Attachment 5
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.
SERIES 2022
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW
CONDITIONALLY APPROVING A PLANNED COMMUNITY PERMIT AND A
DEVELOPMENT REVIEW PERMIT TO CONSTRUCT A NEW THREE-STORY, MIXED-USE RESIDENTIAL PROJECT CONSISTING OF 25 APARTMENT UNITS, 2,400 SQUARE FEET OF GROUND-FLOOR COMMERCIAL, AND ONE LEVEL OF
UNDERGROUND PARKING AND A PROVISIONAL USE PERMIT FOR
ROOFTOP AMENITIES ABOVE THE THIRD FLOOR LOCATED AT
601-649 ESCUELA AVENUE AND 1873 LATHAM STREET
WHEREAS, an application (Application No. PL-2019-063) was received from Kurt Anderson, on behalf of Escuela Retail Center , for a Planned Community Permit and a Development Review Permit to construct a new three-story, mixed-use residential project consisting of 25 apartment units, 2,400 square feet of ground -floor commercial, and one level of underground parking and a Provisional Use Permit for rooftop amenities above the third floor, all on a project site located at 601-649 Escuela Avenue and 1873 Latham Street; and
WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on January 5, 2022 on said application and recommended the City Council conditionally approve the Planned Community Permit, Development Review Permit, and Provisional Use Permit subject to the findings and conditions of approval attached hereto; and
WHEREAS, the City Council held a duly noticed public hearing on February 8, 2022 on said application and received and considere d all evidence presented at said hearing, including the recommendation from the Environmental Planning Commission , City Council report, project materials, testimony, and written materials submitted;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Mountain View finds:
1. The Planned Community Permit for a new three-story, mixed-use residential project consisting of 25 apartment units, 2,400 square feet of ground -floor commercial, and one level of underground parking is conditionally approved based upon the
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conditions contained herein and upon the following findings pursuant to Section 36.50.55 of the City Code:
a. The proposed use or development is consistent with the provisions of the El Camino Real Precise Plan (ECRPP) except for minor setback encroachments for architectural projections, which include second -floor balconies and window canopies , and a height exception to allow for the elevator overrun at 50’6” and the angled roof at 48’, where the maximum height allowed in the low-intensity corridor is 45’. The proposal demonstrates superior site and building design and compatibility with the surrounding uses and developments since the project complies with all other applicable El Camino Real Precise Plan development standards, including all building wall setbacks; a project floor area ratio (FAR) of 1.18 where the maximum is 1.35; a 12% pavement coverage where the maximum is 25%; and 46% open space where the minimum is 35%. Although the subject corner is not a Neighborhood Corn er as identified in the ECRPP, the project also meets key guiding principles by implementing street setbacks that support commercial uses close to the street; proposing a roofed arcade and adjacent planters to enhance the pedestrian experience and create a livable and beautiful streetscape; reducing privacy conflicts by introducing building transitions to residential areas to the east, and orienting outdoor common areas towards the street frontage where possible .
For the foregoing reasons, the project is i n substantial compliance with the intent of the ECRPP;
b. The proposed use or development is consistent with the Mixed -Use Corridor General Plan Land Use Designation because the project encourages a mix of residential and commercial uses within an existing neighborhood;
c. The proposed uses and development will not be detrimental to the public interest, health, safety, convenience, or welfare because the project is an infill project that is served by available public infrastructure and results in a re sidential project with net new affordable housing units in a development that is appropriately designed to be compatible with adjacent properties while maximizing the prominent corner location with retail and service opportunities within walking and bicycling distance from existing neighborhoods;
d. The proposed project promotes a well -designed development that is harmonious with existing and planned development in the surrounding area because the development substantially complies with applicable standa rds and the intent of the standards of the El Camino Real Precise Plan and recommended for approval by the City’s Development Review Committee with design conditions contained herein; and
e. The proposed project complies with the California Environmenta l Quality Act (CEQA) because an Initial Study and Mitigated Negative Declaration (MND) have been prepared for the project, which identified environmental impacts for air
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quality that can be mitigated to a less -than-significant impact with incorporation of mitigation measures and standard City conditions of approval , and the MND was adopted by the City Council on February 8, 2022, prior to approving this resolution.
2. The Development Review Permit for a new three-story, mixed-use residential project consisting of 25 apartment units, 2,400 square feet of ground -floor commercial, and one level of underground parking is conditionally approved based upon the conditions contained herein and upon the required findings, pursuant to Section 36.44.70 of the City Code , that the project conforms with adopted City standards and design guidelines, as follows:
a. The project conforms with general design considerations as described by the purpose and intent of Chapter 36 (Zoning) of the City Code , the General Plan, and any City-adopted design guidelines since the project proposes a residential and commercial mixed -use building within the El Camino Real change area that includes street improvements that create a safer a nd more inviting pedestrian environment; includes roof forms that provide variety and distinction for an attractive street view while minimizing massing impacts to adjacent residential parcels; and utilizes parcel assembly for more desirable lot configuration for this prominent corner, which are consistent with General Plan Policies LUD 20.2 (Focused intensive development), LUD 20.4 (Residential design transitions), LUD 20.5 (Landscaped pedestrian amenities), and LUD 20.6 (Parcel assembly);
b. The archit ectural design of structures, including colors, materials , and design elements (i.e., awnings, exterior lighting, screening of equipment, signs, etc.) are compatible with surrounding development because the project utilizes building setbacks and reduces building massing in areas adjacent to residentially zoned parcels; proposes architectural features, such as canopies and balconies , to provide varied building wall planes; and utilizes high-quality wood siding and smooth stucco at appropriate locations to hi ghlight prominent elements , such as corner residential units. The project was recommended for approval by the Development Review Committee on October 20, 2021, with design conditions contained herein;
c. The location and configuration of structures, pa rking, landscaping, and access are appropriately integrated and compatible with surrounding development, including public streets and sidewalks and other public property , by maintaining a continuous sidewalk along Escuela Avenue and providing a single vehicular driveway along Latham Street; locating retail parking accessible at grade with additional resident and guest parking located in the underground garage; and upgrading both street frontages with a separated or wide public sidewalk lined with street and private trees;
d. The general landscape design ensures visual relief, complements structures, provides an attractive environment , and is consistent with any adopted
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landscape program for the general area by planting street trees consistent with the street tree planting palette along Escuela Avenue and Latham Street, including screening trees and shrubs in planting areas bordering the south and east property lines; and providing a diversity of planting species that incl udes 75% native California plantings throughout the site, including the interior courtyard and rooftop common area;
e. The design and layout of the proposed project will result in well-designed vehicular and pedestrian access, circulation, and parking by providing at-grade parking and an underground parking garage with on -site access limited to one driveway off Latham Street in the northe ast corner of the project site to enhance the pedestrian experience and reducing vehicle paving along the front of the building ; and providing adequate vehicle and bicycle parking spaces; and
f. The approval of the development review permit for the proposed use is in compliance with the California Environmental Quality Act (CEQA) because an Initial Study a nd Mitigated Negative Declaration (MND) has been prepared for the project, which identified environmental impacts for air quality that can be mitigated to a less - than-significant impact with incorporation of mitigation measures and standard City conditions of approval, and the MND was a dopted by the City Council on February 8, 2022, prior to approving this resolution.
3. The Provisional Use Permit for rooftop amenities above the third floor is conditionally approved based upon the conditions contained her ein and upon the following findings pursuant to Section 36.48.25 of the City Code:
a. The proposed use is conditionally permitted within the El Camino Real Precise Plan and complies with all of the applicable provisions of the Zoning Ordinance, including the rooftop amenity area ; and provides for more landscaping and tree plantings while orienting gathering areas away from the east property line and adjacent residential uses in keeping with the purpose and intent of the Provisional Use Permit process to allow for rooftop amenities above the third level;
b. The proposed use is consistent with the Mixed -Use Corridor Land Use Designation of the General Plan, which allows for mixed residential and commercial developments;
c. The location, size, design , and operating characteristics of the proposed use are compatible with the site and building character and environmental conditions of existing and future land uses in the vicinity based on substantial compliance with the design standards in the El Camino R eal Precise Plan and locating roof decks and balconies away from adjacent residential properties to preserve privacy to the extent possible;
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d. Any special structure or building modifications necessary to contain the proposed use would not impair the ar chitectural integrity and character of the Precise Plan in which it is to be located because the proposed uses are provisionally allowed and the design and location of the rooftop amenity space addresses design guidelines and standards; and
e. The appro val of the Conditional Use Permit for the proposed use complies with the California Environmental Quality Act (CEQA) because an Initial Study and Mitigated Negative Declaration (MND) has been prepared for the project, which identified environmental impacts for air quality that can be mitigated to a less -than- significant impact with incorporation of mitigation measures and standard City conditions of approval , and the MND was adopted by the City Council on February 8, 2022, prior to approving this resolution.
BE IT FURTHER RESOLVED that the Planned Community Permit, Development Review Permit, and Provisional Use Permit for said project are hereby granted subject to the developer’s fulfillment of all the conditions which are attached hereto as Exhibit A and incorporated herein by reference.
TIME FOR JUDICIAL REVIEW
The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6, as established by Resolution No. 13850, adopted by the City Council on August 9, 1983.
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Exhibit: A. Conditions of Approval
Exhibit A
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CONDITIONS OF APPROVAL
APPLICATION NO.: PL-2019-063
601 ESCUELA AVENUE AND 1873 LATHAM STREET
The applicant is hereby notified, as part of this application, that the applicant is required to meet the following conditions in accordance with the Mountain View City Code and the State of California. Where approval by a City Department Director or Official is required, that review shall be for compliance with all applicable conditi ons of approval, adopted policies and guidelines, ordinances, laws , and regulations, and accepted practices for the item (s) under review. The applicant is hereby notified that the applicant is required to comply with all applicable codes or ordinances of the City of Mountain View and the State of California that pertain to this development and are noted herein.
This approval is granted to construct a new three -story, mixed-use project consisting of 25 apartment units, 2,400 square feet of ground-floor commercial, and one level of underground parking and rooftop amenities above the third floor located on Assessor’s Parcel Nos. 154-35-013 and 154-35-014. Development shall be substantially as shown on the project materials listed below, except as may be modified by conditions contained herein, which are kept on file in the Planning Division of the Community Development Department:
a. Project plans prepared by Anderson Architects, Inc., date stamped December 20, 2021.
b. Color and materials board prepared by Anderson Architects, Inc., date stamped October 7, 2021.
c. Escuela Avenue Mixed-Use Project Initial Study and Mitigated Negative Declaration.
THIS REQUEST IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:
Planning Division—650-903-6306
1. EXPIRATION: This permit is valid for a period of two years from the date of approval. This permit shall become null and void if building permits have not been issued and construction activity has not commenced within the two- year period unless a permit extension ha s been submitted to and approved by the Zoning Administrator at a duly noticed public hearing prior to the expiration date.
2. PERMIT EXTENSION: Zoning permits may be extended for up to an additional two years after public hearing review by the Zoning Adm inistrator in compliance with the procedures described in Chapter 36 of the Mountain View City Code. An application for extension must be filed with the Planning Division of the Community Development Department, including appropriate fees, prior to the expiration date of the original permit.
3. PLANNING INSPECTION: Inspection(s) by the Planning Division are required for foundation, framing, application of exterior materials, and final completion of each structure to ensure that the construction matches the approved plans.
PERMIT SUBMITTAL REQUIREMENTS
4. AIR QUALITY: The applicant is required to secure a permit from the Bay Area Air Quality Management District or provide written assurance that no permit is required prior to issuance of a building permit.
5. CERTIFICATION OF BUILDING PERMIT PLANS: In a letter, the project architect shall certify the architectural design shown in the building permit plans match the approved plans. Any changes or modifications must be clearly noted in writing and shown on redlined plan sheets. The project architect shall also certify the structural plans are consistent with the architectural plans. In the event of a discrepancy between the structural plans and the
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architectural plans, the architectural plans shall take precedence, and revised structural drawings shall be submitted to the Building Inspection Division.
6. ACCESSORY STRUCTURE(S): Any future accessory structure on -site will require approval by the Planning Division and may require separate City permits.
7. ZONING INFORMATION: The following informatio n must be listed on the title sheet of the building permit drawings: (a) zoning permit application number; (b) zoning district designation; (c) total floor area ratio and residential density in units per acre, if applicable; (d) lot area (in square feet a nd acreage); and (e) total number of parking spaces.
8. REVISIONS TO THE APPROVED PROJECT: Minor revisions to the approved plans shall require approval by the Zoning Administrator. Major modifications as determined by the Zoning Administrator shall require a duly noticed public hearing, which can be referred to the City Council.
9. FLOOR AREA RATIO (FAR) DIAGRAM: Building permit drawings must include a floor area ratio (FAR) diagram for each structure on-site, clearly identifying each level of the structure(s) and the gross area(s) which count toward floor area per required zoning calculations. The diagram must also clearly identify all areas which are exempt from FAR.
10. PAINT COLOR-CODING: At submittal of building plan check, provide color-coded elevations of each side of the building(s) detailing the location of all paint and stain colors, manufacturer, and color names.
11. GEOTECHNICAL REPORT: The applicant shall have a design -level geotechnical investigation prepared which includes recommendations to address and mitigate geologic hazards in accordance with the specifications of California Geological Survey (CGS) Special Publication 117, Guidelines for Evaluating and Mitigating Seismic Hazards, and the requirements of the Seismic Hazards Mapping Act. The report will be submitted to the City during building plan check, and the recommendations made in the geotechnical report will be implemented as part of the project and included in building permit drawings and civil drawings as needed. Recommendations may include considerations for design of permanent below-grade walls to resist static lateral earth pressures, lateral pressures causes by seismic activity, and traffic loads; method for backdraining walls to prevent the build -up of hydrostatic pressure; considerations for design of excavation shoring system; excavation monitoring; and seismic design.
12. K
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TOXIC ASSESSMENT: A toxic assessment report shall be prepared and submitted as part of the building permit submittal. The applicant must demonstrate that hazardous materials do not exist on the site or that construction activities and the proposed use of this site are approved by: the City’ Fire Department (Fire and Environmental Protection Division); the State Department of Health Services; the Regional Water Quality Control Board; and any Federal agency with jurisdiction. No building permits will be i ssued until each agency and/or department with jurisdiction has released the site as clean or a site toxics mitigation plan has been approved.
13. SOIL MANAGEMENT PLAN: Prepare a soil and groundwater management plan for review and approval by the Santa Clara County Department of Environmental Health (SCCDEH). Proof of approval or actions for site work required by the SCCDEH must be provided to the Building Inspection Division prior to issuance of any demolition or building permits.
14. SIGNAGE: No signs ar e approved as part of this application. Any new signage will require separate planning and/or building permits. Application form and submittal requirements are available online at www.mountainview.gov/planningforms.
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OPERATIONS
15. OPERATIONAL CRITERIA: In the event that problems with the operational criteria of the commercial business(s) arise, including, but not limited to, parking shortages, delivery truck issues, hours of operation, or noise, the Zoning Administrator may hold a public hearing to review the situation and impose new or modified conditions of approval in response to the information received. The public hearing shall be conducted and noticed in accordance with Chapter 36, Article XVI, Division 6, of the City Code.
16. ROOF DECK OPERATION : The approved hours of operation for the rooftop common area shall be limited to 7:00 a.m. to 10:00 p.m., and shall not allow amplified music. In the event any problems arise with the hours of operation or noise, the Zoning Administrator may hold a pub lic hearing to review common -area operations and impose new or modified conditions of approval in response to public comment received. The public hearing shall be conducted and noticed in accordance with Chapter 36, Article XVI, Division 6, of the City Code.
17. PARKING MANAGEMENT PLAN: Prior to building permit issuance, the applicant shall develop a parking management plan describing parking allocation for residents, guests, and/or commercial uses on the project site, subject to administrative approval by the Zoning Administrator prior to building permit issuance.
18. LOADING/DELIVERY PLAN: Prior to building permit issuance, the applicant shall develop a plan specifying measures to manage on -site deliveries and loading, which may include measures to tailor delivery hours and/or days to limit conflicts with peak traffic times or adjacent land uses.
SITE DEVELOPMENT AND BUILDING DESIGN
19. BUILDING DESIGN/PLAN MODIFICATIONS: Based on direction from the Development Review Committee (DRC), modifications shall be made to the architectural design, building materials, colors, landscaping, and/or other site or building design details prior to issuance of a building permit and show n on building permit drawings. The following modifications are subject to review and approval by the Zoning Administrator to confirm compliance with the DRC’s recommendations:
a. Reduce the height of the canopy and extend the canopy to the east to match the canopy projection on the western side of the building.
b. Reduce the width of the stone residential entrance on the eastern side to create asymmetry consistent to the stone commercial entrance facing Escuela Avenue and reduce the height of the residential entrance to be lower than the commercial entrance.
c. Include one white column to each side of the garage entrance to match the white columns in front of the commercial tenant space facing Latham Street.
d. Create an even facade for the stucc o elevator and stairway form so that both sides of the windows are even with one another.
e. Evaluate additional landscaping where possible, including atop the residential entrance feature.
20. EXTERIOR MATERIALS: High-quality materials and finishes shall be used throughout the project and shall remain in compliance with the materials identified in the approved plans, except as modified by the conditions of approval herein. Details regarding all color and architectural details shall be provided in the building permit plan submittal and shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.
21. TRIM MATERIALS: Trim materials throughout the project shall be wood or high-density foam trim. Details of the specific placement, utilization, and finish of the trim materials shall be provided with the building permit drawings.
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Final trim design details shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.
22. SPECIAL PAVING MATERIALS: The color, material, design, and product specifications for the special paving materials used on-site shall be submitted with th e building permit drawings. Final paving design details shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.
23. WINDOWS: Manufacturer type, design, material, and installation details for all windo ws within the project shall be specified for each unit in the building permit drawings for review and approval by the Zoning Administrator prior to the issuance of building permits.
24. RECESSED WINDOWS: All windows shall be recessed from the face of the building a minimum of 2”.
25. GROUND-FLOOR TRANSPARENCY: Storefronts and windows must maintain a minimum 75% transparency along the ground floor of the building(s) at all times. No window tinting/treat ment, permanent/affixed furniture, or sunshades which permanently block the windows/storefronts are permitted. Sunshades which maximize transparency while providing UV light screening for building occupants may be permitted, subject to review and approval by the Zoning Administrator.
26. MOCK-UP: The applicant shall set up a large material and color mock-up on-site, prior to building permit issuance and purchase of the finish materials, for final selection and approval by the Zoning Administrator. At a minimum, the mock-up shall include wood siding, metal canopy, stone veneer, sample window, and paint samples. Proposed primary and secondary (accent) paint colors should be painted next to each other on the mock -up for purposes of inspection. The color(s) shall not be considered approved until af ter inspection and approval by the Zoning Administrator.
27. ROOFTOP EQUIPMENT SCREEN: All rooftop equipment must be concealed behind opaque (solid) screening designed to complement the building design such that rooftop equipment is not visible from any elevation. Details of the rooftop equipment and roof screens shall be included in the building permit drawings and approved by the Zoning Administrator.
28. OUTDOOR STORAGE: There is to be no outdoor storage without specific Development Review approval by the Planning Division.
29. GROUND-FLOOR COMMERCIAL AREA: This project is required to provide 2,400 square feet of ground -floor commercial space. Any future use is subject to the permitted and conditionally permitted uses of the P(38) El Camino Precise Plan.
30. TRASH ENCLOSURE: Details of an opaque screen trash enclosure are to be shown on building permit drawings and be approved by the Zoning Adm inistrator prior to permit issuance. The trash enclosure should match the architectural design, color, and materials of the primary structure. For food -serving uses or trash compactors, the trash enclosure must be equipped with hot water, a drain inlet t o the sanitary sewer system, and a locking device.
An enclosure constructed to store trash/recycling/compost bins shall have a concrete pad the same width as the enclosure and extending a minimum 10’ beyond the enclosure access door(s). The concrete pad will be designed to accommodate the weight of a 60,000-pound collection vehicle.
31. FENCE(S)/WALL(S): All fencing and walls are to be shown on building plan drawings, including details on height, location, and material finish. No fence or wall shall exceed 7’ in height, measured from adjacent grade to the top of the fence or wall. The design and location must be approved by the Zoning Administrator and comply with all setback and traffic visibility area requirements.
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32. PARKING SPACE DESIGN: All parking spaces (except parallel spaces) must be double -striped with 4” wide stripes. Double stripes shall be 18” apart, from outside edge to outside edge of the stripes, or 10” from inside edge to inside edge of the stripes. The 8-1/2’ parking space width is measured from the center of one double stripe to the other, such that the space between stripes is 7’. For parallel parking spaces, only single-striped or tic-mark is required between spaces. Single stripes shall be measured from interior edge to interior edge of the stripe, such that the space between stripes is 24’.
33. LIGHTING PLAN: The applicant shall submit a lighting plan in building permit drawings. This plan should include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. The design and location of outdoor lighting fixtures shall ensure there will be no glare and light spillover to surrounding properties, which is demonstrated with photometric contours extending beyond the project property lines. The lighting plan submitted with building permit drawings must be approved by the Zoning Administrator prior to building permit issuance.
34. ROOFTOP DECK LIGHTING: Proposed lighting fixtures on the rooftop decks and courtyards shall not be visible from ground level on adjacent public streets. Any string lighting shall be designed to include shades to avoid light spillover and be screened so they are not visible from off-site. Limited pedestrian-scale/building-mounted lighting along pathways may be permitted subject to review and approval of photometric lighting plan submitted as part of the building permit drawings.
35. BIKE PARKING FACILITIES: The applicant shall provide the following bike parking on the project site, which must be shown on building permit drawings:
a. Short-term bike parking for visitors at 5% of vehicle parking spaces . These spaces shall be provided as bike racks which must secure the frame and both wheels. Racks should be located near the building entrance (i.e., within constant visual range) unless it is demonstrated that they create a public hazard or it is infeasible. If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault and must include clear and visible signage leading to public bicycle parking if not visible from a street or public path.
b. Long-term bike parking for employees/residents at one bike space per unit. These spaces shall be in a secure location to protect against theft and may include, but are not limited to, bike lockers, enclosed cages, or other restricted interior areas. Any area used for long-term bike parking shall not be included in zoning calculations for floor area or building coverage.
GREEN BUILDING
36. GREEN BUILDING—MIXED-USE: The project is required to meet the mandatory measures of the California Green Building Standards Code and meet the intent of 120 GreenPoint Rated points, for the residential portion of the project and meet the intent of LEED Certified TM for the nonresidential portion of the project. All mandatory prerequisite points and minimum point totals per category to attain GreenPoint Rated status or LEED CertifiedTM status must be achieved, unless specific point substitutions or exceptions are approved by the Community Development Department. Formal project registration and certification through Build It Green or U.S. Green Building Council is not required for compliance with the Mountain View Green Building Code (MVGBC). The project is also r equired to comply with Title 24, Part 6.
TREES AND LANDSCAPING
37. LANDSCAPING: Detailed landscape plans encompassing on - and off-site plantable areas out to the street curb must be included in building permit drawings. Minimum plant sizes are flats or one -gallon containers for ground cover, five-gallon for shrubs, and 24” box for trees. The drawings must be approved by the Zoning Administrator prior to building permit issuance and implemented prior to occupancy. All plans should be prepared by a licensed Landscape Architect and should comply with the City’s Landscape Guidelines, including the Water Conservation in
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Landscaping Regulations (forms are available online at www.mountainview.gov/planningforms). Additional landscaping materials or modifications may be required by the Planning Division at final inspection to ensure adequate planting coverage and/or screening.
38. LANDSCAPE CERTIFICATION: Prior to occupancy, the Landscape Architect shall certify in writing the landscaping has been installed in accordance with all aspects of the approved landscape plans and final inspection(s), subject to final approval by the Zoning Administrator.
39. STREET TREES: Install standard City street trees along the street frontage, including where there are gaps in the space of existing street trees. The location of existing trees to remain, existing trees to be removed, and new street trees shall be shown on the grading, utility, and landscaping plans submitted for building permit review. New street trees shall be planted in accordance with Detail F-1 of the Public Works Standard Provisions, a minimum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. Street trees are to be irrigated by the property owner in accordance with Chapter 32 of the City Code.
40. STREET TREE FORM: The applicant shall complete the “Proposed Street Tree” form available in the Planning Division or online at www.mountainview.gov/planningforms. Once completed, the applicant shall email the original to the Parks Division at [email protected] and provide a duplicate copy to the Building Inspection Division with building permit submittal.
41. LANDSCAPE SCREENING: All utility meters, lines, transfor mers, backflow preventers, etc., on -site or off -site, must be shown on all site plan drawings and landscape plan drawings. All such facilities shall be located so as to not interfere with landscape material growth and shall be screened in a manner which respects the building design and setback requirements. Additional landscaping materials or modifications may be required by the Planning Division at final inspection to ensure adequate plant screening.
NOISE
42. MECHANICAL EQUIPMENT (NOISE): The noise emitted by any mechanical equipment shall not exceed a level of 55 dB(A) during the day or 50 dB(A) during the night, 10:00 p.m. to 7:00 a.m., when measured at any location on any adjoining residentially used property.
43. INTERIOR NOISE LEVELS: Construction drawings must confirm that measures have been taken to achieve an interior noise level of 45 dB(A)Ldn that shall be reviewed and approved by a qualified acoustical consultant prior to building permit submittal.
44. CONSTRUCTION NOISE REDUCTIO N: The following noise reduction measures shall be incorporated into construction plans and contractor specifications to reduce the impact of temporary construction -related noise on nearby properties: (a) comply with manufacturer’s muffler requirements o n all construction equipment engines; (b) turn off construction equipment when not in use, where applicable; (c) locate stationary equipment as far as practical from receiving properties; (d) use temporary sound barriers or sound curtains around loud stationary equipment if the other noise reducti on methods are not effective or possible; and (e) shroud or shield impact tools and use electric-powered rather than diesel-powered construction equipment.
45. SITE-SPECIFIC BUILDING ACOUSTICAL ANALYSIS: A qualified acoustical consultant will review final site plans, building elevations, and floor plans prior to construction to calculate expected interior noise levels as required by State noise regulations. Project -specific acoustical analyses are required by the California Building Code to confirm that the design results in interior noise levels reduced to 45 dB(A)Ldn or lower. The specific determination of what noise insulation treatments are necessary will be completed on a unit-by-unit basis. Results of the analysis, including the description of the necessary noise control treatments, will be submitted to the City along with the building plans and approved prior to issuance of a building permit. Building sound insulation requirements will
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include the provision of forced-air mechanical ventilation for all residential units as recommended by the qualified acoustical consultant, so that windows can be kept closed at the occupant’s discretion to control noise. Special building techniques (e.g., sound -rated windows and building facade treatments) will be implemented as recommended by the qualified acoustical consultant to maintain interior noise levels at or below acceptable levels.
These treatments will include, but are not limited to, sound-rated windows and doors, sound-rated wall construction, acoustical caulking, protected ventilation openings, etc.
TRANSPORTATION PROGRAMS AND IMPROVEMENTS
46. COMMUTE ALTERNATIVES: A commute alternatives program aimed at increasing transit use and reducing the need for people to drive shall include the following to be provided for the project. The buildings’ owner may assign responsibility for these programs to the tenants of the buildings, but the buildings’ owner is responsible for ensuring they are maintained for the life of the project:
a. The buildings’ owner shall provide a transit subsidy to all new renters for their first year of residency and employees of the commercial tenant spaces of up to $300 per year ($25 per month) through participation in the Valley Transportation Authority’s (VTA) SmartPass Program or a comparable transit subsidy program if the SmartPass Program is no longer available and shall also provide a transit subsidy, such as Commuter Check or Clipper Card, for residents and employees using transit modes outside of the VTA service area.
b. The buildings’ owner shall appoint a commute coordinator to manage and monitor the commute alternative program. A report on the number of people using commute alternatives (alternatives to the single -occupant car) shall be submitted to the Zoning Administrator for each of the first five years following building occupancy and may require annual updates thereafter.
AGREEMENTS AND FEES
47. INDEMNITY AGREEMENT: Prior to the issuance of any building permits, the applicant shall agree, in writing, to defend, indemnify, and hold harmless the City and the City’s officers, agents, and employees in any action brought by a third party to void this Permit(s). The agreement shall be in a form satisfactory to the City Attorney and Zoning Administrator. It shall run with the land and shall not be amended without prior City consent.
CONSTRUCTION ACTIVITIES
48. SINGLE-PHASE DEVELOPMENT: Construction of the project shall be done in a single phase.
49. WORK HOURS/CONSTRUCTION SITE SIGNAGE: No work shall commence on the job site prior to 7:00 a.m. nor continue later than 6:00 p.m., Monday through Friday, nor shall any work be permitted on Saturday or Sunday or any holiday unless prior approval is granted by the Chief Building Official. The general contractor, applicant, developer, or property owner shall erect a sign at all construction site entrances/exits to advise subcontractors and material suppliers of the working hours and contact information, including an after-hours contact. Violation of this condition of approval may be subject to the penalties outlined in Section 8.6 of the City Code and/or suspension of building permits.
50. CONSTRUCTION PARKING: The applicant shall prepare a construction parking management plan to address parking demands and impacts during the construction phase of the project by contractors or other continued operations on-site. The plan shall also include a monitoring and enforcement measure which specifies on -street parking is prohibited and will be monitored by the owner/operator of the property (or primary contractor), and penalties will be enforced by the owner/operator of the property (or primary contractor) for violations of on -street parking restrictions. Violations of this provision may result in a sto p-work notice being issued by the City for development project. The construction parking management plan shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.
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51. NOTICE OF CONSTRUCTION: The applica nt shall notify neighbors within 750’ of the project site of the construction schedule in writing, prior to construction. For multi -phased construction, separate notices may be required for each phase of construction. A copy of the notice and the mailing list shall be submitted for review prior to issuance of building permits.
52. DISTURBANCE COORDINATOR: The applicant shall designate a “disturbance coordinator” who will be responsible for responding to any local complaints regarding construction noise. The coordinator (who may be an employee of the general contractor) will determine the cause of the complaint and will require that reasonable measures warranted to correct the problem be implemented. A telephone number of the noise disturbance coordinator shall be conspicuously posted at the construction site fence and on the notification sent to neighbors adjacent to the site. The sign must also list an emergency after-hours contact number for emergency personnel.
53. HEALTH AND SAFETY MEASURES: The permittee/contractor is responsible for preparing and implementing an appropriate health and safety plan to address the contamination and manage the operations in a safe manner and in compliance with the Cal/OSHA Construction Safety Orders and other State and Federal requirements.
54. HAZARDOUS MATERIALS CONTAMINATION: To reduce the potential for construction workers and adjacent uses to encounter hazardous materials contamination from asbestos -containing materials (ACM) and lead -based paint, the following measures are to be included in the project:
a. In conformance with local, State, and Federal laws, an asbestos building survey and a lead-based paint survey shall be completed by a qualified professional to determine the presence of ACMs and/or lead-based paint on the structures proposed for demolition. The surveys shall be completed prior to demolition work beginning on the structures.
b. A registered asbestos abatement contractor shall be retained to remove and dispose of all potentially friable ACMs, in accordance with the National Emissions Standards for Hazardous Air Pollutants (NESHAP) guidelines, prior to building demolition that may disturb the materials. All construction activities shall be undertaken in accordance with Cal/OSHA standards, contained in Title 8 of the California Code of Regulations (CCR), Section 1529, to protect workers from exposure to asbestos. Materials containing more than 1% asbestos are also subject to Bay Area Air Quality Management District (BAAQMD) regulations.
During demolition activities, all building materials containing lead-based paint shall be removed in accordance with Cal/OSHA Lead in Construction Standard, Title 8, CCR 1532.1, including employee training, employee air monitoring, and dust control. Any d ebris or soil containing lead -based paint or coatings shall be disposed of at landfills that meet acceptance criteria for the waste being disposed.
55. BASIC AIR QUALITY CONSTRUCTION MEASURES: The applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) to reduce fugitive dust emissions. Emission reduction measures will include, at a minimum, the following measures: (a) all exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) will be watered two times per day; (b) all haul trucks transporting soil, sand, or other loose ma terial off-site will be covered; (c) all visible mud or dirt track -out onto adjacent public roads will be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; (d) all vehicle speeds on unpaved roads will be limited to 15 mph; (e) all roadways, driveways, and sidewalks to be paved will be completed as soon as possible. Building pads will be laid as soon as possible after grading unless seeding or soil binders are used; (f) idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measures Title 13, Section 2485, of the California Code of Regulations). Clear signage shall be provided for construction workers at all access points; (g) all construction equipment shall be maintained and properly tuned in accordance with
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manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; and (h) post a publicly visible sign with the telephone number and person to contact at the City of Mountain View regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.
56. DISCOVERY OF CONTAMINATED SOILS: If contaminated soils are discovered, the applicant will ensure the contractor employs engineering controls and Best Management Practices (BMPs) to minimize human exposure to potential contaminants. Engineering controls and construction BMPs will include, but not be limited to, the following: (a) contractor employees working on -site will be certified in OSHA’s 40 -hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training; (b) the contractor will stockpile soil during redevelopment activities to allow for proper characterization and evaluation of disposal options; (c) the contractor will monitor area arou nd construction site for fugitive vapor emissions with appropriate field screening instrumentation; (d) the contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; (e) the contractor will place any stockpiled soil in areas shielded from prevailing winds; and (f) the contractor will cover the bottom of excavated areas with sheeting when work is not being performed.
57. DISCOVERY OF ARCHAEOLOGICAL RESOURCES: If prehistoric or historic -period cultural materials are unearthed during ground-disturbing activities, it is recommended that all work within 100’ of the find be halted until a qualified archaeologist and Native American representative can assess the si gnificance of the find. Prehistoric materials might include obsidian and chert-flaked stone tools (e.g., projectile points, knives, scrapers) or tool-making debris; culturally darkened soil (“midden”) containing heat -affected rocks and artifacts; stone mi lling equipment (e.g., mortars, pestles, handstones, or milling slabs); and battered -stone tools, such as hammerstones and pitted stones. Historic-period materials might include stone, concrete, or adobe footings and walls; filled wells or privies; and de posits of metal, glass, and/or ceramic refuse. If the find is determined to be potentially significant, the archaeologist, in consultation with the Native American representative, will develop a treatment plan that could include site avoidance, capping, or data recovery.
58. DISCOVERY OF HUMAN REMAINS: In the event of the discovery of human remains during construction or demolition, there shall be no further excavation or disturbance of the site within a 50’ radius of the location of such discovery, or any nearby area reasonably suspected to overlie adjacent remains. The Santa Clara County Coroner shall be notified and shall make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to their authority, the Coroner shall notify the Native American Heritage Commission, which shall attempt to identify descendants of the deceased Native American. If no satisfactory agreement can be reached as to the disposition of the remains pursuant to thi s State law, then the landowner shall reinter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance. A final report shall be submitted to the City’s Community Develo pment Director prior to release of a Certificate of Occupancy. This report shall contain a description of the mitigation programs and its results, including a description of the monitoring and testing resources analysis methodology and conclusions, and a description of the disposition/curation of the resources. The report shall verify completion of the mitigation program to the satisfaction of the City’s Community Development Director.
59. DISCOVERY OF PALEONTOLOGICAL RESOURCES: In the event that a fossil is discovered during construction of the project, excavations within 50’ of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The City shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the find is determined to be significant and if avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards.
60. INDOOR FORMALDEHYDE REDUCTIONS: If the project utilizes composite wood materials (e.g., hardwood plywood, medium density fiberboard, particleboard) for interior finishes, then only composite wood materials that are made with CARB approved, no-added formaldehyde (NAF) resins, or ultra-low emitting formaldehyde (ULEF)
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resins shall be utilized (CARB, Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products, 17 CCR Section 93120, et seq., 2009-2013).
61. PRECONSTRUCTION NESTING BIRD SURVEY: To the extent practicable, vegetation removal and construction activities shall be performed from September 1 through January 31 to avoid the general nesting period for birds. If construction or vegetation removal cannot be performed during this period, preconstruction surveys will be performed no more than two days prior to construction activities to locate any active nests as follows:
The applicant shall be responsible for the retention of a qualified biologist to conduct a survey of the project site and surrounding 500’ for active nests—with particular emphasis on nests of migratory birds—if construction (including site preparation) will begin during the bird nesting season, from February 1 through August 31. If active nests are observed on either the project site or the surrounding area, the applicant, in coordination with the appropriate City staff, shall establish no-disturbance buffer zones around the nests, with the size to be determined in consultation with the California Department of Fish and Wildlife (usuall y 100’ for perching birds and 300’ for raptors). The no - disturbance buffer will remain in place until the biologist determines the nest is no longer active or the nesting season ends. If construction ceases for two days or more and then resumes during the nesting season, an additional survey will be necessary to avoid impacts on active bird nests that may be present.
62. CULTURAL SENSITIVITY TRAINING: As requested during the Tribal Consultation process for the project, Cultural Sensitivity Training shall be provided to the construction crews at the beginning of the project to aid those involved in the project to become more familiar with the indigenous history of peoples in the vicinity of the project site.
63. NATIVE AMERICAN ARCHAEOLOGICAL MONITOR: A Native American archaeological monitor shall be present for all ground-disturbing activities throughout the project construction process.
64. DISCOVERY OF TRIBAL CULTURAL RESOURCES: If indigenous or historic -era archaeological resources are encountered during construction activities, all activity within 100’ of the find shall cease and the find shall be flagged for avoidance. The City and a qualified archaeologist, defined as one meeting the U.S. Secretary of the Interior’s Professional Qualifications Standards for Archaeology, and a Native American representative shall be immediately informed of the discovery. The qualified archaeologist and the Native American representative shall inspect the find within 24 hours of discovery and notify the City of th eir initial assessment. Indigenous archaeological materials might include obsidian and chert -flaked stone tools (e.g., projectile points, knives, scrapers) or toolmaking debris; culturally darkened soil (midden) containing heat -affected rocks, artifacts, or shellfish remains; and stone milling equipment (e.g., mortars, pestles, hand stones, or milling slabs); and battered stone tools, such as hammerstones and pitted stones. Historic-era materials might include building or structure footings and walls, and deposits of metal, glass, and/or ceramic refuse. If the find is determined to be potentially significant, the archaeologist, in consultation with the Native American representative, will develop a treatment plan that could include site avoidance, capping, or data recovery.
MITIGATION MEASURES
65. EXISTING PRECISE PLAN MITIGATION MEASURES: All mitigation measures identified in the El Camino Real Precise Plan Environmental Impact Report (EIR) apply to this project and must be addressed during building permit submittal and construction. Some of these mitigation measures may be superseded by more stringent City standards, code requirements, or with more detailed measures incorporated into the project’s environmental analysis. The applicant must note how th e applicant has addressed each mitigation measure to the satisfaction of the Zoning Administrator prior to building permit issuance.
66. AIR QUALITY: All new development projects, associated with implementation of the Precise Plan, which include buildings within 1,000’ of a residential dwelling unit, shall conduct a construction health risk assessment to assess emissions from all construction equipment during each phase of construction prior to issuance of building permits.
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Equipment usage shall be modifie d as necessary to ensure that equipment use would not result in a carcinogenic health risk of more than 10 in 1 million, an increased noncancer risk of greater than 1.0 on the hazard index (chronic or acute), or an annual average ambient PM2.5 increase greater than 0.3 μg/m3. (AIR-1)
67. AIR QUALITY: For residential or other sensitive use projects proposed within 500’ of El Camino Real, State Route 85, or SR 237, and/or any permitted stationary sources, including those identified in Table IV.B-6 of the EIR, the City of Mountain View shall require an evaluation of potential health risk exposure. The applicant for a sensitive use project within the Precise Plan area shall prepare a report using the latest BAAQMD permit data and roadway risk estimates to determine impacts to future residents or sensitive receptors. The report shall outline any measures that would be incorporated into the project necessary to reduce carcinogenic health risk of to less than 10 in 1 million, reduce the noncancer risk to less than 1.0 on the hazard index (chronic or acute), and ensure the annual average ambient PM2.5 increase is less than 0.3 μg/m 3. Measures to reduce impacts could include upgrading air filtration systems of fresh air supply, tiered plantings of trees, and site design to increase distance from source to the receptor. (AIR-2)
68. AIR QUALITY: The project shall develop a plan demonstrating that the off-road equipment used on-site to construct the project would achieve a fleetwide average 87% reduction in DPM exhaust emissions or greater. One feasible plan to achieve this reduction would include the following:
• All diesel-powered off-road equipment, larger than 25 horsepower, operating on the site for more than two days continuously , shall meet U.S. EPA Tier 4 standards for particulate matter emissions. Where Tier 4 equipment is not available, exceptions could be made for equipment that includes CARB-certified Level 3 Diesel Particulate Filters or equivalent. Equipment that is electrically powered or uses nondiesel fuels would also meet this requirement.
• Provide line power to the site during the early phases of construction to minimize the use of diesel -powered stationary equipment, such as generators. (MM AQ-3.1)
Neighborhoods and Housing Division—650-903-6379
69. BMR RENTAL, PROVIDING UNITS: Prior to issuance of the initial building permit, the applicant shall enter into a recorded agreement with the City that will require the applicant to provide at least 15% of the total number of dwelling units within the development as Below -Market-Rate (BMR), consi stent with Chapter 36, Article XIV, Divisions 1 and 2, of the City Code and the Below -Market-Rate Housing Program Administrative Guidelines and Directives. If the existing unit (single-family home) was occupied by lower income tenants within the five years prior to application, the AMI -level for eligibility for the proposed two-bedroom unit (replacement unit) would need to match the AMI-level of the prior tenants (i.e., low-income, very low-income, etc.).
70. BMR, PROCESS: Prior to the first building permit submittal, the applicant shall contact the Housing and Neighborhood Services Division at 650-903-6379 to begin preparation of a Below-Market-Rate (BMR) agreement for the project. The applicant shall submit the following information: (a) a copy of the Fi ndings Report or Conditions of Approval for the project; (b) a legal description of the property; (c) a plan indicating the location, size, and phasing of BMR units; and (d) additional information as requested by the Housing and Neighborhood Services Division. The BMR agreement must be recorded prior to building permit issuance.
71. NOTICE TO TENANTS AND TENANT RELOCATION ASSISTANCE: The applicant shall comply with the provisions of the State Housing Crisis Act. This includes, but is not limited to, cons ulting with the City’s Neighborhoods and Housing Division and retained relocation consultant to provide: (1) all required notices to tenants; (2) information to the relocation consultant for tenant eligibility determination; (3) funding for the relocation consultant services; (4) relocation assistance payments to eligible tenants; (5) right of first refusal in the new housing to former tenants; and (6) replacement units as noted in the BMR units conditions.
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Building Inspection Division—650-903-6313
Entitlement review by the Building Inspection Division is preliminary. Building and Fire plan check reviews are separate permit processes applied for once the zoning approval has been obtained and appeal period has concluded; a formal permit submittal to the Building Inspection Division is required. Plan check review shall determine the specific requirements and construction compliance in accordance with adopted local, State, and Federal codes for all building and/or fire permits.
For more information on submittal requirements and timelines, please visit the Building Inspection Division online at www.mountainview.gov/building. It is a violation of the MVCC for any building occupancy or construction to commence without the proper building and/or fire permits and issued Certificate of Occupancy.
72. BUILDING PERMITS: A building permit is required for this project. This review by the Building Inspection Division is preliminary and only attempting to identify critical or significant code concerns. Building plan check review will be part of a separate permit application process that can be applied for once the Planning approvals have been obtained and any appeal period has passed. To submit for buildi ng permits, please refer to the Building Inspection Division’s “Submittal Requirements” for document requirements and project review times online at www.mountainview.gov/submitbuildingpermit.
No construction work can commence without the appropriate building permit(s) and no new occupancy shall commence without a Certificate of Occupancy. Please visit City of Mountain View – Building & Fire Division online at www.mountainview.gov/building or by phone at 650-03-6313 to obtain information and submittal requirements.
73. BUILDING CODES: Construction plans will need to meet the current codes adopted by the Building I nspection Division upon submittal. Current codes are the 2019 California Codes: Building, Fire, Electrical, Mechanical, Plumbing, CALGreen, CALEnergy, in conjunction with the City of Mountain View Amendments, and the Mountain View Green Building Code (MVGBC).
74. ACCESSIBILITY REQUIREMENTS: The project is required to comply with:
• CHAPTER 11A: Project will be required to comply with the accessibility requirements in the 2016 CBC, Chapter 11A.
• CHAPTER 11B: Project will be required to comply with the accessibility requirements in the 2016 CBC, Chapter 11B.
75. ELECTRIC VEHICLE STATIONS: Project is required to provide electric vehicle (EV) charging facilities per the 2016 CALGreen Section 5.106.5.3 and MVCC Sections 8.20.42 to 8.20.45.
76. ADDRESSES: All street names, street numbers, and residential apartment numbers will be processed prior to the Building Inspection Division approval of the project. Commercial suite numbers are issued by the United States Postal Service (USPS).
77. CAR STACKERS: All car stackers will need to be UL listed and meet any other requirements adopted at time of building submittal up to and including NFPA approval.
78. COMMERCIAL TENANT IMPROVEMENTS: The tenant improvements for the commercial spaces will be required to obtain a separate building permit.
79. TYPE OF CONSTRUCTION: Provide type of proposed construction per Chapter 6 of the 2016 CBC.
80. EGRESS: Site must meet accessible means of egress per the 2016 CBC, Section 1009.
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81. FIRE PROTECTION: Dwelling and sleeping units shall meet the visible alarm notification requirements of 2016 CBC, Section 907.5.2.2.
82. FIRE PROTECTION (PROJECTIONS): Overhangs and other projections will not be permitted to cross property lines, including any property lines between units.
83. FIRE SPRINKLERS: An automatic sprinkler system shall be installed for structures identified with Group R occupancy per 2016 CBC, Section 903.2.8.
84. USE AND OCCUPANCY CLASSIFICATION: Provide proposed use(s) and occupancy(ies) for proposed project per Chapter 3 of the 2016 CBC.
85. OCCUPANCY SEPARATION: Proper separation to be provided between occupancies per 2016 CBC, Chapter 5.
86. OCCUPANT LOAD/EXIT DISCHARGE: Provide detailed occupant load and exit discharge plans per requirements of 2016 CBC, Section 1004.
87. PEDESTRIAN PROTECTION: Public sidewalks are required to remain open during the course of construction.
Please provide sufficient information at the time of building plan submittal to show how pedestrians will be protected per 2016 CBC, Section 3306.
88. PHOTOVOLTAIC: Photovoltaic systems are to be a deferred submittal under separate building permit application.
89. SURVEY: A survey will be required to be completed to verify structure placement.
90. SCHOOL IMPACT FEE: Project will be subject to School Impact fees. To obtain in formation, fee estimates, and procedures, please contact the following local school districts: Mountain View Los Altos High School District and Mountain View Whisman School District or Los Altos Elementary School District.
Fire Department—650-903-6343
FIRE PROTECTION SYSTEMS AND EQUIPMENT
91. FIRE SPRINKLER SYSTEM: Provide an automatic fire sprinkler system to be monitored by a central station monitoring alarm company. This monitoring shall include water flow indicators and tamper switches on all control valves. Three (3) sets of shop-quality drawings shall be submitted for review and approval. The underground fire service system shall be approved prior to approval of the automatic fire sprinkler system. All work shall conform to NFPA 13 (2016 Editio n), NFPA 24 (2016 Edition), NFPA 72 (2016 Edition), and Mountain View Fi re Department specifications. Contact the Building Inspection Division at 650 -903-6313 for a copy of specifications and submittal requirements or visit online at www.mountainview.gov/firerequirements. (City Code Sections 14.10.27, 14.10.28, and California Fire Code Section 903.)
92. STANDPIPE SYSTEM: Provide a Class I standpipe system. (City Code Sections 14.10.29, 14.10.30, 14.10.31, and
14.10.32 and California Fire Code Section 905.)
93. FIRE PROTECTION DURING CONSTRUCTION: Every building four (4) stories or more in height shall be provided with not less than one (1) standpipe for use during construction. Such standpipe(s) shall be installed when the progress of construction is not more than 40’ in height above the lowest level of Fire Department access. Such standpipe(s) shall be provided with Fire Department hose connections at accessible locations adjacent to usable stairs, and the standpipe outlets shall be located adjacent to such usable stairs. Such standpipe systems shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring.
In each floor, there shall be provided a 2.5” valve outlet for Fire Department use. (California Fire Code, Chapter 33.)
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94. FIRE HYDRANTS: Hydrants in accordance with the Department of Publi c Works Standard Provisions shall be located every 300’ (apart) and within 150’ of all exterior walls. Installation shall be complete and the system shall be tested prior to combustible construction.
95. ON-SITE WHARF HYDRANTS: Provide ground-level wet standpipes (wharf hydrants). On-site wharf hydrants shall be so located as to reach any portion of combustible construction with 150’ of hose. Installation shall be complete and the system shall be tested prior to combustible construction. The wharf hydrant shall be capable of providing a combination flow of 500 GPM with two 2.5” outlets flowing. Three (3) complete sets of shop-quality drawings shall be submitted for review and approval. (NFPA 24 (2016 Edition) and Mountain View Fire Department requirements.)
96. FIRE EXTINGUISHERS: Install one 2-A:10-B:C fire extinguisher for every 50’/75’ of travel or every 3,000 square feet. Fire extinguisher locations shall be indicated on the architectural floor plans. (California Code of Regulations, Title 19, Chapter 3 and California Fire Code, Section 906.)
97. AUTOMATIC/MANUAL FIRE ALARM SYSTEM: Provide an approved automatic/manual fire alarm system in accordance with California Fire Code and Mountain View Fire Department specifications. Three (3) complete sets of fire alarm system shop-quality drawings shall be submitted for review and approval. Prior to occupancy, the system shall be field -tested, approved, and in service. Provisions shall be made for monthly testing, maintenance, and service. Contact the Building Inspection Division at 650 -903-6313 for a copy of specifications and submittal requirements or visit online at www.mountainview.gov/firerequirements. (California Fire Code, Section 907 and City Code, Section 14.10.33.)
98. SMOKE ALARMS: All residential occupancies shall be provided with California State Fire Marshal -listed smoke alarms. Smoke alarms shall be installed in accordance with the California Building Code and the approved manufacturer’s instructions. (California Fire Code, Section 907.2.10.)
99. CARBON MONOXIDE ALARMS: All residential occupancies shall be provided with carbon monoxide alarms.
Carbon monoxide alarms shall be installed in accordance with the California Building Code and the approved manufacturer’s instructions. (California Fire Code, Section 915.)
FIRE DEPARTMENT ACCESS
100. LOCKBOX: Install an approved key lockbox per the Fire Protection Engineer’s directions. Contact the Building Inspection Division at 650 -903-6313 for instructions or visit online at www.mountainview.gov/firerequirements. (California Fire Code, Section 506.)
101. KEYSWITCH: Install an approved keyswitch per the Fire Protection Engineer’s directions. Contact the Building Inspection Division at 650-903-6313 for instructions.
102. FIRE APPARATUS ACCESS ROADS: Access roads shall have 13’6” unobstructed vertical clearance, 20’ of unobstructed width (26’ where building occupied floors exceed 30’ height), and minimum turning radii of 21’ (inside turning radius). Unobstructed width shall mean a clear travelway, excluding parking width, and designed for an emergency vehicle weight o f 70,000 pounds. Unobstructed width shall not include the width of rolled curbs, sidewalks, or nondrivable surfaces. (California Fire Code, Section 503, and City Code, Sections 14.10.14, 14.10.15, and 14.10.16.)
103. FIRE APPARATUS TURNAROUNDS: Dead-end fire apparatus access roads in excess of 150’ in length shall be provided with approved provisions for the turning around of apparatus. “Approved provisions” shall mean that turnarounds, in accordance with Mountain View Fire Department specifications, are provided in locations such that
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fire apparatus shall never be more than 150’ away from the closest turnaround. Contact the Building Inspection Division at 650-903-6313 for specifications. (California Fire Code, Section 503.)
104. FIRE LANE MARKING: “NO PARKING—FIRE LANE” signs shall be posted along fire lanes and curbs shall be painted red with the words: NO PARKING—FIRE LANE stenciled in white on the top and side of the curb. Contact the Building Inspection Division at 650 -903-6313 for specifications an d application or visit online at www.mountainview.gov/firerequirements. (California Fire Code, Section 503.)
105. ALL-WEATHER FIRE APPARATUS ACCESS ROADS: Prior to combustible construction, an all -weather access road capable of supporting emergency vehicles (70,000 pounds) shall be constructed to allow access within 150’ of every portion of the project. Access roads shall have 13’6” overhead clearance, 20 ’ of unobstructed width, and 21’ inside turning radius. (California Fire Code, Section 503.)
106. STRETCHER REQUIREMENTS: In all structures four (4) or more stories in height, at least one elevator shall be provided with a minimum clear distance between walls or between walls and door, excluding return panels, of not less than 80”x54”, and a minimum distance from wall to return panel of not less than 51” with a 42” side slide door, unless otherwise designed to accommodate an ambulance -type stretcher 84”x24” in the horizontal position. (California Building Code, Section 3002.)
EGRESS AND FIRE SAFETY
107. EXIT ILLUMINATION: Exit paths shall be illuminated any time the building is occupied with a light having an intensity of not less than one footcandle at floor level. Power shall normally be by the premises wiring with battery backup. Exit illumination shall be indicated on the Electrical Plans. (California Building Code, Section 1008.)
108. EXIT SIGNS: Exit signs shall be internally or externally illuminated and provided with battery backup per Uniform Building Code Chapter 10. Exit signs shall be posted above each required exit doorway and wherever otherwise required to clearly indicate the direction of egress. (California Building Code, Section 1013.)
109. INTERIOR WALL AND CEILING FINISH: Interior finishes shall have a flame-spread rating in accordance with the California Building Code, Chapter 8, and California Code of Regulations, Title 19, Section 3.21.
110. POSTING OF ROOM CAPACITY: Any room used for assembly purposes shall have the capacity of the room posted in a conspicuous place near the main exit from the room. (California Building Code, Section 1004.3.)
111. ON-SITE DRAWINGS: Submit CAD (.dwg) drawing files according to Fire Department specifications prior to final Certificate of Occupancy.
112. STAIRWAY IDENTIFICATION SIGNS: In buildings four (4) or more stories in height, approved stairway identification signs shall be located at each floor level in all enclosed stairways. The sign shall identify the stairway and indicate whether there is roof access, the floor level, and the upper and lower terminus of the stairway. The sign shall be located 5’ above the floor landing in a position which is readily visible when the door is in the open or closed position. (California Building Code, Section 1023.9.)
113. TWO-WAY COMMUNICATION: A two-way communication system shall be provided at the landing serving each elevator or bank of ele vators on each accessible floor that is one or more stories above or below the level of exit discharge. (California Building Code, Section 1009.8.)
HAZARDOUS CONDITIONS
114. STATIONARY LEAD-ACID BATTERY SYSTEMS: Stationary lead-acid battery systems shall comply with the California Fire Code, Section 1206.
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EXTERIOR IMPROVEMENTS
115. REFUSE AREAS: Refuse areas within 5’ of combustible construction or building openings shall be protected with automatic fire sprinkl ers. A maximum of two (2) sprinkler heads are permitted off a 1” domestic water service.
Approved accessible shutoff valves shall be provided. Contact the Building Inspection Division at 650-903-6313 for specifications or view online at www.mountainview.gov/firerequirements. (California Fire Code, Section 304.3.)
116. PREMISES IDENTIFICATION: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Address signs shall be a minimum of 6” in height. (City Code, Section 14.10.18.)
OTHER
117. EMERGENCY ESCAPE OPENING ACCESS: Provide clear space and ladder pads at ground level for emergency escape opening access in R occupancies. Ladder pads shall be accessible by fire crews with a three-section, 12’ long ladder. Awni ngs and window shades shall be designed to not interfere with ladder access. (California Building Code, Section 1030.)
118. EMERGENCY RESPONDER RADIO COVERAGE: All buildings shall have approved radio coverage for emergency responders within the building. (California Fire Code, Section 510.)
Public Works Department—650-903-6311
OWNERSHIP AND PROPERTY
119. PRELIMINARY TITLE REPORT: At submittal of the initial building permit and improvement plans, the applicant shall submit a current preliminary title report or land deed indicating the exact name of the current legal owners of the property(ies), their type of ownership (individual, partnership, corporation, etc .), and legal description of the property(ies) involved to the Public Works Department. The title report shall be dated within six months of the initial improvement plan submittal and include all easements and agreements referenced in the title report. Thi s information is required for the preparation of Public Works agreements and documents.
120. LOT LINE ADJUSTMENT: The project site is located on two separate parcels of land as shown on the planning application, and the existing or proposed building is located over the interior property lines. Prior to the issuance of the building permit, the applicant must combine the properties into a single lot with a lot line adjustment or provide satisfactory evidence that the subject properties were legally combined to the Public Works Department. To combine properties by a lot line adjustment, submit an application and plat (8.5”x11” map prepared by a California-registered land surveyor or civil engineer showing the lot lines to be removed) of the proposed merged property to the Community Development Department for review by the Subdivision Committee. Following approval from t he Subdivision Committee, submit the plat, legal description of the merged property, preliminary title report, subdivision conditions of approval, and proposed deed to merge the properties to the Public Works Department. (NOTE: The owner will need to deed the properties to theirself as one single property.) The Public Works Department will prepare a Notice of Lot Line Adjustment Approval which must be signed and notarized by the property owner and trustees. After the documents have been approved and signed by the Public Works Department, the applicant’s title company must record the Notice of Lot Line Adjustment Approval concurrent with the deed to merge the properties.
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RIGHTS-OF-WAY
121. STREET DEDICATION: Dedicate a public street in fee/easement to widen Latham Street, 30’ from the centerline of the street, as required by the Public Works Director.
122. STREET CORNER DEDICATION: Dedicate a 20’ radius public street corner return in fee/easement at Latham Street and Escuela Avenue, as required by the Public Works Director.
123. PLAT AND LEGAL DESCRIPTION: For proposed public easement and/or right -of-way dedication(s), submit a legal description (metes and bounds), plat map (drawing), and other required documents per the City’s Legal Description and Plat Requirements to the Public Works Department for review and approval. The legal description and plat must be prepared and stamped by a California-registered civil engineer or land surveyor.
FEES AND PARK LAND
124. PLAN CHECK AND INSPECTION FEE: Prior to issuance of any building permits and prior to approval of the lot line adjustment, the applicant shall pay the plan check and inspection fee in accordance with Sections 27.60 and 28.36 of the City Code per the adopted rates in effect at time of payment.
An initial plan check fee based on the Public Works fee schedule shall be paid at the time of initial improvement plan check submittal based on the initial cost estimate for constructing street improvements and other public facilities; public and private utilities and structures located within the public right-of-way; and utility, grading, and driveway improvements for common green and townhouse -type condominiums. Once the plans have been approved, the approved cost estimate will be used to determine the final bond amounts, plan check fees, and inspection fees. Any paid initial plan check fee will be deducted from the approved final plan check fee.
125. TRANSPORTATION IMPACT FEE: Prior to issuance of any building permits and prior to approval of the lot line adjustment, the applicant shall pay the transportation impact fee for the development. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on the square footage of the development. Credit is given for the existing site use(s), as applicable.
126. WATER AND SEWER CAPACITY CHARGES: Prior to issuance of any building permits and prior to approval of the lot line adjustment, the applicant shall pay the water and se wer capacity fees for the development. The water and sewer capacity charges for residential connections are based on the number and type of dwelling units. Separate capacity charges apply for different types of residential categories to reflect the estim ated demand of each type of connection. The water and sewer capacity charges for nonresidential connections are based on the water meter size, building area, and building use, respectively. Credit is given for the existing site use(s) and meter size(s), as applicable.
127. PARK LAND DEDICATION FEE: Prior to the issuance of any building permits and prior to the approval of the lot line adjustment, the applicant shall pay the Park Land Dedication Fee of $63,000 for each net new market -rate residential unit with a project total fee of $1,323,000, based on a land valuation of $10,500,000 per acre in accordance with Chapter 41 of the City Code. No credit against the Park Land Dedication Fee is allowed for private open space and recreational facilities.
128. STORM DRAINAGE FEE: Prior to issuance of any building permits and prior to approval of the lot line adjustment, the applicant shall pay the off -site storm drainage fee per Section 28.51(b) with the rates in effect at the time of payment.
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STREET IMPROVEMENTS
129. PUBLIC IMPROVEMENTS: Install or reconstruct standard public improvements required for the project and as required by Chapters 27 and 28 of the City Code. These improvements include, but are not limited to, new curb, gutter, and sidewalk for the e ntire frontage along Latham Street and Escuela Avenue; new gas, electric, and joint trench facilities; new domestic, fire, and irrigation water services; new water meters and related appurtenances; new sanitary sewer lateral connection and related appurten ances; new storm drain manhole, lateral connection, and related appurtenances; new bulb-out, signage, striping, and markings; and new street overlay improvements.
130. IMPROVEMENT AGREEMENT: The property owner must sign a Public Works Department improvement agreement for the installation of the public improvements prior to the issuance of the building permit OR approval of the lot line adjustment.
a. Bonds/Securities: Sign a Public Works Departmen t faithful performance bond (100%) and materials/labor bond (100%), or provide a cash deposit (100%), or provide a letter of credit (150%) securing the installation and warranty of the off -site improvements in a form approved by the City Attorney’s Office. The surety (bond company) must be listed as an acceptable surety on the most current Department of the Treasury’s Listing of Approved Sureties on Federal Bonds, Department Circular 570. This list of approved sureties is available at:
www.fiscal.treasury.gov/fsreports/ref/suretyBnd/c570_a-z.htm. The bond amount must be below the underwriting limitation amount listed on the Department of the Treasury’s Listing of Approved Sureties. The surety must be licensed to do business in California. Guidelines for security deposits are available at the Public Works Department.
b. Insurance: Provide a Certificate of Insurance and endorsements for Commercial General Liability and Automobile Liability naming the City as an additional insured from the entity that will sign the improvement agreement prior to the issuance of the building permit or approval of the lot line adjustment. The insurance coverage amounts are a minimum of Two Million Dollars ($2,000,000) Commercial General Liability, One Million Dollars ($1,000,000) Automobile Liability, One Million Dollars ($1,000,000) Pollution Legal Lia bility Insurance, and One Million Dollars ($1,000,000) Workers’ Compensation. The insurance requirements are available from the Public Works Department.
131. OFF-SITE IMPROVEMENT PLANS: Prepare off-site public improvement plans in accordance with Chapter 28 of the City Code, the City’s Standard Design Criteria, Submittal Checklist, Plan Review Checklist, and the conditions of approval of the project. The plans are to be drawn on 24”x36” sheets at a minimum scale of 1” = 20’. The plans shall be stamped by a California -registered civil engineer and shall show all public improvements and other applicable work within the public right-of-way. Traffic control plans for each phase of construction shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and shall show, at a minimum, work areas, delineators, signs, and other traffic control measures required for work that impact traffic on existing streets. Locations of on-site parking for construction equipment and construction workers and on-site material storage areas must be submitted for review and approval. Off-site improvement plans, an initial plan check fee and lot line adjustment fee based on the Public Works fee schedule, Improvement Plan Checklist, and items noted within the checklist must be submitted together as a separate package concurrent with the first submittal of the building plans. All required materials shall be submitted electronically (i.e., flattened PDFs). The off-site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, 10 full-size and two half- size black-line sets, one Xerox Mylar (4 mil) set of the plans, and a CD with CAD file and PDF must be submitted to the Public Works Department prior to the issuance of the building permit.
CAD files shall meet the City of Mountain View’s Digital Data Submission Standards.
132. TRAFFIC CONTROL PLANS: Upon submittal of the initial building permit and improvement plans, the applicant shall submit traffic control plans for any off-site and on-site improvements or any work that requires temporary lane closure, shoulder closure, bike lane closure, and/or sidewalk closure for review and approval. Sidewalk closures are not allowed unless reconstruction of sidewalk necessitates temporary sidewalk closure. In these instances,
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sidewalk detour should be shown on the Traffic Control plans. Traffic control plans shall be prepared in accordance with the latest editi on of the California Manual of Uniform Traffic Control Devices (CA MUTCD). A completed Traffic Control Checklist shall be included with each traffic control plan submittal.
Traffic control plans shall be prepared, stamped, and signed by a California-registered Traffic Engineer (T.E.).
133. INFRASTRUCTURE QUANTITIES: Upon submittal of the initial building permit and improvement plans, submit a construction cost estimate indicating the quantities of street and utility improvements. Construction cost estimate shall include private common street and utility improvements for Common Green and Townhouse -Type Condominium developments. The construction cost estimate is used to estimate the cost of street and utility improvements and to determine the Public Works plan check and inspection fees. The construction cost estimate is to be prepared by the civil engineer preparing the improvement plans.
134. EXCAVATION PERMIT: Upon submittal of the initial building permit and improvement plans, submit a complete Excavation Permit Application for all applicable work within the public right -of-way to the Public Works Department. Permit applications are available online from the Public Works Department website:
www.mountainview.gov/landdevelopment. All work within the City right-of-way must be consolidated on the site, off-site, and/or utility plans. Plans of the work, traffic control plans for work within the public roadway and/or easement, insurance certificate and endorsements, and permit fees are required with the Excavation Permit Application.
135. ENCROACHMENT RESTRICTIONS: Private facilities, including, but not limited to, structures, steps, doors (including door swing), handrails, backflow preventers, signs, fences, retaining curbs, and retaining walls shall not encroach into the public right-of-way and/or street easement.
136. TIE-BACK ENCROACHMENTS: Temporary tie-backs or earthen nails for construction purposes require a separate Encroachment Agreement, plat and legal description, and bond (100%) or letter of credit (100%), or cash security (100%) securing the installation and warranty of the tempora ry tie-backs. The Encroachment Agreement shall be prepared and executed prior to issuance of the building permit.
137. SPECIAL PAVERS AND CONCRETE: Pavers, colored concrete, and textured concrete shall not be installed within the public street or sidewalk.
138. CORNER STREET SIGHT TRIANGLE: At street corners of controlled and/or uncontrolled intersections, the site shall be compliant with Corner Triangles of Safety per the Public Works Standard Details and to the satisfaction of the Public Works Director. The project will be required to remove or modify all objects, including, but not limited to landscape, hardscape, poles, bollards, monument signs, mailbox banks/cluster, planters, retaining walls, seat walls, bicycle racks, partitions, miscellaneous structures (including columns), parking stalls, bicycle racks, etc., that are not compliant with safety triangle height and clearance requirements. Artwork, benches, tables, chairs, bicycle racks, and planters shall not be installed in this safety area.
139. DRIVEWAY SIGHT TRIANGLE: Within the pedestrian and/or vehicle traffic safety sight triangle(s), for the project site and adjacent properties, the site shall be compliant with height and clearance requirements per the Public Works Standard Details and to the satisfaction of the Public Works Director. The project is required to remove or modify all objects, including, but not limited to, landscape, hardscape, poles, bollards, signs, mailboxes, planters, retaining walls, seat walls, bicycle racks, partitions, buildings, and other structures, parking stalls, etc., that are not compliant with safety triangle height and clearance requirements.
140. PAVEMENT STRIPING: All striping damaged as part of construction and pavement work shall be replaced with thermoplastic striping to the satisfaction of the City Traffic Engineer.
141. HIGH-VISIBILITY CROSSWALK: Convert existing crosswalk on Escuela Avenue and Latham Street to a high - visibility ladder crosswalk with updated warning signs and pavement markings to the satisfaction of the City Traffic
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Engineer. Crosswalk striping shall be 24”. Ladder striping shall also be 24” at 4’ O.C. Stop pavement markings shall be 8’ from the crosswalk (or stop bar when a stop bar is present). 12” stop bar along Escuela Avenue sh all be minimum 4” from the crosswalk, if used. Otherwise, stop bar is not required.
142. STREETLIGHTS: City standard streetlights shall be installed along the project street frontage of Escuela Avenue per City standards. Streetlights shall be installed ne ar crosswalks, driveways, intersections, or other locations deemed necessary by the City Traffic Engineer.
143. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: Half-street overlay (minimum 2” grind and overlay) and/or pavement reconstruction along the Escuela Avenue and Latham Street project street frontage shall be required to address the existing roadway conditions, multiple utility trenches, and impacts from the anticipated construction traffic.
CURBS, SIDEWALKS, AND DRIVEWAYS
144. ADA RAMP REQUIREMENTS: All new access ramps shall comply with the Americans with Disabilities Act (ADA) requirements. Existing nonconforming access ramps shall be reconstructed to comply with the ADA requirements.
The final design of the corner ADA ramp(s) shall be refined during the review of the improvement plans under the direction of the Traffic Engineer.
145. ADA SIDEWALK REQUIREMENTS: A minimum 4’ wide Americans with Disabilities Act -compliant public sidewalk shall be provided behind new and existing driveway approaches. Tapers (conforms) may be provided to connect the proposed public sidewalk on each side of the proposed driveway.
146. SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of Escuela Avenue and Latham Street.
147. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on Latham Street and Escuela Avenue out of the sidewalk, landscape strip, or behind the back of the curb. Utility boxes must be located so they fit entirely within the utility easement, landscape strip, or behind the curb and shall not encroach into the sidewalk.
148. DRIVEWAY REMOVAL: Replace abandoned driveways with standard curb, gutter, and sidewalk. The specific areas and limits of replacement work shall be clearly identified and shown on the plans.
149. RED CURB AT DRIVEWAY ENTRANCES: The entire project frontage shall be painted red except curb ramp, driveways, and other curb cuts.
150. SITE EGRESS: All egress points to public streets or public easements shall be stop -controlled in order to control conflict points with pedestrians, bicyclists, and vehicles as they enter a public roadway and, therefore, improve safety. Stop-controlled egress shall include STOP signs, a limit line, and “STOP” pavement marking(s).
STREET TREES
151. STREET TREES: Install standard City street trees along the street frontage, including where there are gaps in the space of existing street trees.
152. STREET TREE LOCATION: The location of existing trees to remain, existing trees to be removed, and new street trees shall be shown on the grading, utility, and landscaping plans. New street trees shall be planted in accordance with Detail F-1 of the Standard Provisions a minimum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. New street tree species must be selected from the City’s adopted Master Tree list or an approved alternate by the City arborist. The applicant shall complete the “Proposed Street Tree” form available from the Planning Division online at
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www.mountainview.gov/planningforms. Once completed, the applicant shall email the original to the Parks Division at [email protected] and provide a duplicate copy to the Building Inspection Division with building permit submittal.
153. STREET TREE IRRIGATION: Street trees are to be irrigated by the property owner(s) in accordance with Chapter 32 of the City Code.
UTILITIES
154. UTILITY POTHOLING: Potholing shall be completed prior to the first submittal of the building plans and improvement plans to determine the depths and locations of existing subsurface utilities. Obtain an Excavation Permit from the Public Works Department prior to performing potholing. Incorporate pothole data on the first submittal of improvement plans, including, but not limited to, pothole location and depth of utility.
155. WATER AND SEWER SERVICE: Each dwelling, townhouse, apartment house, restaurant, or place of business shall have its own water meter and sanitary sewer lateral in accordance with City Code Section 35.38.
156. SEPARATE FIRE SERVICE: Domestic water and fire services shall have separate lines connected to the City’s water main, except when supplying NFPA 13D fire sprinkler systems, as approved by the City Fire Protection Engineer.
On-site fire lines, post indicator valves, Fire Department connections, and detector checks also require approval from the City’s Fire Protection Engineer.
157. SEPARATE IRRIGATION SERVICE AND METER: A separate water service and water meter for irrigation will be required. The existing water service may be adequate to serve multiple meters, depending on size, and would require advance approval from the Public Works Director.
158. WATER AND SEWER APPLICATIONS: Upon submittal of the initial building permit and improvement plans, the applicant shall submit complete applications for water and sewer service to the Public Works Department, if new water services, water meters, fire services, or sewer laterals are required. Any unpaid water and sanitary sewer fees must also be paid prior to the issuance of any permits.
159. UTILITY SERVICES: The size and location of all existing and new water meters, backflow preventers, water services, fire services, sewer laterals, sewer cleanouts, storm drain laterals, storm cleanouts/inlets, gate valves, manholes, and utility mains shall be shown on the plans. Sewer laterals, water services, and fire services shall have a minimum 5’ horizontal separation from each other. Existing water services shall be shown to be disconnected and plugged at the main, unless they are satisfactory for reuse, as determined by the Public Services Division. Water services 4” or larger that are not reused shall be plugged at the main by removing the gate valve and installing a blind flange and thrust block at the tee. Existing sanitary sewer laterals and storm connections that are not reused shall be abandoned, and existing face-of-curb drains that are not reused shall be removed.
Specify pipe material. Verify there is a minimum of 3 ’ clearance between the BFPs and DCDA. Verify there is a minimum of 2’ between main taps.
The proposed storm connection on Latham Street shall be a direct connection. Construction details of this connection will be required.
Drainage from the underground parking garage shall be directed to the sanitary sewer system. The sanitary sewer laterals shall be equipped with a backwater device. Identify the location of these backwater devices on the plan.
Provide an existing conditions plan for the site showing and identifying (size and material) the existing underground utilities and connections from the site to the mains in the street. Ensure all existing utilities are identified, including abandoned utilities and dry utilities (gas, electric and telecom).
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160. BACKFLOW PREVENTER: Aboveground reduced-pressure backflow preventers are required for all new and existing City water services. Backflow preventers shall be located directly behind the water meter or as reasonably close as possible at a location preapproved by the Public Services Division and screened from view with landscaping.
Backflow prevention assemblies shall be conveniently located as close to the meter as feasible outside of buildings and are not allowed within buildings’ utility closets or basements. Protective covers and/or enclosures must be preapproved by the Cross-Connection Control Specialist prior to installation.
161. UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drai nage facilities shall be privately maintained by the property owner(s).
162. UNDERGROUND SERVICES: All new and existing electric and telecommunication facilities serving the site are to be placed underground, including transformers. The undergrounding of the new and existing overhead electric and telecommunication lines is to be completed prior to issuance of a Certificate of Occupancy for any new buildings within the site. If allowed by the City, aboveground transformers, power meters, and pedestals shall be located so they are screened in the least visible location from the street or to the general public, as approved by the Community Development and Public Works Departments.
163. JOINT UTILITY PLANS: Upon submittal of the initial building permit and improvement plans, the improvement plans shall include joint utility plans showing the location of the proposed electric, gas, and telecommunication conduits and associated facilities, including, but not limited to, vaults, manholes, cabinets, pedestals, etc. Joint trench intent drawings will be accepted at first improvement plan submittal. All subsequent improvement plan submittals shall include joint trench design plans. Dedicate utility easements that are necessary for the common utility on the via separate instruments.
The joint trench plans shall show all proposed transformer and utility boxes. There is a fiber-optic conduit that has been recently installed along and across Escuela Avenue. Incorporate the fiber-optic conduit into the design. Avoid the proposed utility services and laterals crossing the fiber-optic conduit in Escuela Ave nue. Consider connecting all proposed utility services and laterals to the public mains in Latham Street.
GRADING AND DRAINAGE IMPROVEMENTS (ON-SITE)
164. DRAINAGE PLANS: On-site drainage plans shall be included in the building plans.
165. DRAINAGE REQUIREMENTS: On-site undergrounded parking lots and driveways (other than single - family residential) shall not surface -drain across public sidewalks or driveway aprons. For developments that do not require a subdivision map, a connection to the City’s storm main requires: (1) a written request to the Public Works Director; (2) payment of storm drainage fees; and (3) approval from the Public Works Department, unless the storm drainage fees were paid in the past for the property.
166. SURFACE WATER RELEASE: Provide a s urface stormwater release for the lots, driveways, alleys, and private streets that prevents the buildings from being flooded in the event the storm drainage system becomes blocked or obstructed. Show and identify path of surface water release on the grading and drainage plans.
167. LOT DRAINAGE: Each residential lot shall be designed to drain toward the streets, alleys, common driveways, or common areas. The drainage paths for the privately owned lots shall be designed such that the drainage paths do not cross the common property lines unless an exception is approved due to unavoidable circumstances by the Public Works Department, such as to provide drainage to an existing Heritage tree.
168. STORM DRAIN HOLD HARMLESS AGREEMENT: As portions of the site are or will be lower than the adjacent public street or the surface grade over the City’s storm mains, the owner shall sign an agreement to hold the City
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harmless against storm surcharges or blockages that may result in on -site flooding or damage prior to appr oval of the building permit.
169. SANITARY SEWER HOLD HARMLESS AGREEMENT: If the sanitary sewer connection(s) inside the structure(s) is/are less than 1’ above the rim elevation of the upstream sanitary sewer manhole, before approval of the building permit, the owner shall sign an agreement to hold the City harmless against sewer surcharges or blockages that may result in on-site damage prior to approval of the building permit.
SOLID WASTE AND RECYCLING)
170. RECOLOGY MOUNTAIN VIEW: Recology Mountain View is the City’s exclusive hauler for recycling and disposal of construction and demolition debris. For all debris boxes, contact Recology. Using another hauler may violate City Code Sections 16.13 and 16.17 and result in code enforcement action.
171. MOUNTAIN VIEW GREEN BUILDING CODE/CONSTRUCTION AND DEMOLITION ORDINANCE: If this project is subject to the requirements of the Mountain View Green Building Code, a construction and demolition waste management plan shall be submitted with the building permit application and approved by the Public Works Solid Waste and Recycling Division prior to issuance of a building permit. A final construction and demolition waste management plan shall be submitted and approved prior to final inspection.
172. TRASH ENCLOSURE DESIGN AND DETAILS: Include trash plan sheet and enclosure details on a separate sheet in the initial building plans with the following:
Property must have trash, recycling and organics. Display trash room layout, location, and dimensions to scale on plans with following minimum number of bins:
Studio, 1- and 2-bedroom apartments (25 units)
Qty Size Yds/Gal Type Total Yds
Trash 1 4 Bin 4
Paper 4 96 Cart 1.92
Containers 2 96 Cart 0.96
Compost 1 64 Cart 0.32
7.20 Commercial Retail (2,700 sq. ft.)
Qty Size Yds/Gal Type Total
Yds
Trash 1 3 Bin 3
Mixed Recycling 1 3 Bin 3
Compost 1 2 Bin 2
8 There shall be a minimum 70’ long red No Parking curb painted on Latham Street for bin/cart containers and collection vehicle approach. Must be shown on all site plans on initial building permit plans (architectural, civil, landscape).
Container path of travel from the residential trash room to the street curb for service must be a flat, smooth concrete surface. The carts must be brought by property maintenance to curb for service by the hauler, and removed promptly after collection. Hauler driver will provide roll-out service for bins only as bins cannot be left out on the street.
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Roll-out fees charged by the City’s trash hauler will apply for containers that must be rolled more than 30’ from any holding area to the truck.
Residential and commercial trash rooms must have roll-up-style doors with keypad access for hauler’s driver and minimum 8’ wide opening.
Overhead clearances of 15’ in the travelway and 22’ at the point of collection shall be maintained.
173. TRASH ROOMS AND/OR ENCLOSURES: Trash rooms and/or enclosures shall be used only for trash, recycling, and compost containers and shall not be used for storage at any time. Access door to the trash facility shall be clearly labeled “Trash Room.”
CONSTRUCTION ACTIVITIES, NOTES, AND OTHER APPROVALS
174. CONSTRUCTION MANAGEMENT PLAN: Upon submittal of the initial building permit and all subsequent building permit submittals, the applicant shall provide a construction traffic and parking management plan with the building plans. The plan mus t be approved prior to the issuance of a building permit, including demolition . The plan must show the following:
Truck Route: Truck route (to and from project site) for construction and delivery trucks pursuant to City Code Sections 19.58 and 19.59 and which does not include neighborhood residential streets.
Construction Phasing, Equipment, Storage, and Parking: Show and identify construction vehicle and equipment parking area, material storage and lay-down area, sanitation facilities, and construction trailer location for each phase of construction. All construction vehicles, equipment, and trailer shall be located on-site or at a site nearby (not on a public street or public parking) arranged by the permittee/contractor. Construction equipment, materials, or vehicles shall not be stored or parked on public streets or public parking lots, unless approved by the Public Works Director due to special conditions. Construction contractors/workers are required to park on -site or at a private property arranged by the permittee/contractor and shall not be allowed to use neighboring streets for parking/storage; and
1. Sidewalks: Sidewalk closure or narrowing is not allowed during any on-site construction activities.
2. Traffic Control and Detour Plans : Traffic control plans, including detour plans, shall be submitted to the Public Works Department for review and approval and included with building permit plans to the Building Inspection Division for any on -site improvements and/or work related to any phase of the construction management plan that requires temporary roadway closure, lane closure, shoulder closure, and/or bike l ane closure. Pedestrian detour plans shall be provided when necessary. Traffic control plans shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD).
A completed Traffic Control Chec klist shall be included with each traffic control plan submittal. A separate Excavation Permit from the Public Works Department may be required prior to issuance of the building permit.
The construction traffic and parking management plan must be approved prior to the issuance of a demolition permit.
175. VALLEY WATER WELLS: Valley Water (formerly Santa Clara Valley Water District) requires the following note to be labeled on the building and improvement plans: “While Valley Water has records for most wells located in the County, it is always possible that a well exists that is not in Valley Water’s records. If previously unknown wells are found on the subject property during development, they must be properly destroyed under permit from Valley Water or registered with Valley Water and protected from damage.”
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176. STREET CLEANING: The owner/developer shall comply with and include the following note on the off - site, or grading/drainage, or utility plans: “The prime contractor or developer is to hire a street cleaning contractor to clean up dirt and debris from City streets that are attributable to the development’s construction activities. The street cleaning contractor is to have the capability of sweeping the streets with both a broom -type sweeper and a regenerative air vacuum sweeper, as directed by the Public Works Director or designated representative.”
177. OCCUPANCY RELEASE: The owner/developer shall comply with and include the following note on the off -site or grading/drainage or utility plans: “For residential developments, no residential units will be released for occupancy unless the improvements to be constructed to City standards and/or to be accepted for maintenance by the City, including water meters and sanitary sewer cleanouts as well as trash rooms and/or enclosures, are substantially complete per the City of Mountain View Standard Provisions for Public Works construction. For phased developments, portions of the units may be released for occupancy, at the City’s sole discretion, provid ed that all public and private improvements (such as, but not limited to, improvements to allow circulation for trash collection vehicles), conditions of approval, and Building Code requirements that are necessary to support the units to be released for oc cupancy have been completed, as determined by the City. When all of the improvements are complete and/or ready for acceptance for maintenance by the City Council, the remaining units may be released for occupancy, provided that all other conditions of appr oval and Building Code requirements have been met . The Public Works Director shall make the determination of what public improvements are substantially complete.”
178. OCCUPANCY RELEASE: The owner/developer shall comply with and include the following note on the off-site or grading/drainage or utility plans: “For commercial and office developments, no buildings will be released for occupancy until the off -site improvements to be constructed to City Public Works standards and/or accepted for maintenance by the City are complete and ready for acceptance.”
179. CATHODIC PROTECTION: Soils in this area appear to be moderately corrosive/corrosive. Applicant shall verify soil corrosiveness during geotechnical investigation of the site. The Geotechnical Report should discuss this issue.
The cathodic protection of the off-site and on-site water system may be required as part of this project.
Fire and Environmental Protection Division—650-903-6378
ENVIRONMENTAL SAFETY
180. STORM DRAIN/SANITARY SEWER PLAN CHECK SHEET: Complete a “Storm Drain/Sanitary Sewer Discharges” check sheet. All applicable items in the check sheet should be completed and shown on the building plan submittal.
181. CONSTRUCTION BEST MANAGEMENT PRACTICES: All construction projects shall be conducted in a manner which prevents the release of hazardous materials, hazardous waste, polluted water, and sediments to the storm drain system.
182. CONSTRUCTION SEDIMENT AND EROSION CONTROL PLAN: The applicant shall s ubmit a written plan acceptable to the City which shows controls that will be used at the site to minimize sediment runoff and erosion during storm events. The plan should include installation of the following items where appropriate: (a) silt fences around the site perimeter; (b) gravel bags surrounding catch basins; (c) filter fabric over catch basins; (d) covering of exposed stockpiles; (e) concrete washout areas; (f) stabilized rock/gravel driveways at points of egress from the site; and (g) vegetation, hydroseeding, or other soil stabilization methods for high -erosion areas. The plan should also include routine street sweeping and storm drain catch basin cleaning.
183. WASTEWATER DISCHARGE PERMIT: All treatment systems connected to the sanitary sewer require a Wastewater Discharge Permit.
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184. SWIMMING POOLS, SPAS, AND FOUNTAINS: Swimming pools, spas, and fountains shall be installed with a sanitary sewer cleanout in a readily accessible nearby area to allow for draining.
185. LOW-USE ACCESS AREA DRAINAGE: Low-use public access areas, such as overflow parking, emergency access roads, and alleys, shall be designed to increase stormwater infiltration and decrease runoff by one or more of the following methods: (a) porous pavement; (b) pavers; (c) uncompacted bark/gravel; or (d) drain to landscaped areas or vegetative strips.
186. LANDSCAPE DESIGN: Landscape design shall minimize runoff and promote surface filtration. Examples include:
(a) no steep slopes exceeding 10%; (b) using mulches in planter areas without ground cover to avoid sedimentation runoff; (c) installing plants with low water requirements; and (d) installing appropriate plants for the location in accordance with appropriate climate zones. Identify which practices will be used in the building plan submittal.
187. EFFICIENT IRRIGATION: Common areas shall employ efficient irrigation to avoid excess irrigation runoff.
Examples include: (a) setting irrigation timers to avoid runoff by spl itting irrigations into several short cycles; (b) employing multi-programmable irrigation controllers; (c) employing rain shutoff devices to prevent irrigation after significant precipitation; (d) use of drip irrigation for all planter areas which have a s hrub density that will cause excessive spray interference of an overhead system; and (e) use of flow reducers to mitigate broken heads next to sidewalks, streets, and driveways. Identify which practices will be used in the building plan submittal.
188. FIRE SPRINKLERED BUILDINGS: New buildings that will have fire sprinkler systems shall be provided with a sanitary sewer drain in a protected area, which can adequately accommodate sprinkler water discharged during sprinkler system draining or activation of the inspector test valve. Show the location and provide a detail of the fire sprinkler drain on the plans.
189. PRIVATE STREET MAINTENANCE: For residential projects with private streets, the following ongoing maintenance shall be provided: (a) private streets shall be swept at least four times per year; (b) private storm drain inlets shall be cleaned at least once per year prior to October 15; and (c) common area trash management and litter control. Attach a copy of the contract or maintenance agreement identifying the name, address, and phone number of the party carrying out these maintenance activities.
190. PRIVATE STORM DRAIN INLET STENCILING: For residential subdivisions with private streets, storm drain inlets shall be labeled in accordance with the City’s storm drain inlet label program (“No Dumping, Flows to Bay”).
191. VEHICLE/EQUIPMENT FUELING FACILITIES: Vehicle or equipment fueling facilities shall be designed to prevent the run-on of stormwater and runoff of spills by all of the following: (a) paving the area with concrete or other nonpermeable surface; (b) covering the area and extending the cover at least 10’ beyond the fuel pumps in the directions of vehicle or equipment access and egress; (c) sloping the area inward (negative slope) or installing a berm or curb around its perimeter; and (d) roof drainage shall be directed outside of the fueling pad area located underneath the canopy. No roof drainage shall flow across the covered fueling pad area. There shall be no storm drains in the fueling area.
192. OUTDOOR VEHICLE/EQUIPMENT MAINTENANCE: Outdoor equipment or vehicle maintenance areas (excluding washing) shall be designed to prevent the run-on of stormwater and runoff of spills by all of the following:
(a) paving the area with concrete or other nonpermeable surface; (b) covering the area; and (c) sloping the area inward (negative slope) or installing a berm or curb around its perimeter. There shall be no storm drains in the maintenance area.
193. OUTDOOR VEHICLE/EQUIPMENT WASHING FACILITIES: Outdoor vehicle/equipment washing areas shall be designed to prevent the run-on of stormwater and runoff of spills by all of the following: (a) paving the area with concrete or other nonpermeable surface; (b) sloping the area inward (negative slope) or installing a berm or curb
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around its perimeter; (c) installing a roof over the wash pad area; and (d) discharging the wash water to an approved wastewater treatment system connected to the sanitary sewer.
194. HAZARDOUS MATERIALS/WASTE LOADING DOCKS: Loading docks used for hazardous materials or hazardous waste shipping/receiving shall be designed to prevent the run-on of stormwater and runoff of spills by all of the following: (a) paving the dock with concrete or other nonpermeable surface; (b) covering the dock or installing a rain sensor which automatically opens the storm drain in the dock; and (c) sloping the dock inward (negative slope) or installing a berm or curb around its perimeter. There shall be no storm drains in the loading docks unless they are normally in the closed position and interlocked to open when triggered by the rain sensor.
195. OUTDOOR STORAGE AREAS (INCLUDING GARBAGE ENCLOSURES): Outdoor storage areas (for storage of equipment or materials which could decompose, disintegrate, leak, or otherwise contaminate stormwater runoff), including garbage enclosures, shall be designed to prevent the run-on of stormwater and runoff of spills by all of the following: (a) paving the area with concrete or other nonpermeable surface; (b) covering the area; and (c) sloping the area inward (negative slope) or installing a berm or curb around its perimeter. There shall be no storm drains in the outdoor storage area.
196. HIGH-EROSION STORAGE AREAS: High-erosion areas (areas paved with loose sand/g ravel, areas used for storage of high-sediment-producing materials, such as rock or sand, or areas designated for high traffic or heavy equipment traffic) shall be designed to prevent the run-on of stormwater and runoff of spills by one of the following:
(a) covering the area and either sloping the area inward (negative slope) or providing a berm or curb around its perimeter; or (b) retrofitting the area with a treatment system to intercept and remove sediments from storm drain runoff.
197. PARKING GARAGES: For multiple -level parking garages, interior levels shall be connected to an approved wastewater treatment system discharging to the sanitary sewer.
198. STORMWATER TREATMENT (C.3): This project will create or replace more than ten thousand (10,000) square feet of impervious surface; therefore, stormwater runoff shall be directed to approved permanent treatment controls as described in the City’s guidance document entitled, “Stormwater Quality Guidelines for Development Projects.” The City’s guidelines als o describe the requirement to select Low -Impact Development (LID) types of stormwater treatment controls; the types of projects that are exempt from this requirement; and the Infeasibility and Special Projects exemptions from the LID requirement.
The “Sto rmwater Quality Guidelines for Development Projects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the treatment controls that will be installed. Include t hree stamped and signed copies of the Final Stormwater Management Plan with the building plan submittal. The Stormwater Management Plan must include a stamped and signed certification by a qualified Engineer, stating that the Stormwater Management Plan complies with the City’s guidelines and the State NPDES Permit. Stormwater treatment controls required under this condition may be required to enter into a formal recorded Maintenance Agreement with the City.
199. STORMWATER TREATMENT (C.3) —SPECIAL LAND USE C ATEGORIES: For retail gasoline outlets, auto service facilities, restaurants, and uncovered parking lots that create or replace more than five thousand (5,000) square feet of impervious surface, stormwater runoff shall be directed to approved permanent treatment controls as required in the City’s guidance document entitled, “Stormwater Quality Guidelines for Development Projects.” The City’s guidelines also describe the requirement to select Low -Impact Development (LID) types of stormwater treatment controls; the types of projects that are exempt from this requirement; and the Infeasibility and Special Projects exemptions from the LID requirement.
The “Stormwater Quality Guidelines for Development Projects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the
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treatment controls that will be installed. Include three stamped and signed copies of the Final Stormwater Management Plan with the building plan submittal. The Stormwater Management Plan must include a stamped and signed certification by a qualified Engineer, stating that the Stormwater Management Plan complies with the City’s Guidelines and the State NPDES Permit. Stormwater Treatment controls required under this condition are required to enter into a formal recorded Maintenance Agreement with the City.
200. STORMWATER TREATMENT (C.3) ABBREVIATED FORM: Based on the information provided, the project may be eligible to show compliance with this requirement by completing and submitting the City’s “Abbreviated form for: Permanent Stormwater Treatment (C.3) Requirements at Small Projects.” The abbreviated form also describes the types of projects that are exempt from this requirement. Eligibility to use the abbreviated form is dependent on using only landscape treatment controls for stormwater runoff treatment.
Projects that are unable to treat stormwater runoff from the site using only landscape controls must show compliance in accordance with t he City’s manual entitled, “Stormwater Quality Guidelines for Development Projects.” The “Stormwater Quality Guidelines for Development Projects” manual requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing requirements of the treatment controls that will be installed. Include the Stormwater Management Plan with the building plan submittal. The Stormwater Management Plan must include a stamped and signed certification by a qualified Engin eer, stating that the Stormwater Management Plan complies with the City’s guidelines and the State NPDES Permit. Stormwater treatment controls required under this condition may be required to enter into a formal recorded Maintenance Agreement with the City.
201. HYDROMODIFICATION MANAGEMENT: Postconstruction stormwater runoff shall drain to approved permanent Hydromodification Management (HM) controls to mitigate increases in peak runoff flow and increased runoff volume. Projects that will decrease impervious surface area in comparison to the preproject condition are not subject to the HM requirement. Information related to this requirement, including the exemption criteria, is included in the City’s document entitled, “Hydromodification Management Plan Guidelines for Development Projects,” and the Santa Clara Valley Urban Runoff Pollution Prevention Program’s manual entitled, “C.3 Stormwater Handbook:
Guidance for Implementing Stormwater Requirements for New and Redevelopment Projects.”
The City’s “Hydromodification Management Plan Guidelines for Development Projects” manual requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing requirements of the controls that will be installed. Include the Stormwater Management Plan with the building plan submittal.
Property owners of projects that include stormwater controls constructed in accordance with this condition are required to enter into a formal recorded self-inspection and maintenance agreement with the City.
202. STORMWATER MANAGEMENT PLAN —THIRD-PARTY ENGINEER’S CERTIFICATION: The Final Stormwater Management Plan must be certified by a qualified third -party engineer that the proposed stormwater treatment controls comply with the City’s Guidel ines and Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP). A list of qualified engineers is available at the following link: http://www.scvurppp- w2k.com/consultants_list.shtml
203. SITE DESIGN MEASURES FOR SMALL PROJECTS AND DETACHED SINGLE-FAMILY HOMES: Stormwater site design measures are required for the following project types: (1) residential and nonresidential projects that create or replace greater than 2,500 square feet of impervious surface and less than 10,000 square feet of impervious surface; and (2) detached single -family homes that create or replace greater than 2,500 square feet of impervious surface. Projects that meet either of these criteria are required to install one or more of the stormwater site design measures listed below:
• Direct roof runoff to cisterns or rain barrels for reuse.
• Direct roof runoff onto vegetated areas.
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• Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
• Construct sidewalks, walkways, and/or patios with permeable paving materials.
• Construct bike lanes, driveways, and/or uncovered parking lots with permeable paving materials.
Indicate the stormwater site design measure that will be installed for the project.
204. FULL TRASH CAPTURE: Projects located in “moderate,” “high,” or “very high” trash generating areas as outlined in the City’s Long -Term Trash Load Reduction Plan that are undergoing site improvements shall install full trash capture protection within the existing storm drain system. Examples of full trash capture systems include large trash capture devices, such as hydrodynamic separators or media filtration systems, or small trash capture devices, such as storm drain catch basin connector pipe screens. Once installed, the property owner or property manager shall be responsible for maintaining the trash capture device. Maintenance shall be completed in accordance with the manufacturer’s recommended frequency, but at a minimum of one time per year. Indicate the type of full trash capture device that will be installed to remove trash from runoff for the entire project site, and include details for the installation of the trash capture system(s) in the building plans for the project.
205. FULL TRASH CAPTURE (OFF -SITE IMPROVEMENT): Projects located in “moderate,” “high,” or “very high” trash generating areas as outlined in the City’s Long -Term Trash Load Reduction Plan that will construct off -site improvements to the public storm drain system shall install full trash capture prote ction within the newly constructed public storm drain system. Examples of full trash capture systems include large trash capture devices, such as hydrodynamic separators or media filtration systems, or small trash capture devices, such as storm drain catch basin connector pipe screens. Once installed, the property owner or property manager shall be responsible for maintaining the trash capture device. Maintenance shall be completed in accordance with the manufacturer’s recommended frequency, but at a minimum of one time per year. Indicate the type of full trash capture device that will be installed to remove trash from runoff for the entire project site, and include details for the installation of the trash capture system(s) in the building plans for the project.
206. BUILDING DEMOLITION PCB CONTROL: Nonwood-frame buildings constructed before 1981 that will be completely demolished are required to conduct representative sampling of priority building materials that may contain polychlorinated biphenyls (PCBs). If sample results of one or more priority building materials show PCBs concentrations ≥50 ppm, the applicant is required to follow applicable Federal and State notification and abatement requirements prior to demolition of the building. Submit a completed “Polychlorinated Biphenyls (PCBs) Screening Assessment Applicant Package” with the building demolition plans for the project. A demolition permit will not be issued until the completed “PCBs Screening Assessment Applicant Package” is submitted and approved by the City Fire and Environmental Protection Division (FEPD). Applicants are required to comply with applicable Federal and State regulations regarding notification and abatement of PCBs -containing materials. Contact the City’s FEPD at 650-903-6378 to obtain a copy of the “PCBs Screening Assessment Applicant Package” and related guidance and information.