Council narrows R3 rezoning: 14 change areas endorsed, mixed density approach set for study

The Mountain View City Council advanced the long-running R3 zoning-district update on March 25, directing staff to proceed with environmental review and code drafting that reflect a set of targeted change areas and a mixed-density framework.

Background and goals: City staff said the update has been in process since 2020 and must align with state housing law and the city—s housing-element programs. Eric Anderson, Advanced Planning Manager, said the council—s goals for the update include supporting diverse unit types, better design through form-based standards, downtown- and neighborhood-serving commercial uses, compliance with state law and the Housing Element, and targeted density increases on larger parcels and in areas with the highest feasibility for redevelopment. Anderson told the council staff had identified 14 —change areas— that best matched those goals after multiple outreach rounds; the Environmental Planning Commission recommended those 14 areas.

Densities and options: Staff presented three density-pathway options: Option 1 (R3 D2) would set a higher base and allow up to six stories in the city-designated R3 D2 subzone; Option 2a would set a lower base (four stories) and rely on the state density bonus pathway for taller projects; Option 2b would leave base densities unchanged and propose a local bonus to meet feasible densities. Staff—s feasibility work found that to reach typical prototype development thresholds (replacing rent-stabilized units with permanently affordable units, adding public open space and feasible unit counts) projects would likely need six to seven stories or a local/state bonus to be financially feasible.

Council direction: Councilmembers and the commission emphasized transition treatments where higher-density change areas abut lower-density (R1) neighborhoods. After debate the council gave staff direction to proceed largely with the EPC-recommended 14 change areas, with an instruction to include additional limited parcels identified by staff and public testimony (parcels mapped as candidate additions for small-scale condominium or townhome redevelopment). On density, the council directed a mixed approach: most change areas should be studied under Option 2a (a four-story base with state density-bonus pathways for additional height), while the Del Medeo South area (a larger site with limited residential adjacencies) should be studied under Option 1 (a six-story R3 D2 base). Councilmembers also asked staff to study limited portions of several change areas (for instance parcels nearer 85/freeway corridors or segments where existing screening reduces neighborhood impact) with higher base densities where appropriate.

R2 integration and displacement concerns: The city—s housing element includes a program to identify R2 parcels to integrate into R3 in high-opportunity areas. Staff proposed criteria intended to affirmatively further fair housing; the council endorsed the EPC recommendation to apply that program south of El Camino Real near downtown while excluding parcels directly adjoining rear yards of R1 properties. The council and public also urged aggressive tenant-protection measures, including right-to-return or local replacement rules to implement the sunset of SB 330-era constraints and the city—s forthcoming local replacement ordinance.

Next steps: Staff will proceed with environmental review (CEQA) and prepare the draft ordinance text and form-based standards; the project will return to council with draft standards and an environmental analysis. Staff will also coordinate additional outreach with affected neighborhoods and commissions.