The Mountain View Environmental Planning Commission on Nov. 5 recommended that City Council adopt a package of general plan, precise plan and zoning amendments to implement Housing Element Program 1.1.g, moving several underused commercial parcels toward mixed‑use residential development.

Senior Planner Krisha Pinoyar, giving the staff presentation, said the amendments would implement Program 1.1.g of the city's housing element and show the rezoning sites and densities under consideration: "The housing element rezoning sites and densities are shown here," she said, describing an approach that combines a general plan mixed‑use village center designation for some sites with a flexible precise plan approach for others.

Why it matters: the changes are intended to meet Mountain View's state housing commitments by adding zoned capacity in higher‑opportunity areas while attempting to preserve ground‑floor commercial space where feasible. The amendments would not change underlying commercial zoning for all sites; instead, they would create pathways for new residential uses consistent with the general plan's village‑center policies, staff said.

Key provisions and numbers: staff identified site‑specific designations and proposed densities. The Evendale Precise Plan area A would be allowed up to 43 dwelling units per acre; other neighborhood mixed‑use parcels would allow about 30 du/acre; a parcel at 1949 Grant Road would allow 35 du/acre; and the Mountain View Transit Center is proposed for up to 75 du/acre. The maximum height for the Miramonte and Cuesta sites was stated as 45 feet. Staff said development standards for mixed‑use village center projects would include requirements such as ground‑floor commercial space, public plazas and pedestrian connections.

Small‑business concerns and alternatives: staff described programs under study to help small businesses return after redevelopment, including site‑selection support, business‑development assistance and a small business loan program that is under development, plus economic tools such as commercial rent subsidies. Staff also presented an alternative that would exclude three parcels in Evendale from rezoning to reduce displacement risk, but recommended rezoning the entirety of Evendale Area A to maximize housing capacity. Christian Murdoch, community development director, told commissioners the principal discretionary question remaining was whether to adopt that small‑business preservation alternative: "I think it's really on that question of the small business retention in the Evendale Precise Plan area where most of the discretion remains at this point," he said.

Public comment: about a dozen residents and business representatives spoke during the hearing. Robert Cox, representing Livable Mountain View, urged the commission to agendize a recommendation that the council move quickly to adopt a local alternative plan under Senate Bill 79, which he said "will become state law on 07/01/2026," arguing prompt action is needed to protect the downtown historic retail district. Several nearby residents expressed concerns about traffic, parking, safety for children, loss of daylight for adjacent yards, and the possibility of spot zoning; other commenters expressed support for adding mixed‑use housing in high‑opportunity neighborhoods.

Legal and environmental review: staff told the commission the proposed amendments were analyzed under the citywide Housing Element EIR adopted in 2023 and that staff found "no additional environmental documentation is needed under CEQA." The Santa Clara County Airport Land Use Commission reviewed and found the Evendale Precise Plan and Mountain View Transit Center amendments consistent with the Moffett Federal Airfield comprehensive land use plan, staff reported.

Votes and next steps: the commission split its recommendation into two formal actions to account for recusals and text changes. For the Miramonte/Cuesta general plan and zoning amendments, Vice Chair Nunez moved and Commissioner Cranston seconded a recommendation that City Council adopt the general plan and associated zoning ordinance amendments for 1702 & 1704 Miramonte Avenue and 777 Cuesta Drive; that motion passed with six votes in favor and one commissioner recused. A second motion to recommend adoption of the remaining general plan, precise plan and zoning amendments (including Evendale/Avondale area changes, Calderon Avenue, Grant Road, the Transit Center amendments and navigation/avigation‑easement updates) was moved and carried unanimously (7‑0). Staff said the City Council was scheduled to consider the package on Dec. 16, 2025.

What commissioners said: several commissioners emphasized the need to honor the housing element commitments while also urging the city to pursue broader strategies to reduce small‑business displacement. Vice Chair Nunez said she would "support this as is" to meet housing element obligations; Commissioner Cranston urged staff to analyze SB 79 impacts sooner rather than later; and Commissioner Dempsey urged the city to take seriously current neighborhood quality‑of‑life complaints, noting they fuel opposition to growth.

What the decisions do not do: staff and commissioners were careful to note that rezoning alone does not authorize development. Future projects would still be required to file applications, meet development standards, and undergo project‑level review. Staff also said minimum parking standards remain in effect for these sites unless a future project seeks a state‑allowed adjustment and is authorized by applicable law.

Follow‑up and context: staff reported 12 written comments had been received before the hearing and said they will report to City Council on the package and further study SB 79 implications; staff indicated a council briefing on SB 79 implications for ongoing precise plans was anticipated in late January–early February 2026. The commission closed the public hearing portion after adopting its recommendations and moved to other commission business.