Agenda packet — Los Gatos City Council, June 2, 2026 (part 3 of 4)

ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value QUALIFICATIONS OF KEY PERSONNEL (continued)
• STAFF PROFILE, QUALIFICATIONS, AND EXPERIENCE (continued) expertise and regularly shares that information with her clients. Since Ms. O’Brien provides CASp services only to jurisdictions and not to the private sector, this avoids any conflict of interest or perceived conflict of interest.

As a certified LEED AP, Ms. O’Brien has knowledge of green building principles that extend beyond the 2025 California Green Building Standards Code. This allows her to provide added value and insight to the jurisdiction and design professionals regarding green building requirements.

Ms. O’Brien is a licensed professional engineer, ICC Certified plans examiner, and Certified Access Specialist (CASp) and meets the competency requirements of California Health & Safety Code §18949.28. She maintains her certifications by attending several seminars and webinars on a regular basis and always exceeds the minimum CEU requirements for re-certification. She has a thirst for knowledge and is committed to learning not only the specific technical code requirements, but more importantly, the “why” of the technical code requirements. By understanding the “why” it helps her educate her clients and the design community on the reasons for specific technical code requirements.

Please see Appendix C for Ms. O’Brien’s resume.

Qualifications of Key Personnel - Page 13 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

TIMELINE

PLAN REVIEW TURNAROUND TIMES
• Historically, an expected turnaround schedule for initial plan review corrections was ten (10) working days and five (5) working days for any subsequent reviews. However, due to the constantly increasing legislative mandates and increasingly complex Code requirements and regulations, such as more extensive Energy Codes, Green Building Codes, and local amendments, that turnaround schedule is increasingly difficult to achieve.
• OCC is committed to maintaining the Town-specified plan review timelines. We will strive to complete all plan reviews earlier than their Town assigned due date.

However, that is contingent on the quality and completeness of each submittal. • OCC is committed to completing all initial plan review corrections within the Townspecified plan review timelines (typically ten to fifteen (10-15) business days from the date of the receipt of plans in our office from the Town). This includes typical single family dwelling, tenant improvements, and commercial/industrial projects. However, building Code change cycle and incomplete plan submittals may require extended plan review times to be defined by the jurisdiction.
• Response time for more complex projects, such as large multi-family residential buildings, large tenant improvements, and large commercial/industrial projects as determined by the Town-specified plan review timelines will typically be completed within fifteen to twenty (15-20) business days from the date of the receipt of plans in our office from the Town. The turnaround time for complex projects is negotiable. • Subsequent project plan reviews for all types of projects will be completed within the Town-specified plan review timelines (typically five to ten (5-10) business days from the date of the receipt of plans in our office from the Town). However, building Code change cycle and incomplete plan submittals may require extended subsequent plan review times to be defined by the jurisdiction.
• O’Brien Code Consulting, Inc. understands that there may be situations that will require projects to be expedited. We will complete all expedited plan reviews at the request and under the given time parameters provided by the Building Official. Any expedited plan reviews will be billed at the Expedited Plan Review Rate per the OCC Standard Rate Schedule.

Timeline - Page 14 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

SAMPLES
In accordance with the “Proposal Format and Submittal Requirements” listed on Page 9 of the Town’s Request for Proposals, the following “Sample” residential and commercial plan review correction letters are included with this proposal in APPENDIX D.

TOWN OF LOS GATOS
Per our current contractual arrangement with the Town of Los Gatos Building Division, we no longer issue traditional plan review correction letters. Since 2023, the current method of providing plan reviews for Town of Los Gatos building permits includes providing redlined “markups” on the Town’s DigEplan/Accela system, which are processed into a report by Town staff and issued to the applicant as a corrections “matrix” report. As a result, OCC does not have any recent traditional correction letter samples from the Town of Los Gatos to include in this Proposal for Plan Review Services. We recommend that any Town staff reviewing our proposal access the following permits on the Town’s DigEplan/Accela system to review a residential sample plan review and a commercial sample plan review by OCC:
• Residential sample:

Permit# B25-1092 – 210 & 210-A La Terra Court – (N) Single Family Dwelling with Attached Accessory Dwelling Unit
• Commercial sample:

Permit# B25-1117 – 31 University Avenue – Restoration Hardware – Retail & Restaurant Tenant Improvements

CITY OF CAMPBELL
Traditional comment letters are provided for City of Campbell plan reviews. Once all departments/agencies review a specific building permit, City Permit Technicians generate a combined comment letter containing all of the reviewing department/agency comments. The following comment letters are provided in APPENDIX D:
• Residential sample:

Permit# BLD-2025-1225 – 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212, 213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way – Mozart Development – 20 (N) Townhomes in 4 Townhome Buildings
• Commercial sample:

Permit# BLD-2024-1158 – 48 Civic Center Drive – Barrel & Hops – (N) “COLD” Shell Restaurant Building
Samples - Page 15 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

DISCLOSURE OF LITIGATION/DISCIPLINE
In accordance with the “Proposal Format and Submittal Requirements” at the “Disclosure of Litigation/Discipline” section listed on Page 9 of the Town’s Request for Proposals, O’Brien Code Consulting, Inc. offers the following responses:
• O’Brien Code Consulting, Inc. and its owners and sole employees, Ms. Susan C.

O’Brien, and Mr. Michael S. O’Brien have never been disciplined or censured by any regulatory body.
• O’Brien Code Consulting, Inc. and its owners and sole employees, Ms. Susan C.

O’Brien, and Mr. Michael S. O’Brien have never been involved in litigation or other legal proceedings relating to the provision of services.

Disclosure of Litigation/Discipline - Page 16 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

REFERENCES
O’Brien Code Consulting, Inc. is a small firm that provides client-based comprehensive plan review services to only two jurisdictions within the past five years. We hope this is acceptable, as we believe our capacity to deliver highly focused client plan review services to a select group of jurisdictions offers greater value than firms with broader references but potentially less personalized client service.

O’Brien Code Consulting, Inc. has current contracts with the following jurisdictions:

TOWN OF LOS GATOS
Mr. Joel Paulson, Community Development Director (408) 354-6879 Mr. Robert Gray, CBO, Chief Building Official (408) 354-6815 Mr. Roy Alba, Senior Building Inspector (408) 399-5702
110 East Main Street, Los Gatos, CA 95032

CITY OF CAMPBELL
Mr. Bob Lennen, Building Official (408) 866-2130
Ms. Marge Sung, Permit Technician (408) 871-5102
Mr. Austin Arabia, Permit Technician (408) 866-2181
70 North First Street, Campbell, CA 95008
In accordance with the “Proposal Format and Submittal Requirements” listed on Page 10 of the Town’s Request for Proposals, the following form has been completed and signed by Ms. Susan C. O’Brien, Principal, O’Brien Code Consulting, Inc. and included in APPENDIX E:
• Attachment 2 – References
Please see APPENDIX E of this Proposal for the completed References form.

References - Page 17 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

INSURANCE COVERAGE
O’Brien Code Consulting, Inc. has a current contract for plan review services with the Town of Los Gatos and carries all required insurance coverages with required endorsements as listed in the “Sample Consultant Services Agreement” (Attachment 4) that was included with the “Proposal Format and Submittal Requirements” listed on Page 10 of the Town’s Request for Proposals.

If selected by the Town, O’Brien Code Consulting, Inc. shall maintain minimum coverage requirements for commercial general liability, automobile liability, professional liability, and workers’ compensation as specified in the Consultant Services Agreement unless waived by the Town Attorney. We understand we may achieve the required limits and coverage through a combination of primary and excess or umbrella liability insurance provided such policies result in the same or greater coverage as the coverages required by Town, and in no event shall any excess or umbrella liability insurance provide narrower coverage than the primary policy. If selected by the Town, O’Brien Code Consulting, Inc. shall cause the insurance policies required herein to include the Town, and their respective officials, officers, employees, and volunteers as additional insureds for claims caused in whole or in part by O’Brien Code Consulting’s negligent acts or omissions. O’Brien Code Consulting, Inc. shall provide certificates of insurance to the Town that evidence compliance with the above.

In addition to the Town’s contractual required insurances, OCC carries an “Active Cyber Insurance Advantage” policy with an “Aggregate Policy Limit of Liability of $1,000,000” and a “Per Event Limit of Liability $1,000,000” through Coalition Insurance Company.

In accordance with the “Proposal Format and Submittal Requirements” listed on Page 8 of the Town’s Request for Proposals, the “Attachment 3 – Statement regarding Insurance Coverage and Worker’s Compensation Insurance Acknowledgement Certificate” has been completed and signed by Ms. Susan C. O’Brien, Principal, O’Brien Code Consulting, Inc.

Please see APPENDIX B of this Proposal for the completed and signed “Attachment 3 – Statement regarding Insurance Coverage and Worker’s Compensation Insurance Acknowledgement Certificate”.

Insurance Coverage - Page 18 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value BUILDING PLAN REVIEW FEES:

Fees for comprehensive plan reviews, performed at the O’Brien Code Consulting, Inc. office, will be equal to sixty percent (60%) of the review fees as calculated per the Town of Los Gatos Building Division. This fee is negotiable. This percentage based rate will be effective until June 30, 2029. The Town will provide O’Brien Code Consulting, Inc. with jurisdiction plan review fees (project by project) for use in calculating O’Brien Code Consulting, Inc. fees.

The above fee covers all services associated with the typical plan review, including:
• The review of plans and related documents for compliance with the California Building Laws as generally found in Title 24 Parts 1, 2, 2.5, 3, 4, 5, 6, 7, 8, 9, 10, 11, and 12, including structural, fire/life safety, accessibility, energy conservation, and green building, and all applicable local amendments and ordinances.
• Transmittal of documents to and from the jurisdiction. • First, second, and quick third reviews, if necessary, to approve projects.

Additional plan reviews (extensive third reviews and beyond) will be charged at an hourly rate in accordance with the Standard Rate Schedule.

Miscellaneous Support Services Fees:

Miscellaneous technical and support services, including but not limited to, attending presubmittal meetings and providing staff training, on-site or virtually at the request of the Chief Building Official, will be charged at an hourly rate in accordance with the Standard Rate Schedule.

Billing Procedures:

For new permits: At the completion of the first plan review and issuance of first plan review comments for each project, O’Brien Code Consulting, Inc. will furnish to the Town of Los Gatos an invoice including a statement of the work performed for compensation for that specific project.

For revisions and deferred submittals: At the completion of the final plan review and issuance of approval letter for the project, O’Brien Code Consulting, Inc. will furnish to the Town of Los Gatos an invoice including a statement of the work performed for compensation for that specific project.

Building Plan Review Fees Page 19 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value O’BRIEN CODE CONSULTING, INC.

STANDARD RATE SCHEDULE– TOWN OF LOS GATOS
Personnel Description Hourly Billing Rate*
Principal $ 150.00
*Overtime will be charged at 125% of the standard hourly rate.

No overtime will be charged without prior authorization by the client.

These rates are effective through June 30, 2029. This fee is negotiable.

Expedited Plan Review Fee
Fees for expedited comprehensive plan reviews of new permits, performed at the O’Brien Code Consulting, Inc. office, will be equal to one-hundred fifty percent (150%) of the review fees as calculated per the Town of Los Gatos.

This fee is negotiable.

Fees for expedited comprehensive plan reviews of rechecks, revisions, or deferred submittals will be charged at one-hundred fifty percent (150%) of the standard Hourly Billing Rate above ($225.00 per hour).

This fee is negotiable.

Mileage Reimbursement –
(for any OCC staff travel required by the Building Official, beyond 30 miles from the Town offices) Standard Government Mileage Rate + 15% (Currently $ 0.725 * 1.15 = $ 0.834 per mile)
Outside Consultants - Cost plus 15%
Site Visits & Travel Expenses - Cost plus 15%
** Hours for in-house services in excess of 8 hours (per day) will be billed at the overtime rate shown above. When in-house services or plan review overtime is requested on weekends or holidays, these overtime services will be provided in 4-hour minimum segments.

Building Plan Review Fees – Standard Rate Schedule Page 20 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

APPENDIX A
Conflict of Interest Statement
(Attachment 1)
APPENDIX A - Conflict of Interest Statement (Attachment 1)- Page 21 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

APPENDIX B
Insurance Coverage Statement
(Attachment 3)
APPENDIX B-Insurance Coverage Statement (Attachment 3)-Page 24 of 61

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ITEM NO. 7.

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

APPENDIX C
RESUME
Susan C. O’Brien
APPENDIX C – RESUME – Susan C. O’Brien -Page 26 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value Susan C. O’Brien, P.E., LEED AP, CASp
Principal
LICENSES & CERTIFICATIONS:
▪ Licensed Civil Engineer, State of California, License Number: C-56658 (EXP 6.30.2027) ▪ ICBO/ICC Certified Plans Examiner, Number 0879129 (EXP 5.13.2028) ▪ LEED AP Certified, June 2009
▪ CASp Certified, Number CASp-220 (EXP 06.30.2028)
▪ CAL OES Safety Assessment Program – ID #64779 (EXP 06.16.2029) EDUCATION:
▪ Bachelor of Science, Civil Engineering – San Jose State University, 1993 WORK EXPERIENCE:

September 2022 – Present – O’Brien Code Consulting, Inc. – Dayton, NV April 2009 – September 2022 – O’Brien Code Consulting, Inc. – Campbell, CA Principal
Managing Principal performing all plan reviews and building department services for various Bay Area municipal building departments.

May 2007– April 2009 - West Coast Code Consultants, Inc. (WC3) – San Ramon, CA Supervising Plan Check Engineer / Project Manager
Supervising Plan Review Engineer reviewing plans for various Bay Area municipal building departments. The scope of reviews include the review of residential and commercial plans for Structural, Life-Safety, Plumbing, Mechanical and Electrical, T-24 Energy and T-24 Accessibility compliance.
▪ Major projects include: VMWare gymnasium, Palo Alto; St. Francis Theater, Mountain View; Lawson Lane Office Campus, Santa Clara; Marriott 7-Story Hotel, Campbell; Walker Medical Office Building, Los Gatos.

January 1999 to April 2007 - Bureau Veritas (formerly LP2A) - Pleasanton, CA Director of Plan Review
▪ Joined LP2A as a Plan Review Engineer and through numerous promotions became the Director of Plan Review in June 2006.
(Continued on next page)
APPENDIX C – RESUME – Susan C. O’Brien -Page 27 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value Susan C. O’Brien, P.E., LEED AP, CASp
Principal
WORK EXPERIENCE (continued):

January 1999 to April 2007 - Bureau Veritas (formerly LP2A) - Pleasanton, CA Director of Plan Review
▪ Provided complete plan reviews of complex projects, including high rise (Spieker Tower, Emeryville), several garage podium structures with apartments above (Gateway - Los Gatos, and numerous in Emeryville), movie theater (Bay Street, Emeryville), and OSHPD 3 medical clinics (Los Gatos).
▪ Instrumental in establishing plan review intern program. Trained interns to understand work-flow process; mentored interns to perform plan review rechecks and nonstructural plan reviews. ▪ Provided in-house plan review to multiple jurisdictions, including Los Gatos and Mountain View
▪ Managed staff of approximately 20 individuals consisting of plan review engineers and support staff. Implemented operations, ensuring high quality on-time reviews and profitability with emphasis on superior customer service. ▪ Received Employee of the Year Customer Service Award in 2003 ▪ Received Outstanding Leadership Award in 2007
▪ Reviewed plans, details, calculations for code compliance to fire and life safety, accessibility, energy compliance, mechanical, plumbing, electrical, T-24 Energy & structural.

November 1992 – December 1998, Town of Los Gatos Building Department - Los Gatos, CA Senior Plan Review Engineer
▪ Joined Los Gatos as an engineering intern and through several promotions became the Senior Plan Review Engineer
▪ Provided complete plan reviews for all projects, including new large single family dwellings, new commercial buildings, and tenant improvements. ▪ CIP Project Management included Energy Efficient Lighting Retrofit Project Manager; Town Sidewalk Replacement Program administrator; Town Police Department remodel design engineer and project manager; Town CNG Station project manager. (Continued on next page)
APPENDIX C – RESUME – Susan C. O’Brien -Page 28 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value Susan C. O’Brien, P.E., LEED AP, CASp
Principal
WORK EXPERIENCE (continued):

November 1992 – December 1998, Town of Los Gatos Building Department - Los Gatos, CA Senior Plan Review Engineer
▪ Developed Town Public Works Department Standard AutoCAD details for streets and sidewalks and accessibility in the public right-of-way. ▪ Received Employee of the Quarter Award in 1997
PROFESSIONAL AFFILIATIONS:
▪ Member – International Code Council (ICC)
▪ Member – ICC East Bay Chapter, ICC Monterey Bay Chapter, ICC Peninsula Chapter ▪ Member – American Society of Civil Engineers (ASCE)
▪ Member – National Association of Professional Women (NAPW) ▪ Member - Tri-Chapter Uniform Code Committee
▪ Member – National Fire Protection Association (NFPA)
▪ Member – International Association of Plumbing & Mechanical Officials (IAPMO) ▪ Member – Certified Access Specialist Institute (CASI) ▪ ICC Peninsula Chapter President, 2012-2013 Term
▪ ICC Peninsula Chapter Vice President, 2011-2012 Term
▪ ICC Peninsula Chapter Secretary, 2010-2011 Term
▪ ICC Peninsula Chapter Treasurer, 2009-2010 Term
SKILLS:
▪ Proficiency in Bluebeam software, Microsoft 365, various virtual meeting software ▪ Attention to detail
▪ Active listening
▪ Communication
▪ Excellent customer service
▪ Collaboration
▪ Time Management
APPENDIX C – RESUME – Susan C. O’Brien -Page 29 of 61

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

APPENDIX D
Samples
• Residential sample:

Permit# BLD-2025-1225
200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212, 213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way Mozart Development
20 (N) Townhomes in 4 Townhome Buildings
• Commercial sample:

Permit# BLD-2024-1158
48 Civic Center Drive
Barrel & Hops – (N) “COLD” Shell Restaurant Building
APPENDIX D – Samples - Page 30 of 61

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ITEM NO. 7.

O’Brien Third Party City of Campbell – First Review
Code City Permit No.: BLD-2025-1225
Consulting, Inc. OCC Job No.: 2025-302-018
P.O. Box 837, Dayton, NV 89403-0837
Phone / Fax: 408.370.1585 email: [email protected]
August 15, 2025
Mr. Bob Lennen
Chief Building Official
City of Campbell
70 North First Street
Campbell, CA 95008
Email: [email protected]
Re: Plan Review: Mozart Development –
20 (N) Townhomes in 4 Townhome Buildings – FULL REVIEW
Address: 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212, 213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way
Dear Mr. Lennen:

O’Brien Code Consulting (OCC) has completed the first FULL review of the following documents located on the City’s MGO database in PDF format on behalf of the City of Campbell:

1. Plans: One (1) copy (uploaded 06/30/2025 by Marge Sung) of sheets TS through L7 (112 sheets) cover sheet dated June 23, 2025, by SDG Architects, et al.

2. Energy Calculations(uploaded 06/30/2025 by Marge Sung – each as separate PDF files):

One (1) booklet “Plan 1” and one (1) booklet “Plan 2” each dated June 23, 2025, by XL Engineering.

3. Geotechnical Investigation Report/Soils Report: One (1) booklet (uploaded 06/30/2025 by Marge Sung), dated June 2025, by Silicon Valley Soil Engineering.

4. Structural Calculations: One (1) booklet (uploaded 06/30/2025 by Marge Sung), dated “Reason: First Submittal” June 20, 2025, by XL Engineering.

The 2022 California Residential, Building, Mechanical, Electrical, Plumbing, CALGreen and Energy Codes (i.e., 2021 IRC, IBC, UMC, UPC, and 2020 NEC as amended by the State of California and the City of Campbell) and the 2022 City of Campbell Reach Code were used as the basis of our review.

Our comments follow on the attached list.

Please provide an itemized response letter and upload the full set of revised plans and documents to the City’s MGO database in PDF format.

Sincerely,
O’Brien Code Consulting, Inc.

Susan C. O’Brien
Susan O’Brien, P.E., LEED AP, CASp
Civil Engineer
ICC/IRC Plans Examiner
cc: Ms. Marge Sung, Permit Technician: [email protected] Mr. Austin Arabia, Permit Technician: [email protected]

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ITEM NO. 7.

A. The following plan review documents are based on the City of Campbell Building Regulations. For your convenience, the following comments are referred to the 2022 California Residential, Mechanical, Plumbing, Electrical, Energy, and Green Building Codes (i.e., 2021 IRC, 2021 UMC, 2021 UPC, and 2020 NEC, as amended by the State of California and City of Campbell) and the 2022 City of Campbell Reach Code unless otherwise noted. In addition, structural review is based on the ASCE 7-16 with Supplement 1.

B. Please respond in writing to each comment by marking the attached comment list or creating a separate response letter. Indicate which detail, specification, or calculation shows the requested information. Your complete and clear responses will expedite the re-check and hopefully approval of this project. Thank you for your assistance.

C. The following plan check comments reflect a review of building plans only for compliance with current adopted California Codes listed in comment A above. If site-related comments are applicable to this project, they will be generated by others (e.g., City Engineering, Public Works, Health, etc.).

ARCHITECTURAL COMMENTS:

If W.V.S.D. requires “check valve protection and/or a property line cleanout” on this project, mark the location on the Proposed Site Plan on Sheet AS1 and the Civil Utility Plan Sheet IP-5 and place a boxed note showing: “West Valley Sanitation District (W.V.S.D) has required a check valve or a property line cleanout or both (only list exactly what they are requesting). The sewer line modification will require inspection from WVSD and the City of Campbell.” A3. Please amend the title block of all sheets of the plans and cover sheets of the Energy Calculations, Soils Report, and Structural Calculations, to show the correct project addresses: 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212, 213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way. Please see the “snapshot” from

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ITEM NO. 7.

A4. Sheet TS: Please replace “General Notes” at Note no. 12 on the cover sheet of the plans with the following notes: “The City of Campbell recently passed an Air Quality Ordinance (Campbell Municipal Ordinance 2316 – second reading adopted on September 3, 2024 – effective October 3, 2024) that bans nitrogen oxides (NOx) emitting appliances in new residential and commercial buildings, as well as in major remodels classified as new structures using portions of the original/existing structure.

This ordinance applies to appliances such as space and water heaters, stoves, ovens, fireplaces, and clothes dryers, requiring them to be zero-NOx, which essentially means switching to electric alternatives.”
Please revise the plans as required to meet the requirements of this ordinance.

Campbell Municipal Code Chapter 6.13 Air Quality
A5. Sheet TS: Please amend the Cover Sheet of the plans to show the following:

A. Legal job addresses: 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212, 213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way, at the “Code Information” table
B. APN (Assessor’s Parcel Number).

C. Please amend the list of “Applicable Codes,…” to include reference to the City of Campbell Municipal Code.

D. Regarding the “Area Summary” table:
i. The table lists the “Unit 1” “Garage” area = 456 SF. However, plan Sheet 1-1 shows 454 SF for the “Garage” area for “Unit 1” at the “Square Footages” table. Please review and reconcile this Garage floor area discrepancy throughout the plans.

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ITEM NO. 7.

However, based on the sum of the R-3 floor areas per the number of each unit type, it appears that the correct “R-3 Occupancy Cumulative Area” should equal 38,116 SF ((8x Unit 2 = 16,144 SF) + (12x Unit 1 = 21,972) = 38,116 SF). Please review and
reconcile/revise the total “R-3 Occupancy Cumulative Area” to match the plans.

E. At the “Deferred Submittals” list, please amend note no. “A” pertaining to the fire sprinklers to include the following notes: “A permit for a NFPA 13D residential fire suppression sprinkler system shall be applied for as a deferred submittal. Submit calculations and design direct to Santa Clara County Fire Department (SCCFD), 14700 Winchester Blvd, Los Gatos (408) 378-4010. If the deferred submittal is not applied for and approved before the rough inspection phase of the project, inspections will be on hold until the submittal is approved.”
F. At the “Deferred Submittals” list, please amend the note no. “B” pertaining to the engineered trusses to include the following notes:
“Engineered off-site fabricated roof truss design drawings shall be submitted as a deferred submittal prior to any rough frame or trade inspections.”
G. Campbell’s Public Works Department will require an Encroachment Permit for any required work to the curb and gutter and possibly the sidewalk. Please add the following note under the “Deferred Submittals” heading: “An Encroachment Permit shall be applied for as a deferred submittal. If the deferred submittal is not applied for and before the rough trade inspections, the project will be put on-hold until the submittal is approved.”
H. Amend the “Deferred Submittals” list to show the following: Regarding the PV system that is required by the Energy Calculations, please amend the list of “Deferred Submittals” to include the following note: “A permit for a photovoltaic solar system will be applied for as a deferred submittal.

If the deferred submittal is not applied for and before the rough trade inspections, the project will be put on-hold until the submittal is approved.” Make an additional notation on the MEP: Plumbing and attic venting shall be placed clear from future solar panels.

I. Add Notation: Construction hours shall be 8-5 M-F, 9-4 Saturdays, No Work Sundays or Holidays
J. Add notation per Cal Green 4.50: There shall be no use of products, materials, paints, solvents, primers, caulks, or glues that exceeds California’s limit on Volatile Organic Compounds (VOC).

K. Add notation per R408.5: All construction debris shall be removed from the crawlspace and attic areas
L. Add Notation: Construction site must comply with CFC Chapter 33, Fire Safety During Construction that will include protection from: temporary heating, flammables, combustible materials, open flame, spark

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ITEM NO. 7.

M. Add Notation: Major new home project shall receive a security fence with a green site screen, place a weatherproof sign(s) that show: the address, Campbell’s working hours of construction, a contact name, phone number and email of the contractor.

N. Add notation per R401.3: Finish grade shall be 5% away from foundation and have sufficient slope to retain storm water on-site and not to flow to the neighbor’s property or to the street.

O. Add this Waste Management Statement to the cover sheet:

Waste Management Statement
Construction wash-out water from concrete, mortar, tile, taping, and painting shall be done in a portable containment pool or in a lined evaporative pit. Wash-out shall not enter the street, neighboring property, or the storm water system.

Trash piles shall not be located in the front yard or visible from the street. Trash piles shall not contain: paints, solvents, glues, taping compound, food products, or easily recycle-able discards such as bottles, cans, plastics, or paper. Remaining trash shall be limited to concrete, wood, drywall, roofing, and assorted metals and shall be covered with a waterproof tarp. Trash shall be separated at an approved bay area disposal site such as Guadalupe Recycling. All trash is to be quickly hauled off site. Retain and upload disposal receipts into your Green Halo project account. Proof of recycling and disposal of the job site trash must be approved and signed off prior to final inspection and issue of a Certificate of Occupancy.

A6. Sheet G1: Please delete “Energy Conservation” note no. 11 from the plans. The City of Campbell recently passed an Air Quality Ordinance (Campbell Municipal Ordinance 2316) that bans nitrogen oxides (NOx) emitting appliances in new residential buildings. This ordinance applies to appliances such as space and water heaters, stoves, ovens, fireplaces, and clothes dryers, requiring them to be zero-NOx, which essentially means switching to electric alternatives.

Please revise the plans as required to meet the requirements of this ordinance.

Campbell Municipal Code Chapter 6.13 Air Quality
A7. Sheet AS1 and Civil plan sheets: Amend the Proposed Site Plan to show the following types of information:

A. Dimension the distance between Building 2 and Building 4.

B. Main Electrical Utility lines and main services at each dwelling unit. CRC Sections R106.1.1
C. This project requires storm water retention in-place upon construction completion to comply with CGBSC Section 4.106.2. Although there are many ways to accomplish this, the easiest method is to install roof gutters and downspouts that connect to subsurface drain pipes that terminate

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ITEM NO. 7.

Mozart Development - 20 (N) Townhomes
in 4 Townhome Buildings – FULL REVIEW First Review-Third Party City of Campbell 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212,
213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way OCC Project No. 2025-302-018 August 15, 2025 Page 6
into drywells or pop-up emitters located in the middle of the front or back yards. Civil Plan Sheet IP-4 and Civil Plan Sheet IP-5 currently show several downspouts terminating at splash blocks located less than 12-feet from the property line, which is not permitted by the City of Campbell Building Division. Please revise the plans throughout to clearly identify the actions necessary to retain all storm waters on site and not permit flow to the public storm system or neighboring properties. Splash blocks are only allowed in areas at least 12 feet away from the property line and the flow is directed towards the center of the front or back yards through swales or subsurface drain piping.

D. Sheet IP-1: Please amend the “Title Plan & Site Plan” sheet at the upper center of the sheet to show the Building Permit # “BLD-2025-1225” in the designated location on the plan sheet.

E. Sheet IP-2: Please amens the “Grading & Drainage Notes” at note no. 3 to complete the Geotechnical/Soils report information for this project.

F. Sheet IP-2: Please amend the “Grading & Drainage Notes” at note no. 11 to correct the minimum grading requirements to specify the ground immediately adjacent to the building foundations shall be sloped away from the building at a slope of not less than 5% for a minimum distance of 10 feet.

Impervious surfaces shall be sloped not less than 2% away from the building.

CRC R401.3
A8. Sheet WS2: The GA wall assembly number WP 3269 listed at Detail no. 5 (1-Hour Fire Rated Common Wall) does not appear to be current. Please locate/provide on the plans, the current listed assembly for this 1-Hour Fire Rated Common Wall for review. CRC Section R302.2.

A9. Sheet B7-1C: Please amend the Building Type 7 Roof Plan to clearly indicate the “hatched” area shown on the Roof Plan are the locations where for a distance of not less than 4 feet on each side of the wall or walls any openings or penetrations in the roof are not permitted within 4 feet of the common walls. CRC Section R302.2.4, EX
A10. Sheet WS2: Please amend Detail no. 1 (Rated Roof/Ceiling) at the locations where CRC Section R302.2.4, Exception applies to specify one layer of 5/8-inch Type X gypsum board is installed directly beneath the roof decking or sheathing, supported by not less than nominal 2-inch ledgers attached to the sides of the roof framing members, for a distance of not less than 4 feet on each side of the wall or walls.

A11. Sheet 1-1, Sheet 2-1, Sheet 2-1A, Sheet B4-1A, Sheet B4-1B, Sheet B4-1D, Sheet B5-1A, Sheet B5-1B, Sheet B7-1A, and Sheet B7-1B: Please delete the “Gas Type” reference at the “FLR. Plan General Notes” note. No. 2. The City of Campbell recently passed an Air Quality Ordinance (Campbell Municipal Ordinance 2316 – second reading adopted on September 3, 2024 – effective October 3, 2024) that bans nitrogen oxides (NOx) emitting appliances in new residential

Page 338 ends

ITEM NO. 7.

Campbell Municipal Code Chapter 6.13 Air Quality
A12. Sheet 2-1: The Third Floor Plan shows interior elevation “tag” 11/2-3 at the Primary Bathroom. However, the referenced interior elevation 11/2-3 shows the “Bath 4 @ the Adaptable Dwelling Unit”. Please review and reconcile this discrepancy.

A13. Sheet 1-1, Sheet B4-1A, Sheet B5-1A, Sheet B7-1A, etc.: The Unit 1 First Floor Plan shows the interior door from the Entry hall to the Garage swinging out into the Garage. The Civil Plan Sheet IP-4 show a 6-inch difference between the dwelling FFE and the garage FFG. Amend floor plans to show a minimum 36- inch deep landing on the garage side of this door such that it is not more than 1-1/2 inch lower than threshold of the door OR amend the plans to reverse the door swing of this door such that it swings into the Entry hall and not into the Garage. CRC Section R311.3 and R311.3.2
A14. Sheet 2-2: The Unit 2 building cross-sections show the roof pitch as 6:12. However, the Unit 2 Roof Plans on Sheet B4-1C, Sheet B4-1E, Sheet B5-1C, Sheet B7-1C, etc. shows the Unit 2 roof pitch as 8:12. Please review and reconcile this roof pitch discrepancy throughout the plans. CRC Section R905 ADVISORY: Please make sure to coordinate any roof pitch revisions on the plans with the “roof rise” listed in the Energy Calculations and revise the Energy Calculations to match the revised plans, if required.

ACCESSIBILITY COMMENTS:

The following comments pertain to the “Adaptable Dwelling Units” nos. 16 (212 Frontier Way) and 20 (220 Frontier Way), unless noted otherwise.

A15. Provide written confirmation on the plans from the project owner/developer whether this project IS or IS NOT defined as “public housing”. Project Architect shall carefully review the 2022 CBC Chapter 2 “Public Housing” definition when considering this comment. Advisory: If this project is defined as public housing, then the dwelling units constructed under this project will be subject to the requirements of CBC Chapter 11A and CBC Chapter 11B. CBC 202 and 1101A A16. Sheet AS1, Sheet IP-4, etc.: Regarding the Site Plan:

A. Sheet IP-4: Plans show a portion of the designated accessible route (in front of the mailbox cluster) with a 5% slope. Since a walk becomes a ramp when the slope exceeds 5%, please amend the plans to clearly indicate this 5% slope is a maximum slope. ADVISORY: Architect/Engineer may want to revise the plans such that the slope along this segment of the accessible route has a slope that is lower than the 5% maximum (i.e. 4.5%) to

Page 339 ends

ITEM NO. 7.

For this walk that adjoins a vehicular way, please amend the plans to show the walking surface shall be separated from the vehicular area by curbs, railings or other elements, or the boundary between the pedestrian areas and the vehicular areas shall be defined by a continuous detectable warning 36 inches wide minimum, complying with Chapter 11B, Section 11B-705. Clearly show full compliance with these separation requirements on the plans. CBC Section 1116A.5.

C. Sheet AS1, Sheet IP-4, etc.: The site plans show a cluster of mailboxes at “accessible path” shown to the North of Building 4 at the same location where the 5% sloping walk is shown in front of the mailbox clusters. Although the common use “cluster mailboxes” serving the covered multifamily dwelling units are not specifically regulated in the 2022 CBC Chapter 11A, the need to comply with the criteria for common use areas in the 2022 CBC Chapter 11A and the Fair Housing Act (which is not reviewed for compliance by the local jurisdiction). The intent of the Fair Housing Act is that people with disabilities shall be able to reach and use outside mailboxes, by providing an accessible route of travel to such mailboxes and to provide complying reach ranges. CBC Section 1102A.3, Item no. 4 requires that all common use areas to be accessible. Revise plans to show accessible route of travel to the outdoor mailboxes in compliance with CBC Section 1110A and compliance with the reach range limits of CBC 1127A and 1138A.

A17. Sheet 2-1: Please amend the “Adaptable Dwelling Unit” floor plans to specify the following for the dwelling unit doors:

A. Specify maximum door opening efforts: 8.5 lbs. at exterior, 5 lbs. at interior, and 15 lbs. at fire doors. CBC 1132A.6
B. Specify all doors are equipped with single-effort, non-grasp hardware (i.e., lever) centered between 30" and 44" above the floor. CBC 1132A.8

Page 340 ends

ITEM NO. 7.

A. For the water closet that is shown in a space that is less than the 48-inch minimum required width but complies with the minimum 36-inch required width of the Exception to CBC Section 1134A.7, please amend the plans to dimension any lavatories, cabinets, wing walls or privacy walls located immediately adjacent to the water closet which extend no more than 24 inches in depth.

B. Sheet 2-3: Please amend “Bath 4 @ ADP” Elevation no. 11 to show the grab bar reinforcement installed on the back wall of the bathtub shall be a maximum of 6 inches above the bathtub rim extending upward to at least 38 inches above the floor. CBC Section 1134A.5, Item #2
C. Sheet 2-1 and Sheet 2-3: At the lavatory, please amend the plans to show the following (CBC 1134A.8): Dimension 18 inches minimum from center line of lavatory fixture to side wall for forward approach.

MECHANICAL, PLUMBING, AND ELECTRICAL COMMENTS:

MPE1. Make an additional notation on the MEP plans: Plumbing and attic venting shall be placed clear from future solar panels.

E1. Sheet EN: The “General Electrical Notes” at Note no. 1 refers to the 2020 Milpitas Municipal Code. However, this project is located in the City of Campbell. Please amend “General Electrical Notes” at Note no. 1 to specify “2025 City of Campbell Municipal Code”.

E2. Sheet EN2: This plan sheet titled, “Electrical Panel Schedule” within this first review plan set is blank. Please provide complete plan Sheet EN2 in the resubmitted plan set for review. Plan Sheet EN2 will be reviewed at recheck. Additional comments may be required at recheck.

E3. Sheet 1-E2.0 and Sheet 2-E2.0: The “Plan General Standards & Guidelines” at note no. 4 lists the 2019 CEC, which is no longer the current adopted/applicable Code.

Please amend the “Plan General Standards & Guidelines” at note no. 4 to specify the current adopted/applicable Code: 2022 CEC.

E4. Sheet 1-E2.0 and Sheet 2-E2.0: Plans show an automatic garage door opener.

Please amend the plans to specify the automatic garage door opener shall be listed and labeled in accordance with UL 325. CRC R309.4, and Health and Safety Code Sections 19890, 19891 and 19892
E5. Sheet 1-E2.0 and Sheet 2-E2.0: Amend plans to show additional receptacle outlets in the following locations: An exterior receptacle at the rear of the dwelling.

Specify any added receptacles must be within 6 feet 6 inches of grade, GFCI, and waterproof. CEC 210.52(E)

Page 341 ends

ITEM NO. 7.

T1. Regarding the “Plan 1” Energy Calculations, please amend the plans to show the following:

A. Please amend the CF1R-PRF-01-E (page 1 of 15) at the “General Information” Line 03 to show the correct addresses for this project, as assigned by the City Building Division: 202, 203, 204, 205, 211, 213, 214, 215, 216, 217, 218, and 219 Frontier Way.

B. The CF1R-PRF-01-E (page 6 of 15) at the “Required PV Systems” section specifies this project was modeled for compliance with “PV System 3.1 kWdc”. For this PV system that is required for Energy Compliance, please amend the cover sheet of the plans to include a note stating: “For Plan 1, PV System 3.1 kWdc is a ‘Required PV Systems” of the Energy Calculations.” C. Sheet 1-T24.0 and Sheet 1-T24.1: Permanently affix fully completed and signed revised CF1R-PRF-01E and Mandatory Measures energy compliance forms to the plans. CEC Section 10-103
T2. Regarding the “Plan 2” Energy Calculations, please amend the plans to show the following:

A. Please amend the CF1R-PRF-01-E (page 1 of 15) at the “General Information” Line 03 to show the correct addresses for this project, as assigned by the City Building Division: 200, 201, 206, 207, 209, 212, 220, and 221 Frontier Way B. The CF1R-PRF-01-E (page 6 of 15) at the “Required PV Systems” section specifies this project was modeled for compliance with “PV System 3.25 kWdc”. For this PV system that is required for Energy Compliance, please amend the cover sheet of the plans to include a note stating: “For Plan 2, PV System 3.25 kWdc is a ‘Required PV Systems” of the Energy Calculations.” C. The CF1R-PRF-01E (page 8 of 15) at the “Attic” table shows 6:12 as the Roof Rise for the entire Plan 2 dwelling type. However, the Unit 2 Roof Plans on Sheets B4-1C, etc. show 8:12 roof pitch for all Unit 2 dwelling units. Please review and reconcile this discrepancy.

D. Sheet 2-T24.0 and Sheet 2-T24.1: Permanently affix fully completed and signed revised CF1R-PRF-01E and Mandatory Measures energy compliance forms to the plans. CEC Section 10-103
T3. Sheets T24.0 through 2-T24.1: Please amend the title block of each plan sheet to show the correct addresses for this project: 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212, 213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way T4. Sheet 1-E2.0 and Sheet 2-E2.0: Please amend the Electrical Plans to show compliance with the “Battery Ready” requirements of CA Energy Code Section 150.0(s) to facilitate the future installation of a battery system:

Page 342 ends

ITEM NO. 7.

Mozart Development - 20 (N) Townhomes
in 4 Townhome Buildings – FULL REVIEW First Review-Third Party City of Campbell 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212,
213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way OCC Project No. 2025-302-018 August 15, 2025 Page 11
A. Amend the plans to show at least one of the following:
i. ESS ready interconnection equipment with a minimum backed up capacity of 60 amps and a minimum of four ESS supplied branch circuits. OR
ii. A dedicated 1” minimum raceway from the main service to a subpanel that supplies the branch circuits described in #B below. The subpanel must be labeled “Subpanel shall include all backed-up load circuits.” All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS.

B. Specify a minimum of four branch circuits shall be identified and have their source of supply collocated at the subpanel referenced in Aii above to be supplied by the ESS. At least one circuit must supply the refrigerator, one lighting circuit near the primary egress, and at least one circuit shall supply a sleeping room receptacle outlet. There is no requirement for what is supplied by the fourth circuit.

C. Specify sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard. Raceways shall be installed between the panelboard and the system isolation equipment transfer switch location to allow the connection of backup power source.

T5. Sheet EN1: Please amend the Unit Types 2 Main Panel P2 panel schedule to show the main panelboard shall have a minimum busbar rating of 225 amps. CA Energy Code §150.0(s)1B
T6. Sheet T2: Note on the cover sheet of the plans that the builder must provide the homeowner with a luminaire schedule (as required in Title 24 California Code of Regulations, Part 1, §10-103(b)) that includes a list of lamps installed in the luminaries.

CALGREEN COMMENTS:

CG1. Sheet EN1, Sheet 1-E2.0, and Sheet 2-E2.0: In accordance with the 2022 CGBSC Section 4.106.4 as amended and adopted by City of Campbell Muni Code Section 18.26.050, please amend the plans to show the following:

A. One completed and ready to use (Level 1) 110 volt, 20-ampere, NEMA 1- 20, 2 pole, 3 wire receptacle, AND
B. One completed and ready to use (Level 2) 208/240 volt, 40-ampere, NEMA 14-40, 3 pole, 4 wire receptacle, dedicated, and labeled as EV Charging.

C. Each required EV receptacle listed in comments A and B above shall be provided in the garage, or outside of the garage or near a parkway in a weatherproof cover (NEMA 3R) in the proximity of a vehicle parking area.

CG2. Sheet TS: Regarding the CALGreen Environmental Quality requirements, please note the following on the cover sheet of the plans:

A. Note on the plans that all adhesives, sealants, caulks, paints, coatings,

Page 343 ends

ITEM NO. 7.

Mozart Development - 20 (N) Townhomes
in 4 Townhome Buildings – FULL REVIEW First Review-Third Party City of Campbell 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212,
213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way OCC Project No. 2025-302-018 August 15, 2025 Page 12
and aerosol paint containers must remain on the site for field verification by the Building Inspector. CGBSC Section 4.504.2.4
B. Note on the plans: “Prior to final inspection, a letter signed by the general contractor OR the owner/builder (for any owner/builder projects) must be provided to the City of Campbell Official certifying that all adhesives, sealants, caulks, paints, coatings, aerosol paints, aerosol coatings, carpet systems (including carpeting, cushion and adhesive), resilient flooring systems, and composite wood products installed on this project are within the emission limits specified in CGBSC Section 4.504.” STRUCTURAL COMMENTS:

S1. Please be sure to include on the resubmittal the engineer’s "wet" stamp, signature, and registration number on all sheets of plans depicting structural designed elements and cover sheets of calculations. A digital/electronic stamp and signature is permitted per CA B&P Code Section 5536.1 and 2. CRC Section R301.1.3.1
S2. Please amend the cover sheet of the Soils Report (and all address references throughout the report) to show to show the correct project addresses: 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212, 213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way.

S3. Submit a letter from the soil engineer confirming that the foundation plan, grading plan, and specifications have been reviewed and that it has been determined that the recommendations in the soil report are properly incorporated into the plans.

S4. Please amend the cover sheet of the Structural Calculations booklet (and all address references throughout the booklet) to show to show the correct project addresses: 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212, 213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way.

S5. Calculations Page no. 6 of 95: The “Design Loads Table” lists 15.0 PSF total Dead Load for the Comp. Shingle Roof type. However, plan Sheet SN at the “5.

Prefabricated Roof Trusses” note no. H.1) lists the Comp. Shingle total dead load as 16 PSF. Please make the plans and the calculations agree.

S6. Calculations Page no. 7/12: The Unit 1 calculations for 2nd Floor FB5 w/Seismic Increase show the beam “Failed” due to “insufficient bearing capacity”. Please revise calculations and plans to show a Unit 1 2nd Floor FB5 w/Seismic Increase beam that will show “Pass” for all of the minimum Code design criteria.

S7. Calculations Page no. 10/12: The Unit 1 calculations for 2nd Floor FB6 w/Seismic Increase show the beam “Failed” due to “insufficient bearing capacity”. Please revise calculations and plans to show a Unit 1 2nd Floor FB6 w/Seismic Increase beam that will show “Pass” for all of the minimum Code design criteria.

Page 344 ends

ITEM NO. 7.

S9. Calculations Page no. 92 of 95: The “Foundation Calculations” section in the calculations booklet does not include any foundation calculations. Please locate/provide foundation calculations for review. The foundation calculations will be reviewed at recheck. Additional comments may be required at recheck.

S10. Sheet SD1.1: Detail no. 5 shows 42” Max. for guardrail height. However, that guardrail height is actually a Code MINIMUM height. Please amend Detail no. 5 to show the guard with a minimum height of 42 inches with intermediate rails spaced such that a sphere 4 inch in diameter cannot pass through. CRC Section R312 S11. Sheets HFX1, HFX2, and HFX3: The Hardy Frame manufacturer detail sheets provided in the plan sets are no longer current. Please amend the plans to include the current Hardy Frame manufacturer detail sheets HFX1, HFX2, and HFX3 dated January 1, 2023 and revise the detail “tags” at the Hardy Frames shown on the Foundation and Framing Plans to reference the correct applicable details from the new Hardy Frame manufacturer detail sheet, if required. The current sheets are available for download on the manufacturer’s website.

S12. Sheet Sb4-1, Sheet Sb4-1.1, Sheet Sb5-1, Sheet Sb7-1, Sheet Sb7-1.1: Amend the electrical and foundation plans to show the location and position of the grounding electrode system (i.e. Ufer ground) required by CEC 250.50.

S13. Sheet Sb4-1, Sheet Sb4-1.1, and Sheet Sb5-1: Several of the notes shown on these plan sheets appear to be “cut-off” and missing portions of the notes. Please make sure all notes on these plan sheets are complete and fully legible.

S14. Sheet Sb4-2, Sheet Sb4-3, Sheet Sb4-2.1, Sheet Sb4-3.1, Sheet Sb5-2, Sheet Sb5-3, Sheet Sb7-2, Sheet Sb7-2.1, Sheet Sb7-3, and Sheet Sb7-3.1: The 2nd Floor Framing Plans show detail “tags” 11/SD1.1 at several locations on the plan. However, the detail no. 11 “box” on plan Sheet SD1.1 is blank. Please locate/provide this detail for review and revise the detail “tag” on the framing plans, if required.

S15. Sheet Sb4-4, Sheet Sb4-4.1, Sheet Sb5-4, Sheet Sb7-4, and Sheet Sb7-4.1: The Architectural plans show the truss framing supporting mechanical units in the attic. As a result, please amend the Roof Framing Plans to show the location and weight of the units. Truss calculations must include the weight of these units in the design of their supporting trusses.

S16. Obtain one (1) copy of the City of Campbell Special Inspection and Testing form

Page 345 ends

ITEM NO. 7.

Mozart Development - 20 (N) Townhomes
in 4 Townhome Buildings – FULL REVIEW First Review-Third Party City of Campbell 200, 201, 202, 203, 204, 205, 206, 207, 209, 211, 212,
213, 214, 215, 216, 217, 218, 219, 220, and 221 Frontier Way OCC Project No. 2025-302-018 August 15, 2025 Page 14
and include it with your resubmittal/uploads, completely filled-out and signed by all requested parties. Note that special inspection per CBC 1704 is required for the items listed on plan Sheet SN1. Please note: City Special Inspection forms are available for download from the City of Campbell website at https://www.ci.campbell.ca.us/DocumentCenter/View/8879/Special-InspectionForm For any questions regarding the above comments, please contact Susan O’Brien at 408.370.1585 or [email protected]

Page 346 ends

ITEM NO. 7.

O’Brien Third Party City of Campbell – First Review
Code City Permit No.: BLD-2024-1158
Consulting, Inc. OCC Job No.: 2024-302-023
P.O. Box 837, Dayton, NV 89403-0837
Phone / Fax: 408.370.1585 email: [email protected]
September 5, 2024
Mr. Bob Lennen
Chief Building Official
City of Campbell
70 North First Street
Campbell, CA 95008
Email: [email protected]
Re: Plan Review: Barrel & Hops – (N) “COLD” Shell Restaurant Building - FULL REVIEW Address: 48 Civic Center Drive
Dear Mr. Lennen:

O’Brien Code Consulting (OCC) has completed the first FULL review of the following documents located on the City’s MGO database in PDF format on behalf of the City of Campbell:

1. Plans (uploaded 07/26/2024 by Oliver Bollmann): One (1) copy of sheets T0.1 through GC1.0 (86 sheets) cover sheet dated “Issued for Plan Check” XX.YY.2024(sic), by CAS Architects, Inc., et al.

2. Energy Calculations: None provided

3. Geotechnical Investigation Report/Soils Report (uploaded 07/26/2024 by Oliver Bollmann – each as separate PDF files): One (1) booklet dated November 2022, and one (1) copy “Alternative Supplemental Mat Slab Foundation Recommendations” letter dated July 18, 2024, each by Cleary Consultants, Inc.

4. Structural Calculations(uploaded 07/26/2024 by Oliver Bollmann): One (1) booklet dated June 2024, by Structural Engineers Incorporated.

5. Other: One (1) copy (uploaded 08/05/2024 by Marge Sung) “AMMR Request” letter dated August 2, 2024, by CAS Architects, Inc.

The 2022 California Building, Mechanical, Electrical, Plumbing, CALGreen and Energy Codes (i.e., 2021 IBC, UMC, UPC, and 2020 NEC as amended by the State of California and the City of Campbell) and the 2022 City of Campbell Reach Code were used as the basis of our review. Our comments follow on the attached list.

Please provide an itemized response letter and upload the full set of revised plans and documents to the City’s MGO database in PDF format.

Sincerely,
O’Brien Code Consulting, Inc.

Page 347 ends

ITEM NO. 7.

A. The following plan review documents are based on the City of Campbell Building Regulations. For your convenience, the following comments are referred to the 2022 California Building, Mechanical, Plumbing, Electrical, Energy, and Green Building Codes (i.e., 2021 IBC, 2021 UMC, 2021 UPC, and 2020 NEC, as amended by the State of California and City of Campbell) and the 2022 City of Campbell Reach Code unless otherwise noted. In addition, structural review is based on the ASCE 7-16 with Supplement 1.

ARCHITECTURAL COMMENTS:

A1. Please be sure to include on the resubmittal the architect’s "wet" stamp, signature, registration number and expiration date on all sheets of plans. A digital/electronic stamp and signature is permitted per CA B&P Code Section 5536.1 and 2. CBC Section 107
A2. Obtain an approval letter from West Valley Sanitation District (408) 378-2407. This letter is often used as a sewer permit.
• After obtaining the original letter of approval from West Valley Sanitation District, upload that letter into your cloud-based project file and place the letter into your plan set.
• If W.V.S.D. requires “check valve protection or a property line cleanout” on this project, mark the location on the site plan on Sheet A0.0 and place a boxed note on the site plan on Sheet A0.0 showing: “West Valley Sanitation District (W.V.S.D) has required a check valve or a property line cleanout or both (only list exactly what they are requesting). The sewer line modification will require inspection from WVSD and the City of Campbell.”
A3. Sheet T0.1: Please amend the Cover Sheet of the plans to show the following:

Page 348 ends

ITEM NO. 7.

Barrel & Hops –
(N) “COLD” Shell Restaurant Building - FULL REVIEW First Review-Third Party City of Campbell 48 Civic Center Drive OCC Project No. 2024-302-023
September 5, 2024 Page 3
A. The “Drawing Index” lists “Civil – On Site” plan Sheets BMP-1, BMP-2, and BMP-3. However, there were no plan Sheets BMP-1, BMP-2, and BMP-3 included in this plan set. Please make sure all plan sheets listed under the Index heading are included in the plan set in the order in which they are listed on the Index. Any missing/new plan sheets will be reviewed at recheck. Additional comments may be required at recheck.

B. Regarding the “Separate Submittals” list:
i. The list shows: “1. Encroachment Permit for Street Improvement Plans” and “4. Utility Encroachment Permit”. Campbell’s Public Works Department will require an Encroachment Permit for required work to the curb and gutter and the sidewalk. Amend the “Separate Submittals” list to shoe the following: An Encroachment Permit shall be applied for as a deferred submittal. If the deferred submittal is not applied for and before the rough trade inspections, the project will be put on-hold until the submittal is approved. ii. The list shows: “2. Building Permit for On-Site/Grading & Drainage Plans”. However, the “Civil On-Site” plans were included for review and approval within this “COLD” Shell Building Permit. Please delete item no. 2 from the “Separate Submittals” list.
iii. The list shows: “5. Fire Protection” and “6. Fire Alarm”. The sprinkler system and fire alarm system is normally applied for as a deferred permit submittal. State under a Deferred Submittal heading: A permit for a fire suppression sprinkler system shall be applied for as a deferred submittal. Submit calculations and design direct to Santa Clara County Fire Department (SCCFD), 14700 Winchester Blvd, Los Gatos (408) 378-4010. If the deferred submittal is not applied for and approved before the rough inspection phase of the project, inspections will be on hold until the submittal is approved.

C. At the list of Deferred Submittals, add a note which indicates “...these deferred submittals shall first be submitted to the project architect and/or engineer for review and coordination; following the completion of project architect/engineer review and coordination, a submittal to the City shall be made (for City review and approval), which shall include a letter stating this review and coordination has been performed and completed and plans and calculations for the deferred items are found to be acceptable (e.g., with regard to geometry, load conditions, etc.) with no exceptions.” CBC Section 107.3.4.1
D. Sheet T0.1: Regarding the “Project Data” table:
i. The “Seismic Zone” is listed as “D2”. However the Structural Calculations booklet Page nos. C16, etc. show the “Seismic Design Category” as “D”. Please update the “Project Data” table to match the Structural Calculations booklet.
ii. The “Wind Design Speed” is listed as “100 Exposure B”. However the Structural Calculations booklet Page nos. C2, etc. show the “Wind Design Criteria” as “92 MPH, Exposure C”. Please update the “Project Data” table to match the Structural Calculations booklet.

Page 349 ends

ITEM NO. 7.

Barrel & Hops –
(N) “COLD” Shell Restaurant Building - FULL REVIEW First Review-Third Party City of Campbell 48 Civic Center Drive OCC Project No. 2024-302-023
September 5, 2024 Page 4
iii. The “Soil Bearing Capacity” is listed as “1500 PSF MIN”. However the “Alternative Supplemental Mat Slab Foundation Recommendations” letter dated July 18, 2024, by Cleary Consultants, Inc. shows 1,000 psf allowable soil bearing capacity. Please update the “Project Data” table to match the Soils Engineer letter.

E. Sheet T0.1: Please amend the cover sheet of the plans to include the following note: “As of May 9, 2024, Campbell has suspended enforcement of its electrification requirements for all new commercial buildings. The gas ban portion of Campbell's Reach code adopted in 2020 and 2022 has been deemed un-enforceable. All projects are now able to use natural gas and natural gas appliances.”
F. Add Notation: In accordance with Condition of Approval no. 18 on Sheet T0.2, this project shall receive a security fence with a weatherproof sign(s) that show: the address, Campbell’s working hours of construction, a contact name, phone number and email of the contractor and the Construction Noise Coordinator name and telephone number.

G. In accordance with CMC Section 18.04.035 (Construction debris) please amend the cover sheet of the plans to include the following: "NOTICE:

Pursuant to Chapter 11.32 of the Campbell Municipal Code, any dirt or debris generated at a construction site that is allowed to remain on a public right of way for more than twelve (12) hours may be removed by the City AT THE EXPENSE OF THE APPLICANT FOR THIS BUILDING PERMIT. FAILURE TO

PAY THE EXPENSE WILL RESULT IN SUSPENSION OF FURTHER BUILDING INSPECTIONS."
H. Add Notation: Fire department access to the site, the building, and to all fire protection systems shall be maintained at all times, in accordance with CFC Chapter 5.

I. Add Notation: Prior to building final, a fire and life safety final inspection shall be conducted by SCCFD. This may be scheduled by calling (408) 341- 4420 4. The integrity of any fire-rated construction shall be maintained, in accordance with CFC and CBC chapter 7.

J. Add Notion per CFC 505: Address numbers shall be a minimum of 4” high, ½” wide, placed visible from the street.

K. Add Notation: Since this project includes construction of a building within 6' of the property line, it will require that a surveyor approve the foundation forms in terms of setback accuracy and floor level heights prior to placing concrete. Language for the letter must be as written as per Campbell’s surveyor handout available from
www.ci.campbell,.ca.us ->CDD -> Forms and Handouts.

L. Add this Waste Management Statement to the cover sheet:

Trash piles shall not be located in the front yard or visible from the street.

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Trash piles shall not contain paints, solvents, glues, taping compound, food products, or easily recycle-able discards such as bottles, cans, plastics, or paper. Remaining trash shall be limited to concrete, wood, drywall, roofing, and assorted metals and shall be covered with a waterproof tarp. Trash shall be separated at an approved bay area disposal site such as Guadalupe Recycling. All trash is to be quickly hauled off site. Retain and upload disposal receipts into your Green Halo project account. Proof of recycling and disposal of the job site trash must be approved and signed off prior to final inspection and issue of a Certificate of Occupancy.

A4. Amend plans to correct or fill-in any and all incorrect or missing detail, section, and/or plan references (e.g., see Sheet C5.2, Sheet A2.1, Sheet A2.2, Sheet A2.3, Sheet A2.5, Sheet A2.6; etc.). NOTE: Please review entire set of plans for all detail, section, elevation, etc., reference, as the above are only a few of the incorrect or missing references.

A5. Sheet A2.4, Sheet P501, Sheet E1.0: Amend plans to use consistently correct code references. Note that some code references use out-of-date Code edition and/or section numbering (which, of course, all changed with the 2022 California codes).

A6. Sheet A0.0: The Site Plan shows the posts for the fence shown at the South property line (near Gridline A) located adjacent to the property line. Please provide a crosssection through this new fence and post footings confirming that no portion of this fence and no portion of this fence footings cross onto the adjacent property.

A7. Regarding the On-Site Grading & Drainage Plans (by Bowman & Williams):

A. Regarding Sheet 1 of 16:
i. Please amend the “Building Permit No. 20__-____” shown at the top center of this plan sheet to show the Building Permit No. BLD-2024-1158. ii. “Grading and Drainage” Notes at note no. 1 reference the 2013 CBC, which is no longer the current adopted Code. Please update “Grading and Drainage” Notes at note no. 1 to reference the current adopted/applicable Code: 2022 CBC.
iii. Please amend the “Grading and Drainage” note no. 3 to list the soils report provided for review with this building permit submittal. iv. The “Index of Drawings” lists plan Sheets BMP-1, BMP-2, and BMP-3.

However, there were no plan Sheets BMP-1, BMP-2, and BMP-3 included in this plan set. Please make sure all plan sheets listed under the Index heading are included in the plan set in the order in which they are listed on the Index. Any missing/new plan sheets will be reviewed at recheck.

Additional comments may be required at recheck.

B. Sheet C2.0, etc.: The location and extent of a portion of the fence shown at the East side yard (near the exterior exit stairway landing) does not match the location and extent of a portion of the fence shown at the East side yard Architectural plans. Furthermore, the Civil plans do not appear to show the

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ITEM NO. 7.

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September 5, 2024 Page 6
opening in the fence to accommodate the exterior gate no. 5 shown from the Patio to the public sidewalk. Please make the Civil and the Architectural plans agree. See the OCC redlined “snapshots” from the plans below for clarification:

From plan Sheet G2.1: From plan Sheet C2.0:

A8. Sheet A0.0, Sheet A2.1, Sheet A2.2, Sheet A2.3, Sheet A3.1, Sheet A6.1, Sheet A6.2, etc.: Regarding the Pre-Manufactured Entry Canopies:

A. Provide structural plans, calculations, and details confirming the structure supporting the proposed canopies can withstand wind or other lateral loads and live loads as required by Chapter 16. CBC Section 3105.2 B. Structural plans and calculations for proposed canopies shall include, but not be limited to, connection of the proposed canopy structures to the existing building to resist uplift/wind loads.

C. Please note: If canopy submittal is designed “by others” (i.e., canopy vendor), then provide confirmation the Project Architect and Project Engineer has reviewed submitted designs by others (e.g., canopy plans and calculations). Evidence of such review (which is required for coordination and compatibility of loads, geometry, etc.) shall be submitted prior to plan check approval. Evidence normally is either a (1) letter stating this review and coordination has been performed and completed and plans and calculations for the deferred items are found to be acceptable (e.g., with regard to geometry, load conditions, etc.) with no exceptions; or (2) affixing the Project Architect's/Engineer's "shop drawing approval" stamp directly onto the designs, plans and calculations performed by others. CBC Section 107.3.4.2
D. The proposed canopies will be reviewed at recheck. Additional comments may be required at recheck.

E. If canopy design documents will not be included with this building permit package and are intended to be a deferred submittal, then amend the cover sheet (T0.1) of the plans to include the metal canopies at the list of Deferred Submittals.

A9. Sheet G2.1: Regarding the First Floor Exiting Plan:

A. Regarding the “Egress Sizing Analysis”:
i. The “Door No. 2” shows “46 Occupants”. However, the “First Floor Exiting Plan” at Door no. 2 shows 23 occupants. Please review and

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ITEM NO. 7.

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reconcile this discrepancy.
ii. The “Door No. 3” shows “19 Occupants”. However, the “First Floor Exiting Plan” at Door no. 3 shows 42 occupants. Please review and reconcile this discrepancy.
ii. The “Egress Sizing Analysis” table shows two (2) different doors numbered “5”. However, the “First Floor Exiting Plan” shows only one (1) door numbered “5”. Furthermore, the “First Floor Exiting Plan” shows one (1) door no. “4” (with occupant load 130) that does not appear to be listed (or possibly is mislabeled as door no. “5”) at the “Egress Sizing Analysis”. Please review and reconcile this discrepancy.

B. As specified in CBC Section 1013.4, amend the plans to show tactile exit signage that complies with CBC Sections 11B-703.1, 11B-703.2, and 11B703.5 at each of the exterior doors (labeled nos. 4 and 5) at the Patio with the following words: “Exit”.

A10. Sheet G2.2: Regarding the Occupied Roof Exiting Plan: The “Exiting Remarks” at note no. 2 shows the following:

However, plan checker is unable to locate where this information is shown at Stair Elevation A/A3.3. Should this reference be to Stair Elevation B/A3.3? And/or to Details A/A3.9 and B/A3/9 that are referenced on the Roof Plan on Sheet A2.3? Please amend the plans to clearly show where this one-hour fire-rated noncombustible construction to 7’-6” minimum above the walking surfaces is shown throughout the plans.

A11. Sheet A2.1 and Sheet A2.5: The Door Schedule shows three (3) doors (100C, 140A, and 210A) with a sign over each such exit door (“THIS DOOR TO REMAIN UNLOCKED WHEN THIS SPACE IS OCCUPIED…”). This sign is only permitted at the one main exit from the building (Door no. 100C); and that with this sign, only “key” hardware is allowed (not indicator or thumb-turn hardware, for example). Please revise plans accordingly. CBC Section 1010.2.4, Exception 3.2 A12. Sheet A2.1 and Sheet A2.5: Amend door hardware schedule/notes to specify exit door nos. 100A and 140A are equipped with panic hardware. CBC Section 1010.2.9 A13. Sheet A2.2 and Sheet A2.5: Amend door hardware schedule/notes to specify exit door no. 210A is equipped with panic hardware. CBC Section 1010.2.9 A14. Sheet A2.1, Sheet A2.2, Sheet A7.4, Sheet A7.5, and Sheet A7.7: Plans show the proposed exterior exit stairway from the second story to grade located less than 10- feet from the South property line that is less than the minimum required fire separation distance of 10 feet measured at right angles from the exterior edge of the stairway

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ITEM NO. 7.

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to the South property line per CBC 1027.5. The permit submittal includes an “Alternate Materials, Design, or Methods Request” letter dated August 2, 2024, by CAS Architects, Inc. Regarding this AMDMR request letter:

A. The AMDMR request letter has been forwarded to the City Chief Building Official (Mr. Bob Lennen) for review and consideration for approval. The City Chief Building Official shall provide determination (approval or denial) to the Project Architect, prior to resubmitting in response to the first review comments.

B. If the City Chief Building Official (Mr. Bob Lennen) approves the AMDMR request, then please amend the plans (scan onto the plan set) to include the “Alternate Materials, Design, or Methods Request” letter dated August 2, 2024, bearing the City Chief Building Official (Mr. Bob Lennen) approval.

C. If the City Chief Building Official (Mr. Bob Lennen) denies the AMDMR request, then please revise the plans throughout to show full compliance with CBC Section 1027.5 for the proposed exterior exit stairway.

A15. Sheet A2.2 and Detail 20/A8.1: Regarding the roof drains and separate overflow drains, please amend the plans/details to show the elevation of overflow drain is at least 2 inches above low point of roof. CBC 1503.4.2 and CPC 1101.12 A16. Sheet A3.1: Specify attachment of brick veneer (anchored or adhered). If anchored, specify 22 ga galvanized sheet metal anchor ties (with a lip or hook on extended leg engaging no. 9 ga continuous wire joint reinforcement) spaced @ 24” o.c. maximum horizontal and 16” o.c. maximum vertical – although spacing should result in one anchor per maximum 2 sq ft (e.g., anchors @ 16” o.c. vertical and horizontal). If adhered, specify an approved adhesive material and method. CBC Section 1405.10 (adhered) & 1405.6(anchored).

A17. Sheet A2.1, Sheet A2.2, Sheet A7.1, Sheet A7.2, and Sheet A7.6: Regarding the elevator, please amend the plans to show the following:

A. Specify on the plans an emergency elevator communication system complying with the specific provisions of CBC Section 3001.2.

B. Elevator shall comply with the Referenced Standards listed in CBC Section 3001.3.

C. Show on the plans the required emergency signs posted adjacent to each elevator call station per CBC Section 3002.3.

D. Sheet A2.1, Sheet A2.2, and Sheet A2.3: The “Floor Plan Notes” at note no. 10 shows the following:

Provide written confirmation from the Santa Clara County Fire Department (local jurisdictional authority) that this Exception 4 is permitted to be used for this new two-story building.

E. Amend the plans to show the location and specifications for the two-way

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ITEM NO. 7.

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September 5, 2024 Page 9
communication system complying with Sections 1009.8.1 and 1009.8.2 required at the landing serving each elevator on each accessible floor that is one or more stories above the level of exit discharge. Show compliance with all specific requirements of CBC Section 1009.8 (visible communication method, directions, signage, directional signage, instructions, alarms, etc.) on the plans. CBC 1009.8
ACCESSIBILITY COMMENTS:

A18. Sheet A2.0: The First Floor Patio Plan appears to show less than the minimum required 48-inch width at the walkway shown from Patio 020 (adjacent to the exterior exit stairway) running West-East to the exterior exit gate at the northeast fence at the sidewalk. Please amend the plans to clearly dimension the minimum width of this walkway. NOTE: Walkways along accessible routes of travel shall be minimum 48" in width. CBC Section 11B-403
See OCC redlined “snapshot” below for clarification:

From Sheet A2.0:

A19. Sheet C3.0, Sheet C5.1, Sheet L1.0, Sheet L2.0, Sheet A2.0, A2.2, A3.10, A3.11, etc.:

The proposed site plans and floor plans show artificial turf at the outdoor dining areas at the first story and the second story. As a result, please provide specifications for proposed artificial turf showing compliance to the specific requirements of CBC Sections 11B-302.1 and 11B-302.2 No review of such areas were performed under the scope of this preliminary review.

A20. Sheet A2.5: Specify 1/2" maximum high threshold (above floor and landing on both sides) at all doors. CBC 11B-404.2.5
A21. Sheet A2.5: Amend the plans to specify if a door has a closer, then the sweep period of the closer shall be adjusted so that from an open position of 90-degress the door will take at least 5 seconds to move to a point 12 degrees from the latch.

CBC 11B-404.2.8.1
A22. Sheet A2.5: Amend the plans to show 10" kick plate at bottom of glazed (i.e., storefront-type) doors at the swinging panel at Door Type E (Door no. 100A). CBC 11B-404.2.10 Page 355
ITEM NO. 7.

A. Amend the plans to clearly dimension the inside dimensions of the elevator car to confirm the minimum elevator car size per CBC Section 11B-407.4.1 and Table 11B-407.4.1.

B. Detail 9/A7.6 shows the required support rail at the inside of the elevator car located at 34-inches above the floor. However, CBC Section 11B407.4.10 requires the top of this support rail to be located between 31- inches minimum to 33-inches maximum above the floor of the car. Please revise detail accordingly.

C. Provide details and notes for accessible elevator features showing full compliance with the specific requirements of CBC Section 11B-407. The elevator plans and details will be reviewed for compliance at recheck.

Additional comments may be required at recheck.

PLUMBING, MECHANICAL, AND ELECTRICAL COMMENTS:

P1. Sheet P101: Regarding the roof drains and separate overflow drains, please amend the plans/details to show the elevation of overflow drain is at least 2 inches above low point of roof. CBC 1503.4.2 and CPC 1101.12
P2. Specify adequate protection against breakage for piping passing through concrete floors. CPC Sections 312.1 and 312.10
E1. Sheet E-1.0: Regarding the “Drawing Index”:

A. Please amend the Index to list the plan Sheets E-3.0 and E-4.0 that were included in this plan set.

B. The Index lists plan Sheet T-24. However, there was no plan Sheet T-24 included in this plan set. Please make sure all plan sheets listed under the Index heading are included in the plan set in the order in which they are listed on the Index. Any missing/new plan sheets will be reviewed at recheck. Additional comments may be required at recheck.

E2. Sheet E-1.0: The “CODE” note lists the 2016 CA Codes, which are no longer current.

Please update the “CODE” note to reference the current adopted/applicable Codes: 2022 CA Electrical Code and 2022 CA Energy Code.

E3. Sheet E-2.0: Regarding the Panel Schedules and Equipment List:

A. The Panel A Schedule at Circuit no. 8 shows one (1) oven with a 20-amp circuit breaker. The Panel B Schedule at Circuit no. 8 shows one (1) oven with a 20- amp circuit breaker. However, the Equipment List shows two (2) ovens each requiring a 40-amp circuit breaker. Please review and reconcile this discrepancy.

B. The Equipment List shows two (2) water heaters each with 30-amp circuits.

However, plan checker is unable to locate any water heaters on the Panel Schedules. Please review and reconcile this discrepancy.

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ITEM NO. 7.

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C. The Equipment list shows one (1) Electric Vehicle Charger. However, plan checker is unable to locate an Electric Vehicle Charger on the Panel Schedules. Furthermore, this project shows no on-site parking areas so it is unclear where this one (1) Electric Vehicle Charger will be installed. Please clarify and review and reconcile this discrepancy.

E4. Sheet E-3.0: Regarding the “FTB 1st Floor” plan, please amend this plan sheet to show the required exit sign at the corridor that is shown on Sheet G2.1 and A6.1 of the plans. CBC Sections 1013.1 and 1013.3 See OCC redlined “snapshot” below for clarification:

From Sheet E-3.0:

E5. Sheet E-3.0: Regarding the “FTB 2nd Floor” plan, please amend this plan sheet to show the required exit sign at the wall at the top landing of the exterior exit stairway that is shown on Sheet G2.2 and A6.6 of the plans. CBC Sections 1013.1 and 1013.3 T-24 ENERGY COMPLIANCE COMMENTS:

T1. Sheet E-1.0: The “Drawing Index” lists plan Sheet T-24. However, there was no plan Sheet T-24 included in this plan set. Please make sure all plan sheets listed under the Index heading are included in the plan set in the order in which they are listed on the Index. The T-24 Energy Compliance plan sheet will be reviewed at recheck.

Energy Compliance comments will be issued at recheck.

T2. Sheet E-3.0, etc.: The scope of the project includes new exterior lighting. As a result, please provide complete NRCC-LTO compliance forms for review. The NRCC-LTO compliance forms will be reviewed at recheck. Additional comments may be required at recheck.

T3. The NRCC-LTO Certificate of Compliance must be signed by the designer/owner and documentation author in the designated locations. CEC Section 10-103 T4. Permanently affix fully completed and signed NRCC-LTO Energy Compliance forms to the plans. CEC Section 10-103
T5. Sheet E-2.0 and Sheet E-3.0: The scope of the project includes new electrical power distribution equipment. As a result, please provide complete NRCC-ELC compliance forms for review. The NRCC-ELC compliance forms will be reviewed at recheck. Additional comments may be required at recheck.

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ITEM NO. 7.

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September 5, 2024 Page 12
T6. The NRCC-ELC Certificate of Compliance must be signed by the designer/owner and documentation author in the designated locations. CEC Section 10-103 T7. Permanently affix fully completed and signed NRCC-ELC Energy Compliance forms to the plans. CEC Section 10-103
CALGREEN COMMENTS:

CG1. Sheet T0.1: Regarding the CALGreen Environmental Quality requirements, please note the following on the cover sheet of the plans:

A. Note on the plans that all adhesives, sealants, caulks, paints, coatings, and aerosol paint containers must remain on the site for field verification by the Building Inspector. CGBSC Section 5.504.4.3.2
B. Note on the plans: “Prior to final inspection, a letter signed by the general contractor OR the owner/builder (for any owner/builder projects) must be provided to the City of Campbell Building Official certifying that all adhesives, sealants, caulks, paints, coatings, aerosol paints, aerosol coatings, carpet systems (including carpeting, cushion and adhesive), resilient flooring systems, and composite wood products installed on this project are within the emission limits specified in CGBSC Section 5.504.” CG2. Sheet T0.1: Note on the plans that fire suppression equipment shall not contain CFCs or Halons. CGBSC Section 5.508.1
STRUCTURAL COMMENTS:

S1. Please be sure to include on the resubmittal the engineer’s "wet" stamp, signature, and registration number on all sheets of plans depicting structural designed elements and cover sheets of calculations. A digital/electronic stamp and signature is permitted per CA B&P Code Section 5536.1 and 2. CBC Section 107
S2. The Soils Report Page no. 2 at note no. 6b references the “2019 CBC seismic design criteria”. The Soils Report Page no. 15 references the 2019 CBC.

However, this project is under the 2022 CA Codes. Please provide updated soils report (or letter from the soils engineer) referencing the 2022 CBC seismic design criteria. Advisory: The 2022 CBC references the ASCE 7-16 Referenced Standard which is the same Referenced Standard in the 2019 CBC. As a result, this comment basically refers to correcting the CBC reference, as the Seismic Design Criteria will remain unchanged.

S3. The “Alternative Supplemental Mat Slab Foundation Recommendations” letter dated July 18, 2024, by Cleary Consultants, Inc. lists allowable soil bearing pressures that are less than the “Allowable Soil Pressures” listed on Sheet S0.1 of the plans under the “Foundations” heading at Note no. 2.3. Please revise the plans to match the soils engineer letter.

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ITEM NO. 7.

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September 5, 2024 Page 13
S4. The mat slab base specifications listed at the “Alternative Supplemental Mat Slab Foundation Recommendations” letter dated July 18, 2024, by Cleary Consultants, Inc. do not match the mat slab base shown at Detail 2/S5.0. Please make the plans and the soils letter agree.

S5. The “Alternative Supplemental Mat Slab Foundation Recommendations” letter dated July 18, 2024, by Cleary Consultants, Inc. specifies the mat slab shall have 24” downturned edges. Please locate on the Foundation Plan and referenced details where the dimensions of these 24” downturned edges are shown.

S6. Submit a letter from the soil engineer confirming that the foundation plan, grading plan, and specifications have been reviewed and that it has been determined that the recommendations in the soil report are properly incorporated into the plans.

S7. Sheet S3.0: The Roof Framing Plan shows the size of RF Level Beam #7 as HSS 12x3x3/8.

However, Calculations Page nos. A10, A13, and A15 shows RF Level Beam #7 as HSS 12x4x3/8. Please make the plans and the calculations agree.

S8. Calculations Page nos. C33 through C38: Calculations are provided for the two (2) concrete shear walls (Wall #2 and Wall #4) shown on the plans. However, plan checker is unable to locate any concrete shear wall schedule on the plans showing the wall thickness, reinforcing, etc. at each of these shear walls. Please locate/provide a definition/schedule for each concrete shear wall on the plans for review. The plans and calculations for the concrete shear walls will be reviewed at recheck. Additional comments may be required at recheck.

S9. Calculations Page nos. D79 through D81: The mat slab calculations show “Soil Design Values” (i.e. allowable soil bearing pressure, friction coefficient, etc.) that are less restrictive than the specifications listed at the “Alternative Supplemental Mat Slab Foundation Recommendations” letter dated July 18, 2024, by Cleary Consultants, Inc. Please review and reconcile this discrepancy. Please revise the plans and details due to any changes that may be required as a result of the revised mat slab calculations.

S10. Sheet A2.2 and Sheet A8.1: The Second Floor Plan shows a pedestal paver raised floor system with wood decking areas and artificial turf areas at the occupied roof deck. Regarding the raised pedestal floor system at the occupied roof, please provide the following:

A. Provide specifications for raised pedestal paver floor system for review.

B. Provide complete vertical and lateral calculations for the raised floor system for review. Be sure to include the appropriate live loads for the use of the area in accordance with CBC Table 1607.1.

C. Show compliance to ASCE 7-16 Section 13.5.7.

D. The raised pedestal paver floor system will be reviewed at recheck. Additional comments may be required at recheck.

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ITEM NO. 7.

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September 5, 2024 Page 14
S11. Sheet S1.0 and the Architectural Plans show the new building located at 6-inches from the West property line and located at 6-inches from the South property line. As a result, where a structure adjoins a property line, the structure shall be set back from the property line by at least the displacement δM of that structure in accordance with ASCE 7-16 Section 12.12.3. Provide calculations to justify this structural separation shown on the plans using ASCE 7-16 Equation 12.12-1.

S12. Obtain one (1) copy of the City of Campbell Special Inspection and Testing form and include it with your resubmittal/uploads, completely filled-out and signed by all requested parties. Note that special inspection per CBC 1704 is required for the items listed on Sheet S0.1 of the plans). Please note: City Special Inspection forms are available for download from the City of Campbell website at https://www.ci.campbell.ca.us/DocumentCenter/View/8879/Special-Inspection-Form S13. Amend plans to correct or fill-in any and all incorrect or missing detail, section, and/or plan references (e.g., see Sheet S1.0, Sheet S2.0, Sheet S4.0, S4.1, S5.0, S6.0, Sheet S7.0; etc.). NOTE: Please review entire set of plans for all detail, section, elevation, etc., reference, as the above are only a few of the incorrect or missing references.

S14. Sheet S5.0: Please complete Detail no. 13 to show the reinforcing size and spacing where plans show “XX”.

For any questions regarding the above comments, please contact Susan O’Brien at 408.370.1585 or [email protected]

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ITEM NO. 7.

O’Brien Code Consulting, Inc. Quality – Service - Value

APPENDIX E
References
(Attachment 2)
APPENDIX E - References (Attachment 2)- Page 59 of 61

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ITEM NO. 7.

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ITEM NO. 7.

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ITEM NO. 7.

AGREEMENT FOR PROFESSIONAL SERVICES

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Agreement for Professional Services
Urban37, Inc.

Urban37, Inc.

PREAMBLE
THIS AGREEMENT is by and between TOWN OF LOS GATOS, a California municipal corporation, (“Town”) and Urban37, Inc. (“Consultant”), a C-Corp, whose address is 20212 Redwood Rd. #103C, Castro Valley, CA 94546. This Agreement is made with reference to the following facts.

I. RECITALS
A. Town desires to engage Consultant to provide building division plan review and other support services.

B. Consultant represents and affirms that it is willing to perform the desired work pursuant to this Agreement.

C. Consultant warrants it possesses the distinct professional skills, qualifications, experience, and resources necessary to timely perform the services described in this Agreement. Consultant acknowledges Town has relied upon these warranties to retain the Consultant.

II. AGREEMENT
A. Scope of Services. Consultant shall provide services as described in the Scope of Services, which is hereby incorporated by reference and attached as Exhibit A.

B. Term. The term of this Agreement shall be from July 1, 2026, to June 30, 2031.

C. Compliance with Laws. The Consultant shall comply with all applicable laws, codes, ordinances, and regulations of governing federal, state, and local laws. Consultant represents and warrants to Town that it has all licenses, permits, qualifications, and approvals of whatsoever nature which are legally required for the Consultant to practice its profession. Consultant shall maintain a Town of Los Gatos business license as required in Chapter 14 of the Code of the Town of Los Gatos.

D. Sole Responsibility. Consultant shall be responsible for employing or engaging all persons necessary to perform the services under this Agreement.

E. Information/Report Handling. All documents furnished to Consultant by the Town and all reports and supportive data prepared by the Consultant under this Agreement are the Town’s property and shall be delivered to the Town upon the completion of services or at the Town's written request. All reports, information, data, and exhibits prepared or assembled by Consultant in connection with the performance of its services pursuant to this Agreement are confidential until released by the Town to the public, and the Consultant shall not make any of these documents or information available to any individual or organization not employed by the Consultant or the Town without the written consent of the Town before such release. The Town acknowledges that the reports to be prepared by the Consultant pursuant to this Agreement are for the purpose of evaluating a defined project, and Town's use of the information contained in the reports prepared by the Consultant in connection with other projects shall be solely at Town's risk, unless the Consultant expressly consents to such use in writing. Town further agrees that it will not appropriate any methodology or technique of Consultant which is and has been confirmed in writing by Consultant to be a trade secret of Consultant.

ATTACHMENT 3

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ITEM NO. 7.

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Agreement for Professional Services
Urban37, Inc.

F. Compensation. Compensation for Consultant's professional services shall not exceed the rates set forth in Exhibit A, which is attached and incorporated by reference. Payment shall be based upon Town approval of each task.

G. Billing. Billing shall be monthly by invoice within thirty (30) days of the rendering of the service and shall be accompanied by a detailed explanation of the work performed by whom at what rate and on what date. Also, plans, specifications, documents or other pertinent materials shall be submitted for Town review, even if only in partial or draft form.

Payment shall be net thirty (30) days. All invoices and statements to the Town shall be addressed as follows:

Invoices:

Town of Los Gatos
Attn: Accounts Payable
P.O. Box 655
Los Gatos, CA 95031-0655
Email (preferred): [email protected]
H. Availability of Records. Consultant shall maintain the records supporting this billing for not less than three years following completion of the work under this Agreement. Consultant shall make these records available to authorized personnel of the Town at the Consultant offices during business hours upon written request of the Town.

I. Assignability and Subcontracting. The services to be performed under this Agreement are unique and personal to the Consultant. No portion of these services shall be assigned or subcontracted without the written consent of the Town.

J. Independent Contractor. It is understood that the Consultant, in the performance of the work and services agreed to be performed, shall act as and be an independent contractor and not an agent or employee of the Town. As an independent contractor he/she shall not obtain any rights to retirement benefits or other benefits which accrue to Town employee(s). With prior written consent, the Consultant may perform some obligations under this Agreement by subcontracting, but may not delegate ultimate responsibility for performance or assign or transfer interests under this Agreement. Consultant agrees to testify in any litigation brought regarding the subject of the work to be performed under this Agreement. Consultant shall be compensated for its costs and expenses in preparing for, traveling to, and testifying in such matters at its then current hourly rates of compensation, unless such litigation is brought by Consultant or is based on allegations of Consultant's negligent performance or wrongdoing.

K. Conflict of Interest. Consultant understands that its professional responsibilities are solely to the Town. The Consultant has and shall not obtain any holding or interest within the Town of Los Gatos. Consultant has no business holdings or agreements with any individual member of the Staff or management of the Town or its representatives, nor shall it enter into any such holdings or agreements. In addition, Consultant warrants that it does not presently and shall not acquire any direct or indirect interest adverse to those of the Town in the subject of this Agreement, and it shall immediately disassociate itself from such an interest, should it discover it has done so and shall, at the Town's sole discretion, divest itself of such interest. Consultant shall not knowingly

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and shall take reasonable steps to ensure that it does not employ a person having such an interest in this performance of this Agreement. If after employment of a person Consultant discovers it has employed a person with a direct or indirect interest that would conflict with its performance of this Agreement, Consultant shall promptly notify Town of this employment relationship, and shall, at the Town's sole discretion, sever any such employment relationship.

L. Non-Discrimination. Consultant warrants that it is an equal opportunity employer and shall comply with applicable regulations governing equal employment opportunity. Neither Consultant nor its subcontractors do and neither shall discriminate against persons employed or seeking employment with them on the basis of age, sex, color, race, marital status, sexual orientation, ancestry, physical or mental disability, national origin, religion, or medical condition, unless based upon a bona fide occupational qualification pursuant to the California Fair Employment & Housing Act.

III. INSURANCE AND INDEMNIFICATION
A. Minimum Scope of Insurance.

1. Consultant agrees to have and maintain, for the duration of the contract, General Liability insurance policies insuring him/her and his/her firm to an amount not less than: two million dollars ($2,000,000) combined single limit per occurrence for bodily injury, personal injury and property damage.

2. Consultant agrees to have and maintain for the duration of the contract, an Automobile Liability insurance policy ensuring him/her and his/her staff to an amount not less than one million dollars ($1,000,000) combined single limit per accident for bodily injury and property damage.

3. Consultant shall provide to the Town all certificates of insurance, with original endorsements effecting coverage. Service Provider agrees that all certificates and endorsements are to be received and approved by the Town before work commences.

4. Consultant agrees to have and maintain, for the duration of the contract, professional liability insurance in amounts not less than one million dollars ($1,000,000) which is sufficient to insure Consultant for professional errors or omissions in the performance of the particular scope of work under this agreement.

B. General Liability.

1. The Town, its elected and appointed officials, employees, and agents are to be covered as insured as respects: liability arising out of activities performed by or on behalf of the Consultant; products and completed operations of Consultant; and premises owned or used by the Consultant.

2. The Consultant's insurance coverage shall be primary insurance as respects the Town, its elected and appointed officials, employees, and agents. Any insurance or self-insurances maintained by the Town, its officers, officials, employees, or agents, shall be excess of the Consultant's insurance and shall not contribute with it.

3. Any failure to comply with reporting provisions of the policies shall not affect coverage provided to the Town, its officers, officials, employees, or agents.

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4. Consultant's insurance shall apply separately to each insured against whom a claim is made or suit is brought, except with respect to the limits of the insurer's liability.

C. All Coverages. Each insurance policy required in this item shall be endorsed to state that coverage shall not be suspended, voided, cancelled, or reduced in coverage or in limits except after thirty (30) days' prior written notice by certified mail, return receipt requested, has been given to the Town. Current certification of such insurance shall be kept on file at all times during the term of this agreement with the Town Clerk.

D. Workers’ Compensation. In addition to these policies, Consultant shall have and maintain Workers' Compensation insurance as required by California law and shall provide evidence of such policy to the Town before beginning services under this Agreement. Further, Consultant shall ensure that all subcontractors employed by Consultant provide the required Workers' Compensation insurance for their respective employees. As required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with limit of no less than one million dollars ($1,000,000) per accident for bodily injury or disease.

E. Indemnification. The Consultant shall indemnify the Town its elected and appointed officials, employees and agents from all damages, liabilities, penalties, costs, or expenses in law or equity that may at any time arise or be set up because of damages to property or personal injury received by reason of, or in the course of performing work which may be occasioned by any act or omissions of the Consultant, or any of the Consultant's officers, employees, agents, or any subconsultant. Consultant shall defend the Town against any such claims.

IV. GENERAL TERMS
A. Waiver. No failure on the part of either party to exercise any right or remedy hereunder shall operate as a waiver of any other right or remedy that party may have hereunder, nor does waiver of a breach or default under this Agreement constitute a continuing waiver of a subsequent breach of the same or any other provision of this Agreement.

B. Governing Law. This Agreement, regardless of where executed, shall be governed by and construed to the laws of the State of California. Venue for any action regarding this Agreement shall be in the Superior Court of the County of Santa Clara.

C. Mediation. Should any dispute arise out of this Agreement, any party may request that it be submitted to mediation.

The parties shall meet in mediation within 30 days of a request. The mediator shall be agreed to by the mediating parties. In the absence of an agreement, the parties shall each submit one name from mediators listed by either the American Arbitration Association, the California State Board of Mediation and Conciliation, or other agreed-upon service. The mediator shall be selected by a blind draw. The cost of mediation shall be borne equally by the parties.

Neither party shall be deemed the prevailing party. No party shall be permitted to file a legal action without first meeting in mediation and making a good faith attempt to reach a mediated settlement. The mediation process, once commenced by a meeting with the mediator, shall last until agreement is reached by the parties but not more than 60 days, unless the maximum time is extended by the parties.

D. Termination of Agreement. The Town and the Consultant shall have the right to terminate this agreement with or without cause by giving not less than fifteen days (15) written notice of termination. In the event of termination, the Consultant shall deliver to the Town all plans, files, documents, and reports performed to date by the Service Provider. In the event of such termination, Town shall pay Consultant an amount that bears the

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same ratio to the maximum contract price as the work delivered to the Town bears to completed services contemplated under this Agreement, unless such termination is made for cause, in which event, compensation, if any, shall be adjusted in light of the particular facts and circumstances involved in such termination.

E. Amendment. No modification, waiver, mutual termination, or amendment of this Agreement is effective unless made in writing and signed by the Town and the Consultant.

F. Notices. Any notice required to be given shall be deemed to be duly and properly given if mailed postage prepaid, and addressed to:

Town of Los Gatos
Attn: Town Clerk
110 E. Main Street, Los Gatos, CA 95030
Urban37, Inc.
20212 Redwood Road #103C
Castro Valley, CA 94546
or personally delivered to Consultant to such address or such other address as Consultant designates in writing to Town.

G. Order of Precedence. In the event of any conflict, contradiction, or ambiguity between the terms and conditions of this Agreement in respect of the Products or Services and any attachments to this Agreement, then the terms and conditions of this Agreement shall prevail over attachments or other writings.

H. Entire Agreement. This Agreement, including all Exhibits, constitutes the complete and exclusive statement of the Agreement between the Town and Consultant. No terms, conditions, understandings or agreements purporting to modify or vary this Agreement, unless hereafter made in writing and signed by the party to be bound, shall be binding on either party.

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IN WITNESS WHEREOF, the Town and Consultant have executed this Agreement.

TOWN OF LOS GATOS: CONSULTANT: Enter name of Consultant **signature_94577**

SIGNATURE
Chris Constantin

FULL NAME
Town Manager
TITLE
**date_signed_94577**

DATE SIGNED
**signature_94578**

SIGNATURE
Raylee Glasser

ENTER CONSULTANT SIGNATORY'S NAME
CBO, Founder/CEO

ENTER CONSULTANT SIGNATORY'S TITLE
**date_signed_94578**

DATE SIGNED
Approved as to form:
**signature_94579**

SIGNATURE
Gabrielle Whelan

FULL NAME
Town Attorney
TITLE
**date_signed_94579**

DATE SIGNED
Attest:
**signature_94579**

SIGNATURE
Wendy Wood

FULL NAME
CMC, Town Clerk
TITLE
**date_signed_94579**

DATE SIGNED
The execution date is the date on which the last party has signed.

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ITEM NO. 7.

PROPOSAL FOR

PROFESSIONAL SERVICES
March 30, 2026
Prepared for the Town of Los Gatos
(925) 359-5559 [email protected] www.urban37.com

EXHIBIT A

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ITEM NO. 7.

SECTION 1
Cover Letter

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ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road #103C, Castro Valley, CA 94546 | [email protected] Robert Gray, Chief Building Official March 30, 2026
Town of Los Gatos
Building Division
110 E. Main Street
Los Gatos, CA 95030
Re: Building Division Plan Review and Other Support Services Dear Mr. Gray,
Urban37, Inc. is pleased to submit this proposal to provide Building Division Plan Review and Other Support Services for the Town of Los Gatos. We would be honored to support a community known for its high standards, exceptional character, and strong commitment to service. The scope outlined in this Request for Proposals aligns directly with the way Urban37 was intentionally built to serve municipalities: with technical excellence, operational discipline, and a culture rooted in partnership.

Urban37 is a WBENC-certified and WOSB-certified woman-owned municipal consulting firm specializing in Building Division support services, including multi-discipline plan review, inspections, code compliance, permit technician and administrative staffing, interim leadership, and operational process improvement. While Urban37 is a newer firm, our leadership team and technical bench bring decades of combined municipal experience, and our performance record since day one reflects the strength of that foundation. Our growth has been deliberate and strategic, allowing us to scale only where we can maintain the responsiveness, consistency, and culture that define our work.

Urban37 was founded because we believed municipalities deserved a different kind of consulting partner. Too often, firms provide staffing without truly integrating into department culture, service expectations, or long-term operational goals. We built Urban37 to do things differently. Our culture emphasizes ownership, accountability, communication, and a genuine investment in the success of the jurisdictions we serve. We approach every engagement as a long-term partnership, not a transaction, and our team operates as a seamless extension of Town staff with the shared goal of making the department stronger than when we arrived.

That philosophy is reflected in our track record. Across jurisdictions such as Saratoga, Larkspur, Corte Madera, Rohnert Park, and Union City, our work has consistently combined technical rigor with meaningful operational improvement, from comprehensive plan review and staffing support to process mapping, workflow redesign, and interim Building Official coverage. Our references and performance history demonstrate that Urban37 not only delivers the requested services, but does so in a way that strengthens internal systems, customer experience, and long-term departmental resilience.

For the Town of Los Gatos, Urban37 is fully prepared to provide comprehensive Building Division support services, including plan review, inspections, code compliance, permit technician and

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ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road #103C, Castro Valley, CA 94546 | [email protected] administrative services, interim Chief Building Official coverage, expedited review support, process mapping, handout and checklist development, and workflow optimization initiatives. We are particularly excited about the opportunity to bring our reputation for process mapping and operational improvement to a Town that clearly values both technical excellence and exceptional customer service.

Urban37 has reviewed the Town’s Consultant Services Agreement template and is pleased to confirm that it is acceptable without exception.

Thank you for the opportunity to submit this proposal. We would be honored to partner with the Town of Los Gatos and bring the same level of care, professionalism, and operational excellence that has defined our work across California jurisdictions. We are deeply invested in the success of our clients and would welcome the opportunity to support the Town’s continued commitment to exceptional Building Division service.

Warm regards,
Raylee Glasser, CBO
Founder/CEO
Urban37, Inc.

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ITEM NO. 7.

SECTION 2
Certification
Forms

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ITEM NO. 7.

ATTACHMENT 1 - CONFLICT OF INTEREST STATEMENT

THIS FORM MUST BE PRINTED OUT, COMPLETED AND SUBMITTED WITH THE PROPOSAL

BUILDING DIVISION PLAN REVIEW AND OTHER SUPPORT SERVICES The undersigned declares:

I/We ___________________________ (Insert Name) have the following financial, business, or other relationship with Town of Los Gatos that may have an impact upon the outcome of the contract. If none, please specify that no other relationships may have an impact on this contract or Project.

I/We (Insert Name) have the following current clients who may have a financial interest in the outcome of this contract. If none, please specify that no other clients may have a financial interest with an impact on this contract or Project.

Pursuant to Government Code section 1090 and any other laws, rules and regulations that may apply, the Proposer covenants that neither it, its subcontractors nor employees presently have an interest, and shall not acquire any interest, direct or indirect, financial or otherwise that would conflict in any manner or degree with contract awarded from this RFP. Proposer certifies that to the best of its knowledge, no one who has or will have any financial interest in the contract awarded from this RFP is an officer or employee of the Town. Through its submittal of a proposal, Proposer acknowledges that it is familiar with Section 87100 et seq. and Section 1090 et seq. of the Government Code of the State of California and will immediately notify the Town if it becomes aware of any facts concerning the contract to be awarded that constitute a violation of said provisions.

Furthermore, if there is reason to believe that collusion exists among the Proposers, the Town may refuse to consider proposals from participants in such collusion. No person, firm, or corporation under the same or different name, shall make, file, or be interested in more than one proposal for the same Urban37, Inc.

None.

Urban37, Inc.

None.

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ITEM NO. 7.
work unless alternate proposals are called for. A person, firm, or corporation who has submitted a subproposal to a Proposer, or who has quoted prices on materials to a Proposer, is not thereby disqualified from submitting a sub-proposal or quoting prices to other Proposers. Reasonable ground for believing that any Proposer is interested in more than one proposal for the same work will cause the rejection of all proposals for the work in which a Proposer is interested. If there is reason to believe that collusion exists among the Proposers, the Town may refuse to consider proposals from participants in such collusion. Proposers shall submit as part of their proposals documents the completed Non-Collusion Declaration provided herein.

I, on behalf of the Proposer, declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct and that this declaration is executed on __________________ [date], at ___________________[city], _______________[state]. _________________________________ ___________________________________ Proposer Name (Person, Firm, Corp.) Title of Authorized Representative _________________________________ ___________________________________ Address Name of Authorized Representative
_________________________________
City, State, Zip
________________ ___________________________________
(Date) (Signed)
3/30/2026
Los Gatos California
Urban37, Inc. Founder and CEO
20212 Redwood Road #103C
Castro Valley, CA 94546
Raylee Glasser
3/30/2026

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ITEM NO. 7.

ATTACHMENT 3 - STATEMENT REGARDING INSURANCE COVERAGE AND WORKER’S COMPENSATION

INSURANCE ACKNOWLEDGMENT CERTIFICATE

THIS FORM MUST BE PRINTED OUT, COMPLETED AND SUBMITTED WITH THE PROPOSAL

BUILDING DIVISION PLAN REVIEW AND OTHER SUPPORT SERVICES PROPOSER HEREBY CERTIFIES that the Proposer has reviewed and understands the insurance coverage requirements specified in the RFP. Should the Proposer be awarded a contract for Services, Proposer further certifies that the Proposer can meet the specified requirements for insurance, including insurance coverage of any subcontractors, and agrees to name the Town as additional insured for the Services specified.

By certifying this form, the Proposer also understands the Worker’s Compensation insurance requirement per the California Labor Code, Sections 1860 and 1861:

I am aware of the provisions of Section 3700 of the Labor Code, which require every employer to be insured against liability for worker's compensation or to undertake self-insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work of this contract. _____________________________________________
Name of Proposer (Person, Firm, or Corporation)
_____________________________________________
Signature of Proposer's Authorized Representative
_____________________________________________
Name & Title of Authorized Representative
____________________
Date of Signing
Urban37, Inc.

Raylee Glasser, Founder and CEO
3/30/2026

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ITEM NO. 7.

SECTION 3
Review of Scope
of Services

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ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Section 3 – Review of Scope of Services
Urban37 understands that the Town of Los Gatos is seeking more than supplemental staffing.

The Town is seeking a trusted municipal partner capable of delivering high-quality Building Division services with consistency, responsiveness, and professionalism. Our team is wellpositioned to provide this level of service because we do not approach Building Division support as isolated technical tasks. We approach it as a fully integrated municipal function where technical accuracy, customer experience, workflow discipline, and communication all work together to create dependable outcomes for staff, applicants, and the public.

Urban37’s approach is built on technical excellence, operational integration, and service-minded partnership. We work as a seamless extension of Town staff, whether services are delivered onsite, remotely, or through a hybrid model. Our goal is for Town staff and applicants to experience our service as professional, coordinated, and indistinguishable from a high-performing in-house team.

Plan Review Services: Urban37 provides comprehensive, multi-discipline plan review services across architectural, structural, mechanical, electrical, plumbing, energy, green building, accessibility, fire/life safety, geotechnical coordination, and Town engineering-related requirements. All reviews are performed in full alignment with the California Building Standards Code, Town-adopted standards, and applicable state and local regulations.

Although plan review services may be performed remotely, our model ensures that it feels as though your reviewer is working just down the hall. We operate as a seamless extension of Town staff, prioritizing accessibility, responsiveness, consistency, and predictable outcomes for applicants and internal teams alike.
• Projects are evaluated and assigned to discipline-specific reviewers based on project type and complexity
• Complex, high-visibility, or specialty projects receive senior-level technical oversight • All discipline comments are consolidated prior to issuance to eliminate conflicting or fragmented feedback
• Comment letters are code-cited, organized by discipline, and aligned with Town standards • Collaborative page-turning sessions are offered for complex or time-sensitive projects to align expectations early and reduce unnecessary review cycles Our process is intentionally designed to minimize projects advancing to a third plan check whenever feasible through comprehensive first-cycle reviews, coordinated comments, and clear correction priorities. Internally, all reviews are supported through U37, Urban37’s proprietary workflow platform, which allows our team to manage reviewer assignments, track turnaround times, maintain Town-specific standards, and perform internal QA/QC consistency checks prior to issuance.

This layered QA/QC structure includes primary review, senior technical oversight, and a final consistency check before comments are released, improving technical accuracy and maintaining

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Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] a consistent voice across all correction letters. Through this disciplined process, Urban37 consistently meets or exceeds Town turnaround expectations, with standard first-cycle reviews typically completed within 10 business days or less, rechecks within 5 business days or less, and expedited reviews prioritized based on Town needs.

Building Inspection Services: Urban37 provides comprehensive inspection services to ensure that all construction complies with approved plans, adopted codes, and safety standards. Our inspectors bring extensive field experience across residential, commercial, mixed-use, and complex specialty projects and understand that inspections are both a compliance function and a critical customer service touchpoint.

Our inspectors operate as a seamless extension of Town staff, arriving prepared, upholding Town standards, and representing the Town with professionalism, clarity, and a solution-oriented approach.
• Document inspection results directly within the Town’s permitting system • Issue clear, code-referenced correction notices
• Maintain consistent reporting aligned with Town procedures • Communicate directly with contractors, applicants, and Town staff in the field • Support temporary, partial, and final occupancy inspections as needed We understand that inspections are often a critical path item in the construction process and that delays can directly impact project schedules, business openings, and residents returning to their homes. Our focus is on achieving compliance efficiently through clear communication, sound field judgment, and real-time issue resolution where appropriate, while fully maintaining the Town’s standards for safety and code compliance.

Urban37 maintains a deep bench of certified inspectors capable of supporting short-term or longterm assignments, surge demand, same-day urgent inspection needs, lead inspector or Inspector of Record support for major projects, and post-disaster safety assessments when needed. This flexibility ensures the Town has reliable access to qualified inspection resources without delays or service disruptions.

Code Compliance Services: Urban37 provides structured, professional code compliance services designed to support the Town’s community preservation goals while protecting public health, safety, and neighborhood quality. Our personnel are experienced in complaint intake, field investigation, notices of violation, administrative citations, compliance schedules, and interdepartmental coordination in alignment with California standards and local enforcement procedures.

Our philosophy emphasizes voluntary compliance whenever possible through respectful communication, clear explanation of requirements, and practical timelines for resolution. At the same time, we maintain consistent enforcement standards, accurate documentation, and defensible escalation pathways when formal action is required.

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ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Urban37 documents all case activity thoroughly, including inspection findings, notices, correspondence, photographs, follow-up actions, and compliance milestones, ensuring case files remain organized, traceable, and easy to transition during staffing changes. Our team also coordinates closely with Building, Planning, Fire, Public Works, Police, and other Town departments as needed so cases are handled comprehensively and efficiently.

Beyond active enforcement, Urban37 can support program improvements through updated workflows, template notices, tracking procedures, and database maintenance to strengthen longterm consistency and operational efficiency.

Permit Technician & Administrative Services: Urban37 understands that permit technicians and administrative staff often define the public’s day-to-day experience with the Building Division.

Because of that, we place strong emphasis on assigning personnel who are technically capable, organized, professional, and genuinely helpful.

Our team is experienced in application intake, completeness review, routing, fee calculation, permit issuance, records management, and coordination across Building, Planning, Engineering, and Fire. Just as importantly, they are trained to provide clear direction and help applicants understand what is required and how to move forward successfully.

This combination of workflow discipline and service-minded communication is a core Urban37 differentiator and one of the reasons our teams integrate so successfully into public-facing municipal environments.

Miscellaneous Building Division Support: Urban37 is particularly well positioned to support the Town’s broader Building Division needs beyond traditional staffing assignments. Our team can provide interim Chief Building Official coverage, supervisory plans examiner support, lead inspection oversight, and dedicated resources for expedited review programs, economic development initiatives, and other high-priority special projects requiring accelerated turnaround and close coordination.

A defining strength of Urban37 is our reputation for process mapping and operational workflow improvement within municipal Building Divisions. In addition to technical leadership and surge staffing, we provide practical assistance with process mapping, workflow optimization, applicant handouts, submittal checklists, correction standards, internal procedures, and service-level performance tracking. Because our team actively performs plan review, inspections, permit intake, and interdepartmental coordination in municipal environments every day, our recommendations are grounded in real operational experience and designed to improve clarity, reduce bottlenecks, and strengthen long-term consistency without disrupting staff workflows.

This combination of technical expertise, leadership depth, and process-driven operational improvement allows Urban37 to function as a true extension of Town staff while helping the Building Division continuously improve performance, customer experience, and internal efficiency.

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ITEM NO. 7.

SECTION 4
Experience and
Expertise

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ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Section 4 – Experience and Expertise
Urban37’s experience is defined not only by the breadth of services we provide, but by the strength of the relationships we build with the jurisdictions we serve. Every reference included in this proposal reflects a municipal partner who can speak directly to our technical expertise, responsiveness, professionalism, and commitment to delivering work that strengthens the Town long after the immediate assignment is complete. We approach every engagement with the goal of building trust, earning long-term partnership, and delivering a level of service that results in confident, enthusiastic references because that reputation is one of our firm’s most important assets.

Urban37 fully satisfies the Town’s Minimum Qualifications through extensive experience providing on-call and dedicated Building Division services to California jurisdictions, including comprehensive plan review, building inspections, permit technician and administrative staffing, code compliance support, interim leadership, and operational process improvement. Our team is highly experienced in applying the California Building Standards Code, local amendments, accessibility requirements, energy compliance, CALGreen, and multidisciplinary technical review across residential, commercial, mixed-use, and public sector projects.

Our recent municipal engagements demonstrate direct experience with scopes of similar magnitude and complexity:

City of Larkspur
Since July 2024, Urban37 has provided full plan review services for all residential and commercial projects, delivering comprehensive and highly consistent reviews aligned with City standards and expectations. Our work includes code interpretation, structural and life safety review coordination, accessibility oversight, and proactive applicant communication that supports predictable outcomes and reduces resubmittal confusion.

Urban37 also serves as Inspector of Record for the City’s new Public Library and Community Building project, a highly visible community facility requiring close coordination, rigorous inspection oversight, and reliable communication with all project stakeholders. In addition, we are currently providing interim Building Official coverage while the City recruits for a permanent appointment, ensuring uninterrupted leadership, consistent decision-making, and continued service delivery.

To further strengthen operations, Urban37 staffs both a full-time administrative assistant and fulltime permit technician at the public counter, allowing applicants, residents, and design professionals to receive timely support and clear first-contact guidance. Beyond staffing, we have completed a department-wide process mapping initiative focused on documenting and redesigning workflows, reducing bottlenecks, improving interdepartmental coordination, and training newly hired City staff. This work is helping leave Larkspur with stronger systems, better resiliency, and long-term operational improvements beyond the immediate contract need.

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ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] City of Saratoga
Since May 2025, Urban37 has provided comprehensive on-call building plan review services for both residential and commercial projects, including some of the City’s most complex applications such as custom hillside homes, significant remodels, additions, and development projects requiring close structural, energy, accessibility, and local amendment coordination.

In addition to plan review, Urban37 provides broad staff augmentation support that integrates directly into daily City operations. This includes on-call Chief Building Official services, Counter Manager support, Permit Technicians, Building Inspectors, Public Works staff, and administrative personnel. These professionals work within City-established procedures while helping Saratoga maintain service levels during staff transitions, workload spikes, and operational change.

A major differentiator in Saratoga has been Urban37’s role in process mapping and permit workflow optimization. Our team has worked closely with staff to evaluate routing procedures, improve digital permit system workflows, standardize intake and issuance practices, and identify operational bottlenecks that impact turnaround times and customer experience. This combination of technical expertise and process improvement aligns closely with Los Gatos’ requested implementation mechanisms and operational goals.

Town of Corte Madera
Urban37 has staffed a full-time Permit Technician to manage daily public counter operations, application intake, completeness screening, routing coordination, and applicant support. This frontline role is critical in maintaining the Town’s high standard of customer service and ensuring residents and contractors receive clear direction from the beginning of the permit process.

In addition to counter operations, Urban37 provides plan review services that reinforce timely permit processing and predictable review outcomes. Even within a smaller jurisdiction, this engagement demonstrates our ability to integrate seamlessly with Town staff, preserve a hightouch resident experience, and strengthen permitting operations without disrupting the established culture of service.

City of Rohnert Park
Urban37 provides ongoing residential and commercial building plan review services for the City of Rohnert Park, supporting a wide range of project types and complexity levels. This includes large-scale, time-sensitive developments such as Homekey housing projects and a major twostory automotive dealership exceeding 55,000 square feet. These assignments require clear code interpretation, life safety consistency, accessibility coordination, and highly responsive communication to maintain project momentum.

Beyond technical reviews, Urban37 has also provided direct staffing support through a full-time Code Enforcement Officer, Permit Technician, Administrative Assistant and Planner. These staff were embedded into day-to-day City operations and support permitting continuity, customer

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ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] service, and code compliance workflows. This breadth of support demonstrates Urban37’s ability to provide both specialized expertise and reliable staffing solutions under one partnership model.

City of Union City
Urban37 provides a full-time Plans Examiner embedded directly within City operations, performing residential and commercial reviews in-house to support consistent turnaround times and direct staff collaboration. This onsite presence gives Union City reliable day-to-day review capacity while strengthening coordination with permit staff and project stakeholders.

To provide additional scalability, Urban37 also performs offsite plan reviews for more complex commercial projects, allowing the City to flex resources efficiently as workload demands fluctuate.

We additionally provide plan review training services, helping align review standards, strengthen internal consistency, and support long-term quality assurance. This hybrid service model demonstrates Urban37’s ability to combine dedicated staffing, remote expertise, and institutional capacity building.

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ITEM NO. 7.

SECTION 5
Qualifications of
Key Personnel

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ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Section 5 – Qualifications of Key Personnel
Urban37’s greatest strength is its people. The proposed team is intentionally built with senior municipal professionals who not only bring deep technical expertise in Building Division operations, but who also share a culture rooted in partnership, responsiveness, and service.

Raylee Glasser, CBO, will serve as Project Manager for this engagement, providing executive oversight, strategic guidance, and direct support to ensure the Town receives responsive, highquality service aligned with its operational goals. Under Raylee’s leadership, Urban37 has built a team culture centered on acting as a seamless extension of Town staff, approaching every interaction with professionalism, accountability, and a genuine commitment to helping both the jurisdiction and its applicants succeed.

What makes Urban37 different is the way its team approaches municipal service. Our professionals understand that every correction letter, inspection result, permit intake, and applicant conversation reflects directly on the Town’s customer experience. As a result, our staff are trained and mentored to provide clear communication, solution-oriented guidance, and a high level of care whether supporting Town staff internally or assisting applicants through the permitting process. This culture of partnership and service excellence is embedded across our leadership team, technical reviewers, inspectors, permit technicians, and administrative staff.

Urban37 is fully committed to maintaining the same core personnel throughout the duration of this engagement to ensure continuity, consistency, and strong working relationships with Town staff and applicants. Our goal is to allow the Town to build trust and familiarity with the assigned team, rather than experiencing frequent staffing turnover common in larger consulting models. Should any personnel transition become necessary, Urban37 will provide advance notice and a qualified replacement of equal or greater experience to ensure uninterrupted service and preserve institutional knowledge.

Resumes for all proposed key personnel are included in the Appendix.

The Team Ready to Support Los Gatos
Raylee Glasser, CBO – Principal, Founder/CEO, Project Manager Raylee is an experienced municipal services consultant with over 30 years in the construction services industry. She brings deep expertise in front counter operations, department organization, staffing, and full-spectrum municipal service delivery. As a certified Building Official, Building and Fire Plans Examiner, Inspector, and Permit Technician, Raylee understands every part of the development process. Her leadership is hands-on, collaborative, and grounded in a genuine passion for helping public agencies succeed.

Jeff Taner, SE – Structural Engineer
Jeff is a California-licensed Civil and Structural Engineer with over 36 years of experience in the Bay Area. His background includes structural design for new buildings, seismic rehabilitation, historic preservation, and theatrical rigging design for performing arts venues. Jeff specializes in

Page 387 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] structural peer review, code interpretation, and complex project evaluations for residential, commercial, and civic developments. His structural expertise strengthens our plan check capabilities on all scales.

Dennis Lau, PE, SE, CBO – Engineer, Building Official, Combo Building Inspector Dennis is a California-licensed Civil and Structural Engineer with more than 18 years of experience in structural design, plan review, and municipal building safety. His background includes seismic design and retrofit for large-scale facilities, as well as plan review and inspections across residential, commercial, and civic projects. With certifications as a Building Official, Code Enforcement Officer, and multiple inspector and plans examiner licenses, Dennis brings both technical expertise and practical field knowledge to every assignment. His ability to bridge engineering precision with municipal operations makes him a highly versatile resource for jurisdictions.

Clay Salzman, CBO, CASp – CASp Plans Examiner, Building Inspector, Building Official Clay is a Certified Building Official (CBO) and Certified Access Specialist (CASp) with 25 years of experience in code compliance, plan review, inspections, and accessibility consulting. He has led teams across both public and private sectors and is known for his thoughtful approach to projects involving complex code applications. Clay ensures that accessibility, life safety, and structural requirements are handled with rigor, clarity, and consistency.

Mike Leontiades, CBO – Sr. Plans Examiner, Combo Building Inspector, Building Official Mike is a seasoned construction professional with over 40 years of industry experience, including 16 years in local government leadership and 10 years in municipal consulting. As a certified Building Official and experienced plans examiner, Mike is known for delivering exceptional customer service and building strong relationships with design professionals, contractors, and public stakeholders. He has extensive experience serving as an Inspector of Record (IOR), including providing dedicated on-site oversight for large-scale hospitality and resort developments. Mike also serves as a highly capable combination building inspector, conducting inspections across structural, mechanical, plumbing, and electrical scopes with efficiency and diplomacy.

Bill Hansell – CBO, AIA, Fire Plans Examiner
Bill is a Certified Building Official and California-licensed Architect with over 30 years of experience in municipal building leadership, architectural design, and plan review oversight. He has served in executive roles within building departments, managing permitting operations, plan review, inspections, and code enforcement. Bill brings extensive experience in commercial and residential development review, with a strong focus on life safety, accessibility, structural, and fire code compliance. His combined leadership and technical expertise support thorough, efficient, and well-coordinated plan review services.

Karimullah “Karim” Kamran, MCP – Senior Plans Examiner
Karim is a skilled Master Code Professional with extensive experience managing residential, commercial, and industrial plan reviews. He is proficient in Building, MEP, Energy, Green Building,

Page 388 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] and Structural codes and has a strong background in documenting field conditions, coordinating technical reviews, and communicating clearly with applicants and stakeholders. Karim brings technical depth and precision to every project he supports.

Eugene (Gene) Ferrero – Senior Plans Examiner
Gene is a seasoned Plans Examiner with over 35 years of experience in municipal building safety operations. He specializes in architectural and structural plan review, accessibility compliance, and energy efficiency standards, bringing clarity and precision to complex code interpretations.

Gene has reviewed projects ranging from residential developments to large-scale civic and commercial facilities, ensuring accuracy and consistency in every submittal. At Urban37, he also serves as a mentor to junior staff, helping to strengthen team-wide expertise while delivering highquality plan review services for partner jurisdictions.

Sara Deland – Plans Examiner
Sara is a certified Plans Examiner with a background in interior architecture, code compliance, and architectural design. She conducts thorough, well-documented plan reviews for both residential and commercial projects, ensuring alignment with local and state codes. Known for her clear communication and collaborative approach, Sara bridges technical accuracy with practical problem-solving to help keep projects moving forward. Her ability to interpret code while maintaining positive relationships with applicants and staff makes her a valuable asset to any jurisdiction.

Jeanne Mangerich – Senior Combination Building Inspector Jeanne is a highly skilled combination inspector with hands-on experience in building, mechanical, electrical, and plumbing inspections, as well as Inspector of Record (IOR) assignments for complex commercial and public projects. She is well-versed in field inspection protocols and regulatory compliance, and brings a calm, solutions-oriented presence to every site she visits. Jeanne is especially effective in coordinating with contractors and city staff, resolving issues in real time, and helping ensure that construction timelines and safety standards are consistently met.

Caitlin Roeder – Operations Manager, Counter Manager
Caitlin has over ten years of experience in municipal permitting, operations management. She has served as Counter Manager in multiple jurisdictions, overseeing day-to-day counter performance, reporting, and customer service. As Urban37’s Operations Manager, she leads process mapping initiatives that streamline permitting workflows and improve staff efficiency. Her ability to manage operations while providing hands-on counter leadership makes her a key driver of Urban37’s success.

JorDann Crawford – Senior Code Enforcement Officer
JorDann is an experienced Code Enforcement Manager and Planning professional with extensive background in municipal code enforcement, zoning compliance, and program development across multiple California jurisdictions. She has supervised enforcement teams, conducted complex investigations, issued notices of violation and stop work orders, and prepared detailed

Page 389 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] case documentation to support administrative and legal proceedings. JorDann brings strong leadership skills, cross-departmental coordination experience, and a deep understanding of municipal processes to ensure consistent, defensible, and fair enforcement practices.

Leslie Deleon-Mangskau – Code Enforcement Officer
Leslie is a seasoned Code Enforcement professional with over 10 years of experience conducting residential and commercial inspections, investigating complaints, and supporting compliance with municipal codes and ordinances. She has performed inspections related to building, housing, zoning, rental safety, and nuisance violations, preparing clear correction notices and follow-up documentation to support fair and consistent enforcement practices. Leslie is skilled in coordinating with planning, building, and public safety departments to resolve complex cases efficiently while promoting voluntary compliance and community education.

Casey Silveira – Permit Technician
Casey is a reliable and responsive Permit Technician with experience supporting high-volume jurisdictions throughout the Bay Area. She has been successfully placed in multiple cities, where she consistently provides exceptional customer service, accurate permit processing, and dependable front counter support. Casey is known for her adaptability, attention to detail, and ability to step in seamlessly to keep operations running smoothly, whether for short-term coverage or long-term assignments.

Brandi Caulfield – Senior Permit Technician: With a B.A. degree in Planning for Sustainable Communities and experience as an Assistant Planner and Permit Technician, Brandi is passionate about making positive contributions to public sector municipalities. She specializes in planning and building codes and processes. Proven multitasker and efficient communicator, adept in permit processing and has demonstrated ability to manage high-volume tasks, ensuring seamless building and planning application processes.

Kimberly Sevilla – Permit Technician: As a Permit Technician, Kimberly has demonstrated meticulous attention to detail in managing data entry, recordkeeping, and documentation, ensuring accuracy and compliance in all administrative tasks. She has a proven ability to communicate clearly and work effectively with individuals from diverse social, cultural, and economic backgrounds, fostering positive relationships and efficient team interactions. Skilled in accurately analyzing situations and implementing effective courses of action, Kimberly ensures timely and well-considered solutions to challenges that may arise at the municipal counter and does well to assist the general public while handling their permitting needs and answering questions.

Page 390 ends

ITEM NO. 7.

SECTION 6
Timeline

Page 391 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Section 6 – Timeline
Urban37 will implement services through a phased, scalable approach that allows the Town to activate individual services or full-spectrum Building Division support based on workload demands.

Phase 1 – Onboarding & Standards Alignment (Week 1)
Kickoff meeting with Town staff; confirm points of contact; review Town codes, local amendments, correction letter standards, permit system workflows, turnaround expectations, and communication protocols.

Phase 2 – Service Deployment (Weeks 1–2 and Ongoing)
Deploy plan review, inspection, permit technician, administrative, code compliance, or interim leadership staff in remote, onsite, or hybrid formats based on Town priorities. Staffing assignments may be scaled up or down as demand fluctuates.

Phase 3 – Process Integration & Optimization (First 30–60 Days) Evaluate routing workflows, correction letter consistency, permit intake procedures, and interdepartmental coordination opportunities. Identify action items and process improvement recommendations aligned with Town service goals.

Phase 4 – Ongoing Performance Management (Monthly / Quarterly) Provide continuous service-level monitoring, workload balancing, staffing adjustments, turnaround tracking, and periodic reporting to ensure performance standards continue to be met or exceeded.

Page 392 ends

ITEM NO. 7.

SECTION 7
Samples

Page 393 ends

ITEM NO. 7.

January 20, 2026
City of Rohnert Park
Building Department
130 Avram Avenue
Rohnert Park, CA 94928
Project: New Audi Dealership - Commercial
Address: 5535 Redwood Dr
Permit #: CB25-0123
Urban37 #: 25-100-006
The below plans and supporting documentation have been reviewed for compliance based on the 2022 California Building Code, 2022 California Residential Code, 2022 California Mechanical Code, 2022 California Electrical Code, 2022 California Plumbing Code, 2022 California Energy Code, 2022 California Green Building Standards Code, and the City of Rohnert Park’s Ordinances.

Plans (117) Sheets dated 12.23.25 by PROTO, Inc.

Supporting
Documents
Structural Calculations dated 12.23.25 by Grimm/ Chen Structural Calculations Geotechnical Report dated 06.01.25 by Raney Geotechnical, Inc.

Geotechnical Updated (1 of 2) dated 07.15.21 by Raney Geotechnical, Inc.

Geotechnical Updated (2 of 2) dated 10.27.23 by Construction Testing Services Arborist Report dated 12.10.25 by Focal Point Arboriculture Consulting AMMR Letter dated 12.18.25 by Coffman Engineers
Stormwater Report dated 12.2025 by BKF
Concurrent Review Form dated 12.22.25 by Alan Cross
Please note our review is restricted to the regulations overseen and implemented by the City of Rohnert Park’s Building Department. Our plan review is complete, and comments are attached.

Sincerely,
Urban37, Inc.

Page 394 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
2 URBAN37, INC. | (925) 359-5559 | [email protected] Building Data:

Occupancy: B & S-1
Const. Type: II-B
Sprinklered: Yes
Project Floor Area: 1
st floor Showroom: 4,532 sf; 1st floor Parts: 5,415 sf; 1st floor Service Drive: 2,565 sf; 1st floor Service: 12,359 sf; 2nd floor Office: 3,019 sf; 2 nd
floor Parts: 2,460 sf
Building Stories: 2
WUI: No
Flood Zone: X
GENERAL:

G1. Provide an itemized list which clearly indicates how each review comment(s) is addressed and the specific location on the plans, specifications, or calculations where the correction(s) is provided. Include on the itemized list any changes to the plans or previously submitted documents that are not the result of the plan check correction process. Changes made to the plans, not a result of responses to the plan review comments may result in additional comments on future rounds.

ARCHITECTURAL: By Karim Kamran
A1. Please revise the Code references on the cover sheet to include the following missing codes: 2022 California Green Building Code (CALGreen), and the City of Rohnert Park’s Ordinances.

A2. Please provide signatures/stamp of person responsible for creating the plans sheets C1.0 – C7.0 and L0.1 – L3.1. The construction documents must be signed by the Designer or stamped and signed by the Architect or Engineer in responsible charge prior to final approval. Architect or Engineer to include the date of signing and sealing immediately below or next to signature and seal. CBC 107.1, Business and Professions Code Section 5536.2 & 6737.1, CA Code of Regulations title 16 div 5 article 1 section 411 A3. Sheet A.011: Space 119 & 120 are called out as locker room. Please revise.

A4. Sheet A.203: Please include the specification cutsheet for TPO roofing to confirm it meets ASTM D5665, D5726 standards if built-up TPO roofing or ASTM D6878if single-ply roofing.

A5. Sheet A.201: Please specify sloped floor where vehicles are shown. [CBC 406.2.4] A6. Sheet A.201, East & West Elevation/Sheet A.301: Ballard appears to be installed to guard corner of service drive doors. Please include its details.

Page 395 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
3 URBAN37, INC. | (925) 359-5559 | [email protected] A7. Sheet A.004: Please revise reference detail in keynote 13 & 14 to reference the appropriate details as no details is provided on sheet A.004.

A8. Sheet A.004 – Keynote 10: The correct detail for truncated domes is 4/A.003. Please revise.

A9. Sheet A.011: The AMMR is not granted by Fire Marshal and Building Official as it does not provide any higher level of physical construction protection then is required by code.

Please revise plans to show conformance with CBC Table 1006.2.1, CBC Table 1006.3.4(2) and CBC Table 1017.2 respectively. Please expect further comments in resubmittal.

A10. Sheet A.201: Please list the interior wall and ceiling finish requirements as specified in Table 803.13 [CBC 803.13]
A11. Sheet A.801: EIFS covering is noted in exterior finished schedule. Please note that any 1-coat stucco system (EIFS) requires an engineering report and/or installation instructions.

The system must comply with ASTM E2568, the drainage efficiency must be at least 90 percent, and the water resistive barrier must be No. 15 felt or comply with ASTM E2570.

Details must show that the water resistive barrier is applied between the EIFS and wall sheathing, drainage shall terminate not less than 6” above ground level, trim shall not be face-nailed through EIFS and flashing shall be installed per CBC 1707 A12. Detail 3/Sheet A.522: Please note that guards shall not have openings from the walking surface to the required guard height which allow passage of a sphere 4-inches in diameter.

CBC 1015.4
A13. Sheet A.804: Please the following requirements for door operation forces.

The force to open doors shall comply with [CBC 1010.1.3]

1. For interior swinging egress doors that are manually operated, other than doors required to be fire rated, the force for pushing or pulling open the door shall not exceed 5 pounds.

2. For other swinging doors, sliding doors, or folding doors, and doors required to be fire rated, the door shall require not more than a 30-pound force to be set in motion and shall move to a full-open position when subjected to not more than a 15-pound force.

The forces to unlatch doors shall comply with [CBC 1010.1.3]

1. Where door hardware operates by push or pull, the operational force to unlatch the door shall not exceed 15 pounds.

Page 396 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
4 URBAN37, INC. | (925) 359-5559 | [email protected]

2. Where door hardware operates by rotation, the operational force to unlatch the door shall not exceed 28 inch-pounds.

ACCESSIBILITY: By Clay Salzman, CASp
AC1. Sheets: A.003 (Site Plan), A.201 (1st Floor Plan), A.202 (2nd Floor Plan): The site plan (Sheet A.003) adequately demonstrates the required accessible path of travel from accessible and EV-accessible parking spaces to the accessible building entrance, including minimum 60-inch width, continuous route, detectable warnings at vehicular crossings, and clear identification of the accessible route, consistent with CBC 11B-206.2 and 11B-402.However, the 1st Floor Plan (Sheet A.101) and 2nd Floor Plan (Sheet A.102) do not clearly identify the interior accessible route connecting the accessible building entrance to all required public and employee areas. The plans do not consistently delineate the accessible path of travel within the building, nor do they clearly demonstrate route continuity through corridors, doorways, and level changes, as required by CBC 11B206.2 and 11B-402.

Please clearly identify and label the interior accessible path of travel on the floor plans, including route continuity to all required accessible spaces, and coordinate with door locations and circulation elements to demonstrate compliance.

AC2. Door maneuvering clearances required by CBC 11B-404.2.4 are not dimensioned at accessible doors, including restroom and interior doors. Please verify and dimension the required latch-side, approach, and pull/push maneuvering clearances in accordance with Figures 11B-404.2.4.1 through 11B-404.2.4.4.

Coordinate the required door maneuvering clearances shown on Sheets A.201 and A.202 with wall-mounted electrical devices and door hardware indicated on the Electrical Plans (Sheets E.101 to E.106) to ensure that switches, card readers, automatic door operators, and other controls do not encroach into the required clear floor space, as required by CBC 11B-404.2.4 and CBC 11B-308.

AC3. Sheets A.201, A.202, P1.02, and P1.03: Only the first-floor women’s restroom and locker room includes an enlarged plan detail (Detail 1 on Sheet A.613), and the men’s restroom and locker room includes an enlarged plan detail on Sheet A.612. Please provide clear callouts on the floor plans identifying where each enlarged restroom/locker room detail applies for coordination and clarity.

In addition, it is unclear whether the women’s and men’s restrooms with lockers shown on Sheets A.612 and A.613 are intended for public use, employee use, or both. Please clearly identify the intended use of each restroom on the floor plans. Where public restrooms are required, ensure that separate, accessible public women’s and men’s restrooms are provided and clearly labeled.

Provide corresponding enlarged floor plan details for all required public women’s and men’s restrooms demonstrating accessible toilet room compliance, including the required 60-inch turning space or compliant T-turns, as required by CBC 11B-603.2.1 and CBC 11B-304. Door swings shown on the architectural and plumbing plans shall be coordinated

Page 397 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
5 URBAN37, INC. | (925) 359-5559 | [email protected] so they do not encroach into the required clear floor space necessary to maintain required turning and maneuvering clearances.

AC4. Sheet A.611, A.612 and A.613: The men’s and women’s locker room plans show upper and lower lockers; however, the plans do not identify which locker is designated as the accessible locker, as required by CBC 11B-811.3. Details 1 and 2 on Sheets A.612 and A.613 include a callout “N” located at an upper locker positioned at the top of the locker bank, which does not comply with the required accessible reach range for operable parts per CBC 11B-308 and CBC 11B-811.3.1.

Please provide a compliant accessible locker detail demonstrating required mounting heights, clear floor space, and operable parts within accessible reach ranges, and clearly identify the designated accessible locker(s) within each locker room. Include appropriate callouts on the men’s and women’s locker room plans on Sheets A.612 and A.613 referencing the accessible locker detail.

In addition, revise the locker schedule on Sheet A.611 to clearly identify accessible lockers, as the current callout “N” is noted only as “lockers” and does not distinguish accessible lockers from standard lockers.

AC5. Sheets A.611, A.612, and A.613: Interior elevations for the men’s and women’s accessible water closet rooms are provided on Sheets A.612 and A.613; however, these sheets do not reference Sheet A.611, where the required accessible water closet clearance dimensions are shown. Please add clear callouts on Sheets A.612 and A.613 directing the reader to Sheet A.611, clearly identify the accessible water closet room in each restroom, and provide complete side wall, rear wall, and overall clearance dimensions demonstrating compliance with CBC 11B-604.3 and Figure 11B-604.3.1.

AC6. Sheet A.611: The bathroom accessory schedule identifies a baby changing station; however, the baby changing station is not identified or shown on the enlarged customer restroom plan. Please revise the plans to clearly indicate the location of the baby changing station and provide a corresponding detail demonstrating compliance, including required clear floor space and operable parts within accessible reach ranges, as required by CBC 11B-226.4 and CBC 11B-309.

AC7. Sheet A.611: Shower details are provided; however, no shower stalls are shown within either the men’s or women’s restrooms on the plans. Please revise the drawings to either identify and show the shower stalls on the applicable restroom plans or remove the shower details from Sheet A.611 to maintain consistency between the plans and details.

AC8. Sheet A.611: Under Restroom General Notes, Item 4 references “3/A.623” for mounting heights, locations, and dimensions of fixtures and accessories; however, Sheet A.623 is not included in the plan set. It appears that the required mounting heights, locations, and dimensions are instead provided on Sheet A.611 under Item 6 – Mounting Heights. Please revise the restroom general notes to correct the sheet reference and clearly direct the reader to the applicable information shown on Sheet A.611.

Page 398 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
6 URBAN37, INC. | (925) 359-5559 | [email protected] AC9. Sheets A.201 and A.202: The plans show offices located on both the ground floor and the second floor; however, the plans do not identify which ground-floor office is designated as the accessible office. Please clearly identify the accessible office on the ground floor and demonstrate the required accessible working area, including clear floor space and circulation within the office, in compliance with CBC 11B-203.9 and CBC 11B-305. Where work surfaces are provided within the accessible office, demonstrate compliance with required clear floor space and approach requirements per CBC 11B-902.

AC10. Sheets A.201 and A.202: Please identify, with clear callouts on the floor plans, the applicable enlarged floor plans and relevant details for the following public areas:
customer/sales area, service write-up area, retail parts section, and the public restrooms serving these areas, as required to demonstrate accessibility for spaces open to the public per CBC 11B-201.1 and CBC 11B-206.2. If enlarged floor plans and details are not provided, or if the information shown is incorrect or incomplete, additional accessibility comments may be required at the next review cycle.

AC11. Sheets A.201 and A.202: Please identify the employee break room and all areas used by more than one employee on the floor plans and provide the number of employees served by each space for clarity. Employee common-use areas shall be clearly identified and coordinated with applicable accessibility details to demonstrate compliance with CBC 11B203.9.

If enlarged floor plans and details are not provided, or if the information shown is incorrect or incomplete, additional accessibility comments may be required at the next review cycle.

AC12. Sheets A.201 and A.202: An ADA-compliant counter-mount water station is detailed on Sheet A.003 (Reach Diagram 8) and appears to demonstrate compliant side reach ranges, control heights, and knee/toe clearances when used in lieu of a traditional drinking fountain, consistent with CBC 11B-602. However, the accessible drinking fountain / water station is not identified on the floor plans, and no callout is provided indicating that this fixture is intended to satisfy the required accessible drinking fountain.

Please revise the plans to identify the location of the water station on the applicable floor plans and provide a callout referencing the enlarged reach detail on Sheet A.003. In addition, clearly indicate whether the proposed fixture includes a bottle filler integrated with, or adjacent to, the drinking fountain, and confirm that the configuration provides compliant access for both standing and seated users, as required by CBC 11B-602.

AC13. Sheets E1.03–E1.06, M1.01, M1.02, A.201, and A.202:

A reach range diagram is provided on Sheet A.003 (Reach Diagram 8); however, this diagram applies specifically to the ADA-compliant water station / drinking fountain and does not demonstrate compliance for other operable parts. Operable elements including light switches, thermostats, electrical controls, and mechanical controls are not dimensioned or otherwise shown to verify compliance with required reach ranges and operability, as required by CBC 11B-308 and CBC 11B-309.

Please demonstrate compliance for all applicable operable parts by dimensioning reach heights on the plans or by providing clear callouts on the architectural, electrical, and mechanical sheets indicating where compliant reach ranges are achieved. References to fixture-specific details (such as the drinking fountain reach diagram) shall not be used in lieu of demonstrating compliance for unrelated operable elements.

Page 399 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
7 URBAN37, INC. | (925) 359-5559 | [email protected] AC14. Sheets E1.03–E1.06, M1.01, and M1.02:

Operable parts, including but not limited to light switches, electrical controls, thermostats, and mechanical controls, are shown on the electrical and mechanical plans without dimensions or references sufficient to verify accessible reach ranges. While Sheet A.003, Detail 8 provides a side reach diagram (currently illustrated for a water station), the plans do not demonstrate compliance with required front reach ranges, nor do they clearly indicate which operable parts are intended to be evaluated using side reach versus front reach conditions.

Please revise to demonstrate compliance with both side and front reach requirements, as applicable, by one of the following methods:
• Providing callouts on Sheets A.201 and A.202 identifying operable parts and referencing accessible reach range details on Sheet A.003 (revised or expanded to include front reach conditions), or
• Adding notes and/or enlarged details on Sheets A.201 and A.202 that clearly state the maximum and minimum mounting heights and identify whether side reach or front reach applies at each operable part location.

All revised details and notes shall demonstrate compliance with CBC 11B-308 (Reach Ranges) and CBC 11B-309.4 (Operable Parts).

AC15. Sheets A.201 and A.202: Wall-mounted elements located along accessible circulation paths, including but not limited to fire extinguishers, fire extinguisher cabinets, wallmounted devices, and wall-mounted fixtures, are shown without sufficient information to verify compliance with protruding object limits. Please demonstrate that objects with leading edges between 27 inches and 80 inches above finished floor do not protrude more than 4 inches into required circulation paths, as required by CBC 11B-307.2.

Please revise the plans to either:
• Dimension the projection depth of wall-mounted elements along accessible routes, or • Provide callouts to compliant enlarged details identifying mounting heights and maximum allowable projections for these elements.

AC16. Sheets A.201 and A.202: Employee common-use areas, including the break room, men’s and women’s locker rooms, employee restrooms, and office areas used by more than one employee, are shown on the plans; however, the drawings do not clearly demonstrate that these spaces are served by an accessible route, as required by CBC 11B-206.2.8. In addition, the plans do not clearly demonstrate required accessible clear floor space, interior circulation, and door maneuvering clearances within these employee common-use areas, as required by CBC 11B-203.9.

Please revise the plans to clearly identify the accessible route serving each employee common-use area, dimension or reference compliant door clearances and circulation, and provide callouts to the applicable enlarged details where accessibility features are demonstrated.

Page 400 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
8 URBAN37, INC. | (925) 359-5559 | [email protected] AC17. Sheets A.201 and A.202:

The plans show an upper level/mezzanine accessed by stairs only. Please clarify on the drawings whether the upper level is not required to be accessible because equivalent employee work areas and functions are provided on the accessible ground floor, as permitted by CBC 11B-203.9 (Employee Work Areas) and CBC 11B-206.2.8 (Common Use Circulation Paths in Employee Work Areas).

If the upper level is not required to be accessible, please add a note stating that no accessibility features are required for the stairs, as stair access serves a non-accessible floor with equivalent employee work areas provided on the accessible level, consistent with CBC 11B-203.9.

If the upper level is required to be accessible, please revise the plans to demonstrate a compliant vertical accessible route in accordance with CBC 11B-206.2.3 (Elevators) or CBC 11B-206.2.5 (Platform Lifts), and provide all required accessibility features for the upper level per CBC Chapter 11B, including accessible routes (CBC 11B-402) and work areas (CBC 11B-305).

AC18. A signage mounting height detail for accessible features is provided on Sheet A.003, Detail 7; however, this detail does not identify the required location of tactile/Braille signage relative to doors, nor does it include an enlarged Braille signage detail. In addition, the plans do not clearly identify the required tactile and Braille signage for rooms and spaces where the public may enter or use, including but not limited to restrooms, customer/sales areas, service write-up areas, retail parts areas, nor for common-use employee spaces such as break rooms and locker rooms, as required by CBC 11B-216.2.

Please revise the plans to clearly identify all required tactile and Braille room identification signage, and provide an enlarged signage detail demonstrating compliance with CBC 11B-703, including the following:
a. Tactile characters and Grade 2 Braille mounted on the latch side of the door, on the wall adjacent to the door (not on the door), per CBC 11B-703.4.2. b. The centerline of the tactile characters located 48 inches minimum and 60 inches maximum above finished floor, per CBC 11B-703.4.1.
c. Sign placement positioned so the sign is located within 3 inches of the door jamb, per CBC 11B-703.4.2.

Provide clear callouts on Sheets A.201 and A.202 identifying all locations where tactile/Braille signage is required and referencing the revised signage detail. Revise Sheet A.003 to include Braille location and placement requirements where signage mounting heights are illustrated.

AC19. Sheets A.201, A.202, E1.03–E1.06, M1.01, M1.02, P1.02, and P1.03: Accessibility features shown across the architectural, electrical, mechanical, and plumbing plans are not consistently coordinated to demonstrate that required accessible clear floor spaces and circulation clearances are maintained. In particular, the plans do not clearly demonstrate coordination between door hardware and maneuvering clearances, plumbing fixtures and required clear floor space, and electrical or mechanical controls located within accessible routes or rooms, as required by CBC 11B-206.2 and CBC 11B-305.

Page 401 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
9 URBAN37, INC. | (925) 359-5559 | [email protected] Please revise the drawings to coordinate all disciplines so that required accessible clear floor spaces, door maneuvering clearances, reach ranges, and circulation paths are maintained without encroachment by fixtures, devices, equipment, or door swings. Provide clear callouts on the architectural plans identifying where accessibility is demonstrated and reference the applicable enlarged details or discipline-specific sheets where compliance is shown.

AC20. Sheets A.003 and A.101/A.102:

The accessible parking layout and details do not clearly demonstrate compliance with CBC Chapter 11B. Please revise to address the following:
a. Accessible parking mix: The accessible parking detail on Sheet A.003 appears to show two van-accessible parking spaces, but does not clearly provide a required standard accessible parking space, resulting in an incorrect accessible parking configuration. Please revise to provide the required combination of standard accessible and van-accessible spaces, as required by CBC 11B-208.2. b. Van access aisle: The access aisle serving the van-accessible parking stall on Sheet A.003 is shown on the driver side of the stall, which is not consistent with the intended configuration for van-accessible parking. Please revise to clearly designate one van-accessible parking stall with the access aisle located on the passenger side of the van stall, and label the adjacent stall as the standard accessible parking space. Clearly identify and dimension the access aisle serving the van-accessible stall to demonstrate compliance with CBC 11B-502.2, including the required stall and access aisle width combinations illustrated in Figure 11B502.2. c. Detectable warnings: Detectable warnings are incorrectly shown within the accessible parking access aisle. Detectable warnings are not required and should not be provided within parking stalls or access aisles. Per CBC 11B-247.2, detectable warnings are required only where an accessible route crosses or enters a hazardous vehicular way, such as where a pedestrian walkway transitions directly into a vehicular drive aisle without curb separation.

Please revise the plans to remove detectable warnings from the striped parking access aisle and instead provide detectable warnings only at the appropriate transition points, such as:
• Where the accessible pedestrian route enters a vehicular driving area, and • Where the accessible route reaches the building-side walkway, if that transition occurs at a vehicular way, consistent with CBC 11B-247.2 and Figure 11B-247.2.

AC21. Sheets A.201 and A.202: Doors located along the accessible route are not demonstrated to provide the required smooth surface on the push side of the door. Please revise the plans and door details to demonstrate that the push side of doors serving an accessible route includes a smooth, uninterrupted surface extending a minimum of 10 inches above the finished floor, exclusive of permitted hardware, in accordance with CBC 11B-404.2.10.

Page 402 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
10 URBAN37, INC. | (925) 359-5559 | [email protected] Provide door elevation details or notes identifying where this requirement applies and coordinate with door hardware and finish schedules to ensure compliance.

AC22. Sheets A.201 and A.202: Mechanical, electrical, and plumbing plans depict furniture layouts, but corresponding architectural floor plans do not identify furniture or accessible workstations. For spaces required to be accessible, please revise Sheets A.201 and A.202 to show furniture layouts and clearly identify accessible tables, desks, and seating locations, including the accessible chair/work position and required clear floor space.

If the upper floor is not required to be accessible, please clarify this on the plans. If any upper-floor spaces are required to be accessible, provide the same level of furniture identification and accessibility documentation on the applicable architectural sheets.

AC23. Sheets A.101, A.102, A.003: Where the accessible entrance or accessible route is not the most direct or obvious path from parking, signage is required to identify and direct users to the accessible entrance, per CBC 11B-216.6.

Please verify on the site/parking plans that directional signage is provided where required and add plan callouts referencing a compliant sign detail indicating mounting height and character requirements per CBC 11B-703.

AC24. Sheets A.201, A.202: Provide tactile “EXIT” signage at each exit door, regardless of whether the exit is on an accessible route, as required by CBC 11B-216.4, with tactile character and Braille requirements per CBC 11B-703.

Please add plan callouts on Sheets A.201 and A.202 identifying the location of tactile exit signage at all required exit doors, including exits serving stairways.

AC25. Sheets A.201, A.202: The electrical plans reviewed do not clearly identify the location of visible notification appliances (strobes) required for occupants who are deaf or hard of hearing. Please clarify where visible alarm notification appliances are provided in public and common-use spaces, as required by CBC 11B-215.2 and CBC 907.5.2.3.

At a minimum, verify and show visible notification appliance coverage for spaces such as the Customer Area, Service Write-Up Area, Retail Parts, and common-use employee spaces (e.g., Break Room, Locker Rooms).

ENERGY: By Karim Kamran
En1. Wall Details/Sheet A.901: Please specify the insulation R-value.

En2. Sheet M.002: Note MERV13 air filters as with a 2” nominal depth in “Packaged Rooftop Air Conditioning Unit Schedule note 1”. [CEnC 120.1(c)1A to C] 1” filters are allowed, but require a calculation to demonstrate that the filter face velocity is less than 150 feet per minute.

En3. Sheet M.002: Each space conditioning system shall be installed with controls capable of automatically shutting off the system during periods of nonuse, and shall have an automatic time switch control, occupancy sensor, or 4-hour manually operated timer. [CEnC 120.2(e)1]

Page 403 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
11 URBAN37, INC. | (925) 359-5559 | [email protected] En4. Sheet E.300: Per indoor lighting energy report page 2, the total installed lighting power exceeds 4000 watts. Lighting controls in nonresidential buildings having a total installed lighting power of 4,000 watts or greater shall be capable of automatically reducing lighting power in response to a demand response signal. [CEnC 110.12(c)] En5. Please provide and show on plans demand responsive controls. Demand responsive controls shall be certified OpenADR 2.0a or b, or certified by the manufacturer as capable of responding to a demand response signal from a certified OpenADR 2.0b Virtual End Node. [CEnC 110.12(a)]
En6. Sheet E.002: Please update single line diagram and main electrical service panel schedule to show a minimum busbar rating of 200 amps and a reserved space to allow for installation of a double pole circuit breaker for future solar electric installation. The reserved space shall be labeled “For Future Solar Electric”. [CEnC 110(e)] En7. Please note on plans that when PV is not installed, system comply requirements of CEnC 110.10(b) through 110.10(d) apply. [CEnC 110.10(a)4]
En8. Please identify location reserved for inverters and metering equipment and a pathway reserved for routing conduit from the solar zone to the point of interconnection with the electrical service. [CEnC 110(c)]
GREEN BUILDING: By Karim Kamran
GB1. Please provide the 2023 worksheet. 2023 Storm Water LID Determination Worksheet.

GB2. Please include construction BMP sheets. You can develop your own, or use the SEA developed sheet available here: Construction BMP Plan Sheet.

GB3. Sheet A.101: CalGreen 2022 do not include requirements for clean air vehicle parking.

EV and EV capable are required now. Please revise plans.

GB4. Sheet A.101: Please specify and locate bicycle parking (short and long term CALGreen

5.106.4.). Reference bike rack detail 7/A.111 on site plan.

MECHANICAL: By Karim Kamran
M1. Sheet M.001: Please revise the code reference to read 2022 under “Seismic Bracing Criteria Note A” and “General Note 1, 49 – 52, 55, 59 & 62” M2. Sheet M.001: Please remove or cross out “Residential Cal Green Requirements Notes” as it is a non-residential project.

M3 Sheet M.001: Please coordinate the location of EF-3 in fan schedule with energy report NRCC-MCH-E page 8.

Page 404 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
12 URBAN37, INC. | (925) 359-5559 | [email protected] M4. Sheet M.101: Radiant Heater is noted as TBD in Washbay, Detail Bay and Service Drive.

However, in order approve, plans shall be buildable set. Please include the specification for the radiant heater in resubmittal.

M5. Sheet M.101: Please detail R-5 insulation at the edge of heated slabs, including basement slabs. [CEnC 110.8(g)],
M6. Sheet M.201 & M.202: Please show secondary condensate drains to an approved location for Indoor FC Heat Pump Units per CMC 310.2.

M7. Sheet M.201 & M.202: Note specify “Mechanical Duct Plan are in progress” and duct runs are not shown. Please provide them in resubmittal for review.

M8. Sheet M.201 & M.202: Please update plans to show the CFM rating at supply and returnair register. CMC 402.1.1 M9. Sheet M.201 & M.202: Please update plans and locate exhaust fans per the schedule on sheet M.002.

M10. Sheet M.203: Buildings exceeding 15 ft in height shall have an inside means of access to the roof. Please detail access to appliances on roof per CMC 304.3. Access type shall be per CMC 304.3.1.1. Please also specify permanent lighting per CMC 304.3.2 PLUMBING: By Gene Ferrero
P1. Please specify water supply lines. All underground service supply lines shall be of nonmetallic material consisting of either polyethylene, minimum class 160, Poly Vinyl Chloride (PVC), minimum schedule 40, PEX or PEX-AL-PEX. Metallic materials may be used when suitable protection, approved by the building official, is provided. [RPMC 15.20.010, 301.2.6]
P2. Sheet A.002 & P.002: Please provide drinking fountains; CPC Table 422.1 requires one, but one accessible and one standing (hi/lo) is required per CBC 11B-211.2.

Bottle fillers can only replace half of additional drinking fountains – not the first. Please update plans to show a drinking fountain. [CPC 415.2]
Please provide drinking fountains or calculate the plumbing occupancy load (per Occupant Load Factor Table 4-1) as less than 30 to be exempted from providing drinking fountains. [CPC 415.2]
P4. Sheet P.002: The plumbing fixture schedule appears to be missing fixtures. (water closets, urinals, drinking fountains, water heaters, etc.)

Page 405 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
13 URBAN37, INC. | (925) 359-5559 | [email protected] P5. Sheet P.002: Toilet seats for public use shall be of the elongated type and either of the open front type or have an automated seat cover dispenser. Plastic seats shall comply with IAPMO Z124.5. [CPC 411.3]
P6. Sheet P.402: Please indicate that urinal partitions shall be placed to provide privacy. No urinal shall be set closer than 12-inches from its center to a side wall or partition nor closer than 24-inches center to center. [CPC 402.5] Please provide a detail.

P7. Sheet P.402: Some of the details (10 & 11) and fonts are very light. Please revise.

P8. Sheet P.102: Please indicate the location of the clothes washer as shown in detail 9/P.402
P9. Sheet P.102: Please provide an enlarged detail for the piping for the booster pump skid in the janitor’s closet (111) Pumps shall be installed in accordance with the manufacturer’s installation instructions, pumps shall be accessible for repairs, and pumps intended to supply drinking water shall be in accordance with NSF 61. [CPC 609.8] Provide all floor mounted equipment supports, bracing and anchorage details in the plan, coordinate with the structural engineer.

P10. Water heaters shall be anchored or strapped to resist horizontal displacement due to earthquake motion. Strapping shall be at points within the upper one-third (1/3) and lower one-third (1/3) of its vertical dimensions. At the lower point, a minimum distance of 4 inches shall be maintained above the controls with the strapping. [CPC 507.2] P11. The discharge piping serving a temperature relief valve, pressure relief valve, or combination of both shall have no valves, obstructions, or means of isolation. The discharge termination point shall be readily observable. [CPC 608.5] P12. Interceptors (clarifiers) (including grease, oil, sand interceptors [clarifiers], etc.) shall be required where they are necessary for the proper handling of liquid wastes containing grease, flammable waste, sands, solids, acid or alkaline substances, or other ingredients harmful to the building drainage system, the public or private sewer, or to public or private sewage disposal. [CPC 1009.1] Please verify that the trash enclosure drain shall be connected to the sand / grease interceptor
P13. Sheet P.105: On the roof plan please provide a roof drain calculation to include the size of the proposed piping (leaders & vertical), roof drains, the overflow or scupper size, etc.

Roof drains shall be designed for a storm of 60 minutes duration and 100 year return period. [CPC 1101.12]
P14. Please provide a condensate waste plan, specify the size and material of the condensate lines. Note that POE oils react poorly to plastics, including Pex, PVC and CPVC.

P15: Please provide Title 24 NRCC-PLB-E (Domestic Water Heating System) with the resubmittal. Energy compliance forms must be reproduced into the plan set and provided as an 8.5 x 11 document.

P16. Please clarify if a compressed air system is proposed for this project and provide a complete piping plan and equipment schedule. Depending on the combined HP Title 24 NRCC-PRC-E (Process Systems) with the resubmittal. Energy compliance forms must be reproduced into the plan set and provided as an 8.5 x 11 document.

Page 406 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
14 URBAN37, INC. | (925) 359-5559 | [email protected] ELECTRICAL: By Gene Ferrero
E1. Please provide Title 24 NRCC-ELC-E (Electrical Power Distribution) with the resubmittal.

Energy compliance forms must be reproduced into the plan set and provided as an 8.5 x 11 document.

E2. Please include a trenching diagram and conduit protection for proposed exterior location conduits. Verify that cover complies with CEC Table 300.5.

E3. Sheets E.102 & E.104: The means of egress illumination level shall be not less than 1 footcandle at the walking surface. Along exit access stairways, exit stairways, and at their required landings, the illumination level shall be not less than 10 foot candles at the walking surface when the stairway is in use. [CBC 1008.2.1] E4. Sheets E.102 & E.104: Please provide illuminated exit signs at exits. [CBC 1013.3] E5. Sheet E.105: At least one 125-volt single phase 15 or 20 amp receptacle outlet shall be installed at an accessible location within 25 feet of heating, air conditioning, and refrigeration equipment. [CEC 210.63(A)]
E6. Sheet E.105: Please provide the following on the electrical roof plan:
1) Provide the location of all equipment disconnects on the plan. 2) Show all circuits serving the roof equipment as labeled in the panels E7. Please indicate how the Switchgear is to be mounted and secured. Provide all floor mounted equipment supports, bracing and anchorage details in the plan, coordinate with the structural engineer.

E8. Sheet E.002: Please provide AIC Calculations for the new Switchgear.

E9. Sheet E.001: Please revise plan to note: Contractor is responsible to arrange for inspections of electrical equipment, including conductor terminations in panels in a deenergized condition.

E10. Sheet E.001: Please revise plan to note: at time of inspection panels must be de-energized and any upstream breakers controlling the panel must be properly locked out and tagged out in conformance with safety procedures in NFPA 70E. Failure to have the equipment in a de-energized condition may result in an automatic inspection failure and may be subject to a reinspection fee.

E11. Sheet E.001: Please revise plan to note: Tightening torque of bus connections and conductor terminations shall be demonstrated in the presence of the inspector using a

Page 407 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
15 URBAN37, INC. | (925) 359-5559 | [email protected] calibrated tool to achieve the indicated torque value of the equipment. Typical torque wrench calibrations are valid for a period of six months or 5,000 uses whichever occurs first. [CEC 110.14D]
E12. Sheet E.001: Please revise plan to note: Inspector will verify torque to specs on transformers, breakers, busway tap cans, wire connectors and bolted buss connections.

If no markings are present use values in NEC Annex I. This inspection must be done with the equipment in a de-energized condition. [CEC110.14D] E13. Sheet E.001: Please revise plan to note: All switchboards, panelboards, industrial control panels, meter socket enclosures and motor control centers shall be field marked warning of potential arc flash hazards. The labeling shall conform to the guidelines in ANSI Z535, 4-2011 Product Safety Signs and Labels. This does not apply to panels within individual dwelling units.

E14. Sheet E.100: SP lighting located at parking stall22 is missing branch circuit home run.

Please amend.

E15. Sheet E.103: The power plan specifies panel 1PA4. This panel is missing from the plan.

Please amend
E16. Sheet E.002: In addition to the GFI requirements of CEC 210.8, all receptacles installed for the connection of electric vehicle charging shall have ground-fault circuit-interrupter protection for personnel. [CEC 625.54]
E17. Please provide EVCS cutsheets/specifications. If GFCI protection for personnel is not integral with charging ports, please show how compliance with CEC 625.54 is achieved.

STRUCTURAL: By Jeff Taner, SE
S1. A201: Automobile lifts are identified in Service Department 130. a. Illustrate details of the lifts’ anchorage to the floor. b. Demonstrate by calculation lifts’ anchorage to floor satisfies code prescribed gravity and seismic forces.
c. 4/A001 does not explicitly identify the lifts.

S2. M201 and M202: Mechanical ducts not specified. Confirm ducts do not penetrate CMU walls, or account for duct penetrations in CMU shear wall analyses and CMU axial load in combination with out-of-plane seismic analyses.

Page 408 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
16 URBAN37, INC. | (925) 359-5559 | [email protected] S3. A203 mechanical screen:
a. Illustrate means by which mechanical screen attaches to roof framing. b. Demonstrate by calculation the mechanical screen components and the screen’s attachment to the roof framing resist code prescribed wind and seismic forces within code prescribed permissible materials stress limits.

S4. M203 Rooftop mechanical equipment:
a. Detail illustrating attachment of mechanical equipment to roof framing not apparent.
b. Demonstrate by calculation anchorage of rooftop mechanical equipment is adequate to resist code prescribed wind and seismic forces.

S5. 7/M301: Detail refers to structural drawings for attachment of duct support stanchion.

Information on structural drawings concerning this attachment not apparent.

S6. S1.1.1 Miscellaneous Metals (Design-Build): Clarify the intend of item 2. Architectural drawings do not identify an elevator as a project scope component.

S7. 1/S1.3.1: Specification of the location of the CMU wall relative to the footing for the “concentric footing” condition is not apparent.

S8. 6/S1.3.1: Specification of the location of the CMU wall relative to the footing is not apparent.

S9. 7/S1.3.1: Specification of the location of the CMU wall relative to the footing is not apparent.

S10. 2/S1.3.2: Location of CMU wall relative to footing not specified.

S11. 8/S1.4: Clarify treatment of (3) added #6 chord bars at expansion joint shown on 5/S1.4.

Added #6 bars need to pass continuously through control joint to function as tensile chord.

S12. 7/S1.4: Demonstrate by calculation the anchors connecting the CMU walls to the roof comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

S13. 8/S1.4: Demonstrate by calculation the anchors connecting the CMU walls to the roof comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

S14. 1/S1.4.1: Demonstrate by calculation the anchors connecting the CMU walls to the wide flange steel beam comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

Page 409 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
17 URBAN37, INC. | (925) 359-5559 | [email protected] S15. 2/S1.4.1: Demonstrate by calculation the anchors connecting the CMU bearing plate comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

S16. 3/S1.4.1: Demonstrate by calculation the anchors connecting the CMU walls to the wide flange steel beam comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

S17. 4/S1.4.1: Confirm constructability. If steel column with rebar is erected and vertical dowels extending upward from footing are present. Confirm blocks next to steel column can be laid up.

S18. 5/S1.4.1: Demonstrate by calculation the anchors connecting the CMU bearing plate comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

S19. 7/S1.4.1: Demonstrate by calculation the anchors connecting the CMU walls to the open web steel joists comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

S20. 2/S1.4.1: If open web joists are pitched, clarify how ample joist bearing is achieved if bearing plate is installed level.

S21. 2/S1.4.1: Clarify attachment of steel deck to HSS5x5 if steel deck slopes to conform to roof slope shown on architectural drawings.

S22. 7A/S1.4.1: A 7/16" fillet weld is specified for the attachment of rebar to the bearing plate.

Confirm a 7/16 inch fillet weld is prequalified in AWS D1.1, or specify on drawings the procedure for qualification testing of non-prequalified welds.

S23. 7A/S1.4.1: If roof joists are pitched to conform to roof slope, clarify how ample joist bearing on bearing plate will be achieved.

S24. 1/S1.4.2: Demonstrate by calculation the anchors connecting the CMU walls to the open web steel joists comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

S25. 3/S1.4.2: Demonstrate by calculation the anchors connecting the CMU walls to the wide flange steel beam comply with ASCE 7-16 12.11 and TMS 402-16 Section 6.3 for resolution of out-of-plane seismic forces acting on CMU walls.

S26. 5/S1.5: Demonstrate the unresolved component of the flanges’ axial forces can be resisted or add welded stiffener.

S27. S2.1: Plan dimensions of CMU piers in line A shear wall do not appear to be specified.

S28. S2.1 Note 3: The graphic defining the top of footing elevation states the elevation specified is the minimum depth. If contractor installs footing substantially deeper than the specified minimum, s/he will be in conformance with the drawings, but moment frame drift

Page 410 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
18 URBAN37, INC. | (925) 359-5559 | [email protected] calculations will underestimate the drift due to decreased column stiffness. Placing a control on the footing depth ensures the constructed condition conforms to the calculations’ design intent and provides the inspector a basis for enforcement of design intent.

S29. S2.1: Dimensions locating steel moment frame columns and tube steel columns not apparent.

S30. S2.1: Dimension locating south CMU wall of Washbay 127 not apparent.

S31. S2.2: Demonstrate how inertial force in portion of concrete floor diaphragm located north of line D is transferred to line 3 moment frame south of line D for north-south direction seismic force.

S32. S2.3: Demonstrate how inertial force in portion of steel deck roof diaphragm located north of line D is transferred to line 3 moment frame south of line D for north-south direction seismic force.

S33. S2.3: Demonstrate how inertial force in portion of steel deck roof diaphragm located north of line B is transferred to line 4 CMU shear wall south of line B for north-south direction seismic force.

S34. S2.3: Section 7/S1.4 is specified along the top of the CMU wall south side of Washbay 127 and CMU wall on line B. A2.03 indicates roof slopes downward at 1/4:12 to west and east parallel to plane of Washbay 127 south wall and line B wall. Direction of roof slope shown in 7/S1.4 contradicts roof slope direction shown on A2.03.

S35. S2.3: Clarify whether open web steel roof joists between lines A and C hold level or slope to conform to roof slope. Building sections on A4.02 illustrate joists installed pitched.

Section 2/S1.4.1 occurs along line west CMU wall of Service 130 and it illustrates the open web joists hold level.

S36. A/S3.2: Demonstrate by calculation the wall’s adequacy to resist dead load axial compression load in combination with out-of-plane seismic forces in accordance with TMS 402-2016 Section 8.3.4 or 9.3.4.

S37. 2/S4.1: The means by which the moment frame beam connects to the shear plate welded to the column is not apparent. Bolts are specified as “erection bolts.” If beam web is welded to shear plate, weld specification not apparent.

S38. 4/S5.1: Specification of the location of the CMU wall relative to the footing is not apparent.

S39. 2/S5.1: Demonstrate deformation compatibility of stair stringers with seismic drift of second floor if stringer feet are anchored to the foundation. Confirm stringers’ connection to second floor framing will maintain gravity load support during seismic drift.

S40. Calculations: Confirm seismic analysis of the office wing second floor includes accidental torsion pursuant to ASCE 7-16 12.8.4.2.

Page 411 ends

ITEM NO. 7.

First Plan Review – City of Rohnert Park
Urban37 #: 25-100-006
Permit #: CB25-0123
19 URBAN37, INC. | (925) 359-5559 | [email protected] S41. Calculations: Confirm seismic analysis includes redundancy factor, ρ, according to ASCE 7-16 12.3.4.

S42. Calculations: Demonstrate CMU wall anchorage forces at the roof are transferred into the roof diaphragm in accordance with ASCE 7-16 12.11.2.2.

S43. Thank you for listing special inspection items. Please complete the City Rohnert Park Statement of Special Inspections. Ensure all signatures are provided and include two copies of the form with resubmittal package. Also, list EIFS exterior wall covering system as special inspection
[END]

Page 412 ends

ITEM NO. 7.

March 18, 2026
City of Saratoga
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
Project: New SFD
Address: 19363 Athos Pl
Permit #: 26-0596
Urban37 #: 26-106-036
The below plans and supporting documentation have been reviewed for compliance based on the 2025 California Building Code, 2025 California Residential Code, 2025 California Mechanical Code, 2025 California Electrical Code, 2025 California Plumbing Code, 2025 California Energy Code, 2025 California Green Building Standards Code, and the City of Saratoga’s Ordinances.

Plans (32) Sheets dated 03.05.26 by Michelle Miner
Supporting
Documents
Structural Calculations dated 03.04.26 by MHA Consulting Engineers Energy Calculations dated 01.23.26 by GM Designs
Geotechnical Report dated 11.18.25 by Frank Lee & Associates Special Inspection Form dated 03.05.26 by MHA Consulting Engineers, Inc.

Drainage Plans dated 12.07.25 by Advanced Development
Hydrant Flow Letter dated 01.14.26 by San Jose Water
Concurrent Permit Application dated 02.26.26 by Michelle Miner Please note our review is restricted to the regulations overseen and implemented by the City of Saratoga’s Building Department. Our plan review is complete, and comments are attached.

Sincerely,
Sara K DeLand
Plans Examiner
[email protected]
Urban37, Inc.

Page 413 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
2 URBAN37, INC. | (925) 359-5559 | [email protected] Building Data:

Occupancy: R3/U
Const. Type: V-B
Sprinklered: Yes
Project Floor Area: 1st Floor: 2253sf, 2nd Floor: 1568sf, Garage: 621sf Building Stories: 2
WUI: No
Flood Zone: X
GENERAL:

G1. Sheet 1: Expand the General notes on the cover sheet to include the following Site Management notes:
a. Contractor/Owner shall obtain an encroachment permit for any and all improvements in the City right-of-way or City easement including all new utilities prior to commencement of the work to implement these plans. b. The project shall have signage viewable from the public street that indicates the following:
• Hours of construction as Mon- Fri: 7:30 am to 6 pm, Saturdays: 9am to 5 pm. - Contractor/Owner emergency contact information.
• Weekend/after-hours Sheriff contact numbers.
c. Note on the plans, only C&D collection contractors shall be utilized to collect and transport C&D debris.
d. Prior to foundation inspection by the City, the Licensed Land Surveyor of record shall provide a written certification that all building setbacks are per the approved plans.
e. Damages to the driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to the final inspection.

G2. Incorporate a complete and valid (signed) Planning Commission Design Review Resolution into the submitted plan sets.

G3. Prior to issuance of the Building Permit a sanitary sewer hookup permit (or clearance letter) must be obtained and a copy of the permit must be submitted to the Building Department.

G4. Incorporate a complete and valid Planning Department Design Review Approval Resolution into the submitted plan sets. A resolution is valid only when it includes all the required signatures. *Comply with all Conditions Of Approval.

G5. Show all utilities (new and existing) on site plan. Indicate the locations of all trenching that will be required at the site.

Page 414 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
3 URBAN37, INC. | (925) 359-5559 | [email protected] G6. Note on the site plan or cover sheet: “Prior to any grading, scraping or trenching within/under the canopy of a protected tree, a certified arborist shall be retained to provide supervision and recommendations to minimize possible damage to the tree. The proposed trenching shall then be approved by the City of Saratoga Planning Department prior to commencing digging. The City of Saratoga Arborist is: Christina Fusco, (408) 868-1276.”
G7. Provide an itemized list which clearly indicates how each review comment(s) is addressed and the specific location on the plans, specifications, or calculations where the correction(s) is provided. Include on the itemized list any changes to the plans or previously submitted documents that are not the result of the plan check correction process. Changes made to the plans, not a result of responses to the plan review comments may result in additional comments on future rounds.

ARCHITECTURAL:

A1. Review and correct all notes, details and plans to comply with the 2025 code cycle.

Additional comments may be forthcoming.

A2. Sheet 1: Expand the Applicable codes to include the City of Saratoga’s Ordinances A3. Sheet 5 shows “pool equipment” but there is no pool shown on the site plan. Please provide clarification. If there is a proposed pool, please specify the new pool on the cover sheet as “under a separate permit.”
A4. Sheet 5: Correct the site plan to include the roof line. Be sure to provide dimensions from the eave and the exterior walls to the property line.

A5. Sheet 5: Update plans to demonstrate how site grading or drainage system will manage all surface water flows to keep water from entering buildings. Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet. [R401.3] Impervious surfaces within 10 feet of the building foundation shall be sloped not less than 2 percent away from the building. [R401.3, Exception]
A6. Sheet 10: Correct the sheet number on the stair detail to reference sheet 21, not 19.

Page 415 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
4 URBAN37, INC. | (925) 359-5559 | [email protected] A7. Sheet 10: Please widen the Guest bedroom door and bathroom door to be at least 36” wide for a net clear opening of 32”. At least one bathroom and one bedroom on the entry level shall provide a doorway with a net clear opening of not less than 32 inches measured with the door positioned at an angle of 90 degrees from the closed position. [R328.1.3] A8. Sheet 10: Correct all Aging in place requirements to read and comply with R328.

A9. Sheet 10: Identify the bathroom that is to provide the required blocking for aging in place requirements. [R328.1.1]
A10. Sheet 11: There are two keynotes in the walk-in closet for Bedroom #2, but there are no keynotes on this sheet. Please provide all applicable notes on this sheet.

A11. Sheet 10: Please specify the step from the house finished floor to landings and steps at exterior doors. Doors shall be provided with landings or floors not more than 7¾" below the top of the threshold. [R318.3.2]
A12. Sheet 10: Specify the glazing in the door along the left side of the kitchen as safety glazing.

Glazing in all fixed and operable panels of swinging, sliding and bifold doors shall be considered a hazardous location. [R324.4.1]
A13. Sheets 10 & 11: Please clarify the discrepancy of the attic area used between the Attic Ventilation Calculations and the area on the cover sheet.

A14. Sheets 10 & 11: Provide building section cuts through the first and second floor plans and reference sheet 15.

A15. Sheets 13 & 14: Please provide a dimension to the finished floor from the sill for each of the windows to verify emergency escape and rescue openings [R319] and safety glazing requirements. [R324]

1. Emergency escape and rescue openings shall have the bottom of the clear opening not greater than 44 inches measured from the floor. [R319.2.3]

2. Glazing of 9 square feet or larger, with the bottom edge of the glazing less than 18 inches above the floor and the top edge of the glazing more than 36 inches above the floor, and one or more walking surfaces are within 36 inches, measured horizontally and in a straight line of the glazing, must be protected with safety glass. [R324.4.3]
A16. Sheet 13: Show the location of the address on the Front elevation. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches high with a minimum stroke width of ½ inch. Numbers shall not be spelled out. These numbers shall contrast with their background. [R308.1]

Page 416 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
5 URBAN37, INC. | (925) 359-5559 | [email protected] A17. Sheet 13: Correct the note for the siding underlayment as Grade D paper is only for Stucco assemblies. No fewer than one layer of water-resistive barrier (WRB) shall be applied over studs or sheathing of all exterior walls with flashing indicated in R703.4, in such a manner as to provide a continuous WRB behind the exterior wall veneer. [R703.2] Water-resistive barrier materials for non-stucco finishes shall comply with one of the following [R703.2]:

1. No. 15 felt complying with ASTM D226, Type 1.

2. ASTM E2556, Type 1 or 2.

3. Foam plastic insulating sheathing water-resistive barrier systems complying with Section R703.1.1 and installed in accordance with the manufacturer's installation instructions.

4. ASTM E331 in accordance with Section R703.1.1.

5. Other approved materials in accordance with the manufacturer's installation instructions.

A18. Provide and reference window and door flashing. Flashing at exterior door and window openings shall extend to the surface of exterior wall finish or to a water resistive barrier complying with R703.2 for subsequent drainage. Air sealing shall be installed around all window and door openings on the interior side of the rough opening gap. [R703.4.1] A19. Sheet 16 or 17: Note smoke and carbon monoxide alarms as building powered with battery backup, and interconnected. [R310.6] [R310.4] [R311.6] [R311.5] A20. Sheet 21: Provide an additional guard rail detail for the stairs. [R321.1]

1. Guards on the open sides of stairs shall have a height not less than 34-inches.

Where the top of the guard serves as a handrail on the open sides of stairs, the top of the guard shall be not less than 34-inches and not more than 38-inches measured vertically from a line connecting the leading edges of the treads. [R321.1.2]

2. The triangular openings at the open side of stair, formed by the riser, tread and bottom rail of a guard, shall not allow passage of a sphere 6-inches in diameter. on the open side of stairs shall not have openings that allow passage of a sphere 4 3/8-inches in diameter. [R321.1.3]
A21. Sheet 15: Expand the notes for the asphalt shingles. For roof slopes from 2:12 to 4:12, underlayment shall be two layers. [Table R905.1.1(2)]
A22. Please provide and reference details for the two flat roofs shown on sheet 15.

A23. Please reference all project specific details from sheets 20 and 21 on the floor plans, elevations, and building sections where applicable.

A24. Provide and reference details for the tub and shower compartments:

Page 417 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
6 URBAN37, INC. | (925) 359-5559 | [email protected]

1. Tub and shower compartments shall be finished with a nonabsorbent surface.

Such wall surfaces shall extend to a height of not less than 6 feet above the floor. [R327.2]

2. Materials used as backers for wall tile in tub and shower areas and wall panels in shower areas shall be glass mat gypsum panel, fiber-reinforced gypsum panels, non-asbestos fiber-cement backer board, or non-asbestos fiber-cement reinforced cementitious backer units installed in accordance with manufacturers' recommendations. [R702.4.2]

3. Water-resistant gypsum board shall not be installed over a Class I or II vapor retarder in a shower or tub compartment. Cut or exposed edges, including those at wall intersections, shall be sealed as recommended by the manufacturer. [R702.3.7] Water resistant gypsum backing board shall not be used where there will be direct exposure to water, or in areas subject to continuous high humidity. [R702.3.7.1]
A25. Sheet 15: Update the roof plan to show the sun tunnel that is over the Bathroom attached to Bedroom 2.

ENERGY:

En1. Thank you for including the water heater, heating and AC and T24 requirements on the cover sheet. Please list the appliance efficiency on the plans. Additionally, coordinate the size of the heat pump water heater. The cover sheet shows 80 gallons; however, page 12 of the PRF forms specifies a 40 gallon.

En2. Please verify and correct the front orientation page 1 of the PRF forms. The front appears to be closer to 110° per the north arrow provided on the site plan. (An incorrect orientation can result in a 10% swing in compliance margin.)
En3. Please correct both the entry door and side door shown in the Opaque doors to be in the Fenestration/Glazing. Doors with over 25% glazing shall be under the Fenestration/ Glazing rather than Opaque Doors. Glazed doors are treated the same as windows and must meet the U-factor and SHGC requirements for windows.

Page 418 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
7 URBAN37, INC. | (925) 359-5559 | [email protected] En4. Please include the sun tunnel that is shown in the Bathroom attached to Bedroom 2 in the Fenestration/Glazing.

En5. Sheet 15: Please be sure all insulation that is shown in the energy compliance forms is correctly shown on the building sections. [CEnC 150.0(a) to (d)]

1. Show the location of the R-19, Attic Roof New First Floor and New Second floor are shown per pages 10 and 11 of the PRF forms.

2. Correct the insulation value for the new roof Insulation, Cathedral Ceilings to show a total Cavity R-value of R-38 with an interior continuous R-vale of R-19 as shown on page 10 of the energy compliance forms. If the R-19 is to be the attic roof, please do not duplicate the insulation values unless it is in fact duplicated in the project.

3. Correct the Exterior wall insulation value to specify R-15 with an exterior continuous R value of R-5 to match the Opaque Surface Constructions on page 10 of the PRF forms.

4. Show the location of the R-19 Floors over Crawl space.

En6. Sheets 16 and 17: Be sure all lights in habitable spaces are controlled by dimmer switches.

This includes all lights in the Family room. Lighting in habitable spaces, including but not limited to living rooms, dining rooms, kitchens and bedrooms, shall have readily accessible wall-mounted dimming controls that allow the lighting to be manually adjusted up and down. [CEnC 150.0(k)2F]
En7. Sheet 16: Specify the kitchen hood exhaust rate for the range on the plans. Kitchen hoods require a higher exhaust rate or ASTM E3087 Capture Efficiency (CE) ratings than previous codes. Over an electric range, provide a 50% CE or 110 cfm exhaust hood. CEnC Table 150.0-G] Additionally, remove Kitchen Note 8 on sheet 19.

Page 419 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
8 URBAN37, INC. | (925) 359-5559 | [email protected] En8. Sheet 18: Correct General Electric note 7 to comply with the 2025 CEnC. Outdoor lights must be high efficacy and controlled by a photocell and motion sensor, a photocell and an automatic time switch control, or controlled an astronomical time clock control. [CEnC 150.0(k)(3)]
En9. Sheet 16: All single-family residences that include one or two dwelling units shall be ESS ready or install an ESS system. [CEnC 150.0(s)] Provide the following:
a) A minimum of four branch circuits shall be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. b) Sufficient space shall be reserved to allow future installation of a system isolation equipment/transfer switch within 3 feet of the main panelboard. Raceways shall be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of backup power source. c) The main panelboard shall have a minimum busbar rating of 225 amps, and d1) ESS ready interconnection equipment with a minimum backed-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or
d2) A dedicated raceway from the main service to a panelboard (subpanel) that supplies the branch circuits in CEnC 150.0(s)(2). All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway shall be not less than 1 inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel shall include all backed up load circuits.” En10. Sheet 16 or 17: Please label one or more fans to operate continuously at 148 cfm (or greater) with a fan efficiency of 0.35 to provide indoor air quality per PRF page 13. [CEnC 150.0(o)1C.i]
At the IAQ fan switch, note a label clearly displaying the following or equivalent text: "This switch controls the indoor air quality ventilation for the home. Leave it on unless the outdoor air quality is very poor." [CEnC 150.0(o)1J]
En11. Sheet 10 shows notes for a gas fireplace; however, sheet 16 shows this fireplace as an electric fireplace. Please clarify if this is to be gas or electric and coordinate notes. If gas, update the energy compliance forms to show “natural gas” rather than “all electric.”

Page 420 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
9 URBAN37, INC. | (925) 359-5559 | [email protected] En12. Sheet 18: Review and correct all energy notes to read and comply with the 2025 CEnC.

GREEN BUILDING:

GB1. Thank you for providing the CALGreen Checklists. Please update to show compliance with the 2025 CALGreen Mandatory measures. You may find the AIA checklists a useful resource. https://aiacalifornia.org/calgreen-checklists/ Please check “Y” or “N/A” for each element on the checklist.

MECHANICAL:

M1. Thank you for providing a detail for an Attic furnace. Please amend this detail to show compliance with a heat pump system. Detail 16/20 shows gas requirements. Additionally, please reference on the plans where each FAU is located. Please be sure to update the Platform Note 2 to reference the 2025 CBC, not 2016 CBC.

M2. Sheet 19: Expand the Laundry notes to include the following. Clothes dryer exhaust ducts shall be terminated in accordance with the CMC. [R303.5.1, Exception 3] Specifically, clothes dryer exhaust ducts shall terminate to the outside of the building in accordance with CMC 502.2.1 and shall be equipped with a backdraft damper. Screens shall not be installed at the duct termination. Devices, such as fire or smoke dampers that will obstruct the flow of the exhaust shall not be used. Where joining ducts, the male end shall be inserted in the direction of airflow. [CMC 504.4]
PLUMBING:

P1. Piping must be installed to permit future use of graywater system served by the clothes washer and other greywater fixtures. [SMC 16-49.035, 4.305.1]

Page 421 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
10 URBAN37, INC. | (925) 359-5559 | [email protected] P2. Sheets 10 – 11 & 16 - 17: Please correct the location of the control valves in the Guest Bathroom and Main Bathroom to be arranged so that the shower heads do not discharge directly at the entrance to the compartment. Control valves and showerheads shall be located on the sidewall of shower compartments or otherwise arranged so that the showerheads do not discharge directly at the entrance to the compartment so that the bather can adjust the valves prior to stepping into the spray. [CPC 408.10] P3. Sheet 19: Review and correct all notes to read and comply with the 2025 CPC.

P4. Sheet 20: Correct detail 14 for the water heater to remove all gas notes for the NEEA rated heat pump water heater.

ELECTRICAL:

E1. Sheet 16: Provide a surge protective device (SPD) at the main service panel. The SPD may be integral to or immediately adjacent to the service equipment and must be Type 1 or Type 2 SPD. [CEC 230.67(A) to (C)]
E2. Sheet 16: Automatic garage door openers, where provided, shall be listed and labeled in accordance with UL 325 and shall be installed in accordance with the manufacturer's installation instructions. [R317.4]
E3. Sheet 16: Please relocate the switch for the lights at the stairs to be at the bottom of the stairs rather than the center of the stairs. Interior stairways shall be provided with a wall switch at each floor level to control the light source where the stairway has six or more risers. [R325.6]
E4. Sheet 16: Provide an additional GFCI protected outlet to the left of the kitchen sink. Kitchen countertop receptacle outlets shall be installed so that no point along the wall line is more than 24-inches measured horizontally from a receptacle outlet in that space. Each countertop space that is 12-inches or wider shall require a receptacle. [CEC 210.52(C)(1)] E5. Sheet 16: Provide a GFCI/WP outlet outside of the sliding glass door for the Guest bedroom. Balconies, decks, and porches attached or within 4” of the dwelling unit shall have at least one receptacle outlet accessible from the balcony, deck, or porch. The receptacle outlet shall be located no more than 6½ feet above the walking surface. [CEC 210.52(E)(3)]
E6. Sheet 16: Correct the dishwasher outlet to be GFCI protected. [CEC 210.8(D)] E7. Sheets 16 and 17: Please verify each room has a sufficient number of outlets. The Family room, Study/Bedroom, and Main Bedroom require additional outlets.

Page 422 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
11 URBAN37, INC. | (925) 359-5559 | [email protected]

1. Any space 2’ or more in width (including space measured around corners) and unbroken along the floor line by doorways and similar openings shall require an outlet. [CEC 210.52(A)(2)(1)]

2. Kitchens, dining rooms, living rooms, bedrooms, and similar rooms shall have receptacles installed so that no point measured horizontally along the floor line of any wall space is more than 6 feet from a receptacle outlet. [CEC 210.52(A)(1)] E8. Sheet 17: Please address the following issues in the Main Bathroom, GFCI outlets.

1. Provide a second outlet within 3’ of the outside edge of the basin on the left. [CEC 210.52(D)]

2. Outlets are not allowed within 3’ of the shower stall. Please relocate this outlet and be sure it is still located within 3’ of the outside edge of the sink. Receptacles shall not be installed within a zone measured 3 feet horizontally from any outside edge of the bathtub or shower stall. This prohibited zone extends vertically from the floor to a height of 8 feet above the top of the bathtub rim or shower stall threshold. The identified zone is all-encompassing and includes the space directly over the bathtub or shower. [CEC 406.9(C)]
This can be resolved by placing an outlet in the center of the two sinks with a dimension showing it is over 3’ from the outside edge of the shower.

STRUCTURAL:

S1. Thank you for providing a special inspection form. Please be sure all signatures are provided.

S2. The Geotechnical report appears to be based on the 2022 building code. Please provide a supplemental document from the Soils engineer specifying the new 2025 code information with updated seismic factors referencing ASCE 7-22. Please be sure the supplemental document has been stamped and signed.

S3. Please a letter from the Soils Engineer stating that the grading, drainage, and storm water retention plan conforms to the recommendations made in the geotechnical report and supplemental document. Submit a letter from the Geotechnical Engineer or Civil Engineer who prepared the soil investigation.

S4. Coordinate the structural calculations and the Design Criteria on the cover sheet with the soils report provided. The Soil Profile Type, Site Class is D- Stiff Soil per page 5 of the

Page 423 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
12 URBAN37, INC. | (925) 359-5559 | [email protected] soils report, not D – Default as shown in the structural documents. Please revise the structural calculations and plans to fully comply with the recommendations provided in the updated soils report.

S5. Correct the plans and structural calculations to read and comply with the 2025 CBC. Be sure the plans and calculations comply with ASCE 7-22, wood calculations comply with the 2024 NDS and 2021 SDPWS, and all documents comply with the updated soils report.

Additional comments may be forthcoming.

S6. Sheet S1.0: The stairs show a detail 42/S0.1 cut through the stairs; however, sheet S0.1 doesn’t show detail 42. Is this detail supposed to reference sheet S0.2 for the guard post/handrail?
S7. Sheet S1.0: Calc page 32 specifies that there should be a total of 20’ of shear wall along gridline 3.5, however sheet S1.0 only shows a 6’ length along gridline 3.5. Please provide an additional 14’ or justify the reduced shear wall panel is enough to resist lateral loads with supporting calculations.

S8. Please provide a key plan for all structural members—including footings, posts, and all roof and floor framing—that are identified in the structural calculations. The structural calculations cannot be fully reviewed without a corresponding plan that clearly identifies the location of each member. The following cannot be located on the plans.

1. UHDR2

2. FB5

3. FB7

4. FB12

5. Post at GHDR RHS

6. LRB
S9. Sheet S4.0: Correct URB5 to be 1 ¾” x 11 ¼” LVL per calc pages 50 and 57.

S10. Sheet S3.0: Please identify the Flat Roof rafters on the plans as 2x10 @ 24” oc per calc pages 50 and 59.

S11. Provide calculations for the 2x6 FJ @ 12” oc shown at Bedroom #2 on page S2.0

Page 424 ends

ITEM NO. 7.

First Plan Review – City of Saratoga
Urban37 #: 26-106-036
Permit #: 26-0596
13 URBAN37, INC. | (925) 359-5559 | [email protected] S12. Sheet S2.0: Please provide structural calculations for all Ceiling joists shown in the Schedule and update the table to show compliance with the 2025 CBC.

S13. Sheet S1.0: Coordinate the location of the crawl space access with the architectural sheets. Sheet 10 shows the crawl space in the closet adjacent to the Dining room; however, the structural sheets show the crawl space in the laundry room. [END]

Page 425 ends

ITEM NO. 7.

SECTION 8
Disclosure of
Litigation/Discipline

Page 426 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Section 8 – Disclosure of Litigation/Discipline
Urban37, Inc. and its proposed key personnel have not been disciplined, censured, or subject to regulatory action by any licensing or oversight body in connection with the provision of professional services.

Further, within the past five (5) years, Urban37, Inc. has not been involved in any litigation or other legal proceedings relating to the provision of municipal consulting, Building Division support, plan review, inspection, staffing, or related professional services that would materially affect its ability to perform the requested services for the Town of Los Gatos.

Page 427 ends

ITEM NO. 7.

SECTION 9
References

Page 428 ends

ITEM NO. 7.

ATTACHMENT 2 - REFERENCES

THIS FORM MUST BE PRINTED OUT, COMPLETED AND SUBMITTED WITH THE PROPOSAL

BUILDING DIVISION PLAN REVIEW AND OTHER SUPPORT SERVICES List minimum of (2) references for work of a similar nature to the Services performed within the last five (5) years. Use additional sheets as necessary.

1. _________________________________ ____________________________ ___________ Name of Agency Agency Address
_________________________________ ________________________________________ Contact Name Contact Title
_________________________________ ________________________________________ Contact Telephone Contact Email Address
_________________________________ ________________________________________ Contract Period Contract Amount
___________________________________________________________________________ ___________________________________________________________________________ Description of services performed including costs.

2. _________________________________ ________________________________________ Name of Agency Agency Address
_________________________________ ________________________________________ Contact Name Contact Title
_________________________________ ________________________________________ Contact Telephone Contact Email Address
_________________________________ ________________________________________ Contract Period Contract Amount
___________________________________________________________________________ ___________________________________________________________________________ Description of services performed including costs.

3. _________________________________ ________________________________________ Name of Agency Agency Address
_________________________________ ________________________________________ Contact Name Contact Title
_________________________________ ________________________________________ Contact Telephone Contact Email Address
_________________________________ ________________________________________ Contract Period Contract Amount
City of Saratoga
City of Larkspur
Bryan Swanson Community Development Director
400 Magnolia Avenue, Larkspur, CA 94939
13777 Fruitvale Avenue, Saratoga, CA 95070
(408) 868-1231 [email protected]
May 2025 - Present $750,000.00
Dan Schwarz City Manager
(415) 927-5031 [email protected]
July 2024 - Present $600,000.00
City of Union City
Valerie Avendano
City of Union City
Chief Building Official
(510) 675-5384 [email protected]
August 2025 - Present $200,000.00
Provide on-call Community Development support services with a total contract value of approximately $750,000, including building plan review, inspection services, permit technician and administrative support, public works staff augmentation, process mapping and eTRAKiT workflow optimization, and interim Chief Building Official coverage.

Provide comprehensive Building Division support services with a total contract value of approximately $600,000, including multidisciplinary plan review, inspection support, permit technician and administrative staffing, interim leadership support, and department workflow and process improvement initiatives.

Page 429 ends

ITEM NO. 7.
___________________________________________________________________________ ___________________________________________________________________________ Description of services performed including costs.

I hereby certify that the Proposer performed the work listed above. _____________________ ______________________ ____________________ Signature of Proposer Name Date
Raylee Glasser 3/30/2026
Provide Building Division support services with a total contract value of approximately $200,000, including multidisciplinary plan review, full-time plans examiner staffing, and plan review training services.

Page 430 ends

ITEM NO. 7.

SECTION 10
Insurance Coverage

Page 431 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Section 10 – Insurance Coverage
Urban37, Inc. currently maintains insurance coverage through Hartford and Hiscox and, if selected, will maintain coverage meeting or exceeding the Town’s minimum requirements as set forth in the Consultant Services Agreement, including:
• Commercial General Liability: $2,000,000 per occurrence • Automobile Liability: $1,000,000 combined single limit per accident • Professional Liability (Errors & Omissions): $1,000,000 • Workers’ Compensation: Statutory limits, including employer’s liability coverage Urban37 may satisfy required limits through a combination of primary and umbrella/excess policies that provide equal or greater coverage than the Town’s stated requirements. Upon award, Urban37 will provide certificates of insurance and required endorsements naming the Town of Los Gatos, its officials, officers, employees, and volunteers as additional insureds where required, with coverage provided on a primary and non-contributory basis.

Page 432 ends

ITEM NO. 7.

SECTION 11
Preliminary Fee
Schedule

Page 433 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Section 11 – Preliminary Fee Schedule
Urban37 proposes a flexible, menu-based fee structure that allows the Town to engage individual service components or comprehensive Building Division support services on an as-needed, dedicated, or staff augmentation basis.

Plan Review
The amounts below include 1 initial review and 2 rechecks. Revisions and deferred submittals will be invoiced hourly.
● 60% - Full Review (excludes Fire and Civil)
● 40% - Structural Only
● 35% - Non-Structural Review
Expedited Plan Review Timeline: Expedited Reviews are invoiced at 1.5x the plan reviews fee.

Extended timelines may be requested for larger projects.

HOURLY RATES BY DIVISION/SPECIALTY
All hourly rates listed below are fully negotiable based on scope, duration, and level of engagement. Our goal is to remain flexible and work collaboratively with the Town to find a structure that fits both operational needs and budget.

Building Services
Position Hourly Rate
Building Official/CBO $170
Assistant Building Official $150
Building Inspector I $105
Building Inspector II $116
Building Inspector III $135
Inspector of Record $150
Plans Examiner (Structural) $165
Plans Examiner (Non-Structural) $149
Certified Access Specialist (CASp) $170
Permit Center Manager $130
Senior Permit Technician $110

Page 434 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Permit Technician $100
Planning/Housing Services
Position Hourly Rate
Planning Director $210
Housing Specialist $165
Senior Planner $165
Associate Planner $150
Assistant Planner $135
Planning Support $105
Code Enforcement Services
Position Hourly Rate
Code Enforcement Director $160
Code Enforcement Manager $140
Senior Code Enforcement Officer $135
Code Enforcement Officer $120
Housing Inspector $105
Public Works Services
Position Hourly Rate
Public Works Director $210
Senior Engineer $205
Public/Civil Works Inspector I $140
Public/Civil Works Inspector II $125
Civil/Storm Water Plan Review $160
Traffic Engineer $240

Page 435 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] Fire Services
Position Hourly Rate
Fire Protection Engineer $230
Fire Inspector I $125
Fire Inspector II $140
Fire Plan Review $160
Additional Services
Position Hourly Rate
Project Manager $220
Administrative Support $90
Analyst $135
Director $190
Additional Information
● Customization: All services can be customized based on the specific needs and requirements of each municipality. Rates may vary accordingly.
● Travel and Expenses: Any travel or additional expenses incurred during the provision of services will be billed separately with prior client approval. ● All plan review services will be subject to a $300.00 minimum fee if percentage-based fee or two (2) hour minimum charge if hourly rates apply.
● For any work performed onsite for the jurisdiction, Urban37, Inc. will be reimbursed for mileage. The reimbursement rate will be calculated based on the current government mileage rate plus an additional 20%. The government mileage rate will be determined according to the applicable rate published by the IRS at the time the travel expenses are incurred. ● Staff Augmentation work is subject to a 4-hour minimum. ● The fee schedule for Urban37 is effective from July 1, 2026, through June 30, 2027. Please note that the fee schedule is subject to an annual adjustment based on the cost of living increase plus 1%. The adjustment will be applied each year to ensure our services remain competitive and reflective of current economic conditions. ● The City shall provide appropriate meal and rest breaks per California Labor Law. ● Invoicing for services will occur on a monthly basis. Our company will issue invoices at the end of each month, detailing the hours worked, including any approved overtime amount per California state law, and the corresponding charges. Payment terms and methods will be outlined in the invoice.
○ Overtime will only be billed with prior authorization of the Director or other responsible designated City personnel.

Page 436 ends

ITEM NO. 7.

Elevating municipal services with innovative solutions.

Urban37, Inc. | 20212 Redwood Road, #103C Castro Valley, CA 94546 | [email protected] ● Payment is due upon receipt of the invoice. A 1.5% interest charge will be applied to any payments that are overdue by more than 30 days.
● The client is responsible for any attorneys' fees or other costs associated with collecting overdue amounts. Additionally, the client agrees that Urban37’s liability will be limited to the value of the services provided.

Page 437 ends

ITEM NO. 7.

APPENDIX A
Team Resumes

Page 438 ends

ITEM NO. 7.

Experienced business owner and municipal services consultant with over 30 years in the industry. Expertise in front counter operations, organization, staffing, and comprehensive municipal services. Proven ability to lead and manage projects, build strong partnerships, and deliver high-quality service. Dedicated to enhancing operational efficiency and supporting municipal departments with a hands-on approach.

Building codes and regulations
Strategic planning
Site inspections
Organizational development
Interpersonal communication
Process mapping/improvements
Regulatory compliance
Safety Standards
Contract and client management
4LEAF, Inc.

Municipal Services Consultant
Provided expert advice and solutions to local government entities on various aspects of municipal operations. Improved the efficiency and effectiveness of public services such as planning, code enforcement, public works, and building management in many jurisdictions. Assessed current practices, recommended improvements, managed, reviewed, and inspected projects and project staff, and ensured compliance with regulations to enhance service delivery and operational performance within municipalities.

Accomplishments:

Urban37, Inc.

Founder & CEO
Works with multiple jurisdictions to provide plan review, inspection, planning, code enforcement, fire safety, and staff augmentation services throughout California. Manages staff and client contracts while building lasting relationships and ensuring quality work.

Accomplishments:

Established and manage Urban37, a woman-owned and run business providing municipal services.

Specialize in staff augmentation, including building, planning, code enforcement, and public works departments.

Lead and oversee all operations, ensuring the delivery of high-quality services to cities, towns, and jurisdictions.

Develop and maintain strong partnerships with municipal clients.

Implement strategies to improve front counter operations and overall departmenta efficiency.

Provided consulting services to various municipal departments, focusing on staffing and organizational improvements.

Conducted thorough reviews of front counter operations, identifying areas for enhancement and implementing effective solutions.

Assisted in the recruitment, training, and management of staff to ensure optima performance.

Collaborated with City officials and department heads to streamline processes and improve services.

June 2024 - Present
August 2018 - June 2024

BUILDING OFFICIAL, PLANS EXAMINER, INSPECTOR
(925) 708-4209 | [email protected]
Raylee Glasser, CBO

PROFESSIONAL EXPERIENCE

KEY COMPETENCIES

Page 439 ends

ITEM NO. 7.

Town of Danville
Building Department Manager
Worked in the Planning Division and developed strong problem-solving skills and adaptability. Adept at managing administrative tasks and contributing to efficient office operations through innovative solutions and keen attention to detail.

Accomplishments:

Managed the Building Department, overseeing building permit counters, plan review, building inspections, and code enforcement.

Led a team of professionals, including permit techs, code enforcement officers, plan checkers, and administrative staff.

Implemented policies and procedures to enhance efficiency and ensure compliance with local regulations.

Coordinated with other departments to facilitate smooth operations and effective communication.

January 2001 - August 2018
Diablo Valley College
Business Administration

EDUCATION & CERTIFICATIONS
Certifications
ICC Certified Building Official
ICC Certified Plans Examiner
ICC Certified Fire Inspector
ICC Certified Residential Building Inspector
ICC Certified Permit Specialist
ICC Certified Permit Technician
ICC Certified Plumbing Inspector

Page 440 ends

ITEM NO. 7.

Seasoned engineer with 36 years of experience practicing structural engineering consulting in the San Francisco Bay Area. Experience includes design of new buildings, design of seismic rehabilitation for existing buildings, preservation of historic buildings vulnerable to earthquake ground shaking, seismic performance evaluation of buildings, and theatrical rigging support design for performing arts venues.

Project Management
Seismic Engineering
Technical Communication
Regulatory Compliance
Problem Solving
Structural Design
Historic Preservation
Risk Assessment
Innovative Soltions
Urban37, Inc.

Structural Engineer
Performed structural plan reviews for major commercial, residential, and public projects, ensuring compliance with applicable building codes and standards. Collaborated with architects, contractors, and city officials to address design challenges, identify code violations, and ensure safe and efficient construction. Delivered detailed reviews, provided technical expertise on structural integrity, and supported project success through rigorous evaluation and clear communication.

Accomplishments:

Spectrum Structural Engineering, Inc.

Principal
Led the operations of a structural engineering consulting firm specializing in the design and evaluation of diverse building projects. Oversaw project management, client relations, and engineering deliverables, with a focus on seismic safety and innovative structural solutions. Directed a team of engineers, ensuring the highest standards of quality and compliance with industry standards.

Accomplishments:

Reviewed and approved structural plans, ensuring compliance with local and state building codes, including seismic safety requirements.

Identified and resolved critical design deficiencies in structural plans, preventing potential construction delays and cost overruns.

Directed seismic rehabilitation projects for historic and high-risk structures, enhancing safety and preserving architectural integrity.

Co-chaired the City of Berkeley Exterior Elevated Elements Task Force, contributing to the implementation of Ordinance 7,431, improving safety standards for weather-exposed structures.

Guided the firm's growth by securing high-profile projects and fostering strong relationships with industry partners.

December 2024 - Present
2015 - Present

STRUCTURAL ENGINEER
(925) 359-5559
Jeffrey Taner, SE

PROFESSIONAL EXPERIENCE

KEY COMPETENCIES

Page 441 ends

ITEM NO. 7.

A.T. Merovich & Associates, Inc.

Principal
1995 - 2015
University of California, Berkeley
Master of Science, Structural Engineering

EDUCATION & CERTIFICATIONS
Provided leadership and technical expertise for a structural engineering firm known for its innovative approaches to seismic retrofitting and building preservation. Managed large-scale projects, collaborated with stakeholders, and ensured the delivery of comprehensive structural solutions aligned with client needs and regulatory requirements.

Accomplishments:

Chaired and contributed to multiple Structural Engineers Association of California committees, influencing industry practices and advancing structural engineering standards.

Delivered expert guidance as an instructor for the Professional Engineering Institute, mentoring aspiring engineers and promoting industry best practices.

Conducted certified post-earthquake safety evaluations under the California Office of Emergency Services, ensuring rapid and effective assessments during critical events.

Certifications
California licensed Structural Engineer
California licensed Civil Engineer
University of California, Berkeley
Bachelor of Science, Civil Engineering

Page 442 ends

ITEM NO. 7.

Seasoned Senior Engineer with 15+ years of combined experience in structural engineering design, public sector plan review, and municipal permitting services. Licensed Civil and Structural Engineer with extensive expertise in seismic evaluation, structural modeling, and performance-based design for complex projects including airports, higher education facilities, civic structures, and historic buildings. Adept at supervising staff, managing permit center operations, and ensuring compliance with building codes and regulations.

Municipal Permitting Operations
Leadership
Public Engagement
Policy Implementation
Code Compliance
Cross Department Collaboration
Structural Analysis
Project Management
Technical Software
Urban37, Inc.

Senior Engineer
Provided advanced plan review, engineering consultation, and quality assurance for municipal clients across California. Leveraged structural engineering expertise and Certified Building Official/Code Enforcement Officer credentials to support cities in delivering responsive, code-compliant services.

Accomplishments:

City of San Ramon
Senior Civil Engineer / Permit Center Supervisor
Promoted from Associate Engineer to Senior Civil Engineer and Permit Center Supervisor, leading permitting operations and providing advanced plan review for residential, commercial, and civic projects. Responsible for supervising professional, technical, and support staff while ensuring compliance with codes, standards, and city policies.

Accomplishments:

Performed comprehensive plan reviews for complex projects, including commercial, residential, and civic facilities, ensuring adherence to state and local codes.

Advised municipal staff and applicants on structural and code issues, offering technical solutions that balanced compliance with project goals.

Supported quality assurance for third-party plan review and inspection services, enhancing consistency and client confidence in Urban37’s deliverables Conduct and approve complex structural and building plan reviews, analyzing calculations, specifications, and construction documents to ensure full compliance with California Building Standards Code and local ordinances.

Lead technical staff and manage Permit Center operations, streamlining procedures, improving use of the Energov/EPL system, and strengthening interdepartmental coordination to enhance efficiency and customer service.

Represent the City in meetings with developers, contractors, and outside agencies, providing engineering guidance, resolving technical issues, and supporting code enforcement and compliance efforts.

September 2025 - Present
May 2016 - Present

SENIOR ENGINEER
[email protected]
Dennis Lau, PE, SE, CCEO, CBO,

LEED GA

PROFESSIONAL EXPERIENCE

KEY COMPETENCIES

Page 443 ends

ITEM NO. 7.

HOK
Project Engineer
September 2013 - May 2016
University of California, Berkeley
M.S., Structural Engineering

EDUCATION & CERTIFICATIONS
Delivered structural engineering services for large-scale, high-profile projects, including airports and institutional facilities. Coordinated with architects and consultants to meet performance-based design standards.

Accomplishments:

Served as Project Engineer on the 3-million sq. ft. Salt Lake City International Airport Redevelopment.

Developed seismic design solutions for complex facilities, including stadiums and higher education structures.

Applied advanced modeling techniques (ETABS, SAP2000, RAM) for structural performance evaluations.

Forell/Elsesser Engineers, Inc.

Engineer / Structural Designer
August 2008 - September 2013
Designed and evaluated structural systems for civic and educational facilities requiring enhanced seismic performance. Advanced from Designer to Engineer through demonstrated technical expertise and project leadership.

Accomplishments:

Led seismic retrofit and vertical expansion design for UC Santa Cruz Porter College Residence.

Served as Project Engineer for seismic strengthening of UC Berkeley Memorial Stadium.

Contributed to seismic evaluation and retrofit of the San Francisco U.S. Mint, ensuring historical preservation and code compliance.

Certifications
Mechanical Inspector
Commercial Mechanical Inspector
Plumbing Inspector
Commercial Plumbing Inspector
Building Code Specialist
Certified Building Official
Legal Module
Building Plans Examiner
Building Codes and Standards
Residential Combination Inspector
Residential Electrical Inspector
Residential Plumbing Inspector
Residential Mechanical Inspector
Building Inspector
Commercial Building Inspector
Residential Building Inspector
Residential Plans Examiner
California Polytechnic State University, SLO
B.S., Architectural Engineering

Page 444 ends

ITEM NO. 7.

A highly accomplished Certified Building Official (CBO) and Certified Access Specialist (CASp) with 25 years of experience in building code regulation, plan review, and inspection services. Adept at overseeing complex commercial and residential projects, ensuring compliance with accessibility, structural, energy, and fire safety codes. Proven expertise in code enforcement, special inspections, and accreditation assessments, with a strong background in leadership roles within municipal and private sector projects.

Full CBO Responsibilities
Commercial & Residential Plans
Code Compliance & Enforcement
Fire & Life Safety Inspections
Structural & Energy Code Analysis
Special Inspections
CASp Plan Review/Inspection
Construction Mgmt. & QC
Leadership & Training
Urban37, Inc.

CASp Plans Examiner, Building Official
Leads plan review and inspection services for various municipalities, ensuring compliance with state and federal building codes. Provides expert recommendations for accessibility, structural integrity, fire safety, and energy efficiency in commercial and residential developments. Engages in policy development and stakeholder collaboration to enhance regulatory compliance.

Accomplishments:

Conducts comprehensive plan reviews for commercial and residential projects, ensuring compliance with structural, fire, and accessibility codes.

Advises municipalities on complex code interpretations and best practices for enforcement.

Performs field inspections and special investigations to support compliance efforts.

Provides expert guidance on accessibility compliance, ADA requirements, and CASp regulations.

April 2025 - Present

CHIEF BUILDING OFFICIAL, CASP PLANS EXAMINER
(307) 884-8484 | [email protected]
Clay Salzman, CBO, CASp

PROFESSIONAL EXPERIENCE

KEY COMPETENCIES
City of Blaine, WA
Building Official
Manages the city’s building department operations, overseeing plan review, inspections, and permitting processes to ensure compliance with local and international building codes. Engages with stakeholders to streamline regulatory procedures and enhance public safety.

Accomplishments:

Oversees all construction project approvals within the city, ensuring compliance with codes and regulations.

Conducts plan reviews for all building systems, energy compliance, structural components, and accessibility features.

April 2024 - Present

Page 445 ends

ITEM NO. 7.
4LEAF, Inc.

Inspector of Record
Served as the Inspector of Record (IOR) for the County of Santa Clara Administration Complex ($120M project).

Conducted accessibility improvement inspections for the City of Sacramento, Department of Public Works.

Teton County, WY
Plans Examiner
Reviewed plans for all commercial and residential projects, ensuring compliance with applicable building codes.

Assisted in on-site inspections related to energy, structural, and accessibility compliance.

May 2023 - October 2023
October 2022 - April 2023
TBWIC, Dubai (UAE)
Managing Director of Special Inspections
Responsible for the development of the special inspection division for TBWIC.

Designed and implemented the division’s quality manual and inspection procedures for accreditation under ISO/IEC 17020.

Provided training to TBWIC personnel for concrete construction inspection, structural steel construction inspection, sub-grade waterproofing membrane inspection, fire-stop systems inspections, and nondestructive testing of welds (NDT MT and PT Level II).

Provided training to the Dubai Department of Civil Defence Building Inspection Supervisors for installed fire-stop systems and fire-resistive construction.

Projects managed for TBWIC Special Inspection Division:

Shining Towers, Abu Dhabi, UAE: 33-story and 42-story towers for structural steel welding and NDT compliance.

Presidential Flight VVIP Terminal, Abu Dhabi, UAE: fire stop systems compliance.

Deerfield’s Mall, Abu Dhabi, UAE: below grade waterproofing assembly compliance testing and inspections.

July 2011 - December 2012
Town of Tiburon
Building Official
Managed plan reviews, building permitting, and inspections for commercial and residential construction.

Led accessibility plan reviews, inspections, and compliance measures.

September 2014 - December 2021
4LEAF, Inc.

Building Official, CASp Plans Examiner & Inspector
Worked as commercial inspector for the City of Sunnyvale; commercial inspector for the City of Palo Alto; commercial and accessibility inspector at Apple Site II (3 billion project value) and accessibility inspector for the City of Cupertino Parks and Recreation Department; engineering technician/construction inspector for the City of San Mateo Public Works; senior building inspector for the City of Daly City and interim building official for Town of Tiburon.

April 2013 - September 2014
Gayle Structural Steel Manufacturing
Construction Testing Engineering Certified Welding Inspector Performed structural steel, welding, and NDT Magnetic Particle Testing for the Santa Clara Gateway Project (5 buildings).

December 2012 - April 2013
International Code Council (ICC) & IAS | Contract Assessor 2010 - 2011 Various Municipal & Private Sector Roles | Sr. Engineering Tech., Plans Examiner, Inspector 1999 - 2010

Page 446 ends

ITEM NO. 7.

Certifications:

ICC Master Code Professional (MCP)
ICC Certified Building Official (CBO)
DSA Certified Access Specialist (CASp)
ICC Accessibility Inspector, Plans Examiner
ICC Building Plans Examiner
ICC Fire Plans Examiner
ICC Residential Energy Inspector/Plans Examiner
ICC Commercial Energy Plans Examiner
ICC Commercial Building Inspector
ICC Commercial Electrical Inspector
ICC Commercial Mechanical Inspector
ICC Commercial Plumbing Inspector
IAS Building Department Lead Assessor
IAS - ISO/IEC 17020 Accreditation Assessor
ICC Master of Special Inspections (MSI)
AWS Certified Welding Inspector (CWI)
FM Approvals DRI Firestop Special Inspector
Spray Applied Fireproofing Special Inspector
ASNT Magnetic Particle Testing and Dye Penetrant Testing NDT Level II Committees:

Vice-Chair of the Department of Municipal Affairs Accessibility Committee, Abu Dhabi, UAE (Past) P.E., Lead Consultant, International Code Council’s Global Services Division (Past) The committee was created as part of the building code adoption process for the Abu Dhabi International Building Codes, specifically the technical provisions of 2009 ANSI A117.1 Accessible and Useable Buildings and Facilities and the administrative provisions of the ICC International Building Code (IBC) and Chapter 11 Accessibility.

Committee Member, California Building Official’s Access Committee (Past) Committee Member, Special Inspection Joint Review Committee (Past) With participating jurisdictions located in the San Francisco Bay Area. The Committee was responsible for approving all structural material testing and inspection agencies in the San Francisco Bay Area.

Board Member, Washington Association of Building Officials (WABO) Special Inspection Registration Advisory Board (Current)

CERTIFICATIONS & COMMITTEE MEMBERSHIPS

Page 447 ends

ITEM NO. 7.

Seasoned construction professional with over 40 years of expertise, including 16 years of leadership in local government and 8 years as a director in municipal consulting. Renowned for delivering exceptional customer service and fostering strong relationships with public stakeholders, design professionals, elected officials, and property owners. Adept at coordinating and leading teams to achieve mutual growth and success, with a proven ability to manage projects effectively and ensure compliance with regulations. Driven by a commitment to excellence and community-focused service delivery.

Building Division Leadership
Plan Review Oversight
Staff Training
Process Improvement
Stakeholder Collaboration
Ordinance Development
Project Management
Customer Service Excellence
Regulatory Compliance
Urban37, Inc.

Chief Building Official/Plans Examiner
Experienced Chief Building Official and Plans Examiner. Skilled in interpreting and applying building codes, managing teams, and providing technical guidance to ensure safe, compliant construction. Known for a collaborative approach and commitment to excellent customer service in support of municipal and community goals.

Accomplishments:

City of Martinez
Chief Building Official
Supervise staff and manage the operations of the building division, including Permit Counter, Code Enforcement, Plan Review, and Building Inspection. Provided technical expertise and guidance to ensure compliance with safety standards and regulations while fostering development that supports the community's quality of life.

Accomplishments:

Successfully manages plan reviews, inspections, and code compliance for diverse residential, commercial, and industrial projects, ensuring timely project approvals.

Streamlined department operations by implementing efficient workflows and providing staff mentorship, improving productivity and service delivery.

Acted as a liaison between municipalities, developers, and contractors to address complex code issues, fostering collaboration and facilitating project success.

Directed the development and implementation of ordinances and policies, ensuring alignment with public safety and municipal goals.

Prepared detailed reports and budgets, presenting recommendations to the City Council to support informed decision-making.

Facilitated development projects by collaborating with businesses, residents, and stakeholders to streamline processes and enhance service delivery.

July 2024 - Present
March 2024 - Present

BUILDING OFFICIAL, PLANS EXAMINER, INSPECTOR
(925) 681-8842 | [email protected]
Mike Leontiades, CBO

PROFESSIONAL EXPERIENCE

KEY COMPETENCIES

Page 448 ends

ITEM NO. 7.
4LEAF, Inc.

Director of Operations
September 2016 - March 2024
Streamlined plan review processes, reducing turnaround times and improving operational efficiency while maintaining high morale within the division.

Introduced and maintained a Customer Satisfaction Survey Form, achieving a 98.6% satisfaction rate, and implemented IVR automated inspection requests to enhance customer convenience.

Established positive working relationships with the Fire District, Environmental Health, and other stakeholders, contributing to seamless collaboration and service delivery.

Recognized with the Leadership of the Year Award (2004), Town Manager’s Customer Service Award (2012), and Employee of the Year Award (2014), underscoring a commitment to excellence and innovation.

Asworth College
College of San Mateo
Construction Management
Building Inspection Technology

EDUCATION & CERTIFICATIONS
Led operational oversight for over 60 inspectors and building officials, managing staff recruitment, training, and placement across multiple jurisdictions. Directed interim building official assignments in over 10 municipalities, provided on-call staff augmentation, and ensured seamless client service through strategic planning and resource management.

Accomplishments:

Successfully managed day-to-day operations for over 60 personnel, ensuring efficient service delivery and adherence to municipal requirements.

Created cost proposals that secured new contracts and expanded the company’s client base.

Facilitated employee development by arranging training, procuring resources, and fostering a culture of continuous improvement.

Town of Danville
Chief Building Official
July 2000 - September 2016
Improved the accuracy, efficiency, and customer satisfaction of the building division by implementing innovative processes, fostering strong stakeholder relationships, and leading with a focus on excellence. Played a key role in streamlining operations and enhancing community engagement, resulting in industry recognition and numerous awards for leadership and service.

Accomplishments:

Certifications
Certified Building Official
Combination Inspector
Electrical Inspector
Mechanical Inspector
Mechanical Inspector UMC
Plumbing Inspector
California Residential Building Inspector
Residential Plans Examiner
Disaster Service Safety Assessment Program
OSHA 30

Page 449 ends

ITEM NO. 7.

Bill Hansell, CBO
(415) 378-9064 | [email protected]

BUILDING OFFICIAL, CA ARCHITECT, AIA
Dedicated Certified Building Official and public-sector executive with over 30 years of experience in municipal building leadership, architectural practice, and fire service coordination. Adept at leading building divisions, managing complex commercial and residential development review, and ensuring compliance with accessibility, structural, fire, and energy codes. Proven ability to oversee budgets, coordinate cross-departmental teams, and implement operational improvements that enhance service delivery and regulatory effectiveness.

Building Division Leadership
Plan Review Oversight
Code Enforcement

KEY COMPETENCIES
Process Improvement
Stakeholder Collaboration
Structural Analysis
Special Inspections
Project Management
Staff Development
City of Menlo Park

PROFESSIONAL EXPERIENCE
2025 - Present
Assistant Community Development Director
Assistant Community Development Director serving as Chief Building Official with responsibility for the full administration and strategic oversight of a municipal Building Division. Provides executive direction for permitting, inspections, and plan review operations while ensuring consistent application of building, lifesafety, and regulatory standards across a broad spectrum of development activity. Oversees budgeting, policy development, staff leadership, and interdepartmental coordination to support efficient service delivery and high-performing division operations.

Accomplishments:

Collaborate on IT Master Plan initiatives and enhancements to the land management permitting system to improve operational efficiency, customer experience, and service delivery.

Oversee compliance for projects ranging from large-scale developments to residential and commercial construction, directing life-safety review, permit processing and issuance, inspections, and building plan check activities.

Coordinate activities across City departments and partner agencies, fostering cooperative working relationships to ensure consistent code application and effective project review processes.

City of Larkspur
Chief Building Official
2023 - 2025
Supervised staff and managed the operations of the building division, including Permit Counter, Code Enforcement, Plan Review, and Building Inspection. Provided technical expertise and guidance to ensure compliance with safety standards and regulations while fostering development that supports the community's quality of life.

Accomplishments:

Directed the development and implementation of ordinances and policies, ensuring alignment with public safety and municipal goals.

Prepared detailed reports and budgets, presenting recommendations to the City Council to support informed decision-making.

Facilitated development projects by collaborating with businesses, residents, and stakeholders to streamline processes and enhance service delivery.

Page 450 ends

ITEM NO. 7.

Alto Sanitary District
District Manager
2016 - 2025
Served as District Manager for a wastewater and refuse collection agency, overseeing daily operations, regulatory compliance, and long-term system planning. Managed contracts for engineering, inspections, maintenance, and capital improvements while facilitating board meetings and coordinating with multiple public agencies. Directed financial oversight of an annual budget and ensured effective service delivery, inspections, and customer issue resolution.

Accomplishments:

Successfully managed and reported on an annual budget of approximately $950K while maintaining accurate financial records and accountability Led strategic planning efforts to identify and prioritize system maintenance and repair needs, improving operational efficiency
Strengthened inter-agency partnerships by coordinating with county, state, and regional entities to support regulatory compliance and organizational goals El Cerrito Fire / Kensington Fire Protect. District
Senior Program Manager, General Manager,
Consultant
2020 - 2024
Provided executive, administrative, and operational leadership across fire department and emergency services functions, including building application review, fire code compliance, and agency management.

Oversaw strategic planning, board coordination, financial management, and major capital projects while ensuring compliance with California Fire Code and State Fire Marshal regulations. Collaborated with internal staff, regional agencies, and external stakeholders to support emergency preparedness, public safety initiatives, and efficient plan review processes.

Accomplishments:

Managed annual budgets of approximately $5.3M while maintaining accurate financial reporting, records, and organizational accountability
Directed the $8.5M Public Safety Building Renovation and supported fire and life safety plan review to ensure regulatory compliance
Strengthened inter-agency coordination and emergency preparedness through partnerships with local, county, and regional agencies
Hansell Design Architecture 1996 – 2022
Business Owner
Owned and operated a full-service architectural design firm specializing in custom commercial and residential projects with construction values up to $9M. Led all aspects of the business including client relations, project design, entitlement processes, and coordination with contractors and consultants.

Managed operations, staffing, and production to deliver high quality, innovative design solutions from concept through construction.

Accomplishments:

Successfully secured project approvals through planning commissions and design boards, supporting project advancement and client objectives
Built and managed a network of staff, contractors, and consultants while scaling operations to meet fluctuating workloads
Directed design and construction coordination across a wide range of projects, ensuring cohesive execution from concept to completion

EDUCATION, CERTIFICATIONS & AFFILIATIONS
University of Virginia
Bachelor of Science in Architecture
Master of Architecture

Page 451 ends

ITEM NO. 7.

Certifications
Certified Building Official
California Registered Architect
Affiliations
Center for Volunteer & Nonprofit Leadership:

Emerging Leaders Program; Proposal Writing
Board Director, Marinwood Community
Services District
Board Member, SF-Marin Food Bank
Board Member, Marin County Special Districts
Association
Founder and Arts Promoter, Appleberry Jam
Presents
Teacher, Academy of Art University
Teacher, University of California, Berkeley

Page 452 ends

ITEM NO. 7.

Experienced Civil Engineer and Master Code Professional with 29+ certifications, specializing in managing complex construction projects and ensuring regulatory compliance. Extensive background in hands-on roles as a Field, Site, and Civil Engineer, coupled with current expertise as a Plans Examiner. Skilled in reviewing residential, commercial, and industrial plans for adherence to federal, state, and local regulations, including Building, Mechanical, Electrical, Plumbing, Energy, Green Building, and Structural codes. Known for effective communication and collaboration with applicants, clients, and professionals, ensuring successful project outcomes and compliance with safety standards.

Plan Review & Compliance
Structural Analysis
Code Interpretation
Quality Assurance
Permit Processing
Engineering Design
Problem Solving
Regulatory Adherence
Permit Processing
Urban37, Inc.

Plans Examiner
Responsible for reviewing residential, commercial, and industrial construction plans to ensure compliance with federal, state, and local regulations. Applied extensive knowledge of Building, Mechanical, Electrical, Plumbing, Energy, Green Building, and Structural codes to support safe and efficient development.

Accomplishments:

Napa County
Plans Examiner
Conducted comprehensive reviews of building plans and specifications for residential, commercial, and industrial projects to ensure compliance with California building codes, state and local ordinances, and accepted engineering practices. Collaborated with architects, engineers, and contractors to facilitate code-compliant development and supported efficient permit issuance processes.

Accomplishments:

Reviewed and approved construction plans, ensuring compliance with IBC, CBC, and other applicable codes.

Collaborated with architects and developers to resolve code-related issues, enabling timely project completion.

Provided expert guidance on alternative materials and methods, achieving innovative, codecompliant solutions.

Reviewed and approved complex building plans, performing detailed engineering calculations to ensure compliance with structural and safety codes.

Streamlined the plan check and fee calculation process, reducing approval times and improving service efficiency.

Provided expert guidance to architects and contractors, advising on necessary plan revisions to achieve code compliance while maintaining project integrity.

October 2024 - Present
July 2023 - Present

PLANS EXAMINER, MASTER CODE PROFESSIONAL
[email protected]
Karim Karimullah, MCP

PROFESSIONAL EXPERIENCE

KEY COMPETENCIES

Page 453 ends

ITEM NO. 7.
4LEAF, Inc.

Plans Examiner
January 2022 - July 2023
Sarhad University of Science and Technology
B.S., Civil Engineering

EDUCATION & CERTIFICATIONS
Reviewed residential building plans and specifications to ensure compliance with California building codes, ordinances, and energy regulations while providing technical guidance to stakeholders.

Accomplishments:

Conducted detailed structural reviews, ensuring designs met earthquake, wind, and material stress requirements for safety and compliance.

Assisted building inspectors and provided solutions for complex code requirements, improving inspection accuracy and efficiency.

Ministry of Interior Affairs
Civil Engineer
2017 - 2020
Prepared designs and engineering specifications for facility projects while overseeing project documentation and progress tracking. Provided guidance on operations, maintenance, and quality assurance to ensure project success and compliance with standards.

Accomplishments:

Developed and maintained a comprehensive filing system, streamlining project tracking and ensuring accurate progress reporting.

Ensured project quality through detailed inspections and implementation of QA/QC protocols, improving operational efficiency.

Certifications
Residential Plans Examiner
Residential Building Inspector
Accessibility Inspector/Plans Examiner
Commercial Building Inspector
Building Plans Examiner
Building Inspector
Residential Energy Inspector/ Plans Examiner
Commercial Energy Inspector
Commercial Energy Plans Examiner
Residential Mechanical Inspector
Mechanical Plans Examiner
Mechanical Inspector
Residential Plumbing Inspector
Commercial Plumbing Inspector
Plumbing Plans Examiner
Plumbing Inspector
Residential Electrical Inspector
Commercial Electrical Inspector
Electrical Plans Examiner
Electrical Inspector
Residential Combination Inspector
Combination Plans Examiner
Commercial Inspector
Commercial Combination Inspector
Fire Plans Examiner
Fire Inspector II
Legal Module
Master Code Professional

Page 454 ends

ITEM NO. 7.

Seasoned Plans Examiner with 35+ years of experience in municipal building safety operations, specializing in plan review for compliance with ICC codes and related regulations. Skilled in architectural and structural plan review, accessibility compliance, and energy efficiency standards. Adept at collaborating with architects, engineers, contractors, and public agencies to ensure accuracy, efficiency, and adherence to code requirements. Committed to public safety, customer service, and supporting streamlined permitting processes through detailed, timely, and solution-oriented plan reviews.

Building Code Compliance
Stakeholder Collaboration
Staff Mentorship & Training
Plan Review & Evaluation
Customer Service
Code Interpretation
Complex Project Oversight
Quality Assurance
Documentation & Reporting
Urban37, Inc.

Senior Plans Examiner
Serves as a senior-level resource providing advanced plan review services for complex projects across multiple jurisdictions. Applies extensive experience to ensure thorough, accurate evaluations while supporting municipal departments with expertise and professional judgment. Also plays a key role in mentoring less-experienced staff and guiding consistent review practices.

Accomplishments:
4LEAF, Inc.

Plans Examiner
Provided on-call plan review services for multiple jurisdictions, reviewing residential, commercial, and public projects for compliance with California codes and municipal regulations. Partnered with city staff, contractors, and design professionals to maintain accuracy and efficiency in the permitting process.

Accomplishments:

Oversees reviews of large-scale and complex development projects, ensuring compliance with all applicable requirements and standards.

Provides mentorship and guidance to junior staff and colleagues, fostering professional growth and consistency in department practices.

Recognized as a trusted expert by municipal partners, frequently consulted on challenging projects and code interpretations.

Completed hundreds of plan reviews annually with a high rate of first-cycle approvals, reducing project delays for municipal clients.

Supported jurisdictions during peak workloads, ensuring projects were reviewed and processed within established timelines.

Delivered clear code interpretation and customer service to design professionals, facilitating smoother project approvals.

August 2025 - Present
2016 - August 2025

SENIOR PLANS EXAMINER
[email protected]
Eugene Ferrero

PROFESSIONAL EXPERIENCE

KEY COMPETENCIES

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ITEM NO. 7.

City of Visalia
Senior Plans Examiner
1988 - 2016
College of the Sequoias
Associate of Arts

EDUCATION & CERTIFICATIONS
Oversaw plan review operations for the City of Visalia’s Building Department, ensuring compliance with building, accessibility, and safety codes across a wide variety of project types. Provided technical expertise to staff, contractors, and community members while serving as a key resource for code interpretation.

Accomplishments:

Supervised and mentored permit technicians and plan reviewers, strengthening department consistency and performance.

Managed plan review for major civic, residential, and commercial developments, ensuring compliance with California codes and standards.

Partnered with city officials and outside agencies to streamline processes, resolve complex issues, and support community development.

Certifications
Building Plans Examiner

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ITEM NO. 7.

Detail-oriented and ICC-certified Residential Plans Examiner with a strong foundation in architecture and over seven years of professional experience spanning building code compliance, planning assistance, architectural drafting, and client-focused consulting. Known for delivering clear, actionable plan reviews across multiple jurisdictions, Sara brings an expert understanding of state and municipal building codes and local development standards. Her work is marked by precision, collaboration, and a deep commitment to enhancing safety and sustainability in the built environment.

Building Code Compliance
Plan Review & Redlining
Architectural Drafting & Design
Project Feasibility & Entitlements
Cross-Jurisdictional Codes
Stakeholder Communication
Site & Subdivision Planning
Interior Design Consultation
Energy & MEP Systems Review
4LEAF, Inc.

Plans Examiner
Served multiple jurisdictions, offering comprehensive plan reviews for both residential and commercial developments. Her reviews supported safe construction practices and improved stakeholder communication.

Accomplishments:

Urban37, Inc.

Plans Examiner
Sara supports a range of jurisdictions through precise, efficient plan reviews that ensure code compliance and support safe, sustainable development. She is integral to Urban37’s mission to modernize permitting and inspection services with high standards of technical accuracy and responsiveness.

Accomplishments:

Reviews plans for compliance with California Building Code and local ordinances.

Prepares clear, concise plan review reports covering architectural, structural, MEP, energy, and accessibility standards.

Collaborates with municipal departments to resolve code conflicts and clarify interpretations.

Conducted thorough code compliance reviews across architectural, MEP, energy, and structural systems.

Delivered redlined documents through Bluebeam with precise notations and corrective guidance.

Interfaced with permit technicians and applicants to resolve deficiencies and answer building code inquiries.

Balanced multiple review assignments under tight deadlines, demonstrating flexibility and professionalism.

Participated in internal QA/QC sessions to improve consistency and accuracy across team reviews.

April 2025 - Present
January 2022 - April 2025

PLANS EXAMINER
(925) 223-7429 | [email protected]
Sara DeLand

PROFESSIONAL EXPERIENCE

KEY COMPETENCIES

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ITEM NO. 7.

D.R. Horton
Forward Planning Assistant
As part of the nation’s largest homebuilder, Sara contributed to early-stage planning and feasibility research, aiding in the development of strategic residential projects.

Accomplishments:

Conducted entitlement research and analyzed comprehensive, development, and transportation system plans.

Created site plans and subdivision layouts in AutoCAD for jurisdictional submission.

Supported planning presentations for potential acquisitions and new developments.

Liaised with consultants and jurisdictional staff to understand planning regulations and land use codes.

Helped streamline internal workflows by organizing feasibility research and planning documents.

May 2021 - December 2021
Academy of Art University
BFA, Interior Architecture & Design

EDUCATION & CERTIFICATIONS
Certifications
ICC, Residential Plans Examiner
Software: Bluebeam, ArchiCAD 17–25, 3DS Max Design, Adobe Suite (Photoshop, InDesign), Revit, AutoCAD 4LEAF, Inc.

Plans Examiner
In her initial tenure with 4LEAF, Sara focused on residential plan reviews, applying her technical training to support code-compliant housing development across California.

Accomplishments:

Reviewed single- and multi-family housing plans for compliance with the CBC.

Communicated with applicants to clarify plan deficiencies and offer code-based solutions.

Completed redlines using Bluebeam, with a focus on clarity and educational feedback.

Coordinated with senior reviewers to escalate and resolve complex code interpretations.

Maintained accurate documentation of plan reviews in client databases.

March 2019 - April 2020
Porcelanosa
Design Consultant
Consulted with clients to design functional, aesthetic bathroom spaces using luxury materials.

Created quotes and orders while tracking project timelines and product availability.

Managed showroom opening/closing procedures and restocking efforts.

Maintained an organized material library and requested samples as needed.

Ensured excellent client service through timely follow-up and attention to design preferences.

January 2018 - October 2018
BDB/A
Contract Architect
Produced construction documents and space plans using AutoCAD and ArchiCAD.

Created visual presentations and mood boards via Pinterest and Adobe Suite.

Measured existing residential spaces and drafted as-built floorplans.

Generated 3D renderings for client review and design decision-making.

Adapted quickly to design direction changes and project requirements.

February 2017 - August 2017

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Los Gatos City CouncilJune 2, 2026

Los Gatos City Council
June 2, 2026