Earlier editions: 2026-09
Chapter 36 — ZONING›Article IV — RESIDENTIAL ZONES
Mountain View Municipal Code § 36.10.25 R1 zone development standards
Mountain View Municipal Code · 2026-10 edition · updated 2026-10-04 · Mountain View
Cite as: Mountain View Municipal Code § 36.10.25 · Text as of 2026-10-04
SEC. 36.10.10. - R1 zoning district standards.¶
New land uses and structures, and alterations to existing land uses and structures, shall be designed and constructed in compliance with this section.
(Ord. No. 18.13, § 1, 12/10/13.)
SEC. 36.10.15. - Minimum lot area and width for subdivisions.¶
The minimum area and width of parcels proposed in new subdivisions in the R1 zoning district is determined below, except in areas of special limitations or when smaller lots are approved as part of a larger planned unit development or through an urban lot split. These areas are identified on the zoning map by a suffix to the R1 map symbol (e.g., R1-8, R1-10, etc.), and are subject to the following requirements:
| Zoning Designation | Minimum Lot Area | Minimum Width |
|---|---|---|
| R1 | 6,000 square feet | 60 feet (corner lots: 70 feet) |
| R1-7 | 7,000 square feet | 70 feet |
| R1-8 | 8,000 square feet | 75 feet |
| R1-10 | 10,000 square feet | 80 feet |
| R1-10+ | As noted by suffix | 80 feet |
If the minimum lot area required by a suffix to the R1 zoning map symbol is within the ranges shown above (i.e., more than six thousand (6,000) square feet but less than ten thousand (10,000) square feet, etc.), the required lot width shall be determined by the zoning administrator based on the values specified in the table above.
For standards applicable to lots created through a planned unit development, see Section 36.10.35. For standards applicable to lots created through urban lot splits, see Section 36.13.50 through Section 36.13.75."
(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 5, 4/12/22.)
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SEC. 36.10.20. - Minimum street frontage for any residential use.¶
Parcels in the R1 zoning district shall have a minimum frontage of thirty-five (35) feet on a public street, unless the lot has been created by an urban lot split pursuant to the provisions of Section 36.13.50 through Section 36.13.75 or is a lot without the required frontage on a public street pursuant to the provisions of Section 36.10.35 (Subdivisions in the R1 zone creating parcels without the required frontage on a public street.)
(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 6, 4/12/22.)
SEC. 36.10.25. - R1 zone development standards.¶
The following table entitled "R1 Zone Development Standards" defines standards for minimum parcel size, density, setbacks and height limits within the R1 zoning district. See Section 36.14.75 for exceptions to the site layout standards that may be granted for home improvements and minor additions. For standards applicable to dual urban opportunity developments, see Section 36.13.10 through Section 36.13.45.
R1 ZONE DEVELOPMENT STANDARDS
| Other references | See Zoning Handbook for the Single-Family Homeowner and Zoning Calculations: Methods, Definitions, and Clarifications. | See Zoning Handbook for the Single-Family Homeowner and Zoning Calculations: Methods, Definitions, and Clarifications. |
|---|---|---|
| Lot area | 6,000 sq. ft. minimum for interior lots, 7,000 sq. ft. for corner lots; except for larger area required by Section 36.10.15 based on map designation or smaller area approved under Section 36.10.35 with a PUD permit or under Section 36.13.50 through Section 36.13.75 with an urban lot split. | 6,000 sq. ft. minimum for interior lots, 7,000 sq. ft. for corner lots; except for larger area required by Section 36.10.15 based on map designation or smaller area approved under Section 36.10.35 with a PUD permit or under Section 36.13.50 through Section 36.13.75 with an urban lot split. |
| Lot width | 60 ft. minimum for interior lots, 70 ft. for corner lots; except for greater width required by Section 36.10.15 or Section 36.10.20 based on map designation and lesser width is required for lots created by an urban lot split pursuant to Section 36.13.65 . | 60 ft. minimum for interior lots, 70 ft. for corner lots; except for greater width required by Section 36.10.15 or Section 36.10.20 based on map designation and lesser width is required for lots created by an urban lot split pursuant to Section 36.13.65 . |
| Density (maximum) | 1 dwelling per parcel, except where an accessory dwelling unit, junior accessory dwelling unit and/ |
1 dwelling per parcel, except where an accessory dwelling unit, junior accessory dwelling unit and/ |
| Floor area ratio | The maximum base FAR allowed shall be based on lot area and calculated using the following formula: FAR = 0.50 - (0.00001 × Lot Area). FAR shall be measured as provided in the Zoning Calculations: Methods, Definitions, and Clarifications. See Section 36.14.75 for exceptions. 0.45 for lots of 5,000 sq. ft. or less; Use formula above for lots between 5,001 and 9,999 sq. ft.; Examples: • 6,000 sq. ft. lot = 0.50 - (0.00001 × 6,000) = 0.44 FAR • 7,500 sq. ft. lot = 0.50 - (0.00001 × 7,500) = 0.425 FAR 0.40 for lots of 10,000 sq. ft. or greater. | The maximum base FAR allowed shall be based on lot area and calculated using the following formula: FAR = 0.50 - (0.00001 × Lot Area). FAR shall be measured as provided in the Zoning Calculations: Methods, Definitions, and Clarifications. See Section 36.14.75 for exceptions. 0.45 for lots of 5,000 sq. ft. or less; Use formula above for lots between 5,001 and 9,999 sq. ft.; Examples: • 6,000 sq. ft. lot = 0.50 - (0.00001 × 6,000) = 0.44 FAR • 7,500 sq. ft. lot = 0.50 - (0.00001 × 7,500) = 0.425 FAR 0.40 for lots of 10,000 sq. ft. or greater. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | The following setbacks apply to any new construction, additions or replacement floor area, regardless of the existing building's setbacks. | The following setbacks apply to any new construction, additions or replacement floor area, regardless of the existing building's setbacks. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Front | 20 ft. minimum for the first floor wall; an additional 5 ft. from the first-floor wall for a second floor over an attached garage, where garage projects forward. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Sides (1st-story) | For lots less than 6,000 sq. ft. or less than 60 ft. wide: 5 ft. minimum and 10 ft. total for both sides. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Sides (1st-story) | For lots of 6,000 sq. ft. or more and 60 ft. or greater in width: 5 ft. minimum and 12 ft. total for both sides. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Sides (2nd-story) | For lots less than 5,000 sq. ft. or less than 40 ft. wide: 5 ft. minimum each side and 12 feet total for both sides. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Sides (2nd-story) | For lots 5,000 sq. ft. or more and 40 ft. or greater in width, front half of lot: 7 ft. minimum and 15 ft. total for both sides; rear half of lot: 12 ft. minimum on each side. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Sides (2nd-story) | For lots of 10,000 sq. ft. or more, and greater than 65 ft. wide: 10 ft. minimum and 25 ft. total for both sides. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Street sides (corner lots) | 15 ft. minimum. |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Rear | 1-story portions of structure: 20% of the lot depth or 15 ft., whichever is greater, but not more than 40 ft. maximum, required. Encroachment allowed, see Section 36.14.75 . |
| Setbacks (See Figures 36.10-1 and 36.10-2) | Rear | 2-story portions of structure: 25% of lot depth, or 20 ft., whichever is greater, but not more than 40 ft. maximum, required. |
| Height limits | Maximum building height for 1-story structure: 24 ft. Maximum building height for 2-story structure: 28 ft. | Maximum building height for 1-story structure: 24 ft. Maximum building height for 2-story structure: 28 ft. |
| Height limits | Maximum 1st floor wall height at top of wall plate: 15 ft. Maximum 2nd floor wall height at top of wall plate: 22 ft. | Maximum 1st floor wall height at top of wall plate: 15 ft. Maximum 2nd floor wall height at top of wall plate: 22 ft. |
| Landscaping required | 50% of the required front setback area shall be permanently landscaped. Street trees shall be planted in front of all structures with second-story additions or construction of a new dwelling unit. | 50% of the required front setback area shall be permanently landscaped. Street trees shall be planted in front of all structures with second-story additions or construction of a new dwelling unit. |
| Second-story decks | Second-story decks and balconies are allowed only on the front and rear of houses, except that on corner lots they are allowed on the street side. The total square footage of all decks and balconies located at floor level of the second story cannot exceed 150 sq. ft. and are subject to second-story setbacks except that decks and balconies on the rear of a house must be set back 5 ft. in addition to the required rear yard second-story setback. Decks, or any similar feature, are not permitted on the roof of a 2-story structure. | Second-story decks and balconies are allowed only on the front and rear of houses, except that on corner lots they are allowed on the street side. The total square footage of all decks and balconies located at floor level of the second story cannot exceed 150 sq. ft. and are subject to second-story setbacks except that decks and balconies on the rear of a house must be set back 5 ft. in addition to the required rear yard second-story setback. Decks, or any similar feature, are not permitted on the roof of a 2-story structure. |
| Parking and driveways | Required spaces | 2 spaces, 1 of which shall be covered. The uncovered space can be located in the driveway. |
| Parking and driveways | Covered parking | A garage or carport shall be provided and permanently maintained for parking. The garage or carport must maintain a minimum unobstructed interior dimension of 9 ft. by 20 ft. for 1 car and be increased 9 ft. in width for each additional parking space. The minimum unobstructed ceiling height is 7 ft. 6 in. |
| Parking and driveways | Driveway | Minimum dimensions. Minimum width of 9 ft., with direct access to at least a 1-car garage or carport. Minimum length of 20 ft. measured from the property line to the front of the covered parking space. |
| Parking and driveways | Driveway | Back-up area. Where access to a garage, carport or open parking space is perpendicular (90 degrees) to the driveway, a minimum 24 ft. deep unobstructed back-out area shall be provided. |
| Parking and driveways | Driveway | Street frontage. Lots with no garage or a 1-car garage are allowed a maximum cumulative 20 ft. wide area, including driveway, visible from the street for vehicle parking. Lots with a 2- or 3-car garage are allowed a maximum cumulative 30 ft. wide area, including driveway, visible from the street for vehicle parking. |
| Parking and driveways | Garage frontage on street | The street-facing facade of a garage structure shall not exceed 25 ft. in width when facing any lot frontage that is less than 75 ft. wide. On parcels with more than 75 ft. of frontage, the garage facade may be up to 35 ft. wide. See Section 36.12.35 for limits on widths of accessory structures, including detached garages. |
| Signs | See Article XII (Signs). | See Article XII (Signs). |
(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 5.18, § 1, 4/24/18; Ord. No. 4.22, § 7, 4/12/22; Ord. No. 01.2024, § 8, 1/23/24.)
SEC. 36.10.30. - Development review required.¶
The following types of proposed development in the R1 zoning district shall be subject to development review in compliance with Section 36.44.45 (Development Review):
a. Structures in new subdivisions of five (5) or more parcels;
b. Requests for FAR exceptions;
c. Fences over six (6) feet in height and up to seven (7) feet;
d. Planned unit developments in accordance with Section 36.46.70; and
e. Conditional use permits in accordance with Section 36.48.
Figure 36.10-1 SINGLE FAMILY SETBACK REQUIREMENTS (For Reference Only) [Figure: Figure 36.10-1 SINGLE FAMILY SETBACK REQUIREMENTS (For Reference Only)]
Figure 36.10-2 SINGLE-FAMILY HEIGHT LIMITS (For Reference Only) [Figure: Figure 36.10-2 SINGLE-FAMILY HEIGHT LIMITS (For Reference Only)]
(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 8, 4/12/22.)
SEC. 36.10.35. - Subdivisions in the R1 zone creating parcels without the required…¶
The approval of a subdivision in compliance with Chapter 28 of the City Code (Subdivisions) that results in three (3) or more lots, where at least one (1) lot does not have the required frontage on a public street, shall require approval of a planned unit development permit to evaluate the appropriateness of the lots, establish setbacks, and address any lot design problems. this section does not pertain to urban lot splits, as defined in Section 36.60.45. For standards pertaining to urban lot splits, refer to Section 36.13.10.
a. Minimum lot size. The developable portion of any flag lot or other lot that does not have the required frontage on a public street, exclusive of the "flag pole" portion of a flag lot or the private drive in a subdivisions with up to four (4) buildable lots, shall comply with the minimum lot size requirements of the applicable zoning district. The individual lots in a subdivision involving five (5) or more buildable lots may be less than the minimum lot size required in the applicable zoning district provided that the density, based on all of the land area including private streets and common areas, does not exceed the maximum density for the applicable zoning district.
b. Floor area ratio (FAR). Allowable FAR shall be calculated on the developable portion of the lot only. Floor area exceptions are not allowed on lots that do not have the required frontage on a public street.
c. Density. A flag lot or other lot without the required frontage on a public street may contain one (1) single-family dwelling, one (1) accessory dwelling unit and one (1) junior accessory dwelling unit.
d. Number of lots. At least one (1) of the lots in a flag lot subdivision or other subdivision that includes parcels without the required frontage on a public street shall have the street frontage normally required by the applicable zoning district. No more than two (2) additional flag lots shall be permitted to extend behind the lot with full street frontage.
e. Setback requirements. Setbacks shall comply with the standards found in Section 36.10.25 except for the following special setback requirements:
- All lots.
(a) Garage setback. The setback from a garage face shall be a minimum of twenty (20) feet.
(b) Side yards adjacent to a flag pole or private driveway. Side yards adjacent to a flag "pole" shall be a minimum of five (5) feet for first story and seven (7) feet for the second story. Side yards adjacent to a private driveway serving two (2) or more units shall be a minimum of ten (10) feet for the first and second stories. If a garage faces the flag pole or private driveway, the setback shall be a minimum of twenty (20) feet.
Lots that front on a public street. Side yards adjacent to existing lots shall be a minimum of seven (7) feet for the first story and eight (8) feet for the second story except for that portion of the second story that is on the rear half of the parcel which shall be a minimum of twelve (12) feet.
Lots without the required frontage. For lots that are at the rear of the site and do not have the required frontage on a public street, the zoning administrator shall determine which of the yards on the sides that are adjacent to existing lots is the rear yard, taking into consideration whether the yards of the adjacent lots are rear yards or side yards. Any remaining yard which is adjacent to a side yard for sixty-six (66) percent of the length of the adjacent property may have the side yard setbacks defined in Section 36.10.25. Any remaining yard adjacent to a rear yard must have a minimum first-story setback of fifteen (15) feet and a minimum second-story setback of twenty (20) feet.
Access requirements for flag lots. A flag "pole" serving two (2) or more lots shall be a minimum of twenty-five (25) feet with sixteen (16) feet paved, provided that there is at least eight (8) feet of street frontage per lot. A wider paved access and adequate turnaround for emergency vehicles may also be required by the Uniform Fire Code, depending on distance of the house from the street.
Figure 36.10-3 FLAG LOT SETBACK REQUIREMENTS (For Reference Only) [Figure: Figure 36.10-3 FLAG LOT SETBACK REQUIREMENTS (For Reference Only)]
Figure 36.10-4 SETBACK REQUIREMENTS FOR SUBDIVISIONS WITH SEVERAL LOTS ON A PRIVATE STREET (For Reference Only) [Figure: Figure 36.10-4 SETBACK REQUIREMENTS FOR SUBDIVISIONS WITH SEVERAL LOTS ON A PRIVATE STREET (For Reference Only)]
(Ord. No. 18.13, § 1, 12/10/13; Ord. No. 4.22, § 9, 4/12/22.)
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