To consider a development project with a legislative update (a Zoning, Precise Plan, and/or General Plan map or text amendment, or Transfer of Development Rights (TDRs) related to the Citywide School Strategy), a public hearing is required by the City Council to authorize submission of an application based on current staff resources. This authorization process is referred to as a "gatekeeper project" or the "gatekeeper process."  

No formal development application with these type of legislative amendments or TDRs can be submitted for City staff review until City Council has approved authorization at a public hearing.

Exempt Legislative Amendments 

There are some development projects with legislative updates that are exempt from an initial Council authorization public hearing or follow a separate authorization process. These include:

1. Project sites within more than one (1) zoning district, under two (2) acres in total size, and owned by a single entity if the change is consistent with one (1) of the site's existing land use designations or land use types;

2. Project sites under two (2) acres in total size, abutting an existing residential zoned property, and proposed for conversion from an industrial to a residential zoning designation;

3. Any affordable housing project applying to the City's Notice of Funding Availability (NOFA) and subject to Gatekeeper authorization will be reviewed under the NOFA review process lead by the Housing Department.

Amendment Authorization Criteria

The Amendment Authorization Criteria is a tool for evaluating how a Gatekeeper application aligns with Council goals and adopted City objectives. These criteria are not adopted by City Code, but are endorsed by Council and updated periodically. They offer transparency and guidance to Councilmembers, City staff, applicants, and the public. The current Amendment Authorization Criteria are:

1. Is the project in a General Plan Change Area?

2. Does the project provide additional affordable housing above what is required by the City Code?

3. Does the project propose community benefits?

4. Is the project near commercial services?

5. Does the project dedicate park land above what is required?

6. Does the project enhance environmental sustainability efforts?

7. Does the project improve transportation by enhancing mobility and connectivity?

Submitting a Gatekeeper Application

To submit a Gatekeeper Request application, all interested parties must provide the following materials to the Planning Division online:

• Signed Formal Planning Application Form
• A Gatekeeper Request Fee, which is listed in the Planning Application Fee Schedule
• A project letter requesting Council authorization to proceed with the review of the proposed project with information regarding: (a) any studies that have affected the subject property or area, or the subject text of the general plan or zoning chapter, within the past 3 years; (b) community benefits and other contributions proposed which exceed the existing minimum requirements; (c) how the project serves or advances the City's general plan and city goals; (d) potential fiscal impact of the proposed amendment, including any measures proposed to offset any adverse fiscal impacts; (e) consistency with the authorization criteria; and (f) any other information that the applicant feels pertains to the Council's review of the request.
• A set of preliminary plans, including a site plan, floor plans, elevations, and conceptual renderings, typically less than 10 pages.

A Gatekeeper Request application will not be accepted until 90 days prior to a scheduled Council public hearing date.

Scheduling and Process for Council Authorization

The Community Development Director schedules a Gatekeeper Request public hearing for Council consideration based on staff resources. There is no set date or timeframe for a public hearing to be scheduled. Next Council Authorization hearing is anticipated in Q3 2025.

City staff will prepare a Council report and include the necessary materials of a Gatekeeper Request application, which is posted a minimum of 72 hours prior to the hearing date at mountainview.legistar.com. All applicants may attend the meeting and speak on their proposal during the public comment period. The City Council will then deliberate and decide on each application to:

• Authorize the Gatekeeper Request to submit a formal application to begin the development review process;
• Not authorize the Gatekeeper Request, preventing submission of a formal application to the City; or
• Defer the Gatekeeper Request to either a future Gatekeeper public hearing for consideration at a future time or a date specific submission to the City to begin the development review process.

2024 Authorization Hearing

At the September 10, 2024 hearing, Council authorized two projects to proceed, including:

• 2400-2470 East Charleston Road requesting amendments to the General Plan and Zoning designations to allow a mixed-use development consisting of residential, office, open space, and commercial uses at Charleston Plaza shopping center. 
• 62 West El Camino Real is requesting amendments to the El Camino Real Precise Plan to redevelop a site with an existing commercial building (U-Haul) to allow a 5-story personal storage facility. 

Email Notification of Applications and Authorization Hearing 

To receive email notification of when Gatekeeper applications are being accepted and when the Council Authorization hearing is to occur, subscribe to our email notification list.

Reauthorization of Gatekeeper

Once a Gatekeeper project is authorized by Council, the applicant can submit a formal application to the Planning Division to begin the development review process (or submit by the date authorized by City Council). The project is only required to return to the City Council for reauthorization if any of the following occur:

• Change in ownership of project parcel(s). If a parcel included within the project site changes ownership prior to submittal of a formal application.
• Expiration. A formal application for the project has not been submitted to the Planning Division within one (1) year of City Council authorization, exclusive of any deferred submittal by the City Council.
• Change in Project. Substantial changes to the project as determined by the Community Development Director, including, but not limited to, the number of units, land use type, square footage, or community benefits.