Mountain View Municipal Code Div. 11 Precise Plans

This section sets forth the procedure for adopting, amending and implementing precise plans. Precise plans are a legislative tool for coordinating future public and private improvements on specific properties where special conditions of size, shape, land ownership or existing or desired development require particular attention. The adoption or amendment of precise plans implement specific design and development objectives utilizing land use policies and development standards tailored to fit the unique opportunities and challenges of the precise plan area. In the land use hierarchy, precise plans are above zoning district and below the general plan.

(Ord. No. 18.13, § 1, 12/10/13.)

Precise plans constitute the land use and property development standards and guidelines for property within the planned community (P) zoning district. Current implementation of this chapter provides that a precise plan be adopted at the time of any rezoning of property to the P zoning district. New precise plans and planned community zoning are appropriate only when there are special conditions of property configuration, ownership or location or when special land uses or developments are desired that may not conform to the land use or development provisions of a standard zoning district. Applications to adopt or amend a precise plan shall first be submitted to the city council for determination of the appropriate timing of review of such applications. Applications needed to accommodate a housing proposal where a majority of the units will be affordable to households earning less than the median income by household size for Santa Clara County shall be exempt from this requirement. In conjunction with this submittal for city council determination of the timing of review of such application, information about the potential fiscal impact of the proposed land use or development change allowed by the proposed precise plan or precise plan amendment shall also be required.

(Ord. No. 18.13, § 1, 12/10/13.)

a. A new precise plan or amendment to an existing precise plan may be initiated by the community development director, environmental planning commission, city council or by the owner, or authorized agent of the owner, of property within the proposed precise plan (and planned community zoning district) or existing precise plan area. In addition to the application requirements of this division, an application to amend or adopt a precise plan shall include the following documents and information.

1. The proposed text and diagram(s), which contain all of the provisions outlined in Section 36.50.85 (Content of Precise Plans), in addition to all data and related exhibits required by the city.

2. A statement describing the characteristics or circumstances of the project area believed by the applicant to require the adoption or amendment of the plan as proposed.

3. All information required by City Council Policy G-9 (Gatekeeper Application Policy and Procedures).

b. For applications for a new precise plan or amendment of an existing precise plan submitted by the owner, or authorized agent of the owner, of property within the proposed or existing precise plan area, the application shall first be forwarded to the city council for determination of whether submission of a formal planning application shall be authorized and, if so authorized, the timing of review of the application. The city council's review shall be in accordance with Section 36.50.90 (Authorization Hearing and Action) and City Council Policy G-9 (Gatekeeper Application Policy and Procedures). The applicant shall submit all materials required for the application as provided in City Council Policy G-9 (Gatekeeper Application Policy and Procedures).

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 10.2025, § 2, 10/28/25.)

A precise plan must contain a statement of the goals and objectives of the plan, noting the unique features of the area or the allowed development that distinguish the area from a standard zone district area. The plan may include goals and objectives from the general plan, economic development plan, neighborhood improvement plans and other planning documents prepared or implemented by the city. A precise plan must contain land use policies and development criteria necessary to implement the goals and objectives. These items specify allowed uses, intensity of use, relationship to neighboring properties, parking and circulation, signs, special design standards and procedures for development review. The land use policies and development standards of precise plans may be written in flexible terms, placing proper importance on the achievement of goals and objectives over compliance with rigid development standards.

(Ord. No. 18.13, § 1, 12/10/13.)

a. Upon receipt of an application for a new precise plan or amendment of an existing precise plan, the city council shall schedule an authorization hearing for consideration of the application consistent with City Council Policy G-9 (Gatekeeper Application Policy and Procedures). The authorization hearing shall be noticed in accordance with Sec. 36.56.20 (Notice of Hearing).

b. A precise plan shall be prepared, adopted and amended in the same manner as a zoning map amendment, except that a precise plan may be adopted or amended by resolution. A precise plan may be amended as often as deemed necessary by the city council. All precise plans shall be reviewed against current community development goals and policies every five (5) years, at years ending in "5" or "10." This review shall be scheduled for consideration over the course of the year before the environmental planning commission, which shall recommend to the council initiation of amendment of individual precise plans as deemed appropriate. The council shall consider the environmental planning commission's recommendations and shall have final authority to initiate a precise plan amendment based on this review.

Upon receipt of a complete application to introduce or amend a precise plan, or upon initiation by the community development director, commission or council, and following department review, duly noticed public hearings shall be scheduled before the commission and council in accordance with Section 36.56 (Applications, Hearings and Appeals).

At the conclusion of its public hearing, the commission shall make a written recommendation to the council on whether to approve, approve in modified form or disapprove the proposed precise plan or amendment, based upon the findings required by this Article.

Upon receipt of the commission's recommendation, the council may approve, approve in modified form or disapprove the proposed precise plan. Any substantial amendment to the plan proposed by the council may be referred back to the commission for review and subsequent recommendation to the council.

c. Once a project is authorized to apply by the city council pursuant to this Section, the following actions shall require the project to return to the city council for reauthorization consistent with the application submittal requirements and hearing procedures of this Code and City Council Policy G-9 (Gatekeeper Application Policy and Procedures).

1. Change in ownership of project parcel(s). If a parcel included within the project site of the precise plan authorized application changes ownership prior to submittal of a formal planning application.

2. Expiration. A formal planning application for the project has not been submitted to the planning division within one (1) year of city council authorization. This one (1) year period shall not begin until after any submittal deferral required by the council.

3. Change in project. Substantial changes to the project as determined by the community development director to be a deviation of ten (10) percent or more from the original project authorized, including, but not limited, to the number of units, land use type, square footage or community benefits.

Any application not authorized by the city council to proceed to the formal planning application stage shall be subject to any limitation on resubmission of a substantially similar project for authorization provided in City Council Policy G-9 (Gatekeeper Application Policy and Procedures).

(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 10.2025, § 3, 10/28/25.)

Editor's note— Ord. No. 10.2025, § 3, adopted Oct. 28, 2025, amended the title of § 36.50.950 to read as herein set out. The former § 36.50.950 title pertained to hearings and action.

Adoption or amendment of a precise plan may be recommended by the environmental planning commission for approval only if all of the following findings can be made:

a. The proposed plan is consistent with the general plan;

b. The property covered by the proposed precise plan or precise plan amendment is within the planned community (PC) district.

c. The proposed plan would not be detrimental to the public interest, health, safety, convenience or welfare of the community;

d. The proposed plan promotes development of desirable character, harmonious with existing and proposed development in the surrounding area;

e. The site has special conditions of size, shape, land ownership, existing development or development opportunities that can only be addressed by approval of the proposed precise plan or amendment; and

f. The approval of the proposed plan complies with the California Environmental Quality Act (CEQA).

(Ord. No. 18.13, § 1, 12/10/13.)