Mountain View — Zoning

Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Mountain View's local zoning ordinance (Chapter 36) actually says about zoning districts, the official zoning map, overlay districts, and the most decision-relevant development standards. It is grounded in the City’s adopted Chapter 36 text and points you to the controlling sections for each rule so you can verify parcel‑specific details. See the checklist and risks section for the items applicants must confirm before filing a building or land‑use application.

How the ordinance is organized (short)

The City codified the zoning map and the list of districts in § 36.04 and formally adopted the zoning map at § 36.04.05 (official map on file with the City Clerk / Community Development) . The ordinance principles and purposes are stated in § 36.02.05–36.02.10 .

District-by-district breakdown

Below are the principal zoning districts established by the ordinance. Each subsection gives the ordinance-stated purpose, the kinds of uses typically allowed (short summary), the most decision‑relevant dimensional standards (where they are stated in the code), and where to confirm the district on the map.

NOTE: the ordinance uses a primary district symbol (for example R1, CN, ML) and overlay suffixes appended to that symbol (for example R1-H1, R1-ND) — see § 36.26.65 for overlay applicability . When you see an overlay on a parcel, that overlay may change height, setbacks, or other rules.

R1 — Residential — Single‑Family

• Purpose: Implements single‑family residential land use and the General Plan direction for single‑family neighborhoods. See the R1 development standards table. (See § 36.10.25.)
• Typical permitted uses: one single‑family dwelling per parcel (with accessory dwelling units allowed under the ADU rules). See the residential land‑use tables referenced in § 36.10.25.
• Key dimensional standards (decision‑relevant): Lot area—6,000 sq ft minimum interior (7,000 sq ft corner) ; Front setback—15 ft minimum (but not less than adjacent wall height); Site coverage—35%; FAR—calculated by formula (FAR = 0.50 − (0.00001 × lot area); e.g., 0.45 for small lots) ; see § 36.10.25 for the table and formula.
• Where shown: official zoning map; verify at § 36.04.05 (map on file w/City Clerk).

R2 — Residential — One‑ and Two‑Family

• Purpose and permitted uses: One‑ and two‑family housing (duplexes, two detached single‑family units); details and permit categories are in § 36.10.40 and the residential land‑use tables referenced by that section. Verify permit classes and exceptions in the Residential Divisions.
• Key standards: See § 36.10.40 for the R2 development standards and exceptions, and § 36.14.75 for setback exceptions referenced in R‑zone provisions. Verify lot minimums, setbacks and FAR against those sections.

R3 — Residential — Multiple‑Family

• Purpose: Multi‑family housing with defined minimum lot areas per unit and multi‑family development controls; see the R3 development standards. (See § 36.10.60 and density rules at § 36.10.75.)
• Typical uses: Apartments and multi‑unit housing (townhouses and rowhouses have separate standards in § 36.16). See the land‑use tables.
• Key dimensional standards: Site coverage—35% (R3‑D: 40%); Open area—55% with 40 sq ft private open space per unit (R3‑D differs); Height—45 ft max, 36 ft to top of wall plate for some R3 areas; see § 36.10.60 / § 36.10.75.

R4 — Residential — High‑Density Multiple‑Family

• Purpose and standards: High‑density residential district; full standards and where it applies are in § 36.12 (see table of R4 references). Confirm density, open area and parking requirements in that section. Not all numeric details shown in the retrieved extract — verify with the code as cited.

RMH — Mobile Home Park

• Purpose and standards: Mobile home park rules are in § 36.12.15. These are special‑purpose residential rules that include park layout/lot area provisions. Confirm special requirements in that section.

CN — Commercial — Neighborhood

• Purpose: Small neighborhood retail and service uses serving surrounding residents; not intended to attract city‑wide traffic. See § 36.18 for CN/CS/CO/CRA purposes and § 36.14 for commercial rules.
• Typical uses: Grocery, cleaners, small restaurants, salons, tax services — see the commercial land‑use tables and permit columns in § 36.18.05 and the CN district special standards in § 36.14.030C.

CO — Commercial — Office

• Purpose: Professional and medical offices and compatible uses; see § 36.18 and the CO district sections in the commercial article. Confirm site and parking standards under the commercial development standards section.

CRA — Commercial/Residential — Arterial

• Purpose: Mixed uses and higher intensity commercial/residential along arterials; hotels, retail, office and residential allowed consistent with the General Plan. See § 36.18.45–36.18.50.
• Key special standards: Hotels require sites ≥ 20,000 sq ft and a maximum FAR of 1.35 for hotels; residential/mixed‑use site standards, lot area minimum 20,000 sq ft for certain residential projects, and setbacks as shown in § 36.18.50. Accessory dwelling units are allowed subject to §§ 36.12.60–36.12.120.

CS — Commercial — Service

• Purpose: Service‑oriented commercial and light industrial uses serving local markets (auto repair, vet clinics, carpentry shops). See § 36.18 for scope and permit rules.

ML — Limited Industrial

• Purpose and standards: Industrial and warehouse uses with performance standards. Key measured standards in § 36.20.30: Lot area typically 40,000 sq ft minimum; FAR for industrial/office/warehouse 0.35–0.40 depending on use; front setback average 30 ft (min 20 ft). Landscaping and screening rules also apply. See § 36.20.30.

MM — General Industrial

• Purpose and standards: Higher‑intensity industrial uses; see § 36.20.35 for FAR, setbacks and height rules — e.g., no structure shall exceed 50 ft if located within 200 ft of any R district unless otherwise permitted. Landscaping and screening rules are included.

P — Planned Community; VC — Village Center

• Purpose and standards: Planned community applications and Village Center areas (El Camino Real precise plan) have project‑level criteria and require planned community permits under § 36.22 and § 36.16 / VC rules; Tiered review and consistency with precise plans is required. See § 36.22 and VC provisions.

A — Agricultural; PF — Public Facility; F — Flood Plain; U — Interim

• Purpose and special rules: These special‑purpose zones are listed in § 36.04 and described in the corresponding subsections (A, PF, F, U). For example, interim (U) zones are used for newly annexed areas with temporary use rules; see § 36.26.35–36.26.60.

Overlay zones (examples)

• Purpose and application: Overlay zones are suffixes appended to primary district symbols (e.g., R1-H1, R1‑ND) and impose additional or modified standards where neighborhood‑level issues matter. See § 36.26.65–36.26.75 for purpose and Height Limitation (-H) explanation. Always check parcel by parcel for overlays on the official zoning map.

Quick standards table (decision‑relevant)

How to verify parcel specifics (what to check first)

• Confirm the parcel’s primary zoning district and any overlay suffix on the official zoning map as adopted in § 36.04.05 (map on file with City Clerk / Community Development) .
• Read the exact permitted uses table and permit types for that zone in the ordinance (commercial uses: § 36.18.05; residential tables in the R sections). See the definitions and permit columns for P / C / TUP categorization.
• Pull the development‑standards table for the district (setbacks, lot area, FAR, site coverage) in the section for that zone (e.g., § 36.10.25 for R1, § 36.20.30 for ML) and confirm with the Zoning Calculations handout if needed.

Links you’ll likely need (first mention of each topic is hyperlinked)

When you check the items above you will also need these topic pages for procedural and technical details: the city’s Mountain View zoning & planning overview and the ordinance development rules (see Mountain View Development Standards). For project rules consult the city's rules about parking, design review, overlay districts, historic preservation, and rules for ADUs. Also remember structural work is governed by the California Building Standards Code (Title 24) — confirm code compliance separately.

Checklist (what an applicant must satisfy before filing)

• Confirm the primary zoning district and overlay(s) on the official zoning map (§ 36.04.05) .
• Confirm the use is allowed as a permitted use, CUP, or temporary use in the district tables (§ 36.18.05 for commercial; corresponding R sections for residential) .
• Verify dimensional standards (lot area, setbacks, FAR, coverage, height) in the district development standards table (e.g., § 36.10.25, § 36.20.30) .
• Check overlay restrictions (Height Limitation, Neighborhood Design, Special Design, VC) in § 36.26.65–36.26.95 and on the map .
• Confirm parking and loading requirements in Article X (mapped to § 36.32 in the reformatted code) and provide required spaces on plans; consult the parking page and § 36.32 for details .
• Determine whether development review approval is required for exterior modifications or new projects (see § 36.44.45). If required, prepare design materials and consult the design review guidance .
• If proposing an ADU, confirm ADU standards and ministerial approval thresholds (see §§ 36.12.60–36.12.120 and the ADU page) .
• If seeking deviations (setback reductions, etc.), evaluate whether a Planned Unit Development (PUD) or Variance is required; see the PUD permit rules (§ 36.46.80–.90) and the variance sections.

Risks & Ambiguities

Plain‑English summary

Mountain View’s zoning ordinance (Chapter 36) divides the city into named districts like R1 (single‑family), R2/R3/R4 (multi‑family tiers), CN/CO/CRA/CS (commercial tiers), and ML/MM (industrial), plus overlay suffixes that modify rules for specific parcels; each district’s permitted uses and key development standards (lot area, setbacks, FAR, height, site coverage) are listed in the district sections (for example § 36.10.25 for R1, § 36.20.30 for ML). Before designing, always verify the parcel’s exact zone and overlays on the official zoning map (§ 36.04.05) and read the district section for required setbacks, FAR, parking, and whether design review or a conditional use permit is required.

Source References

• Mountain View Zoning Ordinance (Chapter 36) — "Zoning districts established" and zoning map adoption: § 36.04 and § 36.04.05.
• Ordinance purpose and principles: § 36.02.05–36.02.10.
• R1 zone development standards: § 36.10.25 (lot area, setbacks, FAR formula).
• R3 development and density: § 36.10.60 / § 36.10.75 (site coverage, open area, height).
• Commercial district purposes and use permit rules: § 36.18 / § 36.18.05.
• CRA special development standards (hotel FAR, lot area minimums, residential/mixed‑use standards): § 36.18.50.
• ML and MM industrial standards: § 36.20.30 / § 36.20.35 (lot area, FAR, setbacks).
• Overlay zones (purpose and Height Limitation (-H) overlay): § 36.26.65–36.26.75.
• PUD and planned unit development permit procedures and thresholds: § 36.46.80–36.46.90.
• Code reformatting and cross‑references (editor’s note / correlation table): ordinance editor's notes and Appendix A mapping (see top of Chapter 36 print export).

If you want the live City / Municode chapter online (quick lookup), the City of Mountain View Chapter 36 print/export is the source used to prepare these citations (see City code print export). Verify parcel‑specific numeric interpretations with the City’s Zoning Calculations handout referenced in the district tables (available from Community Development). Not all calculation clarifications are reproduced in the extracted text — verify with staff when in doubt.

Retrieved passages

• Mountain View Zoning Code (§ 1) High relevance show source text
• Mountain View Zoning Code (§ 17) High relevance show source text
• Mountain View Zoning Code (Section 36.08.30) High relevance show source text
• Mountain View Zoning Code (Article X) High relevance show source text
• Mountain View Zoning Code (Article XI) High relevance show source text
• Mountain View Zoning Code High relevance show source text
• Mountain View Zoning Code (§ 17) High relevance show source text
• Mountain View Zoning Code (Section 36.10.35.) High relevance show source text

Cited sections

• Mountain View Zoning Ordinance (Chapter 36) — "Zoning districts established" and zoning map adoption: **§ 36.04** and **§ 36.04.05**. (Chapter 36)
• Ordinance purpose and principles: **§ 36.02.05–36.02.10**. (§ 36.02.05)
• R1 zone development standards: **§ 36.10.25** (lot area, setbacks, FAR formula). (§ 36.10.25)
• R3 development and density: **§ 36.10.60 / § 36.10.75** (site coverage, open area, height). (§ 36.10.60)
• Commercial district purposes and use permit rules: **§ 36.18 / § 36.18.05**. (§ 36.18)
• CRA special development standards (hotel FAR, lot area minimums, residential/mixed‑use standards): **§ 36.18.50**. (§ 36.18.50)
• ML and MM industrial standards: **§ 36.20.30 / § 36.20.35** (lot area, FAR, setbacks). (§ 36.20.30)
• Overlay zones (purpose and Height Limitation (-H) overlay): **§ 36.26.65–36.26.75**. (§ 36.26.65)
• PUD and planned unit development permit procedures and thresholds: **§ 36.46.80–36.46.90**. (§ 36.46.80)
• Code reformatting and cross‑references (editor’s note / correlation table): ordinance editor's notes and Appendix A mapping (see top of Chapter 36 print export). (Chapter 36)
• MountainView_ZoningCode.md

• Official Mountain View code library