Mountain View Municipal Code Div. 10 Planned Community Permits

The planned community (PC) permit allows new construction, redevelopment or changes of use within the planned community district that comply with the special land use and project development standards of the applicable precise plan or that were specified at the time of rezoning to or amendment of the P district.

The planned community permit process provides the opportunity for applicants to propose creative, innovative developments within a context of defined community goals and objectives and a basic development envelope established by a precise plan, and also allowing for variations from the standards while protecting the integrity and character of the precise plan area. The PC permit provides for a comprehensive analysis of project-related impacts and careful public review of such developments while allowing for creativity and flexibility provided that the proposals are consistent with community objectives and in substantial compliance with the applicable precise plan.

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 7.20, § 7, 6/23/20.)

a. A planned community permit shall be required within a planned community district prior to:

1. Any new development or redevelopment; or

2. Establishment of any use listed as "provisional" within the applicable precise plan; or

3. Any development or addition to an existing development that varies from the development standards of the applicable precise plan. A planned community permit may be granted by either the zoning administrator or the city council.

b. Minor alterations to the exterior of an existing building, signs and minor alterations to paved or landscaped areas that are consistent with the existing development of the property and of surrounding properties may be approved or disapproved by the zoning administrator through the development review process.

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 7.20, § 8, 6/23/20.)

In addition to the application requirements of this article, the following additional information shall be included:

a. If the application covers several separate properties being submitted as one "project" (if allowed in the applicable precise plan), then separate legal descriptions of each property shall be required together with written authorization from each property owner acknowledging their understanding that their property may be legally linked with all other properties within the project for the purposes of the application and future development and use;

b. A checklist or other documentation of the requirements of the applicable precise plan demonstrating how the proposed project complies with those requirements. If any minor variations or exceptions from the precise plan requirements are proposed, the applicant must submit material providing justification for such variation or exception and demonstrating that the project as a whole complies with the stated purpose and goals of the precise plan and the general plan;

c. For large or complex proposals, architectural models, perspective sketches or other illustrations of the three-dimensional building design; and

d. Other information as may be required by the zoning administrator to illustrate the appearance of the proposed development, compliance with the goals, objectives and development standards of the applicable precise plan, and compatibility of the proposed development with the surrounding community.

(Ord. No. 18.13, § 1, 12/10/13.)

a. Hearings and notices. Upon receipt of a complete planned community permit application, the zoning administrator shall determine the appropriate level of permit review based on the project proposal and the following criteria:

1. Within a planned community zone which does not have an adopted precise plan, the following levels of project review shall apply:

(a) For any application for new development or redevelopment, for any increase in use intensity or for any addition of floor area exceeding two thousand (2,000) square feet, the zoning administrator shall hold a duly noticed public hearing in compliance with Section 36.56 (Applications, Hearings and Appeals). The zoning administrator shall review the proposal for general compatibility with the surrounding development, with general principles of good architectural and site design and with the goals and objectives of the general plan, and according to Section 36.50.55 (Findings) and Division 2 (Development Review Process) of this Article XVI of this Chapter. After conducting a public hearing, the zoning administrator shall forward a written recommendation on the proposed development or use to the city council. Following such zoning administrator decision, the city council shall hold a duly noticed public hearing. The city council may approve or disapprove the application.

(b) For applications for change of use to another use of the same nature and intensity as the existing approved use; for minor site changes and building alterations such as minor additions not exceeding a cumulative two thousand (2,000) square feet in floor area, changes to building materials or facade details or minor changes to the configuration of parking or landscaping; or for signs or sign programs that are consistent with the sign provisions that would be normally applied to the type of use or development of the site, the zoning administrator may act through the development review process to approve or deny the application, subject to appeal to the city council.

2. For applications within the area covered by an existing precise plan, the following levels of project review shall apply:

(a) For new developments, redevelopment of developed sites or adoption of a master plan, if required by the applicable precise plan, the zoning administrator shall hold a duly noticed public hearing in accordance with Division 16 (Applications, Hearings and Appeals) of Article XVI of this Chapter. Following such hearing, the zoning administrator shall forward a written recommendation to the city council, which shall hold a duly noticed public hearing. The city council may approve or disapprove the application.

(b) After city council approval of the underlying development and/or master plan, the zoning administrator, after a duly noticed public hearing, may approve or disapprove any of the following: (1) provisional uses listed within the applicable precise plan; (2) building expansions and modifications that are consistent with the development standards of the applicable precise plan or the approved master plan for the project area; and (3) establishment of individual signs or sign programs. The decisions of the zoning administrator may be appealed to the city council.

(c) The zoning administrator may act through the development review process on the approval of minor sign program changes or of specific signs; of minor site changes and building alterations, such as building material changes or minor changes to the configuration of parking or landscape areas; and changes in use to another use listed as permitted in that applicable precise plan, subject to appeal to the city council.

Any substantial amendment to the plan proposed to be adopted by the city council may be referred back to the zoning administrator for review and subsequent recommendation to the city council.

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 01.2024, § 36, 1/23/24.)

Following a public hearing, the zoning administrator shall issue written findings or forward a recommendation to the city council with the findings upon which the recommendation is based. These written findings shall be emailed or mailed to the applicant and property owners. The zoning administrator may approve, or recommend for approval, a planned community permit if all the following findings are made:

a. The proposed use or development is consistent with the provisions of the applicable precise plan; or, if no precise plan exists for the subject area, the proposal clearly demonstrates superior site and building design and compatibility with surrounding uses and developments; or if variations from requirements in the applicable precise plan are granted, the proposal clearly demonstrates superior site and building design and is in substantial compliance with the intent of the requirements in the applicable precise plan;

b. The proposed use or development is consistent with the general plan;

c. The proposed uses and development will not be detrimental to the public interest, health, safety, convenience or welfare;

d. The proposed project promotes a well-designed development that is harmonious with existing and planned development in the surrounding area; and

e. The proposed project complies with the California Environmental Quality Act (CEQA).

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 7.20, § 9, 6/23/20; Ord. No. 01.2024, § 36, 1/23/24.)