HomeMy WebLinkAboutResolution 18248 Precise Plan Amendments Downtown NorthBayshore San Antoino regulate Cannabis Businesses as Land UseCITY OF MOUNTAIN VIEW
RESOLUTION NO. 18248
SERIES 2018
A RESOLUTION APPROVING PRECISE PLAN AMENDMENTS TO THE P-19
(DOWNTOWN) PRECISE PLAN, CHAPTER III; THE P-27 (GRANT-PHYLLIS)
PRECISE PLAN, SECTION IV; THE P-38 (EL CAMINO REAL) PRECISE PLAN,
CHAPTER 2; THE P-39 (NORTH BAYSHORE) PRECISE PLAN, SECTION 3.3.2; AND
THE P-40 (SAN ANTONIO) PRECISE PLAN, CHAPTER 4, SECTION A TO
DESIGNATE AND REGULATE CANNABIS BUSINESSES AS A LAND USE
WHEREAS, Chapter 36 in the Mountain View City Code sets forth a procedure
whereby the City can adopt Precise Plan Amendments; and
WHEREAS, said Chapter 36 of the Mountain View City Code requires that both
the City's Environmental Planning Commission and City Council hold a duly noticed
public hearing before the Precise Plan Amendments are adopted; and
WHEREAS, on September 5, 2018, the Environmental Planning Commission held a
duly noticed public hearing and thereafter forwarded its recommendation to the City
Council to adopt the Precise Plan Amendments; and
WHEREAS, on October 2, 2018, having given notice as required by Chapter 36 of
the Mountain View City Code, the City Council held a public hearing to consider the
Precise Plan Amendments;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Mountain View:
1. That the findings required for adoption of the Precise Plan Amendments,
contained in Section 36.50.95 of the Mountain View City Code, have been made as
follows:
a. The proposed Precise Plan Amendments are consistent with the General
Plan because allowing cannabis businesses furthers the goal of attracting a variety of
businesses (Goal LUD-13) and attracts an innovative and emerging business to the City
(Policy LUD 14.3);
b. The areas covered by the Precise Plan Amendments are within the
Planned Community (PC) Districts as the amendments are to the text of existing precise
plans;
C. The proposed Precise Plan Amendments will not be detrimental to the
public interest, health, safety, convenience, or welfare of the community because the
amendments designate cannabis businesses as provisional uses, which allows for public
input and analysis through a public hearing to preserve the health, safety, and welfare
of the community;
d. The proposed Precise Plan Amendments promote development of
desirable character, harmonious with existing and proposed development in the
surrounding area, because the new cannabis business land uses have been analyzed for
compatibility within the respective precise plans in which they are provisionally
permitted and will be further reviewed through provisional use permit applications;
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e. The cannabis business land use can only be addressed by approval of
the proposed Precise Plan Amendments because cannabis businesses are a new land
use not previously permitted and regulated by the City; and
f. The proposed Precise Plan Amendments are in compliance with the
provisions of the California Environmental Quality Act (CEQA) because the activity
will not result in a direct or reasonably foreseeable indirect physical change in
environment pursuant to Section 15060(c)(2) of the CEQA Guidelines.
2. That the Precise Plan Amendments, attached hereto as Exhibits A, B, C, and
D, have been reviewed and approved by the City Council and are hereby adopted. The
effective date of this resolution shall be the same as the effective date of the City's
ordinances establishing cannabis business regulations.
TIME FOR JUDICIAL REVIEW:
The time within which judicial review of this document must be sought is
governed by California Code of Procedure Section 1094.6 as established by Resolution
No. 13850 adopted by the City Council on August 9,1983.
The foregoing Resolution was regularly introduced and adopted at a Special
Meeting of the City Council of the City of Mountain View, duly held on the 2nd day of
October 2018, by the following vote:
AYES:
NOES:
ABSENT:
ATTEST:
Councilmembers Clark, McAlister, Rosenberg, Showalter, and
Mayor Siegel
Councilmember Abe-Koga and Vice Mayor Matichak
None
Aplbw�
A NATUSCH
CITY CLERK
APPROVED:
/"�� � a- , —
EON RD M. SIEGEL
MAYOR
I do hereby certify that the foregoing Resolution was
passed and adopted by the City Council of the City of
Mountain View at a Special Meeting held on the 2nd
day of October 2018, by the foregoing vote.
Co Clerk
City of Mountain View
CB/ 5/ RESO/891-10-02-18r
Exhibits: A. P-19 (Downtown) Precise Plan Amendment
B. P-38 (El Camino Real) Precise Plan Amendment
C. P-39 (North Bayshore) Precise Plan Amendment
D. P-40 (San Antonio) Precise Plan Amendment
-2-
Exhibit A
CITY OF MOUNTAIN VIEW
DOWNTOWN PRECISE PLAN
NOVEMBER 2015
Downtown
Farmer's
Market.
DOWNTOWN PRECISE PLAN
(P19)
ADOPTED BY THE MOUNTAIN VIEW CITY COUNCIL
JANUARY 12, 1988
RESOLUTION NO. 14753
AMENDED RESOLUTION NO. SUMMARY
February 29, 2000 16457 Update use and development standards in Areas A
through G.
April 24, 2001 16597 Incorporate sign requirements and design.
May 25, 2004 16887 Update use and development standards in
Areas H, I and J; parking, density, historical
preservation and administrative standards.
November 10, 2015 18002 Modify ground -floor office use in Area J.
1
TABLE OF CONTENTS
Downtown Precise Plan
Page
I. INTRODUCTION.........................................................1
A. Goals and Objectives............................................1
B. Downtown Boundaries..........................................1
C. The Vision for Downtown Mountain View ...........................4
II. DEVELOPMENT FRAMEWORK...........................................8
A. Development Objectives.........................................8
B. Land Use Policies..............................................8
C. Parking Standards and Policies....................................9
D. Sliding Residential Density Scale.................................19
E. Preservation of Historic Buildings.................................22
F. Definitions..................................................22
III. AREA -SPECIFIC STANDARDS, GUIDELINES AND PROTOTYPES .......... 24
AREA A
Evelyn Avenue Block..........................................26
AREA B
Franklin Street Residential Transition Area ..........................33
AREA C
Bryant Street Mixed -Use Transition Area ...........................39
AREA D
Castro Central West............................................45
AREA E
Castro Central East............................................52
AREA F
View and Hope Streets Residential Transition Area ....................60
AREA G
Transit Center Block...........................................65
AREA H
Historic Retail District..........................................72
AREA I
Civic Center/Eagle Square/Gateway Block ..........................96
AREA J
East of Castro Street Frontage ...................................107
IV. SIGN GUIDELINES .....................................................119
The Downtown Precise Plan Sign Guidelines are contained in a separate document avail-
able in the Mountain View Community Development Department.
V. ADMINISTRATION .....................................................120
VI. APPENDIX A—TRIP REDUCTION STRATEGIES ..........................123
ill
Downtown Precise Plan
iv
Area D. Castro Central West Downtown Precise Plan
AREA D. CASTRO CENTRAL WEST
A. DEVELOPMENT STRATEGY
This block is distinct from the historic Castro
LU Street district to the north because of the high -
lo, —___j 5L rise Mountain Bay Plaza building. Area D is
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t e centra core or downtown o ice leve op-
ment. Substantial building heights and devel-
opment intensity are intended to create a visu-
al focal point for the downtown district and an
identifiable core area. The new, high-quality
office development at the intersection of Castro
and California Streets that creates more down-
town employment near transit, shopping, din-
ing and housing options. In addition, this
development provides a height transition
between the one- to three-story structures along
Castro Street and the 12 -story, 150' high
Mountain Bay Plaza.
The intersection of California and Castro Streets is one of the gateways into downtown.
Buildings on this corner should be particularly well designed, with distinctive architectural fea-
tures and superior building materials. The ground floors should be devoted primarily to high-
quality retail uses that need the large floor plates. Ground -floor uses should present an open,
active and pedestrian -oriented storefront.
Parking on this block typically will need to be provided on-site since none of the properties are
in the Parking District and so in -lieu parking is not permitted. To maintain an attractive and
lively building facade, parking should be in fully below -grade structures.
B. DEVELOPMENT STANDARDS
1. Permitted and Provisional Uses
Principally Permitted Uses
a. Retail, not including drive -up or drive-in services;
b. Offices on the upper floors (second to eighth floors); and
Restaurants on the ground level, including serving of alcoholic beverages clearly ancil-
lary to food service; not including drive -up or drive-in services.
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
Provisional Uses
The following provisional uses will be allowed if they can sufficiently demonstrate that
they will generate pedestrian activity and streetside interest compatible with the goal of
maintaining continuous storefronts and the vital retail district on Castro Street. The
criterion of generating pedestrian traffic is most critical for establishments fronting
Castro Street.
a. Hotels;
b. Offices on the ground level except that no ground -floor office space is permitted
fronting on Castro Street and ground -floor office space on California Street shall be
designed to be easily converted to retail or restaurant use;
c. Personal and business services on the ground level;
d. Banks and financial institutions;
e. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or
establishments serving alcoholic beverages not ancillary to food services;
f. Child-care centers;
g. Senior housing at a maximum density of 60 units per acre;
h. Residential uses at a maximum density of 60 units per acre; and:
�J. Any other use which is determined by the Zoning Administrator to be of the same
general character as listed above.
2. Building Height
Maximum building height is six stories or 86' (whichever is less), including roof
equipment. A building height of up to eight stories may be authorized by the City
Council for exceptional architecture and aesthetic merit.
The first floor fronting Castro and California Streets must be designed to have a
minimum ceiling height of 10' in order to accommodate retail, and the floor should be no
more than 1' above sidewalk level.
Given the height of buildings on this block, great care should be taken to maintain a
comfortable pedestrian scale at the sidewalk level. The Zoning Administrator may require
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Area D. Castro Central West
Downtown Precise Plan
004
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Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
special design features or that the building be stepped back to create an engaging pedestrian
environment at the ground level.
3. Floor Area Ratio
The maximum floor area ratio is a 2.75 FAR.
4. Front Yard Building Setback (Castro Street)
Buildings and parking structures must be set back at least 62' from the Castro Street center-
line to align with the podium face of the existing Mountain Bay Plaza building at 444 Castro
Street and the extent of the Castro Street improvements. Greater setbacks may be required
by the Zoning Administrator for portions of the building to preserve trees, accommodate
pedestrians and provide courtyards, plazas and similar features that create pedestrian entries
into the interior of the site.
5. Side Yard Building Setback (California and Mercy Streets and Interior Property
Lines)
Buildings and parking structures must be set back at least 15'from the curb on California and
Mercy Streets. No side yard setback is required along interior property lines.
6. Rear Yard Building Setback (Bryant Street)
Buildings and parking structures must be set back at least 15'from the curb on Bryant Street.
This will provide a 10' sidewalk adjacent to the curb and 15' setback to match the existing
sidewalk and building setbacks at the Mountain Bay Plaza building. A planting strip may be
provided between the sidewalk and the building to accommodate additional trees and land-
scaping.
7. Open Space
A minimum of 20 percent of the site area must be devoted to open space, excluding public
sidewalk easements. At least 15 percent of this open space area should be in publicly acces-
sible open space at grade level. The Zoning Administrator may reduce the required open
space for nonresidential projects where it is found that such a reduction improves the quality
of the project and enhances the commercial storefront character of the downtown district.
8. Parking
Properties in Area D are not in the Downtown Parking District, so off-site in -lieu parking is
not an available option unless the site is annexed into the Parking District. Parking shall be
fully below grade to place storefronts on the ground level and create a continuation of the
Area D. Castro Central West
Downtown Precise Plan
Castro Street storefront vernacular. To maintain a consistent building wall and downtown
traffic circulation, access to parking garages on this block shall not be from Castro Street.
Preferred access to parking is from Bryant Street.
9. Service Access
Trash and loading areas should be well screened from public view and located away from
adjacent residential uses.
C. DESIGN GUIDELINES
1. Ground -Level Treatment
Primary pedestrian access to all ground -level uses should be from the street. Commercial
development should meet the guidelines for ground -level treatment outlined in the Historic
Retail District. Retail businesses and restaurants should be oriented to Castro and California
Streets. The finished floor elevation of commercial development should not be greater than
1' above sidewalk level and should incorporate transparent, clear windows and multiple
entries. Particular attention should be given to craftsmanship and detailing within the pedes-
trian's range of touch and view. For instance, the use of special storefront detailing, facade
ornamentation, special materials, planters, outdoor seating, flags and banners can reinforce
the pedestrian nature of the street.
1988 artist concept of sidewalk dining on Castro Street.
,•
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
2. Facade Treatment
To maintain the present scale and character of the downtown district, large, uninterrupted
expanses of horizontal and vertical wall surface should be avoided. Building facades should
respond to the relatively narrow increments of development (25'to 50') with variation in fen-
estration, building materials and/or building planes.
Corner parcels are encouraged to incorporate special features such as rounded or cut corners,
special corner entrances, display windows, corner roof features, etc.
3. Building Materials
Building materials should be richly detailed to provide visual interest. Reflective glass is
strongly discouraged because of its tendency to create uncomfortable glare conditions and a
visual barrier between pedestrian and activity inside stores and restaurants. Metal siding and
large expanses of wood siding are also to be avoided. Materials should be light in color:
earth tones, pastels or whites accented with dark or bright colors are considered compatible
with existing architecture in the area. Roofing materials and accenting features such as
canopies, cornices, tile accents, etc. should also offer color variation.
4. Windows
Building walls should be punctured by well-proportioned openings that provide relief, detail
and variation on the facade. Windows should be inset generously from the building wall to
create shade and shadow detail. The use of high-quality window materials that contribute to
the richness and detail of the facade is encouraged.
5. Open Space Treatment
Open space shall encourage an active pedestrian relationship through the use of closely
spaced street trees, courtyards, intimate plazas and varied pavement textures. These open
spaces should be made inviting and attractive through the use of container plants, comfort-
able street furniture, sheltered seating, public art and a strong visual connection with the
street.
6. Parking Treatment
All parking must be provided underground.
7. Setbacks
The setbacks for buildings on this block shall be coordinated to create a continuous building
wall and integrated development. Increased setbacks in some areas may be needed to pre -
50
Area D. Castro Central West
Downtown Precise Plan
serve Heritage trees and create urban plazas and walkways that invite pedestrians into the site.
While the ground -floor facades will create a contiguous building facade, the upper levels
must provide enough separation to ensure abundant light and air and the creation of high-
quality office space.
The upper levels on midrise buildings should be stepped back to achieve an appropriate
pedestrian scale at the ground level and good relationship with existing one- to three-story
buildings on Castro Street. This stepback is also necessary to break up the massing of the
building so it is more in scale with development elsewhere on the street.
8. Roof Treatment
Interesting and varied roof forms are encouraged. Rooftop equipment shall be concealed
from view and/or integrated within the architecture of the building.
9. Special Conditions
Buildings defining the intersection of California and Castro Streets should have exceptional
architectural merit. They should incorporate special corner treatments and materials that rein-
force the key significance of this intersection within the downtown. Large, blank, monoto-
nous surfaces should be avoided, while surfaces that are rich in detailing and articulation are
encouraged.
51
Downtown Precise Plan
AREA E. CASTRO CENTRAL EAST
A. DEVELOPMENT STRATEGY
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Area -Speck Standards, Guidelines and Prototypes
The limited number and large size of proper-
ties in Area E present an opportunity for sig-
nificant redevelopment that could bring major
new retailers and neighborhood -serving busi-
nesses downtown. Currently, properties on
Castro Street are substantially underutilized
and do not create the strong downtown focal
point envisioned for this and the Mountain
Bay Plaza blocks. Parcel assembly is encour-
aged to open up these development possibili-
ties. New development may be possible in
tandem with the public parking lot on this
block.
' Area E block consists of two distinct half -
blocks: one fronting on busy Castro Street and
the other fronting on a much quieter Hope
Street. Development of the Castro Street half -block is intended to complement the scale of devel-
opment in Area D. Buildings on the Castro Street half -block are permitted to reach a maximum
height of five stories, with parcel assembly. This will achieve a height transition with Mountain
Bay Plaza and future office development in Area D and help create a strong visual center for
downtown. Ground -floor uses should continue the pattern of pedestrian -oriented storefronts
along Castro Street, with office or residential uses on upper floors.
The half -block along Hope Street has a distinctly different and much quieter character than the
Castro Street half -block. Development on this half -block must be sensitive to the single-family
homes on the other side of this street. Building heights are lower and land uses are restricted to
those that are compatible with housing. The existing public parking lot on this half -block serves
as a buffer between Castro Street development and the single-family neighborhood east of Hope
Street. However, it may be possible to replace the existing surface parking with below -grade
parking and allow new private development on this site.
B. DEVELOPMENT STANDARDS
1. Permitted and Provisional Uses
Castro Street Half -Block Permitted Uses
a. Retail, not including drive -up or drive-in services;
52
Area E. Castro East
b. Personal services;
c. Art galleries; and
d. Offices on the upper levels (second to fifth floors).
Castro Street Half -Block Provisional Uses
Downtown Precise Plan
The following provisional uses will be allowed if they can sufficiently demonstrate that
they will generate pedestrian activity and streetside interest compatible with the goal of
maintaining continuous storefronts and the vital retail district on Castro Street. The
criterion of generating pedestrian traffic is most critical for establishments fronting
Castro Street.
a. Business services on the ground floor;
b. Restaurant, including serving of alcoholic beverages clearly ancillary to food service;
not including drive -up or drive-in services;
c. Office on the ground floor;
d. Banks and financial institutions;
e. Indoor recreation use;
f. Theaters;
g. Hotels;
h. Child-care centers;
i. Residential uses on the upper levels (second to fifth floors) at densities of up to 50
units per acre;
j. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or
establishments serving alcoholic beverages not ancillary to food services; and
�1<. Any other business or service establishments that are determined by the Zoning
Administrator to be of the same general character as listed above.
Hope Street Half -Block Permitted Uses
Residential at densities up to 30 units per acre.
53
Downtown Precise Plan
Hope Street Half -Block Provisional Uses
a. Neighborhood retail uses;
b. Offices;
c. Child-care centers;
Area -Specific Standards, Guidelines and Prototypes
d. Senior housing at densities up to 50 units per acre;
e. The existing church development on the corner of Mercy and Hope Streets; and
f. Any other business or service establishments that are determined by the Zoning
Administrator to be of the same general character as listed above.
Hope Street Half -Block Prohibited Uses
Bars, nightclubs, establishments providing entertainment or permitting dancing and/or estab-
lishments serving alcoholic beverages not ancillary to food service.
2. Height
Castro Street Half -Block
For the half -block facing Castro Street, development shall be a maximum height of three sto-
ries and may have a maximum height of five stories if properties are consolidated into sites
with one or more acres. In addition, decorative and nonhabitable roof treatment (cupolas,
sloping roofs to conceal mechanical equipment, special features) may be permitted, upon
design approval, to exceed the five -story height limit.
The first floor fronting Castro Street must be designed to have a minimum ceiling height of
10' in order to accommodate retail, and the floor must be no more than 1' above sidewalk
level.
Hope Street Half -Block
For the half -block facing Hope Street, buildings must not exceed three stories in height and
should be designed to be sensitive to the scale of homes across the street.
54
Area E. Castro Central East
M
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Downtown Precise Plan
it
55
Downtown Precise Plan
3. Floor Area Ratio
Castro Street Half -Block
The maximum floor area ratio is a 2.0 FAR.
Hope Street Half -Block
The maximum floor area ratio is a 1.1 FAR.
4. Front Yard Setback
Castro Street Half -Block
Area -Specific Standards, Guidelines and Prototypes
Buildings and parking structures must be setback 15' from the face of curb to be consistent
with the 15'front setback across the street.
Hope Street Half -Block
Buildings and parking structures must be set back 10' from the front property line.
5. Side Yard Setback
Castro Street Half -Block
Buildings and parking structures must be set back at least 15' from the curb on California
Street. No setback is required from interior side property lines.
Hope Street Half -Block
Buildings and parking structures must be set back at least 5'from the side property line. No
setback is required from interior side property lines.
6. Rear Yard Setback
Castro Street Half -Block
No setback is required from the rear property line.
Hope Street Half -Block
Buildings and parking structures must be set back at least 15' from the rear property line.
Parking structures must be set back at least 5' from the rear property line. Stairs or terraces
we
Area E. Castro Central East
Downtown Precise Plan
to provide access to this area from the podium open space may encroach into a portion of this
space. Trees that are 24" box size at a minimum spacing of 30'on center must be planted in
this area to provide a landscaped buffer.
7. Open Space
For residential projects, a minimum of 30 percent of the site area must be devoted to open
space. For nonresidential projects, a minimum of 20 percent of the site area must be devot-
ed to open space. The Zoning Administrator may reduce the required open space for non-
residential projects, where it is found that such a reduction improves the quality of the proj-
ect and enhances the commercial storefront character of the downtown district. Landscaped
open space areas must include evergreen trees for screening, specimen trees for visual color,
and attractive shrubs and ground cover.
8. Through -Block Passage
A through -block public pedestrian passageway, similar to those provided within the Historic
Retail District, is required to connect the public surface lot along Hope Street with Castro
Street. Businesses fronting mid -block pedestrian passageways should provide direct access
to those passageways and have attractively framed windows and doorways.
9. Parking
All properties in Area E are within the Downtown Parking District. Parking requirements for
Area E are described in Section II.C, Parking Policies and Standards.
Surface parking for private development is discouraged, although limited surface parking
areas that are screened from streets and have generous landscaping may be permitted by the
Zoning Administrator through a use permit process. On the Castro Street half -block, parking
should be fully below grade to keep storefronts at the sidewalk level. On the Hope Street
half -block, below -grade parking shall not extend more than 4' above grade, and ventilation
exhaust grilles or shafts should not be adjacent to public sidewalks or access ways.
10. Site Access
The development shall not have any curb cuts across Castro Street but must instead use the
existing north -south alley at mid -block for all access requirements.
11. Service Access
Trash and loading areas should be well screened from public view and located away from
adjacent residential uses. On-site trash receptacles should be consolidated in one area that is
easily accessible for garage pickup from a street or alley.
57
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
C. DESIGN GUIDELINES
These are recommendations for the architectural treatment and organization of buildings and
open space and are the suggested criteria for reviewing projects during the design review process.
1. Development Massing
Although an integrated development approach is encouraged for the Area E, the massing of
development should be designed to reflect the downtown's diverse character and scale through
variation in roof line, building plane and materials. To this end, the massing of buildings and
the treatment of facades, windows and roofs should conform to the guidelines outlined for the
Castro Street Historic Retail District and the Bryant Street Mixed -Use Transition Area.
2. Open Space Treatment
Development should incorporate open space that enhances the visual image, quality and
amenity of the development, and that reinforces Castro Street as an active and attractive
pedestrian street with arcades, passageways, and sidewalk cafes.
3. Parking Treatment
Parking should be within structures well integrated with the overall development. Below -
grade parking is encouraged.
4. Ground -Level Treatment
The ground -level treatment on Castro Street should continue the pedestrian -oriented store-
front pattern established for the Castro Street Historic Retail District. On Hope Street, the
street level frontage should be visually interesting with frequent unit entrances and have a
strong residential character. The primary orientation of development should be to the street
and sidewalks. Rooflines along Hope Street should be highly articulated to reflect the pre-
dominantly 50' wide parcel size of the single-family homes across the street. Entry porches
along the street are encouraged.
Ground -level uses adjacent to the public passageway between Castro Street and the City
parking lot should open onto the passageway with attractively framed, clear glass windows
and distinctive doorways. Particular attention should also be given to the paving and light-
ing treatment of the passageway.
Area E. Castro Central East
5. Facade Treatment
Downtown Precise Plan
To maintain the present scale and character of the downtown district, large, uninterrupted
expanses of horizontal and vertical wall surface should be avoided. Building facades should
respond to the relatively narrow increments of development (25 to 50) with variation in fen-
estration, building materials and/or building planes.
Corner parcels are encouraged to incorporate special features such as rounded or cut corners,
special corner entrances, display windows, corner roof features, etc.
6. Building Materials
Building materials should comply with the guidelines for the Historic Retail District (Area H)
and Bryant Street Mixed -Use Transition Area (Area Q.
7. Special Conditions
Buildings defining a portion of the intersection of California and Castro Streets should incor-
porate special corner treatments that reinforce the key significance of this intersection within
the downtown.
59
Area G. Transit Center Block
AREA G. TRANSIT CENTER BLOCK
A. DEVELOPMENT STRATEGY
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ties in this block are within the Parking District a
Downtown Precise Plan
The Transit Center block is appropriate for a
significant level of development that will pro-
vide a mix of businesses, services and housing
opportunities near the Transit Center. This
area is an opportunity to create a lively and
active storefront environment that will create
an engaging entrance into the City from the
Transit Center. The focus of this area will be
on ground -floor retail stores and restaurants
that extend Castro Street storefront activity to
the Transit Center. Residential uses should be
primarily located on the upper levels, not on
the ground floor, particularly in the block clos-
est to Evelyn Avenue.
Since the Transit Center is a major gateway to
the downtown, development in this block
should be particularly well designed, with a
strong emphasis on the facades facing Evelyn
Avenue. Buildings in Area G should be at
least two stories to create a substantial
entrance to the downtown district. Buildings
in this area will also have no front or side yard
setbacks to create a continuous building wall,
similar to Castro Street. Most of the proper-
nd will share public parking facilities. On-site
parking should be fully below -grade to maintain an attractive and lively storefront environment.
B. DEVELOPMENT REQUIREMENTS
1. Permitted and Provisional Uses
Permitted Uses
a. Retail, not including drive -up or drive-in services;
b. Offices (not including administrative offices on the ground floor);
c. Art galleries;
M
Downtown Precise Plan
d. Personal and business services; and
Area -Specific Standards, Guidelines and Prototypes
e. Residential uses at up to 50 units per acre on the upper levels (two to four floors).
Provisional Uses
a. Restaurant, including serving of alcoholic beverages clearly ancillary to food service;
not including drive -up or drive-in services;
b. Administrative offices on the ground floor;
c. Theaters, entertainment and indoor recreation uses;
d. Residential uses at up to 50 units per acre on the ground level;
e. Senior housing at up to 60 units per acre;
f. Efficiency studios;
g. Hotels;
h. Child-care centers;
i. Surface parking and parking structures that exceed a height of 4' above finished
grade;
j. Bars and nightclubs serving alcoholic beverages not ancillary to food service fronting
on Hope Street in the 100 block; and.
1<1. Any other business or service establishment that is determined by the Zoning
Administrator to be of the same general character as listed above.
2. Building Height
Maximum building height is four stories.
3. Floor Area Ratio
The maximum floor area ratio is a 1.85 FAR.
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Area G. Transit Center Block
MAX. HEIGHT:
4 STORIES
MIXED USE
Downtown Precise Plan
Illustrative Section - Area G.
4. Front Yard Setback
PL PL
V=50'
No front yard building setback is required for commercial, office or mixed-use projects with
residential on the upper levels. For residential projects with units on the ground level, a
5' front setback is required for buildings and parking structures. The Zoning Administrator
may allow less front setback for residential projects where it is appropriate to the type of
housing and compatible with adjacent development.
5. Side Yard Setback
No side yard building setback is required.
6. Rear Yard Setback
Buildings must be set back at least 15'from the rear property line. Parking structures (below -
grade and at -grade structures) must be set back at least 5' from the rear property line.
7. Open Space
For residential projects, a minimum of 30 percent of the site area must be devoted to open
space. For nonresidential projects, a minimum of 20 percent of the site area must be devot-
ed to open space. The Zoning Administrator may reduce the required open space for non-
residential projects, where it is found that such a reduction improves the quality of the proj-
ect and enhances the commercial storefront character of the downtown district. Landscaped
open space areas must include evergreen trees for screening, specimen trees for visual color
and attractive shrubs and ground cover.
M
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
8. Parking
Most properties in Area G are within the Downtown Parking District. Parking requirements
for Area G are described in Section ll.C, Parking Standards and Policies.
Surface parking is discouraged, although limited surface parking areas that are screened from
streets and have generous landscaping may be permitted by the Zoning Administrator through
a use permit process. In the 100 block of Area G, parking should be fully below -grade and
ventilation exhaust grilles or shafts should not be adjacent to public sidewalks or accessways.
Any on-site parking garage must be accessed in a safe, attractive manner and must not inter-
fere with the orderly flow of traffic on public streets and parking lots.
9. Service Access
Trash and loading areas should be well screened from public view and located away from
adjacent residential uses. On-site trash receptacles should be consolidated in one area that is
easily accessible for garage pickup from a street or alley.
C. DESIGN GUIDELINES
These are recommendations for the architectural treatment and organization of buildings and open
space, and are the suggested criteria for reviewing projects during the design review process.
1. Ground -Level Treatment
V=5C
Primary pedestrian access to all ground -level uses should be from the street. Commercial
development should meet the guidelines for ground -level treatment outlined in the Historic
Retail District. The finished floor elevation of commercial development should not be greater
than F above sidewalk level. The finished floor elevation for residential projects can be up
MAX HEIGI{T.
4 STORIES
RETAIL & OFFICE USE
Illustrative Section - Area G. EL
::
11
Area G. Transit Center Block
Downtown Precise Plan
to 5'above the sidewalk level. Access to individual residential units should also be from the
sidewalks, using front porches, steps and similar features to create a transition from public to
private areas.
Particular attention should be given to craftsmanship and detailing within the pedestrian's
range of touch and view. For instance, the use of special storefront detailing, facade orna-
mentation, special materials, flower boxes, flags and banners can reinforce the pedestrian
nature of the street.
2. Facade Treatment
To maintain the present scale and character of the downtown district, large, uninterrupted
expanses of horizontal and vertical wall surface should be avoided. Building facades should
respond to the relatively narrow increments of development (25'to 50') with variation in fen-
estration, building materials and/or building planes. Corner parcels are encouraged to incor-
porate special features such as rounded or cut corners, special corner entrances, display win-
dows, corner roof features, etc.
3. Windows
Building walls should be punctured by well proportioned openings that provide relief, detail
and variation on the facade. Mirrored glass should be avoided and only clear, transparent
glass should be used on the ground level. Windows should be inset generously from the
building wall to create shade and shadow detail. The use of high-quality window products
that contribute to the richness and detail of the facade is encouraged.
4. Development Massing
In Area G, buildings can be up to four stories, which is taller than the historic Castro Street
commercial district and other downtown transition areas within the Precise Plan area. This
additional height requires particular attention to the massing of the buildings to ensure an
appropriate transition with surrounding development. New development should be a visual
extension of the Castro Street commercial district and be sensitive to the traditional building
size and storefronts on Castro Street.
5. Setbacks
Building setbacks in Area G are similar to Castro Street setbacks and are intended to promote
continuous storefronts with an urban landscape of tree wells and potted plants. Front setbacks
are discouraged so that storefronts will be immediately accessible to the pedestrian visually
and physically. For residential projects, a 5' setback should be maintained to provide land-
scape screening and more privacy for the ground units. Side yards are discouraged in favor
of contiguous building facades to ensure well-defined streets. In this area, there will be a
Me
Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
required rear yard setback to introduce light and air into the buildings and provide a separa-
tion between buildings where there are windows in back.
6. Roof Treatment
Interesting and varied roof forms are encouraged. Rooftop equipment shall be concealed
from view and/or integrated within the architecture of the building.
7. Open Space
Open space within the downtown area is not intended to provide recreational space or large
landscaped areas since this is a more urban environment and there are ample recreational
opportunities downtown in Pioneer and Eagle Parks. However, open space is an important
element and should be used to effectively articulate building forms, promote access to light
and fresh air and maintain privacy for downtown residents. In residential development, most
open space should be used to provide attractive amenities for residents, including interior
courtyards and perimeter landscaping. Within commercial development, open space should
provide a visual amenity for the complex and an attractive buffer to adjacent residential uses.
Caltrain, Light Rail and bus service at the Downtown Transit Center.
70
Area U. Transit Center Block
8. Building Materials
Downtown Precise Plan
Building materials should be richly detailed to provide visual interest. Reflective glass is
considered an undesirable material because of its tendency to create uncomfortable glare con-
ditions and a visual barrier between pedestrians and activity inside stores and restaurants.
Metal siding and large expanses of wood siding are also to be avoided. Materials should be
light in color, earth tones, pastels or whites accented with dark or bright colors are considered
compatible with existing architecture in the area. Roofing materials and accenting features
such as canopies, cornices, file accents, etc. should also offer color variation.
9. Special Conditions
Buildings fronting Evelyn Avenue should recognize the role of this street as a highly visible
edge of the downtown district by paying particular attention to upper-level treatment and
detailing that is recognizable and distinctive from a distance (colorful canopies, fenestration,
interesting roof forms, facade ornamentation, etc.).
10. Site Access
Curb cuts should be minimized to promote traffic and pedestrian safety and create cohesive
landscaping and building facades. Amaximum of two curb cuts should be provided for proj-
ects requiring 30 parking spaces or more; for projects with less than 30 spaces, only one curb
cut should be provided. One-way driveways should have curb cuts with a width no greater
than 12'; two-way curb cuts should be no greater than 22'.
71
Downtown Precise Plan
AREA H. HISTORIC RETAIL DISTRICT
A. DEVELOPMENT STRATEGY
N MJE1 `.N A ENLIJ.F �Irl.��al f1tE:9P
Area -Specific Standards, Guidelines and Prototypes
A critical development objective includes the
enhancement of Castro Street as the principal
focus of the downtown and as -a lively pedes-
trian spine with continuous active retail and
restaurant uses along its length. The first
three blocks of Castro Street contain the his-
toric retail core of Mountain View with some
buildings dating to the late 19th and early 20th
Centuries. The buildings in Area H are a mix-
ture of ages and architectural styles, but there
are unifying characteristics including limited
height, narrow building widths and small
storefronts that create a fine-grained pedestri-
an scale and a largely continuous frontage of
retail and restaurant uses. Amajor component
of the development strategy of this area is to
reinforce this continuity and strengthen the
pedestrian environment by requiring that all
new development provide active ground -level
retail uses.
New development in the Historic Retail District is considered desirable to increase the diversity
and activity of the area, to create opportunities for larger tenant spaces than has been available in
the past and to encourage more residential units on upper floors. However, such improvements
should be sensitive infill development within the small parcel increments of the area. Larger ten -
72
LU
Parking is a critical issue in the Historic Retail
,t
District. The entire area is in the Parking
District and most of its parking is in public
'
9
lots and garages which are shared by all uses.
Since City's is
the principal objective to rein-
..----...... N.......
u,
..
. force the active pedestrian -oriented uses
along Castro Street and its immediate side
streets, existing ground -level floor area, as
well as new retail and personal service floor
area, are exempt from parking requirements
(as more specifically detailed in Section 1I.Q.
All other new floor area must provide parking or pay a fee in lieu of parking in conformance with
the parking standards and policies
outlined above in Section II.C.
New development in the Historic Retail District is considered desirable to increase the diversity
and activity of the area, to create opportunities for larger tenant spaces than has been available in
the past and to encourage more residential units on upper floors. However, such improvements
should be sensitive infill development within the small parcel increments of the area. Larger ten -
72
Area H Historic Retail District Downtown Precise Plan
The durian Building, originally constructed in 1913.
ant spaces should maintain the comfortable pedestrian scale of Castro Street and ensure an appro-
priate transition between new development and the existing "fabric" of one- to three-story struc-
tures. This is particularly important in the 100 and 200 blocks of Castro Street where most of the
oldest buildings are located. The Design Guidelines in Section C emphasize the importance of
reinforcing the historic character of the Historic Retail Direct.
B. DEVELOPMENT REQUIREMENTS
1. Permitted and Provisional Uses
Ground -Level Permitted Uses (Castro Street and Cross Streets)
a. Retail, not including drive -up or drive-in services;
b. Art galleries; and
c. Personal services.
73
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
Ground -Level Provisional Uses (Castro Street and Cross Streets)
The following uses will be allowed as provisional uses if they can sufficiently
demonstrate that they will generate pedestrian activity and streetside interest compatible
with the desired Castro Street environment described in the goals and objectives for the
downtown. The criterion of generating pedestrian traffic is most critical for
establishments fronting Castro Street.
a. Restaurants, including serving of alcoholic beverages clearly ancillary to food
service; not including drive -up or drive-in services;
b. Business services;
c. Offices, including banks, financial institutions and administrative offices;
d. Medical services;
e. Hotels;
f. Theaters;
g. Bars, nightclubs, establishments providing entertainment or permitting dancing, and
establishments serving alcoholic beverages not ancillary to food service;
h. Indoor recreation uses; and:
�J. Any other business or service establishments which are determined by the Zoning
Administrator to be of the same general character as listed hereinabove.
Permitted Uses for Bryant and Hope Street Frontages and All Upper Levels
a. All principal permitted uses listed above;
b. Business services;
c. Offices, not including administrative offices on ground floor;
d. Medical services; and
e. Banks.
74
Area H Historic Retail District
Downtown Precise Plan
Provisional Uses for Bryant and Hope Street Frontages and All Upper Levels
a. Restaurants, including serving of alcoholic beverages clearly ancillary to food
service; not including drive -up or drive-in service;
b. Administrative offices on ground floor;
c. Hotels;
d. Indoor recreation uses;
e. Lodges, clubs, social or fraternal organizations;
f. Residential—upper levels only at up to 50 units per acre; .a tid
g . Any other business or service establishments which are determined by the Zoning
Administrator to be of the same general character as listed hereinabove.
2. Height
The maximum height for all properties in the 100 and 200 blocks fronting Castro Street
(between Evelyn Avenue and Dana Street) is 30' to 35' at the facade, with third and
fourth floors set back 10' to 12' from the facade and a maximum height of 45'.
The maximum height for all properties in the 300 block front Castro Street (between
West Dana Street and California Street) is 40' and 45' at the facade with the fourth floor
set back 10' to 12' and a maximum height of 55'.
The first floor must be designed to have a minimum floor to ceiling height of 10' in order
to accommodate retail, and the floor must be no more than 1' above sidewalk level.
Maximum height of 55' and four stories with no upper story setback requirements for the
rest of Area H.
Decorative roof treatments and architectural features may exceed the maximum 45' to
55' height limit upon design approval as provided for in the Administrative Section.
Parking structure levels shall not count as stories but the overall building shall be limited
to 5 5'.
3. Building Coverage
Coverage is permitted up to 100 percent. (Note exceptions under Design Guidelines:
Building Coverage.)
75
Downtown Precise Plan
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76
Amapc»Standards, Guidelines and Prototypes
Area H. Historic Retail District
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Downtown Precise Plan
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Downtown Precise Pa
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Area -Specific Stand ,Guidelines a JPrototypes
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Area H Historic Retail District
4. Build -to Lines Along Streets
Downtown Precise Plan
To ensure that streets are spatially well defined, all development must be built to the back of
the proposed sidewalk. (Note exceptions under Design Guidelines: Building Coverage.)
5. Side and Rear Yard
None.
6. Parking
Parking requirements for Area H are described in Section ITC, Parking Standards and Policies.
7. Service Access and Trash Enclosures
Parcels adjacent to rear alleys must maintain service access from the rear and provide attrac-
tive rear entrances. Trash and loading areas should be well screened from public view in
structures that are consistent with the building design in both materials and detailing. On -
street loading and unloading will only be permitted for parcels that are not adjacent to rear
alleys.
Sidewalk cafes and an engaging pedestrian experience Downtown.
79
Downtown Precise Plan
8. Open Space Requirements
Area -Specific Standards, Guidelines and Prototypes
Service facilities such as trash enclosures and
mechanical equipment should be screened with
enclosures and devices consistent with the build -
ing architecture in form, material and detail.
For residential/mixed-use projects, a minimum of 30 percent of the site area must be devot-
ed to open space. The Zoning Administrator may reduce the requirements for
residential/mixed-use projects where it is found that such a reduction improves the quality of
the project.
9. Development on Public Parking Lot
A mixed-use development is allowed on one public parking lot in Area H. The development
is subject to the requirements for Area H with these additional requirements or exceptions:
a. Vehicular access shall be from Hope Street, Bryant Street or an adjacent alley;
b. Existing public parking shall be replaced on-site; and
Parking for private development shall be provided in accordance with Section ILC,
except that the parking requirement cannot be met by paying in -lieu fees.
See Guidelines: Development on Public Parking Lot.
.E
Area H Historic Retail District
C. DESIGN GUIDELINES
Downtown Precise Plan
These are recommendations for the architectural treatment and organization of buildings and open
space and are the suggested criteria for reviewing projects during the design review process.
1. Development Massing
New development should preserve the rhythm and fine-grained pedestrian scale of existing
buildings within the Historic Retail District by respecting the relatively narrow building
increments, which are predominantly 25 to 50'in width.
2. Building Coverage
In order to create well-defined street spaces consistent with the scale of downtown Mountain
View, side yards are discouraged in favor of contiguous building facades along the street.
However, narrow mid -block pedestrian passages that encourage through -block pedestrian cir-
culation and/or arcaded spaces that create wider sidewalk areas for cafes, etc. are encouraged.
3. Ground -Level Corner Uses
High activity -generating uses are especially encouraged at the Castro Street intersections.
Entries to elevator lobbies should not be located at intersections.
Both small and large-scale new development should preserve the rhythm and fine-grained pedestrian scale of existing
buildings within the Historic Retail District by respecting the relatively narrow building increments, which are predom -
inantly 25 to 50'in width.
01
Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
LIN
4. Ground -Level Treatment
Interesting Roof Form or Profile
Cornice and Ornamentation
Recessed Windows Create Shade
and Shadow
Colorful Banners
Building Ornament
Awnings Within Building Bays
High Quality Storefront Glazing
Products
Recesses in Facade Create Interest
and Depth
Ornamental Tile Base
Street Entrance Doors Every 50 Feet
Maximum
Compositional Change in Facade
Every 25 to 50 Feet
Architectural treatment recommendations.
The unique community character created by the mixture of building ages and architectural
styles and the architectural design influence of historic buildings should be encouraged. All
street -frontage establishments should provide primary access directly to the street. Long
expanses of inactive building frontage should be avoided by placing street doors at intervals
no greater than 50' and by maintaining 60 percent of the ground -level building facade in
transparent window surface. All buildings should incorporate a base in their design.
The visual experience of moving along the street should be enjoyable and interesting. A
change in major compositional elements of the street -level facade design is recommended at
intervals of 25'to 50'. Colorful awnings overhanging the sidewalk are also recommended to
further enhance the life and variety of the street.
Particular attention should be given to craftsmanship and detailing within the pedestrian's
range of touch and view. For instance, the use of special storefront detailing and facade orna-
mentation such as flower boxes and special materials, can reinforce the pedestrian nature of
the street.
Area H Historic Retail District
Businesses fronting mid -block pedes-
trian passageways should provide
direct access to those passageways,
with attractively framed windows and
doorways.
On cross -streets, while the overall
goal is to have build -to lines at the
front of buildings, ground -floor
facades may be set back for outdoor
activities.
5. Entrances
Commercial entrances should be
recessed from the facade, creating a
small alcove. This establishes a more
definitive sense of entry and affords
an alternative view of merchandise in
the display windows. Existing
recessed entries should be retained.
The doors of a commercial storefront
typically contain large glass panels
with vertical proportions that presents
a visual connection to the streetscape.
Retain and restore original historic
doors and their frames where possi-
ble.
6. Facade Treatment
Downtown Precise Plan
New storefront renovation on Castro Street. Entrances
should he recessed from the facade, creating a small
alcove.
To maintain the present scale and character of buildings in the Historic Retail District, large
uninterrupted expanses of horizontal and vertical wall surface should be avoided. Building
facades should respond to the relatively narrow increments of development (25'to 50') with
variation in fenestration, building materials and/or building planes.
Facades on both new and rehabilitated buildings should include the elements that make up a
complete storefront including doors, display windows, bulkheads, transom windows, signage
and awnings. New buildings need not mimic an "historical" architectural style but should
include these architectural features, details and materials where appropriate to be compatible
MM
Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
with and reinforce existing buildings. Preservation of existing historic details and materials
should be encouraged.
Even if separate businesses function within the same building, the overall design of the facade
must be consistent. Individual businesses should not break the basic lines, material and con-
cept of the facade. Storefronts can be demarcated from each other within the same building
by subtle variations in the color or pattern of surfaces of doors, tiling, signage or entries.
Corner parcels are encouraged to incorporate special features such as rounded or cut corners,
special corner entrances, display windows, corner roof features, etc.
7. Guidelines for Upper -Story Setbacks - Castro Street Frontages
While the height limit is four stories and 45' along the 100 and 200 blocks of Castro Street,
many of the existing buildings and, in particular, buildings with historic character have
facades and heights in the range of 30' to 35'. New buildings and building additions should
reinforce the historic pattern with heights and setbacks oriented to the 30' to 35' reference.
Castro Street facades in the 100 and 200 blocks shall be no taller than 30'to 35'. Upper lev-
els in excess of 30' to 35' shall be set back 10' to 12' from the facade.
In the 300 block fronting Castro Street, upper levels in excess of 40' to 45'shall be set back
10' to 12'from the facade.
/° nW" 1 "1. h
.
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LARGE %
SPACE iR
Smaller retail spaces create frequent entrances and display windows. Larger spaces should
replicate this pattern by incorporating multiple windows or wrapping around smaller retail
spaces.
T, .
Area H Historic Retail District
8. Windows
General
Downtown Precise Plan
Building walls should be punctuated by well-proportioned openings that provide relief, detail
and variation on the facade. Windows should be inset from the building wall to create shade
and shadow detail. The use of high-quality window products that contribute to the richness
and detail of the facade is encouraged.
Display Windows
Size, division and shape of display windows should maintain the established rhythm of the
streetscape. Glass used in the display windows should be clear. Tinted glazing is discour-
aged and mirrored/reflective glass is not permitted.
9. Roof Treatment
Building roof forms fronting Castro Street should reinforce the character of historic com-
mercial buildings, which typically have flat, rather than pitched, roofs with vertical facade
extensions above the roofline, known as parapets. Architectural elements such as cornices,
special facing materials and/or decorative details are encouraged on the parapet.
Special attention should be paid to the articulation of the top portion of buildings through the
introduction of horizontal bands, cornices and stepbacks. Roof lines should be broken at
intervals no greater than 50' by loggias, changes in height or stepbacks to reinforce the typi-
cal building increment of 25' to 50' along Castro Street. Interesting and varied roof forms
consistent with the pattern of existing buildings are encouraged.
Building roof forms fronting Castro Street should reinforce the character of the historic commercial buildings with
flat roof forms, parapets, cornices and decorative details.
M
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
The annual Downtown Art and Wine Festival.
On the Bryant Street and Hope Street frontages, four-story buildings shall be compatible with
the existing and potential development across the street. Design approaches such as top -floor
setbacks and facade articulation can be used to create a compatible transition.
Rooftop equipment shall be concealed from view and/or integrated within the architecture of
the building.
10. Building Materials
Building materials should be richly detailed to provide visual interest. Reflective glass is
considered an undesirable material because of its tendency to create uncomfortable glare con-
ditions and a forbidding appearance. Metal siding and large expanses of wood siding are also
to be avoided. Materials should be light in color: earth tones, pastels or whites accented with
dark or bright colors are considered compatible with existing architecture in the area.
Roofing materials and accenting features such as canopies, cornices, file accents, etc. should
also offer color variation.
Character and richness in downtown can be enhanced from the incorporation of details and
ornamentation into the design of the buildings. These elements can include cornices, brack-
ets or moldings.
Me
Area H Historic Retail District
11. Site Access
Downtown Precise Plan
Curb cuts are prohibited in the first four blocks of Castro Street and should be avoided on the
rest of Castro Street. If new curb cuts within the Historic Retail blocks become necessary,
they are encouraged to locate on the east -west cross streets beyond the alleys in order to max-
imize visibility and accessibility from Castro Street, yet not disrupt pedestrian circulation, and
to avoid circulation conflicts on the north -south streets. Any on-site parking garage must be
accessed in a safe, attractive manner and must not interfere with the orderly flow of traffic on
public streets and parking lots.
12. Special Conditions
Castro Street and California Street Intersection—Buildings forming a portion of the inter-
section of Castro and California Streets should incorporate special corner treatments that rein-
force the key significance of this intersection within the downtown.
Evelyn Avenue Buildings fronting Evelyn Avenue should recognize the role of this street as
a highly visible edge of the downtown retail district by paying particular attention to upper-
level treatment and detailing that is recognizable and distinctive from a distance (colorful
canopies, fenestration, interesting roof forms, facade ornamentation, etc.).
Alley facades should exhibit high levels of design and materials quality similar to front facades.
M.
Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
Trash and loading areas should be well screened from view in structures that are
consistent with the building design in both materials and detailing.
13. Guidelines for Rears of Buildings
Because the alleys in downtown are highly visible and are used for both pedestrian access and
vehicular service access, rear facades should exhibit high levels of design and materials qual-
ity similar to front facades. Rear facades of existing buildings should be improved with
design features and quality materials where possible.
Buildings should have windows and doors oriented to the alley. Entry doors, garage doors
and windows should be attractive and durable.
Service facilities such as trash enclosures and mechanical equipment should be screened with
enclosures and devices consistent with the building architecture in form, material and detail.
Roofs and trellises are recommended for screening views from above.
Where security devices are desired or warranted, designs should be artful with decorative
grillwork that enhances the overall building design. Alley areas should be well lit but should
be designed so as not to adversely impact adjacent properties.
M
Area H Historic Retail District Downtown Precise Plan
14. Guidelines for Residential and Mixed -Use
Setbacks
To reinforce the downtown commercial character of the Historic Retail District, mixed-use
buildings with a residential component shall conform to the setback standards for commer-
cial projects. The Zoning Administrator may allow increased side and rear setbacks to
enhance the residential portion of a mixed-use project provided the setbacks do not detract
from the commercial storefront character of the downtown district.
Noise and Ground Vibrations
Projects with a residential component on Castro Street should be designed to minimize noise
impacts on residents from Castro Street and the Caltrain line. A noise analysis prepared by a
qualified acoustical engineer is required for all residential projects fronting Castro Street. The
acoustical engineer's report shall identify any noise impacts and measures to reduce these
impacts to acceptable levels.
Parking Design
Parking for residential uses shall be provided on-site per Downtown Precise Plan require-
ments Section II.C, Parking Standards and Policies.
Below -grade parking shall not extend above grade.
Parking garage access should be integrated into the overall design of the building facade.
Service Areas
Design of service areas shall be consistent with the general guidelines for rears of buildings
in Area H. On-site trash receptacles should be consolidated in one area that is easily acces-
sible for garbage pickup from a street or alley.
Ground -Level Treatment
Commercial frontages should meet the general guidelines for ground -level treatment in
Area H. Commercial spaces should have a depth of at least 40'to ensure viability. Pedestrian
access to residential units from Castro Street should be through a single common entrance.
Residential and commercial entrances should be separate and distinct.
Ma
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
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Mixed --Use Residential Prototype (100 and 200 Blocks of Castro Street) - Area H
Facade Treatment
To maintain the scale and character of the downtown district, large, uninterrupted expanses
of horizontal and vertical wall surface should be avoided. Building facades should respond
to the relatively narrow increments of development (25'to 50') with variation in fenestration,
building materials and/or building planes.
Corner parcels are encouraged to incorporate special features such as rounded or cut corners,
special corner entrances, display windows, corner roof features, etc.
Development Massing
Buildings may be up to four stories, which is taller than most existing buildings in Area H
and most of the downtown transition areas within the Precise Plan. This additional height
requires particular attention to the massing of the buildings to ensure an appropriate transi-
tion with the surrounding development. New residential development on larger parcels
.E
Area H Historic Retail District
Downtown Precise Plan
should echo the narrow parcel increments on Castro Street, with sensitivity to the traditional
building size and storefronts on Castro Street.
Roof Treatment
Mixed-use buildings with a residential component facing Castro Street should exhibit an
architectural character consistent with the downtown commercial character. Flat, hip and
mansard roof forms are appropriate; gabled roofs are discouraged. On Hope and Bryant
Streets, rooflines may be varied to be compatible with surrounding residential development.
Rooftop equipment shall be concealed from view and/or integrated within the architecture of
the building.
Lighting
Exterior lighting features shall be oriented and directed downward to protect neighboring res-
idents from excess light and glare.
Pedestrian passageways leading front rear parking areas to Castro Street should be
reinforced with features thatprovide interest such as windows, trellises, benches,
planting and attractive lighting.
91
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
Attractive outdoor patio dining in Area K
15. Guidelines for Pedestrian Passageways
New buildings and building renovations adjacent to existing pedestrian passageways leading
from rear parking areas to Castro Street should be reinforced with features that provide inter-
est such as windows, trellises, benches, planting and attractive lighting. Passageways may be
further enhanced with small plazas at either end or at midpoints with provisions for ameni-
ties such as seating, planting and fountains.
16. Guidelines for Open Space
Private open space within the downtown area is not intended to provide recreational or large
landscaped areas, since this is a more urban environment and there are ample recreational
opportunities downtown in Pioneer and Eagle Parks. However, open space is an important
element and should be used effectively to articulate building forms, promote access to light
and fresh air and maintain privacy for downtown residents.
In residential development, most open space should be used to provide attractive amenities
for residents, including interior courtyards and perimeter landscaping. Commercial develop-
ment should typically have less open space in order to maintain a direct pedestrian relation-
ship and continuous storefront streetscape. Open space for nonresidential projects should
92
Area H Historic Retail District
Downtown Precise Plan
To provide compatibility with existing historic buildings, Castro Streetfacades should be no taller than 30'to 35,
with upper levels set back 10'to 12 from the facade.
provide a visual amenity for the development and an attractive buffer to adjacent residential
uses where applicable.
Open spaces such as retail plazas and outdoor seating areas should be located at building
entries or along or near well -traveled pedestrian routes to encourage frequent and sponta-
neous use. Amenities should be functional as well as visually appealing, with seating, tables,
canopies and covering trellises. Plazas and open spaces should be generously landscaped
with trees, planters and vines.
Low walls may be used to screen service and mechanical areas, create spatial definition and
for providing seating. Low walls should be designed of quality materials.
For residential projects, open space should include evergreen trees for screening, specimen
trees for visual color and attractive shrubs and ground cover. Low walls and planters may be
used to provide privacy between open space areas and residences.
17. Guidelines for Mixed -Use Development on Public Parking Lots
For infill development on one of the public parking lots, all development regulations for
Area H apply. In addition, all required parking for the new development as well as parking
to replace all existing spaces shall be provided on-site in a subgrade parking structure with
access from the midblock alley and one of the adjacent side or cross -streets.
93
Downtown Precise Plan Area-Speci, f is Standards, Guidelines and Prototypes
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Mixed -Use Parking Lot Infill Prototype
Infill buildings should be carefully designed and detailed so that scale and massing responds
to the traditional small downtown parcel scale and provides a sensitive transition to adjacent
residential neighborhoods. To maintain the present scale and character of buildings in the
Historic Retail District, large uninterrupted expanses of horizontal and vertical wall surface
should be avoided. Building facades and rooflines should respond to the relatively narrow
increments of development (25' to 50') with variation in fenestration, building materials, roof
forms and/or building planes.
Passageways connecting the parking lot development with Castro Street should be carefully
detailed to enhance the pedestrian experience. Windows and doors from the adjacent build-
ing, seating, planting and attractive lighting should be included. Where the passageway
,
Area H Historic Retail District
Passageways connecting parking facilities with Castro Street may be further
enhanced with small plazas at either end or at midpoints with provisions for
amenities such as seating, planting and fountains.
Downtown Precise Plan
meets the new building, a carefully designed transition such as a plaza open space should
occur and a continuation of the passageway to the side street should be considered.
'.
Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
AREA L CIVIC CENTER/EAGLE SQUARE/GATEWAY BLOCK
A. DEVELOPMENT STRATEGY
I �_7 r-1 1 L ---- L Most of this subarea was redeveloped
M ERCP ST during the late 1980s and 1990s. The
Library area is comprised of three separate
Cie nbe r
blocks, each with its own characteristics
and development history.
The Eagle Square block is between Church Street and High School Way. It was formerly occu-
pied by Mountain View High School. The entire area is occupied by the Park Place/City Centre
development which is a diverse mixed-use development. The Castro Street frontage is a mix of
offices, retail and residential uses. The remainder of Park Place is high-density apartments.
Eagle Park, an active 7.5 -acre park with a swimming pool and playing fields, was originally part
of the Eagle Square Precise Plan but is now zoned Public Facility.
The Gateway block, located between High School Way and El Camino Real along Castro Street,
is a landmark office development. This block was developed under the Gateway Precise Plan
which has also been incorporated into the Downtown Precise Plan.
we
pioneer
The Civic Center block, defined by
irk
Castro, Mercy, Franklin and Church
Streets, is the site of a new City Hall,
�u P ST EFT
Performing Arts Center and Library.
These buildings partially encircle
Pioneer Park, a quiet and relaxing 3.5-
Eagke
acre green area with benches and walk -
Park
ways. The Civic Center is the focus for
cultural and community activities and
serves as an important civic symbol for
the City as a whole. There are also two
W sC60QL WAY
privately owned properties on the
block—the Wells Fargo Bank and the
Masonic Lodge. The Precise Plan con-
tains development standards for the
bank site since it is the only significant
(�AVPp4o SEAL.
redevelopment opportunity in Area I.
The standards allow a multi -story build-
ing with setbacks from Pioneer Park.
They also require a broad open space connection between Castro Street and the park that will
make the park more physically and visually accessible to passersby on Castro Street.
The Eagle Square block is between Church Street and High School Way. It was formerly occu-
pied by Mountain View High School. The entire area is occupied by the Park Place/City Centre
development which is a diverse mixed-use development. The Castro Street frontage is a mix of
offices, retail and residential uses. The remainder of Park Place is high-density apartments.
Eagle Park, an active 7.5 -acre park with a swimming pool and playing fields, was originally part
of the Eagle Square Precise Plan but is now zoned Public Facility.
The Gateway block, located between High School Way and El Camino Real along Castro Street,
is a landmark office development. This block was developed under the Gateway Precise Plan
which has also been incorporated into the Downtown Precise Plan.
we
Area I Civic Center/Eagle Square/Gateway Center
B. DEVELOPMENT REQUIREMENTS
1. Permitted and Provisional Uses
Permitted Uses (Civic Center Block)
a. City -owned facilities;
b. Membership organization facilities and meeting halls;
c. Retail;
d. Personal services;
Downtown Precise Plan
e. Restaurants, including serving of alcoholic beverages and clearly ancillary to food serv-
ice; not including drive -up or drive-in services;
f. Art galleries;
g. Theaters; and
h. Offices on upper floors.
Provisional Uses (Civic Center Block)
a. Business services;
b. Offices, including banks and financial institutions and administrative offices on the
ground floor;
c. Medical services;
d. Residential—upper levels only—at up to 50 units per acre;
e. Hotels;
f. Bars, nightclubs, establishments providing entertainment or permitting dancing and
establishments serving alcoholic beverages not ancillary to food service;
g. Indoor recreation uses; and
h. Any other business or service establishments which are determined by the Zoning
Administrator to be of the same general character as listed hereinabove.
97
Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
f.'x6 ed iizN
Bbc
Block
Area I Subareas
Area I. Civic Center/Eagle Square/Gateway Center Downtown Precise Plan
Permitted Uses (Castro Street Frontage of Eagle Square Block)
a. Retail;
b. Business services;
c. Personal services;
d. Offices, including banks and financial institutions and administrative offices, on upper
floors;
e. Residential at up to 50 units per acre; and
f. Restaurants, including serving of alcoholic beverages and clearly ancillary to food
service; not including drive -up or drive-in services.
Provisional Uses (Castro Street Frontage of Eagle Square Block)
a. Administrative offices on the ground floor;
b. Bars, nightclubs, establishments providing entertainment or permitting dancing and
establishments serving alcoholic beverages not ancillary to food service , an(I
Permitted Uses (Remainder Residential Area of Eagle Square)
Residential at up to 60 units per acre.
Provisional Uses (Remainder Residential Area of Eagle Square)
Accessory uses appropriate to residential.
Permitted Uses (Gateway Block)
a. Offices, including banks and financial institutions and administrative offices;
b. Retail;
c. Personal services;
d. Restaurants, including serving of alcoholic beverages and clearly ancillary to food
service; not including drive -up and drive-in services;
Downtown Precise Plan
e. Art galleries; and
f. Theaters.
Provisional Uses (Gateway Block)
a. Business services;
b. Medical services;
Area -Specific Standards, Guidelines and Prototypes
c. Bars, nightclubs, establishments providing entertainment or permitting dancing and
establishments serving alcoholic beverages not ancillary to food service;
d. Indoor recreation uses; and
e. Any other business or service establishments which are determined by the Zoning
Administrator to be of the same general character as listed hereinabove.
2. Height
Civic Center Block
Maximum height of four stories or 55' (whichever is less) for Wells Fargo site; three stories
for Masonic Lodge site. No maximum for Civic Center buildings.
Castro Street Frontage of Eagle Square
Three stories or 40'(whichever is less) at back of sidewalk. Higher buildings shall be stepped
back. Five stories or 70' (whichever is less). A building height of up to 92' may be author-
ized by the City Council for exceptional architecture and aesthetic merit.
Residential Area of Eagle Square
Four stories or 60'(whichever is less).
Gateway Block
Maximum height of 55'.
100
Area I Civic Center/Eagle Square/Gateway Center Downtown Precise Plan
3. Building Coverage
Civic Center Block
May not exceed 70 percent for the Wells Fargo site. The remainder of the site shall be devel-
oped as ground -level open space providing a pedestrian connection from Castro Street to
Pioneer Park.
Remainder of Civic Center Block
None.
Castro Street Frontage of Eagle Square
May not exceed 70 percent of the site.
Residential Area of Eagle Square
May not exceed 60 percent of the site.
Gateway Block
May not exceed 60 percent of the site.
4. Floor Area Ratio
Civic Center Block
None.
Castro Street Frontage of Eagle Square and Residential Area of Eagle Square
May not exceed an overall FAR of 1.6 for both sites combined.
Gateway Block
May not exceed an FAR of 1.0.
101
Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
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Illustrative Section - Area I: Civic Center Block
102
5. Build -to Lines Along Streets and Setbacks
Civic Center Block
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To ensure that streets are spatially well defined, all development fronting on Castro Street
must be built to the back of the sidewalk.
Eagle Square Block
All development fronting Castro Street must be built to the back of the sidewalk.
A 15' setback for the residential area.
Gateway Block
None.
Area I Civic Center/Eagle Square/Gateway Center Downtown Precise Plan
6. Open Space
Civic Center Block
For the Wells Fargo site, at least 30 percent of the site shall be devoted to publicly accessible
open space. Apedestrian open space approximately 50'to 60'in width should connect Castro
Street to Pioneer Park along the north side of the site. The open space shall include gener-
ously landscaped areas including trees, grassy area(s) and seating areas.
Remainder of Civic Center Block and All Other Blocks
See Design Guidelines.
7. Parking
Civic Center Block
Parking requirements for the Wells Fargo site and the Masonic Lodge site in Area I are
described in Section ILC, Parking Standards and Policies.
Remainder of Civic Center Block and All Other Blocks
Parking shall continue to be provided on-site in existing parking garages and lots.
8. Service Areas
Civic Center Block
Trash and loading areas should be well screened from public view in structures that are con-
sistent with the building design in both materials and detailing. Roofs or trellises are rec-
ommended for screening of views from above. Loading and unloading for the Wells Fargo
site shall be from Church Street rather than Castro Street.
Remainder of Civic Center Block and All Other Blocks
See Design Guidelines.
C. Design Guidelines
Since most of the buildings in Area I are new, having been developed in the late 1980s and 1990s,
additions and modifications should be consistent with the existing development projects, with the
exception of the Wells Fargo site. Separate guidelines for the Wells Fargo site are contained in
this section below.
103
L)owntown _vrecise rtan Area -,)pec Jic manaaras, cruiaennes ana t-rototypes
For reference, the original design objectives for the other areas are:
Remainder of Civic Center Block: This block has a strong and clear image as the civic and cul-
tural center of the City of Mountain View. Its traditionally designed buildings are organized
around a public plaza facing out to Castro Street and a more intimate City park behind it.
Eagle Square Block: This block is intended for high-quality, high-intensity development not gen-
erally found elsewhere in the community. The entire site is master -planned as a unit. The Castro
Street frontage is designed to encourage an active pedestrian environment by providing a range
of restaurant and retail activities and sidewalk -oriented building design appropriate to the down-
town and serving as a continuation of the downtown uses along Castro Street.
Gateway Block: This block is at the entrance to the downtown and is intended for high-intensi-
ty office and commercial uses. It was designed with a well -landscaped plaza at the El Camino
Real/Castro Street corner that complements a similar plaza diagonally across the street.
G
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A pedestrian open space approximately 50'to 60'in width should connect Castro Street to Pioneer Park along the
north side of the Wells Fargo site.
104
Mf ill 4 i Iftffj
14R.
O-NiNI-0
Downtown Precise Plan
Wells Fargo Site
Development Massing
Area -Specific Standards, Guidelines and Prototypes
New development should preserve the rhythm and scale of existing downtown buildings and
respect the pattern of downtown's narrow parcel increments (25' to 50' in width) by means of
variation in height, bulk, window and facade treatment.
Where the building faces Pioneer Park, upper floors of the building should be set back from
Pioneer Park to provide solar access and visual relief along the edge of the park.
Ground -Level Facade and Roof Treatment
These should comply with the guidelines for Area H. Active ground -level uses should face
Castro Street and a portion of the open space connecting Castro Street to Pioneer Park.
Because of the relatively large size of the parcel and the potential for a large building, a covered
arcade should be considered along some of the ground -level frontages to provide further facade
articulation and enhance the pedestrian experience.
Windows
Building walls should be punctuated by well-proportioned openings that provide relief, detail and
variation on the facade. Windows should be inset generously from the building wall to create
shade and shadow detail. The use of high-quality window materials that contribute to the rich-
ness and detail of the facade is encouraged.
Reflective glass is considered an undesirable material because of its tendency to create uncom-
fortable glare conditions and a forbidding appearance. Similarly, sunscreens that mask windows
are not appropriate because they detract from the transparency of the facade and can mask artic-
ulations, which provide a sense of scale. If solar control is desired, the use of awnings and deep
overhangs is appropriate because they provide protection from the elements and enliven the
facade without obstructing views or obscuring openings.
SiteAccess
Cuts along Castro Street are not permitted. Access to the site should be from Church Street with
vehicular access at least 50' from the Castro Street property line to ensure viable ground -floor
commercial space at the corner of Castro and Church Streets.
106
Area J. East oj'(astro Street Frontage
AREA J. EAST OF CASTRO STREET FRONTAGE
A. DEVELOPMENT STRATEGY
Downtown Precise Plan
The east frontage of Castro Street between
Mercy Street and El Camino Real is charac-
terized by a development pattern of small,
shallow parcels containing local, commercial
and service-oriented uses. Several buildings
along Castro Street are of good quality, while
the improvement of several others would
enhance the image and attractiveness of the
downtown and Castro Street.
Area J also includes the half -block fronting on
Hope Street. About half of the Hope Street
frontage is in commercial parking and church
use and the other half is low-rise apartments
and single-family houses.
The Castro Street frontage has unique charac-
teristics that require special treatment. The
small and shallow building parcels, coupled
with on-site parking requirements, make rede-
velopment difficult without parcel assembly.
The lack of public parking in the area has cre-
ated a shortage of convenient public surface
parking to serve retail uses. To create more
opportunities for parcel assembly and mixed-
use developments with underground parking,
Area J was expanded in 2004 to incorporate
the residential area on Hope Street.
SL....... The major objectives for development in this
CA*Wo.......
........ ... area are: (1) to ensure a sensitive transition to
..... ..... . .
...... the residential neighborhoods; (2) to maxi
mize the amount of convenient parking; (3) to
maintain the pattern of active uses along
Castro Street; and (4) to promote renovation and revitalization that create an attractive street envi-
ronment and entry to the downtown.
107
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Downtown Precise Plan
The east frontage of Castro Street between
Mercy Street and El Camino Real is charac-
terized by a development pattern of small,
shallow parcels containing local, commercial
and service-oriented uses. Several buildings
along Castro Street are of good quality, while
the improvement of several others would
enhance the image and attractiveness of the
downtown and Castro Street.
Area J also includes the half -block fronting on
Hope Street. About half of the Hope Street
frontage is in commercial parking and church
use and the other half is low-rise apartments
and single-family houses.
The Castro Street frontage has unique charac-
teristics that require special treatment. The
small and shallow building parcels, coupled
with on-site parking requirements, make rede-
velopment difficult without parcel assembly.
The lack of public parking in the area has cre-
ated a shortage of convenient public surface
parking to serve retail uses. To create more
opportunities for parcel assembly and mixed-
use developments with underground parking,
Area J was expanded in 2004 to incorporate
the residential area on Hope Street.
SL....... The major objectives for development in this
CA*Wo.......
........ ... area are: (1) to ensure a sensitive transition to
..... ..... . .
...... the residential neighborhoods; (2) to maxi
mize the amount of convenient parking; (3) to
maintain the pattern of active uses along
Castro Street; and (4) to promote renovation and revitalization that create an attractive street envi-
ronment and entry to the downtown.
107
Downtown Precise Plan Area -Specific Standards, Guidelines and Prototypes
Castro Street commercial buildings in Area J
Retail and personal service uses are encouraged but not required along Castro Street; however,
all ground -level uses are required to incorporate storefront facades that create an attractive pedes-
trian environment along the street and that permit future transition to retail use.
The half -block of this area along Hope Street will allow moderate -density residential and con-
tinuation of existing parking and commercial uses. New development must respect the single-
family character of the residential neighborhood across the street. The existing church facility is
encouraged to be preserved for its religious and social contributions and noteworthy architecture.
Specific development opportunities have been identified within this area. The potential reloca-
tion of Gateway Park to the half -block length of Fairmont Avenue at Castro Street is one of them.
It would create opportunities for the aggregation of parcels and redevelopment of the El Camino
Real -Castro Street corner block and would locate Gateway Park where it could be more actively
used. This higher -density development is conceived as a "gateway" complex to counterpoint the
Gateway Center on the northwest corner of El Camino Real and Castro Street and, is illustrated
on Page 116.
A second major development opportunity has been identified for the St. Joseph's Church parking
lot at Castro and Church Streets and adjacent to an existing medical service building.
•,
Area J East of Castro Street Frontage Downtown Precise Plan
B. DEVELOPMENT STANDARDS
1. Permitted and Provisional Uses
Permitted Uses (Castro Street Frontage)
a. Retail, not including drive -up or drive-in services;
b. Restaurant, including serving of alcoholic beverages clearly ancillary to food service;
not including drive -up or drive-in services;
c. Art galleries;
d. Theaters;
e. Business and personal services; and
f. Medical services.
Provisional Uses (Castro Street Frontage)
a. Bars, nightclubs, establishments providing entertainment or permitting dancing and/or
establishments serving alcoholic beverages not ancillary to food service;
b. Indoor recreation uses;
c. Offices;
d. Hotels;
e. Residential on upper levels only at up to 50 units per acre; and
1�. Any other business or service establishments which are determined by the Zoning
Administrator to be of the same general character as listed hereinabove.
Permitted Uses (Hope Street Frontage)
Residential at up to 30 units per acre, except all parcels south of Fairmont Avenue and
north of El Camino Real may be up to 50 units per acre.
109
Downtown Precise Plan
Provisional Uses (Hope Street Frontage)
Area -Specific Standards, Guidelines and Prototypes
a. Senior housing and very -low and low-income housing that exceeds 30 units per acre will
be considered on a case-by-case basis.
b. The existing church development, in its present or an expanded or modified form.
Parking structures and lots to serve Castro Street developments, which may not have their
primary access on Hope Street.
2. Height
Castro Street Frontage
Maximum height of four stories and 55'(whichever is less).
Parking structure levels shall not count as stories, but the overall building shall be limited to
55'.
Decorative roof treatments and architectural features may exceed the 55' height limit upon
design approval specified in the Administration Section.
The first floor along Castro Street must be designed to have a minimum ceiling height of 10' in
order to accommodate retail, and the floor must be no more than 1'above sidewalk level.
Hope Street Frontage
Buildings may be a maximum height of three stories and 35'(whichever is less) provided the
third floor is tucked into the roofline so that the building looks like a two-story structure.
Castro Street/EZ Camino Real Block
A hotel with a maximum height of 70'may be authorized by the City Council for exception-
al architecture and aesthetic merit.
Mixed-use development with residential uses may have up to 50 units per acre with a four-
story/55' height limit.
For all uses, building mass should step down towards the existing residential neighborhood
with building height along Fairmont Avenue not exceeding three stories and 35'.
110
Area J East of Castro Street Frontage
'NLAX. HE IGH F
..........
7.
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Downtown Precise Plan
II.. I%., 'I" : ;50'
Illustrative Section - Area J• Nonasssembled Parcel; Castro Street Frontage
3. Front Setback
Castro Street Frontage
To ensure that the consistent street wall of Castro Street is maintained, all development must
be built to the back of the proposed sidewalk.
Hope Street Frontage
A minimum 13' front yard building setback is required for buildings and parking structures.
Porches and steps may encroach up to 4'into the front setback area, provided they are incor-
porated into an integrated landscape concept where the majority of the setback area is
reserved for landscaping.
4. Rear Yard
Castro Street Frontage
a. Blocks between Church Street and Fairmont Avenue: Minimum 15'or distance equal to
height of adjacent building wall as measured to top of wall plate.
b. Other blocks: None required.
Hope Street Frontage
a. Blocks between Church Street and Fairmont Avenue:
Minimum 13' setback is required for buildings and parking structures. Surface parking
and detached garages up to a maximum height of 15'are permitted to be built within the
rear yard but must maintain a minimum 5' setback from the rear property. Stairs or ter -
111
Downtown Precise Plan
F;
112
Area -Specific Standards, Guidelines and Prototypes
Area J. East of C astro Street Frontage
Downtown Precise Plan
races to provide access to this area from podium open space may encroach into a portion
of this open space.
For Hope Street parcel(s) aggregated with adjacent Castro Street parcel(s), that portion
where the Hope Street parcel(s) joins the Castro Street parcel(s) does not need to have a
rear setback, so that the entire project site can be integrated as a whole.
b. Other Blocks: None required.
5. Side Yard
Castro Street Frontage
None, except that narrow mid -block pedestrian passages that promote access to parking areas
at the rear of the property or arcaded spaces that create wider sidewalk areas for cafes, etc.
are encouraged.
Hope Street Frontage
a. Blocks between Church Street and Fairmont Avenue: A minimum 5' side yard building
setback is required for buildings and parking structures. Landings and access steps may
encroach into the side setback areas as long as most of the side yard setback area is still
reserved for landscaping.
b. Other Blocks: None required.
6. Landscape Treatment
For Castro Street parcels that have a direct adjacency to residential parcels, an attractively
designed masonry wall, 7' in height, is required along the rear property line. In addition,
15—gallon trees at approximately 25' intervals are required to be planted along the length of
the wall.
7. Parking
All parking must be provided on-site within the standards outlined in Section II.C.
Surface parking is strongly discouraged, although limited surface parking areas that are
screened from streets and have generous landscaping may be permitted by the Zoning
Administrator through a use permit process. On Castro Street, below -grade parking may not
extend more than 1' above grade. On Hope Street below -grade parking must maintain the
predominant at -grade relationship of homes on Hope Street and cannot extend more than 18"
above grade. Below -grade parking structures should not have ventilation exhaust shafts or
113
Downtown Precise Plan
Area -Specific Standards, Guidelines and Prototypes
grilles adjacent to public sidewalks or access ways. Portions of parking extending above
grade should be fronted with frequently spaced stoops to provide pedestrian activity and visu-
al interest. Any on-site parking must be accessed in a safe, attractive manner and must not
interfere with the orderly flow of traffic on public streets and parking lots.
8. Service Areas
Service facilities such as trash enclosures and mechanical equipment should be screened with
enclosures and devices consistent with the building architecture in form, material and detail
and be located away from adjacent residential uses. On-site trash receptacles should be con-
solidated in one area that is easily accessible for garbage pickup.
Freight and loading access should be located as close as possible to the main structure.
Loading access should be screened to ensure that loading is not visible from public rights-of-
way. Freight access and loading should be situated to ensure that all loading and unloading
takes place on-site and in no case within public rights-of-way. All vehicular maneuvers
should occur on-site and should be situated to avoid adverse noise impacts upon neighboring
residential properties.
C. DESIGN GUIDELINES
These are recommendations for the architectural treatment and organization of buildings and open
space and are the suggested criteria for reviewing projects during the design review process.
1. Development Massing
New development should preserve the rhythm and scale of existing buildings within the
District and respect the pattern of narrow parcel increments (25'to 50'in width) by means of
variation in height, bulk, window and facade treatment.
Buildings facing Castro Street should have a downtown -style urban character but be appro-
priately scaled to ensure a sensitive transition to adjacent residential neighborhoods.
Residential units facing Hope Street should have a character compatible with the surround-
ing neighborhood such as townhouse- or rowhouse-style units with stoops and individual
entries.
2. Ground -Level Entrances, Facade, Window and Roof Treatment
These should comply with the guidelines for Area H.
114
Area J. East of Castro Street Frontage
Downtown Precise Plan
Buildings facing Castro Street should have a downtown -style urban character; consistent with the Park Place develop -
ment (left). Residential units facing Hope Street should have a character compatible with the surrounding neighbor -
hood such as the townhouses on View Street thatfeature stoops and individual entries (right).
3. Site Access
Avoid curb cuts along Castro Street wherever possible. Provide the opportunity to redevel-
op adjacent properties and minimize the need for curb cuts on Castro Street by creating
appropriate site access and spacing buildings to preserve the opportunity for future north -
south vehicular access at midblock. Parking and loading should share access lanes whenev-
er possible, rather than requiring separate doors and driveways. Accessways to parking and
loading areas will be permitted by demonstrating that every effort has been made to minimize
its negative impact on local neighborhoods. Traffic and the pedestrian quality of the street
signage should be installed where possible to discourage the use of residential streets for
access and encourage Castro Street access.
4. Special Conditions
El Camino Real/Castro Street Gateway Site
New development should create a prominent gateway building with relocation of the exist-
ing Gateway Park to the Fairmont Avenue right-of-way. The corner building form should
enclose and define the street edge and provide a sense of pedestrian scale at the intersection.
The new park should be at least as large in size as the existing Gateway Park, which may
require that it extend over a portion of the development site. The park should be combined
with active building frontages with building features such as ample windows, seating areas,
terraces and balconies facing the park. Aportion of Fairmont Avenue should remain open to
vehicular traffic to provide access to existing buildings and any new development.
115
Downtown Precise Plan Area -Speck Standards, Guidelines and Prototypes
Mired -Use Development and Parcel Assembly
Regardless of use, all parking associated with a new project in Area J is required to be pro-
vided on-site, either with surface parking located behind the building and screened from view,
or in a subgrade parking garage. Private parcel assembly can improve the efficiency and via-
bility of on-site parking. Wherever possible, parcel assembly should be encouraged to
improve the efficiency and feasibility of proposed projects, but new development on assem-
bled parcels should preserve the rhythm and scale of downtown by means of variation in
height, bulk, window and facade treatment.
Curb cuts on Castro Street should be limited and combined through shared access arrange-
ments whenever possible. If parcels are developed individually without assembly or shared
access, the distance between curb cuts should be as great as possible to avoid devoting large
expanses of sidewalk and building facades to vehicle access.
Where new mixed-use development backs onto existing Hope Street residential development,
care should be taken to ensure the privacy of both the existing and new projects. The land-
scape treatment in Section B.6 should be supplemented with windows and balconies orient-
ed away from adjacent residential buildings.
Castro Street parcel(s) may also be combined with adjoining Hope Street parcel(s) through
private assembly to improve project efficiency and viability as long as the combined project
is compatible with the surrounding context. Underground parking may be extended beneath
the Hope Street parcel, but garage access from Hope Street shall be limited only to residen-
Illustrative development of Gateway mixed --use development and relocated Gateway Park - Area J.
116
Area J East of Castro Street Frontage
Downtown Precise Plan
tial uses on the Hope Street portion of the site. Access to parking for Castro Street uses can-
not be from Hope Street.
Where Castro Street and Hope Street parcels are combined into a single development, the
uses facing each street should be appropriate to the context. Castro Street frontages should
have retail uses on the ground floor and either residential or office uses on the upper floors.
Hope Street frontages should only have residential uses. Residential units facing Hope Street
are encouraged to have a townhouse style with individual entries and stoops to be compati-
ble with the existing residential development.
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Illustrative concept of assembled Castro and Hope Street parcels - Area J
117
Downtown Precise Plan
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Area -Speck Standards, Guidelines and Prototypes
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Illustrative development opportunity adjacent to St. Joseph's Church - Area J.
Castro Street/Church Street
New development occurring at the corner of Castro and Church Streets should provide a view
corridor from Castro Street to the "campanile" of St. Joseph's Church by setting development
back from the Church Street property line. This setback should be established by means of
a perpendicular line proceeding east from the intersection of the Castro and Church Street
property lines. Massing of new development at the corner of Castro and Church Streets
should be sensitive and compatible with the integrity of neighboring St. Joseph's Church and
campanile. Development of this site may include surface parking, subgrade parking or both.
Access to parking areas should be from Church Street rather than Castro Street. If surface
parking is included, parking should be located behind the building and be well screened from
both Castro Street and Church Street.
118
Exhibit B
llljq� IIIII�,' 1111111511111 11
GRANT-PHYLLIS PRECISE PLAN
JULY 8,1986
ADOPTED BY THE MOUNTAIN VIEW CITY COUNCIL
RESOLUTION NO. 14485
Amended Resolution No. Summary
C. Local -serving retail and office uses may be appropriate if clearly secondary to
the regional commercial emphasis of this area.
D. Large-scale offices, especially those serving as employment centers rather
than service outlets, are not appropriate.
E. Quality design and continued maintenance and upgrading of this area is
needed.
F. Buffering of adjacent residential areas from this major commercial concentra-
tion is required.
G. Careful design of pedestrian, automobile and truck access and movement is
needed to facilitate such movement among the separate properties and to
buffer adjacent residential areas from the negative impacts of such traffic.
H. The design of each project (including new development, remodeling or major
change of use within the center) should lead to further improvement and
visual integration of this commercial area.
IV. USE CRITERIA
A. Permitted Uses
1. Large-scale (i.e., having single store floor area of approximately
30,000 square feet), indoor retail anchor uses primarily oriented to
serving the broad community and the surrounding region. Retailers
offering a wide variety of goods such as a department store (e.g., Ross
stores, Gemco, Penneys) or major drugstore (e.g., Longs, Payless) are
specifically encouraged. Grocery stores are also allowed. Outdoor
retailers will not be permitted (e.g., auto dealers and lumberyards).
2. Restaurants including serving of beer and wine incidental to food
service. However, any establishment providing bar service not inci-
dental to food service or business allowing live music or dancing shall
require consideration as a provisional use. Outdoor restaurant space is
also encouraged. Drive -up restaurants are not to be allowed.
Freestanding restaurants must have a minimum floor area of
5,000 square feet and must be table service restaurants.
-2-
3. Community- or local -serving uses occupying no more than 60 percent of
the total floor area in the Grant Regional Shopping Plaza, including the
following:
a. Banks and other local -serving office uses.
b. Automobile gas stations, including minor auto repair.
C. Retail and personal service uses.
B. Provisional Uses*
1. Bars, cocktail lounges and establishments permitting live music or
dancing.
2. Outdoor display or sales space, including "nursery' areas.
3. Theaters, auditoriums, meeting spaces or similar entertainment uses.
4. Major automobile service or minor auto repair not incidental to a service
station and car washes when located completely within a building.
5. Any other uses of a similar nature as determined by the Zoning
Administrator, providing that nonregional commercial retail, personal
service or restaurant use shall not occupy more than 60 percent of the
total sum of the floor area in the Grant Regional Shopping Plaza.
C. 0011e�' �Iw\'isiofl Uses
V. DEVELOPMENT GUIDELINES
A. Building Height—two stories or 35, whichever is less, plus a roof equipment
screen of up to 10', provided such screen is either at least 20' behind the edge
of roof or is integrated into the roof design. (See General Design
Guideline G-7.)
*All provisional uses shall be approved by the City Council (See Section VI: Administration).
" �. s s C .. IN' t[w �"onr n ; A���rr� nun ,rraito r..pgr�,x int to Arrth Cin XpY, pAcvc�, on 21 of
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Acknowledgments
Christopher R. Clark, Mayor
John McAlister, Vice Mayor
Margaret Abe-Koga
Ronit Bryant
John M. Inks
R. Michael Kasperzak, Jr.
Jac Siegel
Eric Anderson, Project Management, Community
Development Department
Martin Alkire, Community Development Dept
Gerry Beaudin, Community Development Dept
Terry Blount, Community Development Dept
Quynh Byrer, Public Works Department
Krishan Chopra, City Attorney's Office
Melinda Denis, Community Development Dept
Sayed Fakhry, Public Works Department
Lindsay Hagan, Community Development Dept
Diana Pancholi, Community Development Dept
Jacqueline Solomon, Public Works Department
Stephanie Williams, Community Development Dept
Nicole Wright, City Attorney's Office
U!o'6w"I// `lAIU U[V°11)G J,II lr'V�//�
c o �')"�llJ �')"�l/,',If s s,�I o ��,1
Daniel H. Rich, City Manager
Robert Cox, Chair Randal Tsuda, Community Development Director
Ellen Kamei, Vice Chair Michael Fuller, Public Works Director
Margaret Capriles Jannie Quinn, City Attorney
Todd Fernandez
Lisa Matichak
Kathy Trontell
John Scarboro
C UPJl`1),J II II/rrJ11l II "'ll II /r,4 J
C 0R,,I,'JIIIUf0R,, A ltlf°r0 d' G 01),J'r
Raimi + Associates
Janet Belton
Janet LaFleur
Van Meter Williams Pollack
Elaine Breeze
Job Lopez
Strategic Economics
Paul Brunmeier
Barbara Luedtke
LSA Associates
Ronit Bryant
Maria Marroquin
Kimley Horn Associates
Robert Cox
Alice McGuckin
John D'ambrosio
Ray Meier
Shari Emling
Jarrett Mullen
Judy Fawcett
Jeff Oberdorfer
Todd Fernandez
Peter Panfili
Alex Hu
Khosro Rahnema
Bruce Karney
Irena Stepanova
Michael Kay
Kathy Thibodeaux
This project was funded in part through the Metropolitan Transportation Commission's Station Area Planning Program and in part through a grant awarded by the Strategic Growth Council.
i I Cify of Mountain View
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.� III)IlAIIN CON III"'llllll" FAIT) S III"]RU..UC."'U"'U..0ICE
1
PlanContext...........................................................................................................................................2
GeneralPlan Vision.................................................................................................................................3
PrecisePlan Vision...................................................................................................................................3
TheFocused Strategy..............................................................................................................................4
GuidingPrinciples....................................................................................................................................6
Plan Structure and Content....................................................................................................................7
About Standards and Guidelines..............................................................................................................7
Purpose and Authority of the Precise Plan................................................................................................8
III U IIII N IIII 111.0 III' IC IIII IIIq IIFS WIIV III AIIVIII'" S AMID Ciui W..0 III III'XIII IIL.III IIIV IIII�S ....................................................... 9
LandUses.............................................................................................................................................. 10
Ground Floor Commercial..................................................................................................................... 14
Height& Floor Area Ratio...................................................................................................................... 16
VillageCenters...................................................................................................................................... 20
Castro/Miramonte................................................................................................................................. 22
Medium -Intensity Corridor.................................................................................................................... 24
Low -Intensity Corridor........................................................................................................................... 26
Residential -Only Areas........................................................................................................................... 28
Projectsin Multiple Areas...................................................................................................................... 29
Standards and Exceptions for All Areas.................................................................................................. 30
DesignGuidelines.................................................................................................................................. 33
Fencesand Signs................................................................................................................................... 39
liill Camino Precise Pbn I BB
3 MUINHI I FY AMID S..IILIII'VIIIIIIAlIII� IIIFSCIIIIIIIIES..............................................................................................................................................................411
Typical EI Camino Real Street Section.....................................................................................................42
GeneralPlan Street Types.......................................................................................................................43
VehicleNetwork...................................................................................................................................43
PedestrianNetwork..............................................................................................................................44
TransitNetwork....................................................................................................................................46
BicycleNetwork....................................................................................................................................48
DesignGuidelines..................................................................................................................................50
Caltrans Requirements and Exceptions...................................................................................................58
44. III M III')IIL.IIII IMIIII IN IICA1IC.III01IN... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... '" 9
ProjectAdministration...........................................................................................................................60
PublicBenefits.......................................................................................................................................66
Implementation Actions and Programs..................................................................................................68
CapitalImprovements............................................................................................................................ 70
FundingStrategy...................................................................................................................................71
AIII'')II')IIIIIIINIIC"VIII X ': IM III"" III CiiA""III"`II10IIIN IM 0IINIII""IIC"OIIIl I IN G AIINIID IIIlIIIIIII',0IIIl""III"`III IN till III',IIIl0Ci,iIIA IC II .................."73
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no nF a: ,u/Iy Wffic' I I/ (IMI til v/, poh, y(d th, If', I )( p,artinF nI (d Iran lu,r t, rtion.
I Fu "(, t(e a ni and (on(l)"lon of (h/ Phn w (hov, of (he Ca,m iral/or lwh(oni ,o (or,m d no( ne(( Caow(h
ounell or of (Fu ( vIlfom 1 on" o nlMlon, or /(, employ < < I Fug Str iiup( C;mIA ? ( ounell ind (he I oep mux nt of( on" o nlMon
m ike no ins or imus, e xpre <s or Imph d, 1m1 " ume no /oh/ho/ for (he uifonm, (Ion (on(mn< <d ui (Fug uu a dIng text.
Hili I C;ify of Mountain View
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This chapter includes standards and guidelines for new development in the
Plan area. The Chapter is divided into the following sections:
♦ The Land Use section includes a list of permitted and provisional
uses.
♦ The Ground Floor Commercial section defines requirements for
ground floor commercial uses in particular areas where the plan
prioritizes pedestrian activity and community -serving retail and
services.
♦ Starting with Height and Intensity Zones, the next several sections
of the chapter include standards for height, intensity, and setbacks
by area.
♦ The next two sections contain standards and guidelines that apply
to all areas of the corridor. This includes guidance for neighborhood
transitions, access, building form, frontage character, landscaping,
and other design elements. See page 7 for the difference between
standards and guidelines.
♦ Fence and sign regulations are included on page 39.
Standards and guidelines in this chapter encourage buildings that engage the sidewalk,
improve public spaces, and focus intensity to vibrant activity centers.
Ei Camino Real Precise Plan 1 9
m � lI°iI Pij;,L lJse (iii
The following land uses, as defined in the Zoning Ordinance, are allowed
in the Precise Plan area.
The permit requirements under "Required Ground Floor Commercial Areas"
apply to required ground floorcommercial spaces in locations identified on
Pages 14 and 15—the Village Centers, Neighborhood Corners and Castro/
Miramonte Area. For non-residential uses, the permit requirements under
"Corridor Areas and All Upper Floors" apply everywhere else, including
spaces complying with the "Ground Floor Commercial" setbacks in the
standards tables. For residential uses, the permit requirements under
"Corridor Areas and All Upper Floors" apply only to spaces consistent
with all Residential Standards on Page 31, and with "Other Ground Floor
Uses and all Upper Floors" setbacks in the standards tables. Specific projects
may further limit the range of uses allowed on a site.
For the areas labeled "Residential Land Use Only" in Figures 4-6, use Page
26 instead of this table.
P Permitted Uses
PUP Provisional Use Permit Required
-blank- Use Not Allowed
10 1 City oP Mountain View
Table 1: Allowed Land Uses
RESIDENTIAL
Uses in this section are not allowed in the area
bounded by Highway 237, EI
Camino Real and Highway 85. Permit requirements under "Corridor Areas and
All Upper Floors" apply only to spaces consistent with all Residential Standards
on Page 31, and with "Other Ground Floor
Uses and all Upper Floors"
setbacks in the standards tables.
Efficiency studios
PUP
Live/Work
P PUP
Multiple -Family Housing, both renter and
P
owner
Residential accessory uses & structures'
P PUP
Rooftop amenities (Above 3rd Floor)
PUP
Rowhouses and Townhouses
PUP
Senior Care Facility
PUP
Supportive & transitional housing
P
RECREATION, EDUCATION, PUBLIC ASSEMBLY
Child day-care centers and preschools
PUP PUP
Community assembly, libraries and museums
PUP PUP
Indoor recreation, fitness centers and studios
for dance, art, music, photography, martial
P P
arts, etc.
Outdoor commercial recreation
PUP
Pool and billiard rooms
PUP PUP
Schools—including public, private,
specialized education and training, and
PUP PUP
tutoring centers
Theaters
PUP PUP
Chapter 2: Develolon ient Standards arid Guidelines
RETAIL TRADE
Accessory retail uses
P
P
Hotels and motels
PUP
Hotel accessory uses and structures* P
PUP
Auto, mobile home, trailer and boat sales
PUP
Medical services < 3,000 square feet
P
P
Bars and drinking places
PUP
PUP
Medical services 3,000 to 20,000 square feet
P
PUP
Building material stores
PUP
Medical services > 20,000 square feet,
PUP
( I o,all
Kill
Kill
hospitals and extended care
Certified farmer's markets
PUP
PUP
Office—General
P
PUP
Drive-in and drive-through sales
PUP
Office—including administrative and
P
executive, and research and development*
Liquor stores
PUP
PUP
Personal services
P
P
Outdoor merchandise and activities
PUP
PUP
Plant nursery
PUP
Restaurants with entertainment
PUP
PUP
Public safety and utility facilities
PUP
PUP
Restaurants, with or without beer, wine or
P
P
Repair and maintenance—consumer
liquor, without entertainment
products
P
P
Retail stores—including general
Repair and maintenance—vehicle, minor
merchandise, grocery, furniture, furnishings
P
P
work*
PUP
and home equipment
Second hand stores
PUP
PUP
Service stations*
PUP
Shopping centers
PUP
PUP
Storage, accessory
P
Significant tobacco retailer
PUP
PUP
OTHER USES
SERVICES
Pipelines and utility lines
P
Animal service establishments
PUP
PUP
Transit stations and terminals
PUP
PUP
Banks and financial offices, and ATMs
P
P
Recycling—reverse vending machines &
PUP
small facilities
Business support services
P
PUP
Other uses not named, but similar to listed
Cemeteries, columbariums and mortuaries
P
uses and consistent with the purpose and
PUP
PUP
loll"W101olH, ld,all
Kill
intent of the Precise Plan
Commercial or off-site parking lots
PUP
See Page 12 for additional requirements.
Drive-in and drive-through services
PUP
1::l Camino Real Precise Nan I 11
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NORTH BAYSHORE PRECISE PLAN
IIII'IIII39
ADOP I ED BY I Ll N I AUN VIEW CI I COUNCUf
INOVE�MBER 25,2014
0 L. I I! I IIII' 7'91
Y L11112 N IIY Q IIII
DECEMBER l Z W17 18186 RESIDENIAL USES D D it iD PLUS
R TSION
ITY Ull llp....
I4 V III4 M II4 T II II'° Ip....A 114 114 1 11q G
C ITY M A II4 A G M II4 T
IIIIII
Ken S. Rosenberg, Mayor
Daniel H. Rich, City Manager
Leonard M. Siegel, Vice Mayor
John Scarboro, Chair
Randal Tsuda, Community Development Director
Margaret Abe-Koga
Preeti Hehmeyer, Vice -chair
Michael Fuller, Public Works Director
Christopher R. Clark
Pamela Baird
Patty Kong, Finance and Administrative Services Director
Lisa Matichak
Margaret Capriles
John McAlister
Robert Cox
Patricia Showalter
Ellen Kamei
Lucas Ramirez
Former Councilmembers
John M. Inks
R. Michael Kasperzak, Jr.
IIII':IIIII'....II II)II'WI':T STN!!!I!!!!
Martin Alkire, Project Manager, Community Development
Regina Adams, Community Development
Helen Ansted, Finance
Ed Arango, Public Works
Gerry Beaudin, Community Development
Terry Blount, Community Development
Linda Brooks, Community Development
Wayne Chen, Community Development
Melinda Denis, Community Development
Sayed Fakhry, Public Works
Linda Forsberg, Public Works
Vera Gil, Community Development
Lindsay Hagan, Community Development
Phil Higgins, Community Services
Noelle Magner, Community Development
Greg Stemel, Community Development
Alison Turner, Public Services
Stephanie Williams, Community Development
II � I �� TA II4 T TII':
Raimi + Associates
Nelson\Nygaard
HT Harvey & Associates
Siefel Consulting
Sargent Town Planning
Van Meter Williams Pollack
Schaaf & Wheeler
Fehr & Peers
Jim Lightbody
M Lee Corporation
Ta'ble
Con tents
...
t III .1C.1R IC,: 10.111..........................................................................................................1
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LAND SILT AND IL. IL VIII ...............................................................................1
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3 3 2
Standards
1. Allowable land uses. Allowable land uses for each character area are listed in Table 3.
2. Residential uses. Residential uses are only allowed within Complete Neighborhood areas as shown in Figure 4.
3. Prohibited residential forms and uses. Single-family residential, duplex, small -lot single-family, townhouse and
rowhouse building types are prohibited in North Bayshore. Town house/rowhouse unit types may be permitted if
the building design includes units above these unit types.
4. Prohibited uses. Extremely hazardous material users as defined in the City Code are prohibited, except for
exempt permitted materials.
5. Other residential uses. Other residential uses may be permitted or provisionally permitted depending on the
type of unit and use. Examples include small and large family day care, home occupations, residential care homes,
and rooming and boarding. Permit requirements from the City's R3 zone shall apply to these specific uses.
Table 3: Allowed Land Use Table
Food products (Food and Beverage)
-
PUP
PUP
PUP
Printing and publishing
-
PUP
PUP
PUP
Wholesaling and distribution (commercial
-
PUP
PUP
PUP
products only)
P
P
P......
P....
Manufacture, assembly or packaging of
-
-
PUP
PUP
products from previously prepared
P
P
P
P
Manufacture of electric and electronic
-
-
PUP
PUP
instruments and devices
P
P
P
P
Data centers......
-.
PUP
PUP.........
PUP....._
RECREATION, EDUCATION, PUBLIC ASSEMBLY `.
P
P
P
Child day-care facilities
PUP
PUP
PUP
PUP
Community assembly
PUP
PUP
PUP
PUP
Community center
PUP
PUP
PUP
PUP
Indoor recreation and fitness centers
P
P
PUP
PUP
Libraries and museums
PUP
PUP
PUP
PUP
Outdoor commercial recreation
-
PUP
PUP
PUP
Parks and open spaces
P.
P
P
PUP
Private schools
PUP
......PUP
PUP
PUPPUP
PUP
Schools
Offices.......
PUP
PUP.........
PUP....._
Schools—specialized education and training
PUP
PUP
PUP
PUP
Studios for dance, art, music, photography,
PUP
PUP
PUP
PUP
martial arts, etc.
......PUP
PUP
P
P
Theaters
Repair and maintenance—consumer
PUP
PUP.........
PUP....._
RETAILTRADE
Accessory retail uses
P
P
PUP
PUP
Bars and drinking places
PUP
PUP
PUP
Certified farmers markets
(]nn la ku
P
_.Pill'
P
Pill
PUP
-
m^s 10 10"'ll
Grocery stores....
......PUP
......PUP
PUP
PUP......._
Liquor stores......
PUP
Outdoor merchandise and activities
PUP
PUP
-
Restaurantsservingliquor,with
PUP
PUP
PUP
entertainment
Restaurants serving liquor, without
PUP
PUP
PUP
entertainment
Restaurants with or without beer and wine
PP
PUP
-
Restaurants, take-out
P.
P
PUP
Retail stores, general merchandise
PP
PUP
-
Shopping centers
P.
PUP
PUP
TRANSPORTATION AND COMMUNICATIONS I
Pipelines and utility lines
P
P
P
P
Transit stations and terminals
PUP
PUP
PUP
PUP
Renewable energy or other energy facility
PUP
P
P
P
RESIDENTIAL
Live/work residential
PUP
PUP
PUPPUP
Multiple -family residential
P
P
P......
P....
Rooftop amenities
PUP
PUP
PUP
PUP
Residential accessory uses and structures
P
P
P
P
Senior care residential facility
PUP
PUP
PUP
PUP
Supportive and transitional residential
P
P
P
P
SERVICES
Automatic teller machines (ATMs)
P
P
P
P
Banksand financial services
P
P
PPUP
Business support services
P
P
P......
PUP
...PUP
Dry cleaning semces.........
(<nilu"A, bum ""'ll ......
P
P
P......
.
.
non ,ialu,
Commercial parking lots
PUP
PLP......
PUP
Pill,
PUP
Pl1P
PUP
Bicycle or pedestrian accessible services
P
P
P
PUP
Hotels
P
P........
_.......
_....
Medical services— 3,000 square feet
P
P
P
P
Medical services -3,000 to 20,000 SF
PUP
PUP
PUP
PUP
Offices.......
P
P
P___.
P_..
Offices Administrative and executive
P
P
P
P
Personal services
P
P
P___.
P_..
Public safety and utility facilities
PUP
P
P
P
Repair and maintenance—consumer
P
P
P
P
products
Research and development/light testing and P P P P
assembly....
Storage, accessory P P P P
Warehousing PUP PUP PUP
Permitted uses, zoning compliance, and Development Review required P
Provisional use, Provisional Use Permit Required PUP
Use not allowed
i
SAN ANTONIO PRECISE PLAN
CFFY 01"� VIII IE1W
SAN ANTONIO PRECISE PLAN
CITY OF Vil"W
1114 A111M"'1111"' 011IM11110 IIID III llll: IIII IIIf1ii' 111121111 AN
CITY OF MOUNTAIN VIEW
ACKNOWLEDGEMENTS
°r o lI1,ll 11 III'' 9J, III Ilk����
lhiristolplheir R. Cllairllk, Mayou
John McAllister, Vice Mayou
Roirnit Biry irnt
John Mo funks
R. M6c1h e11 K speirz lk, Jiro
Jac She e11
III III° ' ` III III fi` ;,, III' M III' III° III XIiiiii COMM IIL SS III ;,, III''
Rolbeirt Cox® Clhaiir
EIllleirn K imei, Vice Clhaiir
Mairgairet Calpirilles
Todd Fernandez
11 isa Maddh lk
Kathy "riroirntellll
John Sc irlboiro
Y
Daniell Fl. Rich, City Manager
Randall "Tsu da, Community Devellopme nt Director
M6c1h e11 Fulllleir® Public Works Director
Relbecca Slhalpiiro, Project Manager
IM in irn AIllkiiir
"renry BIlouirnt
Genry Be udi n
Jason Chou
S yed Falldhiry
Linda Foirslbeir
J c qu elli ne Solloimoirn
Allison "ruirirneir
,r r III fir 1111
PliaceWoirllcs
B E Uirlb irn Economics
Kiimlley Florin
LSA Associates
Py tolls Architects
TABLE OF CONTENTS
"I. P11 A IN I IN "r IR 0 �,.j c --r I o IN
A. Overview
B. General Plan Vision
C. Precise Plan Setting
D. Guiding Principles
E. Plan Structure and Content
1
2
4
A. Circulation 10
B. Open Space, Urban Form and Character 20
C. Land Use 24
D. Parking and Transportation Demand Management 32
A. Street Network 37
B. Street Improvement Standards 42
C. Intersection Design Standards 60
D. Street Design Guidelines 64
S
A. Land Use Standards 68
B. SubArea intensity and Height Standards 74
C. Frontage and Setback Standards 78
D. General Standards and Exceptions 82
E. General Design Guidelines 86
5. ADMINISTRATION & IMPLEMENTATION
A. Administration
B. Implementation Strategy
APPENDIX A: Mitigation Monitoring and Reporting Program (MMRP)
Sain Aintoinio ll111ii-ecise ll11111lain l Ta6le of Contents
97
98
104
LIST OF FIGURES
FIGURE 1-1 Surrounding Context
2
FIGURE 1-2 San Antonio Precise Plan Area
2
FIGURE 1-3 San Antonio Precise Plan Concepts
3
FIGURE 1-4 How to Use the Precise Plan
7
FIGURE 2-1 Street Network
1 1
FIGURE 2-2 Vehicle Circulation Concept
13
FIGURE 2-3 Pedestrian Circulation Plan
15
FIGURE 2-4 Bicycle Circulation Plan
17
FIGURE 2-5 Transit and Walkability
19
FIGURE 2-6 Open Space and Urban Form
23
FIGURE 2-7 Mixed Use Center Subarea with Existing Building Footprints
27
FIGURE 2-8 Mixed Use Corridor Subarea with Existing Building Footprints
29
FIGURE 2-9 Master Plan Areas
31
FIGURE 3-1 Street Types
39
FIGURE 3-2 Illustrative Street Phasing
41
FIGURE 3-3 Street Section Key Map
42
FIGURE 3-4 Sidewalk Diagram (Typical)
42
FIGURE 3-5 San Antonio Road Section (A -A)
45
FIGURE 3-6 California Street Section (B -B)
47
FIGURE 3-7 Showers Drive Section (C -C)
49
FIGURE 3-8 Typical Neighborhood Street Section (D -D)
51
FIGURE 3-9 Hetch Hetchy Greenway Section (E -E)
53
FIGURE 3-10 Pacchetti Greenway Section (F -F)
55
FIGURE 3-11 Typical Main Internal Street Section (G -G)
57
FIGURE 3-12 Typical Flexible Connection with Vehicle Access Section (H -H)
59
FIGURE 3-13 Key Intersections
61
FIGURE 4-1 How to use the Precise Plan
67
FIGURE 4-2 San Antonio Precise Plan Land Use Subareas
71
FIGURE 4-3 Street Types
79
FIGURE 4-4 Example Frontage Setback Standard
80
FIGURE 4-5 Conceptual Example of Height & Setback Standards
80
FIGURE 4-6 Residential Height Transitions
83
alarm Aintoinio IIII''1°'iiire iio e IIII''11111llaiun II TaUle of Contents
LIST OF TABLES
TABLE 2-1: Vehicular Parking Reduction Standards
35
TABLE 2-2: Transportation Demand Management Requirements
36
TABLE 3-1 EI Camino Real Standards
43
TABLE 3-2 San Antonio Road Standards
45
TABLE 3-3 California Street Standards
47
TABLE 3-4 Showers Drive Standards
49
TABLE 3-5 Neighborhood Street Standards
51
TABLE 3-6 Hetch Hetchy Greenway Standards
53
TABLE 3-7 Pacchetti Greenway Standards
55
TABLE 3-8 Main Internal Street Standards
57
TABLE 3-9 Flexible Connection with Vehicle Access Standards
59
TABLE 3-10 Pedestrian and Bicycle Improvement Standards
62
TABLE 4-1 Allowed Land Uses
68
TABLE 4-2 Permitted Active Space Types
72
TABLE 4-3 Mixed Use Corridor Intensity and Height Standards
75
TABLE 4-4 Mixed Use Center Intensity and Height Standards
77
TABLE 4-5 Frontage and Setback Standards
81
TABLE 5-1 Public Benefits
103
TABLE 5-2 Implementation Actions
105
TABLE 5-3 Potential San Antonio Funding Sources
108
umn um" muuuuu uuuuu um"
�� uuuuu uuuuu uuuu "�'�
ADOPTED BY THE MOUN TAIN VIEW CITY COUNCIL
DECEMBER 2, 2014
EFFECTIVE DATE: JANUARY 8, 2015
RESOLUTION NO. 17924
AMENDED RESOLUTION NO. SUMMARY
A. LAND USE
STANDARDS
The following section provides specific land use
regulations for the Mixed Use Center and the Mixed
Use Corridor subareas. In general, if a use is not
listed as permitted or provisionally permitted in Table
4-1, it is considered prohibited. Additional land use
requirements, including prohibited uses, are identified
after Table 4-1. Related standards and guidelines for
locations where active spaces are required are described
later in this section.
TABLE 4-1 Allowed Land Uses
IIIIIIrIII III and Uses
The following land uses are allowed in the Precise Plan
Area. Definitions of uses can be found in the City of
Mountain View's Zoning Ordinance (Chapter 36).
,s Permitted Lases (P) do not require discretionary
review permits if a project complies with other
provisions of this Plan and applicable City codes.
,s Provisional Uses (PUP) require approval of a
provisional use permit as defined by the City's
Zoning Ordinance.
LAND USE
PERMIT REQUIREMENT BY SUBAREA
AND FRONTAGE TYPE
Mixed Use
Center
Ground -Floor
Active Space
MANUFACTURING AND PROCESSING
Recycling — Reverse Vending Machines & Small Facilities
PUP
PUP
RECREATION, EDUCATION, PUBLIC ASSEMBLY
Child Day -Care Facilities
PUP
PUP
Churches
PUP
PUP
Community Centers
PUP
PUP
Indoor Recreation and Fitness Centers
PUP'
P
PUP/P
Libraries and Museums
PUP
PUP
PUP
Membership Organization Facilities & Meeting Halls
PUP
PUP
Outdoor Commercial Recreation
PUP
PUP
PUP
Pool and Billiard Rooms
PUP
PUP
PUP
Schools (Public and Private)
PUP
PUP
PUP
Schools (specialized education and training)
PUP
PUP
PUP
Studios (Dance, Art, Music, Photography, Martial Arts, etc.)
P
P
P
Theaters
PUP
PUP
PUP
* Allowed land uses where ground -floor "Active Space" is required, per Figure 4-2.
1 . Indoor recreation and fitness centers accessory to the primary use (residential, hotel, etc.) are permitted.
68 noun An°II°onio II'llre6se II'°tan
TABLE 4-1 Allowed Land Uses (cant)
LAND USE
PERMIT REQUIREMENT BY SUBAREA
AND FRONTAGE TYPE
Mixed Use
Center
Ground -Floor
Active Space
RESIDENTIAL
Efficiency Studios
P
PUP
PUP
Live/Work Housing
PUP
P
PUP
Multiple -Family Housing(rental and ownership)
P
P
PUP2
Mixed -Use Commercial/Housing
P
P
P
Residential Accessory Uses and Structures
P
P
PUP
Rooftop amenities above 3'd Floor
PUP
PUP
Rowhouses and Townhouses
PUP
Senior Care Facility
PUP
PUP
PUP2
Supportive and Transitional Housing
P
P
PUP2
RETAIL TRADE
Accessory Retail Uses
P
P
P
Bars and Drinking Places
PUP
PUP
PUP
Building Material Stores'
PUP
PUP
PUP
Certified Farmer's Markets
P4
PUP
Cu.uI7I7ub} I'rlac}II7c c}c}, RuVc
PUP
PUP
PUP
Furniture, Furnishings, and Home Equipment Stores
P
P
P
Grocery Stores
P
P
P
Liquor Stores
PUP
P
PUP/P
Outdoor Merchandise and Activities
PUP
PUP
PUP
Restaurants Serving Liquor (w/ entertainment)
PUP
PUP
PUP
Restaurants Serving Liquor (w/out entertainment)
P
P
P
Restaurants (with or without beer and wine)
P
P
P
Retail Food Establishment
P
P
P
Retail Stores, General Merchandise
P
P
P
* Allowed land uses where ground -floor "Active Space" is required, per Figure 4-2.
2. Limited ground -floor office and residential uses may be considered in portions of required "active space" frontages,
when permitted uses are not feasible.
3. This excludes prohibited large-scale, warehouse -type building material and/or lumberstores (see page 73).
4. PUP required along EI Camino Real.
S. "Accessory outdoor merchandise" may be permitted (see land use requirements on page 73).
TABLE 4-1 Allowed Land Uses
LAND USE
PERMIT REQUIREMENT BY SUBAREA
AND FRONTAGE TYPE
Mixed Use
Center
Ground -Floor
Active Space
Shopping Centers
P
PUP
P/PUP
SERVICES
Animal Service Establishments
PUP
PUP
Automatic Teller Machines (ATMs)
PUP
P
PUP/P
Banks and Financial Services
PUP
P
PUP/P
Business Support Services
PUP
P
PUP
Cemeteries, Columbariums and Mortuaries
PUP
Commercial or Off-site Parking
PUP
PUP
Hotels and Motels
PUP
PUP
PUP
Hotel Accessory Uses and Structures
PUP
PUP
PUP
Medical Services — < 3,000 square feet
PUP
P
PUP/P
Medical Service — 3,000 to 20,000 square feet
PUP
PUP
PUP
Offices — General
PUP
PUP
PUP2
Offices —Administrative and Executive
PUP
PUP
PUP2
Offices — Research and Development
PUP
PUP
PUP2
Personal Services
P
P
P
Public Safety and Utility Facilities
P
PUP
Repair and Maintenance — Consumer Products
P
P
Repair and Maintenance — Vehicle, Minor Work
PUP
Service Stations
PUP
Storage, Accessory
P
P
TRANSPORTATION AND COMMUNICATIONS
Pipelines and Utility Lines
P
P
Transit Stations and Terminals
P
PUP
PUP
OTHER USES
Allowed land uses where ground -floor "Active Space" is required, per Figure 4-2.
2. Limited ground -floor office and residential uses may be considered in portions of required "active space" frontages,
when permitted uses are not feasible.
in Aug°Illonie II'llre6s II'°tan
0 /
1 Commercial Only
Residential
Only
0 0 200 400 800 Feet
Mixed Use Center Subarea Open Space NNN Neighborhood Transition Area
Mixed Use Corridor Subarea //// Active Space Required
Use -Restricted Area —•— Precise Plan Area
FIGURE 4-2 San Antonio Precise Plan Land Use Subareas
III[igli uu- I1)0 ;e ..0 r", I S 1 1" J ' = 0-;; 1
Aclhive SIpace°III°IIIIIIr III
lilllllillll
,,,
Active space is ground -level interior or exterior space
required in portions of buildings along the streets and
connections identified in Figure 4-2.Table 4-1 identifies
the land uses considered to be active space. Interior
active spaces typically include retail or restaurant uses,
but may also include hotel lobbies; amenity areas,
such as leasing offices, community spaces, lounges or
gyms; and office space with design elements to enhance
the pedestrian environment. Exterior active spaces
enhance the pedestrian realm by providing exterior
amenities, such as community open spaces and plazas,
stoops or front entries to residential units, or outdoor
dining areas.
Active spaces must integrate with required public Walk
and Amenity Zones (See Chapter 3), by incorporating
design treatments such as transparency, pedestrian
access and bicycle amenities. Table 4-2 provides general
guidlines on what qualifies as interior and exterior
active space. Minimum interior heights to support
interior active uses are specified inTable 4-5.
Buillding at frontage line with recessed active space.
Restaurant with fenestration and outdoorseating space.
Gt, ,..
TABLE 4-2 Permitted Active Space Types
EXTERIOR SPACES
Public open spaces, landscaping & plazas
Stoops or pedestrian entries
Outdoor dining areas
Amenity areas With seating, bicycle parking,
etc.
INTERIOR SPACES
Retail and restaurants With transparent
storefronts.
Services and educational/cultural spaces
that have regular customer foot traffic and
transparent storefronts.
Hotel lobbies or residential amenity areas With
transparent storefronts.
Where ground -floor active space is required, a major-
ity of the linear facade of a building should be built
within 10 feet from the front setback line (see Building
Frontage Guidelines on page 86. This ensures a relatively
consistent street wall is built and improves the pedes-
trian experience. Required active spaces should include
building design, exterior amenity areas and/or interior
uses to activate adjacent pedestrian frontages, including
a target of:
��: 100 percent of building frontage facing required
active space on Major Public Streets (except El
Camino Real) and Greenways.
u/ 75 percent of building frontage facing required active
spaces on El Camino Real and Main Internal Streets.
/ No minimum along Flexible Connections, however
active space may be required for building area on
Flexible Connections that provide new primary
pedestrian routes or face publicly -accessible open
space.
/ Streets without required active space have no
minimum percentage, but are encouraged to include
design features to activate street frontages.
Active spaces must integrate with required public path-
ways (see Chapter 3) by incorporating design treatments
such as transparent storefronts, pedestrian access and
bicycle amenities. The majority of each active space fa-
�ade should have clear visibility into and out of the space.
72 Sawn Aug°Il ons e II'''Ire6se II'°la n
Clear windows and openings satisfy this requirement,
while films, mirrored glass, and spandrel glass do not.
°III°Ilhiir III and Use
The following additional land use requirements
supplement or modify the general land uses allowed in
Table 4-1.
,a Priority land uses. See Subarea and Master Plan
sections in Chapter 2 for description of priority land
Uses.
,a Temporary uses. Special outdoor and seasonal
product sales, including certified farmers markets,
are considered temporary uses and shall comply with
temporary use permit requirements in the Zoning
Ordinance.
,a Use restricted areas. While the majority of the
Plan Area permits vertically -integrated mixed-
use development, there are locations where either
residential or commercial uses are prohibited, as
noted in Figure 4-2). Special standards for these
locations are provided in Section B of this Chapter.
,a Required active space locations. Includes
a Nonconforming uses and structures. Non -
retail, residential, office, hotel, and open space uses.
conforming uses and structures do not comply with
See Table 4-1 and 4-2 for the types of uses.
Plan requirements, but were generally developed
under prior zoning regulations. It is the intent of
Office uses. Office uses are provisionally allowed
the Plan to allow these existing uses and structures
in the Plan Area. However, enclosed -campus office
to remain, except when new construction or major
environments are prohibited.
expansions are proposed. Chapter 5 identifies the
public hearing process for any request for alteration,
,a Residential accessory structures and uses.
replacement, expansion and/or changes in use for
These residential uses may be allowed in required
non -conforming uses and structures.
ground -floor active spaces, and include leasing
offices, lounges, fitness rooms and other uses that
a Prohibited uses in the Mixed Use Center
are compatible with the purpose and intent of these
subarea. The following uses are specifically
areas. The location, quantity, type and design of these
prohibited:
structures and uses will be evaluated through the
All drive-through or drive -up
development review process.
operations. This includes operations where
Other residential uses. Other uses within legal
food or other products or services may be
dwelling units may be permitted or provisional uses,
purchased by motorists without leaving their
depending on the type of unit and characteristics of
vehicles, such as drive-through restaurants,
the use. These uses may include home occupations,
drive -up teller windows in banks and drive -up
small- and large -family child day care, residential
oil changing facilities, etc. This does not include
care homes and rooming and boarding. Permit
automatic teller machines (ATMs).
requirements in the Zoning Ordinance for the R3
Outdoor vending machines. Vending
zoning district and/or specific land use requirements
machines such as those dispensing sodas,
shall apply to these uses.
snacks, movie rentals and cigarettes may only
,a Outdoor dining, displays and merchandise.
be allowed as an accessory use within a fully
Outdoor dining, display and limited merchandise
enclosed building. This prohibition does not
areas are permitted when associated with a use
apply to reverse vending recycling redemption
that is primarily indoors. Site design, structures,
centers.
furnishings, etc., are subject to development review,
— Large-scale, warehouse -style building
and additional parking requirements may apply.
material and/or lumber stores. These
Designated areas shall maintain a minimum eight -
stores are wholesale or retail establishments
foot wide clear sidewalk area and minimum eight -
selling lumber and/or other construction
foot vertical clearance. Outdoor dining and display
materials and building supplies as their primary
areas shall also keep building entrances clear and
unimpeded for building access. Merchandise shall be
use.
taken indoors at the close of each business day.
— Auto -oriented uses. This includes service
stations and repair garages (major and minor
automobile repair).
[ial I i uo- I1)0 ;e ..0 1" J ' = 0-" 73