Council approves Avalon Bay plan for 323 homes, 1.34-acre park and 48 affordable units at 555 West Middlefield

The Mountain View City Council on March 24 unanimously approved Avalon Bay Communities’ proposal to redevelop the 14.5-acre site at 555 West Middlefield Road into three multifamily buildings totaling 323 units, including 48 deed-restricted below-market-rate apartments and a 1.34-acre park to be dedicated to the city.

The project, presented by Planning Manager George Schroeder and Avalon Bay development director Harley Ko, replaces surface parking and amenity areas with new housing, rooftop amenities and above-grade parking intended to shorten construction and reduce excavation impacts. Staff said the proposal is statutorily eligible for an AB130 urban-infill exemption.

Why it matters: The site is within a transit-rich corridor the city has targeted for housing, and the project delivers a substantial number of new homes without displacing existing residents. The developer and staff emphasized the trade-offs made to preserve tree stands and to move parking above ground — a change that, staff said, reduces construction emissions and shortens the building timeline.

Details and debate: Staff described the buildings, open-space and tree plan: the project preserves 163 heritage-sized trees, removes 88 (39 to be relocated), and proposes 212 replacement trees; it also provides a new pedestrian and bicycle connection through the site. The project includes 48 deed-restricted units dispersed across buildings and complies with the city’s affordable-housing ordinance.

Residents and environmental advocates raised two recurring concerns in public comment: the removal of a mature vegetative barrier along Highway 85 and potential air-quality and traffic effects with larger buildings and new households. Opponents urged more retention of the tree buffer to reduce vehicle exhaust exposure. Supporters — including housing advocates — said the project is a practical way to add homes near transit and cited the faster delivery and lower construction disturbance from above-grade parking.

Applicant response: Avalon Bay’s development team said the redesign retained more trees than the earlier approved plan, reduced below‑grade construction, and kept the overall unit count and park dedication from the prior approval. The team stressed the long-term ownership model and on-site management as part of community-building and resident services.

Outcome and next steps: The council voted to approve the conditional project permits and vesting tentative map, finding the project consistent with local standards and AB130 eligibility. Staff will implement required standard conditions and mitigation measures, and the project will advance to building permit review and subsequent construction milestones.