Mountain View — Development Standards

Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Mountain View's Zoning Ordinance (Chapter 36) actually requires for development standards — setbacks, height, lot coverage, density, and FAR — organized by zoning district so you can see the rules that will control a project on a given parcel. For background on how the zoning system is organized see the city's main Mountain View zoning & planning overview. The legal text behind each rule is cited to the controlling § in Chapter 36 of the Mountain View code.

District-by-district standards (practical breakdown)

The items below list the typical purpose / allowed uses briefly and the most decision‑relevant dimensional standards you will use in site planning. All numeric limits are taken from the city ordinance; verify parcel-specific requirements (overlays, maps) with staff.

• All quoted code citations below come from the Mountain View Zoning Ordinance (Chapter 36) and are cited after the rule. See the Source References at the end for the file citations.

R‑1 (Single‑Family Residential)

• Purpose / typical uses: detached single‑family homes; standards and one dwelling unit per parcel as base. See § 36.10.25.
• Key standards:
  • Lot area: 6,000 sq ft minimum (interior); 7,000 sq ft for corner lots (exceptions exist for PUDs/urban lot splits). § 36.10.25.
  • Density: 1 dwelling per parcel (exceptions for ADUs, dual urban opportunity developments). § 36.10.25.
  • FAR: formula: FAR = 0.50 − (0.00001 × Lot Area); typical small‑lot floor caps include 0.45 for lots ≤5,000 sq ft. See § 36.10.25 and FAR exceptions in § 36.14.90.
  • Setbacks (basic): see Fig. and text in § 36.10.25; front/side/rear minimums are listed there and further clarified in § 36.14.75 (exceptions). § 36.10.25; § 36.14.75.
  • Height: per district limits; see § 36.10.25 and height exceptions § 36.08.30.

(If proposing an accessory dwelling unit, see the city's ADU rules and the separate Mountain View ADUs guidance.)

R‑2 (One‑ and Two‑Family Residential)

• Purpose / typical uses: duplexes, two detached single‑family dwellings, small multifamily forms via PUD; see § 36.10.50.
• Key standards:
  • Lot area / width: statutory minima in § 36.10.50 and related notes; smaller lots allowed via PUD or urban lot split. § 36.10.50.
  • Density: typical R2 density rules and special rules for lots between 7,000–12,000 sq ft are described in the R‑zone tables. § 36.10.50; § 36.10.75 (density rules for R3 cross‑reference).
  • Setbacks: side/rear/front minima shown in § 36.10.50; note § 36.14.75 allows limited setback/FAR exceptions for minor additions and some home‑improvement projections. § 36.10.50; § 36.14.75.
  • Height: R2: 30 ft. / 2 stories max (see § 36.10.50 and § 36.08.30 for exceptions).

R‑3 (Multi‑Family Residential) and R‑3‑D

• Purpose / typical uses: multi‑family housing, mixed‑type residential projects; see § 36.10.70 / § 36.10.75 for density.
• Key standards:
  • Density: rules for units per site are spelled out (see § 36.10.75 for R3 density, with specific allowances for small lot / existing lots). § 36.10.75.
  • FAR / Site coverage / Open area: FAR and site coverage caps differ by subzone (e.g., R3‑D has 40% site coverage vs 35% standard); open area minima like 55% (or 35% in R3‑D) are specified. See § 36.10.70 and § 36.10.75.
  • Setbacks: typical front: 15 ft, sides/rear: 15 ft or the height of adjacent wall, and between principal structures: 12 ft or half the sum of opposing walls; source § 36.10.70.
  • Height: 45 ft max (varies by context; see § 36.08.30 for exceptions). § 36.10.70; § 36.08.30.

R‑4 (Higher‑Density / Special guidelines)

• Purpose / typical uses: higher‑intensity residential and mixed‑use where allowed; R4 numerical caps (height and FAR) are in the R4 tables (see § 36.10.xx family and design review guidance). Height caps and special design review allowances are in the ordinance (see R4 notes). See § 36.10 series and design guidance.

CRA, CN, CS, CO (Commercial / Mixed‑Use)

• Purpose / typical uses: neighborhood commercial (CN), commercial‑service (CS), commercial‑office (CO), and commercial/ residential arterials (CRA) — described at § 36.18 subdivisions.
• Key standards (summary):
  • CN: neighborhood retail and services; mixed‑use allowed where GP allows; setbacks and FAR are small‑scale — see § 36.18.
  • CS: allowed FARs vary by use — e.g., 0.35 for industrial/office/warehouse retail, 0.45 warehousing, 0.55 for personal storage facilities; front setback: 25 ft; where adjacent to R zones height may be limited to 50 ft within 200 ft of R zones. § 36.18.55.
  • CRA: residential and mixed‑use development standards list lot area 20,000 sq ft min, FAR 1.35 max for mixed uses, setbacks and density caps at 43 units/acre; see § 36.18.50. § 36.18.50.

ML (Limited Industrial)

• Purpose / typical uses: industrial, office, warehousing; standards in § 36.20.30. Key standards include lot area 40,000 sq ft, FAR 0.35–0.40 depending on use, front setback average 30 ft (min 20 ft), and building massing constrained by inclined planes adjacent to property lines. § 36.20.30.

RMH (Mobile Home)

• Purpose / typical uses: mobile home parks; standards in § 36.12.15–36.12.35; density caps (e.g., 8 spaces/acre) and generous street setbacks (e.g., 30 ft street frontage) apply. § 36.12.25.

Planned Community (P) districts and PUD processes

• PUDs allow site‑specific deviations (lot size, setbacks) when the project complies with the PUD findings; see § 36.22 and the planned unit development procedures in the code. Verify PUD conditions on a parcel. § 36.22.

Dual Urban Opportunity (DUO) developments (new state‑driven small‑lot rules reflected locally)

• The city codified DUAL URBAN OPPORTUNITY standards in § 36.13.40 (FAR formula, setbacks, height caps, parking minimums). Example: FAR formula of FAR = 0.50 − (0.00001 × Lot Area) with floors for small lots (e.g., 0.45 for lots ≤5,000 sq ft); setbacks often front 20 ft / side & rear 4 ft; height typically 24–28 ft depending on stories. See § 36.13.40 and the exceptions at § 36.13.45. § 36.13.40; § 36.13.45.

Quick reference table — most decision‑relevant residential standards

(Compare full tables in the ordinance text for project‑specific options and exceptions. See cited §§.)

How the ordinance treats exceptions & projections

• Minor projections (eaves, small bay windows) into front/side setbacks up to 3 ft (cumulative max 10 ft length, 50 sq ft area) are allowed under § 36.14.85; rear projections have their own limits (height, min rear distance, max % of rear yard). § 36.14.85.
• Minor FAR exception in R‑1: up to 75 sq ft additional allowed for small home improvements (requires development review). § 36.14.90.
• Retained structures on urban‑lot‑split parcels may be exempt from new setback requirements that would prevent the split — see § 36.13.80. § 36.13.80.

Links you’ll need (first natural mention of each topic is linked)

• The zoning framework: Mountain View Zoning
• Parking requirements referenced throughout the code: see Mountain View Parking (parking minimums and exceptions like DUO parking waivers live there) and the ordinance parking articles (Article X) in Chapter 36.
• Design review is required for many projects; see Mountain View Design Review and § 36.44.45 for the development‑review trigger referenced in many exception rules.
• Overlays and special map designations can change standards — consult Mountain View Overlay Districts and the zone map; specific overlay rules appear elsewhere in Chapter 36 (verify on a parcel).
• ADU rules are implemented through the code and referenced across residential standards; see Mountain View ADUs.
• The code references construction regulation; comply with the California Building Standards Code for building/fire standards (building code contains different rules from zoning). Not part of Chapter 36 here; verify building‑code compliance separately.

Checklist (what an applicant must satisfy for a typical site plan review)

• Confirm the parcel's base zoning and any overlays and special map designations (verify map and any PUD or specific plan). (Verify with jurisdiction.) § 36.04 / 36.22.
• Apply the numeric limits from the applicable zone table (lot area, lot width, setbacks, height, FAR, site coverage, open area). See the zone's § (e.g., § 36.10.25 for R‑1).
• Calculate FAR per the Zoning Calculations: Methods, Definitions and Clarifications handout (required by the code). If the handout is needed to compute buildable area, obtain from Planning. (Handout referenced in code; not included here.) § 36.02.10(d).
• Check projections and minor exceptions rules (§ 36.14.85, § 36.14.90) if any encroachments are proposed.
• Confirm parking and loading requirements (Article X) and DUO parking exceptions (§ 36.13.45) if applicable. Mountain View Parking.
• If changes affect appearance, check whether development review/design review applies (§ 36.44.45) and prepare required materials. Mountain View Design Review.
• For accessory structures verify the accessory rules (size, height, setbacks) in § 36.12.35 and § 36.12.55.

Risks & Ambiguities

Plain‑English summary

If you are planning work in Mountain View, start by identifying the parcel's zone and any overlays, then apply the numeric table for that zone (lot size, setback minimums, height caps, FAR or site coverage). Small projections and limited FAR increases are possible under specific exception rules, but many departures require development or design review — get the city's Zoning Calculations handout and speak with staff early. Key controlling sections include § 36.10.25 (R‑1), § 36.10.50 (R‑2), § 36.10.70/75 (R‑3), and § 36.13.40 (DUO standards).

Source References

• Mountain View Zoning Ordinance (Chapter 36), including:
  • § 36.10.25 — R‑1 zone development standards.
  • § 36.10.50 / § 36.10.70 / § 36.10.75 — R‑2, R‑3 district standards and density.
  • § 36.12.35 / § 36.12.25 — accessory structure and RMH rules.
  • § 36.13.40 — Dual Urban Opportunity (DUO) development standards.
  • § 36.13.45 / § 36.13.80 — DUO exceptions and retained structure setbacks.
  • § 36.14.75–36.14.90 — setback, projection, and minor FAR exceptions.
  • § 36.18.50 / § 36.18.55 — CRA and CS commercial/mixed‑use standards.
  • § 36.20.30 — ML zone standards.
  • § 36.02.10 — measurements and the need for the Zoning Calculations handout.
  • § 36.44.45 — development review trigger referenced across the code.
• Municode print export of Chapter 36 (Zoning), Mountain View — source of the ordinance text used above.

Retrieved passages

• Mountain View Zoning Code (Article X) High relevance show source text
• Mountain View Zoning Code (Article X) High relevance show source text
• Mountain View Zoning Code (§ 17) High relevance show source text
• Mountain View Zoning Code (Section 36.14.75) High relevance show source text
• Mountain View Zoning Code (Section 36.08.30) High relevance show source text
• Mountain View Zoning Code High relevance show source text
• Mountain View Zoning Code (Section 36.08.30) High relevance show source text
• Mountain View Zoning Code (§ 17) High relevance show source text

Cited sections

• Mountain View Zoning Ordinance (Chapter 36), including: (Chapter 36)
• **§ 36.10.25** — R‑1 zone development standards. (§ 36.10.25)
• **§ 36.10.50 / § 36.10.70 / § 36.10.75** — R‑2, R‑3 district standards and density. (§ 36.10.50)
• **§ 36.12.35 / § 36.12.25** — accessory structure and RMH rules. (§ 36.12.35)
• **§ 36.13.40** — Dual Urban Opportunity (DUO) development standards. (§ 36.13.40)
• **§ 36.13.45 / § 36.13.80** — DUO exceptions and retained structure setbacks. (§ 36.13.45)
• **§ 36.14.75–36.14.90** — setback, projection, and minor FAR exceptions. (§ 36.14.75)
• **§ 36.18.50 / § 36.18.55** — CRA and CS commercial/mixed‑use standards. (§ 36.18.50)
• **§ 36.20.30** — ML zone standards. (§ 36.20.30)
• **§ 36.02.10** — measurements and the need for the Zoning Calculations handout. (§ 36.02.10)
• **§ 36.44.45** — development review trigger referenced across the code. (§ 36.44.45)
• Municode print export of Chapter 36 (Zoning), Mountain View — source of the ordinance text used above. (Chapter 36)
• MountainView_ZoningCode.md

• Official Mountain View code library