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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
DEVELOPMENT REVIEW PERMIT TO CONSTRUCT A NEW THREE-STORY, 6,997
SQUARE FOOT COMMERCIAL BUILDING WITH GROUND-FLOOR RETAIL AND
OFFICE ABOVE, AND FINDING THE PROJECT TO BE CATEGORICALLY EXEMPT PURSUANT TO CEQA GUIDELINES SECTION 15303 (“NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES”)
AT 756 CALIFORNIA STREET
WHEREAS, an application (Application No. PL-2018-082) was received from Huy Do for 756 California LLC , for a Planned Community Permit and Development Review Permit to construct a new three -story, 6,997 square foot commercial building with ground-floor retail and office above to replace an existing single -story commercial building on a 0.07-acre project site located at 756 California Street; and WHEREAS, the Zoning Administrator held a duly noticed public hear ing on January 26, 2022 on said application and recommended the City Council conditionally approve the Planned Community Permit and Development Review Permit subject to the findings and conditions of approval attached hereto; and WHEREAS, the City Counci l held a duly noticed public hearing on February 22, 2022 on said application and received and considered all evidence presented at said hearing, including the recommendation from the Zoning Administrator , 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 and determines:
1. The Planned Community Permit to allow the construction of a new three-story, 6,997 square foot commercial building with ground -floor retail and office above is conditionally approved based upon the conditions contained herein and upon the following findings per Section 36.50.55:
a. The proposed use or development is consistent with the provisions of the Downtown Precise Plan, Subarea H, for the subject area. T he proposal clearly demonstrates superior site and building design and compatibility with surrounding uses and developments in that the project complies with the design guidelines outlined in the Attachment 1
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Downtown Precise Plan, Subarea H, such as providing retail storefronts, ensuring the scale of the structure is compatible with the adjacent structures, and creating an active and attractive pedestrian environment through use of transparent storefronts and special ornamentation at the ground floor; and
b. The proposed use or development is consistent with the Downtown Mixed-Use Land Use Designation of the General Plan as the project will consist of ground-floor retail with office above, which are uses allowed and supported by the General Plan Land Use Designation and that support an active mixed-use environment; and
c. The proposed use or development will not be detrimental to the public interest, health, safety, convenience, or welfare because the project is an in fill development with access to transit and other services and will comply with all Building and Fire Code requirements. The project is located within the Downtown Parking District and proposes no parking on-site due to the size and configuration of the lot, not allowing an underground garage, and proposes to pay parking in-lieu fees, which can be used to increase public parking supply in the downtown. A Transportation Demand Management (TDM) program for the site will further support reduced parking demand for the project; and
d. The proposed project promotes a well -designed development that is harmonious with existing and planned development in the surrounding area because the proposed commercial uses will help extend the vibrant commercial environment from Castro Street to California Street. The project respects the character of the surrounding environment as the building is of similar scale of adjacent one- to two-story buildings and features recessed storefront windows that create shade and shadow, c ompositional change in facade, and decorative cornices that are compatible with the existing buildings; and
e. The approval of the Planned Community Permit complies with the California Environmental Quality Act (CEQA) as it qualifies as a categorically e xempt project per Section 15303 (“New Construction or Conversion of Small Structures”) because the project does not exceed 10,000 square feet in floor area, is consistent with the applicable General Plan and Zoning Designation and regulations, does not inv olve the use of hazardous substances where all necessary public services and facilities are available, and the surrounding area is not environmentally sensitive.
2. The Development Review Permit to allow the construction of a new three - story, 6,997 square foot commercial building with ground-floor retail and office above is -3-
conditionally approved based upon the conditions of approval contained herein and upon the following findings per Section 36.44.70:
a. The project complies with the 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 site complies with the Downtown Precise Plan development standards and the Downtown Mixed-Use area Land Use Designation.
The project is consistent with the Precise Plan’s land use policy of concentrating pedestrian-oriented uses along the cross streets of Castro Street as the project includes ground-floor retail along the California Street frontage. The project also meets the Precise Plan’s development objective of emphasizing qualities that contribute to the community character of downtown, the ground -level street frontage is treated with a high - performance clear storefront window system, and narr owing building increments to maintain an inviting and interactive experience for pedestrians , similar to the rest of the area; and
b. The architectural design of structures, including colors, materials, and design elements (i.e., awnings, exterior lightin g, screening of equipment, signs, etc.), is compatible with surrounding development because the project is a three -story commercial structure that incorporates a traditional architectural style similar to the adjacent one- and two-story commercial buildings. The building materials and color are compatible with the downtown urban environment, as is the proposed design, which includes use of lighter colors with darker accents along with special detailing at the ground floor, such as decorative cornice, window awnings, laser-cut corten steel wall art, and canopy at the retail entrance; and
c. The location and configuration of structures, parking, landscaping, and access are appropriately integrated and compatible with surrounding develo pment, including public streets, sidewalks, and other public property, as the location of the structure, set back from the front property line 11’3” with the second floor cantilevered, helps define the street and promote a vibrant urban environment by crea ting a more interactive relationship with the pedestrian environment and the project’s commercial storefront. Although no on-site parking is proposed due to the lot size being too small to accommodate any on -site parking, a TDM program for the site will further support reduced parking demand for the development and increase alternative modes of transportation. The project proposes sidewalk and landscaping improvements along Blossom Lane and California Street which will help improve pedestrian circulation , in and around the site, and further enhance the pedestrian environment; and
d. The general landscape design e nsures visual relief, complement s structures, provides an attractive environment, and is consistent with any adopted landscape program for the general area by providing landscaping along the California Street and Blossom Lane frontage to further enhance th e pedestrian environment and -4-
ensure the proposed landscaping does not interrupt the direct pedestrian relationship and continuous storefront streetscape; and
e. The design and layout of the proposed project will result in well-designed vehicular and pedes trian access, circulation, and parking by ensuring there is direct access to the retail space from California Street and office tenant from Blossom Lane.
Although no parking is proposed on -site, the applicant is proposing a TDM program to reduce parking demand and vehicle miles traveled. The development also includes long- term bicycle parking; and
f. The approval of the Development Review Permit complies with the California Environmental Quality Act ( CEQA) as it qualifies as a categorically exempt project per Section 15303 (“New Construction or Conversion of Small Structures”) of the CEQA Guidelines because the project does not exceed 10,000 square feet in floor area, is consistent with the applicable General Plan and Zoning Designation and regulations, does not involve the use of hazardous substances where all necessary public services and facilities are available, and the surrounding area is not environmentally sensitive.
BE IT FURTHER RESOLVED that the Planned Community Permit and Development Review 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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MN/4/RESO
813-02-22-22r
Exhibit: A. Conditions of Approval
Exhibit A
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CONDITIONS OF APPROVAL
APPLICATION NO.: PL-2018-082
756 California Street
The applicant is hereby notified, as part of this application, that (s)he 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 conditions 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 (s)he 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 to construct a new three-story, 6,997 square-foot commercial building with ground -floor retail and office above located on Assessor’s Parcel No. 158-23-082. 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 Studio/02, date stamped September 20, 2021. b. Color and materials board prepared by Studio/02, date stamped September 20, 2021. c. Transportation Demand Management Program prepared by Hexagon, date stamped September 20, 2021.
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 has 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. TENANT IMPROVEMENTS: Details of interior tenant improvements are to be shown on building permit drawings and shall be reviewed for consistency with the operational characteristics of the proposed use by the Zoning Administrator, or designee, prior to permit issuance.
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6. 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 redline d 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 architectural plans, the architectural plans shall take precedence, and revised structural drawings shall be submitted to the Building Inspection Division.
7. 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.
8. 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.
9. 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.
10. 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.
11. VIBRATION AND SETTLEMENT PLAN: At building p ermit submittal, the applicant shall prepare a Vibration and Settlement Plan which specifies monitoring and mitigation measures to avoid damage to the adjacent building(s) as a result of project construction. Approved monitoring protocols shall be in place prior to issuance of any building permits for the project.
12. SIGNAGE: No signs are approved as part of this application. Any new signage will require separate planning and/or building permits. Application form and submittal requirements are availabl e online at www.mountainview.gov/planningforms.
OPERATIONS
13. OPERATIONAL CRITERIA: In the event that problems with the operational criteria of the business 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 situat ion 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.
14. PARKING MANAGEMENT PLAN: Prior to building permit issuance, the applicant shall develop a parking management plan describing parking allocation for the commercial uses on the project site, subject to administrative approval by the Zoning Administrator prior to building permit issuance.
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15. 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
16. 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 recommendation(s):
a. Trellis. Continue to work with staff on the trellis to make it proportio nal to the building. Make sure the trellis treatment is consistent with the rendering.
b. Colors and Materials. Continue to work with staff on the colors and materials to define the architectural style. c. Front Elevation. Continue to work with staff on the front elevation consider adding a window adjacent to the entrance.
d. Wood Soffit. Continue to work with staff to simplify the wood soffit on the ground floor. e. Facade Treatment. Continue to work with staff on the cornice band. The cornice band should be proportional to the building.
17. 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 archite ctural 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.
18. SPECIAL PAVING MATERIALS : The color, material, design, and product specifications for the special paving materials used on -site shall be submitted with the 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.
19. WINDOWS: Manufacturer type, design, material, and installation details for all windows 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.
20. RECESSED WINDOWS: All windows shall be recessed from the face of the building a minimum of 3”.
21. 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/treatment, permanent/affixed furniture, or sunshades which permanently block the windows/storefronts are permitted . Limited window signage may be permitted, subject to review and approval by the Zoning Administrator and in conformance with the Downtown Sign Regulations.
22. PAINT BRUSH-OUTS: The applicant shall paint a portion of the building or a mock -up wall with t he proposed color scheme for inspection by the Planning Division. Proposed primary and secondary (accent) paint colors should be painted next to each other on the building, to the extent feasible, for purposes of inspection. The color(s) shall not be considered approved until after inspection and approval by the Zoning Administrator.
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23. 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.
24. OUTDOOR STORAGE: There is to be no outdoor storage without specific Development Review approval by the Planning Division.
25. 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 t o 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 .
GREEN BUILDING
26. GREEN BUILDING —NONRESIDENTIAL NEW CONSTRUCTION: The project is required to meet the mandatory measures of the California Green Building Standards Code and meet the intent of LEED® Gold Certified.
All mandatory prerequisite points and minimum point totals per category to attain the required LEED Certified TM status must be achieved unless specific point substitutions or exceptions are approved by the Community Development Department . Formal project registration and certification through the U.S. Green Building Council (USGBC) is not required for compliance with the Mountain View Green Building Code (MVGBC). The project is also required to comply with Title 24, Part 6.
TREES AND LANDSCAPING
27. 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 tr ees. 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 Landscaping Regulations (forms are available online at www.mountainview.gov/planningforms). Additional landscaping materials or modificati ons may be required by the Planning Division at final inspection to ensure adequate planting coverage and/or screening.
28. 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.
29. STREET TREE PROTECTIONS: All designated City street trees are to be protected throughout construction activity with protection measures shown on building permit plans.
30. LANDSCAPE SCREENING: All utility meters, lines, transformers, 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.
31. MONTHLY ARBORIST INSPECTIONS: Throughout demolition and construction, a qualified arborist must conduct monthly inspections to ensure tree protection measures and maintenance care are provided. A copy of the inspection letter, including recommendations for modifications to tree care or construction activity to maintain tree health, shall be provided to the Planning Division at [email protected].
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NOISE
32. 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 surrounding residentially used property.
33. 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.
34. 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 on 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 stati onary equipment if the other noise reduction methods are not effective or possible; and (e) shroud or shield impact tools and use electric- powered rather than diesel-powered construction equipment.
TRANSPORTATION PROGRAMS AND IMPROVEMENTS
35. TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM:
The property owner is required to maintain a transportation demand management (TDM) program for the life of the project which will achieve a minimum twenty percent (20%) reduction in peak-hour vehicle trips to the site. The 20% reduction will be taken from the 33 daily vehicle trips generated by the project , 15 AM and 18 PM trips. The TDM program measures shall be formally accepted by the property owner(s) prior to building permit issuance through a legal agreement or recorded document, as determined by the City Attorney, with contents to the satisfaction of the Zoning Administrator. The mandatory TDM measures for the project include:
a. Transit passes, or transit subsidy, to all employees (regular, part -time, and contract), such as a VTA SmartPass (formerly EcoPass), Clipper card, or a comparable transit pass program.
b. Provide an on-site employee transportation coordinator to implement and manage the TDM program.
c. Develop and distribute marking and information materials to inform employees and guests about the TDM program and encourage their participation.
d. Provide a flexible work schedule program to allow employees to travel outside of peak periods.
e. Provide a Guaranteed Ride Home program to encourage use of alternative transportation.
f. Provide bicycle parking to encourage bicycling.
g. Provide ride-share matching services to encourage carpooling by employees.
36. TRANSPORTATION DEMAND MANAGEMENT (TDM) MONITORING:
The property owner(s), or their representative, shall prepare an annual TDM report and submit it to the City to document the effectiveness of the TDM program in achieving the goal of twenty percent (20%) peak -hour vehicle trip reduction by employees within the project. The 20% reduction will be taken from the 33 daily vehicle trips generated by the project. The TDM report shall be prepared by an independent consultant and paid for by the property owner(s) or their representative; the consultant shall work with the property’s TDM coordinator. The TDM report will include a determination of historical employee commute methods, which shall be informed by surveying all employees working on the project site. All nonresponses to the employee commute survey will be counted as a MN/1/CDD
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drive-alone trip. The annual survey shall be prepared and provided by an independent, licensed consultant and paid for by the property owner(s) or tenant. The driveway counts and resulting data shall be included in the TDM report provided to the City.
a. TDM Reporting: The initial TDM report for the project will be submitted on December 1, or the following business day thereafter if a weekend, one year after the granting of the Certificate of Occupancy for twenty percent (20%) or more of the project. Subsequent reports will be collected annually on December 1. b. Report Requirements: The TDM report shall either: (1) state that the project has achieved twenty percent (20%) peak-hour vehicle trip reduction or higher, providing supporting st atistics and analysis to establish attainment of the goal; or (2) state that the project has not achieved the twenty percent (20%) peak -hour vehicle trip reduction, providing an explanation of how and why the goal has not been reached and a description of additional measures that will be adopted in order to attain the TDM goal required for the project. c. Penalty for Noncompliance: If, after an initial TDM report shows noncompliance, the second annual report indicates that, in spite of the changes in the TDM program, the vehicle trip cap is still not being met, or if the applicant fails to submit such a TDM report at the times descr ibed above, the City may assess a penalty in the maximum amount of One Hundred Thousand Dollars ($100,000) for the first percentage point below the twenty percent (20%) peak-hour vehicle trip reduction and an additional One Hundred Thousand Dollars ($100,000) for each additional percentage point below the minimum twenty percent (20%), thereafter (“TDM Penalty”). In determining whether the TDM Penalty is appropriate, the City may consider whether the property owner(s) has made a good-faith effort to meet the TDM goals and allow a six (6) month “grace period” to implement additional TDM measures to meet the vehicle trip cap. If the project does not achieve the necessary reductions to meet the trip cap after the six (6) month grace period, the City may requir e the property owner(s) to pay a TDM Penalty.
Any expenses that are put towards achieving the trip cap can be offset against the TDM Penalty. The TDM Penalty shall be paid to the MVTMA and used to promote alternatives to single -occupancy vehicle use in t he City.
AGREEMENTS AND FEES
37. HOUSING IMPACT FEE: Prior to the issuance of the first grading or building permit, the applicant shall pay a Housing Impact Fee based on the net new floor area and the adopted fees in effect at the time of building permit issuance, resulting in an estimated fee of $40,732.
38. PARKING IN-LIEU FEE: Prior to the issuance of the first building (foundation) permit, the applicant shall pay the City a Parking In-Lieu Fee for all required parking spaces not provided on the project site. This permit approves an office use that requires 14 parking spaces, of which 14 parking spaces are paid for with an in -lieu fee. Fees shall be made payable to the City of Mountain View and submitted to the Planning Division, prior to building permit issuance, based on the adopted fee schedule.
39. 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
40. SINGLE-PHASE DEVELOPMENT: Construction of the project shall be done in a single phase.
41. 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 unles s prior approval is granted by the Chief Building Official. The general contractor, applicant, MN/1/CDD
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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.
42. 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 stop -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.
43. NOTICE OF CONSTRUCTION: The applicant 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.
44. 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 com plaint 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 neighbor s adjacent to the site. The sign must also list an emergency after -hours contact number for emergency personnel.
45. BASIC AIR QUALITY CONSTRUCTION MEASURES: The applicant shall require all construction contractors to implement the basic construction miti gation 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 material off-site will be covered; (c) all visible mud or dirt track -out onto adjacent public roads w ill 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 f ive 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 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 t elephone 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 regulation s.
46. 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 cont rols 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 stoc kpile soil during redevelopment activities to allow for proper characterization and evaluation of disposal options; (c) the contractor will monitor area around 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; MN/1/CDD
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(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.
47. 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.
48. 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 an y 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.
49. 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.
50. 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) 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).
51. 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 (usually 100’ for perching birds and 300’ for raptors). The no - MN/1/CDD
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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.
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 determi ne 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.
52. BUILDING CODES: Construction plans will need to meet the current codes adopted by the Building Inspection Division upon building permit submittal. Current codes are the 2019 California Codes: Building, Residential, Fire, Electrical, Mechanical, Plumbing, CALGreen, CALEn ergy (in conjunction with the City of Mountain View Amendments), and the Mountain View Green Building Code (MVGBC).
53. ADDRESSES: All street names, street numbers, and residential apartment numbers will be processed prior to Building Inspection Division approval of the project. Commercial suite numbers are issued by the United States Postal Service (USPS).
54. APPROVALS REQUIRED: Project requires approval of the Santa Clara County Environmental Health Department (SCCHD) prior to building permit submittal to the Building Inspection Division. Visit SCCHD online at www.sccgov.org or by phone at 408-918-3400 to obtain information and requirements for approval.
55. TYPE OF CONSTRUCTION: Provide type of proposed construction per Chapter 6 of the CBC.
56. ACCESSIBLE MEANS OF EGRESS: Site must meet accessible means of egress per the CBC, Section 1009.
57. FIRE PROTECTION (PROJECTIONS): Overhangs and other projections will not be permitted to cross property lines, including any property lines between units.
58. FIRE WALLS: Provide the required Fire Wall Resistance Ratings per CBC Table 706.4c, as amended in MVCC Section
8.10.24. 59. USE AND OCCUPANCY CLASSIFICATION: Provide proposed use(s) and occupancy(ies) for proposed project per the CBC, Chapter 3.
60. OCCUPANCY SEPARATION: Proper separation is required to be provided between occupancies per the CBC, Table 508.4.
61. OCCUPANT LOAD/EXIT DISCHARGE: Provide detailed occupant load and exit discharge plans for each occupied area per requirements of the CBC, Sections 1004 and 1028.
62. PEDESTRIAN PROTECTION: Public sidewalks are required to remain open during the course of construction.
Provide sufficient information at the time of building plan submittal of how pedestrians will be protected from construction activity per the CBC, Section 3306.
63. ELECTRIC REQUIREMENTS FOR NONRESIDENTIAL (NEW CONSTRUCTION): Natural gas is prohibited.
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appliances, fireplaces, and/o r fire pits. Exceptions to install a gas -fueled cooking appliance apply. Water -heating systems and equipment shall be electric or solar as amended in MVCC Section 8.20.12, Subsections 101.10.1.2.f through j.
64. BIRD-SAFE GLASS FOR NONRESIDENTIAL (NEW CONSTRUCTION): Bird-safe glass shall be installed on the exterior when the structure is equal to or greater than 10,000 square feet or as required per the applicable Precise Plan. See Table 101.10, as amended in MVCC Section 8.20.12, Subsection 101.10.1.2.2 .k.
65. SURVEY: A survey will be required to be completed to verify structure placement.
66. SCHOOL IMPACT FEE: Project is subject to school impact fees. To obtain information, fee estimates, and procedures, please contact the following local school districts: Mountain View Los Altos Union High School District at www.mvla.net or 650-940-4650; and Mountain View Whisman School District at www.mvwsd.org or 650-526-3500; or Los Altos Elementary School District at www.lasdschools.org or 650-947-1150.
67. DEMOLITION PERMIT(S): Demolition permit(s) are issued under a separate permit application. Visit the City of Mountain View Building and Fire Division online at www.mountainview.gov/building or contact by phone at 650- 903-6313 to obtain information and submittal requirements.
68. ALLOWABLE AREA FACTOR: Project shall comply with the requirements per the CBC, Chapter 5.
69. FIRE-RESISTANCE RATING: Project shall comply with the requirements per the CBC, Chapter 6 (Table 602), Fire- Resistance Rating Requirements for Exterior Walls Based on Fire Separation Distance.
70. MAXIMUM AREA OF EXTERIOR WALL OPENINGS: Project shall comply with the requiremen ts per the CBC, Chapter 7 (Table 705.8).
71. MEANS OF EGRESS: Project is required to comply with the requirements per the CBC, Chapter 10, Means of Egress.
72. MVGBC CALGREEN: Project shall comply with the CALGreen checklist requirements by the City of Mountain View.
73. PLUMBING FIXTURES: Project shall comply with Table 422.1 of the California Plumbing Code (CPC), Section 4.
74. FIRE ACCESS LANE(S): Site must meet/maintain the existing fire access lane(s) at all times.
75. SIGNS: Proposed signs are to be a deferred submittal under a separate building permit application.
76. 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 sha ll erect a sign at all construction site entrances/exits to advise subcontractors and material suppliers of the working hours (see job card for specifics) and contact information, including an after-hours contact. Violation of this condition of approval m ay be subject to the penalties outlined in Section 8.6 of the MVCC and/or suspension of building permits.
Fire Department—650-903-6343
FIRE PROTECTION SYSTEMS AND EQUIPMENT
77. 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 MN/1/CDD
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valves. Shop -quality drawings shall be submitted electronic ally 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 Edition), NFPA 24 (2016 Edition), NFPA 72 (2016 Edition), and Mountain V iew Fire Department specifications. Contact the Building Inspection Division at 650 -903-6313 for a copy of specifications and submittal requirements or visit www.mountainview.gov/firerequirements. (City Code Sections 14.10.27 and 14.10.28 and California Fire Code Section 903.)
78. 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.)
79. FIRE HYDRANTS: Hydrants in accordance with the Department of Public 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.
80. 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.)
FIRE DEPARTMENT ACCESS
81. 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 www.mountainview.gov/firerequirements. (California Fire Code, Section 506.)
EGRESS AND FIRE SAFETY
82. 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.)
83. 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 requi red exit doorway and wherever otherwise required to clearly indicate the direction of egress. (California Building Code, Section 1013.)
84. ON-SITE DRAWINGS: Submit PDF (.pdf) drawing files according to Fire Department specifications prior to final Certificate of Occupancy.
85. EMERGENCY PROCEDURE MAPS (OFFICE BUILDINGS): In all office buildings two (2) or more stories in height, except high-rise buildings, a floor plan providing emergency procedures information shall be posted at every stairway landing, a t every elevator landing, and immediately inside all public entrances to the building. The information shall be posted so that it describes the represented floor level and can be easily seen immediately upon entering the floor level or the building. Emer gency procedures information shall be printed with a minimum of 3/16” high nondecorative lettering providing a sharp contrast to the background. Emergency procedures information shall include, but not be limited to, the following: (1) location of exits and fire alarm initiating stations, if required; (2) what the fire alarm, if required, sounds and looks like (audible and visual warning devices); (3) Fire Department emergency telephone number, 9-1-1; and (4) the prohibition of elevator use during emergenc ies, if any. (California Code of Regulations, Title 19, Section 3.09.)
86. TWO-WAY COMMUNICATION: A two-way communication system shall be provided at the landing serving each elevator or bank of elevators on each accessible floor that is one or more stories above or below the level of exit discharge. (California Building Code, Section 1009.8.)
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EXTERIOR IMPROVEMENTS
87. REFUSE AREAS: Refuse areas within 5’ of combustible construction or building openings shall be protected with automatic fire sprinklers. 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 visit www.mountainview.gov/firerequirements. (California Fire Code, Section 304.3.)
88. 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 and a minimum of 0.5” in width. (City Code, Section 14.10.18.)
OTHER
89. 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
90. 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 refe renced in the title report. This information is required for the preparation of Public Works agreements and documents.
FEES AND PARK LAND
91. PLAN CHECK AND INSPECTION FEE: Prior to issuance of any building, 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.
92. TRANSPORTATION IMPACT FEE: Prior to issuance of any building, 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.
93. WATER AND SEWER CAPACITY CHARGES: Prior to issuance of any building permits, the applicant shall pay the water and sewer 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 estimated 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.
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STREET IMPROVEMENTS
94. 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 along project frontage; new utility services and connections to City mains; minimum half-street overlay and/or reconstruction; roadway striping on California Street; and painted red curb on California Street.
95. PUBLIC AND PRIVATE COMMON IMPROVEMENTS:
a. 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.
b. Bonds/Securities: Sign a Public Works Department 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 -] 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.
c. 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. The insurance coverage amounts are a minimum of Two Million Dollars ($2,000,000) Commercial General Liability, One Milli on Dollars ($1,000,000) Automobile Liability, One Million Dollars ($1,000,000) Pollution Legal Liability Insurance, and One Million Dollars ($1,000,000) Workers’ Compensation. The insurance requirements are available from the Public Works Department.
96. 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 plan s 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 (five (5) half-scale hard copies), an initial plan check 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. 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 S ubmission Standards.
97. 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, sidewalk detour should be shown on the Traffic Control plans. Traffic control plans shall be prepared in accordance MN/1/CDD
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with the latest edition 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.
Due to the downtown project location and the anticipated construction phasing complexity, traffic control plans are recommended to be prepared, stamped, and signed by a California-registered Traffic Engineer (T.E.).
98. 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. 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.
99. 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 road way and/or easement, insurance certificate and endorsements, and permit fees are required with the Excavation Permit Application.
100. 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.
101. TEMPORARY ENCROACHMENT PERMIT: A Temporary Encroachment Permit shall be required for the duration of construction to maintain sidewalk canopy, i.e., scaffolding above sidewalk, in the public right -of-way.
102. 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 rem ove 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 complia nt with safety triangle height and clearance requirements.
103. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: Half-street overlay (minimum 2” grind and overlay) and/or pavement reconstruction along the California Street project street frontage shall be re quired to address the existing roadway conditions, multiple utility trenches, and impacts from the anticipated construction traffic.
104. SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of California Street.
105. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on California Street out of the sidewalk and relocate to 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.
106. RED CURB ON CALIFORNIA STREET: Street curbs on California Street from the Blossom Lane driveway approach to the new fire hydrant entrances shall be painted red, as determined and approved by the City Traffic Engineer.
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STREET TREES
107. STREET TREES: Install standard City street trees along the street frontage, including where there are gaps in the space of existing street trees.
UTILITIES
108. 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.
109. 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.
110. 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.
111. 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 Depa rtment, 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.
112. UTILITY SERVICES: The size and location of all existing and ne w 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 fi re 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.
113. 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 c overs and/or enclosures must be preapproved by the Cross-Connection Control Specialist prior to installation.
114. UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained by the property owner(s).
115. 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.
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116. 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.
GRADING AND DRAINAGE IMPROVEMENTS (ON-SITE)
117. DRAINAGE PLANS: On-site drainage plans shall be included in the building plans.
118. DRAINAGE REQUIREMENTS: On-site parking lots and driveways (other than single-family residential) shall not surface-drain across public sidewalks or driveway aprons. A 2’x2’ inlet/cleanout box is required at or near the property line for connections to the City storm drains. 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 wer e paid in the past for the property.
119. 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 harmless against storm surcharges or blockages that may result in on -site flooding or damage prior to approval of the building permit.
120. 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 ap proval 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.
SOLID WASTE AND RECYCLING
121. 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.
122. 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 Recyclin g 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.
123. TRASH ENCLOSURE DESIGN AND DETAILS: Include trash plan design sheet and enclosure d esign details on a separate sheet in the initial building plans.
• The property shall have trash, recycling, and organics service. Display on plans trash room layout, location, and dimensions to scale with the following minimum service levels: one (1) three (3) cubic yard trash bin, two (2) 96-gallon recycle carts, and one (1) 64-gallon compost cart.
• Trash room shall have minimum interior measurements of 8’ deep by 11’ wide, not including interior curbs or footings. Maintain 1’ between bins, interior curbs, and walls.
• Trash enclosure/room shall not be used for storage of any kind and shall be lab eled “Trash Room.”
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• Trash room door shall be minimum of 6’ wide. Provide roll-up door with keypad access for driver.
• Install a minimum 6’ wide and clear (no obstructions) flat and smooth concrete pathway for entire length of bin travel from trash room door to end of the curb adjacent to California Street.
• Any movement of bins over 30’ will be subject to roll -out fees by the hauler. Current roll -out fee is $0.75 per foot per container per month.
• Maintain overhead clearances of 15’ in the travel way and 22’ at the point of collection.
124. 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
125. 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 m ust be approved prior to the issuance of a building permit, including demolition. The plan must show the following:
1. 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; the use of Castro Street is prohibited and shall be minimized;
2. 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 constr uction 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
3. Sidewalks: Sidewalk closure or narrowing is not allowed during any on-site construction activities.
4. Traffic Control and Detour Plans : Traffic control plans, including detour plans, shall be submit ted 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 lane 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 Traffi c Control Devices (CA MUTCD).
A completed Traffic Control Checklist 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.
5. Proposed closure(s) of Blossom Lane shall be coordinated with City staff once construction schedule has been established. Final closure determination of Blossom Lane shall be at discretion of Public Works Director.
126. 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.”
MN/1/CDD
813-02-22-22COA (Rev. 12-15-20) 18 of 19
127. 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 ar e 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.”
128. 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.”
Fire and Environmental Protection Division—650-903-6378
ENVIRONMENTAL SAFETY
For more information, guidelines, design criteria, or materials about urban runoff conditions, contact the Fire and Environmental Protection Division of the Fire Department at 650 -903-6378 or online at www.mountainview.gov/fep. “Stormwater Quality Guidelines for Development Projects” can be accessed on the Fire Department website at www.mountainview.gov/fepforms.
129. STORM DRAI N/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.
130. CONSTRUCTION SEDIMENT AND EROSION CONTROL PLAN: The applicant shall submit 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.
131. ENGINEERED DRAWINGS: Treatment systems and/or porous pavement, pavers, and other uncompacted surfaces require engineered drawings.
132. 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 buildi ng plan submittal.
133. EFFICIENT IRRIGATION: Common areas shall employ efficient irrigation to avoid excess irrigation runoff.
Examples include: (a) setting irrigation timers to avoid runoff by splitting 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 shrub 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.
134. FIRE SPRINKLERED BUILDINGS: New buildings that will have fir e 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.
MN/1/CDD
813-02-22-22COA (Rev. 12-15-20) 19 of 19
135. 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.
136. 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.
• 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.
137. 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.
138. 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 buildin g 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.
(NOTE-02)
NOTE: As required by California Government Code Section 66020, the applicant is hereby notified that the 90 -day period has begun as of the date of approval of this application, in which the applicant may protest any fees, dedications, reservations, or other exactions imposed by the City as part of this approval or as a condition of approval. The fees, dedications, reservations, or other exactions are described in the approved plans , conditions of approval, and/or the adopted City fee schedule.