no value as habitat for endangered, rare, or threatened species. The site is not part of any habitat conservation plan.

4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic/Transportation: The proposed project is screened out from additional vehicle miles traveled (VMT) analysis as the site is located within one-half mile of a major transit stop (Caltrain and VTA) as defined in California Public Resources Code Section 21064.3. The City has reviewed a preliminary construction logistics plan, and conditions of approval have been added to ensure that approval of the project, including truck routes, construction vehicle circulation, parking, storage, and potential sidewalk closures will not result in significant impacts relating to traffic and circulation.

Noise: The project would create 11 new residential units and two ADUs and would not exceed the City’s applicable significance thresholds related to noise or vibration.

The project would result in construction noise and vibrations similar to other multi-family construction projects within the City. There is nothing unique or particular about the project or its construction method that would suggest that the project would have greater construction noise or vibration impacts than other typical multi-family construction projects.

Conditions of approval have been added to ensure that approval of the project, including construction-related noise and operational noise associated with the project shall not 1161
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exceed 55 db(A) in accordance with General Plan Policy NOI 1.2 (Noise-sensitive land uses) and will not result in any significant effects relating to noise.

Air Quality: The project would not generate air pollution as a residential use or result in any significant effects relating to air quality. Given the nature of the proposed residential use, project operations would not be a substantial source of toxic air contaminants and would not pose a health risk to others. The project would be subject to conditions of approval requiring conformance with the BAAQMD requirements for construction to reduce fugitive dust emissions resulting from construction.

Water Quality: The project would not exceed the City’s applicable significance thresholds related to water quality. The project site is currently developed within an urbanized environment. There are no lakes, creeks, or other surface waters in the immediate site vicinity.

The project is served by the City’s existing stormwater system and downstream conveyance channels that will receive runoff from the project.

The project is replacing less than 5,000 square feet of impervious surfaces and is not required to install a storm drain main. With implementation of all required standard conditions pertaining to stormwater, the project would not result in significant impacts related to water quality. The project is subject to MRP 3.0, Provision C.3, to treat stormwater runoff.

5. The site can be adequately served by all required utilities and public services.

The project is situated in an urban area that is served by all necessary municipal utilities (e.g., water, wastewater, stormwater, solid waste) and public services (e.g., fire, police, schools).

6. None of the exceptions in CEQA Guidelines Section 15300.2 apply.

Location: This exception does not apply to the project review because it is only applicable to Class 3, 4, 5, 6, and 11 exemptions. Class 32 exemptions are not excluded on the basis of location.

Cumulative Impact: This exception does not apply to the project as this development is the only project proposed at this time on the project site and successive projects of the same type in the same place have not been approved or proposed. Furthermore, once the construction of the proposed project is complete, there would be no available space on the site for future development.

Significant Effect: This exception does not apply to the project because the City’s analysis has shown the project would not result in any significant effects relating to traffic, noise, air quality, water quality, or utilities and public services, and there are no unusual circumstances at the project site that would exacerbate environmental effects. The project site is flat, currently vacant, and does not have any other unusual circumstances, including proximity to scenic highways, hazardous waste conditions, or historical resources. The scope and size of the project do not differ from conditions in the surrounding vicinity. The project does not have 1162
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any features that distinguish it from others in the exempt class, such as its size or location. The project site possesses no unusual features or environmental characteristics that distinguish it from other properties of the same size in the downtown area. The project site is located within an urban area, surrounded by development, and sensitive resources are not present. The project also does not include uses that would be considered unusual in the downtown area. The proposed residential use is consistent with the surrounding zoning and land uses, including consistency with the underlying General Plan, zoning designations, and development standards in the DTPP. Therefore, there are no unusual circumstances related to the project or its surroundings that may lead to a significant effect on the environment.

Scenic Highways: This exception does not apply to this project site as it is not located on, near, or prominently visible from any highway officially designated as a state scenic highway. Additionally, the project would not result in environmentally significant damage to any other scenic resources such as trees, historic buildings, rock outcroppings, or similar resources.

The site neither contains nor is it adjacent to any officially designated scenic resources. Although the project would remove two Heritage trees, such removals are permitted pursuant to the City’s Heritage Tree Removal Permit process, and the project would comply with standard requirements for tree replacement such that project tree counts and canopy would meet or exceed existing conditions.

Hazardous Waste Sites: This exception does not apply to the project as the City conducted a records search and found the project site is not included on any list compiled pursuant to Section 65962.5 of the Government Code.

Historical Resources: This exception does not apply as the project would not cause any substantial adverse change in the significance of a historical resource as the project site does not contain any existing historic resources or any known archaeological resources.

While such resources are not known to exist on the site, if any human remains, prehistoric, or historic-period cultural materials or similar historical resources are unearthed, City standard conditions of approval would address any unanticipated discoveries; and be it FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the application for a density bonus and requests for a concession and waivers pursuant to City Code Section 36.48.95:
a. The project is a housing development that contains at least one (1) of the features described in Section 65915(b) of State Density Bonus Law to qualify for a density bonus, and all other eligibility requirements as described in Government Code Section 65915(c), such as replacement of existing units, have been met. The project site previously contained an eightunit multi-family building that was demolished in the five-year period preceding the application, and that was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income, subject to any other form of rent control, or occupied by lower or very low income households. Government Code Section 65915(c)(3) provides that the project is ineligible for a density bonus or any other incentives or 1163
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concessions unless the proposed housing development replaces those units at specified levels of affordability. Government Code Section 66300.6 also provides that the City shall not approve a development project that will require the demolition of occupied or vacant protected units, or that is located on a site where protected units were demolished in the previous five years, unless the project replaces the same number of units that existed on-site within the last five years. The eight demolished units are protected units and must be replaced at the same income level of the previous tenants: seven units as low-income (80% AMI) and one unit as very low-income (50% AMI). The housing development project replaces the demolished units by providing one very lowincome unit, affordable to households earning up to 50% AMI, and seven low-income units, affordable to households earning up to 80% of AMI in perpetuity, and satisfies the requirements in Government Code Sections 65915(c)(3) and 66300.6.

The project is a housing development that contains at least one of the features described in Government Code Section 65915(b) because it provides deed-restricted affordable rental units within a multifamily housing development, and all other eligibility requirements in Section 65915(c). The project is proposing that 100% of the base units (7 units) will be deed restricted as below-market-rate (BMR) units for lower-income households at or below 80% of Area Median Income. With the density bonus, the applicant is proposing 11 residential units and 2 accessory dwelling units, which is consistent with State Density Bonus Law. The required findings can be affirmatively made because the development contains at least one of the features described in Section 65915(b). By providing at least 24% of the base units to be deed restricted to lowerincome households, the project qualifies for a 50% density bonus, up to three concessions or incentives (i.e., modifications to development standards or regulations that result in identifiable and actual cost reductions to provide for affordable housing costs), and unlimited necessary waivers or reductions of any development standards that have the effect of physically precluding the construction of the development at the permitted density; b. If bonus density is requested, the project has provided sufficient affordable units or otherwise meets the eligibility requirements for the bonus density as described in Section 65915(f) of State Density Bonus Law. The project has provided sufficient affordable units or otherwise meets the eligibility requirements for the bonus density as described in Section 65915(f) of the State Density Bonus Law. Pursuant to the General Plan, the base density is seven units, which is calculated based on a site acreage of 0.172 acre and the greatest allowable density of 35 units per acre (0.172 acre x 35 units/acre = 6.02 units, rounded up to seven units per state law). Although the site is currently vacant, the previous use of the site contained an eight-unit multi-family residential building that was demolished within five years of application submittal.

The project applicant must provide replacement units at specified levels of affordability to comply with Government Code Section 65915(c)(3) (eligibility for density bonus and any other incentives/concessions) and Government Code Section 66300.6 (demolition protections for existing housing). The eight units that previously existed on the project site met the definition of protected units; therefore, they must be replaced at the same income level of the previous tenants: seven units as low-income (80% AMI) and one unit as very low-income (50% AMI). By providing at least 24% of the base units to low-income households (80% AMI), the project qualifies for a 50% density bonus and meets the criteria of Government Code Sections 1164
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65915(b)(1)(A) and 65915(f)(1). The applicant is opting to utilize the 50% density bonus which, at a base density of seven units with a 50% density bonus, results in four additional market-rate units (7 x 50% = 3.5 units, rounded up to four units), resulting in a total of 11 primary residential units proposed in this project;
c. If reduced parking ratios are requested, the project meets the eligibility requirements thereof as described in Section 65915(p) of State Density Bonus Law. The project is a multi-family residential development in the DTPP, which has no minimum parking requirement for residential projects. The project voluntarily provides two residential parking spaces, composed of one accessible and one electric vehicle parking space. The applicant is not requesting a reduction in parking standards, therefore, this finding does not apply; d. If incentives/concessions are requested, the project meets the eligibility requirements as described in Section 65915(d) of State Density Bonus Law, and the incentive(s)/concession(s) result(s) in reduced costs to provide the affordable units. The applicant proposes eight BMR units, with seven units at low-income (80% AMI) and one unit at very low-income (50% AMI). The base density per the General Plan is seven units. By providing at least 24% of the total units for lower-income households, the project will meet the criteria of Government Code Section 65915(d)(2)(C) and qualify for three incentives/concessions. The applicant is requesting one incentive/concession to locate the one two-bedroom BMR unit and one of the four one-bedroom BMR units in the detached ADU building in lieu of locating all of the BMR units in the multi-family building as is required in multi-family developments. The applicant’s density bonus letter states that the concession to locate all BMR units in the primary building will provide identifiable and actual cost reductions for the project and ensure its financial feasibility; and
e. If waivers are requested, the development standard(s) requested to be waived would physically preclude the units or incentives/concessions provided in the project as described in Section 65915(e) of State Density Bonus Law. The applicant has requested five waivers of development standards that would physically preclude the construction of the development at the proposed density as described in Section 65915(e) of the SDBL. Strict adherence to each of the development standards described below would significantly reduce the project size and change the layout, physically precluding the construction of the 11-unit multifamily building as proposed. The applicant is requesting waivers of the following development standards: (1) reduced open space (standard: minimum 50% of the site shall be open space); (2) increased FAR (standard: maximum FAR allowed is 1.1); (3) reduction in landscaping (standard:
large specimen trees planted in landscape areas); (4) increase in eave height (standard: eave heights have a maximum of 22’ measured from top of existing or planned curb); and (5) reduced trash staging area dimensions (standard: minimum trash staging area of 16’2” wide by 8’ 5-1/2” deep).

The requested waivers are necessary to accommodate the units within the site area while allowing efficient layout and maintaining the required landscaping and setbacks without reducing the proposed unit count; and be it
1165
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FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the Heritage Tree Removal Permit to remove two Heritage trees (Tree Nos. 1 and 2) based on an arborist report prepared by Ray Morneau, Arborist, dated February 2023, and reviewed by the City arborist, pursuant to Section 32.35 of the City Code:
a. It is necessary to remove the trees due to the condition of the trees with respect to age of the trees relative to the life span of that particular species, disease, infestation, general health, damage, public nuisance, danger of falling, proximity to existing or proposed structures, and interference with utility services. As detailed in the arborist report prepared by certified arborist Ray Morneau, it is necessary to remove the trees due to the condition of the trees with respect to the age of the trees relative to the lifespan of that particular species, disease, infestation, general health, damage, proximity to existing or proposed structures, and interference with utility services. Specifically, Tree No. 1 is in poor condition and is located within the footprint of the proposed building location, has overgrown the planting area, and is overmature for the species’ lifespan. According to the arborist report, Tree No. 2 is irrevocably dead with mushrooms and fungi growing at the base of the trunk; b. It is necessary to remove the tree(s) in order to construct the improvements and/or allow reasonable and conforming use of the property when compared to other similarly situated properties. It is necessary to remove the trees in order to construct the improvements and/or allow reasonable and conforming use of the property when compared to other similarly situated properties because Tree No. 1 is in a location which would severely limit the site’s potential to be developed with an 11-unit apartment building in a reasonable and conforming manner, including the pedestrian walkway access and additional perimeter landscaping. Tree No. 2 is located at the rear of the site and is determined to be dead by the arborist report. The removal of Tree No. 2 is necessary to replant new trees on-site and allow for the use of the property;
c. It is appropriate to remove the tree(s) based on the nature and qualities of the tree(s) as Heritage tree(s), including maturity, aesthetic qualities such as its canopy, shape and structure, majestic stature, and visual impact on the neighborhood. It is appropriate to remove the trees based on the nature and quality of the trees as Heritage trees because Tree No. 1 has overgrown the existing planting area and has poor form and structure. The tree is in an existing hazardous state, and further construction activity will result in greater risk of failure. Tree No. 2 is already dead and does not contribute to the overall neighborhood canopy nor the overall visual impact of the neighborhood. Replacement of both trees will provide greater canopy coverage and visual impact to the overall neighborhood;
d. It is appropriate to remove the tree(s) to implement good forestry practices, such as, but not limited to, the number of healthy trees a given parcel of land will support, the planned removal of any tree nearing the end of its life cycle, and replacement with young trees to enhance the overall health of the urban forest. It is appropriate to remove the trees to implement good forestry practices, such as, but not limited to, the number of healthy trees a 1166
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given parcel of land will support, the planned removal of any tree nearing the end of its life cycle, and replacement with young trees to enhance the overall health of the urban forest, because Tree No. 1 is an over-mature coastal redwood that has overgrown the existing planting area onsite and is in very poor condition. According to the arborist report, the stability and health of Tree No. 1 would be severely impacted after construction if not removed, and Tree No. 2 is dead.

The removal of Tree No. 2 will allow for replacement with new young trees that will enhance and contribute to the overall urban forest and provide additional landscaping on-site; e. Removal of the tree(s) will not adversely affect the shade, noise attenuation, protection from wind damage and air pollution, historic value, or scenic beauty of the area, nor shall the removal adversely affect the general health, safety, prosperity, and general welfare of the City as a whole. Removal of the trees will not adversely affect the shade, noise attenuation, protection from wind damage and air pollution, historic value, or scenic beauty of the area, nor shall the removal adversely affect the general health, safety, prosperity, and general welfare of the City as a whole because the project will plant replacement trees per City standards of 2:1 tree replacement with a minimum box 24” box size tree, and the site will provide the same amount of canopy coverage on-site within 10 years of planting; and f. The approval of the Heritage Tree Removal Permit complies with the California Environmental Quality Act (CEQA). The approval of the Heritage Tree Removal Permit complies with CEQA because it qualifies as a categorically exempt project per CEQA Guidelines Section 15332 (“In-Fill Development Projects”), and none of the potential exceptions to the use of the categorical exemptions apply to the project or project site:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations.

The project site has a General Plan Land Use Designation of Medium-High Density Residential, which allows for multi-family housing, such as apartments and condominiums, ranging from 26 to 35 dwelling units per acre. The project is generally consistent with the General Plan policies and zoning designation and regulations, with the exception of the necessary modifications to allow the replacement housing density required by SB 330 (Government Code Section 66300, et seq.) and development standards achieved through waivers permitted under State Density Bonus Law. The project complies with the following General Plan policies: LUD 3.1 (Land use and transportation) since the project is a residential development within one-half mile of the Mountain View Caltrain and VTA stations; LUD 3.5 (Diversity) since the project supports a range of incomes in the residential development, including one very low-income (50% AMI) and seven low-income (80% AMI) units; LUD 6.1 (Neighborhood character) by proposing a new development near a residential neighborhood that is compatible with the neighborhood character. The project is compatible with the neighborhood character since it uses traditional building materials and incorporates the third floor of the building into the roof gables and fosters the appearance of a two-story building; and LUD 7.5 (Compatible uses and design) since the project is consistent with the prescribed height limits and is designed to have the appearance of a two-story building and serves as a transition between the commercial area of downtown and the surrounding residential neighborhood to the west. The project complies with the applicable 1167
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DTPP Area B development standards, including setbacks, building height, and walls and fence height. Zoning standards that are waived under SDBL are not “applicable” for purposes of CEQA Guidelines Section 15332 (“In-Fill Development Projects”), and, therefore, the project is consistent with the “applicable” zoning designations and regulations.

2. The proposed development occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses. The proposed project site is approximately 0.172 acre in size, located within City limits, and surrounded on all sides by urban uses, which include single-family houses and multi-family developments.

3. The project site has no value as a habitat for endangered, rare, or threatened species. The existing site is vacant and previously comprised of a multi-family structure on the front half of the site and a carport on the rear half of the site. The current site is vacant and primarily consists of paving, and has no value as habitat for endangered, rare, or threatened species. The site is not part of any habitat conservation plan.

4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic/Transportation: The proposed project is screened out from additional VMT analysis as the site is located within one-half mile of a major transit stop (Caltrain and VTA) as defined in California Public Resources Code Section 21064.3. The City has reviewed a preliminary construction logistics plan, and conditions of approval have been added to ensure that the approval of the project, including truck routes, construction vehicle circulation, parking, storage, and potential sidewalk closures will not result in significant impacts relating to traffic and circulation.

Noise: The project would create 11 new residential units and two ADUs and would not exceed the City’s applicable significance thresholds related to noise or vibration.

The project would result in construction noise and vibrations similar to other multi-family construction projects within the City. There is nothing unique or particular about the project or its construction method that would suggest that the project would have greater construction noise or vibration impacts than other typical multi-family construction projects.

Conditions of approval have been added to ensure that approval of the project, including construction-related noise and operational noise associated with the project shall not exceed 55 db(A) in accordance with General Plan Policy NOI 1.2 (Noise-sensitive land uses) and will not result in any significant effects relating to noise.

Air Quality: The project would not generate air pollution as a residential use or result in any significant effects relating to air quality. Given the nature of the proposed residential use, project operations would not be a substantial source of toxic air contaminants and would not pose as a health risk to others. The project would be subject to conditions of approval 1168
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requiring conformance with the BAAQMD requirements for construction to reduce fugitive dust emissions resulting from construction.

Water Quality: The project would not exceed the City’s applicable significance thresholds related to water quality. The project site is currently developed within an urbanized environment. There are no lakes, creeks, or other surface waters in the immediate site vicinity.

The project is served by the City’s existing stormwater system and downstream conveyance channels that will receive runoff from the project.

The project is replacing less than 5,000 square feet of impervious surfaces and is not required to install a storm drain main. With implementation of all required standard conditions pertaining to stormwater, the project would not result in significant impacts related to water quality. The project is subject to MRP 3.0, Provision C.3, to treat stormwater runoff.

5. The site can be adequately served by all required utilities and public services.

The project is situated in an urban area that is served by all necessary municipal utilities (e.g., water, wastewater, stormwater, solid waste) and public services (e.g., fire, police, schools).

6. None of the exceptions in CEQA Guidelines Section 15300.2 apply.

Location: This exception does not apply to the project review because it is only applicable to Class 3, 4, 5, 6, and 11 exemptions. Class 32 exemptions are not excluded on the basis of location.

Cumulative Impact: This exception does not apply to the project as this development is the only project proposed at this time on the project site, and successive projects of the same type in the same place have not been approved or proposed. Furthermore, once the construction of the proposed project is complete, there would be no available space on the site for future development.

Significant Effect: This exception does not apply to the project because the City’s analysis has shown the project would not result in any significant effects relating to traffic, noise, air quality, water quality, or utilities and public services, and there are no unusual circumstances at the project site that would exacerbate environmental effects. The project site is flat, currently vacant, and does not have any other unusual circumstances, including proximity to scenic highways, hazardous waste conditions, or historical resources. The scope and size of the project do not differ from conditions in the surrounding vicinity. The project does not have any features that distinguish it from others in the exempt class, such as its size or location. The project site possesses no unusual features or environmental characteristics that distinguish it from other properties of the same size in the downtown area. The project site is located within an urban area, surrounded by development, and sensitive resources are not present. The project also does not include uses that would be considered unusual in the downtown area. The proposed residential use is consistent with the surrounding zoning and land uses, including consistency with the underlying General Plan, zoning designations, and development standards 1169
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in the DTPP. Therefore, there are no unusual circumstances related to the project or its surroundings that may lead to a significant effect on the environment.

Scenic Highways: This exception does not apply to this project site, as it is not located on, near, or prominently visible from any highway officially designated as a state scenic highway. Additionally, the project would not result in environmentally significant damage to any other scenic resources such as trees, historic buildings, rock outcroppings, or similar resources.

The site neither contains nor is it adjacent to any officially designated scenic resources. Although the project would remove two Heritage trees, such removals are permitted pursuant to the City’s Heritage Tree Removal Permit process, and the project would comply with standard requirements for tree replacement such that project tree counts and canopy would meet or exceed existing conditions.

Hazardous Waste Sites: This exception does not apply to the project as the City conducted a records search and found the project site is not included on any list compiled pursuant to Section 65962.5 of the Government Code.

Historical Resources: This exception does not apply as the project would not cause any substantial adverse change in the significance of a historical resource as the project site does not contain any existing historic resources or any known archaeological resources.

While such resources are not known to exist on the site, if any human remains, prehistoric, or historic-period cultural materials or similar historical resources are unearthed, City standard conditions of approval would address any unanticipated discoveries; and be it FURTHER RESOLVED: that the City Council hereby approves the Planned Community Permit, Development Review Permit, Density Bonus Application, and Heritage Tree Removal Permit to construct an 11-unit apartment complex and two detached ADUs located at 333 Franklin Street (APN 158-12-069) based on the findings above and subject to the applicant’s fulfillment of all the conditions of approval, which are attached hereto as Exhibit A and incorporated by reference as though fully set forth herein.

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, dedication requirements, reservation requirements, 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 other exactions. The applicant is hereby further notified that the 90-day appeal period in which the applicant may protest these 1170
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fees, dedications, reservations, and other exactions pursuant to Government Code Section 66020(a) has begun as of the date this Resolution is adopted. 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, dedications, reservations, or other exactions.
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Exhibit: A. Conditions of Approval
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CONDITIONS OF APPROVAL
APPLICATION NO.: PL-8889
333 FRANKLIN STREET
The applicant is hereby notified, as part of this application, that the applicant is required to meet the following conditions in accordance with the Mountain View City Code and the State of California. Where approval by a City Department Director or Official is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws, and regulations, and accepted practices for the item(s) under review. The applicant is hereby notified that the applicant is required to comply with all applicable codes or ordinances of the City of Mountain View and the State of California that pertain to this development and are noted herein.

This approval is granted to construct a three-story, multi-family building with 11 apartment units and two detached accessory dwelling units and remove two Heritage trees located on Assessor’s Parcel No. 158-12-069. Development shall be substantially as shown on the project materials listed below, except as may be modified by conditions contained herein, which are kept on file in the Planning Division of the Community Development Department:
a. Project plans prepared by Silicon Valley Custom Homes for David Chao, dated December 4, 2025. b. Color and materials board prepared by Silicon Valley Custom Homes for David Chao, dated November 3, 2025. c. Arborist Report prepared by Ray Morneau for David Chao, date February 14, 2023. d. Density Bonus Letter prepared by Silicon Valley Custom Homes for David Chao, dated April 20, 2026.

THIS REQUEST IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:

Planning Division—650-903-6306 or [email protected]

1. EXPIRATION: This permit is valid for a period of two years from the date of approval. This permit shall become null and void if building permits have not been issued and construction activity has not commenced within the two-year period unless a permit extension has been submitted to and approved by the Zoning Administrator at a duly noticed public hearing prior to the expiration date.

2. PERMIT EXTENSION: Zoning permits may be extended for up to two years after an Administrative Zoning public hearing, in compliance with procedures described in Chapter 36 of the City Code. An application for extension must be filed with the Planning Division, including appropriate fees, prior to the original expiration date of the permit(s).

3. PLANNING INSPECTION: Inspection(s) by the Planning Division are required for foundation, framing, application of exterior materials, and final completion of each structure to ensure that the construction matches the approved plans.

PERMIT SUBMITTAL REQUIREMENTS

4. AIR QUALITY: The applicant is required to secure a permit from the Bay Area Air Quality Management District or provide written assurance that no permit is required prior to issuance of a building permit.

5. CERTIFICATION OF BUILDING PERMIT PLANS: In a letter, the project architect shall certify the architectural design shown in the building permit plans match the approved plans. Any changes or modifications must be clearly noted in writing and shown on redlined plan sheets. The project architect shall also certify the structural plans are consistent with the architectural plans.

In the event of a discrepancy between the structural plans and the architectural plans, the architectural plans shall take precedence, and revised structural drawings shall be submitted to the Building Inspection Division.

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6. ACCESSORY STRUCTURE(S): Any future accessory structure on-site will require approval by the Planning Division and may require separate City permits.

7. ZONING INFORMATION: The following information must be listed on the title sheet of the building permit drawings: (a) zoning permit application number; (b) zoning district designation; (c) total floor area ratio and residential density in units per acre, if applicable; (d) lot area (in square feet and acreage); and (e) total number of parking spaces.

8. REVISIONS TO THE APPROVED PROJECT: Minor revisions to the approved project, including conditions of approval, shall require approval by the Zoning Administrator. Major modifications as determined by the Zoning Administrator shall require a duly noticed public hearing, which can be referred to the City Council.

9. FLOOR AREA RATIO (FAR) DIAGRAM: Building permit drawings must include a floor area ratio (FAR) diagram for each structure on-site, clearly identifying each level of the structure(s) and the gross area(s) which count toward floor area per required zoning calculations. The diagram must also clearly identify all areas which are exempt from FAR.

10. PAINT COLOR-CODING: At submittal of building plan check, provide color-coded elevations of each side of the building(s) detailing the location of all paint and stain colors, manufacturer, and color names.

11. GEOTECHNICAL REPORT: The applicant shall have a design-level geotechnical investigation prepared which includes recommendations to address and mitigate geologic hazards in accordance with the specifications of California Geological Survey (CGS) Special Publication 117, Guidelines for Evaluating and Mitigating Seismic Hazards, and the requirements of the Seismic Hazards Mapping Act. The report will be submitted to the City during building plan check, and the recommendations made in the geotechnical report will be implemented as part of the project and included in building permit drawings and civil drawings as needed. Recommendations may include considerations for design of permanent below-grade walls to resist static lateral earth pressures, lateral pressures causes by seismic activity, and traffic loads; method for backdraining walls to prevent the build-up of hydrostatic pressure; considerations for design of excavation shoring system; excavation monitoring; and seismic design.

12. SIGNAGE: No signs are approved as part of this application. Any new signage will require separate planning and/or building permits. Application form and submittal requirements are available online at www.mountainview.gov/planningforms.

13. SHARED DRIVEWAY GATE APPROVAL: Prior to issuance of any building permit, the property owner/applicant shall provide written approval from the adjacent property owner(s) to the north (325 Franklin Street, APN: 158-12-050) for the proposed shared driveway gate design, location, operation, and access arrangement. The written approval shall be submitted to the City’s Community Development Director or designee. [PROJECT SPECIFIC CONDITION]

SITE DEVELOPMENT AND BUILDING DESIGN

14. EXTERIOR MATERIALS: High-quality materials and finishes shall be used throughout the project and shall remain in compliance with the materials identified in the approved plans, except as modified by the conditions of approval herein. Details regarding all color and architectural details shall be provided in the building permit plan submittal and shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.

15. TRIM MATERIALS: Trim materials throughout the project shall be wood or high-density foam trim. Details of the specific placement, utilization, and finish of the trim materials shall be provided with the building permit drawings.

16. SPECIAL PAVING MATERIALS: The color, material, design, and product specifications for the special paving materials used onsite shall be submitted with the building permit drawings. Final paving design details shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.

17. WINDOWS: Manufacturer type, design, material, and installation details for all windows within the project shall be specified for each unit in the building permit drawings for review and approval by the Zoning Administrator prior to the issuance of building permits.

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18. MECHANICAL EQUIPMENT (GROUND SCREENING): All mechanical equipment, such as air condenser (AC) units or generators, shall be concealed behind opaque screening. No mechanical equipment is permitted on front porches or balconies but may be located in the fenced yard area or building rooftops.

19. TRASH ENCLOSURE: Details of an opaque screen trash enclosure are to be shown on building permit drawings and be approved by the Zoning Administrator prior to permit issuance. The trash enclosure should match the architectural design, color, and materials of the primary structure. For food-serving uses or trash compactors, the trash enclosure must be equipped with hot water, a drain inlet to the sanitary sewer system, and a locking device. An enclosure constructed to store trash/recycling/compost bins shall have a concrete pad the same width as the enclosure and extending a minimum 10’ beyond the enclosure access door(s). The concrete pad will be designed to accommodate the weight of a 60,000-pound collection vehicle.

20. FENCE(S)/WALL(S): All fencing and walls are to be shown on building plan drawings, including details on height, location, and material finish. No fence or wall shall exceed 6’ in height, measured from adjacent grade to the top of the fence or wall. The design and location must be approved by the Zoning Administrator and comply with all setback and traffic visibility area requirements.

21. PARKING SPACE DESIGN: All parking spaces (except parallel spaces) must be double-striped with 4” wide stripes. Double stripes shall be 18” apart, from outside edge to outside edge of the stripes, or 10” from inside edge to inside edge of the stripes.

The 8-1/2’ parking space width is measured from the center of one double stripe to the other, such that the space between stripes is 7’. For parallel parking spaces, only single-striped or tic-mark is required between spaces. Single stripes shall be measured from interior edge to interior edge of the stripe, such that the space between stripes is 24’.

22. BIKE PARKING FACILITIES: The applicant shall provide the following bike parking on the project site, which must be shown on building permit drawings:
a. Short-term bike parking for visitors at one bike space per 10 units. These spaces shall be provided as bike racks which must secure the frame and both wheels. Racks should be located near the building entrance (i.e., within constant visual range) unless it is demonstrated that they create a public hazard or it is infeasible. If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault and must include clear and visible signage leading to public bicycle parking if not visible from a street or public path. b. Long-term bike parking for residents at one bike space per unit. These spaces shall be in a secure location to protect against theft and may include, but are not limited to, bike lockers, enclosed cages, or other restricted interior areas. Any area used for long-term bike parking shall not be included in zoning calculations for floor area or building coverage.

TREES AND LANDSCAPING

23. LANDSCAPING: Detailed landscape plans encompassing on- and off-site plantable areas out to the street curb must be included in building permit drawings. Minimum plant sizes are flats or one-gallon containers for ground cover, five-gallon for shrubs, and 24” box for trees. The drawings must be approved by the Zoning Administrator prior to building permit issuance and implemented prior to occupancy. All plans should be prepared by a licensed Landscape Architect and should comply with the City’s Landscape Guidelines, including the Water Conservation in Landscaping Regulations (forms are available online at www.mountainview.gov/planningforms). Additional landscaping materials or modifications may be required by the Planning Division at final inspection to ensure adequate planting coverage and/or screening.

24. LANDSCAPE CERTIFICATION: Prior to occupancy, the Landscape Architect shall certify in writing the landscaping has been installed in accordance with all aspects of the approved landscape plans and final inspection(s), subject to final approval by the Zoning Administrator.

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25. LANDSCAPE SCREENING: All utility meters, lines, transformers, backflow preventers, etc., on-site or off-site, must be shown on all site plan drawings and landscape plan drawings. All such facilities shall be located so as to not interfere with landscape material growth and shall be screened in a manner which respects the building design and setback requirements. Additional landscaping materials or modifications may be required by the Planning Division at final inspection to ensure adequate plant screening.

26. TREE REMOVALS: Permits to remove, relocate, or otherwise alter Heritage trees cannot be implemented until a project building permit for new construction is secured and the project is pursued.

27. REPLACEMENT TREES: The applicant shall offset the loss of each Heritage tree with two replacement trees, for a total of four replacement trees. Each replacement tree shall be no smaller than a 24” box and shall be noted on the landscape plan as Heritage or street replacement trees.

28. STREET TREE PROTECTIONS: All designated City street trees are to be protected throughout construction activity with protection measures shown on building permit plans.

29. TREE PROTECTION MEASURES: The tree protection measures listed in the arborist’s report prepared by Ray Morneau and dated February 14, 2023, shall be included as notes on the title sheet of all grading and landscape plans. These measures shall include, but may not be limited to, 6’ chain link fencing at the drip line, a continuous maintenance and care program, and protective grading techniques. Also, no materials may be stored within the drip line of any tree on the project site.

30. IRREVOCABLE DAMAGE TO HERITAGE TREES: In the event one or more of the preserved Heritage tree(s) are not maintained and irrevocable damage or death of the tree(s) has occurred due to construction activity, a stop work order will be issued on the subject property and no construction activity shall occur for two (2) working days per damaged tree. The applicant will also be subject to a penalty fee at twice the tree valuation prior to damage; this fee applies to each Heritage tree damaged. No construction activity can resume until the penalty fee(s) have been paid to the City.

NOISE

31. MECHANICAL EQUIPMENT (NOISE): The noise emitted by any mechanical equipment shall not exceed a level of 55 dB(A) during the day or 50 dB(A) during the night, 10:00 p.m. to 7:00 a.m., when measured at any location on the adjoining residentially used property.

32. INTERIOR NOISE LEVELS: Construction drawings must confirm that measures have been taken to achieve an interior noise level of 45 dB(A)Ldn that shall be reviewed and approved by a qualified acoustical consultant prior to building permit submittal.

33. CONSTRUCTION NOISE REDUCTION: The following noise reduction measures shall be incorporated into construction plans and contractor specifications to reduce the impact of temporary construction-related noise on nearby properties: (a) comply with manufacturer’s muffler requirements on all construction equipment engines; (b) turn off construction equipment when not in use, where applicable; (c) locate stationary equipment as far as practical from receiving properties; (d) use temporary sound barriers or sound curtains around loud stationary equipment if the other noise reduction methods are not effective or possible; and (e) shroud or shield impact tools and use electric-powered rather than diesel-powered construction equipment.

34. SITE-SPECIFIC BUILDING ACOUSTICAL ANALYSIS: A qualified acoustical consultant will review final site plans, building elevations, and floor plans prior to construction to calculate expected interior noise levels as required by state noise regulations. Project-specific acoustical analyses are required by the California Building Code to confirm that the design results in interior noise levels reduced to 45 dB(A)Ldn or lower. The specific determination of what noise insulation treatments are necessary will be completed on a unit-by-unit basis. Results of the analysis, including the description of the necessary noise control treatments, will be submitted to the City along with the building plans and approved prior to issuance of a building permit. Building sound insulation requirements will include the provision of forced-air mechanical ventilation for all residential units as recommended by the qualified acoustical consultant, so that windows can be kept closed at the occupant’s discretion to control noise. Special building techniques (e.g., sound-rated windows and building facade treatments) will be implemented DRAFT
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as recommended by the qualified acoustical consultant to maintain interior noise levels at or below acceptable levels. These treatments will include, but are not limited to, sound-rated windows and doors, sound-rated wall construction, acoustical caulking, protected ventilation openings, etc.

CONSTRUCTION ACTIVITIES

35. SINGLE-PHASE DEVELOPMENT: Construction of the project shall be done in a single phase unless a phased construction project schedule is approved by the Zoning Administrator (or City Council).

36. CONSTRUCTION PARKING: The applicant shall prepare a construction parking management plan to address parking demands and impacts during the construction phase of the project by contractors or other continued operations on-site. The plan shall also include a monitoring and enforcement measure which specifies on-street parking is prohibited and will be monitored by the owner/operator of the property (or primary contractor), and penalties will be enforced by the owner/operator of the property (or primary contractor) for violations of on-street parking restrictions. Violations of this provision may result in a stopwork notice being issued by the City for development project. The construction parking management plan shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.

37. NOTICE OF CONSTRUCTION: The applicant shall notify neighbors within 750’ of the project site of the construction schedule in writing, prior to construction. For multi-phased construction, separate notices may be required for each phase of construction. A copy of the notice and the mailing list shall be submitted for review prior to issuance of building permits.

38. DISTURBANCE COORDINATOR: The applicant shall designate a “disturbance coordinator” who will be responsible for responding to any local complaints regarding construction noise. The coordinator (who may be an employee of the general contractor) will determine the cause of the complaint and will require that reasonable measures warranted to correct the problem be implemented. A telephone number of the noise disturbance coordinator shall be conspicuously posted at the construction site fence and on the notification sent to neighbors adjacent to the site. The sign must also list an emergency after-hours contact number for emergency personnel.

39. HEALTH AND SAFETY MEASURES: The permittee/contractor is responsible for preparing and implementing an appropriate health and safety plan to address the contamination and manage the operations in a safe manner and in compliance with the Cal/OSHA Construction Safety Orders and other state and federal requirements.

40. BASIC AIR QUALITY CONSTRUCTION MEASURES: The applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) to reduce fugitive dust emissions. Emission reduction measures will include, at a minimum, the following measures: (a) all exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) will be watered two times per day; (b) all haul trucks transporting soil, sand, or other loose material off-site will be covered; (c) all visible mud or dirt trackout onto adjacent public roads will be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; (d) all vehicle speeds on unpaved roads will be limited to 15 mph; (e) all roadways, driveways, and sidewalks to be paved will be completed as soon as possible. Building pads will be laid as soon as possible after grading unless seeding or soil binders are used; (f) idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measures Title 13, Section 2485, of the California Code of Regulations). Clear signage shall be provided for construction workers at all access points; (g) all construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications.

All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; and (h) post a publicly visible sign with the telephone number and person to contact at the City of Mountain View regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.

41. DISCOVERY OF CONTAMINATED SOILS: If contaminated soils are discovered, the applicant will ensure the contractor employs engineering controls and Best Management Practices (BMPs) to minimize human exposure to potential contaminants.

Engineering controls and construction BMPs will include, but not be limited to, the following: (a) contractor employees working on-site will be certified in OSHA’s 40-hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training; (b) the DRAFT
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contractor will stockpile soil during redevelopment activities to allow for proper characterization and evaluation of disposal options; (c) the contractor will monitor area around construction site for fugitive vapor emissions with appropriate field screening instrumentation; (d) the contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; (e) the contractor will place any stockpiled soil in areas shielded from prevailing winds; and (f) the contractor will cover the bottom of excavated areas with sheeting when work is not being performed.

42. DISCOVERY OF ARCHAEOLOGICAL RESOURCES: If prehistoric or historic-period cultural materials are unearthed during ground-disturbing activities, it is recommended that all work within 100’ of the find be halted until a qualified archaeologist and Native American representative can assess the significance of the find. Prehistoric materials might include obsidian and chert-flaked stone tools (e.g., projectile points, knives, scrapers) or tool-making debris; culturally darkened soil (“midden”) containing heat-affected rocks and artifacts; stone milling equipment (e.g., mortars, pestles, handstones, or milling slabs); and battered-stone tools, such as hammerstones and pitted stones. Historic-period materials might include stone, concrete, or adobe footings and walls; filled wells or privies; and deposits of metal, glass, and/or ceramic refuse. If the find is determined to be potentially significant, the archaeologist, in consultation with the Native American representative, will develop a treatment plan that could include site avoidance, capping, or data recovery.

43. DISCOVERY OF HUMAN REMAINS: In the event of the discovery of human remains during construction or demolition, there shall be no further excavation or disturbance of the site within a 50’ radius of the location of such discovery, or any nearby area reasonably suspected to overlie adjacent remains. The Santa Clara County Coroner shall be notified and shall make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to their authority, the Coroner shall notify the Native American Heritage Commission, which shall attempt to identify descendants of the deceased Native American. If no satisfactory agreement can be reached as to the disposition of the remains pursuant to this state law, then the landowner shall reinter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance. A final report shall be submitted to the City’s Community Development Director prior to release of a Certificate of Occupancy. This report shall contain a description of the mitigation programs and its results, including a description of the monitoring and testing resources analysis methodology and conclusions, and a description of the disposition/curation of the resources. The report shall verify completion of the mitigation program to the satisfaction of the City’s Community Development Director.

44. DISCOVERY OF PALEONTOLOGICAL RESOURCES: In the event that a fossil is discovered during construction of the project, excavations within 50’ of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The City shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the find is determined to be significant and if avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards.

45. NESTING BIRD SURVEY: To the extent practicable, vegetation removal and construction activities shall be performed from September 1 through January 31 to avoid the general nesting period for birds. If construction or vegetation removal cannot be performed during this period, preconstruction surveys will be performed no more than two days prior to construction activities to locate any active nests as follows:

The applicant shall be responsible for the retention of a qualified biologist to conduct a survey of the project site and surrounding 500’ for active nests—with particular emphasis on nests of migratory birds—if construction (including site preparation) will begin during the bird nesting season, from February 1 through August 31. If active nests are observed on either the project site or the surrounding area, the applicant, in coordination with the appropriate City staff, shall establish nodisturbance buffer zones around the nests, with the size to be determined in consultation with the California Department of Fish and Wildlife (usually 100’ for perching birds and 300’ for raptors). The no-disturbance buffer will remain in place until the biologist determines the nest is no longer active or the nesting season ends. If construction ceases for two days or more and then resumes during the nesting season, an additional survey will be necessary to avoid impacts on active bird nests that may be present.

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Housing Department—650-903-6190 or [email protected]

46. BMR RENTAL, PROVIDING UNITS: Prior to issuance of the first building permits for the project, the applicant shall enter into a recorded Below Market Rate (BMR) and Density Bonus Agreement with the City that will require the applicant to provide at least 15% of the total base density number of dwelling units within the development as BMR units consistent with Chapter 36, Article XIV, Divisions 1 and 2, of the City Code and the Below-Market-Rate Housing Program Administrative Guidelines and Directives. Prior to the issuance of the building permits, the applicant shall also submit a plan indicating the location, size, and phasing of BMR units. This results in a total of eight (8) units being available. The units will be designated as follows: seven (7) units at eighty percent (80%) Area Median Income (AMI) and one (1) unit at fifty percent (50%) AMI. This is in accordance with the units outlined in the Affordable Housing Compliance Plan dated April 20, 2026, including BMR unit locations indicated on the plan set provided to the Housing Department dated April 20, 2026. The BMR units may be counted toward the replacement units and Density Bonus unit requirements, provided the strictest AMI limits are applied. The Housing Department reserves the right to review, approve, or deny any modifications to the BMR Affordable Housing Compliance Plan or unit delivery.

47. BMR AND DENSITY BONUS AGREEMENT, PROCESS: Prior to the first building permit submittal, the applicant shall contact the Housing Department at 650-903-6190 to begin preparation of a BMR and Density Bonus agreement for the project. The applicant shall submit the following information: (a) a copy of the Findings Report or Conditions of Approval; (b) a legal description of the property; (c) a site plan indicating the location, size, and phasing of BMR units in compliance with the City’s BMR Ordinance; (d) updated affordable housing compliance plan; and (e) additional information as requested by the Housing Department. The BMR and Density Bonus agreement must be recorded prior to the issuance of the first building permit for the project.

48. DENSITY BONUS, AFFORDABLE HOUSING UNITS: Under provisions of the State Density Bonus Law, the applicant must submit an offer to construct eight (8) affordable rental units for eighty percent (80%) AMI and below. The applicant shall enter into an agreement with the City consistent with the Costa-Hawkins Act, as applicable, that addresses these on-site affordable rental housing units requirements, which shall be executed and recorded against the property prior to issuance of the first building permit for the project.

49. DENSITY BONUS, RENTAL UNITS: Under State Density Bonus Law, rents for the lower-income affordable units that qualify the project for a density bonus shall be set at “affordable rent” as defined in Health and Safety Code (HSC) Section 50053. If there is no federal funding for the project, then the rule regarding “family size” shall be consistent with the HSC Section 50052.5(h), including the use of federal rules and regulations if applicable to the project.

50. REPLACEMENT UNITS: In compliance with the State Housing Crisis Act (California Government Code section 66300.6.) and Density Bonus Law, the applicant shall replace eight (8) Protected Units with units at a comparable size at an affordable rent or an affordable housing cost in the new development. Each unit must be deed-restricted at an affordable cost for and occupancy by a household in the same or lower income category (i.e., low-income, very low-income, extremely low-income) as the tenant household in occupancy at the time the Notice of Intent to develop the site was issued. If the tenant household in occupancy at the time the Notice of Intent to develop the site was issued was above low-income, the income was unknown, or the unit was vacant, the unit must be deed-restricted at 80% AMI or below. The deed restriction shall be effectuated by an affordability restriction, covenant, or agreement, as approved by the City Attorney, which shall be recorded prior to issuance of the first building permit. One 2-bedroom, four 1-bedroom, and three studio units are required as replacement units in the new construction. These eight (8) units may also count toward the applicant’s BMR and Density Bonus unit requirements.

Building Division—650-903-6313 or [email protected] Entitlement review by the Building Division is preliminary. Building and Fire plan check reviews are separate permit processes applied for once the zoning approval has been obtained and appeal period has concluded; a formal permit submittal to the Building Division is required. Plan check review shall determine the specific requirements and construction compliance in accordance with adopted local, state, and federal codes for all building and/or fire permits. For more information on submittal requirements and timelines, contact the Building Division online at www.mountainview.gov/building. It is a violation of the MVCC for any building occupancy or construction to commence without the proper building and/or fire permits and issued Certificate of Occupancy.

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51. BUILDING CODES: Construction plans will need to meet the current codes adopted by the Building Division upon building permit submittal. Current codes are the 2025 California Building Standards Codes, Title 24: Building, Residential, Fire, Electrical, Mechanical, Plumbing, CALGreen, CALEnergy, Historical, and Existing Building, in conjunction with any local amendments adopted by the City of Mountain View.

52. USE AND OCCUPANCY CLASSIFICATION: Provide proposed use(s) and occupancy(ies) for the proposed project per the CBC, Chapter 3.

53. MOUNTAIN VIEW GREEN BUILDING CODE/REACH CODE: The project shall comply with the Mountain View Green Building Code/Reach Code requirements, based on the scope of work, which are available online at www.mountainview.gov/greenbuilding.

54. DWELLING UNIT SEPARATION: Private garage separation required per the CBC, Section 406.3.2.

55. OPENING PROTECTION: Openings from a private garage directly into a room used for sleeping purposes shall not be permitted per the CRC, Section R302.5.1.

56. BUILDING HEIGHT AND NUMBER OF STORIES: The project shall comply with the requirements per the CBC, Chapter 5, Section 504.

57. BUILDING AREA: The project shall comply with the requirements per the CBC, Chapter 5, Section 506.

58. MIXED USE AND OCCUPANCY: The project shall comply with the requirements per the CBC, Chapter 5, Section 508.

59. OCCUPANCY SEPARATION: Proper separation is required to be provided between occupancies per the CBC, Table 508.4.

60. TYPE OF CONSTRUCTION: Provide the type of proposed construction per Chapter 6 of the CBC.

61. FIRE AND SMOKE PROTECTION FEATURES: The project shall comply with the requirements per the CBC, Chapter 7.

62. MINIMUM DISTANCE OF PROJECTIONS: The project shall comply with the requirements per the CBC, Chapter 7 (Table 705.2).

63. BUILDINGS ON THE SAME LOT: The project shall comply with the requirements per the CBC, Chapter 7, Section 705.3.

64. FIRE-RESISTANCE RATING FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE: The project shall comply with the requirements per the CBC, Chapter 7 (Table 705.5).

65. MAXIMUM AREA OF EXTERIOR WALL OPENINGS BASED ON FIRE SEPARATION DISTANCE AND DEGREE OF OPENING PROTECTION: The project shall comply with the requirements per the CBC, Chapter 7 (Table 705.8).

66. MEANS OF EGRESS: The project is required to comply with the requirements per the CBC, Chapter 10, Means of Egress.

67. MEANS OF EGRESS: The project is required to comply with the requirements per the CBC, Chapter 10, Means of Egress.

68. OCCUPANT LOAD: The project shall comply with Table 1004.5, Maximum Floor Area Allowance per Occupant, per the CBC, Chapter 10, Section 1004.

69. EMERGENCY ESCAPE AND RESCUE: The project shall comply with the egress window requirements per the CBC, Section 1031.

70. ACCESSIBILITY REQUIREMENTS:
• Chapter 11A: The project will be required to comply with the accessibility requirements in the CBC, Chapter 11A.

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71. MVGBC CALGREEN: The project shall comply with the Mountain View CALGreen checklist requirements available online at www.mountainview.gov/greenbuilding.

72. UTILITIES: No utilities shall cross property lines.

73. SERVICE DISCONNECT: The service-disconnecting means shall have a rating of not less than 125 amperes, as amended in MVCC Section 8.44.10.

74. ADDRESSES: All street names, street numbers, residential apartment numbers, ADU numbers, and suite numbers will be processed by the Building Division prior to permit issuance.

75. SCHOOL IMPACT FEE: The project is subject to school impact fees. To obtain information, fee estimates, and procedures, please contact the following local school districts: Mountain View Los Altos Union High School District at www.mvla.net or 650-940-4650; and Mountain View Whisman School District at www.mvwsd.org or 650-526-3500; or Los Altos School District at www.lasdschools.org or 650-947-1150.

76. DEMOLITION PERMIT(S): Demolition permit(s) are issued under a separate permit application. Visit the City of Mountain View Building Division online at www.mountainview.gov/building or contact by phone at 650-903-6313 to obtain information and submittal requirements.

77. PEDESTRIAN PROTECTION: Pedestrians shall be protected during construction, remodeling, and demolition; additionally, if required, signs shall be provided to direct pedestrian traffic. Provide sufficient information at the time of building plan submittal of how pedestrians will be protected from construction activity per the CBC, Section 3306.

78. WORK HOURS/CONSTRUCTION SITE SIGNAGE: No work shall commence on the job site prior to 7:00 a.m. nor continue later than 6:00 p.m., Monday through Friday, nor shall any work be permitted on Saturday or Sunday or any holiday unless prior approval is granted by the Chief Building Official. The general contractor, applicant, developer, or property owner shall erect a sign at all construction site entrances/exits to advise subcontractors and material suppliers of the working hours (see job card for specifics) and contact information, including an after-hours contact. Violation of this condition of approval may be subject to the penalties outlined in Section 8.06.05 of the MVCC and/or suspension of building permits.

79. RESPONSIBLE CONSTRUCTION: This project is subject to the City’s Responsible Construction Ordinance. For projects covered by this Ordinance, owners, contractors, and/or qualifying subcontractors are required to acknowledge responsibilities and make specified certifications upon completion of a project. The required certifications include that: (a) employees are provided written wage statements and notice of employers’ pay practices as required under state law (or, alternatively, are covered by a valid collective bargaining agreement); and (b) they have no unpaid wage theft judgements. Acknowledgement forms are required to be submitted at building permit application, which is available online at www.mountainview.gov/building. More information is available at www.mountainview.gov/wagetheft.

Fire Department—650-903-6343 or [email protected]

FIRE PROTECTION SYSTEMS AND EQUIPMENT

80. FIRE SPRINKLER SYSTEM: Provide an automatic fire sprinkler system to be monitored by a central station monitoring alarm company. This monitoring shall include water flow indicators and tamper switches on all control valves. Shop-quality drawings shall be submitted electronically for review and approval. The underground fire service system shall be approved prior to approval of the automatic fire sprinkler system. All work shall conform to NFPA 13, NFPA 24, NFPA 72, and Mountain View Fire Department specifications. (City Code Sections 14.10.30 and 14.10.31 and California Fire Code Section 903.) DRAFT
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81. FIRE EXTINGUISHERS: Install one 2-A:10-B:C fire extinguisher for every 50’/75’ of travel or every 3,000 square feet. Fire extinguisher locations shall be indicated on the architectural floor plans. (California Code of Regulations, Title 19, Chapter 3, and California Fire Code, Section 906.)

82. AUTOMATIC/MANUAL FIRE ALARM SYSTEM: Provide an approved automatic/manual fire alarm system in accordance with California Fire Code and Mountain View Fire Department specifications. Shop-quality drawings shall be submitted electronically for review and approval. Prior to occupancy, the system shall be field-tested, approved, and in service. Provisions shall be made for monthly testing, maintenance, and service. (California Fire Code, Section 907, and Mountain View City Code, Section 14.10.36 and 14.10.37.)

83. SMOKE ALARMS: All residential occupancies shall be provided with California State Fire Marshal-listed smoke alarms. Smoke alarms shall be installed in accordance with the California Building Code and the approved manufacturer’s instructions. (California Fire Code, Section 907.2.11.)

84. CARBON MONOXIDE ALARMS: All residential occupancies shall be provided with carbon monoxide alarms. Carbon monoxide alarms shall be installed in accordance with the California Building Code and the approved manufacturer’s instructions. (California Fire Code, Section 915.)

FIRE DEPARTMENT ACCESS

85. LOCKBOX: Install an approved key lockbox per the Fire Protection Engineer’s directions. (California Fire Code, Section 506.)

EGRESS AND FIRE SAFETY

86. INTERIOR WALL AND CEILING FINISHES: Interior finishes shall have a flame-spread rating in accordance with the California Building Code, Chapter 8, and California Code of Regulations, Title 19, Section 3.21.

87. ON-SITE DRAWINGS: Submit electronic (.pdf) drawing files according to Fire Department specifications prior to final Certificate of Occupancy.

HAZARDOUS CONDITIONS

88. ELECTRICAL ENERGY STORAGE SYSTEMS: Electrical Energy Storage Systems shall comply with the California Fire Code, Section 1207.

EXTERIOR IMPROVEMENTS

89. REFUSE AREAS: Refuse areas within 5’ of combustible construction or building openings shall be protected with automatic fire sprinklers. A maximum of two sprinkler heads are permitted off a 1” domestic water service. Approved accessible shutoff valves shall be provided. (California Fire Code, Section 304.3.)

90. PREMISES IDENTIFICATION: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Address signs shall be a minimum of 6” in height and a minimum of 0.5” in width. (Mountain View City Code, Section 14.10.18.) OTHER

91. EMERGENCY ESCAPE OPENING ACCESS: Provide clear space and ladder pads at ground level for emergency escape opening access in R occupancies. Ladder pads shall be accessible by fire crews with a three-section, 12’ long ladder. Awnings and window shades shall be designed to not interfere with ladder access. (California Building Code, Section 1031.)

92. EMERGENCY RESPONDER RADIO COVERAGE: All buildings shall have approved radio coverage for emergency responders within the building. (California Fire Code, Section 510.) DRAFT
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Public Works Department—650-903-6311 or [email protected]

OWNERSHIP AND PROPERTY

93. PRELIMINARY TITLE REPORT: At first submittal of the building permit and improvement plans, the applicant shall submit to the Public Works Department a current preliminary title report or land deed (dated within six months of the first submittal) indicating the exact name of the current legal owners of the property(ies), their type of ownership (individual, partnership, corporation, etc.), and legal description of the property(ies) involved. 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 applicant shall provide an updated title report to the Public Works Department upon request. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).

FEES AND PARK LAND

94. PLAN CHECK AND INSPECTION FEE: Prior to the issuance of any building permits, 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.

95. TRANSPORTATION IMPACT FEE: Prior to the issuance of any building permits, the applicant shall pay the transportation impact fee for the development. If the project qualifies under Senate Bill (SB) 937, the project may request the deferral of payment of this fee until final inspection granting occupancy. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on the square footage of the development. Credit is given for the existing site use(s), as applicable.

96. WATER AND SEWER CAPACITY CHARGES: Prior to the issuance of any building permits, the applicant shall pay the water and sewer capacity fees for the development. If the project qualifies under SB 937, the project may request the deferral of the payment of this fee until final inspection granting occupancy. The water and sewer capacity charges for residential connections are based on the number and type of dwelling units. Separate capacity charges apply for different types of residential categories to reflect the estimated demand of each type of connection. The water and sewer capacity charges for nonresidential connections are based on the water meter size, building area, and building use, respectively. Credit is given for the existing site use(s) and meter size(s), as applicable.

STREET IMPROVEMENTS

97. PUBLIC IMPROVEMENTS: Install or reconstruct standard public improvements required for the project and as required by Chapters 27 and 28 of the City Code. These public improvements include, but are not limited to, curb, gutter, sidewalk, driveway, and utility connections.

98. EXCAVATION PERMIT: For projects with any work within the public right-of-way, upon first submittal of the building permit and improvement plans, submit a complete Excavation Permit Application for all applicable work within the public right-of-way to the Public Works Department. Permit applications are available online from the Development Permits website at:
https://developmentpermits.mountainview.gov/about-permits/applications. All work within the City right-of-way must be consolidated on the site, off-site, and/or utility plans. Plans of the work, traffic control plans for work within the public roadway and/or easement, insurance certificate and endorsements, and permit fees are required with the Excavation Permit Application.

99. ENCROACHMENT RESTRICTIONS: Private facilities, including, but not limited to, structures, steps, doors (including door swing), handrails, backflow preventers, signs, fences, retaining curbs, and retaining walls shall not encroach into the public right-ofway and/or street easement. 100. SPECIAL PAVERS AND CONCRETE: Pavers, colored concrete, and textured concrete shall not be installed within the public street or sidewalk.

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101. DRIVEWAY SIGHT TRIANGLE: Within the pedestrian and/or vehicle traffic safety sight triangle(s), for the project site and adjacent properties, the site shall be compliant with height and clearance requirements per the Public Works Standard Details and to the satisfaction of the Public Works Director. The project is required to remove or modify all objects, including, but not limited to, landscape, hardscape, signs, mailboxes, planters, retaining walls, seat walls, bicycle racks, partitions, buildings, and other structures, parking stalls, etc., that are not compliant with safety triangle height and clearance requirements. 102. ROADWAY SIGNING, STRIPING, AND PAVEMENT MARKINGS: Signing and striping plans shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD). All new striping and pavement markings shall be thermoplastic. All striping and markings damaged and/or removed as part of construction and pavement work shall be replaced with thermoplastic striping. The specific areas of work shall be clearly identified and shown on the plans to the satisfaction of the City Traffic Engineer.
103. RED CURB AT DRIVEWAY ENTRANCES: Street curbs adjacent to driveway entrances, including entrances to underground parking garages, shall be painted red a minimum of 10’ in each direction, as determined and approved by the City Traffic Engineer. The specific areas of work shall be clearly identified and shown on the plans. 104. STOP-CONTROLLED SITE EGRESS: All egress points to public streets or public easements shall be stop-controlled to address conflict points with pedestrians, bicyclists, and vehicles as they enter a public roadway. Stop-controlled egress shall include STOP signs, a limit line, and “STOP” pavement marking(s). The specific areas of work shall be clearly identified and shown on the plans.

CURBS, SIDEWALKS, AND DRIVEWAYS
105. DRIVEWAY APPROACH AND ADA SIDEWALK REQUIREMENTS: A minimum 4’ wide Americans with Disabilities Act-compliant public sidewalk shall be provided behind new and existing driveway approaches. Tapers(conforms)may be provided to connect the proposed public sidewalk on each side of the proposed driveway. The specific areas of work shall be clearly identified and shown on the plans.
106. CURB, GUTTER, SIDEWALK IMPROVEMENTS: Replace the portion of existing monolithic sidewalk along Franklin Street with new landscape. The sidewalk shall be detached with a landscape strip and designed with a consistent 2% cross-slope from the top of the curb to back of the sidewalk and minimal grade breaks in the longitudinal slope of the curb line. The specific limits of work shall be clearly identified and shown on the plans.

STREET TREES
107. STREET TREES: Install standard City street trees along the street frontage, including where there are gaps in the space of existing street trees.
108. STREET TREE IRRIGATION: Street trees are to be irrigated by the property owner(s) in accordance with Chapter 32 of the City Code.

UTILITIES
109. WATER AND SEWER SERVICE: Each dwelling, townhouse, apartment house, restaurant, or place of business shall have its own water meter and sanitary sewer lateral in accordance with City Code Section 35.38. All new services are required and shall be installed in accordance with City standards.
110. SEPARATE FIRE SERVICE: Domestic water and fire services shall have separate lines connected to the City’s water main, except when supplying NFPA 13D fire sprinkler systems, as approved by the City Fire Protection Engineer. On-site fire lines, post indicator valves, Fire Department connections, and detector checks also require approval from the City’s Fire Protection Engineer.

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111. SEPARATE IRRIGATION SERVICE AND METER: A separate water service and water meter for irrigation will be required. The existing water service may be adequate to serve multiple meters, depending on size, and would require advance approval from the Public Works Director.
112. UTILITY SERVICES: The size and location of all existing and new water meters, backflow preventers, potable water services, recycled water services, fire services, sewer laterals, sewer cleanouts, storm drain laterals, storm cleanouts/inlets, gate valves, manholes, and utility mains shall be shown on the plans. Sewer laterals, potable water services, and fire services shall have a minimum 5’ horizontal separation from each other. Recycled water and potable water shall have a minimum 10’ horizontal separation from each other. New potable water and recycled water services shall have a minimum 5’ clearance from trees, and new sewer laterals shall have a minimum 10’ clearance from trees. Angled connections within service lines shall not be allowed. Utility profiles shall be required for all new services.

Existing water services shall be shown to be disconnected and abandoned at the main in accordance with City standards, unless they are satisfactory for reuse, as determined by the Public Services Division. Water services 4” or larger that are not reused shall be abandoned at the main by removing the gate valve and installing a blind flange and thrust block at the tee. Existing sanitary sewer laterals and storm connections that are not reused shall be abandoned, and existing face-of-curb drains that are not reused shall be removed.
113. REUSE OF EXISTING SEWER LATERAL: City records show the existing sewer lateral was constructed as part of the original development and may have outlived its useful life. Unless the applicant conducts a video inspection of the lateral and it is determined by the City to be in satisfactory condition for reuse, the construction of a new sewer lateral from the property line to the City main will be required, including the installation of a new property line sewer cleanout.

Prior to the issuance of any building permits, the applicant shall conduct a video inspection of the lateral. A representative from the Public Services Division must be present to observe the video inspection. Please contact the Public Services Division’s Wastewater Supervisor at 650-903-6329 to schedule a City maintenance person to be present at time of video inspection.

After reviewing the recording, the City will determine if the lateral and/or cleanout requires replacement. If an existing cleanout is not present, a new cleanout shall be installed. If a new sewer lateral is required, it shall be installed with 10’ minimum horizontal clearance from any existing trees to protect against root intrusion and 5’ minimum horizontal clearance from the existing water service to protect against cross-contamination. The applicant shall submit an Excavation Permit Application for replacement/installation and pay any applicable fees prior to the issuance of any building permits. 114. SANITARY SEWER CLEANOUT: A one-way sanitary sewer cleanout shall be installed in accordance with City standards. 115. WATER AND SEWER APPLICATIONS: Upon first submittal of the building permit and improvement plans, the applicant shall submit complete applications for water and sewer service to the Public Works Department if new water services, water meters, fire services, or sewer laterals are required. Any unpaid water and sanitary sewer fees must also be paid prior to the issuance of any permits.
116. ON-SITE UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained by the property owner(s) and shall be noted on the plans.

GRADING AND DRAINAGE IMPROVEMENTS (ON-SITE)
117. DRAINAGE PLANS: On-site drainage plans shall be included in the building plans. 118. DRAINAGE REQUIREMENTS: On-site parking lots and driveways (other than single-family residential) shall not surface-drain across public sidewalks or driveway aprons. Storm drain laterals from the site shall be installed with a property line inlet or manhole and connect to existing storm drain manholes or curb inlets if at all possible.

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SOLID WASTE AND RECYCLING
119. RECOLOGY MOUNTAIN VIEW: The applicant/contractor must be in compliance and shall include the following as a note on the building permit and improvement plans: “Recology Mountain View is the City’s exclusive hauler for recycling and disposal of construction and demolition debris. For all debris boxes, contact Recology. Using another hauler may violate City Code Sections 16.13 and 16.17 and result in code enforcement action.” 120. MOUNTAIN VIEW GREEN BUILDING CODE/CONSTRUCTION AND DEMOLITION ORDINANCE: If this project is subject to the requirements of the Mountain View Green Building Code, a Construction and Demolition Waste Management Plan shall be submitted with the building permit application and approved by the Public Works Solid Waste and Recycling Division prior to the issuance of a building permit. A Final Construction and Demolition Waste Management Plan shall be submitted and approved prior to final inspection.
121. TRASH ROOMS AND/OR ENCLOSURES: Trash rooms and/or enclosures shall be used only for trash, recycling, and compost containers and shall not be used for storage at any time. Access door to the trash facility shall be clearly labeled “Trash Room.” 122. TRASH ENCLOSURE DESIGN AND DETAILS: Include trash plan sheet and enclosure details on a separate sheet in the initial building plans.

This 12-unit residential property must have trash, recycling, and organics/composting service. Display on the plans the trash room layout, location, and dimensions to scale with minimum service levels: one 2-yard trash, two 96-gallon paper recycling, one 96-gallon container recycling, and one 64-gallon compost. • The trash room shall have the minimum interior measures of approximately 16’2”x8’5-1/2”, including interior curbs or footing. The trash room shall be 174.06 square feet.
• The trash room shall maintain 1’ between bins, interior curbs, and walls. If there is no interior berm or curb, there shall be bumpers on the walls to avoid damage from bins hitting them. The trash room shall have a 6’ wide gate and a minimum 9’ interior vertical clearance to allow for the trash bin lid to open and close. • The trash room must have signage with sorting instructions according to the City’s programs. All signage must be approved by the Solid Waste Program Manager prior to installation. • The path of travel to roll out the trash bin to the street for servicing must be flat and smooth. Bins will not be rolled over curbs, pavers, or stamped surfaces.
• There shall be a trash staging area that is 10’x4’, including a curb or bumper to protect the building wall from damage from the trash bin hitting it. The staging area shall be a smooth, flat concrete surface. The staging area must be displayed and labeled on the architectural, civil, and landscape plans. • The driveway gate must be able to be secured in the fully open position while the driver is rolling the bin out of and back into the trash staging area. The gate must be a minimum of 4’ wide. The driver shall perform roll-out service for the DRAFT
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trash bin from the staging area to Franklin Street, where service will occur. The collection vehicle shall not drive onto the property to service. The trash collection route on Plan Sheet A-1.1 is not approved by the Solid Waste Program. • Property maintenance shall be responsible for transporting all containers to and from the trash room for collection. The trash bin will be placed in the staging area, and the carts will be placed curb-side on Franklin Street. Bins and carts are to be removed promptly after collection and placed back inside the trash room. • Trash rooms are for collection containers only and not for other storage and shall be labeled “Trash Room.” Post “No Parking” signage in front of the trash room gate.
• Any movement of bins over 30’ is subject to hauler rollout fees. The current rollout fee is $0.75 per foot per container per month.
• Maintain overhead clearances of 15’ in the travelway and 22’ at the point of collection.

CONSTRUCTION ACTIVITIES, NOTES, AND OTHER APPROVALS
123. SANTA CLARA VALLEY WATER DISTRICT WELLS: Santa Clara Valley Water District (Valley Water) requires the following note to be labeled on the building and improvement plans: “While the Santa Clara Valley Water District (Valley Water) has records for most wells located in the County, it is always possible that a well exists that is not in Valley Water’s records. If previously unknown wells are found on the subject property during development, they must be properly destroyed under permit from Valley Water or registered with Valley Water and protected from damage.” 124. STREET CLEANING: The owner/developer shall comply with and include the following note on the off-site, or grading/drainage, or utility plans: “The prime contractor or developer is to hire a street cleaning contractor to clean up dirt and debris from City streets that are attributable to the development’s construction activities. The street cleaning contractor is to have the capability of sweeping the streets with both a broom-type sweeper and a regenerative air vacuum sweeper, as directed by the Public Works Director or designated representative.”
125. OCCUPANCY RELEASE (RESIDENTIAL): The owner/developer shall comply with and include the following note on the off-site or grading/drainage or utility plans: “For residential developments, no residential units will be released for occupancy unless the improvements to be constructed to City standards and/or to be accepted for maintenance by the City, including water meters and sanitary sewer cleanouts as well as trash rooms and/or enclosures, are substantially complete per the City of Mountain View Standard Provisions for Public Works construction. The Public Works Director shall make the determination of what public improvements are substantially complete.”
Fire and Environmental Protection Division—650-903-6378 or [email protected]

ENVIRONMENTAL SAFETY
For more information, guidelines, design criteria, or materials about urban runoff conditions, contact the Fire and Environmental Protection Division of the Fire Department at 650-903-6378 or online at www.mountainview.gov/fep. “Stormwater Quality Guidelines for Development Projects” can be accessed on the Fire Department website at www.mountainview.gov/fepforms. 126. CONSTRUCTION BEST MANAGEMENT PRACTICES: All construction projects shall be conducted in a manner which prevents the release of hazardous materials, hazardous waste, polluted water, and sediments to the storm drain system. 127. CONSTRUCTION SEDIMENT AND EROSION CONTROL PLAN: The applicant shall submit a written plan acceptable to the City which shows controls that will be used at the site to minimize sediment runoff and erosion during storm events. The plan should include installation of the following items where appropriate: (a) silt fences around the site perimeter; (b) gravel bags surrounding catch basins; (c) filter fabric over catch basins; (d) covering of exposed stockpiles; (e) concrete washout areas; (f) stabilized rock/gravel driveways at points of egress from the site; and (g) vegetation, hydroseeding, or other soil stabilization methods for high-erosion areas. The plan should also include routine street sweeping and storm drain catch basin cleaning.

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128. ENGINEERED DRAWINGS: Treatment systems and/or porous pavement, pavers, and other uncompacted surfaces require engineered drawings.
129. LANDSCAPE DESIGN: Landscape design shall minimize runoff and promote surface filtration. Examples include: (a) no steep slopes exceeding 10%; (b) using mulches in planter areas without ground cover to avoid sedimentation runoff; (c) installing plants with low water requirements; and (d) installing appropriate plants for the location in accordance with appropriate climate zones. Identify which practices will be used in the building plan submittal. 130. EFFICIENT IRRIGATION: Common areas shall employ efficient irrigation to avoid excess irrigation runoff. Examples include:
(a) setting irrigation timers to avoid runoff by splitting irrigations into several short cycles; (b) employing multi-programmable irrigation controllers; (c) employing rain shutoff devices to prevent irrigation after significant precipitation; (d) use of drip irrigation for all planter areas which have a shrub density that will cause excessive spray interference of an overhead system; and (e) use of flow reducers to mitigate broken heads next to sidewalks, streets, and driveways. Identify which practices will be used in the building plan submittal.
131. FIRE SPRINKLERED BUILDINGS: New buildings that will have fire sprinkler systems shall be provided with a sanitary sewer drain in a protected area, which can adequately accommodate sprinkler water discharged during sprinkler system draining or activation of the inspector test valve. Show the location and provide a detail of the fire sprinkler drain on the plans. 132. OUTDOOR STORAGE AREAS (INCLUDING GARBAGE ENCLOSURES): Outdoor storage areas (for storage of equipment or materials which could decompose, disintegrate, leak, or otherwise contaminate stormwater runoff), including garbage enclosures, shall be designed to prevent the run-on of stormwater and runoff of spills by all of the following: (a) paving the area with concrete or other nonpermeable surface; (b) covering the area; and (c) sloping the area inward (negative slope) or installing a berm or curb around its perimeter. There shall be no storm drains in the outdoor storage area. 133. STORMWATER TREATMENT (C.3): This project will create or replace more than five thousand (5,000) square feet of impervious surface; therefore, stormwater runoff shall be directed to approved permanent treatment controls as described in the City’s guidance document entitled, “Stormwater Quality Guidelines for Development Projects.” Runoff from portions of the public right of way (e.g., sidewalks, curb extensions, pavement replacement, and curb and gutter replacement in the street frontage) that are constructed or reconstructed as part of Regulated Projects will also need to be treated using Low-Impact Development (LID) measures. The City’s guidelines also describe the requirement to select LID types of stormwater treatment controls; the types of projects that are exempt from this requirement; and the Infeasibility and Special Projects exemptions from the LID requirement.

The “Stormwater Quality Guidelines for Development Projects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the treatment controls that will be installed. Include three stamped and signed copies of the Final Stormwater Management Plan with the building plan submittal. The Stormwater Management Plan must include a stamped and signed certification by a qualified Engineer, stating that the Stormwater Management Plan complies with the City’s guidelines and the State NPDES Permit. Stormwater treatment controls required under this condition may be required to enter into a formal recorded Maintenance Agreement with the City. 134. STORMWATER MANAGEMENT PLAN—THIRD-PARTY ENGINEER’S CERTIFICATION: The Final Stormwater Management Plan must be certified by a qualified third-party engineer that the proposed stormwater treatment controls comply with the City’s Guidelines and Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP). A list of qualified engineers is available at the following link: https://scvurppp.org/wp-content/uploads/2022/12/SCVURPPP-Qualified-Consultants-ListMemo_December-2022.pdf. 135. SITE DESIGN MEASURES FOR SMALL PROJECTS AND DETACHED SINGLE-FAMILY HOMES: Stormwater site design measures are required for the following project types: (1) residential and nonresidential projects that create or replace greater than 2,500 square feet of impervious surface and less than 10,000 square feet of impervious surface; and (2) detached single-family DRAFT
1187
CDD/VK
PL-8889-COA Page 17 of 17
homes that create or replace greater than 2,500 square feet of impervious surface. Projects that meet either of these criteria are required to install one or more of the stormwater site design measures listed below:
• Direct roof runoff to cisterns or rain barrels for reuse. • Direct roof runoff onto vegetated areas.
• Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas. • Construct sidewalks, walkways, and/or patios with permeable paving materials. • Construct bike lanes, driveways, and/or uncovered parking lots with permeable paving materials.

Indicate the stormwater site design measure that will be installed for the project. 136. FULL TRASH CAPTURE: Projects located in “moderate,” “high,” or “very high” trash generating areas as outlined in the City’s Long-Term Trash Load Reduction Plan that are undergoing site improvements shall install full trash capture protection within the existing storm drain system. Examples of full trash capture systems include large trash capture devices, such as hydrodynamic separators or media filtration systems, or small trash capture devices, such as storm drain catch basin connector pipe screens. The full-trash capture device must be selected from the list of State Water Board approved devices:
https://www.waterboards.ca.gov/water_issues/programs/stormwater/trash_implementation.html. Once installed, the property owner or property manager shall be responsible for maintaining the trash capture device. Maintenance shall be completed in accordance with the manufacturer’s recommended frequency, but at a minimum of one time per year. Indicate the type of full trash capture device that will be installed to remove trash from runoff for the entire project site and include details for the installation of the trash capture system(s) in the building plans for the project. 137. PLAN REVIEW AND PERMIT INSPECTION SERVICE FEES: Plan review and permit inspection services are subject to fees. An invoice will be issued for plan review and inspections and a receipt verifying fee payment will be required prior to final building plan approval.

NOTE: Decisions of the Zoning Administrator may be appealed to the City Council in compliance with Chapter 36 of the City Code. An appeal shall be filed in the City Clerk’s Office within 10 calendar days following the date of mailing of the findings. Appeals shall be accompanied by a filing fee. No building permits may be issued or occupancy authorized during this appeal period.

NOTE: As required by California Government Code Section 66020, the applicant is hereby notified that the 90-day period has begun as of the date of approval of this application, in which the applicant may protest any fees, dedications, reservations, or other exactions imposed by the City as part of this approval or as a condition of approval. The fees, dedications, reservations, or other exactions are described in the approved plans, conditions of approval, and/or the adopted City fee schedule.

DRAFT
1188

F R A N K L I N S T R E E T

HEAT PUMP HEAT PUMP
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
THE OWNERS AFTER THE CONSTRUCTION IS FINISHED.
(WEATHER-BASED) CONTROLLER.

OPENINGS SHALL BE COVERED DURING CONSTRUCTION.
(RECYCLING OR REUSE)
* INSTALL HIGH-EFFICIENCY IRRIGATION SYSTEM. SYSTEM HAS SMART * DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT GreenPoint Rated Checklist:
* DIVERT 50% (BY WEIGHT) OF ALL CONSTRUCTION AND DEMOLITION WASTE. * HOMEOWNER MANUAL OF GREEN FEATURES/BENEFITS SHALL BE GIVEN TO THE * ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, & AEROSOL PAINT CONTAINERS MUST REMAIN ON THE SITE FOR FIELD VERIFICATION BY THE BUILDING INSPECTOR.

CGBSC 4.504.
* PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY THE GENERAL CONTRACTOR OR

THE OWNER/BUILDER (FOR ANY OWNER/BUILDER PROJECTS) MUST BE PROVIDED TO

THE CITY OF MOUNTAIN VIEW BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES,

CARPET SYSTEMS (INCLUDING CARPETING, CUSHION & ADHESIVE), RESILIENT FLOORING

SYSTEMS, & COMPOSITE WOOD PRODUCTS INSTALLED ON THIS PROJECT ARE WITHIN THE EMISSION LIMITS SPECIFIED IN CGBSC 4.504.

Attachment 2
1189

F R A N K L I N S T R E E T

F R A N K L I N S T R E E T
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1190

PAVEMENT AREA
B =
A = 3'X14'= 42 SF
5'x5'= 25 SF
3197.14 SF
F =
E = 10'1"X1'7"= 15.96 SF
5'2"X1'7" = 8.18 SF
C = 27'X5'= 135.01 SF

OPEN SPACE AREA
1789.26 SF LOPEN SPACE SUBTOTAL

PAVEMENT AREA SUBTOTAL I
G = 35'X3' = 104.98 SF
D = 101'1"X3' = 303.20 SF K A BC J D
H = 8'1"X1'5"= 11.44 SF
I = 35'10"X3'2" = 113.46 SF

PERMEABLE PAVEMENT

LANDSCAPE AREA

CONCRETE FE I H G M
K = 4'2"X11' = 45.83 SF
M =
L = 35'10"X26'= 931.62 SF
142'8"X10' = 1426.67 SF
J = 15'7"X2'2" = 33.79 SF A BC J D FE I H G
(PEDESTRIAN WALKWAY + LANDSCAPE AREA) b
d =
c = 116'8"X2'0"= 233.33 SF
26'X4'2"= 108.38 SF
b = 27'X9'= 243.00 SF
a =
g = 21'11"X7'4"= 168.04 SF
f = 22'4"X4'2"= 93.06 SF
e = 4'9"X7'4"= 34.85 SF a
9'X5'= 45.00 SF
B =
A = 3'X14'= 42 SF
5'x5'= 25 SF
F =
E = 10'1"X1'7"= 15.96 SF
5'2"X1'7" = 8.18 SF
C = 27'X5'= 135.01 SF
G = 35'X3' = 104.98 SF
D = 101'1"X3' = 303.20 SF
H = 8'1"X1'5"= 11.44 SF
I = 35'10"X3'2" = 113.46 SF
J = 15'7"X2'2" = 33.79 SF c e d f g
PEDESTRIAN WALKWAY 793.02 SF
LANDSCAPE AREA 996.24 SF h j i k
h = 13'5"'X1'7"= 21.24 SF
k = 13'10"X1'5"= 19.60 SF
j = 13'11"X1'5"= 19.71 SF
i = 6'4"X1'7"= 10.03 SF
LANDSCAPE AREA b
d =
c = 116'8"X2'0"= 233.33 SF
26'X4'2"= 108.38 SF
b = 27'X9'= 243.00 SF
a =
g = 21'11"X7'4"= 168.04 SF
f = 22'4"X4'2"= 93.06 SF
e = 4'9"X7'4"= 34.85 SF a
9'X5'= 45.00 SF c e d f g LANDSCAPE AREA SUBTOTAL 996.24 SF h j i k h = 13'5"'X1'7"= 21.24 SF
k = 13'10"X1'5"= 19.60 SF
j = 13'11"X1'5"= 19.71 SF
i = 6'4"X1'7"= 10.03 SF
(1789.25 SF OF 7500 SF)

23.86%
(3197.13 SF OF 7500 SF)

42.63%
(996.24 SF OF 7500 SF)

13.28%
A. PAVEMENT AREA
B. OPEN SPACE AREA
C. LANDSCAPE AREA
(PEDESTRIAN WALKWAY + AUTOMOBILE AREA)
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1191
MAIN BUILDING FIRST FLOOR - 2,887.54 SF LIVING ROOM BEDROOM LIVING ROOM KITCHEN W/H W/D BATH LIVING ROOM LIVING ROOM BATH BEDROOM LIVING ROOMKITCHEN W/H W/D BATH ROOM W/H PATIO BATH W/H W/D W/D KITCHEN KITCHEN W/H W/H W/D W/D KITCHEN BATH BATH 4.22 S.F. 3.56 S.F. 4.22 S.F. 3.56 S.F. W/D W/D W/D LAUNDRY

FLOOR PLAN NOTES
”
×
” ”
” ” ”
″ ®

PROJECT INFORMATION
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1192
LIVING ROOM KITCHEN LIVING ROOM KITCHEN W/H W/D BEDROOM LIVING ROOM KITCHEN BATH ROOM W.I.C PATIO PATIO W/HW/D BEDROOM LIVING ROOM KITCHEN BATH ROOM W.I.C W/H W/D BEDROOM BATH ROOM W.I.C W/HW/D BEDROOM BATH ROOM W.I.C MAIN BUILDING SECOND FLOOR - 3,217.23 SF STORAGE 20.28 S.F. 3.56 S.F. 3.56 S.F. 3.56 S.F. 3.56 S.F. STORAGE 34.82 S.F. (UNDER STAIRS) STORAGE 27.24 S.F. (UNDER STAIRS)

FLOOR PLAN NOTES
”
×
” ”
” ” ”
″ ®

PROJECT INFORMATION
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1193
LIVING ROOM KITCHEN KITCHEN BEDROOM 1 LIVING ROOM M. BEDROOM MAIN BUILDING THIRD FLOOR - 2,612.43 SF BEDROOM 1 BATH 2 M. BEDROOM W/H W/D W.I.C BATH 1 STORAGE STORAGE 16.09 S.F. 16.09 S.F. STORAGE 10.21 S.F. BATH 1 STORAGE 10.21 S.F. BATH 2 W/D W/H W.I.C

FLOOR PLAN NOTES
”
×
” ”
” ” ”
″ ®

PROJECT INFORMATION
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1194

W/H BATH ROOM
W/D BEDROOM 1 BEDROOM 2 LIVING ROOM KITCHEN DINING BEDROOM LIVING ROOM KITCHEN W/H

W/D BATH ROOM
2 DETACHED ADU SECOND FLOOR - 1544.54 SF 3.56 S.F. 4.75 S.F. 4.87 S.F.

FLOOR PLAN NOTES
ceiling recessed downlight luminaires shall not have screw installed to provide decorative lighting.
electronic ballasts.
recessed downlight luminaires are classified as high efficacy they are ceritified to the Commission as High Efficacy Light Sources

9. Any light source not otherwise listed in this table. bases regardless of lamp type as described in Section 150.0(k)1C

8. All light sources in ceiling recessed downlight luminaires. Note that

6. Inseparable SSL luminaires containing colored light sources that are

5. LED light sources installed outdoors.

4. Luminaires with hardwired high frequency generator and induction lamp.

3. High pressure sodium light sources.

2. Pulse-start metal halide light sources.

1. Pin-based linear or compact fluorescent light sources using in accordance with Reference Joint Appendix JA8 and be marked as Light sources in this column are only considered to be high efficacy if and are not required to comply with Reference Joint Appendix JA8 Light sources in this column other than those installed in ceiling Light sources shall comply with one of the columns below:

High Efficacy Light Sources
TABLE 150.0-A CLASSIFICATION OF HIGH EFFICACY LIGHT SOURCES required by JA8.

NOTE:
”
×
” ”
” ” ”
″ ®
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1195
12 4.5
12 9
A. PROPOSED FRONT ELEVATION - MAIN BUILDING
333
12 9
GENERAL NOTE:

ELEVATION NOTES: ”
” ” ” ” ”
” ”
”
” ”
”
” ” ” ”
”
”
”
” ” ”
”
” ® ®
®
12 9
B. PROPOSED REAR ELEVATION - MAIN BUILDING
12 4.5
12 9
12 9
B. PROPOSED REAR ELEVATION - MAIN BUILDING
12 4.5
12 9
33"x35"

HEAT PUMP (WALL MOUNT)
31"x21-1/2"

HEAT PUMP (WALL MOUNT)
12 HEAT PUMP(31"x21-1/2") 15,000 BTU
FOR STUDIOS, 1 BED UNITS.
2 HEAT PUMP(33"x35") 36,000 BTU
FOR 2 BED UNITS.

EXTERIOR BUILDING FINISH:
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1196
C. PROPOSED RIGHT ELEVATION (SOUTH) - MAIN BUILDING
12 9
12 9
D. PROPOSED LEFT ELEVATION (NORTH) - MAIN BUILDING
12 9
12 9
GENERAL NOTE:

ELEVATION NOTES:

EXTERIOR BUILDING FINISH:
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1197
C. PROPOSED LEFT ELEVATION (NORTH) - DETACHED ADU
D. PROPOSED RIGHT ELEVATION (SOUTH) - DETACHED ADU B. PROPOSED REAR ELEVATION - DETACHED ADU GENERAL NOTE:

ELEVATION NOTES: ”
” ” ” ” ”
” ”
”
” ”
”
” ” ” ”
”
”
”
” ” ”
”
” ® ®
®
A. PROPOSED FRONT ELEVATION - DETACHED ADU
12 4
EXTERIOR BUILDING FINISH:
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1198

MAIN BUILDING DETACHED ADU
B. PROPOSED SIDE OVERALL ELEVATION - RIGHT
C. PROPOSED RIGHT ELEVATION (SOUTH) - MAIN BUILDING
12 9
12 9
B. PROPOSED SIDE OVERALL ELEVATION - LEFT (NORTH)

DETACHED ADU MAIN BUILDING
12 9
12 9
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
* HVAC SYSTEM INSTALLERS MUST BE TRAINED AND CERTIFIED AND SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUST BE QUALIFIED.
* CHECK MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND FLOOR FRAMING FEFORE ENCLOSURE. * PROTECT DOCUMENTATION OF VOC LIMITS AND FINISH MATERIALS. * PROTECT ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS AT EXTERIOR WALLS AGAINST THE PASSAGE OF RODENTS.

GreenPoint Rated Checklist:
* REDUCE FORMALDEHYDE IN INTERIOR FINISH - MEET CURRENT CARB AIRBORNE TOXIC CONTROL MEASURE (ATCM) FOR COMPOSITE WOOD FORMALDEHYDE LIMITS BY MANDATORY COMPLIANCE DATES. * USE LOW-VOC CAULKS, CONSTRUCTION ADHESIVES AND SEALANTS THAT MEET SCAQMD RULE 1168. * USE LOW-VOC COATINGS THAT MEET SCAQMD RULE 1113.
* LOW-VOC INTERIOR WALL/CEILING PAINTS. (<50 GPL VOCS REGARDLESS OF SHEEN) * ALL CARPET AND 80% OF RESILIENT FLOORING IS LOW EMITTING. * CARPET & CARPET SYSTEMS SHALL BE COMPLIANT WITH VOC LIMITS. (4.504.3) 2019 CPC PER CGBSC 4.303.3.2.
* ALL PLUMBING FIXTURES & FITTINGS SHALL MEET THE STANDARDS REFERENCED IN TABLE 1401.1 OF * DUCT SYSTEMS ARE SIZED, DESIGNED, AND EQUIPMENT IS SELECTED PER SEC. 4.507.2. HVAC SYSTEM

INSTALLERS MUST BE TRAINED AND CERTIFIED AND SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUT BE QUALIFIED.
* INSTALL WHOLE HOUSE FAN W/ INSULATED LOUVERS/COVERS (MIN. R-4.2) WHICH CLOSE WHEN THE FAN IS OFF.
* HIGH EFFICIENCY KITCHEN AND UTILITY FAUCETS ≤ 1.8 GPM. * HIGH EFFICIENCY BATHROOM FAUCETS ≤ 1.5 GPM AT 60 PSI.

GreenPoint Rated Checklist:
* INSTALL ENERGY STAR BATHROOM FANS ON TIMER AND HUMIDISTAT. * COMPLIANCE WITH ASHRAE 62.2 MECHANICAL VENTILATION STANDARDS. (AS ADOPTED IN T-24 PART 6) * DESIGN AND INSTALL HVAC SYSTEM TO ACCA MANUAL J, D, AND S RECOMMENDATIONS. * INSTALL ONLY HIGH EFFICIENCY TOILETS. (DUAL-FLUSH OR ≤ 1.28 GPF) PER CPC 402.2.2. * HIGH EFFICIENCY SHOWERHEADS ≤ 2.0 GPM AT 80 PSI. (MULTIPLE SHOWERHEADS SHALL NOT EXCEED MAX. FLOW RATES)
Attachment 2
1199
1ST FLOOR AREA CALCULATION
E =
F =
D =
C = 9'8"X2'7"= 24.98 SF
4'0"X6'3"= 25.00 SF
17'6"X17'2"= 300.38 SF
13'6"X2'7"= 34.98 SF
UNIT 101(BMR) 584.17 SF
B = 17'6"X17'2"= 300.38 SF
A = 35'0"X17'10"= 624.16 SF

FIRST FLOOR - MAIN BUILDING

SECOND FLOOR - MAIN BUILDING

THIRD FLOOR - MAIN BUILDING

SECOND FLOOR - DETACHED ADU
K = 9'8"X2'7"= 24.98 SF
J = 4'0"X6'3"= 25.00 SF
H =
I =
9'8"X7'4"= 70.89 SF
9'8"X7'4"= 70.89 SF
G = 4'0"X6'3"= 25.00 SF
L = 17'6"X17'2"= 300.38 SF
M = 4'0"X6'3"= 25.00 SF
N = 13'6"X2'7"= 34.98 SF
O = 17'6"X17'2"= 300.38 SF
P = 4'0"X7'10"= 31.33 SF
Q = 31'0"X17'10"= 552.84 SF
R = 3'10"X12'6"= 47.91 SF
UNIT 102(BMR) 350.36 SF
UNIT 103(BMR) 624.16 SF
UNIT 104(BMR) 360.36 SF
UNIT 106(BMR) 360.36 SF
COMMON AREA 608.13 SF
1ST FLOOR SUBTOTAL 2,887.54 SF
S = 3'10"X7'4"= 28.08 SF
T = 13'6"X13'7"= 183.39 SF
U = 6'0"X11'7"= 69.50 SF
V = 17'6"X6'8"= 116.66 SF
W = 19'6"X17'4"= 337.96 SF
d = 17'6"X6'8"= 116.66 SF
X =
Y =
Z =
a =
b = 39'0"X7'4"= 285.99 SF
c = 19'6"X17'4"= 337.90 SF
e = 13'6"X13'7"= 183.39 SF
f = 6'0"X11'7"= 69.50 SF
g = 4'0"X2'0"= 8.00 SF
h =
i =
j =
k =
l =
13'6"X13'7"= 183.39 SF
6'0"X11'7"= 69.50 SF
17'6"X6'8"= 116.66 SF
19'6"X17'4"= 337.96 SF
17'6"X6'8"= 116.66 SF
19'6"X17'4"= 337.90 SF
6'0"X11'7"= 69.50 SF
13'6"X13'7"= 183.39 SF
4'0"X2'0"= 8.00 SF
UNIT 202 707.51 SF
UNIT 203(BMR) 707.51 SF
UNIT 201 715.45 SF
UNIT 204 715.45 SF
COMMON AREA 371.31 SF
2ND FLOOR SUBTOTAL 3,217.23 SF
ADU SUBTOTAL 1544.54 SF
Ee =
Dd = 22'4"X3'2"= 114.03 SF
Ff =
666.04 SF
COMMON AREA 70.72 SF
21'10"X37'0"= 807.78 SF
18'0"X37'0"= 666.04 SF
2ND FLOOR AREA CALCULATION

ADU FLOOR AREA CALCULATION
UNIT 333-B(BMR)
UNIT 333-A(BMR) 807.78 SF
W/H W/D W/H W/D Ee Ff Dd UP W/H W/D W/H W/D W/H UP W/H W/D W/D W/H W/H W/D W/D A
B
E
C
D
J
H
K
GM
F
I N
L
O
Q
R
P
s aa
aa = 10'X4'= 40.00 SF W/H W/D W/HW/D W/H W/D W/HW/D
T
U
X
Y
V
Z
W
a
b
c
h
d i e
f j k
g l
bb = 6'8"X2'0"= 13.33 SF
cc = 6'8"X2'0"= 13.33 SF
ee = 6'8"X2'0"= 13.33 SF
ff = 6'8"X2'0"= 13.33 SF
gg = 4'X2'= 8.00 SF cc bbee ff gg
W/H W/D W/D W/H m
n
p
sw
v
tx
u
y
z Cc Bb Dd Ee
3RD FLOOR SUBTOTAL 2,612.43 SF
o = 14'6"X4'8"= 67.69 SF
m = 16'6"X12'7"= 207.58 SF
n = 16'6"X13'6"= 222.74 SF
p = 14'6"X6'8"= 96.66 SF
q = 16'6"X2'11"= 48.13 SF
x =
r = 33'X15'5"= 508.84 SF
s = 18'9"X3'8"= 68.71 SF
t = 5'3"X3'8"= 19.24 SF
v = 5'0"X7'4"= 36.64 SF
w = 18'9"X3'8"= 68.75 SF
Aa =
y =
z =
UNIT 302
Cc =
Bb =
UNIT 301
1,243.08 SF
1,174.34 SF
COMMON AREA 195.01 SF
5'3"X3'8"= 19.24 SF
2'0"X1'9"= 3.49 SF
33'0"X15'5"= 508.84 SF
16'6"X2'11"= 48.13 SF
14'6"X6'8"= 96.66 SF
14'6"X4'8"= 67.66 SF
3RD FLOOR AREA CALCULATION
o
q
r
u = 2'0"X1'9"= 3.49 SF Aa
Dd = 16'6"X12'7"= 207.58 SF
Ee = 16'6"X13'6"= 222.74 SF hh ii jj kk ll mm hh = 4'8"X2'0"= 9.33 SF ii = 6'8"X2'0"= 13.33 SF
jj = 2'0"X7'4"= 36.64 SF
kk = 2'0"X3'10"= 7.66 SF
ll = 2'0"X4'8"= 9.33 SF
mm = 2'0"X6'8"= 13.33 SF oo
oo = 12'X2'= 24.00 SF W/D W/D W/D
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1200
The trash room shall have
bumpers on the walls to avoid
damage from colliding with
the bins.

A

LOT COVERAGE CALCULATION
A = 35'0"X82'6"= 2887.20 SF
(BUILDING FOOTPRINT

1. BUILDING FOOTPRINT
LOT COVERAGE TOTAL 3231.72 SF
B =

2. TRASH ROOM
16'2"X9'6"= 153.58 SF
D =

3. STORAGE
15'6"X11'= 170.50 SF
TRASH ROOM + STORAGE)
B
D
C
C = 13' 7-1/2"X1'6"= 20.44 SF
TRASH ROOM TOTAL 174.02 SF
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes

SOLAR PANEL CALCULATION
SOLAR PANEL DIMENSION: 74" X 41.1".

TOTAL ANNUAL CONSUMPTION OF 13 UNITS IS 64,100 KWH,
79 PANELS MINMUM GENERATE 64,158 KWH.

EACH SOLAR PANEL GENERATE 0.445 KW/HR
PER DAY 0.445 KW/HR X 5 HRS = 2.225 KWH
PER YEAR 2.225 KWH X 365 DAYS = 812.125 KWH
TWO 2-BEDROOM UNITS: 6,500 KWH X 3 = 19,500 KWH
SEVEN 1-BEDROOM UNITS: 5,000 KWH X 7 = 35,000 KWH
THREE STUDIO UNITS: 3,200 KWH X 3 = 9,600 KWH
Attachment 2
1201

4.5:12
ROOF RIDGE 9:12 9:12 9:12 9:12 9:12 4.5:12 4.5:12 4.5:12 9:12 9:12 9:12 9:12 FLAT FLAT 682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes

SOLAR PANEL CALCULATION
SOLAR PANEL DIMENSION: 74" X 41.1".

TOTAL ANNUAL CONSUMPTION OF 13 UNITS IS 64,100 KWH,
79 PANELS MINMUM GENERATE 64,158 KWH.

EACH SOLAR PANEL GENERATE 0.445 KW/HR
PER DAY 0.445 KW/HR X 5 HRS = 2.225 KWH
PER YEAR 2.225 KWH X 365 DAYS = 812.125 KWH
TWO 2-BEDROOM UNITS: 6,500 KWH X 3 = 19,500 KWH
SEVEN 1-BEDROOM UNITS: 5,000 KWH X 7 = 35,000 KWH
THREE STUDIO UNITS: 3,200 KWH X 3 = 9,600 KWH
Attachment 2
1202
A. BUILDING CROSS SECTION (MAIN)
12 9
12 9

LIVING ROOM LIVING ROOM LAUNDRY LIVING ROOM
BEDROOM 1 BATH 1 LIVING ROOM LIVING ROOM BATH 1 BEDROOM 1

BEDROOM BATH ROOM LIVING ROOM LIVING ROOM BATH ROOM BEDROOM LIVING ROOM BEDROOM 1 BEDROOM 2
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1203
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1204
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1205
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1206
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Silicon Valley Custom Homes
Attachment 2
1207
Silicon Valley Custom Homes
682 Villa Street, Suite C1
Mountain View, CA 94041
www.svcustomhomes.com
(408) 204-0345
Attachment 2
1208
1/10/2021
A7
Attachment 2
1209
EXISTING UTILITY NOTE:

NOTES:

EARTHWORK QUANTITIES

SHEET INDEX
PROJECT DATA:

I. STANDARD GRADING NOTES
II. DUST CONTROL
III. FIRE PROTECTION NOTE
IV. FIRE SERVICE INSTALLATION

GRADING AND DRAINAGE PLAN
FOR
333 FRANKLIN STREET
MOUNTAIN VIEW, CA 94041
APN 158-12-069
LEGEND & ABBREVIATIONS REVISED PER ROUND 2 COMMENTS HP 08/12/25 REVISED PER ROUND 3 COMMENTS HP 10/24/25

VICINITY MAP
Attachment 2
1210

F R A N K L I N S T R E E T
APN 158-12-077
LOT SIZE = 7,520± SF

MAIN BUILDING
TRASH

STORAGE
WLK
B1 = 2,848 SF
PATIO
B2 = 203 SF
B4 = 1,763 SF
B5 = 468 SF
B6 = 174 SF
B3 = 40 SF
B8 = 71 SF
TRASH

STAGING AREA
LD
LD
ADU
B7 = 171 SF LD
LS = 1,391 SF

PAVER DWY
B9 = 16 SF
B11 = 291 SF
B13 = 163 SF B12 = 187 SF
B14 = 36 SF
B15 = 193 SF
B10 = 203 SF F R A N K L I N S T R E E T
A3 = 791 SF
APN 158-12-077
LOT SIZE = 7,520± SF TRACT NO. 9243 733 M 29
A1 = 2,861 SF
A2 = 2,122 SF

EX DWY

EX BUILDING EX CARPORT

EX DWY

EX WLK
A4 = 94 SF
LS = 1,451 SF
A5 = 205 SF

EX PORCH

EX PORCH
A6 = 311 SF
A7 = 207 SF
A8 = 161 SF
A9 = 36 SF
A10 = 193 SF REVISED PER ROUND 2 COMMENTS HP 08/12/25 REVISED PER ROUND 3 COMMENTS HP 10/24/25

SITE PLAN

DEMOLITION PLAN
LEGEND
APN 158-12-069
LOT SIZE = 7,524 ± SF
APN 158-12-069
LOT SIZE = 7,524 ± SF
APN 158-12-048
APN 158-12-048
Attachment 2
1211

F R A N K L I N S T R E E T
APN 158-12-077
LOT SIZE = 7,520± SF TRACT NO. 9243 733 M 29

MAIN BUILDING
TRASH

STORAGE
WLK
PATIO
LD
LD
ADU LD
PAVER DWY REVISED PER ROUND 2 COMMENTS HP 08/12/25 REVISED PER ROUND 3 COMMENTS HP 10/24/25 APN 158-12-048
INSPECTION & MAINTENANCE :

SOURCE CONTROL MEASURES:

SITE DESIGN MEASURES:

TREATMENT SYSTEM:

LEGEND

BIORETENTION DETAIL
APN 158-12-069
LOT SIZE = 7,524 ± SF
Attachment 2
1212
F R A N K L I N S T R E E T APN 158-12-077 LOT SIZE = 7,520± SF TRACT NO. 9243
733 M 29 MAIN BUILDING TRASH STORAGE WLK PATIO TRASH STAGING AREA 1ST FF= 76.92' LD LD 76.50' 76.30' 76.28' 2ND FF= 84.92' 3RD FF= 93.92' FF= 76.16' 2ND FF= 85.0' ADU

84.43'
LD PAVER DWY SECTION A-A MAIN HOUSE 1ST FF = 76.92 DWY SECTION B-B MAIN HOUSE 1ST FF = 76.92 FRANKLIN ST STORAGE ADU 2ND FF = 85.0 PARKING FF=76.16 SECTION C-C TRASHADU 2ND FF = 85.0STORAGE FF=76.16 DWY REVISED PER ROUND 2 COMMENTS HP 08/12/25
REVISED PER ROUND 3 COMMENTS HP 10/24/25 HANGING FLOOR JOIST DETAIL APN 158-12-069 LOT SIZE = 7,524 ± SF APN 158-12-048 SWALE TYPICAL SECTION DETAIL A - 9"x9" GRATE FINISH GRADE DETAIL DETAIL B - BUBBLER BOX Attachment
2 1213
F R A N K L I N S T R E E T APN 158-12-077 LOT SIZE = 7,520± SF TRACT NO. 9243
733 M 29 MAIN BUILDING TRASH STORAGE WLK PATIO TRASH STAGING AREA 1ST FF= 76.92' LD LD 76.50' 76.30' 76.28' 2ND FF= 84.92' 3RD FF= 93.92' FF = 76.16' 2ND FF= 85.0' ADU

84.43'

LD PAVER DWY SECTION D - D
REVISED PER ROUND 2 COMMENTS HP 08/12/25
REVISED PER ROUND 3 COMMENTS HP 10/24/25 APN 158-12-069 LOT SIZE = 7,524 ± SF APN 158-12-048 SECTION E - E Attachment 2
1214

F R A N K L I N S T R E E T
APN 158-12-077
LOT SIZE = 7,520± SF
APN 158-12-066 TRACT NO. 9243 733 M 29

MAIN BUILDING
TRASH

STORAGE
WLK
PATIO
TRASH

STAGING AREA
LD
LD
ADU LD
PAVER DWY REVISED PER ROUND 2 COMMENTS HP 08/12/25 REVISED PER ROUND 3 COMMENTS HP 10/24/25 NOTES:

EXISTING PROPOSED
LEGEND:

APN 158-12-048
APN 158-12-069
LOT SIZE = 7,524 ± SF
Attachment 2
1215

F R A N K L I N S T R E E T
APN 158-12-077
LOT SIZE = 7,520± SF TRACT NO. 9243 733 M 29

MAIN BUILDING
TRASH

STORAGE
WLK
PATIO
TRASH

STAGING AREA
LD
LD
ADU LD
PAVER DWY REVISED PER ROUND 2 COMMENTS HP 08/12/25 REVISED PER ROUND 3 COMMENTS HP 10/24/25 APN 158-12-069
LOT SIZE = 7,524 ± SF
APN 158-12-048
LEGEND
Attachment 2
1216
REVISED PER ROUND 2 COMMENTS HP 08/12/25 REVISED PER ROUND 3 COMMENTS HP 10/24/25 Attachment 2
1217
REVISED PER ROUND 2 COMMENTS HP 08/12/25 REVISED PER ROUND 3 COMMENTS HP 10/24/25 Attachment 2
1218
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 
 
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
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

 

   

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  
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
 
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

 


 
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 
 
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  
 
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  
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


ProposedLandscapePlan
L-1
Plant List
Symbol Quantity Botanical Name Common Name Specification Ht. x spread
Water
usage
Native
Tree
POD 1 Podocarpus gracilior Fern Pine 24" box, std. 45'x20' L No   Laurus nobilis 'Saratoga'   
  No
       No Shrubs
RHA
6 Rhamnus californica Coffeeberry 15 Gal. 4'-8'x4'-8'' L Yes 
 Arctostaphylos densiflora
‘Howard McMinn’
 5 Gal.  L Yes
       Yes CAR 5 Carpenteria californica
‘Elizabeth’
Bush Anemone 5 Gal. 6'x6' L Yes
Groundcover /Lawn Alternate
BAC 28 Baccharis pilularis ‘Pigeon
Point’
Dwarf Coyote Brush 1 Gal. 2'x8' L Yes
PHY    


  Yes
Total Plants: 416
Very Low /Low water Plants: 413
Percentage of low water used plant: 99.28%
California native plant: 412
Percentage of California Native Plan: 99.04%
Notes:1. All pictures references online pictures

2. Water usage of plant is referred from online
plant database of
Bay Area Water Supply & Conservation Agency
LEGEND
Concrete area

SITE DATA
Front yard in 14' setback
Total Area 698 sq ft



 

 
 
 
          
New 6-foot wood fence/gate

PLANTING SCHEDULE
Proposed 6' Fence
wood, good neighbor fence
New woodFence 6' (typ.)
Existing Triadica sebifera
8" dia at R.O.W
TPZ 80" radiusTree protection typ II
See L-2
Existing Lagerstroemia indica16" dia at R.O.W
TPZ 160" radiusTree protection typ II. See L-2
Existing Redwood
40" dia at project site
to be removed.

Ref to Arborist reportReplaced by
(1) 24 inch(2) 15 gal.

Existing dead Maple
42" dia at project site
to be removed.

Ref to Arborist report
(1) POD
24" BOX

EXISTING TREE AND MITIGATION
Plant List
Symbol Botanical Name Size
(dia)
TPZ
(r.)
Condition Protected Remove Replacement Tree
protection
1 Triadica sebifera 8"  good 

No No Type II
2 Lagerstroemia
indica
16"  good 

No No Type II
 Sequoia
sempervirens
40"  good   (1) Podocarpus gracilior
24" box
(2 ) Laurus nobilis
'Saratoga' 15 gal
  42"     (1)  1 2
3 4 Planting area at open space
permeable paver
01/02/2026
Drawing Title
Sheet Title
Owners of333 Franklin Street
Mountain View CA 94041
Muzik Design Studio
Agnes Tung/Xiaoyan Sun
(239) 410-9251
[email protected]
Plan Prepared byProperty Owner:
1117 Wayne Way
San Mateo, CA 94403
(239) 410-9251
Drawing Scale

RESIDENTIALLANDSCAPEPLAN
Franklin
3 3 3

ST AT E
OF
C
A

L I FORN I A
R

TCETI HCRA
PE
AND
S
CA
L

RET IS GE
Date
ED
Signature
78 5 O. N N

N SU YA
OAI X
7 8-1-25
 PER PLANNING CYCLE 2 COMMENTS
PER PLANNING CYCLE 3
COMMENTS 
ProposedLandscapePlan

PLANT INFORMATION
TREE
Podocarpus graciliorFern Pine
Water Usage: Low
Growth Rate: Moderate
Mature Size: 45'x20'
SHRUB
Carpenteria californica
‘Elizabeth’
Bush Anemone
Water Usage: Low
Growth Rate: fast
Mature Size: 6'x6'

GROUNDCOVER
Baccharis pilularis ‘Pigeon Point’Dwarf Coyote Brush
Water Usage: Low
Growth Rate: Fast
Mature Size: 2'x8'
Tree protection fence
(18) BAC

GROUNDCOVER
(5) CAR
(3) ARC
SHRUB
Rhamnus californicaKohuhu Pittosporum
Water Usage: Medium
Growth Rate: Fast
Mature Size: 8'x8'
SHRUB
Arctostaphylos densiflora
‘Howard McMinn’ Manzanita
Water Usage: Low
Growth Rate: fast
Mature Size: 6'x6'
(6) BAC

GROUNDCOVER
(3) RHA
Groundcover in front yard
SHRUB

Bush Monkey Flower
Water Usage: Low
Growth Rate: fast
Mature Size: 4'x4'
(17) DIP

PLANT NEXT TO PATH

AVOID DRAINAGE AREA
(1) 24 INCH

TREE, MIN
NEED TO DIG 36"X36"X36"FOR ONE TREE
proposed drain location
see civil plan
(4) BAC

GROUNDCOVER
(2) LAU
15 GAL12' O.C.

SITE DATA PER A-0
(1) ACE TO REPLACE

DEAD MAPLE
Lawn alternate with irriigateion in side yard open space PHY Lawn alternate
area with irrigationas open space





LAWN ALTERNATEPhyla Nodiflora
California Frogfruit
Water Usage: Very low
Growth Rate: slow
Mature Size: 6"x
TREE
Laurus nobilis 'Saratoga'
Saratoga LaurelWater Usage: Medium
Growth Rate: Fast
Mature Size: 25'x15'
TREE
Acer palmatum
Japanese Maple
Water Usage: Medium
Growth Rate: Moderate
Mature Size: 20'x15'



PHY Lawn alternate
area with irrigationas open space
Attachment 2
1219
HEAT PUMP HEAT PUMP L-1.1 Existing Triadica sebifera 8" dia at R.O.W TPZ 80" radius Tree protection typ II See L-2 Existing Lagerstroemia indica 16" dia at R.O.W TPZ 160" radius Tree protection typ II. See L-2 Existing Redwood
40" dia at project site to be removed. Ref to Arborist report Existing dead Maple
42" dia at project site to be removed. Ref to Arborist report (1) POD 1 2 3 4 01/02/2026 Drawing Title Sheet Title Owners of 333 Franklin Street Mountain View CA 94041 Muzik Design Studio Agnes Tung/Xiaoyan Sun (239) 410-9251 [email protected] Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN Franklin 3 3 3 ST AT E OF CA L I FORN I A RTCETI HCRA PE ANDSCA L RET IS GE Date ED Signature 78 5 O. N N N SU YA OAI X 78-1-25 2 PER PLANNING CYCLE 2 COMMENTS PER PLANNING CYCLE 3 COMMENTS 3 TREE COVERAGE CANOPY TREE COVERAGE (7500 SQFT) EXISTING CANOPY COVERAGE IN PROPERTY SYMBOL NAME NOTE CURRENT 5 YEARS 10 YEARS TREE 1 EXISTING CITY TREE Triadica sebifera OUTSIDE OF PROPERTY 0 SF 115 SF 115 SF TREE 2 EXISTING CITY TREE Lagerstroemia indica OUTSIDE OF PROPERTY 257 SF 257 SF 257 SF TREE 3 EXISTING REDWOOD WILL REMOVE 578 SF 578 SF 578 SF TREE 4 EXISTING MAPLE (DEAD) WILL REMOVE 0 0 0 TOTAL CANOPY 835 SF 968 SF 968 SF % TO SITE 11.13% 12.91% 12.91% PROPOSED CANOPY COVERAGE INSIDE OF PROPERTY SYMBOL NAME NOTE CURRENT 5 YEARS 10 YEARS TREE 1 EXISTING CITY TREE Triadica sebifera OUTSIDE OF PROPERTY EXISTING 0 SF 115 SF 115 SF TREE 2 EXISTING CITY TREE Lagerstroemia indica OUTSIDE OF PROPERTY EXISTING 257 SF 257 SF 257 SF TREE 3 PROPOSED TREE Acer palmatum NEW 13 SF 50 SF 113 SF POD PROPOSED TREE Podocarpus gracilior NEW 28 SF 103 SF 238 SF LAU PROPOSED TREE Laurus nobilis 'Saratoga' NEW 13 SF 42 SF 140SF LAU PROPOSED TREE Laurus nobilis 'Saratoga' NEW 13 SF 42 SF 140 SF TOTAL CANOPY 324 SF 609 SF 1,003 SF % TO SITE 4.32% 8.12% 13.37% NEW TREE CANOPY WHEN PLANTED NEW TREE CANOPY 5 YEARS NEW TREE CANOPY 10 YEARS NEW TREE TREE REMOVAL PROPOSED TREE CANOPY 1. VERIFY LOCATION OF ALL BUILDINGS, WALLS, ROADS AND CURBS AFFECTING LANDSCAPE SCOPE OF WORK WITH RELEVANT ARCHITECTURAL AND ENGINEERING DRAWINGS PRIOR TO COMMENCING SITE WORK. 2. VERIFY LOCATION OF ALL VAULTS, ELECTRICAL DUCT BANKS, MANHOLES, CONDUIT AND PIPING, DRAINAGE STRUCTURES, LIGHTING AND OTHER UTILITIES WITH THE APPROPRIATE ENGINEER'S DRAWINGS. 3. WHERE NOT SHOWN ON LANDSCAPE DRAWINGS, SEE CIVIL ENGINEERING DRAWINGS FOR ROADWAY CENTERLINE, STATION POINTS, BENCH MARKS AND BUILDING SETLANKS. 4. TAKE ALL DIMENSIONS FROM CENTER OF CURB, WALL OR BUILDING, OR TO CENTERLINE OF BUILDING COLUMNS OR TREES UNLESS OTHERWISE NOTED. 5. ALL ITEMS DESIGNATED AS "SIMILAR" OR "TYPICAL" (TYP) SHALL BE CONSTRUCTED IN THE MANNER OF THE DETAIL REFERENCED, WITH MINOR ADJUSTMENT FOR SPECIFIC CONDITION. 6. SITE DESIGN BASED ON TOPOGRAPHIC INFORMATION FROM ARCHITECT. ALL GRADES TO BE VERIFIED IN FIELD. 7. SPECIFICATIONS FOR CONSTRUCTION METHODS AND MATERIALS NOT LISTED. 8. SHOULD CONFLICTS ARISE BETWEEN DRAWINGS AND SPECIFICATIONS, DRAWINGS SHALL GOVERN DIMENSIONS AND QUANTITY, SPECIFICATIONS SHALL GOVERN MATERIALS AND FINISHES. 9. ALL ELECTRICAL WORK TO COMPLY WITH CITY OF SUNNYVALE SPECIFICATIONS AND UNDERWRITERS LABORATORIES (UL) SPECIFICATIONS. 10. PLANT PROTECTION: ALL WORK PERFORMED WITHIN THE DRIP LINE OF TREES DESIGNATED “EXISTING TREES TO REMAIN” SHALL BE HAND LABOR. SEE LANDSCAPE PLAN FOR RESTRICTIONS. 11. CONTRACTOR IS RESPONSIBLE FOR PHOTO DOCUMENTATION OF ALL CLOSED IN WORK. 12. ALL EARTHWORK, INCLUDING SITE CLEARING, PIER DRILLING AND SPREAD FOOT EXCAVATION, PREPARATION OF SUBGRADE AND SELECT FILL BENEATH SLABS-ON-GRADE AND OTHER FLATWORK, PLACEMENT AND COMPACTION OF ENGINEERED FILL, AND SURFACE AND SUBSURFACE DRAINAGE SHOULD BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS BY STRUCTURAL ENGINEER. STRUCTURAL ENGINEER SHOULD BE PROVIDED AT LEAST 48 HOURS ADVANCED NOTIFICATION OF ANY EARTHWORK OPERATIONS AND SHOULD BE PRESENT TO OBSERVE AND/OR TEST OF NECESSARY TO EARTHWORK AND FOUNDATION INSTALLATION PHASES OF THE PROJECT. 13. PROPERTY LINES ARE SHOWN FOR REFERENCE ONLY AND ADDED PER CITY/TOWN ASSESSOR’S PARCEL MAP. IF A DISCREPANCY ARISES, A BOUNDARY SURVEY SHALL BE COMPLETED BY A LICENSED SURVEYOR TO RESOLVE THE ISSUE. 14. CONTRACTOR TO VISIT SITE TO CONFIRM EXISTING CONDITIONS PRIOR TO SUBMITTING BID. CONTRACTOR TO EXAMINE AND NOTE ALL EXISTING CONDITIONS AS THE CHARACTER AND EXTENT OF WORK INVOLVED. 15. CONTRACTOR TO REMOVE ALL OBSTRUCTIONS BOTH BELOW AND ABOVE GROUND, AS NECESSARY FOR CONSTRUCTION OF THE PROPOSED IMPROVEMENTS. 16. BID IS TO BE SUBMITTED ON A LINE ITEM BASIS WITH UNIT PRICING WHERE APPLICABLE. 1. PROVIDE MATCHING SIZES AND FORMS FOR EACH SPECIES FOR TREES INSTALLED IN GRID OR SPACED EQUALLY IN ROWS AS SHOWN ON DRAWINGS. ALIGN TREES ACROSS ROADWAYS, DRIVES OR WALKWAYS. ADJUST SPACING AS NECESSARY. 2. PROVIDE MATCHING SIZES AND FORMS FOR ALL HEDGE PLANTINGS. SPACE EQUALLY ON TRIANGULAR OR GRID SPACING AS CALLED FOR ON DETAIL. WHERE GROUND COVER IS SHOWN AS A HATCH, QUANTITIES ARE NOT GIVEN. PROVIDE PLANT MATERIAL TO FILL SPACE SHOWN ON DRAWINGS. 3. EQUALLY SPACE VINES PLANTED IN ROWS AGAINST WALLS OR FENCES. SEE DRAWINGS FOR QUANTITY AND SPACING. REMOVE ALL VINES FROM NURSERY STAKES AND SPREAD OUT ONTO WALL PRIOR TO ATTACHING TO SURFACE. 4. PLANT NAMES ARE ABBREVIATED ON THE DRAWINGS. SEE PLANT LIST FOR KEY AND CLASSIFICATION. 5. MULCH: MULCH IS TO BE 3" MINI PINE BARK. CONFIRM SELECTION WITH OWNER/PROJECT MANAGER PRIOR TO PLANTING. 6. SOIL AMENDMENT: AMEND SOIL PER SOILS REPORT AND DIRECTION OF OWNER/PROJECT MANAGER. SOIL TEST LOCATION PER L.A.; A MINIMUM OF 2" OF FULLY STABILIZED AND CERTIFIED COMPOST IS TO BE INCORPORATED IN THE TOP 12" OF SOIL. 7. SLOW-RELEASE FERTILIZER TABLET: "AGRIFORM" 7 GRAM TABLETS WITH 20-10-5 (N-P-K) BY SCOTTS (800) 492-8255. 8. LANDSCAPE MAINTENANCE: A. LANDSCAPE MAINTENANCE SHALL BE PROVIDED FOR (90 DAYS) AFTER PRELIMINARY ACCEPTANCE. B. QUALIFICATIONS: LANDSCAPE CONTRACTOR OR MAINTENANCE SUBCONTRACTOR SHALL HAVE A FULL TIME EMPLOYEE ASSIGNED TO THE JOB AS FOREMAN FOR THE DURATION OF THE CONTRACT. FOREMAN SHALL HAVE A MINIMUM OF FOUR (4) YEARS EXPERIENCE IN LANDSCAPE MAINTENANCE SUPERVISION, WITH EXPERIENCE OR TRAINING IN TURF MANAGEMENT, ENTOMOLOGY, PEST CONTROL, SOILS, FERTILIZERS AND PLANT IDENTIFICATION. C. MAINTENANCE CONTRACTOR TO MAINTAIN ALL PLANT MATERIALS AND IRRIGATION SYSTEM. D. CONTRACTOR TO INSTRUCT MAINTENANCE CONTRACTOR. E. LANDSCAPE MAINTENANCE CONTRACTOR SHALL SUBMIT MAINTENANCE SCHEDULE TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO START OF LANDSCAPE MAINTENANCE PERIOD. F. AT BEGINNING OF MAINTENANCE PERIOD, VISIT AND WALK SITE WITH LANDSCAPE ARCHITECT TO VERIFY SCOPE OF WORK AND UNDERSTAND EXISTING /SITE CONDITIONS. NOTIFY LANDSCAPE ARCHITECT FIVE (5) DAYS PRIOR TO VISIT. G. MATCH ALL MATERIALS WITH SAME MATERIALS USED IN ORIGINAL INSTALLATION. H. STERILIZE ALL TOOLS USED PRIOR TO ANY MAINTENANCE WORK. 17. ALL TREES AND HEDGES ARE NOT TO BE TRIMMED IN GEOMETRIC FORMS AND ARE TO BE LEFT IN A NATURAL HABIT. 18. CLOSE OUT AND MAINTENANCE MANUAL: LANDSCAPE CONTRACTOR SHALL SUBMIT A MANUAL WITH ALL MATERIALS AND PRODUCTS USED IN CONSTRUCTION AND MAINTENANCE PERIOD. MAKE CORRECTIONS AND ADDITIONS PER DIRECTION OF LANDSCAPE ARCHITECT PRIOR TO FINAL SUBMITTAL TO THE OWNER. SUBMIT LOG OF ALL FERTILIZERS AND HERBICIDES WITH DATES AND RATES APPLIED DURING MAINTENANCE PERIOD. LANDSCAPE ARCHITECT SHALL WALK SITE WITH CONTRACTOR AND NOTE ALL UNSATISFACTORY WORK. UNSATISFACTORY WORK SHALL BE CORRECTED WITHIN 10 CALENDAR DAYS. TREE PROTECTION ZONES SHALL BE INSTALLED AND MAINTAINED THROUGHTOUT THE ENTIRE LENGTH OF THE THE PROJECT. PRIOR TO THE COMMENCEMENT OF ANY DEVELOPMENT PROJECT, A CHAIN LINK FENCE SHALL BE INSTALLED AT ABOUT THE DRIP LINE (WHERE POSSIBLE) OF ANY PROTECTED TREE WHICH WILL OR WILL NOT BE AFFECTED BY THE CONSTRUCTION. THE DRIP LINE SHALL NOT BE ALTERED IN ANY WAY SO AS TO INCREASE THE ENCORACHMENT OF THE CONSTRUCTION. FENCING FOR THE PROTECTION ZONES SHOULD BE 6 FOOT TALL METAL CHAIN LINK TYPE SUPPORTED BY 2 INCH METAL POLES POUNDED INTO THE GROUND BY NO LESS THAN 2 FEET. THE SUPPORT POLES SHOULD BE SPAED NO MORE THAN 10 FEET APART ON CENTER. SIGNS SHOUD BE PLACED ON FENCING SIGNIFYING "TREE PROTECTION ZONE - KEEP OUT". NO MATERIALS OR EQUIPMENT SHOULD BE STORED OR CLEANED INSIDE THE TREE PROTECTION ZONES. EXCAVATION, GRADING, SOIL DEPOSITS, DRAINAGE AND LEVELING ARE PROHIBITED WITHIN THE TREE PROTECTION ZONES. NO WIRES, SIGNS, OR ROPS SHALL BE ATTACHED TO THE PROTECTED TREES ON SITE. UTILITY SERVICES AND IRRIGATION LINES SHALL ALL BE PLACED OUTSIDE OF THE TREE PROTECTION ZONES. LANDSCAPE GENERAL NOTES PLANTING NOTES TREE PROTECTION 1. OUTDOOR WATER USE FOR LANDSCAPE SHOULD FOLLOW WATER USE EFFICIENT LANDSCAPE CHECK LIST PER 2022 CGC 4.304.01 2. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENS IN SOLE/ BOTTOM PLATE AT EXTERIOR WALLS, SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENS WITH CEMENT MORTAR , CONCRETE MASONRY, OR SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY PER 2022 CGC 4.406.1 2022 CALIFORNIA GREEN BUILDING CODE - LANDSCAPE NOTES BOX OF 24 INCH TREE, MIN NEED TO DIG 36"X36"X36" FOR EACH TREE (2) LAU (1) ACE Attachment
2 1220
L-2 01/02/2026
Drawing Title Sheet Title Owners of 333 Franklin Street Mountain View CA 94041 Muzik Design Studio Agnes Tung/Xiaoyan Sun (239) 410-9251 [email protected] Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN Franklin 3 3 3 ST AT E OF CA L I FORN I A RTCETI HCRA PE ANDSCA L RET IS GE Date ED Signature 78 5 O. N N N SU YA OAI X 78-1-25 2 PER PLANNING CYCLE 2 COMMENTS PER PLANNING CYCLE 3 COMMENTS 3 Landscape Notes TREE PLANTING / STAKING 1 N.T.S. STAKE SHRUB PLANTING N.T.S. SET CROWN OF ROOTBALL 2" ABOVE FINISH GRADE 3" DEEP TAMPED EARTH WATER BASIN AROUND SHRUB, FILL WITH MULCH PER SPECS. MULCH PER PLAN FINISH GRADE PLANTING PIT TO BE 2" SHALLOWER THAN ROOTBALL AT CENTER, BUT DEEPER AROUND HOLE'S EDGES TO PREVENT SETTLING. PIT TO BE TWICE THE WIDTH OF THE CONTAINER. PLANT TABLET LANKFILL SCARIFY SUBGRADE OR ON-STRUCTURE SOIL MIX NOTE: FOR ON-STRUCTURE PLANTING ALLOW 1 12" MINIMUM GRAVEL LAYER OR 4" GRAVEL (TYP) LAYER WHERE GRADE ALLOWS. GRASS PLANTING N.T.S. WEED BARRIER SEE SPECIFICATIONS ROOTBALL 90% COMPACTED SUBGRADE OR ON-STRUCTURE SOIL MIX. PLANT MATERIAL PER PLANTING PLAN 3" DEEP TAMPED EARTH WATER BASIN AROUND GRASS, FILL WITH MULCH PER SPECS. FINISH GRADE PLANT TABLET LANKFILL GROUNDCOVER SPACING N.T.S. 'INFILL' PLANT, AS REQUIRED TO MAINTAIN SPACING AT IRREGULAR EDGES TYPICAL PLANT, SPACING VARIES- SEE PLANT LEGEND AND PLANS 1/2 "EQUAL" (MAX.) AT EDGES EDGE OF PLANTING NOTE: ALL GROUNDCOVER SHALL BE PLANTED AT EQUAL SPACING 12" (SHRUBS) 8" (GROUNDCOVER) EQUAL EQUAL EQUAL EQUAL TYPE II TREE PROTECTION: LAYOUT CONFIGURATION APPLIES TO ALL PARKWAY STRIP OR PUBLIC TREES NEAR SIDEWALK. POUR IN PLACE CONCRETE PADS INTEGRAL COLOR MEDIUM WASH FINISH #3 BAR @16" O.C. - B.W. THICKENED EDGES TYPICAL ALL SIDES 6" BASE ROCK-CLASS 2 COMPACTED COMPACTED SUBGRADE PEDETRIAN WALKWAY - POUR IN CONCRETE TROWELED EDGES AT CORNERS, TYP. 36" WIDE PLANTED/GRAVEL @ CHANNELS TYP. 4" MIN. 6" 6" 4X6 POSTS EVENLY SPACED 6'-0" O.C. MAX. F.G APPROVED MACHINE BOLTS BAR SIZE #3 @ 12" O.C.- TYP. CONCRETE FOOTING CONCRETE FOOTING TYP. @ EACH POST 2X4 FRAME 2X4 BOTTOM BOARD 2X4 FRAME 2X8 CAP 1X6 FENCE BOARDS 4X6 POSTS NOTE: USE ZMAX OR EQUAL FOR POSTMOUNTS & BOLTS WITH PTDF POSTS. 3'-0" 6'-0" MAX
3'- 0"
6' WOOD FENCE (TYP.) PERMEABLE PAVER: FOR ALL WALKWAYS COLOR: VICTORIAN PATTERN: BASKET WAVE Attachment
2 1221
1'-5
1 2
" F R A N K L I N S T R E E T HEAT PUMP HEAT PUMP L-3 01/02/2026 Drawing Title Sheet Title Owners of 333 Franklin Street Mountain View CA 94041 Muzik Design Studio Agnes Tung/Xiaoyan Sun (239) 410-9251 [email protected] Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN Franklin 3 3 3

ST AT E
OF
C
A

L I FORN I A
R

TCETI HCRA
PE
AND
S
CA
L
RET IS GE Date
ED
Signature
78 5 O. N N
N SU
YA
OAI X
78-1-25
2 PER PLANNING CYCLE 2 COMMENTS PER PLANNING CYCLE 3 COMMENTS 3 Irrigation Plan I agree to comply with the requirements of the water
efficient landscapeordinance and submit a complete Landscape Documentation Package. SIGNATURE: DATE: 01/03/2026 1.ONE BUBBLER SYMBOL IS SHOWN AT TREES FOR GRAPHIC CLARITY ONLY. INSTALL MINIMUM TWO BUBBLERS AT EACH TREE. INSTALL REQUIRED NUMBER OF BUBBLERS AS DETAILED. 2. IRRIGATION EQUIPMENT MAY BE SHOWN WITHIN HARDSCAPE FOR GRAPHIC CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT WITHIN PLANTED AREAS. IRRIGATION PIPE AND WIRE CROSSING BENEATH HARDSCAPE SURFACES SHALL BE CONTAINED WITHIN SLEEVING OR SCHEDULE 40 PVC CONDUIT. SLEEVING SIZE SHALL BE A MINIMUM OF TWO TIMES THE AGGREGATE DIAMETER OF ALL PIPES CONTAINED WITHIN SLEEVE. PROVIDE VERTICAL SWEEP FOR ALL ELECTRICAL CONDUIT ON EACH SIDE OF HARDSCAPE AND TERMINATE ENDS AT 12” MINIMUM DEPTH AND 12” FROM HARDSCAPE SURFACE. 3. UNSIZED LATER LINE PIPING LOCATED DOWN STREAM OF 1” PIPING SHALL BE ¾”IN SIZE. (TYPICAL). 4. SIZING OF LATERA; PIPE SHALL BE AS FOLLOWS: .75” 0-6 GPM 1” 7-12 GPM 1.25” 13-20 GPM 5. SIZING OF LATERAL PIPE FOR DRIPLINE (12” O.C. GRID WITH 0.6 GPH OR LESS EMITTERS) SHALL BE AS FOLLOWS: .75” 0-500 FT 1” 501-1100 FT 6. SIZING OF LATERAL PIPE FOR DRIPLINE (18” O.C GRID WITH 0.6 GPH OR LESS EMITTERS) SHALL BE AS FOLLOWS: .75” 0-1100 FT 1” 1101-2200 FT 7. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA AND UTILIZE A RAIN SENSOR. 8. IRRIGATION CONTROLLERS SHALL BE A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. 9. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURER’S RECOMMENDED PRESSURE RANGE. 10. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE TO POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. 11. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC 802-2014 “LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD.” ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. 12. DEDICATED IRRIGATION METERS ARE REQUIRED FOR NON-RESIDENTIAL PROJECTS WITH MORE THAN 1,000 SQ. FT. OF LANDSCAPE AREA. IRRIGATION NOTES IRRIGATION LEGEND Symbol Description P.O.C. Point of connection (Connect to irrigation water meter) Irrigation water meter - to be provided by others. If static pressure at water meter exceeds 120 PSI - use SCH 40 steel pipe from irrigation meter to irrigation RP. assembly ( size as noted on plans) Schedule 40 - or class 315 PVC pressure mainline ( 1") Schedule 40 PVC non-pressure sleeve under pavement (2X size inside pipe) Class 200 PVC non-pressure lateral line (size as noted) FEBCO Reduced Pressure LANkflow Assembly 825YA-1" Indicates controller station number Indicates valve size Hunter I-Core irrigation controller W/Weather Sensor Rainbird - Flush Valve MDCFCAP Hunter Remote Control valve w/ 40 PSI Pressure Regulator and 1" Filter Hunter Remote Control valve w/ 40 PSI Pressure Regulator and 1" Filter (Tree Drip Rings) Hunter - PROS-04 - 4" Pro-Spray Pop-Up Sprinkler Head Hunter ICORE Solar Sync Sensing System. WSS-SEN PVC isolation ball valve. Size as mainline. Locate in valve box. XFCV Subsurface Tree Drip Ring Dripline Model XFS-06-12 Toro's new pressure-compensating ½” (13mm) threaded Drip Bubblers. One bubbler per shrub and two bubble per tree WATER ZONE Zone Description Area (sq. ft.) Water usage A Front planting 313 Low
B tree and shrub both sides of walkway 69.59 Low
C tree and shrub at back side yard 224.18 Low
D side yard planting, shrubs 174.65 Low
E side yard groundcover (lawn alternate) 214.83 Very Low TOTAL 996.24 ZONE A2" PVC sleeve ZONE C 2" PVC sleeve 2" PVC sleeve 2" PVC sleeve LOCATION OF BACKFLOW PREVENTOR 2 Attachment 2
1222
L-4 01/02/2026
Drawing Title Sheet Title Owners of 333 Franklin Street Mountain View CA 94041 Muzik Design Studio Agnes Tung/Xiaoyan Sun (239) 410-9251 [email protected] Plan Prepared by Property Owner: MUZIK DESIGN STUDIO 1117 Wayne Way San Mateo, CA 94403 (239) 410-9251 Drawing Scale RESIDENTIAL LANDSCAPE PLAN Franklin 3 3 3 ST AT E OF CA L I FORN I A RTCETI HCRA PE ANDSCA L RET IS GE Date ED Signature 78 5 O. N N N SU YA OAI X 78-1-25 2 PER PLANNING CYCLE 2 COMMENTS PER PLANNING CYCLE 3 COMMENTS 3 Irrigation Details REMOTE CONTROL VALVE (ICZ) WITH ISOLATION VALVE 1 NOT TO SCALE I-CORE CONTROLLER 18-24" COILED WIRE WATERPROOF CONNECTORS (2) JUMBO VALVE BOX DRIP ZONE KIT MODEL PCZ-101-XX WITH FILTER (TIP 45 DEGREES) REGULATOR 25 OR 40 PSI SCH 80 T.O.E. NIPPLE(2) MAIN LINE PIPE & FITTINGS BRICK SUPPORTS (4) 3/4" MINUS WASHED GRAVEL FINISHED GRADE XFCV ON-SURFACE DRIPLINE AROUND TREE REDUCED PRESSURE LANKFLOW ASSEMBLY XFS Dripline Maximum Lateral Lengths (Feet) Inlet Pressure psi 12" Spacing 18" Spacing 24" Spacing Nominal Flow (gph) 0.6 0.9 15 273 155 314 250 424 322 20 318 169 353 294 508 368 30 360 230 413 350 586 414 40 395 255 465 402 652 474 50 417 285 528 420 720 488 60 460 290 596 455 780 514 DRIP LINE LAYOUT AND ASSEMBLY Nominal Flow (gph) 0.6 0.9 Nominal Flow (gph) 0.6 0.9 Attachment
2 1223
Ray Morneau, Arborist ISA Certif. #WC-0132 650.964.7664 February 14, 2023 Certified Arborist’s Coastal Redwood Status Report: 333 Franklin St., MV. Page #1 of 4.

Certified Arborist’s Pre-Construction
Subpar Redwood Tree Status Report
Data Date: February 13, 2023 Report Date: February 14, 2023 Prepared for: APN: Site:

Jenny Kang n/a Residential Rebuild
Silicon Valley Custom Homes 333 Franklin St.

Mountain View, CA 94041
Prepared by:

Ray Morneau
ISA Certified Arborist #WE-0132A
Tree Risk Assessment Qualified
Contents 1.0 Assignment & Introduction (w/ photo)

2.0 Observations: MVMC, Tree Photos, Tree Data Spreadsheet

3.0 Discussion

4.0 Conclusion & Recommendation

5.0 Certification & Use Statement
P-1 & P-2 (at
right): Subject
Redwood
viewing from
existing interior
courtyard &
from driveway
looking in off of
Franklin Street.

Attachment 4
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Ray Morneau, Arborist ISA Certif. #WC-0132 650.964.7664 February 14, 2023 Certified Arborist’s Coastal Redwood Status Report: 333 Franklin St., MV. Page #2 of 4.

1.0 Assignment & Introduction
I have been retained by Jenny Kang [Silicon Valley Custom Homes] to provide a Tree Status Report documenting the condition of a subpar (defective) Redwood tree (Sequoia sempervirens) at 333 Franklin Street, Mountain View, California.

2.0 Observations: MVMC, Tree/Location Photos, Tree Data Spreadsheet I inspected this Sequoia sempervirens (Coastal Redwood tree) most recently on 2/13/2023.

As a 37.4” diameter redwood tree, it measures within the Heritage Tree category for the City of Mountain View … a tree protected by city ordinance (MV Municipal Code section: 32.23-c).

P-3 at right shows multiple leaders at
lowest severe (topping) cut above roof
level with all laterals (side branches)
also severely truncated/stubbed.

P-4, P-5, P-6 (below): Subject Redwood crowds existing building/stairs with root flare (burl) breaking concrete curb and driveway … prior box form retained, adding to accumulated defects.

Attachment 4
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Ray Morneau, Arborist ISA Certif. #WC-0132 650.964.7664 February 14, 2023 Certified Arborist’s Coastal Redwood Status Report: 333 Franklin St., MV. Page #3 of 4.

2.1 Municipal Code
Applicable rules here include The City of Mountain View’s Protected Trees Ordinance in Municipal Code Section 32.23 digitally available at:
https://library.municode.com/ca/mountain_view/codes/code_of_ordinances?nodeId=PTIITHCO_ CH32TRSHPL

2.2 Tree Data Spreadsheet

3.0 Discussion
The above photographs combine to tell a story of this subject redwood tree as a large-scale forest-species shoehorned into a too-small urban space … but was genetically destined to grow as big as its Santa Cruz Mountains comrades
The already hazardous condition of this tree would only be aggravated by new construction on these Franklin Street parcels … the risk of failure of the v-crotches with narrow-angled trunk attachments and breakage of limbs due to foliage endweight accumulation will continue to overhang new homes and residents.

4.0 Conclusion & Recommendations:

Two factors drive the requirement to remove this 37” Coastal Redwood … current structural defects … and stability and health after construction To remove it before the project would allow replanting with a better-structured specimen which would benefit these properties, the neighborhood, and the whole community.

Conclusion: A removal permit for this redwood should be granted by the City with no further delay.

TREEINVENTORY (partial): 333 Franlin Street, Mountain View, California. Data date: February 13, 2023 T #
Genus
species /
Name,
Common DBH = Standard Diameter at Breast Height (inches) Circumference (inches)
Av.Crown Radius (ft)
Height (ft)
% Condition: Vigor, Health,
Vitality
% Condition: Form, Structure %Overall Condition Species' Aptitude (ability to overcome disruptions)
Age / Longevity
Keep? Remove?
Comments
1 Sequoia
sempervirens
/ Redwood,
Coastal

37.4" @

4.5'
118"
@ 4.5' 8' ~48' 45% 15%
25%
Very
Poor
Mod. Overmature R
Driveway asphalt at 3'; current building
stairway at 2'; History of multiple severe
pruning events make this redwood's
structural regrowth a standing imminent
hazardl. Root damage must be expected by
new construction project.

Attachment 4
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Ray Morneau, Arborist ISA Certif. #WC-0132 650.964.7664 February 14, 2023 Certified Arborist’s Coastal Redwood Status Report: 333 Franklin St., MV. Page #4 of 4.

5.0 Certification & Use Statement
The instant report is applicable to this redwood tree at 333 Franklin St. and may not be adopted elsewhere without site-specific updates/revisions/adaptations by this Project Arborist.

I certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge, ability, and belief, and are made in good faith.

This report is valid for submittal and use upon my receipt of valid payment.

Respectfully submitted,
Raymond J. Morneau
ISA Certified Arborist #WE-0132A
ISA Tree Risk Assessment Qualified Professional
< APPENDIX >
Re: 31” diameter (97” circumference) Acer saccharinum (Silver maple) in rear yard There is a large glowing mushroom mass where the trunk meets the soil … https:// ipm.ucanr.edu/legacy_assets/pdf/pestnotes/pnarmillariarootrot.pdf This tree is irrecoverably dead … those mushrooms are the fruiting bodies of oak root fungus.

Tree No. 2
Attachment 4
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333 Franklin
Density Bonus Letter
The project proposes the construction of a new 11-unit multifamily building along with two detached ADUs, resulting in a total of 13 units. The existing building contained eight rent-protected units, which are proposed to be replaced with eight on-site Below Market Rate, BMR, units, including seven units affordable to households earning up to 80% of Area Median Income (AMI) and one unit affordable to households earning up to 50% (AMI). As proposed, approximately 62% of the total units are affordable, or approximately 73% when excluding the detached ADUs, far exceeding the minimum affordability thresholds required under State law.

The proposed project is eligible for a density bonus pursuant to California Government Code Section 65915. Under Government Code Section 65915(f)(1) and Section 65915(c)(1)(A), a housing development that provides at least 20% of the total units affordable to lower-income households or at least 10% of the total units affordable to very-low-income households is entitled to a density bonus of up to 50%. Based on a base density of seven (7) units, a 50% density bonus yields four (4) additional units, 7 ×

0.50 = 3.5(4), for a total of eleven (11) units in the primary multifamily building.

Because the project provides a combination of lower-income and very-low-income units that exceeds these statutory thresholds, the project qualifies for the maximum allowable 50% density bonus, consistent with State Density Bonus Law. The project is also eligible for up to three incentives or concessions and, given the level of affordability provided, may request an unlimited number of waivers.

The requested concessions and waivers are as follows,
A. Incentives/Concessions

1. Distribution of BMR units
a. Required: All BMR units shall be reasonably dispersed throughout the residential development and consistent with federal and state fair housing laws, have a distribution of units by number of bedrooms proportionate to the market-rate units, and be of comparable size based on net habitable square footage of the units.
b. Request: The applicant requests a concession that BMR units be reasonably dispersed by bedroom type throughout the development, as required by the City’s BMR distribution standards, to allow the project’s Attachment 5
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sole 2-bedroom and one of the four one-bedroom BMR units to be located within the rear ADU building.
c. Justification: the proposed 2-bedroom BMR unit is much larger – approximately 808 SF - than the 2-bedroom unit in the existing building where the size was only 694 SF. The one-bedroom units are appropriately distributed across the project, with 75% (three units) located in the main building and one unit in the ADU building. The allocation was necessary to ensure the project is financially viable. The Housing staff confirmed an ADU unit can be used as a replacement unit.
● Financial Analysis: The projected cap rate for the proposed project, based on estimated rental income from both BMR and market-rate units, is between 3-3.5%. Allocating the larger 2-bedroom unit as BMR would reduce the cap rate to 3% or lower, rendering the project financially unfeasible.

B. Requested Waivers

1. Open space:
a. Required: a minimum of 50% of the site area shall be devoted to open space.
b. Request: The open space area to be 23.86% - requesting 26.14% relief from the required 50%.
c. Justification: To accommodate eight BMR units and two detached ADU’s, additional site area had to be utilized for building footprint. The rear yard is occupied by the ADU’s reducing available open space.

2. FAR:
a. Required: FAR allowed is 1.1. 8,250 sf.
b. Request: maximum 1.16 FAR (or 8,717 sf)
c. Justification: To accommodate both the required base units and the bonus units for this highly affordable housing project, the increase in floor area is necessary.

3. Landscape
a. Required: Landscaped open space areas must include large specimen trees, flower beds and grassy areas. Trees that are 24" box size at a min spacing 30' on center must be planted in side and rear yard areas to provide a landscape buffer.
b. Request: one 24” box tree as a replacement tree for removing the heritage tree.
c. Justification: this is due to site constraints resulting from BMR and ADU accommodation. Due to tight space on site, less spacing between trees are needed to accommodative the proposed ADU structure and tenant walkway while maintaining building separation requirement with the main building.

4. Eave height
a. Required: Buildings may be a maximum of three stories provided that the Attachment 5
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third floor is tucked into the roofline, so that the building looks like a two-story structure. For this restricted three-story height, the eave height shall not be higher than 22’ from the curb and the total height to the peak of roof shall not exceed 35’ in height.
b. Request: the eave height of the dormer at 28’.
c. Justification: To provide sufficient living space for the 8 BMR units in this project, a three-level building was necessary. As a result, the eave height of the third floor reaches 28 feet in order to comply with applicable building code requirements. The increased eave height in the dormer areas is essential to ensure that the third-floor units are equipped with egress windows that meet the minimum opening size required for emergency escape and rescue. It also allows for the minimum 7’-6” ceiling height in habitable spaces such as living rooms, bedrooms, and kitchens. The proposed architectural design remains consistent with the style guidelines, preserving the visual character of a two-story structure by thoughtfully integrating the third floor into the roofline.

5. Trash Staging Area
a. Required: Staging area dimensions do not meet the minimum of 5’ depth. b. Request: a staging area measuring 10’ wide by 4’ deep. c. Justification:
i. The existing staging area is 3’ deep and has supported weekly trash collection without issue. The proposed 4’ depth represents a functional improvement and can accommodates the required 2-yard bin (dimensions: 6’-10” W x 3’-4” D x 4’-5” H).
ii. Reducing the adjacent BMR unit size to meet the 5-foot depth requirement would render the kitchen and bedroom areas
unusable, with each space falling below 10’ in width, which is not viable for livable design.

Attachment 5
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Attachment 5
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City of Mountain View
Legislation Text

CITY HALL
500 CASTRO STREET
File #: 205636, Version: 1
Adoption of Fiscal Year 2026-27 Budgets, Fee Modifications, and Funding for Fiscal Year 2026-27 Capital Improvement Projects
Convene a public hearing, accept public comment, and take the following actions necessary for the City of Mountain View, the Shoreline Regional Park Community, and the Mountain View Capital Improvements Financing Authority to adopt the Fiscal Year 2026-27 budgets, fee modifications, and funding for the adopted Fiscal Year 2026-27 Capital Improvement Projects.

City of Mountain View Actions:

1. Adopt a Resolution of the City Council of the City of Mountain View: 1) Adopting the Fiscal Year 2026- 27 City Budget; 2) Appropriating Funds to Cover Expenditures Approved by Said Budget; 3) Authorizing the City Manager or designee to Execute Funding Agreements Consistent with Nonprofit Funding Appropriations in the Adopted Budget; 4) Adjust the Business License Tax Amount by the Annual CPI; and 5) Authorizing the Finance and Administrative Services Director to Adjust Appropriations in Various Funds as Needed to Align with Actual Revenue Earned and Received as Specifically Set Forth Herein, Make Final Adjustments to the Community Stabilization and Fair Rent Act and Mobile Home Rent Stabilization Ordinance Budgets and Fees, Adjust Appropriations Related to the Graham Middle School Site Based on Billed Invoices, and Determine Final Budget Amounts Based on Council Direction, to be read in title only, further reading waived (Attachment 1 to the Council report).

2. Adopt a Resolution of the City Council of the City of Mountain View Amending the City of Mountain View Master Fee Schedule, to be read in title only, further reading waived (Attachment 2 to the Council report).

3. Commit $2,256,000 of Park Land Dedication Funds to the adopted Fiscal Year 2026-27 Capital Projects (Attachment 3 to the Council report).

4. Adopt a Resolution of the City Council of the City of Mountain View Amending the Fiscal Year 2025-26 Salary Plan for Hourly Employees and Adopting the Fiscal Year 2026-27 Salary Plans for Regular and Hourly Employees, to be read in title only, further reading waived (Attachment 4 to the Council report).

5. Appropriate $1,800,000 in the Water Fund for Fiscal Year 2025-26 to cover costs associated with the Cuesta water main emergency incident. (Five votes required)

6. Authorize the City Manager (as Director of Emergency Services), or designee, to approve water and sewer bill credits of up to two months or one billing cycle for the 67 households impacted by the Cuesta water main emergency incident.

Mountain View Shoreline Regional Park Community Actions:

City of Mountain View Page 1 of 2 Printed on 6/18/2026
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File #: 205636, Version: 1

7. Adopt a Resolution of the Board of Directors of the Shoreline Regional Park Community: 1) Adopting the Fiscal Year 2026-27 Shoreline Regional Park Community Budget; 2) Appropriating Funds to Cover Expenditures Approved by Said Budget; and 3) Authorizing the Treasurer to Adjust Appropriations as Needed to Make Payments in Accordance with the Tax-Sharing Agreement with Santa Clara County and the Education Enhancement Reserve Joint Powers Agreement, to Align Appropriations with Actual Revenues Earned and Received as Specifically Set Forth Herein, and Determine Final Budget Amounts Based on Board Direction (Attachment 5 to the Council report).

City of Mountain View Capital Improvements Financing Authority Action:

8. Adopt a Resolution of the City of Mountain View Capital Improvements Financing Authority (“MVCIFA”) Adopting the Fiscal Year 2026-27 Budget for Debt Service Payments, Appropriating Funds to Cover Expenditures Approved by Said Budget, and Authorizing the MVCIFA Treasurer to Make Budget Adjustments and Determine Final Budget Amounts Based on MVCIFA Board Direction, to be read in title only, further reading waived (Attachment 6 to the Council report).

City of Mountain View Page 2 of 2 Printed on 6/18/2026
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DATE: June 23, 2026
CATEGORY: Public Hearing
DEPT.: City Manager’s Office,
Finance and Administrative Services
TITLE: Adoption of Fiscal Year 2026-27 Budgets,
Fee Modifications, and Funding for Fiscal
Year 2026-27 Capital Improvement
Projects

RECOMMENDATION
Convene a public hearing, accept public comment, and take the following actions necessary for the City of Mountain View, the Shoreline Regional Park Community, and the Mountain View Capital Improvements Financing Authority to adopt the Fiscal Year 2026-27 budgets, fee modifications, and funding for the adopted Fiscal Year 2026-27 Capital Improvement Projects.

City of Mountain View Actions:

1. Adopt a Resolution of the City Council of the City of Mountain View: 1) Adopting the Fiscal Year 2026-27 City Budget; 2) Appropriating Funds to Cover Expenditures Approved by Said Budget; 3) Authorizing the City Manager or designee to Execute Funding Agreements Consistent with Nonprofit Funding Appropriations in the Adopted Budget; 4) Adjust the Business License Tax Amount by the Annual CPI; and 5) Authorizing the Finance and Administrative Services Director to Adjust Appropriations in Various Funds as Needed to Align with Actual Revenue Earned and Received as Specifically Set Forth Herein, Make Final Adjustments to the Community Stabilization and Fair Rent Act and Mobile Home Rent Stabilization Ordinance Budgets and Fees, Adjust Appropriations Related to the Graham Middle School Site Based on Billed Invoices, and Determine Final Budget Amounts Based on Council Direction, to be read in title only, further reading waived (Attachment 1 to the Council report).

2. Adopt a Resolution of the City Council of the City of Mountain View Amending the City of Mountain View Master Fee Schedule, to be read in title only, further reading waived (Attachment 2 to the Council report).

3. Commit $2,256,000 of Park Land Dedication Funds to the adopted Fiscal Year 2026-27 Capital Projects (Attachment 3 to the Council report).
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Adoption of Fiscal Year 2026-27 Budgets, Fee Modifications, and Funding for Fiscal Year 2026-27 Capital Improvement Projects June 23, 2026