Attachment 4
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.
SERIES 2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW
APPROVING A PLANNED COMMUNITY PERMIT AND DEVELOPMENT REVIEW PERMIT
TO CONSTRUCT A SIX-STORY AFFORDABLE HOUSING DEVELOPMENT WITH 106 AFFORDABLE RENTAL UNITS AND TWO MANAGER’S UNITS WITH A TWO-LEVEL
PODIUM GARAGE, AND A STATE DENSITY BONUS WITH A CONCESSION ON A
1.04-ACRE PROJECT SITE AT 1020 TERRA BELLA AVENUE
WHEREAS, an application (Application No. PL-2021-169) was received from Alta Housing for a Planned Community Permit and Development Review Permit to construct a new six-story residential development with 108 residential units and a two-level podium garage, including a State Density Bonus of 29% with a concession to provide a reduced number of parking spaces at
0.88 space per unit ( total of 95 spaces) on a 1.04 -acre project site located at 1020 Terra Bella Avenue; and
WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on February 1, 2023 on said application and recommended the City Council conditionally approve the Planned Community Permit and Development Review Permit , subject to the find ings and conditions of approval attached hereto; and
WHEREAS, the City Council held a public hearing on March 28, 2023 on said application and received and considered all evidence presented at said hearing, including the recommendation from the Environme ntal Planning Commission, the 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. Planned Community Permit: The Planned Community Permit to allow construction of a new six-story, 100% affordable residential development with 108 residential units and a two-level podium garage with a State Density Bonus and concession is conditionally approved based upon the conditions contained in Exhibit A, attached hereto and incorporated 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 P (Planned Community) District, and the proposal clearly demonstrates superior site and building design and compatibility with surrounding uses and developments since the P District standards have been developed around the project based on policy direction from the 2030 General Plan.
The proposal clearly demonstrates superior site and building design and compatibility with surrounding uses and developments by providing appropriate building setbacks; incorporation -2-
of several public right -of-way improvements, such as widened detached public sidewalks ; new landscape at project frontage and street trees; and interesting architecture, which complements the project site and is compatible with a recent residential project at 1001 N orth Shoreline Boulevard in the surrounding area;
b. The proposed use or development is consistent with the High-Density Residential Land Use Designation of the General Plan by providing a high -density residential building and use;
c. The proposed uses and development will not be detrimental to the public interest, health, safety, convenience, or welfare because the project will comply with applicable health and safety codes verified through the building permit process; is an infill project located within a developed area; is compatible with land uses in the area; will provide appropriately designed points of ingress and egress for vehicles and pedestrians; will provide access via public streets and sidewalks; and is conveniently located near existing commuter corridors , such as North Shoreline Boulevard and walking distance to commercial services;
d. The proposed project promotes a well-designed development that is harmonious with existing and planned development in the surrounding area because the project is designed to be consistent with the development standards as established by the General Plan; and by providing a proposed use that is compatible with other development in the area, including design features, such as building frontage design at the street, providing California native and climate-adaptive landscaping, and efficient podium parking. The project has been reviewed and recommended for approval by the City’s Development Review Committee; and
e. The approval of the Planned Community Permit for the proposed use is in compliance with the California Environmental Quality Act (CEQA) as an Initial Study/Mitigated Negative Declaration was prepared per Sections 15064 and 15070 of the CEQA Guidelines, which document that the proposed project, with inclusion of the mitigations measures and the City’s standard conditions of approval, would not have a significant effect on the environment.
2. Development Review Permit. The Development Review Permit to allow construction of a new six-story, 100% affordable residential development with 108 residential units and a two- level podium garage with a State Density Bonus and concession is conditionally approved based upon the conditions contained in Exhibit A, attached hereto and incorporated herein, and upon the following findings pursuant to Section 36.44.70 of the City Code:
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 project is in a P (Planned Community ) District with project specific development standards that are based on the East Whisman Precise Plan , and the project is utilizing a concession to reduce the number of parking spaces provided for the project per State Density Bonus Law ; and the project provides for a residential use and development aligning with affordable housing goals of the City; -3-
b. The architectural design of structures, including colors, materials, and design elements (i.e., awnings, exterior lighting, screening of equipment, signs, etc.), is compatible with surrounding development because the project falls within the height allowed in the High-Density General Plan Designation. Additionally, the overall material and color palette utilizes high-quality materials and finishes, including clad with horizontal fiber cement siding, delineated by a mix of widely spaced vertical battens and reveals, with vertical standing seam metal siding at each building end and building corners at upper floors. Complementing more contemporary residential materials in the broader neighborhood and the building includes an entry courtyard with seating and lighting functioning as a passive gathering space to enliven the pedestrian environment and create a street presence, per design objectives of the General Plan;
c. The location and configuration of structures, parking, landscaping, and access are appropriately integrated and compatible with surrounding development, including public streets and sidewalks and other public property, as the project will u pdate the existing sidewalk to improve pedestrian comfort through widened and detached public sidewalks and plant 11 new City street trees, providing canopy in the public right -of-way and contributing to pedestrian place-making. Further, the project will only have two driveways for on -site vehicular ingress/egress in the furthest location from the street intersection , limiting vehicle and pedestrian conflict;
d. The general landscape design ensures visual relief, complements structures, provides an attr active environment, and is consistent with adopted landscape program for the general area by including 11 new City street trees along the project’s public street frontages. The project will also preserve the one on-site Heritage tree and plant other replacement trees on-site.
Further, the project prioritizes California native , climate -adaptive, and low -water-using plant species in compliance with the City’s Water Conservation in Landscaping Ordinance as a climate- sensitive means of providing durable landscaping, lighting, and seating, among other landscape materials, to enhance comfort and interest;
e. The design and layout of the proposed project will result in well -designed vehicular and pedestrian access, circulation, and parkin g by improving pedestrian mobility through widened detached public sidewalks; providing attractively landscaped pedestrian pathways and gathering spaces in the courtyard fronting Terra Bella Avenue; and incorporating an efficient two-level podium parking behind the building facade to limit vehicle and pedestrian conflicts;
f. The approval of the Development Review Permit complies with the California Environmental Quality Act (CEQA) as an Initial Study/ Mitigated Negative Declaration was prepared per Sect ions 15064 and 15070 of the CEQA Guidelines, which document that the proposed project, with inclusion of the mitigation measures and City’s standard conditions of approval, would not have a significant effect on the environment;
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3. Density Bonus . The application for a density bonus is approved pursuant to the required findings of the necessary zoning permits associated with the project (above) and pursuant to State Density Bonus Law, based on the findings specified in Section 36.48.95 of the City Code:
a. The project is a housing development that contains at least one of the features described in Section 65915(b) of the State Density Bonus Law to qualify for a density bonus, and all other eligibility requirements as described in Government Code Secti on 65915(c) have been met because the project is a 100% affordable housing project serving low-income households earning up to 80% of Area Median Income (AMI).
b. The project has provided sufficient affordable units or otherwise meets the eligibility requirements for the density bonus, as described in Section 65915(f) of the State Density Bonus Law, because the project provides a 100% affordable housing project, making the project eligible for an 80% State Density Bonus, of which the applicant is requesting a 29% density bonus (equivalent to 24 density bonus units);
c. The project meets the eligibility requirements for up to four incentives or concessions as described in Section 65915(d) of the State Density Bonus Law and has proposed utilizing one concession to provide a reduced amount of parking of 0.88 space per unit for a total of 96 spaces in lieu of the 105 spaces determined by a parking study . The difference between the cost of developing the units with 105 parking spaces as opposed to 96 spaces is approximately $2.2 million. Further, providing the 105 spaces would require a project redesign and lead to the removal of up to eight units, causing a funding gap. Therefore, the concession to provide less parking allows for a 108-unit project that can be funded, as opposed to a 100-unit project that will have a substantial funding gap. As shown, the cumulative cost saving of $ 2.2 million not to provide 105 spaces is less than the subsidy to construct an additional eight units for a 108-unit project; and
d. The project is not requesting a waiver of development standards as described in Section 65915(e) of the State Density Bonus Law; and be it
FURTHER RESOLVED: that the Planned Community Permit , Development Review Permit , with and Density Bonus Request for said project are hereby granted subject t o the developer’s fulfillment of all the conditions of approval, which are attached hereto as Exhibit A and incorporated herein by reference.
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TIME FOR JUDICIAL REVIEW:
The time within which judicial review of this decision must be sought is governed by C alifornia 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-2021-169
1020 TERRA BELLA AVENUE
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 six -story, 108-unit affordable residential development with two levels of aboveground podium parking, including a 29% State Density Bonus with one concession, on a 1.04 -acre site located on Assessor’s Parcel No. 153- 15-021. Development shall be substantially as shown on the project materials listed below, except as may be modified by condit ions contained herein, which are kept on file in the Planning Division of the Community Development Department :
a. Project drawings prepared by Van Metter William Pollack, date stamped January 20, 2023.
b. Color and materials board prepared by Van Metter William Pollack, date stamped January 20, 2023.
c. Arborist Report prepared by HMH, date stamped December 19, 2022.
d. An Initial Study/Mitigated Negative Declaration entitled The Terra Bella Public Storage & Alta Housing Project, dated January 24, 2023, was prepared by the City for the project in accordance with Sections 15064 and 15070 of the California Environmental Quality Act (CEQA) Guidelines (Project’s Initial Study).
THIS REQUEST IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:
Planning Division—650-903-6306 or [email protected]
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 two years after an Administrative Zoning public hearing, in compliance with procedures described in Chapter 36 of the City Code. An application for extension must be filed with the Planning Division, including appropriate fees, prior to the original expiration date of the permit(s).
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. OTHER REVIEW AGENCIES: This project requires review and approval by outside agencies, which may include, but not be limited to, the State Department of Toxic Substances Control, State Regional Water Quality Control Board, and/or County of Santa Clara Department of Environmenta l Health. Written proof of approval or acknowledgement of no approval necessary EM/6/CDD
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from the applicable oversight agency is required prior to building permit issuance, inspections, and/or prior to issuance of a Certificate of Occupancy.
6. REMEDIATION: The applicant shall work with City staff, the necessary oversight agency (e.g., the U.S. Environmental Protection Agency, the State Department of Toxic Substances Control, State Regional Water Quality Control Board, County of Santa Clara Department of Environmental Health, etc.), and responsible parties, if necessary, to address any site remediation or building design/construction requirements to ensure appropriate on -site improvements in accordance with the oversight agency standard practice; local, State, and Federal regulations; and City Code requirements. Design of remediation equipment, equipment placement, or remediation activities will need to be reviewed and may require approval by all parties. Prior to th e issuance of any building or fire permits, the applicant shall either: (a) submit written proof of an approval from the oversight agency of remediation activity and/or building and site design as deemed consistent with the remediation activity; or (b) provide written proof the work is not subject to a pproval from an oversight agency. A Certificate of Occupancy cannot be issued until final inspections have been completed by the City and the oversight agency, if required.
7. CERTIFICATION OF BUILDING PERMIT PLANS: In a letter, the project architect sha ll 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 plan s 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 Inspec tion Division.
8. ACCESSORY STRUCTURE(S): Any future accessory structure on -site will require approval by the Planning Division and may require separate City permits.
9. ZONING INFORMATION: The following information 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 a cre, if applicable; (d) lot area (in square feet and acreage); and (e) total number of parking spaces.
10. 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.
11. 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.
12. 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.
13. 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.
14. 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 EM/6/CDD
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will be issued until each agency and/or department with jurisdiction has released the site as clean or a site toxics mitigation plan has been approved.
15. SOIL MANAGEMENT PLAN: Prepare a soil and groundwater management plan for review and approval by the Santa Cla ra County Department of Environmental Health (SCCDEH) or other oversight agency. Proof of approval or actions for site work required by the SCCDEH must be provided to the Building Inspection Division prior to the issuance of any demolition or building permits. Specifically for the proposed project, the soil and groundwater management plan shall address, but not be limited to, potential elevated levels of organochlorine pesticides, LBP, and ADL contamination in soils and petroleum hydrocarbons in groundwater on-site.
16. SIGNAGE: No signs are approved as part of this application. Any new signage will require separate planning and/or building permits. Allowed signage shall be subject to the standards applicable to signage in the East Whisman Precise Plan Zoning District, except freestanding monument signage shall be limited to 6’ in height, including any sign structure. Application forms and submittal requirements are available online at www.mountainview.gov/planningforms.
OPERATIONS
17. COMMON AREA OPERATIONS: The approved hours of operation for the podium common area shall be limited to 8:00 a.m. to 10:00 p.m., seven days per week, and additional hours may be allowed with no which includes amplified sound. In the event any problems arise with the hours of operation or noise, the Zoning Administrator may hold a public hearing to review common- area operations and impose new or modified conditions of approval in response to publ ic comment received. The public hearing shall be conducted and noticed in accordance with Chapter 36 of the City Code.
18. 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.
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 deta ils prior to issuance of a building permit and shown 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. Refine the design of frontage landscaping to enhance the pedestrian stree tscape, including, but not limited to, maximizing aboveground equipment screening and planting around utility rooms, separation of pedestrian pathways from vehicle drives, a stamped paving pattern (complementing the corner plaza paving) for on -site drivewa ys, incorporation of interesting understory planting in streetside landscape strips, and additional street/frontage trees, where feasible.
b. Refine the building color palette to continue featuring warmer earth tones for metal and cementitious panels as w ell as accent colors to provide “pop” to entry stoops and window treatments, subject to final review and approval through the required mock-up inspection.
c. Incorporate a pedestrian -level, interactive educational and/or artistic component around the southeast corner of the building to wrap Terra Bella Avenue frontage improvements around the corner to the San Rafael Avenue frontage.
d. Finalize window specifi cations, including a darker color for the alternate vinyl window option (if used) and installation details approximating the aluminum window detail, subject to review and approval through the mockup inspection.
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e. Update the fiber cement panel alternate o ption to either EIFS or cement plaster, including high -quality finish details (i.e., light sand or smoother).
f. Refine the southeast building corner design to improve the transition between the two siding colors around the roofline.
20. ENTRY PLAZA: The building permit and off-site improvement plans shall include details for the entry plaza design, landscape, and other design elements for review and approval by the Zoning Administrator prior to issuance of building and/or excavation permits.
21. 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.
22. TRIM MATERIALS : Trim materials throughout the p roject shall be per the entitled set of plans . Details of the specific placement, utilization, and finish of the trim materials shall be provided with the building permit drawings. Final trim des ign details shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.
23. 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 approv al by the Zoning Administrator prior to the issuance of building permits.
24. 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 A dministrator prior to the issuance of building permits.
25. RECESSED WINDOWS: All windows shall be recessed from the face of the building a minimum of 2” 2.5” and as shown on the entitled set of plans.
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 the fiber cement lap siding, standing seam metal siding, fiber cement panels, window details, metal awnings/railings, and all paint samples. Proposed primary and secondary (accent) paint colors should be painted next to each other on the mock-up for purposes of i nspection. The color(s) shall not be considered approved until after 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 buil ding 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. MECHANICAL EQUIPMENT (GROUND SCREENING): All mechanical equipment, such as air condenser (AC) units or generators, shall be concealed behind opaque screening. No mechanical equipment is permitted on front porches or balconies but may be located in fenced yard areas or building rooftops.
29. OUTDOOR STORAGE: There is to be no outdoor storage without specific Development Review approval by the Planning Division.
30. 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 locati on must be approved by the Zoning Administrator and comply with all setback and traffic visibility area requirements.
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31. PLAY STRUCTURE: Provisions for a children’s play yard, including appropriate equipment, shall be included on the landscape plans to be approved by the Zoning Administrator and installed prior to any occupancy. The provision of such facilities and their location must be included in rental information to prospective tenants.
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 spac e 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 fix tures, 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. PODIUM LIGHTING: Proposed lighting fixtures on the rooftop decks and courtyards shall not be visible from grou nd 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 permitte d 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 one bike space per 10 units. 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 a nd 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.
c. One bicycle repair station shal l be located on -site at grade-level. Specifications, location, and details shall be included on drawings submitted for building permit review.
36. CAR-SHARE PARKING: The project shall provide two spaces of the total parking spaces for car-share parking. The final location of all visitor parking shall be shown on building permit plans and include appropriate signage and/or pavement markings subject to review and approval by the Zoning Administrator. All car-share parking must be accessible at all times.
GREEN BUILDING
37. GREEN BUILDING —RESIDENTIAL NEW CONSTRUCTION: 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. All mandatory prerequisite points and minimum point totals per category to attain GreenPoint Rated 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 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.
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38. ENERGY MONITORING: To support energy management and identify opportunities for energy savings, the project shall provide submeters or equivalent combinations of sensors to record energy use data (electricity, natural gas, etc.) for each major energy system in the building.
TREES AND LANDSCAPING
39. 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 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.
40. 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.
41. 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.
42. ARBORIST REPORT: A qualified arborist shall provide written instructions for the care of the existing tree(s) to remain on -site before, during, and after construction. The report shall be updated to the satisfaction of the City arborist and shall inclu de a detailed plan showing installation of chain link fencing around the dripline to protect these trees and installation of an irrigation drip system and water tie -in for supplemental water during construction. Arborist’s reports shall be received by the Planning Division and must be approved by the City arborist prior to issuance of building permits. Prior to occupancy, the arborist shall certify in writing that all tree preservation measures have been implemented. Approved measures from the report shall be included in the building permit drawings.
43. ARBORIST INSPECTIONS: During demolition activity and upon demolition completion, a qualified arborist shall inspect and verify the measures described in the arborist report are appropriately implemented for construction ac tivity near and around the preserved trees, including the critical root zones. Should it be determined that the root systems are more extensive tha n previously identified and/or concerns are raised of nearby excavation or construction activities for the p roject foundation or underground parking garage, the design of the building and/or parking garage may need to be altered to maintain the health of the trees prior to building permit issuance.
44. MONTHLY ARBORIST INSPECTIONS: Throughout demolition and con struction, 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 ma intain tree health, shall be provided to the Planning Division at [email protected].
45. LANDSCAPE SCREENING: All utility meters, lines, transforme rs, 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 land scape material growth and shall be screened in a manner which res pects 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.
46. TREE REMOVALS: Permits to remove, relocate, or otherwise alter street trees and/or Heritage trees cannot be implemented until a project building permit for new construction is secured and the project is pursued.
47. REPLACEMENT TREES: The applicant shall offset the los s of each tree with a minimum of one replacement tree, for a total of 11 replacement trees amongst the proposed 54 new trees, including nine street trees on Terra Bella Avenue and two street EM/6/CDD
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trees on San Rafael Avenue. Each tree shall be no smaller than a 24” box, and the designated replacement street trees shall be noted on the landscape plans.
48. TREE PROTECTION MEASURES: The tree protection measures listed in the arborist’s report prepared by HMH and dated December 19, 2022 shall be included as notes on the title sheet of all grading and landscape plans. These measures shall include, but may not be limited to, 6’ chain link fencing at the drip line, a continuous maintenance and care program, and protective grading techniques. Also, no materials may be stored within the drip line of any tree on the project site.
49. IRREVOCABLE DAMAGE TO HERITAGE TREES: In the event one or more of the preserved Heritage tree(s) are not maintained and irrevocable damage or death of the tree(s) has occurred due to constr uction activity, a stop work order will be issued on the subject property and no construction activity shall occur for two (2) working days per damaged tree. The applicant will also be subject to a penalty fee at twice the tree valuation prior to damage; this fee applies to each Heritage tree damaged. No construction activity can resume until the penalty fee(s) have been paid to the City.
NOISE
50. 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 the adjoining residentially used property.
51. 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.
52. CONSTRUCTION NOISE R EDUCTION: 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 require ments 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 temporar y sound barriers or sound curtains around lou d stationary 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.
53. 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 o f 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 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.
54. PILE DRIVING NOISE REDUCTION: The following measures shall be incorporated into construction plans and contractor specifications if pile driving is proposed: (a) multiple pile drivers shall be considered to expedite construction. Although noise levels generated by multiple pile drivers would be higher than the noise generated by a single pile driver, the total duratio n of pile driving would be reduced; and (b) temporary noise control blanket barriers shall shroud pile drivers or be erected in a manner to shield the foundation pile holes as a standard construction noise control technique. Predrilling reduces the number of blows required to seat the pile.
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TRANSPORTATION PROGRAMS AND IMPROVEMENTS
55. TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM: The property owner, property manager(s), and homeowners association (HOA) or their representative(s) (collectively, “the owners”) are required to maintain a TDM program which provides commute and transportation alternatives to employees/residents of the project for the life of the project. The TDM program measures shall be formally accepted by the property owners prior to building permit issuance through a legal agreement or recorded document, as determined by the City Attorney, with contents to the sati sfaction of the Zoning Administrator. The mandatory TDM measures for the project include:
a. Join and maintain ongoing membership in the MVTMA for the life of the project.
b. Provide and maintain maximum vehicle parking and minimum bike parking as approved in the project. Also must provide and/or maintain access to shared bicycles for residents/employees, if a bike -share service is not nearby.
c. Provide conveniently located ride-share drop-off and waiting areas on-site.
d. Provide and maintain shared, common, collaborative workspaces with WiFi for residents and their guests. This amenity can be offered in partnership with nearby residents and businesses.
e. Provide monetary incentives for alternative mode of travel, such as subsidized transit passes or bike-share for residents and/or unbundled parking.
f. Provide and maintain accessible and secure storage spaces for package delivery on -site.
g. Provide local transportation information to all residents through a website, leasing office, and/or initial sale information.
h. Support Safe Routes to Schools programs, including facilitating parent gatherings and coordination of walking, school buses, and/or bike trains.
i. Provide a bicycle repair room on the first floor of the project.
56. 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 fifteen percent (15%) peak-hour vehicle trip reduction by residents within 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 resident commute methods, which shall be informed by surveying all residents living on the project site and through driveway traffic counts. All nonresponses to the resident commute survey will be counted as a drive-alone trip. The driveway traffic counts 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 fifteen percent (15%) 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 fifteen percent (15%) peak - hour vehicle trip reduction or higher, providing supporting statistics and analysis to e stablish attainment of the goal; or (2) state that the project has not achieved the fifteen percent (15%) 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.
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AGREEMENTS AND FEES
57. 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 t o void this Permit(s). The agre ement 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.
58. AVIGATION EASEMENT: An avigation easement shall be recorded for the property prior to the issuance of building permits.
Proof of an executed avigation easement shall be provided to the Planning Division prior to issuance of a building permit.
59. ALUC MAXIMUM HEIGHT: Per approval by the Santa Clara County Airport Land Use Commission (ALUC) for the project, no structure on-site shall exceed a height of 182’ above mean sea level. The project height as measured from mean sea level shall be included in the cover sheet of the building plans. (PROJECT-SPECIFIC CONDITION)
CONSTRUCTION ACTIVITIES
60. SINGLE-PHASE DEVELOPMENT: Construction of the project shall be done in a single phase unless a phased construction project schedule is approved by the Zoning Administrator (or City Council).
61. 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 enf orcement 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.
62. 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.
63. DISTURBANCE COORDINATOR: The applicant shall designate a “disturbance coordinator” who wi ll 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 corr ect 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.
64. 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 ma nner and in compliance with the Cal/OSHA Construction Safety Orders and other State and Federal requirements.
65. 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.
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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), Se ction 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 debris or soil containing lead-based paint or coatings shall be disposed of at landfills that meet acceptance criteria for the waste being disposed.
66. 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 inc lude, 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 p er 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 gradin g 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 sh all 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 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.
67. 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.
68. 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 milling 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.
69. 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 EM/6/CDD
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to this 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 Development 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.
70. 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.
71. 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 fro m Composite Wood Products, 17 CCR Section 93120, et seq., 2009- 2013).
72. 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 seven 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 sit e 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-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 three 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.
73. VIBRATION BEST MANAGEMENT PRACTICES CONSTRUCTION MEASURES:
• Avoid impact pile driving and drill piles instead where possible. Drilled piles cause lower vibration levels where geological conditions permit their use.
• Avoid using vibration rollers and tampers near sensitive areas.
• In areas where project construction is anticipated to include vibration generating activities, from equipment and for areas not assumed/capture by the Project’s Initial Study, additional vibration studies shall be conducted to determine the areas of impact and to present appropriate mitigation measures.
74. VAPOR INTRUSION: All structures as deemed necessary by the over sight agency shall mitigate any issues associated with the potential for vapor intrusion within the structure. The overs ight agency may also request additional invest igation and mitigation measures to be completed prior to building permit issuance. Specifications for the vapor barrier or other design feature shall be included in the Site Management Plan and building permit drawings to include thickness, type, durabili ty, and diffusion rates for volatile organic compounds (VOC) of concern. The specifications shall also describe the effectiveness of the liner or other intrusion mitigation measure over the life of the building. (PROJECT-SPECIFIC CONDITION)
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MITIGATION MEASURES
75. MITIGATION CERTIFICATION: Prior to occupancy of any structure or establishment of any use, the consultant/property owner/applicant shall inspect the site and shall certify, in writing, that all mitigation measures listed in their reports have been correctly implemented.
76. AIR QUALITY--GREENHOUSE GAS EMISSIONS (PROJECT’S INITIAL STUDY MM AIR-1.1): The project shall implement the below measures to control diesel particulate matter emissions during construction. This list of measures shall be incorporated int o the approved building plan set.
1. All construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total shall meet U.S. EPA Tier 4 emission standards for NO x and PM, if feasible, otherwise:
a. If use of Tier 4 equipment is not available, alternatively use equipment that meets U.S. EPA emission standards for Tier 3 engines and include particulate matter emissions control equivalent to CARB Level 3 verifiable diesel emission control devices that altogether achieve a 60% reduction in particulate matter exhaust in comparison to uncontrolled equipment (or in combination). Use alternatively fueled equipment with lower NO x emissions that meet the NOx and PM reduction requirements above.
b. Use electrical or nondiesel-fueled equipment.
2. Alternatively, the applicant may develop another construction operations plan demonstrating that the construction equipment used on-site would achieve a reduction in construction diesel particulate matter emissions by 60% or greater.
Elements of the plan could include a combination of some of the following measures:
• Implement No. 1 above to use Tier 4 or alternatively fueled equipment;
• Install electric power lines during early construction phases to avoid use of diesel generato rs and compressors;
• Use electrically powered equipment;
• Forklifts and aerial lifts used for exterior and interior building construction shall be electric or propane -/natural gas-powered;
• Change construction build-out plans to lengthen phases; and
• Implement different building techniques that result in less diesel equipment usage.
Such a construction operations plan shall be prepared by an air quality expert and approved by the City prior to construction .
77. CULTURAL RESOURCES—TRIBAL CULTURAL RESOURCES (PROJECT’S INITIAL STUDY MM CUL-2.1): Prior to ground-disturbing activities, a qualified archaeologist shall provide cultural resources training to all contractors and employees involved in trenching and excavation. Th e training shall inform participants how to recognize archaeological artifacts and deposits and discuss their obligations under the law and the project’s standard conditions of approval.
78. NOISE—VIBRATION (PROJECT’S INITIAL STUDY MM NOI -2.1): The following measures shall be implemented during construction to reduce vibration levels to 0.5 in/sec PPV or less at adjacent commercial/industrial buildings south of the site:
• Place operating equipment on the construction site as far as possible from vibration-sensitive receptors.
• Use smaller vibratory rolling equipment, such as the Caterpillar Model CP433E vibratory compactor, within 15’ of the adjacent commercial/industrial buildings south of the site to reduce vibration levels to 0. 5 in/sec PPV or less.
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• Select demolition methods not involving impact tools.
• Avoid dropping heavy equipment, such as a clam shovel drop, within 15’ of the adjacent commercial/industrial buildings south of the site and use alternative methods for breaking up existing pavement, such as a pavement grinder.
• Designate a person responsible for registering and investigating claims of excessive vibration. The contact information of such person shall be clearly posted on the construction site.
Building Inspection Division—650-903-6313 or [email protected]
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 con cluded; 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 f ire permits. For more information on submittal requirements and timelines, contact the Building Inspection Division online at www.mountainview.gov/building. It is a vi olation of the MVCC for any building occupancy or construction to commence without the proper building and/or fire permits and issued Certificate of Occupancy.
79. 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 2022 California Codes: Building, Residential, Fire, Electrical, Mechanical, Plumbing, CALGreen, CALEnergy (in conjunction with the City of Mountain View Amendments), and the Mountain View Green Building Code (MVGBC).
80. ACCESSIBILITY REQUIREMENTS:
• CHAPTER 11A: Project will be required to comply with the accessibility requirements in the CBC, Chapter 11A.
• PARKING (CHAPTER 11A): Project will be required to comply with the accessible parking requirements in the CBC, Chapter 11A.
• GUEST PARKING: At least 5% of the guest parking spaces are required to be accessible per the CBC, Chapter 11A, Section 1109A.5.
• ASSIGNED PARKING: At least 2% of the assigned parking spaces are required to be accessible per the CBC, Chapter 11A, Section 1109A.4.
81. PLUMBING: Project will be subject to the submetering requirements per SB 7 (Housing: Water Meters for Multi -Unit Structures).
82. 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).
83. 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.
84. TYPE OF CONSTRUCTION: Provide type of proposed construction per Chapter 6 of the CBC.
85. ACCESSIBLE MEANS OF EGRESS: Site must meet accessible means of egress per the CBC, Section 1009.
86. FIRE PROTECTION: Dwelling and sleeping units shall meet the visible alarm notification requirements of the CBC, Section 907.5.
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87. FIRE PROTECTION (PROJECTIONS): Overhangs and other projections will not be permitted to cross property lines, including any property lines between units.
88. FIRE SPRINKLERS: An automatic sprinkler system shall be installed for structures identified with Group R occupancy per the CBC, Section 903.2.8.
89. FIRE WALLS: Provide the required Fire Wall Resistance Ratings per CBC Table 706.4c, as amended in MVCC Section 8.10.24.
90. HAZARDOUS MATERIALS: Any installation of hazardous materials will require submittal of HMIS forms for the Fire Protection Engineer and the Hazardous Materials Specialist. Visit the City of Mountain View Fire and Environmental Protection Division online at www.mountainview.gov/fep or by phone at 650-903-6378 to obtain information and submittal requirements.
91. USE AND OCCUPANCY CLASSIFICATION: Provide proposed use(s) and occupancy(ies) for proposed project per the CBC, Chapter 3.
92. OCCUPANCY SEPARATION: Proper separation is required to be provided between occupancies per the CBC, Table 508.4.
93. 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.
94. 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.
95. EV PARKING REQUIREMENTS FOR MULTI -FAMILY RESIDENTIAL (NEW CONSTRUCTION): Parking shall comply with 15% EV2 installed and Level 3/DC fast charg er for every 100 spaces per Table 101.10, as amended in MVCC Section 8.20.9, Subsection 101.10.1.1.3.c.
96. ELECTRIC REQUIREMENTS FOR MULTI-FAMILY RESIDENTIAL (NEW CONSTRUCTION): Natural gas is prohibited. The following list of items shall be electric installation: space -conditioned equipment, clothes dryers, cooking appliances, fireplaces, and/or fire pits. Water -heating systems and equipment shall be electric or solar as ame nded in MVCC Section 8.20.9, Subsections 101.10.1.1.3.e through h.
97. ELECTRIC REQUIREMENTS FOR HOTEL/MOTEL (NEW CONSTRUCTION): Natural gas is prohibited. The following list of items shall be electric installation: space -conditioned equipment, clothes d ryers, cooking appliances, fireplaces, and/or 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 8.20.10, Subsections 101.10.1.2.2.f through i.
98. PHOTOVOLTAIC SYSTEM FOR MULTI -FAMILY RESIDENTIAL (NEW CONSTRUCTION): Photovoltaic (PV) shall be installed on 50% of roof area as amended in MVCC Section 8.20.9, Subsections 101.10.1.1.3.e through h.
99. BIRD-SAFE GLASS FOR NONRESIDENTIAL (NEW CONSTRUCTI ON): 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, a s amended in MVCC Section 8.20.12, Subsection 101.10.1.2.2.k.
100. PLAYGROUND EQUIPMENT: A building permit will be required for all playground equipment in the common area(s). Third - party inspection by a certified playground safety inspector is required before final building inspection.
101. SURVEY: A survey will be required to be completed to verify structure placement.
102. 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 High School District at www.mvla.net or 650-940-4650; EM/6/CDD
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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.
103. 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.
104. ALLOWABLE AREA FACTOR: Project shall comply with the requirements per the CBC, Chapter 5.
105. FIRE-RESISTANCE RATING: Project shall comply with the requirements pe r the CBC, Chapter 6 (Table 602), Fire -Resistance Rating Requirements for Exterior Walls Based on Fire Separation Distance.
106. MAXIMUM AREA OF EXTERIOR WALL OPENINGS: Project shall comply with the requirements per the CBC, Chapter 7 (Table 705.8).
107. MEANS OF EGRESS: Project is required to comply with the requirements per the CBC, Chapter 10, Means of Egress.
108. EMERGENCY ESCAPE AND RESCUE: Project shall comply with the egress window requirements per the CBC, Section 1030.
109. MVGBC CALGREEN: Project shall comply with the CALGreen checklist requirements by the City of Mountain View.
110. PLUMBING FIXTURES: Project shall comply with Table 422.1 of the California Plumbing Code (CPC), Section 4.
111. UTILITIES: No utilities shall cross property lines.
112. BUILDING UTILITIES: Utilities (gas, electrical, etc.) shall comply with PG&E Green Book requirements.
113. FIRE ACCESS LANE(S): Site must meet/maintain the existing fire access lane(s) at all times.
114. STRUCTURAL CALCULATIONS: Structural calculations may be required once the application for a building permit is submitted.
115. SERVICE DISCONNECT: The service-disconnecting means shall have a rating of not less than 125 amperes, as amended in MVCC Section 8.51.D.
116. SIGNS: Proposed signs are to be a deferred submittal under a separate building permit application.
117. 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 (see job card for specifics) 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 MVCC and/or suspension of building permits.
Fire Department—650-903-6343 or [email protected]
FIRE PROTECTION SYSTEMS AND EQUIPMENT
118. FIRE SPRINKLER SYSTEM: Provide an automatic fire sprinkler system to be monitored by a central station monitoring al arm company. This monitoring shall include water flow indicators and tamper switches on all control valves. Shop-quality drawings shall be submitted electronically 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, NFPA 24, NFPA 72, and Mountain View Fire Department specifications. (City Code Sections 14.10.27 and 14.10.28 and California Fire Code Section 903.)
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119. 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.)
120. FIRE PROTECTION DURING CONSTRUCTION: Every building four stories or more in height shall be provided with no fewer than one standpipe for use during construction. Such standpipe(s) shall be installed when the progress of construction is not mor e 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 su ch usable stairs. Such standpipe systems shall be extended as construction progresses to within one floor of the hig hest point of construction having secured decking or flooring. In each floor, there shall be provided a 2.5” valve outlet for Fire Departm ent use. (California Fire Code, Chapter 33.)
121. 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 combus tible construction.
122. 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 b e tested prior to the start of combustible construction. The wharf hydrant shall be capable of providing a combination flow of 500 GPM with two 2.5” outlets flowing. Shop-quality drawings shall be submitted electronically for review and approval. (NFPA 24 and Mountain View Fire Department requirements.)
123. 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.)
124. 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. Shop-quality drawings shall be submitted electronically 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. (California Fire Code, Section 907, and Mountain View City Code, Section
14.10.33.)
125. 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 manuf acturer’s instructions. (California Fire Code, Section 907.2.10.)
126. 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
127. LOCKBOX: Install an approved key lockbox per the Fire Protection Engineer’s directions. (California Fire Code, Section 506.)
128. KEYSWITCH: Install an approved keyswitch per the Fire Protection Engineer’s directions. Contact the Building Inspection Division at 650-903-6313 or [email protected] for instructions. Keyswitch shall be located in a location approved by the Fire Protection Engine er, typically the main entrance lobby, and shall automatically unlock any electronically controlled access doors to facilitate rapid Firefighter deployment throughout the building.
129. 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 of 70,000 pounds.
Unobstructed width shall not include the width of rolled curbs, sidewalks, or nondrivable surfaces. (California Fire Code, Section 503, and Mountain View City Code, Sections 14.10.14, 14.10.15, and 14.10.16.) EM/6/CDD
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130. 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 apparatuses. “Approved provisions” shall mean that turnarounds, in accordance with Mountain View Fire Department specifications, are provided in locations such that fire apparatuses shall never be more than 150’ away from the closest turnaround. (California Fire Code, Section 503.)
131. FIRE LANE MARKIN G: “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. (California Fire Code, Section 503.)
132. 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.)
133. STRETCHER REQUIREMENTS: In all structures with one or more passenger service elevators, 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 3002.4a.)
EGRESS AND FIRE SAFETY
134. 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 illuminat ion shall be indicated on the electrical plan sheets in the drawing sets. (California Building Code, Section 1008.)
135. 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.)
136. EXIT DOORS IN GROUPS A, E, H, AND I OCCUPANCIES: Exit doors shall be provided with approved panic hardware. (California Building Code, Section 1010.1.10.)
137. GROUP A OCCUPANCIES: Buildings or por tions of buildings used for assembly purposes shall conform to all requirements of Title 19 and the Uniform Building Code. This shall include, but not be limited to: (1) two exits; (2) fire-retardant drapes, hangings, Christmas trees, or other similar de corative material; and (3) posting of a maximum occupant load sign. (California Code of Regulations, Title 19, Sections 3.08, 3.21, and 3.30.)
138. GROUP A, E, I, AND R1 OCCUPANCIES: DECORATIVE MATERIALS: All drapes, hangings, curtains, drops, and all other decorative material, including Christmas trees, shall be made from a noncombustible or fire -resistive material or maintained in a flame - retardant condition by means of an approved flame-retardant solution or process approved by the California State Fire Marshal. (California Code of Regulations, Title 19, Sections 3.08 and 3.21.)
139. INTERIOR WALL AND CEILING FINISHES: 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.
140. POSTING OF ROOM CAPACITY: Any room used for assembly purposes shall have the ca pacity of the room posted in a conspicuous place near the main exit from the room. (California Building Code, Section 1004.9.)
141. ON-SITE DRAWINGS: Submit electronic (.pdf) drawing files according to Fire Department specifications prior to final Certificate of Occupancy.
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142. STAIRWAY IDENTIFICATION SIGNS: For stairs connecting three 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 ind icate 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. (Californi a Building Code, Section 1023.9.)
143. 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. (Californ ia Building Code, Section 1009.8.)
HAZARDOUS CONDITIONS
144. ELECTRICAL ENERGY STORAGE SYSTEMS: Electrical Energy Storage Systems shall comply with the California Fire Code, Section 1206.
EXTERIOR IMPROVEMENTS
145. REFUSE AREAS: Refuse areas within 5’ of combustible construction or building openings shall be protected with automatic fire sprinklers. A maximum of two sprinkler heads are permitted off a 1” domestic water service. Approved accessible shutoff valves shall be provided. (California Fire Code, Section 304.3.)
146. 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 prope rty. Address signs shall be a minimum of 6” in height and a minimum of 0.5” in width. (Mountain View City Code, Section 14.10.18.)
OTHER
147. 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. Awnings and window shades shall be designed to not interfere with ladder access. (California Building Code, Section 1030.)
148. 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 or [email protected]
OWNERSHIP AND PROPERTY
149. 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), the ir 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 al l easements and agreements refe renced in the title report. This information is required for the preparation of Public Works agreements and documents. Depending upon the type of ownership, additional information may be required. The applicant shall provide an updated title report to t he Public Works Department upon request. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).
150. LOT LINE CONFLICT: The project site is located on at least four separate parcels of land, as shown on the assessor’s parcel map, and an existing and proposed building is located over the interior property lines. Prior to the issuance of the building per mit, the applicant must legally combine and/or adjust property lines with a map or lot line adjustment such that any buildings or structures shall not be located on or across any new, adjusted property lines or provide satisfactory evidence to the Public Works Department that the subject properties were legally combined or adjusted.
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RIGHTS-OF-WAY
151. STREET CORNER DEDICATION: Dedicate a 20’ radius public street corner return in fee at Terra Bella Avenue and San Rafael Avenue, as required by the Public Works Director.
152. PEDESTRIAN ACCESS EASEMENT (SIDEWALKS): Dedicate a minimum 2’ wide pedestrian access easement a long Terra Bella Avenue where necessary to maintain a continuous 7’ wide City standard sidewalk, as required by the Public Works Director.
153. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: On Terra Bella Avenue, the applicant will dedicate a 10’ wide public utility easement (PUE) along the project street frontage for such use as sanitary sewer, water, storm drains, and other publi c utilities, including gas, electric, and telecommunication facilities. On San Rafael Avenue, applicant will dedicate a minimum 5’ wide public utility easement (PUE) along project street frontage for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, and telecommunication facilities.
The property owner or homeowners association shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the easement. The dedication statement shall specify the PUE shall be kept free and clear of buildings and other permanent structures/facilities, including, but not limited to, the following: garages, sheds, carports, and storage structures; balconies and porches; retaining walls; C.3 bioretention systems; and private utility lines running longitudinally within the PUE. (PROJECT-SPECIFIC CONDITION)
154. PUBLIC SERVICE EASEMENT: Dedicate a public service easement (PSE) to the utility company(ies) for the proposed electric, gas, and telecommunication conduits and vaults serving the project.
155. PLAT AND LEGAL DESCRIPTION: For each proposed public easement and/or right -of-way de dication, submit to the Public Works Department for review and approval a legal description (metes and bounds), plat (drawing), and other required documents per the Legal Description and Plat Requirements handout. The handout is available online at www.mountainview.gov/landdevelopment. The legal description and plat must be prepared and stamped by a California - registered civil engineer or land surveyor. All required materials shall be submitted electronically (i.e., flattened, reduced -size PDFs).
FEES AND PARK LAND
156. PLAN CHECK AND INSPECTION FEE: Prior to issuance of any building permits and prior to approval of the parcel map, 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.
157. 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
158. 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 sidewalk, driveway approaches, street trees, street lights, roadway signing, and striping and pavement markings; new utility service connections and cathodic protection; half-street overlay or reconstruction on Terra Bella Avenue and San Rafael Avenue; raised intersection with high-visibility crosswalks and curb ramp(s) at Terra Bella Avenue/San Rafael intersection; and utility undergrounding on San Rafael Avenue.
a. Improvement Agreement : Prior to the issuance of the building permit or approval of the parcel map, the property owner shall sign a Public Works Department improvement agreement for the installation of the public improvements.
b. Bonds/Securities: Prior to the issuance of any building permits or approval of the parcel map, the property owner shall 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 -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.
c. Insurance: Prior to the issuance of any building permits or approval of the parcel map], the property owner shall 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 si gn 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 Million Dollars ($1,000,000) Automobile Liability, One Million Do llars ($1,000,000) Contractors ’ Pollution Liability Insurance, and One Million Dollars ($1,000,000) Workers’ Compensation. The insurance requirements are available from the Public Works Department
159. 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 projec t.
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) for work that impacts traffic on existing streets. Construction management plans of on-site parking for construction equipment and construction workers and on-site material storage areas must be submitted for review and approval and shall be incorporated into the off -site improvement plans identified “For Reference Only.”
Off-site improvement plans, 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 plans. All required materials shall be submitted electronically (i.e., flattened, reduced-size 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.
160. 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 s idewalk closure for review and approval. Sidewalk closures are not allowed unless EM/6/CDD
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reconstruction of sidewalk necessitates temporary sidewalk closure. In these instances, sidewalk detour should be shown on the traffic control plans. Traffic control plans shall show and identify, at a minimum, work areas, delineators, signs, and other traffic control measures required for work that impact traffic on existing streets and shall be prepared in accordance with t he latest edition of the California Manual of Uni form Traffic Control Devices (CA MUTCD). A completed Traffic Control Checklist shall be included with each traffic control plan submittal.
161. 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 improvement s 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 estimat e is to be prepared by the civil engineer preparing the improvement plans.
162. 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.
163. CONSTRUCTION MANAGEMENT PLAN: Upon submittal of the initial building permit and improvement plans and all subsequent submittals, the applicant shall provide a construction traffic and parking management plan with the building plans and within the improvement plans identified “For Referenc e Only.” The plan must 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; to and from material and equipment storage/staging area, as applicable) for construction and delivery trucks pursuant to City Code Sections 19.58 and 19.59 and which does not include neighborhood residential streets.
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 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. Provide logistics plan and details of how equipment and materials will be transported to job site and identify on the plans where drop-offs are proposed for each phase of construction. For off-site storage, provide truck route to and from storage area to project site.
• 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. For off-site parking, provide logistics plan and details of how workers will be transported to job site and identify on the plans where worker drop-off is proposed for each phase o f construction. City parking lots and garages shall not be used for construction contractor/worker parking.
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 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 lane closure. Pedestrian detour plans shall be provided EM/6/CDD
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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 Checklist shall be included with each traffic control plan submittal. A separate Excavation Permit from the Public Works Department may b e required prior to issuance of the building permit.
164. NOTIFICATION OF ADJACENT/AFFECTED PROPERTIES: During improvement plan design, the applicant shall provide advance written notification(s) to owners and tenants of adjacent and affected properties describing the nature of the proposed publi c improvements and estimated project duration, as determined necessary by the Public Works Department. The notice(s) must be approved by the City prior to distribution. (PROJECT-SPECIFIC CONDITION)
165. 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 or sidewalk easement.
166. 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.
167. 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 st ructures, parking stalls, etc., that are not compliant with safety triangle height and clearance requirements. For the project driveway on San Rafael Avenue, the southern structural column shall have a maximum column size of 18”x18” and shall be positione d to provide 6’1” clearance away from the edge of the on-site driveway way and 15’1” clearance from the backfront of the sidewalk on San Rafael Avenue. (PROJECT-SPECIFIC CONDITION)
168. TRAFFIC-CALMING: A raised intersection shall be constructed at the intersection of Terra Bella Avenue and San Rafael Avenue.
The design and placement of the raised intersection shall be to the satisfaction of the City Traffic Engineer. The reconstruction of all curb ramps may be necessary to maintain drainage through the intersection. (PROJECT-SPECIFIC CONDITION)
169. HIGH-VISIBILITY CROSSWALK: Crosswalks (all four crossings) at the raised intersection of Terra Bella Avenue and San Rafael Avenue shall be high-visibility ladder crosswalk with updated warning signs and pavement markings designed and constructed to the satisfaction of the City Traffic Engineer. Any conflicting markings or signs must be removed or relocated as directed by the City Traffic Engineer. (PROJECT-SPECIFIC CONDITION)
170. STREET CENTERLINE: Install a double yellow centerline a minimum 50’ from the crosswalk along Terra Bella Avenue and San Rafael Avenue on all approaches to the satisfaction of the City Traffic Engineer. Any conflicting markings or signs must be removed or relocated as directed by the City Traffic Engineer.
171. STREETLIGHTS: City standard streetlights shall be installed near crosswalks, driveways, intersections, or other locations deemed necessary by the City Traffic Engineer. All conduits, pullboxes, and wiring shall be removed, replaced, and upgraded along project street frontages. Appropriate clearances per PG&E requirements between overhead line shall be provided.
172. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: Half-street overlay (minimum 2” grind and overlay) and/or pavement reconstruction along the Terra Bella Avenue and San Rafael Avenue project street frontages shall be required to address the existing roadway conditions, multiple utility trenches, and imp acts from the anticipated construction traffic.
173. ROADWAY SIGNING, STRIPING, AND PAVEMENT MARKINGS: Signing and striping plans shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD) . All new striping and pavement EM/6/CDD
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markings shall be thermoplastic. All striping and markings damaged and/or removed as part of construction and pavement work shall be replaced with thermoplastic striping. Removal and installation shall be shown on the pla ns to the satisfaction of the City Traffic Engineer.
CURBS, SIDEWALKS, AND DRIVEWAYS
174. 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 specific ramp case type, ramp design, and limits of work shall be clearly identified and shown on the plans.
175. DRIVEWAY APPROACH AND 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. The specific areas of work shall be clearly identified and shown on the plans. The project garage door on San Rafael Avenue shall be placed 20’ behind the back of the sidewalk to ensure the sidewalk is kept clear from vehicles waiting to enter the garage. (PROJECT-SPECIFIC CONDITION)
176. CURB, GUTTER, SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of Terra Bella Avenue and San Rafael Avenue . The sidewalk shall be detached with a landscape strip and designed with a consistent
1.8% cross-slope from the top of the curb to the back of the walk and minimal grade breaks in the longitudinal slope of the curb line. Terra Bella Avenue shall have 7’ wide sidewalks with a 5’ wide landscape strip. San Rafael Avenue shall have 5’ wide sidewalks with a 5’ wide landscape strip. The specific limits of work shall be clearly identified and shown on the plans. (PROJECT-SPECIFIC CONDITION)
177. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on Ter ra Bella Avenue and San Rafael Avenue out of the sidewalk and relocate to the Public Utility Easement behind the sidewalk. Utility boxes must be located so they fit entirely within the utility easement and shall not encroach into the sidewalk. For existi ng utility boxes to be relocated along the frontage of 1025 Terra Bella Avenue, relocate behind existing sidewalk and still within the public right-of-way. Utility boxes shall not encroach into the public sidewalk unless approved by the Public Works Direc tor. Reconstruct affected portions of existing sidewalk, including curb and gutter, as necessary to City standards. The specific areas and limits of work shall be clearly identified and shown on the plans. (PROJECT-SPECIFIC CONDITION)
178. STOP-CONTROLLED 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 saf ety.
Stop-controlled egress shall include STOP signs, a limit line, and “STOP” pavement marking(s).
179. RED CURB AT CROSSWALKS: Street curbs adjacent to a public crosswalk shall be painted red a minimum of 10’ in each direction, as determined and approved by the City Traffic Engineer.
180. RED CURB AT DRIVEWAY ENTRANCES: Street curbs adjacent to driveway entrances, including entrances to underground parking garages, shall be painted red a minimum of 10’ in each direction, as determined and approved by the City Traffic Engineer.
STREET TREES
181. STREET TREES: Install sta ndard City street trees along the street frontage, including where there are gaps in the space of existing street trees.
182. 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 mini mum 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 li st or an approved alternate by the City arborist. The applicant shall complete the “Proposed Street Tree” form available from the Planning Division online at www.mountainview.gov/planningforms. Once completed, the applicant shall email the original to EM/6/CDD
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the Parks Division at [email protected] and provide a duplicate copy to the Building Inspection Division with building permit submittal.
183. STREET TREE IRRIGATION: Street trees are to be irrigated by the property owner(s) in accordance with Chapter 32 of the City Code.
UTILITIES
184. 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 where improvements are proposed for construction, including, but not limited to, new utility crossings and installation of signal and streetlight pole foundations. Proposed pothole locations for signal pole foundations shall be approved by the City Traffic Engineer prior to potholing. Obtain an Excavation Permit from the Publ ic 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.
185. 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. All new services are required and shall b e installed in accordance with City standards. All existing services shall be abandoned in accordance with City Standards.
186. 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 sprinkle r 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.
187. SEPARATE IRRIGATION SERVICE AND METER: A separate water service and water meter for irrigation shall be required.
188. UTILITY SERVICES: The size and location of all existing and new water meters, backflow preventers, water services, fire services, sewer laterals, sewer cleanouts, storm dra in 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 eac h other. Water, fire, and storm drain services shall be provided with a minimum 5’ clearance from street trees, and sewer laterals shall be located with a minimum 10’ clearance from street trees. Angled connections within service line shall not be allowed .
Utility profiles shall be required for all new services.
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 stor m connections that are not reused shall be abandoned, and existing face -of-curb drains that are not reused shall be removed.
189. 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. A minimum 3’ clearance shall be provided around and between each assembly for accessibility and maintenance. Protective covers and/or enclosures must be preapproved by the Cross -Connection Control Specialist prior to installation.
190. SANITARY SEWER CLEANOUT: A one-way sanitary sewer cleanout shall be installed in accordance with City standards.
191. 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.
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192. OFF-SITE TRASH CAPTURE DEVICES: Trash capture devices required to be installed by the Fire and Environmental Protection Division shall be shown and identified on the improvement plans. (PROJECT-SPECIFIC CONDITION)
193. CATHODIC PROTECTION: Cathodic protection shall be required due to soil corrosivity. (PROJECT-SPECIFIC CONDITION)
194. ON-SITE UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained by the property owner(s).
195. 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.
196. JOINT UTILITY PLANS: The current concept joint trench intent plans are not approved. Final joint trench design and utility pole locations shall be determined at the improv ement plan stage. 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, in cluding, 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. These plans shall be combined with and made part of the improvement plans.
Appropriate horizontal and vertical clearances per PG&E requirements shall be provided between overhead electrical distribution lines, gas transmission lines, gas service lines, street trees, streetlights, and building structures. Dedicate utility easements that are necessary for the common utility.
During joint trench design, the applicant shall provide advance written notification(s) to owners and tenants of adjacent and affected properties describing the nature of the proposed public improvements and estimated project duration, as determined necessary by the Public Works Department. The notice(s) must be approved by the City prior to distribution. (PROJECT-
SPECIFIC CONDITION)
GRADING AND DRAINAGE IMPROVEMENTS (ON-SITE)
197. DRAINAGE PLANS: On-site drainage plans shall be included in the building plans.
198. DRAINAGE REQUIREMENTS: On-site, uncovered 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.
199. COVERED PARKING GARAGE: Drainage from covered parking garages shall be directed to the sanitary sewer system. Sanitary sewer laterals shall be equipped with backwater devices. If any portions of the garage ramps are uncovered, drainage shall be directed to the storm drain system.
200. SURFACE WATER RELEASE: Provide a surface stormwater release for the site 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.
SOLID WASTE AND RECYCLING
201. RECOLOGY MOUNTAIN VIEW: The applicant/contractor must be in compliance and shall include the following as a note on the building permit and improvement plans: “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.”
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202. 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 b y 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.
203. 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, utilities, etc. at any time. Access door to the trash facility shall be clearl y labeled “Trash Room.”
204. TRASH ENCLOSURE DESIGN AND DETAILS: Trash plan sheet and enclosure details must be included on a separate sheet in the initial building plans and shall include:
a. Property shall have trash, recycling, and organics. Display on plans trash room layout, location, and dimensions to scale with the following minimum service levels:
• Main Trash Room: Three 3-yard trash bins, three 3-yard paper recycling bins, two 2-yard container recycling bins, and six 64-gallon compost carts.
• First-Floor Trash Closet : One 96 -gallon trash cart, one 96 -gallon paper recycling cart, one 96 -gallon container recycling cart, and one 64-gallon compost cart.
b. Residential recycle collection consists of two streams : one for paper and one for containers. A three -chute system is required consisting of one chute for trash and two for recycling (containers and paper co llected in different chutes) to accommodate the City’s dual-stream residential recycling program. All chute vestibules must have signage with sorting instructions according to the City’s programs, and all signage must be approved by the Solid Waste Progra m Manager prior to installation.
c. The property is required to have composting service as indicated above. Each upper -floor chute vestibule requires sufficient space for compost receptacles (e.g., slim jims) or carts for resident use and should be noted on the plans. The collected compost shall be transported by property maintenance staff to the trash room compost carts.
d. A red curb of approximately 80’ shall be painted or install “No Parking” signage on San Rafael Avenue. Show trash collection vehicle approach and container service area at the street on all initial building permit site plans (architectural, civil, landscape).
e. Roll-out fees assessed by the City’s trash hauler shall apply for bins that must be rolled more than 30’ from any holding area to the truck.
f. The four carts in the trash closet and six compost carts in main trash room require placement at the curb by property maintenance staff for collection and removal promptly after service.
g. If the trash room does not have an interi or berm or curb, it shall have bumpers on the walls to avoid damage from bins hitting it.
h. Trash room shall have minimum 8’ wide roll-up door with keypad access.
i. Trash rooms are for collection containers only and no other storage and shall be labeled “Trash Room.”
j. Enclosure standards require no less than 9’ vertical clearance for roof from finished grade to roof interior.
k. A 6’ wide pathway is required from the trash room to the garage driveway for the trash driver to roll bins onto San Rafael Avenue and shall be a smooth, flat concrete surface.
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l. Overhead clearance for travel way must be no less than 15’ from finished grade to structural appurtenances (e.g., cameras, sprinklers, electrical). Overhead clearance in collection area must be no less than 22’.
m. Property management shall provide the City’s waste hauler a minimum 60 -day notice prior to occupancy in order to set up collection services and allow time to procure all equipment. If purchasing own equipment, proof of purcha se along with an installation date must be provided during building plan review. All equipment (e.g., towing mechanisms) must be in place prior to granting a Certificate of Occupancy (temporary or final). (PROJECT-SPECIFIC CONDITION)
CONSTRUCTION ACTIVITIES, NOTES, AND OTHER APPROVALS
205. SANTA CLARA VALLEY WATER DISTRICT WELLS: Santa Clara Valley Water District requires the following note to be labeled on the building and improvement plans: “While Santa Clara Valley Water District has records for most wells located in the County, it is always possible that a well exists that is not in Santa Clara Valley Water District records. If previously unknown wells are found on the subject property during development, they must be properly de stroyed under permit from Santa Clara Valley Water District or registered with Santa Clara Valley Water District and protected from damage.”
206. 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 fro m 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.”
207. OCCUPANCY RELEASE: The owner/developer shall comply with and i nclude 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 mainte nance 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, provided that all public and private improvements (such as, but not limited to, improvements to allow circulation for trash collection vehicles), conditions of approval, and Buildin g Code requirements that are necessary to support the units to be released for occupancy 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 approval and Building Code requirements have been met. The Public Works Director shall make the determination of what public improvements are substantially complete.”
Fire and Environmental Protection Division—650-903-6378 or [email protected]
ENVIRONMENTAL SAFETY
For more information, guidelines, design criteria, or materials about urban run off 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.
208. 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.
209. STATE OF CALIFORNIA CONSTRUCTION GENERAL STORMWATER PERMIT: A “Notice of Intent” (NOI) and “Stormwater Pollution Prevention Plan” (SWPPP) shall be prepared for construction projects dis turbing one (1) acre or more of land. Proof of coverage under the State General Construction Activity Stormwater Permit shall be attached to the building plans.
210. 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.
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211. CONSTRUCTION SEDIMENT AND EROSION CONTROL PLAN: The applicant shall submit a written plan acceptable to t he 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 stabi lization methods for high-erosion areas. The plan should also include routine street sweeping and storm drain catch basin cleaning.
212. ENGINEERED DRAWINGS: Treatment systems and/or porous pavement, pavers, and other uncompacted surfaces require engineered drawings.
213. 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.
214. 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.
215. EFFICIENT IRRIGATION: Common areas shall employ efficient irrigation to avoid excess irrigation runoff. Examples include:
(a) setting irrigation timers to avoid runoff by splitt ing 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 shru b 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 wi ll be used in the building plan submittal.
216. 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.
217. 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 surf ace; (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.
218. PARKING GARAGES: For multiple -level parking garages, interior l evels shall be connected to an approved wastewater treatment system discharging to the sanitary sewer.
219. 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 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 Proj ects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the treatment controls that wil l be installed. Include three stamped and signed copies of the Final Sto rmwater 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.
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220. 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 Guidelines and Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP). A lis t of qualified engineers is available at the following link: http://www.scvurppp-w2k.com/consultants_list.shtml
221. 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 p roperty 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 pr oject.
222. 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 protection 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 catc h 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 min imum 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.
223. 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.
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 ex actions are described in the approved plans, conditions of approval, and/or the adopted City fee schedule.