Attachment 5
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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 SIX-STORY AND FOUR-STORY PERSONAL STORAGE BUILDINGS WITH AT-GRADE PARKING ON A 3.8-ACRE PROJECT SITE AT
1040 TERRA BELLA AVENUE AND 1055 SAN LEANDRO AVENUE
WHEREAS, an application (Application No. PL -2021-171) was received from Public Storage for a Planned Community Permit and Development Review Permit to construct six-story and four- story personal storage buildings with at -grade parking, replacing 18 existing personal storage buildings, on a 3.8 -acre project site located at 1040 Terra Bella Avenue and 1055 San Leandro 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 findings 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 Environmental 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 a llow the construction of new six-story and four-story personal storage buildings with at-grade parking 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) Zoning District, and the proposal clearly demonstrates superior site and building design and compatibility with surrounding uses and developments since the P Zoning 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; incorporating several public right -of-way improvements , such as widened detached public sidewalks on Linda Vista Avenue ; new landscape at project frontage s and street trees; -2-
enhanced architecture, which com plements the project site and use and is compatible with surrounding industrial uses and the adjacent proposed affordable housing project at 1020 Terra Bella Avenue;
b. The proposed use or development is consistent with the General Industrial Land Use Designation of the General Plan as personal storage is in line with the allowed industrial uses, which include manufacturing and storage, research and development, administrative offices, and ancillary commercial;
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 replacing existing public storage buildings located within a developed area; is compatible with planned 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 adjacent to freeways and will buffer the neighborhood from road noise;
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 frontages along the street, providing California native and climate-adaptive landscaping, and reducing pavement to the greatest extent feasible. 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 and Development Review Permit for the proposed project is in compliance with the California Environmental Quality Act (CEQA) as an Initial Study/Mitigated Negative Declaration was prepared per Section s 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 construct new six- story and four-story personal storage building s with at-grade parking 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 int ent of Chapter 36 (Zoning) of the City Code, the General Plan, and any City-adopted design guidelines since the project is a P (Planned Community) District development with project-specific development standards from the General Industrial District with project- specific parking of 66 spaces per the findings of the parking study and a setback of 18’ on the Linda Vista Avenue frontage;
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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 and density allowed in the General Plan General Industrial Land Use Designation. Additionally, the buildings include high- quality industrial materials and colors with storefront glazing and upper -floor articulating elements that are brought down to ground level. The building corners facing the U.S. 101 freeway and the southeast building corner employ spandrel glazing wrapped by fin s and canopies. The upper floors of the building include three stucco wall colors with periodic spandrel glazing framed by two diffe rent metal siding panels, forming the building’s primary design articulation. Building One fronting Linda Vista Avenue will include a n art mural 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 update the existing sidewalk to improve pedestrian comfort through widened and detached public sidewalk on Linda Vista Avenue and plant five new City street trees, providing canopy in the public right -of-way and contributing to pedestrian place-making. Further, the project will have two driveways for on-site vehicular ingress/egress in the furthest on-site locations, limiting vehicle and pedestrian conflict;
d. The general landscape design ensures visual relief, complements structures, provides an attractive environment, and is consistent with adopted landscape program for the general area by including five new City street trees along the Linda Vista Avenue public street frontage and planting 76 on-site trees. 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 and lighting, 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, circu lation, and parking by improving pedestrian mobility through widened detached public sidewalk and providing an efficient project; providing attractively landscaped pedestrian pathways; and incorporating efficient at-grade parking behind the building facade to limit vehicle and pedestrian conflicts; and
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 Section s 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; and be it
FURTHER RESOLVED: that the Planned Community Permit and Development Review Permit for said project are hereby granted subject to the developer’s fulfillment of all the conditions of approval, which are attached hereto as Exhibit A and incorporated herein by reference. -4-
TIME FOR JUDICIAL REVIEW:
The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6, as established by Resolution No. 13850, adopted by the City Council on August 9, 1983.
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Exhibit: A. Conditions of Approval
Exhibit A
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CONDITIONS OF APPROVAL
APPLICATION NO.: PL-2021-171
1040 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 one 6 -story personal storage building and one 4 -story personal storage building with at -grade parking and other site improvements and one residential manager ’s unit, replacing 18 existing personal storage buildings, on a 3.8 - acre project site located on Assessor’s Parcel Nos. 153-15-002 and 153-15-030. Development shall be substantially as shown on the project materials listed below, except as may be modified by conditions contained herein , which are kept on file in the Planning Division of the Community Development Department:
a. Project drawings prepared by Ware Malcomb, date stamped January 3, 2023.
b. Color and materials board prepared by Ware Malcomb, date stamped January 3, 2023.
c. Arborist Report prepared by HMH, date stamped September 27, 2022.
d. An Initial Study/Mitigated Negative Declaration entitled The Terra Bella Public Storage and 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. APPLICABILITY OF THIS PERMIT: This permit shall apply to any business/owner entity whose use and operational characteristics match those of the approved use. Intensification of the approved use shall require an amendment to this permit and may also require an amendment to the P District standards applicable to the project site. A change to a different permitted use may require a new Permit. This Permit shall continue to be valid upon a change of ownership/operator of the site, business, service, use(s), or structure that was the subject of this approval provided the new owner/operator agrees in writing to all applicable conditions and operating standards prior to reopening or maintaining the use or structure(s) under the new ownership. Any new owner/operator must submit a wet (original) signed letter to the Planning Division noting agreement with the enclosed conditions which includes notation of this permit number and the new business/operator name. This letter may be requested by the City at any time.
2. EXPIRATION: If a Development Agreement (DA) is approved by the City Council for the project, which allows a longer permit entitlement period (beyond the standard two years), the entitlement period shall be consistent with the terms of the DA. If no DA is approved, then the zoning permits associated with this project shall be valid for a period of two years from the date of Council approval and may be extended pursuant to submittal and approval of a permit extension application in accordance with City Code Chapter 36, Article XVI, Division 17.
3. PERMIT EXTENSION: If a Permit Extension is required, an application for extension must be filed with the Planning Division of the Community Development Department, including appropriate fees, prior to the original expiration date of this permit. This permit shall become null and void if building permits have not been issued and construction activity has not commenced within the entitlement period or if there has been no significant construction activity for a period of one year following the last building EM/6/CDD
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inspection for an issued building permit, unless a permit extension application has been submitted to and approved by the Zoning Administrator at a duly noticed public hearing prior to the expiration date or cont inuation of construction.
4. 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 p lans.
PERMIT SUBMITTAL REQUIREMENTS
5. PUBLIC/COMMUNITY BENEFIT PACKAGE: In compliance with the General Plan and the Gatekeeper application, the applicant is required to provide a public benefit(s) to advance the goals and policies of the General Plan in exchange for additional development intensity. The applicant is providing a public/community benefit that advances the development of affor dable housing in Mountain View by providing a 0.5 -acre land donation to Alta Housing to support the development of a 100% affordable residential development at 1020 Terra Bella Avenue , which has an estimated value of $10.1 million. The land donation from Public Storage to Alta Housing must be finalized concurrent with the Lot Line Adjustment required to implement the subject project.
6. AIR QUALITY: The applicant is required to secure a permit from the Bay Area Air Quality Management Distric t or provide written assurance that no permit is required prior to issuance of a building permit.
7. OTHER REVIEW AGENCIES: This project requires review and approval by outside agencies, including, but not limited to, the State Department of Toxic Substan ces Control, State Regional Water Quality Control Board, and/or County of Santa Clara Department of Environmental Health. Written proof of approval or acknowledgement of no approval necessary from the applicable oversight agency is required prior to build ing permit issuance, inspections, and/or prior to issuance of a Certificate of Occupancy.
8. 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, Stat e, 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 permit s, 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 subje ct to approval 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.
9. TENANT IMPROVEMENTS: Details of interior tenant improvements are to be shown on building permit drawings and shall be reviewed for consistency with the operational characteristics of the proposed use by the Zoning Administrator, or designee, prior to permit issuance.
10. CERTIFICATION OF BUILDING PERMIT PLANS: In a letter, th e project architect shall certify the architectural design shown in the building permit plans match the approved plans. Any changes or modifications must be clearly noted in writing and shown on redlined plan sheets. The project architect shall also certify the structural plans are consistent with the architectural plans.
In the event of a discrepancy between the structural plans and the architectural plans, the architectural plans shall take precedence, and revised structural drawings shall be submitted to the Building Inspection Division.
11. ACCESSORY STRUCTURE(S): Any future accessory structure on -site will require approval by the Planning Division and may require separate City permits.
12. 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.
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13. 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.
14. 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.
15. 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.
16. GEOTECHNICAL REPORT: The applicant shall have a design -level geot echnical 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 Ha zards, 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 buildin g 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.
17. TOXIC ASSESSMENT: A toxic assessment report shall be prepared and submitted as part of the building permit submittal. The applicant must demonstrate that hazardous materials do not exist on the site or that construction activities and the proposed use of this site are approved by: the City’ Fire Department (Fire and Environmental Protection Division); the State Department of Health Services; the Regional Water Quality Control Board; and any Federal agency with jurisdiction. No building permits will be issued until each agency and/or department with jurisdiction has released the site as clean or a site toxics mitigation plan has been approved.
18. SOIL MANAGEMENT PLAN: Prepare a soil and groundwater management plan for review and approval by the Santa Clara 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.
19. SIGNAGE: All existing signs shall be removed, and a new sign application shall be submitted in compliance with Chapter 36, Article XII, of the City Code. 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 adopted P District standards for the project . applicable to signage in the MM (General Industrial) Zone Application form and submittal requirements are available online at www.mountainview.gov/planningforms.
OPERATIONS
20. OPERATIONAL CRITERIA: In the event that problems with the operational criteria of the business arise, including, but not limited to, parking shortages, delivery truck issues, hours of operation, or noise, the Zoning Administrator may hold a publi c hearing to review the situat ion and impose new or modified conditions of approval in response to the information received.
The public hearing shall be conducted and noticed in accordance with Chapter 36, Article XVI, Division 6, of the City Code.
SITE DEVELOPMENT AND BUILDING DESIGN
21. 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 de tails EM/6/CDD
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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. Maximize landscape plantings along project street frontages, including through refined aboveground utility/equipment locations and security gates/fencing. Final frontage landscaping shall be subject to review and inspection by the Planning Division prior to final inspections for each project phase.
b. Revise rooftop screening as needed to fully screen all rooftop equipment/installations . If the final rooftop solar equipment design exceeds the parapet height, design through a single/integrated screen complementing the building architecture to fully screen all based on final rooftop equipment placement. (including solar installation) at the building permit stage.
c. Refine the pattern of the “L-shaped” metal wall accents on the south elevations of Building One and Building Two to be more similar to the design of west elevations, adjusting as needed to provide well-proportioned scaler elements in more blank central stucco wall areas.
dc. Evaluate alternative metal awning colors through the material mock -up inspection process, including a darker tone of the proposed purple accent purple color, a gr ay/neutral-toned color or other colors complementing the building architecture.
ed. Ensure building pe rmit drawings clearly indicate spandrel glazing will have opaque/color applied to the most interior face of the window(s).
fe. At the building stage, provide more information on the proposed temporary office design which may require refinement to provide frontage planting and a neat finished appearance to all temporary structures (e.g., stairs, ramps, and temporary utilities) during its use through Phase 1 construction. Any existing storage structures partially demolished as part of the Phase 1 Lot Line Adjustment process, and remaining in use until Phase 2 is constructed, s hall be repaired to match or complement the existing finish appearance (e.g. , colors, materials, etc.) of the structure s, subject to Zoning Administrator review and approval through the applicable building permit submittal.
22. EXTERIOR MATERIALS: High-quality materials and finishes shall be used throughout the project and shall remain in compliance with the materials identified in the approved plans, except as modified by the conditions of approval herein. Details regarding all color and archite ctural details shall be provided in the building permit plan submittal and shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.
23. TRIM MATERIALS: Trim materials throughout the project shall be metal trim. Details of the specific placement, utilization, and finish of the trim materials shall be provided with the building permit drawings. Final trim design details shall be subject to review and approval by the Zoning Administrator prior to the issu ance 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 Administrator 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”.
26. BUILDING TRANSPARENCY: A minimum of 75% transparency shall be required at all times on all approved clear glazing transparent locations for Building One and Building Two in accordance with approved plans . No window tinting/treatment, permanent/affixed furniture, or sunshades which permanently block the windows/storefronts are permitted. Sunshades which maximize transparency while providing UV light screening for building occupants may be permitted, subject to review and approval by the Zoning Administrator.
27. 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 EM/6/CDD
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stucco finish and color, metal panel with reveals, accent colors, split face blocks, and all paint samples. Proposed primary an d secondary (accent) paint colors should be painted next to each other on the mock -up for purposes of inspection. The color(s) shall not be considered approved until after inspection and approval by the Zoning Administrator.
28. ROOFTOP EQUIPMENT SCREEN: All rooftop equipment must be concealed behind opaque (solid) screening designed to complement the building design such that rooftop equipment is not visible from any elevation. Details of the rooftop equipment and roof screens shall be included in the building permit drawings and approved by the Zoning Administrator.
29. MECHANICAL EQUIPMENT (GROUND SCREENING): All mechanical equipment, such as air condenser (AC) units or generators, shall be concealed behind opaque screening.
30. OUTDOOR STORAGE: There is to be no outdoor storage without specific Development Review approval by the Planning Division.
31. FENCE(S)/WALL(S): All fencing and walls are to be shown on building plan drawings, including details on height, location, and material finish. No fence or wall shall exceed 8’ 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.
32. PUBLIC ART: Prior to the issuance of building permits, submit an art proposal, process, timetable, and evidence of commitment acceptable to the City to ensure installation of a suitable, significant public -oriented mural on the Building One facade facing Linda Vista Avenue . These materials shall be submitted to the Planning Division for review and approval . This shall include selecting artist(s) and type of work based on submittals of artist bios and representative work; submitting for City review a nd approval conceptual designs per installation; and submitting final design details, including art location. The installation of the mural may require a separate building permit and shall be completed prior to issuance of a Certificate of Occupancy.
33. PARKING SPACE DESIGN: All parking spaces (except parallel spaces) must be double -striped with 4” wide stripes. Double stripes shall be 18” apart, from outside edge to outside edge of the stripes, or 10” from inside edge to inside edge of the stripes.
The 8-1/2’ parking space width is measured from the center of one double stripe to the other, such that the space between stripes is 7 ’. For parallel parking spaces, only single -striped or tic -mark is required between spaces. Single stripes shall be measured from interior edge to interior edge of the stripe, such that the space between stripes is 24’.
34. LIGHTING PLAN: The applicant shall submit a lighting plan in building permit drawings. This plan should include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. The design and location of outdoor lighting fixtures shall ensur e 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.
35. BIKE PARKING FACILITIES: The applicant shall provide two short -term bike parking spots for visitor and employee use on the project site, which must be shown on building permit drawings.
GREEN BUILDING
36. GREEN BUILDING—NONRESIDENTIAL NEW CONSTRUCTION: The project is required to meet the mandatory measures of the California Green Building Standards Code and meet the intent of LEED ® Silver certified. All mandatory prerequisite points and minimum point totals per category to attain the required LEED Cert ifiedTM status must be achieved unless specific point substitutions or exceptions are approved by the Community Development Department. Formal project registration and certification through the U.S. Green Building Council (USGBC) is not required for compl iance with the Mountain View Green Building Code (MVGBC). The project is also required to comply with Title 24, Part 6.
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TREES AND LANDSCAPING
37. LANDSCAPING: Detailed landscape plans encompassing on- and off-site plantable areas out to the street curb must be included in building permit drawings. Minimum plant sizes are flats or one -gallon containers for ground cover, five -gallon for shrubs, and 24” box for trees. The drawings must be approved by the Zoning Administrator prior to building permit issuance and implemented prior to occupancy. All plans should be prepared by a licensed Landscape Architect and should comply with the City’s Landscape Guidelines, including the Water Conservation in Landscaping Regulations (forms are available online at www.mountainview.gov/planningforms). Additional landscaping materials or modifications may be required by the Planning Division at final inspection to ensure adequate planting coverage and/or screening.
38. LANDSCAPE CERTIFICATION: Prior to occupancy, the Landscape Architect shall certify in writing the landscaping has been installed in accordance with all aspects of the approved landscape plans and final inspection(s), subject to final approval by the Zoning Administrator.
39. STREET TREES: Install standard City street trees along the street frontage, including where there are gaps in the space of existing street trees. The location of existing trees to remain, existing trees to be removed, and new street trees shall be shown on t he grading, utility, and landscaping plans submitted for building permit review. New street trees shall be planted in accordance with Detail F-1 of the Public Works Standard Provisions, a minimum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. Street trees are to be irrigated by the property owner in accordance with Chapter 32 of the City Code.
40. STREET TREE FORM: The applicant shall complete the “Proposed Street Tree” form available in the Planning Division or online at www.mountainview.gov/planningforms. Once completed, the applicant shall email the original to the Park s Division at [email protected] and provide a duplicate copy to the Building Inspection Division with building permit submittal.
41. LANDSCAPE SCREENING: All utility meters, lines, transformers, backflow preventers, etc., on -site or off-site, must be shown on all site plan drawings and landscape plan drawings. All such facilities shall be located so as to not interfere with land scape material growth and shall be screened in a manner which respects the building design and setback requirements. Additional landscaping materials or modifications may be required by the Planning Division at final inspection to ensure adequate plant screening.
42. STREET TREE REMOVALS: Permits to remove, relocate, or otherwise alter street trees cannot be implemented until a project building permit for new construction is secured and the project is pursued.
43. REPLACEMENT STREET TREES: The applicant shall offset the loss of each street tree with a minimum of one replacement tree, for a total of six replacement trees amongst the proposed 81 new trees. Phase 1 will shall include at least 43 new trees, including five street trees on Linda Vista Avenue, and Phase 2 shall include at least 38 new trees. Each tree shall be no smaller than a 24” box, and the designated replacement street trees shall be noted on the landscape plans.
44. TREE PLANTING ALTERNATIVES: If site constraints are discovered, which limit the ability to plant the propos ed trees on-site, such as disapproval of tree plantings by outside agencies with easements along the U.S. 101 property line, the applicant shall work with staff to identify alternate tree planting locations on the site and/or, if alternate locations cannot be found, identify alternate tree planting measures, subject to review and approval by the Zoning Administrator ., which Alternate tree planting measures may include planting larger canopy trees in place of smaller accent trees to maintain overall project tree canopy and/or payment of a tree replacement fee to the City of Mountain View, based on the adopted fee schedule , except no tree replacement fee shall be required for trees that cannot be planted in areas subject to outside agency approval and due to unforeseen conflicts with physical utilities. If any fee is provided in lieu of approved onsite tree plantings, the fee must be paid prior to issuance of a Certificate of Occupancy.
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NOISE
45. 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.
46. CONSTRUCTION NOISE REDUCTION: The following noise reduction measures shall be incorporated into construction plans and contractor specifications to reduce the impact of temporary construction -related noise on nearby properties: (a) comply with manufacturer’s muffler requirements on all construction equipment engines; (b) turn off construction equipment when not in use, where applicable; (c) locate stationary equipment as far as practical from receiving properties; (d) use temporar y sound barriers or sound curtains around loud 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.
47. PILE DRIVING NOISE REDUCTIO N: 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. Althoug h noise levels generated by multiple pile drivers would be higher than the noise generated by a single pile driver, the total duration 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.
AGREEMENTS AND FEES
48. 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.
49. AVIGATION EASEMENT: If deemed necessary by the Santa Clara County Airport Land Use Commission, 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.
50. HOUSING IMPACT FEE WAIVER: The project includes a discretionary waiver of the applicable housing impact fee on commercial and industrial (nonresidential) development as the proposed personal storage development will involve fewer than one employee per 2,000 square feet of gross flo or area and would require major reconstruction to house a large number of employees. The applicant shall record a Notice of Conditional Waiver of Housing Impact Fees, in a form satisfactory to the City Attorney and Zoning Administrator, prior to issuance of a building permit. It shall run with the land and shall not be amended or revoked without prior City consent pursuant to the provisions of Section 36.40.65 of the City Code. (PROJECT-SPECIFIC
CONDITION)
51. ALUC MAXIMUM HEIGHT: Per approval by the San ta Clara County Airport Land Use Commission (ALUC) for the project, n o structure on site shall exceed a height of 182’ above mean sea level. Project height as measured from mean sea level shall b e included in the cover sheet of the building plans. (PROJECT-SPECIFIC CONDITION)
52. MANAGER’S UNIT: The personal storage development is permitted one residential manager ’s unit on-site. If the manager’s unit cannot be accommodated in the Alta Housing project at 1020 Terra Bella Avenue, Public Storage Building One shall be modified to include a manager’s unit in accordance with the following:
a. Building permit drawings must confirm that measures have been taken to achieve an interior noise level of 45 dB(A)Ldn for the residential unit and shall be reviewed and approved by a qualified acoustical consultant prior to building permit submittal;
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oversite agency prior to building permit issuance and include any necessary construction details in building permit drawings; and
c. The residential section of the building must adhere to the Fire, Building, and Green Building Codes as adopted by the City of Mountain View. (PROJECT-SPECIFIC CONDITION)
53. VAPOR INTRUSION: All structures as deemed necessary by the oversight agency shall mitigate any issues associated with the potential for vapor intrusion within the structures (Building One and Building Two). The oversight agency may also request additional investigation 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, durability, and diffusion rates for VOCs of concern and meet the requirements of the oversight agency . The specifications shall also describe the effectiveness of the liner or other intrusion mitigation measure over the life of the building. (PROJECT-SPECIFIC CONDITION)
CONSTRUCTION ACTIVITIES
54. MULTI-PHASE DEVELOPMENT: If the DA is approved, construction of the project shall be done in multiple phases as described below, in the DA, and as shown in the approved plans:
a. Phase 1: Lot Line Adjustment and conveyance of approximately 0.5 acre of land to 1020 Terra Bella Avenue; construction of Building One, including associated landscape improvements (Sheet L2 of approved plans); and public right -of-way improvements on Linda Vista Avenue, as modified by conditions of approval herein.
b. Phase 2: Construction of Building Two, including associated landscape improvements (Sheet L7 of approved plans); and public right-of-way improvements on San Rafael Avenue, as modified by conditions of approval herein.
55. CONSTRUCTION PARKING: The applicant shall prepare a construction parking management plan to address parking demands and impacts during the construction phase of the project by contractors or other continued operations on -site. The plan shall also include a monitoring and enforcement measure whi ch 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 iss uance of building permits.
56. 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.
57. DISTURBANCE COORDINATOR: The applicant shall designate a “disturbance coordinator” who will be responsible for responding to any local complaints regarding construction noise. The coordinator (who may be an employee of the general contractor) will determine the cause of the com plaint and will require that reasonable measures warranted to correct the problem be implemented. A telephone number of the noise disturbance coordinator shall be conspicuously posted at the construction site fence and on the notification sent to neighbor s adjacent to the site. The sign must also list an emergency after-hours contact number for emergency personnel.
58. HEALTH AND SAFETY MEASURES: The permittee/contractor is responsible for preparing and implementing an appropriate health and safety plan to address the contamination and manage the operations in a safe manner and in compliance with the Cal/OSHA Construction Safety Orders and other State and Federal requirements.
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59. 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 w ork beginning on the structures.
b. A registered asbestos abatement contractor shall be retained to remove and dispose of all potentially friable ACMs, in accordance with the National Emissions Standards for Hazardous Air Pollutants (NESHAP) guidelines, p rior to building demolition that may disturb the materials. All construction activities shall be undertaken in accordance with Cal/OSHA standards, contained in Title 8 of the California Code of Regulations (CCR), Section 1529, to protect workers from exposure to asbestos. Materials containing more than 1% asbestos are also subject to Bay Area Air Quality Management District (BAAQMD) regulations.
During demolition activities, all building materials containing lead -based paint shall be removed in accordanc e 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 c riteria for the waste being disposed.
60. BASIC AIR QUALITY CONSTRUCTION MEASURES: The applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) to reduce fugitive dust emissions. Emission reduction measures will include, at a minimum, the following measures: (a) all exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) will be watered two times per day; (b) all haul trucks transporting soil, sand, or other loose material off -site will be covered; (c) all visible mud or dirt track - out onto adjacent public roads will be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; (d) all vehicle speeds on unpaved roads will be limited to 15 mph; (e) all roadways, driveways, and sidewalks to be paved will be completed as soon as possible. Building pads will be laid as soon as possible after grading unless seeding or soil binders are used; (f) idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measures Title 13, Section 2485, of the California Code of Regulations). Clear signage shall be provided for construction workers at all access points; (g) all construction equipment shall be maintained and properly tuned in accordance with 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.
61. 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 around construction site for fugitive vapor emissions with appropriate field screening instrumentation; (d) the contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; (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.
62. 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 archaeolog ist and Native American representative can assess the significance 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 EM/6/CDD
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adobe footings and walls; filled wells or privies; and deposits of metal, glass, and/or ceramic refuse. If the find is determ ined 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.
63. 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 reac hed as to the disposition of the remains pursuant 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 th e mitigation programs and its results, including a description of the monitoring and testin g 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.
64. 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 av oidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards.
65. INDOOR FORMALDEHYDE REDUCTIONS: If the project utilizes composite wood materials (e.g., hardwo od plywood, medium density fiberboard, particleboard) for interior finishes, then only composite wood materials that are made with CARB approved, no-added formaldehyde (NAF) resins, or ultra -low emitting formaldehyde (ULEF) resins shall be utilized (CARB, Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products, 17 CCR Section 93120, et seq., 2009- 2013).
66. 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 site and surrounding 500’ for active nests —with particular emphasis on nests of mig ratory 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.
67. 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.
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• In areas where project construction is anticipated to include vibration-generating activities from equipment and for areas not analyzed in the Project’s Initial Study, additional vibration studies shall be conducted to determine the areas of impact and to present appropriate mitigation measures.
MITIGATION MEASURES
68. 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.
69. AIR QUALITY—GREENHOUSE GAS EMISSIONS (PROJECT 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:
a. Implement No. 1 above to use Tier 4 or alternatively fueled equipment;
b. Install electric power lines during early construction phases to avoid use of diesel genera tors and compressors;
c. Use electrically powered equipment;
d. Forklifts and aerial lifts used for exterior and interior building construction shall be electric or propane -/natural gas-powered;
e. Change in construction build-out plans to lengthen phases; and
f. Implementation of 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 .
70. CULTURAL RESOURCES—TRIBAL CULTURAL RESOURCES (PROJECT 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. The 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.
71. NOISE—VIBRATION (PROJECT 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:
a. Place operating equipment on the construction site as far as possible from vibration-sensitive receptors.
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b. 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.
c. Select demolition methods not involving impact tools.
d. 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.
e. 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 concluded; a formal permit submittal to the Building Inspection Division is required. Plan check review shall determine the specific requirements and construction compliance in accordance with adopted local, State, and Federal codes for all building and/or fire permits. For more information on submittal requirements and timelines, contact the Building Inspection Division online at www.mountainview.gov/building. It is a violation of the MVCC for any building occupancy or construction to commence without the proper building and/or fire permits and issued Certificate of Occupancy.
72. BUILDING 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).
73. ACCESSIBILITY REQUIREMENTS:
• CHAPTER 11B: Project will be required to comply with the accessibility requirements in the CBC, Chapter 11B.
• PARKING (CHAPTER 11B): Project will be required to comply with the accessible parking requirements in the CBC, Chapter 11B.
74. TYPE OF CONSTRUCTION: Provide type of proposed construction per Chapter 6 of the CBC.
75. ACCESSIBLE MEANS OF EGRESS: Site must meet accessible means of egress per the CBC, Section 1009.
76. 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.
77. USE AND OCCUPANCY CLASSIFICATION: Provide proposed use(s) and occupancy(ies) for proposed project per the CBC, Chapter 3.
78. OCCUPANCY SEPARATION: Proper separation is required to be provided between occupancies per the CBC, Table 508.4.
79. 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.
80. 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.
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81. 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; 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.
82. 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.
83. ALLOWABLE AREA FACTOR: Project shall comply with the requirements per the CBC, Chapter 5.
84. FIRE-RESISTANCE RATING: Project shall comply with the requirements per the CBC, Chapter 6 (Table 602), Fire -Resistance Rating Requirements for Exterior Walls Based on Fire Separation Distance.
85. MEANS OF EGRESS: Project is required to comply with the requirements per the CBC, Chapter 10, Means of Egress.
86. MVGBC CALGREEN: Project shall comply with the CALGreen checklist requirements by the City of Mountain View.
87. PLUMBING FIXTURES: Project shall comply with Table 422.1 of the California Plumbing Code (CPC), Section 4.
88. BUILDING UTILITIES: Utilities (gas, electrical, etc.) shall comply with PG&E Green Book requirements.
89. FIRE ACCESS LANE(S): Site must meet/maintain the existing fire access lane(s) at all times.
90. STRUCTURAL CALCULATIONS: Structural calculations may be required once the application for a building permit is submitted.
91. SIGNS: Proposed signs are to be a deferred submittal under a separate building permit application.
92. 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 contra ctor, 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
93. 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.)
94. 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.)
95. 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 highest point of EM/6/CDD
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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.)
96. 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.
97. ON-SITE WHARF HYDRANTS: Provide ground-level wet standpipes (wharf hydrants). On-site wharf hydrants shall be so located as to reach any portion of combustible construction with 150’ of hose. Installation shall be complete and the system shall be tested prior to 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.)
98. 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.)
99. 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 sy stem 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.)
100. SMOKE ALARMS: All residential occupancies shall be provided with California State Fire Marshal -listed smoke alarms. Smoke alarms shall be installed in accordance with the California Building Code and the approved manufacturer’s instructions. (California Fire Code, Section 907.2.10.)
101. 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
102. LOCKBOX: Install an approved key lockbox per the Fire Protection Engineer’s directions. (California Fire Code, Section 506.)
103. 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 FPE, typically the main entrance lobby, and shall automatically unlock any electronically controlled access doors to facilitate rapid Firefighter deployment throughout the building.
104. 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.)
105. 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 specif ications, are provided in locations such that fire apparatuses shall never be more than 150’ away from the closest turnaround. (California Fire Code, Section 503.)
106. FIRE LANE MARKING: “NO PARKING—FIRE LANE” signs shall be posted along fire lanes, and c urbs 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.) EM/6/CDD
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107. 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. (C alifornia Fire Code, Section 503.)
108. 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 p anels, 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
109. 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.)
110. 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.)
111. 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.
112. 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.)
113. ON-SITE DRAWINGS: Submit electronic (.pdf) drawing files according to Fire Department specifications prior to final Certificate of Occupancy.
114. 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.)
115. 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
116. HAZARDOUS PROCESSES: Comply with all applicable provisions of the Uniform Fire Code and the Uniform Building Code.
Submit a completed FPE—Hazardous Materials Inventory Statement. FPE—Hazardous Materials Inventory Statements shall be obtained from the Building Inspection Division and submitted for review by the Fire Protection Engineer. Additional hazardous materials forms, disclosure statements, and/or other documentation will be required by the Fire and Environmental Protection Division of the Fire Department online at www.mountainview.gov/fep.
117. ELECTRICAL ENERGY STORAGE SYSTEMS: Electrical Energy Storage Systems shall comply with the California Fire Code, Section 1206.
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EXTERIOR IMPROVEMENTS
118. 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.)
119. PREMISES IDENTIFICATION: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Address signs shall be a minimu m of 6” in height and a minimum of 0.5” in width. (Mountain View City Code, Section 1 4.10.18.)
OTHER
120. 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. R occupancies only on the first floor shall be provided with emergency escape and rescue opening(s) but are not required to be provided with ladder pads to access those emergency escape and rescue openings. (California Building Code, Section 1030.)
121. EMERGENCY RESPONDER RADIO COVERAGE: All buildings shall have approved radio coverage for emergency responders within the building. (California Fire Code, Section 510.)
122. HIGH-PILED COMBUSTIBLE STORAGE REPORT: The commodity classification and storage parameters for the warehouse areas are required prior to issuing a building permit in order to determine the adequacy of the existing fire sprinkler system. Provide an analysis by a California Registered Fire Prot ection Engineer that classifies the commodities. The report shall specify the minimum densities for both the overhead and rack sprinkler systems based on the type of commodity and storage height as per the applicable California Fire Code (CFC) and NFPA 13 . If classified as high -piled, provide construction documents as per CFC 3201.3. NOTE: A report is required if combustible solid-piled, shelf, or rack storage is provided.
Public Works Department—650-903-6311 or [email protected]
OWNERSHIP AND PROPERTY
123. PRELIMINARY TITLE REPORT: At initial submittal of the building permit and improvement plans, the applicant shall submit to the Public Works Department a current preliminary title report or land deed (dated within six months of the initial submittal ) indicating the exact name of t he current legal owners of the property(ies), their type of ownership (individual, partnership, corporation, etc.), and legal description of the property(ies) involved. The title report shall include all easements and agreements referenced in the title re port. Depending upon the type of ownership, additional information may be required.
The applicant shall provide an updated title report to the Public Works Department upon request. All required materials shal l be submitted electronically (i.e., flattened, reduced-size PDFs).
124. LOT LINE CONFLICT: The project site is located on four separate parcels of land as shown on the Assessor’s parcel, and a proposed building is located over the interior property lines. Prior to the issuance of the building permit, the applicant shall legally combine and/or adjust property lines with a 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.
125. LOT LINE ADJUSTMENT: To adjust or combine properties by a lot line adjustment, submit an application and plat (8.5”x11” map prepared by a California -registered land surveyor or civil engineer showing the lot lines to be removed and/or adjusted) of the proposed adjusted and/or combined property to the Community Development Department for review by the Subdivision Committee.
Following approval from the Subdivision Committee, submit to the Public Works Department for review and approval the plat, legal description (metes and bounds) of the adjusted and/or combined property, preliminary title report, and subdivision EM/6/CDD
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conditions of approval. The legal description and plat mu st be prepared and stamped by a California -registered civil engineer or land surveyor and shall be prepared in accordance with Legal Description and Plat Requirements. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).
The Public Works Department will prepare a Notice of Lot Line Adjustment Approval, which shall be signed and notarized by the property owner(s) and trustee(s). The Public Works Department will also prepare the grant deed(s), which shall be signed and notarized by the property owner(s).
Any buildings or structures located on the new property lines shall be removed or relocated prior to the approval of the Notice of Lot Line Adjustment. Any conflicting utility service to the proposed lots shall be relocated prior to the approval of the Notice of Lot Line Adjustment. Any existing fences located on the property lines to be adjusted shall be removed or relocated to conform to the new property lines prior to the approval of the Notice of Lot Line Adjustment.
After the documents have been approved and signed by the Public Works Department, the applicant’s title company shall record the Notice of Lot Line Adjustment Approval concurrent with the deed and any other applicable documents to adjust and/or combine the properties.
126. PROPERTY LINE CORRECTION: The entitlement drawings do not reflect the correct property boundary. Existing and proposed/adjusted property lines shall be properly shown on all applicable plan sheets. (PROJECT-SPECIFIC CONDITION)
RIGHTS-OF-WAY
127. STREET DEDICATION:
a. Dedicate a public street in fee to widen San Rafael Avenue along the project frontage , 30’ from the centerline of the street, including street dedication in fee to accommodate a 35’ radius half-street cul-de-sac bulb at the terminus of San Rafael Avenue along the project frontage, as required by the Public Works Director.
b. Dedicate a public street in fee to widen Linda Vista Avenue an additional 5’ along the project frontage, including street dedication in fee to accommodate a 35’ radius half -street cul-de-sac bulb at the terminus of Linda Vista Avenue along the project frontage, as required by the Public Works Director
128. PUBLIC UTILITY EASEMENT DEDICATION: The applicant will dedicate a 10’ wide public utility easement (PUE) along the project street frontages of Linda Vista Avenue and San Rafael Avenue, as necessary, for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, and telecommunication facilities. Utility boxes, vaults, etc., are not allowed to encroach into the public sidewalk and shall fit either entirely within the PUE. The public sidewalk and landscape strip shall not be used for either public or private utility vaults, boxes, etc. , required for the project. Civil and joint trench plans shall be coordinated to confirm location of the 10’ PUE on Linda Vista Avenue and San Rafael Avenue.
The property owner or homeowners association shall maintain the surface improvements over the easement and shall 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)
129. 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.
130. DISPOSITION OF EXISTING EASEMENTS: With the first submittal of building permit plans, the applicant shall submit written approvals from the owners of the existing easements on the property. Without submittal of written approvals, the project cannot proceed with the building permit process. Easement owner review and requirements for approval may impact site design and trigger site redesign, including, but not limited to, the removal of trees/shrubs, other landscaping elements, and other EM/6/CDD
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proposed site improvements, as shown on the concept plans. The limits of all proposed and existing easements must be clearly shown and identified on all appropriate plan sheets for easement owner review and approval.
131. PLAT AND LEGAL DESCRIPTION: For each proposed public easement and/or right -of-way dedication, 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 Requir ements handout. The handout is available online at www.mountainview.gov/landdevelopment. The legal description and plat shall be prepared and stamped by a California - registered civil engineer or land surveyor. All required materials shall be submitted electronically (i.e., flattened, reduc ed-size PDFs).
FEES AND PARK LAND
132. PLAN CHECK AN D INSPECTION FEE: Prior to issuance of any building permits, 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 structure s 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.
133. TRANSPORTATION IMPACT FEE: Prior to issuance of any building permits, the applicant shall pay the transportation impact fee for the development based on the low trip-generating use rate. To apply the low trip-generating use rate, the buildings shall be designed and built such that the buildings cannot be converted to a use capable of generating a larger number of trips except by major reconstruction. A “Notice of Conditional Reduction of Transportation Impact Fee” shall be prepared by the City, and the City shall have it recorded in the Santa Clara County Office of the Recorder. If a subsequent change in the use or structure of the buildings occurs which may generate additional trips, the fee reduction granted shall be deemed revoked, subject to a hearing before the Zoning Administrator . Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on th e square footage of the development. Credit is given for the existing site use(s), as applicable.
134. SEWER IMPACT FEE: Prior to issuance of any building permits, the applicant shall pay the sewer impact fee for the development contributing their proportional fair share to accommodate the project of required improvements to the City utility system, as identified in the Utility Impact Study (2022).
135. 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.
STREET IMPROVEMENTS
136. PUBLIC IMPROVEMENTS: Install or reconstruct standard public improvements in the public right -of-way required for the project and as required by Chapters 27 and 28 of the City Code, which can be executed per phase of development (i.e., Phase 1, Phase 2), as identified in the Planning application. Bonds, securities, and insurance requirements are subject to current City requirements in place at the time of submittal of the associated off-site improvement plans.
These public improvements along the project street frontages of Phase 1 and Phase 2 include, but are not limited to, new curb, gutter, sidewalk, driveway approaches, street trees, streetlights, roadway signing , and striping and pavement ma rkings; new EM/6/CDD
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utility service connections and cathodic protection; half-street overlay or reconstruction on Linda Vista Avenue and San Rafael Avenue; and high visibility crosswalk on Linda Vista Avenue.
a. Improvement Agreement : Prior to the issuance of the building permit, 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, 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 fo rm approved by the City Attorney’s Office. The surety (bond company) shall 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 shall be below the underwriting limitation amount listed on the Department of the Treasury’s Listing of Approved Sureties. The surety shall 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, 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 sign the improvem ent agreement. The insurance coverage amounts are a minimum of Two Million Dollars ($2,000,000) Commercial General Liability, One Million Dollars ($1,000,000) Automobile Liability, One Million Dollars ($1,000,000) Contractors’ Pollution Liability, and One Million Dollars ($1,000,000) Workers’ Compensation. The insurance requirements are available from the Public Works Department.
137. 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.
138. 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 shall 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 permi t fees are required with the Excavation Permit Application.
139. 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 Chec klist, and the conditions of approval of the project.
The plans are to be drawn on 24”x36” sheets at a minimum scale of 1” = 20’. The plans shall be stamped by a California - registered civil engineer and shall show all public improvements and other applic able 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 Californi a Manual of Uniform Traffic Control Devices (CA MUTCD) for work that impacts traffic o n existing streets. Construction management plans of on-site parking for construction equipment and construction workers and on-site material storage areas shall 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 shall be submitted together as a separate package concurr ent 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 shall 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 EM/6/CDD
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CAD file and PDF shall be submitted to the Public Works Department prior to the issuance of the building per mit. CAD files shall meet the City of Mountain View’s Digital Data Submission Standards.
140. TRAFFIC CONTROL PLANS: Upon submittal of the initial building permit and improvement plans, the applicant shall submit traffic control plans for any off -site and on-site improvements or any work that requires temporary lane closure, shoulder closure, bike lane closure, and/or sidewalk closure for review and approval. Sidewalk closures are not allowed unless reconstruction of sidewalk necessitates temporary sidewal k 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 impacts traffic on existing streets and 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.
141. 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 Refe rence Only.” The plan shall be approved prior to the issuance of a building permit, including demolition. The plan shall 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.
a. 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.
b. Construction equipment, materials, or vehicles shall not be stored or pa rked 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.
c. 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 ph ase of 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 p hase of the construction management plan that requires temporary roadway closure, lane closure, shoulder closure, and/or bike lane closure. Pedestrian detour plans shall be provided when necessary. Traffic control plans shall be prepared in accordance with the latest edition of the California Manual of Uniform 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 be required prior to issuance of the building permit.
142. 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 EM/6/CDD
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improvements and estimated project duration, as determined necessary by the Public Works Department. The notice(s) shall be approved by the City prior to distribution. (PROJECT-SPECIFIC CONDITION)
143. ENCROACHMENT RESTRICTIONS: Private facilities, including, but not limited to, structures, steps, doors (including door swing), handrails, backflow preventers, signs, fences, retaining curbs, and retaining walls , shall not encroach into the public right -of- way and/or street easement.
144. DRIVEWAY SIGHT TRIANGLE: Within the pedestrian and/or vehicle traffic safety sig ht triangle(s), for the project site and adjacent properties, the site shall be compliant with height and clearance requirements per the Public Works Standard Details and to the satisfaction of the Public Works Director. The project is required to remove or modify all objects, including, but not limited to, landscape, hardscape, poles, bollards, signs, mailboxes, planters, retaining walls, seat walls, bicycle racks, partitions, buildings, and other structures, parking stalls, etc., that are not compliant w ith safety triangle height and clearance requirements.
145. NEW STREETLIGHTS AT MIDBLOCK CROSSINGS: New streetlights shall be installed at the existing midblock crossing on Linda Vista Avenue on each side of the street, as determined necessary by a photometric analysis. The photometric analysis and design, spacing, and placement of the new streetlights shall be to the satisfaction of the City Traffic Engineer.
The applicant shall be responsible for the installation of the new streetlight on the east side of Linda Vista Avenue (project frontage). If the photometric analysis determines an additional streetlight is warranted on the west side of Linda Vista Avenue, the City shall reimburse the applicant for installation of this additional streetlight subject to the approval of the City Council.
To be reimbursed by the City, the applicant must execute a reimbursement agreement with the City, and the reimbursement agreement must be approved by the Public Works Director. The reimbursement agreement shall require the develope r to competitively bid the street improvements and submit a minimum of three itemized bids from contractors who meet the City’s minimum requirements, including the requirement to pay prevailing wages, for approval and selection of the lowest responsible bidder. (PROJECT-SPECIFIC CONDITION)
146. STREETLIGHTS: All existing City standard streetlights shall be replaced , and new City standard streetlights shall be installed along the project street frontage of Linda Vista Avenue and San Rafael Avenue per City standards. 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 fronta ges. Appropriate clearances per PG&E requirements between existing overhead lines shall be provided where applicable.
147. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: At a minimum, half-street overlay (minimum 2” grind and overlay) and/or pavement reconstruction along the Linda Vista Avenue and San Rafael Avenue project street frontages shall be required to address the existing roadway conditions, multiple utility trenches, and impacts from the anticipated construction traffic.
148. 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 Devi ces (CA MUTCD). All new striping and pavement 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 sh own on the plans to the satisfaction of the City Traffic Engineer.
149. HIGH-VISIBILITY CROSSWALK: Convert the existing midblock crosswalk on Linda Vista Avenue to a high -visibility ladder crosswalk with updated warning signs and pavement markings to the s atisfaction of the City Traffic Engineer. (PROJECT-
SPECIFIC CONDITION)
150. STREET CENTERLINE: Install double yellow centerline a minimum 50’ from the crosswalk on Linda Vista Avenue to the satisfaction of the City Traffic Engineer. Any conflicting markings or signs shall be removed or relocated as directed by the City Traffic Engineer.
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CURBS, SIDEWALKS, AND DRIVEWAYS
151. 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.
152. CURB, GUTTER, AND SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of Linda Vista Avenue and San Rafael Avenue . The sidewalk shall be detached with a landscape strip and designed with a consistent 2% cross-slope from the top of the curb to the back of the walk an d minimal grade breaks in the longitudinal slope of the curb line. Linda Vista Avenue and San Rafael Avenue shall have 5’ wide sidewalk with a 5’ wide landscape strip. The specific limits of work shall be clearly identified and shown on the plans.
153. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on Linda Vista Avenue and San Rafael Avenue out of the sidewalk and relocate to the Public Utility Easement behind the sidewalk. Utility boxes shall be located so they fit entirely within t he utility easement and shall not encroach into the sidewalk. 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)
154. STOP-CONTROLLED SITE EGRESS: All egress points to public streets or public easements shall be stop -controlled to address conflict points with pedestrians, bicyclists, and vehicles as they enter a public roadway. Stop -controlled egress shall include STOP signs, a limit line, and “STOP” pavement marking(s).
155. RED CURBS: As determined and approved by the City Traffic Engineer, the following areas must be red curbed:
a. Crosswalks: Street curbs adjacent to a public crosswalk shall be painted red a minimum of 10’ in each direction.
b. 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.
c. Cul-de-Sac: Paint the curb of the cul-de-sac on Linda Vista Avenue and the western half of the San Rafael Avenue cul-de- sac with red.
STREET TREES
156. STREET TREES: Install standard City street trees along the street frontage, including where there are gaps in the space of existing street trees.
157. STREET TREE LOCATION: The location of existing trees to remain, existing trees to be removed, and new street trees sha ll be shown on the grading, utility, and landscaping plans. New street trees shall be planted in accordance with Detail F -1 of the Standard Provisions a minimum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. New street tree species shall be selected from the City’s adopted Master Tree l ist 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 the Parks Division at [email protected] and provide a duplicate copy to the Building Inspection Division with building permit submittal.
158. STREET TREE IRRIGATION: Street trees are to be irrigated by the prope rty owner(s) in accordance with Chapter 32 of the City Code.
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UTILITIES
159. 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 approv ed by the City Traffic Engineer prior to potholing. Obtain an Excavation Permit from the Public Works Department prior to performing potholing. Incorporate pothole data on the first submittal of improvement plans, including, but not limited to, pothole location and depth of utility.
160. 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 a re required and shall be installed in accordance with City standards. All existing services shall be abandoned in accordance with City Standards.
161. SEPARATE FIRE SERVICE: Domestic water and fire services shall have separate lines connected to the City’s water main, except when supplying NFPA 13D fire sprinkler systems, as approved by the City Fire Protection Engineer. On -site fire lines, post indicator valves, Fire Depar tment connections, and detector checks also require approval from the City’s Fire Protection Engineer.
162. SEPARATE IRRIGATION SERVICE AND METER: A separate water service and water meter for irrigation shall be required.
163. UTILITY SERVICES: The size and location of all existing and new water meters, backflow preventers, potable water services, recycled water services, fire services, sewer laterals, sewer cleanouts, storm drain laterals, storm cleanouts/inlets, gate valves, manholes, and utility mains shal l be shown on the plans. Sewer laterals, potable water services, and fire services shall have a minimum 5’ horizontal separation from each other. Recycled water and potable water shall have a minimum 10’ horizontal separation from each other. New potabl e water and recycled water services shall have a minimum 5’ clearance from trees, and new sewer laterals shall have a minimum 10’ clearance from trees. Angled connections within service lines 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.
164. BACKFLOW PREVENTER: Aboveground reduced -pressure backflow preventers are required for all new and existing City potable water and recycled 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. 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 each assembly for accessibility and maintenance. Protective covers and/or enclosures shall be preapproved by the Cross-Connection Control Specialist prior to installation.
165.
SANITARY SEWER CLEANOUT: A one-way sanitary sewer cleanout shall be installed in accordance with City standards.
166. 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 re quired. Any unpaid water and sanitary sewer fees shall also be paid prior to the issuance of any permits.
167. STORM DRAIN SERVICE CONNECTION: The construction of a new storm drain lateral to the City main shall be required. A storm drain manhole shall be installed at the connection point to the City main in accordance with City standards. The proposed new storm drain line from the on -site storm system shall be designed to connect perpendicular to the new storm drain main and with a property line inlet per City Standards. (PROJECT-SPECIFIC CONDITION)
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168. 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)
169. CATHODIC PROTECTION: Cathodic protection shall be required due to soil corrosivity. (PROJECT-SPECIFIC CONDITION)
170. ON-SITE UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained by the property owner(s).
171. UNDERGROUNDING OF OVERHEAD 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.
172. JOINT UTILITY PLANS: Upon submittal of the initial building permit and improvement plans, the improvement plans shall include joint utility plans showing the location of the proposed electric, gas, and telecommunication conduits and associated facilities, including, but not limited to, vaults, manholes, cabinets, pedestals, etc. These plans shall be combined with and made part of the improvement plans. Joint trench intent drawings will be accepted at first improvement plan submittal. All subsequent improvement plan submittals shall include joint trench design plans. Dedicate utility easements that are necessary for the common utility.
Appropriate horizontal and vertical clearances in accordance with PG&E requirements shall be provided between gas transmission lines, gas service lines, overhead utility lines, street trees, streetlights, and building structures.
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)
173. DRAINAGE PLANS: On-site drainage plans shall be included in the building plans.
174. DRAINAGE REQUIREMENTS: On-site parking lots and driveways (other than single -family residential) shall not surface -drain across public sidewalks or driveway aprons. Storm drain laterals from the site shall be installed with a property line inlet or manhole and connect to existing storm drain manholes or curb inlets if at all possible.
175. 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
176. RECOLOGY MOUNTAIN VIEW: The applicant/contractor shall 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.”
177. MOUNTAIN VIEW GREEN BUILDING CODE/CONSTRUCTION AND DEMOLITION ORDINANCE: If this project is subject to the requirements of the Mountain View Green Building Code, a Construction and Demolition Waste Management Plan shall be submitted with the building permit application and approved by the Public Works Solid Waste and Recycling Division prior to EM/6/CDD
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issuance of a building permit. A Final Construction and Demolition Waste Management Plan shall be submitted and approved prior to final inspection.
178. TRASH ROOMS AND/OR ENCLOSURES: Trash rooms and/or enclosures shall be used only for trash, recycling, and compost containers and shall not be used for storage at any time. Access door to the trash facility shall be clearly labeled “Trash Room.”
179. TRASH ENCLOSURE DESIGN AND DETAILS: Include trash plan sheet and enclosure details on a separate sheet in the initial building plans and subsequent submittals.
a. The property must have trash and recycling service. There must be a third container for organic material if the busin ess generates at least 20 gallons of organics weekly for trash bin customers or 10 gallons of organics weekly for trash cart customers.
b. Display on plans trash room layout, location, and dimensions to scale with the following minimum service levels: on e 3-yard trash bin, one 3-yard recycle bin, and one 64-gallon organics cart.
c. If there is no interior berm or curb, the trash room shall have bumpers on the walls to avoid damage from bins hitting it.
d. Trash truck circulation for Phase 1 and Phase 2 site plans must demonstrate that the vehicle can safely maneuver to enter and exit the property. The truck will not back out onto Linda Vista Avenue. See specifications for the hauler collection vehicle turning radius and clearly display the entire truck travel way circulation to and from trash enclosure (www.mountainview.gov/cd).
e. During Phase 1 and Phase 2 construction, the security gates shall remain open during the ha uler’s operating hours of 6:00 a.m. to 6:00 p.m., and the applicant shall provide a key or gate code if hauler access becomes an issue.
f. Vehicle sliding gate must provide keypad access to the hauler’s driver. Motion sensors to automatically close the gate need placement high enough to properly recognize the full length of the collection vehicle (which is 40’).
g. Trash room minimum interior measurements are 10’ deep x 14’ wide, not including interior curbs or footings. Maintain 1’ between bins, interior curbs, and walls.
h. Trash enclosure/room shall not be used for storage of any kind and should be labeled “Trash Room.”
i. Note that any movement of bins over 30’ will be subject to roll-out fees by the hauler. The current roll-out fee is $0.75 per foot for each container monthly.
j. Doors of enclosures shall have an 8’ wide opening (centered). Doors are not allowed to encroach upon t he travel way.
Enclosure door opening must be 8’ wide and clear of door edges, hinges, or other obstructions. Provide means to secure doors in both the opened and closed positions (e.g., cane bolts and drop -pin holes).
k. Enclosure standards require no less than 9’ vertical clearance for roof from finished grade to roof interior.
l. Install concrete stress pad the same width as the enclosure and extending a minimum of 10’ beyond the enclosure access door(s). The concrete pad will be designed to accommodate the weight of a 60,000-pound collection vehicle.
m. Maintain overhead clearances of 15’ in the travelway and 22’ at the point of collection. The tree canopy at the Linda Vista Avenue driveway shall be regularly trimmed to provide collection vehicle clearance. (PROJECT-SPECIFIC
CONDITION)
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CONSTRUCTION ACTIVITIES, NOTES, AND OTHER APPROVALS
180. CALTRANS PERMIT: The Applicant shall be responsible for applying for, and obtaining approval of, a Caltrans Encroachment Permit for all work within Caltrans’ jurisdiction. Work within the State right -of-way/easement shall be in accordance with Caltrans requirements. Prior to building permit approval, submit a copy of the approved Caltrans Encroachment Permit to the Public Works Department.
181. 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’s records. If previously unknown wells are found on the subject property during development, they shall be properly destroyed under permit from Santa Clara Valley Water District or registered with Santa Clara Valley Water District and protected from damage.”
182. 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 ar e attributable to the development’s construction activities. The street cleaning contractor is to have the capability of sweeping the streets with both a broom-type sweeper and a regenerative air vacuum sweeper, as directed by the Public Works Director or designated representative.”
183. OCCUPANCY RELEASE: The owner/developer shall comply with and include the following note on the off -site or grading/drainage or utility plans: “For commercial and office developments, no buildings will be released for occup ancy until the off-site improvements to be constructed to City Public Works standards and/or accepted for maintenance by the City are complete and ready for acceptance.”
Fire and Environmental Protection Division—650-903-6378 or [email protected]
ENVIRONMENTAL SAFETY
For more information, guidelines, design criteria, or materials about urban runoff conditions, contact the Fire and Environmental Protection Division of the Fire Department at 650-903-6378 or online at www.mountainview.gov/fep. “Stormwater Quality Guidelines for Development Projects” can be accessed on the Fire Department website at www.mountainview.gov/fepforms.
184. 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.
185. STATE OF CALIFORNIA CONSTRUCTION GENERAL STORMWATER PERMIT: A “Notice of Intent” (NOI) and “Stormwater Pollution Prevention Plan” (SWPPP) shall be prepared for construction projects disturbing one (1) acre or more of land. Pro of of coverage under the State General Construction Activity Stormwater Permit shall be attached to the building plans.
186. 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.
187. CONSTRUCTION SEDIMENT AND EROSION CONTROL PLAN: The applicant shall submit a written plan acceptable to the City which shows controls that will be used at the site to minimize sediment runoff and erosion during storm events. The plan should include installation of the following items where appropriate: (a) silt fences around the site perimeter; (b) gravel bags surrounding catch basins; (c) filter fabric ov er 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 stabiliza tion methods for high-erosion areas. The plan should also include routine street sweeping and storm drain catch basin cleaning.
188. ENGINEERED DRAWINGS: Treatment systems and/or porous pavement, pavers, and other uncompacted surfaces require engineered drawings.
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189. 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.
190. 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 g round 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 s ubmittal.
191. EFFICIENT IRRIGATION: Common areas shall employ efficient irrigation to avoid excess irrigation runoff. Examples include:
(a) setting irrigation timers to avoid runoff by splitting irrigations into several short cycles; (b) employing multi-programmable irrigation controllers; (c) employing rain shutoff devices to prevent irrigation after significant precipitation; (d) use of drip irrigation for all planter areas which have a shrub density that will cause excessive spray inter ference 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.
192. 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.
193. OUTDOOR STORAGE AREAS (INCLUDING GARBAGE ENCLOSURES): Outdoor storage areas (for storage of equipment or materials which could decompose, disintegrate, leak, or otherwise contaminate stormwater ru noff), including garbage enclosures, shall be designed to prevent the run -on of stormwater and runoff of spills by all of the following: (a) paving the area with concrete or other nonpermeable surface; (b) covering the area; and (c) sloping the area inwar d (negative slope) or installing a berm or curb around its perimeter. There shall be no storm drains in the outdoor storage area.
194. 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 requ irement to select Low -Impact Development (LID) types of stormwater treatment controls; the types of projects that are exempt from this requirement; and the Infeasibility and Special Projects exemptions from the LID requirement.
The “Stormwater Quality Guidelines for Development Projects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the treatment controls that wil l be installed. Include three sta mped and signed copies of the Final Stormwater Management Plan with the building plan submittal. The Stormwater Management Plan must include a stamped and signed certification by a qualified Engineer, stating that the Stormwater Management Plan complies with the City’s guidelines and the State NPDES Permit. Stormwater treatment controls required under this condition may be required to enter into a formal recorded Maintenance Agreement with the City.
195. STORMWATER MANAGEMENT PLAN —THIRD-PARTY ENGINEER’S CER TIFICATION: 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 (M RP). A list of qualified engineers is available at the following link: http://www.scvurppp-w2k.com/consultants_list.shtml
196. 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.
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197. 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.
198. 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 FEP D 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, o r other exactions are described in the approved plans, conditions of approval, and/or the adopted City fee schedule.