ATT 1 - Project Resolution — Mountain View City Council, November 7, 2023

Attachment 1
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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 MODIFICATION TO A PREVIOUSLY APPROVED PLANNED COMMUNITY PERMIT

AND DEVELOPMENT REVIEW PERMIT TO CONSTRUCT
A FOUR-STORY COMMERCIAL BUILDING CONTAINING 28,090 SQUARE FEET OF OFFICE AND 6,500 SQUARE FEET OF RETAIL WITH A ROOFTOP TERRACE AND NO PARKING ON A

0.26-ACRE SITE LOCATED AT 701-747 WEST EVELYN AVENUE; AND A

HERITAGE TREE REMOVAL PERMIT TO REMOVE TWO HERITAGE TREES ON THE ADJACENT CITY PARKING LOT 4

WHEREAS, an application (Application No. PL-2022-050) was received from Vincent Woo, on behalf of Marwood MV Manager, LLC , for a modification to a previously approved Planned Community Permit and Development Review Permit to construct a four -story commercial building containing 28,090 square feet of office and 6,500 square feet of retail with a rooftop terrace and no parking on a 0.26-acre site located at 701-747 West Evelyn Avenue and a Heritage Tree Removal Permit to remove two Heritage trees on the adjacent City Parking Lot 4; and

WHEREAS, the Zoning Administrator held a duly noticed public hearing on October 11, 2023 on said application and recommended the City Council conditionally approve the modification to the previously approved Planned Community Permit and Development Review Permit and Heritage Tree Removal Permit , subject to the findings and conditions of approval attached hereto; and

WHEREAS, the City Council held a public hearing on November 7, 2023 on said application and received and considered all evidence presented at said hearing, including the recommendation from the Zoning Administrator, the City Council report, and project materials; now, therefore, be it

RESOLVED: that the City Council of the City of Mountain View finds that:

1. The modification to the previously approved Planned Community Permit to construct a four-story commercial building containing 28,090 square feet of office and 6,500 square feet of retail with a rooftop terrace and no parking on a 0.26 -acre site 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 Downtown Precise Plan , or if variations from requirements in the applicable Precise Plan are granted, the proposal clearly demonstrates superior site and building design and is in substantial -2-
compliance with the intent of the requirements in the applicable Precise Plan since the project’s modification to remove on -site parking is allowed under recent State legislation ( Assembly Bill (AB) 2097) and the Precise Plan’s parking in -lieu fee standards, the project is not modifying the design such that it is affected by other standards in the Precise Plan, and the project is consistent with recent Precise Plan updates, including new standards for office floor area ratio (FAR), massing breaks, upper-floor step-backs, and window dimensions;

b. The proposed use or development is consistent with the Downtown Mixed-Use Land Use Designation of the General Plan as the project’s approved land uses and intensities are not modified;

c. The proposed uses and development will not be detrimental to the public interest, health, safety, convenien ce, or welfare because the project’s modification to remove on-site parking is allowed under recent State legislation (AB 2097) and the Precise Plan’s parking in-lieu fee standards , the project is proposing modifications to the transportation demand management (TDM) program to address the loss of parking, and the project is not further modifying its design;

d. The proposed project promotes a well -designed development that is harmonious with existing and planned development in the surrounding area because the project’s design has not changed from the previous approval and fits the character and vision of the Downtown Precise Plan area; and

e. The approval of the Planned Community Permit complies with the California Environmental Quality Act (CEQA) as it qualifies as a categorically exempt project per Section 15332 (“In -Fill Development Projects”) because t he site is consistent the following findings:

(1) The site is consistent with the applicable General Plan and zoning designation and regulations. The project site has a General Plan Zoning Designation of Downtown Mixed-Use, which allows office and retail uses. The zoning designation for the site is P(19) Downtown Precise Plan, Area H. The site allows up to 2.75 FAR office FAR. The project proposes 2.72 FAR, which is consistent with the intensities outlined in the Precise Plan;

(2) The proposed development occurs within City limits on a project site of no more than five acres and is substantially surrounded by urban uses. The proposed project is

0.26 acre and is located on all sides by urban uses, such as commercial development and public parking lots;
(3) The project site has no value as habitat for endangered, rare, or threatened species. The project site is currently completely covered with buildings and paving.

There are no nearby known bird habitats or other species as the site is located within an urban area and surrounded by pavement and existing commercial development with limited vegetation. The project includes three Heritage trees intended for removal, but standard conditions of approval are included requiring that a preconstruction nesting bird survey be -3-
conducted prior to the start of any construction to ensure no bird species e xist on-site that may be impacted by construction;

Conditions of approval are included to ensure construction -related noise is limited by be st practices and operational noise associated with the project shall not exceed 55 db(A).

Additionally, the project size is less than Bay Area Air Quality Management District (BAAQMD) screening criteria for operations and construction and conditions of ap proval require conformance with BAAQMD requirements for demolition and construction to reduce fugitive dust emissions that may be a result of construction. Lastly, conditions of approval require conformance with applicable stormwater treatment requirements; and

(5) The project site can be adequately served by all required utilities and public services as a utility study was conducted in September 2019, which found that, with construction of previously planned sewer improvements, the system has adequate capacity for this project.

2. The modification to the previously approved Development Review Permit to construct a four -story commercial building containing 28,090 square feet of office and 6,500 square feet of retail with a rooftop terrace and no parki ng on a 0.26 -acre site is conditionally approved based upon the conditions contained in Exhibit A, attached hereto and incorporated herein, and upon the following findings pursuant to Section 36.44.70 of the City Code:

a. The project complies with the general design considerations as described by the purpose and intent of Chapter 36 (Zoning) of the City Code, the General Plan, and any City - adopted design guidelines since the exterior of the project is not being modified from what was previously approved, and the project is consistent with recent Precise Plan updates, including new standards for office FAR, massing breaks, upper-floor step-backs, and window dimension;

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 architectural design of the project is not being modified from what was previously approved;

c. The location and config uration 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 configuration of the structure, landscaping, and acce ss is not being modified from what was previously approved; and the removal of the parking will allow the project to proceed independent of the adjacent Lot 4 hotel -4-
project, and the project will provide new screening and landscaping on Lot 4 if the hotel p roject does not proceed;

d. The general landscape design ensures visual relief, complements structures, provides an attractive environment, and is consistent with any adopted landscape program for the general area because the landscaping design of the p roject is not being modified from what was previously approved;

e. The design and layout of the proposed project will result in well -designed vehicular and pedestrian access, circulation, and parking because the pedestrian access is not being modified from what was previously approved, and the removal of parking will not be detrimental because downtown’s sidewalks, crosswalks, and paseos facilitate access from public parking to the site; and

f. The approval of the Planned Community Permit co mplies with the California Environmental Quality Act (CEQA) as it qualifies as a categorically exempt project per Section 15332 (“In -Fill Development Projects”) because the site is consistent the following findings:

(2) The proposed development occurs within City limits on a project site of no more than five acres and is substantially surrounded by urban uses. The proposed project is

0.26 acre and is located on all sides by urban uses, such as commercial development and public parking lots;

(3) The project site has no value as habita t for endangered, rare, or threatened species. The project site is currently completely covered with buildings and paving.

There are no nearby known bird habitats or other species as the site is located within an urban area and surrounded by pavement and existing commercial development with limited vegetation. The project includes three Heritage trees intended for removal, but standard conditions of approval are included requiring that a preconstruction nesting bird survey be conducted prior to the start of any construction to ensure no bird species exist on-site that may be impacted by construction;

(4) Approval would not result in any significant impacts relating to traffic, noise, air quality, or water quality. The proposed project is screened out from impacts related to vehicle miles traveled (VMT) under the City’s VMT policy implementing SB 743 as the site is located within one-half mile of a major transit stop and is greater than 0.75 FAR. Conditions of approval are included to ensure construct ion-related noise is limited by best practices and -5-
operational noise associated with the project shall not exceed 55 db(A). Additionally, the project size is less than Bay Area Air Quality Management District (BAAQMD) screening criteria for operations and construction and conditions of approval require conformance with BAAQMD requirements for demolition and construction to reduce fugitive dust emissions that may be a result of construction. Lastly, conditions of approval require conformance with applicabl e stormwater treatment requirements; and

(5) The project site can be adequately served by all required utilities and public services as a utility study was conducted in September 2019 which found that, with construction of previously planned sewer improvements, the system has adequate capacity for this project.

3. The Heritage Tree Removal Permit to remove three Heritage tree s located on the adjacent City Parking Lot 4 is conditionally approved based on the conditions contained in Exhibit A, review by the City arborist, and the following findings made pursuant to Section 32.35 of the City Code:

a. It is necessary to remove the trees in order to construct the improvements and/or allow reasonable and conforming use of the property when compared to other similarly situated properties because side setbacks are not required in Area H of the Downtown Precise Plan and side yards are discouraged and the Heritage trees are too close to the property line to survive construction of a zero-lot-line building;

b. Removal of the trees will not adversely affect the topography of the land or create soil erosion through diversion or increase flow of surface waters;

c. Removal of the trees will not adversely affect the remaining number, species, size, and/or location of existing trees on the site or in the general vicinity;

d. Removal of the trees will not adversely affect the shade, noise attenuation, protection from wind damage and air pollution, historic value, or scenic beauty of the area, nor shall the removal adversely affect the general health, safety, prosperity, and general welfare of the City as a whole; and

e. The approval of the Heritage Tree Removal Permit complies with the California Environmental Quality Act (CEQA) as it qualifies as a c ategorically exempt project per Section 15332 (“In -Fill Development Projects”) because the site is consistent the following findings:

(2) The proposed development occurs within City limits on a project site of no more than five acres and is substantially surrounded by urban uses. The proposed project is

0.26 acre and is located on all sides by urban uses, such as commercial development and public parking lots;

(3) The project site has no value as habita t for endangered, rare, or threatened species. The project site is currently completely covered with buildings and paving.

There are no nearby known bird habitats or other species as the site is located within an urban area and surrounded by pavement and existing commercial development with limited vegetation. The project includes three Heritage trees intended for removal, but standard conditions of approval are included requiring that a preconstruction nesting bird survey be conducted prior to the start of any construction to ensure no bird species exist on-site that may be impacted by construction;

(4) Approval would not result in any significant impacts relating to traffic, noise, air quality, or water quality. The proposed project is screened out from impacts related to vehicle miles traveled (VMT) under the City’s VMT policy implementing SB 743 as the site is located within one-half mile of a major transit stop and is greater than 0.75 FAR. Conditions of approval are included to ensure construct ion-related noise is limited by best practices and operational noise associated with the project shall not exceed 55 db(A). Additionally, the project size is less than Bay Area Air Quality Management District (BAAQMD) screening criteria for operations and construction and conditions of approval require conformance with BAAQMD requirements for demolition and construction to reduce fugitive dust emissions that may be a result of construction. Lastly, conditions of approval require conformance with applicabl e stormwater treatment requirements; and

FURTHER RESOLVED: that the modification to the previously approved Planned Community Permit and Development Review Permit and Heritage Tree Removal Permit for said project are hereby granted subject to the applicant’s fulfillment of all the conditions of approval, which are attached hereto as Exhibit A and incorporated herein by reference.

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TIME FOR JUDICIAL REVIEW

The time within which judicial review of this decision must be s ought 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-2022-050
701-747 West Evelyn Avenue

This approval is granted to modify a previously approved Planned Community Permit and Development Review Permit to construct a four-story commercial building containing 28,090 square feet of office and 6,500 square feet of retail with a rooftop terrace and no parking, located on Assessor’s Parcel Nos. 158 -20-015 and 158-20-066. Development shall be substantially as shown on the project materials listed below, except as may be modified by conditions contained herein, which are kept on file in the Planning Division of the Community Development Department:

a. Project plans prepared by Steinberg Hart for Marwood MV Manager LLC, date stamped Jan uary 31, 2023.

b. Color and materials board prepared by Steinberg Hart for Marwood MV Manager LLC, date stamped October 22, 2018.

c. Arborist Report prepared by HortScience for 701 and 727-747 West Evelyn Avenue, date stamped December 2022.

d. Transportation Demand Management Program prepared by TDM Specialists Inc. for 701 -727 West Evelyn Ave nue, date stamped September 15, 2022.

THIS REQUEST IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:

Planning Division—650-903-6306 or [email protected]

1. EXPIRATION: The zoning entitlement period for this project is two years from the date of its original approval (PL -2018-025), plus a one -year automatic COVID extension (Resolution No. 18499), plus a two -year extension (PL -2022-194); the zoning entitlements, inclusive of the original term and all extensions, will expire on Nov ember 18, 2024. However, if a Development Agreement (DA) is approved by the City Council for the project and executed by the parties , the project entitlement period shall be as prescribed by the provisions of the DA for the term of the DA. If the DA is not approved or executed or is no longer in effect, then the zoning entitlement permits associated with this project shall only be valid until November 18, 2024. No additional extensions are allowed under City Code.

2. SUPERSEDES PRIOR APPROVAL(S): Approval of this permit modification incorporates new or updated conditions of approval from a prior permit(s), including, but not limited to, Permit Nos. PL -2018-025 and PL -2022-194. The conditions of approval attached to this permit replace and supersede, in their entirety, the conditions of approval attached to the previously approved permits (PL-2018-025 and PL-2022-194), which shall no longer be in effect.

3. PLANNING INSPECTION: Inspection(s) by the Planning Division are required for foundation, framing, application of exterior materials, and final completion of each structure to ensure that the construction matches the approved plans.

PERMIT SUBMITTAL REQUIREMENTS

4. 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, S tate, 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 per mits, 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 su bject 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.

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5. TENANT IMPROVEMENTS: Details of interior tenant improvements are to be shown on building permit drawings and shall be reviewed for consistency with the operational characteristics of the proposed use by the Zoning Administrator, or designee, prior to permit issuance.

6. CERTIFICATION OF BUILDING PERMIT PLANS: In a letter, the project architect shall certify the architectural design shown in the building permit plans match the approved plans. Any changes or modifications must be clearly noted in writing and shown on 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.

7. 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 acre, if applicable; (d) lot area (in square feet and acreage); and (e) total number of parking spaces.

8. REVISIONS TO THE APPROVED PROJECT: Minor revisions to the app roved plans shall require approval by the Zoning Administrator. Major modifications as determined by the Zoning Administrator shall require a duly noticed public hearing, which can be referred to the City Council.

9. MATERIAL CODING: At submittal of building plan check, provide color-coded elevations of each side of the building(s) detailing the location of materials, manufacturer, and color names.

10. GEOTECHNICAL REPORT: The applicant shall have a design -level geotechnical investig ation prepared which includes recommendations to address and mitigate geologic hazards in accordance with the specifications of California Geological Survey (CGS) Special Publication 117, Guidelines for Evaluating and Mitigating Seismic Hazards , and the re quirements of the Seismic Hazards Mapping Act. The report will be submitted to the City during building plan check, and the recommendations made in the geotechnical report will be implemented as part of the project and included in building permit drawings and civil drawings as needed. Recommendations may include considerations for design of permanent below-grade walls to resist static lateral earth pressures, lateral pressures causes by seismic activity, and traffic loads; method for backdraining walls to prevent the build -up of hydrostatic pressure; considerations for design of excavation shoring system; excavation monitoring; and seismic design.

11. 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.

12. SOIL MANAGEMENT PLAN: Prepare a soil management plan for review and approval by the Santa Clara County Department of Environmental Health (SCCDEH). Proof of approval or actions for site work required by the SCCDEH must be provided to the Building Inspection Division prior to issuance of any demolition or building permits.

13. VAPOR BARRIER: A vapor barrier shall be installed beneath all structures to mitigate any issues associated with the potential for vapor intrusion within the structure. The vapor barrier design shall be equivalent to those required for sites with known concerns in Mountain View that are also exposed to groundwater. Specifications for the vapor barrier included in the Site Management Plan shall include thickness, type, durability, and diffusion rates for VOCs of concern. The specifications shall also describe the effectiveness of the liner over the life of the building.

14. VIBRATION AND SETTLEMENT PLAN: At building permit submittal, the applicant shall prepare a Vibration and Settlement Plan which speci fies monitoring and mitigation measures to avoid damage to the adjacent building(s) as a result of project

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construction if construction of this project will occur during or after construction of the adjacent Lot 4 project. Approved monitoring protocols shall be in place prior to issuance of any building permits for the project.

15. SIGNAGE: No signs are approved as part of this application. Any new signage will require separate planning and/or building permits. Application form and submittal requirements are available online at www.mountainview.gov/planningforms.

16. MASTER SIGN PROGRAM: The applicant shall develop a master sign program for this property as part of a separate planning permit. The program shall identify suitable sign locations, types, sizes, colors, and materials in written and visual forms for all buildings/tenant spaces on-site with a common theme for signage that is compatible with the structures and uses. Application form and submittal requirements are available online at www.mountainview.gov/planningforms.

OPERATIONS

17. 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.

18. ROOF DECK OPERATION: The approved hours of operation for the rooftop common area shall be limited to 9:00 a.m. to 10:00 p.m. and shall not allow amplified music. In the event any problems arise with the hours of operation or noise, the Zoning Administrator may hold a public hearing to review common -area operations and impose new or modified conditions of approval in response to public comment received. The public hearing shall be conducted and noticed in accordance with Chapter 36, Article XVI, Division 6, of the City Code.

19. LOADING/DELIVERY PLAN: Prior to building permit issuance, the applicant shall develop a plan specifying measures to manage on-site deliveries and loading, which may include measures to tailor delivery hours and/or days to limit conflicts with peak traffic times or adjacent land uses.

SITE DEVELOPMENT AND BUILDING DESIGN

20. PLANTERS ON CITY LOT 4: If the hotel project on City Lot 4 does not proceed, this project applicant shall construct new planters on City Lot 4, including trees and irrigation, according to design specified by the City. (PROJECT-SPECIFIC CONDITION)

21. BUILDING DESIGN/PLAN MODIFICATIONS: Modifications shall be made to the architectural design, building materials, colors, landscaping, and/or other site or building design details prior to issuance of a building permit and shown on building permit drawings. The following modifications are subject to review and approval by the Zoning Administrator:

a. Incorporate design revisions to make the retail presence more prominent in/on the corner plaza, such as creating access directly to/from the plaza, minor facade adjustments to better emphasize the retail use facing the plaza, etc.

b. Update the design to include interesting building accents to enhance the pedestrian experience along Hope Street, such as with awnings and/or a more engaging interface with the stairs.

c. Create a more active and welcoming environment at the outdoor vestibule aligned with the ground -floor commercial space at the Blossom Lane/Evelyn Avenue corner of the building, such as with an outdoor extension of the commercial tenant space, minor facade adjustments, etc.

22. PUBLIC PLAZA: The building permit and off-site improvement plans shall include details for the public plaza design, landscape, art, and programming for review and approval by the Zoning Administrator prior to issuance of b uilding and/or excavation permits.

23. PUBLICLY ACCESSIBLE OPEN SPACE/FACILITIES: This project includes privately owned open space, improvements, and/or other facilities which shall be publicly accessible and include a public plaza. The applicant shall have the right to establ ish and

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enforce reasonable rules and regulations for the u se of the open space but shall not restrict access with fencing or other design/operational barriers.

24. EXTERIOR MATERIALS: High-quality materials and finishes shall be used throughout the project and shall remain in compliance with the materials identified in the approved plans, except as modified by the conditions of approval herein. Details regarding all color and architectural details shall be provided in the building permit plan submittal and shall be subject to review an d approval by the Zoning Administrator prior to the issuance of building permits.

25. SPECIAL PAVING MATERIALS: The color, material, design, and product specifications for the special paving materials used on- site shall be submitted with the building permit drawings. Final paving de sign details shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.

26. 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.

27. GROUND-FLOOR TRANSPARENCY: Storefronts and windows must maintain a minimum 75% transparency along the ground floor of the building(s) at all times. No window tinting/treatment, permanent/affixed furniture, or sunshades which permanently block the windows/storefronts are permitted. Sunshades which maximize transparency while providing UV light screening for building occupants may be permitted, subject to review and approval by the Zoning Administrator.

28. 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 limestone, sandstone, and metal panel samples.

29. 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.

30. OUTDOOR STORAGE: There is to be no outdoor storage without specific Development Review approval by the Planning Division.

31. GROUND-FLOOR COMMERCIAL AREA : This project is required to provide approximately 6,481 square feet of ground -floor commercial space. Any future u se is subject to the applicable permitted and conditionally permitted uses of the Downtown Precise Plan.

32. PLAZA PROGRAMMING: A narrative document and supporting physical improvements shown on permit drawings shall be submitted with the building permit review package that demonstrate the plaza will be permanently programmed with improvements to support activities which make it an inviting and active public open space. To the extent possible, all goods , services, and events offered within the plaza shall be available and open to the public. The plaza programming design shall be reviewed and approved by the Zoning Administrator prior to issuance of a building permit.

33. LIGHTING PLAN: The applicant shall submit a lighting plan in building permit drawings. This plan should include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. The design and location of outdoor lighting fixtures shall 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.

34. ROOFTOP DECK LIGHTING: Proposed lighting fixtures on the rooftop decks shall not be visible from ground level on adjacent public streets. Any string lighting shall be designed to include shades to avoid light spillover and be screened so they are not visible from off-site.

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35. BIKE PARKING FACILITIES: The applicant shall provide the following bike parking on the project site, which must be shown on building permit drawings:

a. Short-term bike parking for visitors —at least two racks with space for at least four bicycles. These spaces shall be provided as bike racks which must secure the frame and both wheels. Racks should be located near the building entrance (i.e., within constant visual rang e) unless it is demonstrated that they create a public hazard or it is infeasible. If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault and must include clear and visible signage leading to public bicycle parking if not visible from a street or public path.

b. Long-term bike parking for employees/residents —space for at least 40 bicycles. These spaces shall be in a secure location to protect against theft and may include, but are not limited to, bike lockers, enclosed cages, or other restricted interior areas. Any area used for long -term bike parking shall not be included in zoning calculations for floor area or building coverage.

c. One bicycle repair station shall be located on -site. Specifications, location, and details shall be included on drawings submitted for building permit review.

36. SHOWER/CHANGING FACILITY: The project must provide at least three shower/changing room facilities, at least one of which shall be gender-neutral. The floor area used for shower and changing rooms shall not be included in the calculations for floor area.

GREEN BUILDING

37. GREEN BUILDING—NONRESIDENTIAL NEW CONSTRUCTION: The project is required to meet the mandatory measures of the California Green Building Standards Code and meet the intent of LEED® Gold certified. All mandatory prerequisite points and minimum point totals per category to attain the required LEED Certif iedTM 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 complia nce with the Mountain View Green Building Code (MVGBC). The project is also required to comply with Title 24, Part 6.

TREES AND LANDSCAPING

38. 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, and at least 75% of the planting area shall be native or drought-tolerant. 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, inclu ding 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.

39. 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.

40. 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. The project plans shall be modified to show the proposed street tree on Evelyn Avenue as Chinese pistache ( Pistacia chinensis). All Chinese pistache street trees (including those to be planted on Hope Street) shall be the nonfruiting ‘Keith Davey’ variety.

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41. STREET TREE FORM: The applicant shall complete the “Proposed Street Tree” form available in the Planning Division or online at www.mountainview.gov/planningforms. Once completed, the applicant shall email the original to the Parks Division at [email protected] and provide a duplicate copy to the Building Inspection Division with building permit submittal.

42. 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.

43. TREE REMOVALS: Permits to remove, relocate, or otherwise alter Heritage trees cannot be implemented until a project building permit for new construction is secured and the project is pursued. Street tree removals are only allowed, if necessary, as determined by the Zoning Administrator and Public Works Director (or designee), based on an approved construction management plan.

44. REPLACEMENT TREES: The applicant shall offset the loss of each Heritage tree with two replacement trees, for a total of six replacement trees. Each replacement tree shall be no smaller than a 24” box and shall be noted on the landscape plan as Heritage replacement trees.

45. STREET TREE PROTECTIONS: Except those street trees deemed necessary for removal based on an approved construction management plan, all designated City street trees are to be protected throughout construction activity with protection measures shown on building permit plans.

46. TREE PROTECTION MEASURES: The tree protection measures listed in the arborist’s report prepared by HortScience and dated December 2022 shall be included as notes on the title sheet of all grading and landscape plans. These measures shall include , but may not be limited to, 6’ chain link fencing at the drip line, a continuous maintenance and care program, and protective grading techniques. Also, no materials may be stored within the drip line of any tree on the project site.

NOISE

47. 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 property.

48. NOISE GENERATION: All noise-generating activities (i.e., entertainment or amplified sound) are limited to interior areas only, and the heating, ventilation, and air conditioning system shall be maintained to ensure that all windows and doors remain closed when the business is in operation.

49. 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.

50. PILE DRIVING NOISE REDUCTION: The following measures shall be incorporated into construction plans and contractor specifications if pile driving is proposed: (a) multiple pile drivers shall be considered to expedite construction. 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.

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AGREEMENTS AND FEES

51. HOUSING IMPACT FEE: Prior to the issuance of the first grading or building permit, the applicant shall pay a Housing Impact Fee based on the net new floor area and the adopted fees in effect at the time of building permit issuance. For purposes of calculating the fee, the project includes construction of 28,090 square feet of Office and 6,481 square feet of retail and demolition of 1,377 square feet of Office and 7,443 square feet of retail, resulting in 25,751 net new floor area of Office. If a Development Agreement (DA) is approved by the City Council for the project, which allows exceptions to fee escalations in some circumstances, the terms of the DA shall apply.

52. PARKING IN-LIEU FEE: Prior to the issuance of the first building (foundation) permit, the applicant shall pay the City a Parking In-Lieu Fee for all required parking spaces not provided on the project site. This permit approves a new development that requires 80 parking spa ces under the Downtown Precise Plan parking standards, of which only electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities are required, pursuant to Section 65863.2 of the Government Code. The number of these stalls required at the time shall be paid for with an in-lieu fee.

Fees shall be made payable to the City of Mountain View and submitted to the Planning Division prior to building permit issuance based on the adopted fee schedule. If a Development Agreement (DA) is approved by the City Council for the project which allows alternative means of paying this fee, the terms of the DA shall apply.

53. INDEMNITY AGREEMENT: Prior to the issuance of any building permits, the applicant sha ll 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 agreement shall be in a form satisfactory to the City Attorney and Zon ing Administrator. It shall run with the land and shall not be amended without prior City consent.

54. DEVELOPMENT AGREEMENT: If the Development Agreement (DA) is approved by the City Council, allowing an extended zoning entitlement period as prescribed b y the DA, the project remains valid so long as all DA terms allowing for the extended entitlement period are met.

CONSTRUCTION ACTIVITIES

55. SINGLE-PHASE DEVELOPMENT: Construction of the project shall be done in a single phase unless a phased construction project schedule is approved by the Zoning Administrator (or City Council).

56. WORK HOURS/CONSTRUCTION SITE SIGNAGE: No work shall commence on the job site prior to 7:00 a.m. nor continue later than 6:00 p.m., Monday through Friday, nor shall any work be permitted on Saturday or Sunday or any holiday unless prior approval is granted by the Chief Building Official. The general contractor, applicant, developer, or pro perty owner shall erect a sign at all construction site entrances/exits to advise subcontractors and material suppliers of the working hours and contact information, including an after-hours contact. Violation of this condition of approval may be subject to the penalties outlined in Section 8.6 of the City Code and/or suspension of building permits.

57. CONSTRUCTION PARKING: The applicant shall prepare a construction parking management plan to address parking demands and impacts during the construction phase of the project by contractors or other continued operations on -site. The plan shall also include a monitoring and enf orcement measure which specifies on -street parking is prohibited and will be monitored by the owner/operator of the property (or primary contractor), and penalties will be enforced by the owner/operator of the property (or primary contractor) for violations of on-street parking restrictions. Violations of this provision may result in a stop- work notice being issued by the City for development project. The construction parking management plan shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.

58. 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.

59. DISTURBANCE COORDINATOR: The applicant shall designate a “disturbance coordinator” who will be responsible for responding to any local complaints regarding constr uction noise. The coordinator (who may be an employee of the general

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contractor) will determine the cause of the complaint and will require that reasonable measures warranted to correct the problem be implemented. A telephone number of the noise disturba nce coordinator shall be conspicuously posted at the construction site fence and on the notification sent to neighbors adjacent to the site. The sign must also list an emergency after-hours contact number for emergency personnel.

60. HEALTH AND SAFETY MEAS URES: 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.

61. HAZARDOUS MATERIALS CONTAMINATION: To reduce the potential for construction workers and adjacent uses to encounter hazardous materials contamination from asbestos -containing materials (ACM) and lead -based paint, the following measures are to be included in the project:

a. In conformance with local, State, and Federal laws, an asbestos building survey and a lead -based paint survey shall be completed by a qualified professional to determine the presence of ACMs and/or lead -based paint on the structures proposed for demolition. The surveys shall be completed prior to demolition work beginning on the structures.

b. A registered asbestos abatement contractor shall be retained to remove and dispose of all potentially friable ACMs, in accordance with the National Emissions Standards for Hazardo us Air Pollutants (NESHAP) guidelines, prior to building demolition that may disturb the materials. All construction activities shall be undertaken in accordance with Cal/OSHA standards, contained in Title 8 of the California Code of Regulations (CCR), Se ction 1529, to protect workers from exposure to asbestos. Materials containing more than 1% asbestos are also subject to Bay Area Air Quality Management District (BAAQMD) regulations.

During demolition activities, all building materials containing lead -based paint shall be removed in accordance with Cal/OSHA Lead in Construction Standard, Title 8, CCR 1532.1, including employee training, employee air monitoring, and dust control.

Any debris or soil containing lead-based paint or coatings shall be disposed of at landfills that meet acceptance criteria for the waste being disposed.

62. BASIC AIR QUALITY CONSTRUCTION MEASURES: The applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) to reduce fugitive dust emissions. Emission reduction measures will inc lude, at a minimum, the following measures: (a) all exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) will be watered two times p er day; (b) all haul trucks transporting soil, sand, or other loose ma terial off-site will be covered; (c) all visible mud or dirt track - out onto adjacent public roads will be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; (d) all vehicle speeds on unpaved roads will be limited to 15 mph; (e) all roadways, driveways, and sidewalks to be paved will be completed as soon as possible. Building pads will be laid as soon as possible after gradin g unless seeding or soil binders are used; (f) idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measures Title 13, Section 2485, of the California Code of Regulations). Clear signage sh all be provided for construction workers at all access points; (g) all construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications.

All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; and (h) post a publicly visible sign with the telephone number and person to contact at the City of Mountain View regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.

63. DISCOVERY OF CONTAMINATED SOILS: If contaminated soils are discovered, the applicant will ensure the contractor employs engineering controls and Best Management Practices (BMPs) to minimize human exposure to potential contaminants.

Engineering controls and construction BMPs will include, but not be limited to, the following: (a) contractor employees working on-site will be certified in OSHA’s 40 -hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training; (b) the contractor will stockpile soil during redevelopment activities to allow for proper characterization and evaluation of disposal options; (c) the contractor will monitor area arou nd construction site for fugitive vapor emissions with appropriate field screening instrumentation; (d) the contractor will water/mist soil as it is being excavated and loaded onto transportation trucks;

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(e) the contractor will place any stockpiled soil in areas shielded from prevailing winds; and (f) the contractor will cover the bottom of excavated areas with sheeting when work is not being performed.

64. DISCOVERY OF ARCHAEOLOGICAL RESOURCES: If prehistoric or historic -period cultural materials are unea rthed during ground-disturbing activities, it is recommended that all work within 100’ of the find be halted until a qualified archaeologist and Native American representative can assess the significance of the find. Prehistoric materials might include ob sidian and chert-flaked stone tools (e.g., projectile points, knives, scrapers) or tool -making debris; culturally darkened soil (“midden”) containing heat-affected rocks and artifacts; stone milling equipment (e.g., mortars, pestles, handstones, or milling slabs); and battered-stone tools, such as hammerstones and pitted stones. Historic -period materials might include stone, concrete, or adobe footings and walls; filled wells or privies; and deposits of metal, glass, and/or ceramic refuse. If the find is determined to be potentially significant, the archaeologist, in consultation with the Native American representative, will develop a treatment plan that could include site avoidance, capping, or data recovery.

65. DISCOVERY OF HUMAN REMAINS: In the event of the discovery of human remains during construction or demolition, there shall be no further excavation or disturbance of the site within a 50’ radius of the location of such discovery, or any nearby area reasonably suspected to overlie adjacent remains. The Santa Clara County Coroner shall be notified and shall make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to their authority, the Coroner shall notify the Native American Heritage Commission, which shall attempt to identify descendants of the deceased Native American. If no satisfactory agreement can be reached as to the disposition of the remains pursuant to this State law, then the landowner shall reinter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance. A final report shall be submitted to the City’s Community Development Director prior to release of a Certificate of Occupancy. This report shall contain a description of the mitigation programs and its results, including a description of the monitoring and testing resources analysis methodology and conclusions, and a description of the disposition/curation of the resources. The report shall verify completion of the mitigation program to the satisfaction of the City’s Community Development Director.

66. DISCOVERY OF PALEONTOLOGICAL RESOURCES: In the event that a fossil is discovered during construction of the project, excavations within 50’ of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The City shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the find is determined to be significant and if avoidance is not feasible, the paleontologist shall design and carry out a data recovery p lan consistent with the Society of Vertebrate Paleontology standards.

67. 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 gen eral nesting period for birds. If construction or vegetation removal cannot be performed during this period, preconstruction surveys will be performed no more than two days prior to construction activities to locate any active nests as follows:

The appli cant shall be responsible for the retention of a qualified biologist to conduct a survey of the project site and surrounding 500’ for active nests —with particular emphasis on nests of migratory birds —if construction (including site preparation) will begin during the bird nesting season, from February 1 through August 31. If active nests are observed on either the project site or the surrounding area, the applicant, in coordination with the appropriate City staff, shall establish no- disturbance buffer zones around the nests, with the size to be determined in consultation with the California Department of Fish and Wildlife (usually 100’ for perching birds and 300’ for raptors). The no-disturbance buffer will remain in place until the biologist determines the nest is no longer active or the nesting season ends. If construction ceases for two days or more and then resumes during the nesting season, an additional survey will be necessary to avoid impacts on active bird nests that may be present.

68. 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.

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• Avoid using vibration rollers and tampers near sensitive areas.

• In areas where project construction is anticipated to include vibration generating activities, vibration studies shall be conducted to determine the areas of impact and to present appropriate mitigation measures that may include the following:

— Identification of sites that would be exposed to project vibration compaction activities and could result in vibration impacts to structures;

— Develop a vibration monitoring and contingency plan;

— Construction contingency plan; and

— Conduct post-survey on structures where either monitoring has indicated high levels or complaints of damage have been made.

Building Division—650-903-6313 or [email protected]

Entitlement review by the Building 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 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 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.

69. BUILDING CODES: Construction plans will need to meet the current codes adopted by the Building 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).

70. USE AND OCCUPANCY CLASSIFICATION: Provide proposed use(s) and occupancy(ies) for the proposed project per the CBC, Chapter 3.

71. BUILDING HEIGHT A ND NUMBER OF STORIES: The project shall comply with the requirements per the CBC, Chapter 5, Section 504.

72. OCCUPANCY SEPARATION: Proper separation is required to be provided between occupancies per the CBC, Table 508.4.

73. TYPE OF CONSTRUCTION: Provide the type of proposed construction per Chapter 6 of the CBC.

74. FIRE-RESISTANCE RATING FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE: The project shall comply with the requirements per the CBC, Chapter 7 (Table 705.5).

75. MAXIMUM AREA OF EXTERIOR WALL OPENINGS BASED ON FIRE SEPARATION DISTANCE AND DEGREE OF OPENING PROTECTION: The project shall comply with the requirements per the CBC, Chapter 7 (Table 705.8).

76. MEANS OF EGRESS: The project is required to comply with the requirements per the CBC, Chapter 10, Means of Egress.

77. OCCUPANT LOAD: The project shall comply with Table 1004.5, Maximum Floor Area Allowance per Occupant, per the CBC, Chapter 10, Section 1004.

78. ACCESSIBLE MEANS OF EGRESS: The site must meet accessible means of egress per the CBC, Chapter 10, Section 1009.

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79. EXIT DISCHARGE: The project shall comply with the exit discharge requirements per the CBC, Chapter 10, Section 1028.

80. ACCESSIBILITY REQUIREMENTS:

• Chapter 11B: The project will be required to comply with the accessibility requirements in the CBC, Chapter 11B.

• Parking (Chapter 11B): The project will be required to comply with the accessible parking requirements in the CBC, Chapter 11B.

• Parking Reductions (Chapter 11B): Parking reductions granted through a Zoning Permit do not reduce the amount of required accessible spaces. The project will be required to comply with the accessible parking requirements in the CBC, Chapter 11B.

81. MVGBC CALGREEN: The project shall comply with the Mountain View CALGreen checklist requirements available online at www.mountainview.gov/greenbuilding.

82. REACH CODES FOR NONRESIDENTIAL (NEW CONSTRUCTION):

a. EV Parking Requirements: Parking shall comply with Table 101.10 and Table A5.106.5.3.2, as amended in MVCC Section

8.20.42. b. Electric Requirements: Natural gas is prohibited. The following list of items shall be electri c installation: heat/cooling, water heaters, clothes dryers, fireplaces, fire pits, and cooking appliances. Water -heating systems and equipment shall be electric or solar, as amended in MVCC Section 8.20.12 and per Table 101.10.

c. Photovoltaic System Requirements: Photovoltaic (PV) installation on roof area to accommodate an all-electric building to 100% of annual kWh consumption offset as amended in MVCC Section 8.20.12 and per Table 101.10.

d. Bird-Safe Glass Requirements: Bird-safe glass shall be installed on the exterior of the structure, as amended in MVCC Section 8.20.12 and per Table 101.10.

83. PLUMBING FIXTURES: The project shall comply with Table 422.1 of the California Plumbing Code (CPC), Section 4.

84. DUAL PLUMBING: New buildings and facilities shall be dual-plumbed for potable and recycled water systems for toilet flushing when recycled water is available, per California Green Building Standards Code, Appendix A5, A5.303.5, and as amended in MVCC Section 8.30.4.

85. PLUMBING: The project will be subject to the submetering requirements per Senate Bill 7 (Housing: Water Meters for Multi - Unit Structures).

86. UTILITIES: No utilities shall cross property lines.

87. BUILDING UTILITIES: Utilities (gas, electrical, etc.) shall comply with PG&E Green Book requirements.

88. FIRE ACCESS LANE(S): The site must always meet/maintain the existing fire access lane(s).

89. STRUCTURAL CALCULATIONS: Structural calculations may be required once the application for a building permit is submitted.

90. ADDRESSES: All street names, street numbers, residential apartment numbers, ADU numbers, and suite numbers will be processed by the Building Division prior to permit issuance.

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91. 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.

92. COMMERCIAL TENANT IMPROVEMENTS: The tenant improvements for the commercial space(s) will be required to obtain a separate building permit(s).

93. SURVEY REQUIRED: Structures within 6’ of a property line, or required setback, shall provide a site survey certificate and obtain approval from the City prior to concrete pour.

94. SCHOOL IMPACT FEE: The project is subject to school impact fees. To obtain information, f ee estimates, and procedures, please contact the following local school districts: Mountain View Los Altos Union High School District at www.mvla.net or 650-940-4650; and Mountain View Whisman School District at www.mvwsd.org or 650-526-3500; or Los Altos School District at www.lasdschools.org or 650-947-1150.

95. ALTERNATE MATERIALS METHODS REQUEST (AMMR): Any AMMR(s) is required to be formally submitted with the initial building permit. AMMRs will be reviewed by the Chief Building Official during the building plan check process. Approvals of AMMRs are not processed or provided prior to submittal to the Building Division.

96. DEMOLITION PERMIT(S): Demolition permit(s) are issued under a separate permit application. Visit the City of Mountain View Building Division online at www.mountainview.gov/building or contact by phone at 650 -903-6313 to obtain information and submittal requirements.

97. SIGNS: Proposed signs are to be a deferred submittal under a separate building permit application.

98. PEDESTRIAN PROTECTION: Pedestrians shall be protected during construct ion, remodeling, and demolition; additionally, if required, signs shall be provided to direct pedestrian traffic. Provide sufficient information at the time of building plan submittal of how pedestrians will be protected from construction activity per the CBC, Section 3306.

99. WORK HOURS/CONSTRUCTION SITE SIGNAGE: No work shall commence on the job site prior to 7:00 a.m. nor continue later than 6:00 p.m., Monday through Friday, nor shall any work be permitted on Saturday or Sunday or any holiday unless prior approval is granted by the Chief Building Official. The general contractor, applicant, developer, or property owner shall er ect 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 8.70 of the MVCC and/or suspension of building permits.

100. RESPONSIBLE CONSTRUCTION: This project is subject to the City’s Responsible Construction Ordinance. For projects covered by this Ordinance, owners, contractors, and/or qualifying subcontractors are required to acknowledge responsibilities and make specified certifications upon completion of a project. The required certifications include that: (a) employees are provided written wage statements and notice of employers’ pay practices as required under State law (or, alternatively, are covered by a valid collective barg aining agreement); and (b) they have no unpaid wage theft judgements. Acknowledgement forms are required to be submitted at building permit application, which is available online at www.mountainview.gov/building. More information is available at www.mountainview.gov/wagetheft.

101. NO-BUILD RESTRICTION AREA: Project-designed openings at a zero -lot line is conditioned upon Public Works Department approval for the Blossom Lane no-build restriction area.

Fire Department—650-903-6343 or [email protected]

FIRE PROTECTION SYSTEMS AND EQUIPMENT

102. FIRE SPRINKLER SYSTEM: Provide an automatic fire sprinkler system to be monitored by a central station monitoring alarm company. This monitoring shall include water flow indicators and tamper switches on all control valves. Shop-quality drawings

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shall be submitted electronic ally for review and approval. The underground fire service system shall be approved prior to approval of the automatic fire sprinkler system. All work shall conform to NFPA 13, 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.)

103. 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.)

104. 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 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.)

105. 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 b e tested prior to combustible construction.

106. 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 s hall 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 electron ically for review and approval. (NFPA 24 and Mountain View Fire Department requirements.)

107. 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 indica ted on the architectural floor plans. (California Code of Regulations, Title 19, Chapter 3, and California Fire Code, Section 906.)

108. 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.)

FIRE DEPARTMENT ACCESS

109. LOCKBOX: Install an approved key lockbox per the Fire Protection Engineer’s directions. (California Fire Code, Section 506.)

110. KEYSWITCH: Install an approved keyswitch per the Fire Protection Engineer’s directions. Contact the Building Division at 650- 903-6313 or [email protected] for instructions. Keyswitch shall be located at the main entrance lobby at an approved location and shall unlock any electronic access controlled doors (card readers, etc.) within the building in order to facilitate rapid firefighter deployment throughout the building.

111. 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.)

112. 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

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with Mountain View Fire Department specifications, are provided in locations such that fire apparatuses shall never be more than 150’ away from the closest turnaround. (California Fire Code, Section 503.)

113. FIRE LANE MARKIN G: “NO PARKING—FIRE LANE” signs shall be posted along fire lanes, and curbs shall be painted red with the words “NO PARKING—FIRE LANE” stenciled in white on the top and side of the curb. (California Fire Code, Section 503.)

114. ALL-WEATHER FIRE APPARATUS ACCESS ROADS: Prior to combustible construction, an all -weather access road capable of supporting emergency vehicles (70,000 pounds) shall be constructed to allow access within 150’ of every portion of the project.

Access roads shall have 13’6” overhead clearance, 20’ of unobstructed width, and 21’ inside turning radius. (California Fire Code, Section 503.)

115. STRETCHER REQUIREMENTS: In all structures with one or more passenger service elevators, at least one elevator shall be provided with a minimum clear distance between walls or between walls and door, excluding return panels, of not less than 80”x54”, and a minimum distance from wall to return panel of not less than 51” with a 42” side slide door, unless otherwise designed to accommodate an ambulance-type stretcher (84”x24”) in the horizontal position. (California Building Code, Section 3002.4a.)

EGRESS AND FIRE SAFETY

116. 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.)

117. 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.)

118. EXIT DOORS IN GROUPS A, E, H, AND I OCCUPANCIES: Exit doors shall be provided with approved panic hardware. (California Building Code, Section 1010.1.10.)

119. GROUP A OCCUPANCIES: Buildings or portions of buildings used for assembly purposes shall conform to all requirements of Title 19 and the Uniform Building Code. This shall include, but not be limited to: (1) two exits; (2) fire-retardant drapes, hangings, Christmas trees, or other similar decorative material; and (3) posting of a maximum occupant load sign. (California Code of Regulations, Title 19, Sections 3.08, 3.21, and 3.30.)

120. GROUP A, E, I, AND R1 OCCUPANCIES: DECORATIVE MATERIALS: All drapes, hangings, curtains, drops, and all other decorative material, including Christmas trees, shall be made from a noncombustible or fire -resistive material or maintained in a flame - retardant condition by means of an approved flame-retardant solution or process approved by the California State Fire Marshal. (California Code of Regulations, Title 19, Sections 3.08 and 3.21.)

121. 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.

122. 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.)

123. ON-SITE DRAWINGS: Submit electronic (.pdf) drawing files according to Fire Department specifications prior to final Certificate of Occupancy.

124. EMERGENCY PROCEDURE MAPS (OFFICE BUILDINGS): In all office buildings two (2) or more stories in height, except high-rise buildings, a floor plan providing emergency procedures information shall be posted at every stairway landing, at every elevator landing, and immediately inside all public entranc es to the building. The information shall be posted so that it describes the represented floor level and can be easily seen immediately upon entering the floor level or the building. Emergency procedures

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information shall be printed with a minimum of 3/1 6” high nondecorative lettering providing a sharp contrast to the background. Emergency procedures information shall include, but not be limited to, the following: (1) location of exits and fire alarm initiating stations, if required; (2) what the fire alarm, if required, sounds and looks like (audible and visual warning devices); (3) Fire Department emergency telephone number, 9-1-1; and (4) the prohibition of elevator use during emergencies, if any. (California Code of Regulations, Title 19, Section 3.09.)

125. 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 indicate whether there is roof access, the floor level, and the upper and lower terminus of the stairway. The sign shall be located 5’ above the floor landing in a position which is readily visible when the door is in the open or closed position. (California Building Co de, Section 1023.9.)

126. 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. (Ca lifornia Building Code, Section 1009.8.)

HAZARDOUS CONDITIONS

127. ELECTRICAL ENERGY STORAGE SYSTEMS: Electrical Energy Storage Systems shall comply with the California Fire Code, Section 1206.

EXTERIOR IMPROVEMENTS

128. 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.)

129. 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

130. EMERGENCY RESPONDER RADIO COVERAGE: All buildings shall have approved radio coverage for emergency responders within the building. (California Fire Code, Section 510.)

Public Works Department—650-903-6311 or [email protected]

OWNERSHIP AND PROPERTY

131. PRELIMINARY TITLE REPORT: At first 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 first submittal) indicating the exact name of the c urrent 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 report . 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).

132. LOT LINE CONFLICT: The project site is located on separate parcels of land as shown on the assessor’s parcel map, and an existing and proposed building is located over the interior property lines. Prior to the issuance of the build ing permit, the applicant must legally combine and/or adjust the property lines with a parcel map such that any buildings or structures shall not be located on or across any new, adjusted property line(s).

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133. SUBDIVISION: The project site is a subdivision of an existing parcel(s). Any combination or division of land for sale, lease, or financing purposes requires the filing and approval of a preliminary parcel map, completion of all conditions of subdivision approval, and the recordation of the parcel map, all prior to the issuance of the building permit.

134. BLOSSOM LANE NO-BUILD RESTRICTION AREA: At first submittal of the building permit and improvement plans, submit to the Public Works Department for review and approval a legal description (metes and bounds), plat (drawing), closure calculations, and other required documents for the no -build restriction area on Blossom Lane along the project frontage as shown on the approved plan set. Legal Description and Plat Requirements are available online at: www.mountainview.gov/our-city/ departments/public-works/land-development. The legal description and plat shall be prepared and stamped by a California - registered civil engineer or land surveyor. All required materials shall b e submitted electronically (i.e., flattened, reduced-size PDFs). The no -build restriction area legal description (metes and bounds), plat (drawing), closure calculations, and other required documents as deemed necessary by the City shall be approved prior to the issuance of the building permit.

RIGHTS-OF-WAY

135. STREET DEDICATION: Dedicate a public street in fee to widen West Evelyn Avenue an additional 5’ along the project frontage approximately 107 lineal feet from the parcel’s western property line, as required by the Public Works Director.

136. MAINTAIN 20’ STREET CORNER RADIUS: Maintain the existing 20’ radius public street corner return street and utility easement at West Evelyn Avenue and Hope Street, as required by the Public Works Director. (PROJECT-SPECIFIC CONDITION)

137. EASEMENT VACATIONS AND QUITCLAIMS: All existing easements that are or will no longer be needed and/or conflict with the proposed buildings and structures shall be vacated or quitclaimed. The application to vacate all existing public easemen ts which are or will no longer be needed or conflict with the proposed buildings and structures was approved by City Council with the original project, PL -2018-025. Easements in conflict with the proposed building shall be vacated prior to the issuance of the building permit. The recording number of the easement vacation and quitclaim document(s) shall be included on the parcel map. (PROJECT-SPECIFIC CONDITION)

FEES AND PARK LAND

138. MAP PLAN CHECK FEE: Prior to the approval of the parcel map, the applicant shall pay the map plan check fee in accordance with Sections 28.7.b and 28.6.b of the City Code per the rates in effect at time of payment. The map plan check fee shall be paid at the time of the first map plan check submittal per the adopted fee in effect at time of payment.

139. PLAN CHECK AND INSPECTION FEE: Prior to the approval of the parcel map, the applicant shall pay the plan check and inspection fee in accordance with Sections 27.60 and 28.36 of the City Code per the adopted rates in effect at time of payment.

An initial plan check fee based on the Public Works fee schedule shall be paid at the time of the first improvement plan submittal based on the initial cost estimate (Infrastructure Quantities) for constructing street improvements and other public faciliti es; public and private utilities and structures located within the public right -of-way; and utility, grading, and driveway improvements for common green and townhouse -type condominiums. Once the plans have been approved, the approved cost estimate will be used to determine the final bond amounts, plan check fees, and inspection fees. Any paid initial plan check fee will be deducted from the approved final plan check fee.

140. TRANSPORTATION IMPACT FEE: Prior to the approval of the parcel map, the applicant shall pay the transportation impact fee for the development. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industri al category fees are based on the square footage of the development. Credit is given for the existing site use( s), as applicable.

141. WATER AND SEWER CAPACITY CHARGES: Prior to the 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

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on the water meter size, building area, and buil ding use, respectively. Credit is given for the existing site use(s) and meter size(s), as applicable.

142. BLOSSOM LANE NO -BUILD RESTRICTION AREA COMPENSATION FEE: Prior to the approval of the parcel map, the applicant shall provide compensation, as required by the Public Works Department, for encumbering Blossom Lane with a no-build restriction area.

STREET IMPROVEMENTS

143. PUBLIC IMPROVEMENTS: Install or reconstruct standard public improvements required for the project and as requi red by Chapters 27 and 28 of the City Code. These public improvements include, but are not limited to, new curb, gutter, sidewalk, Americans with Disabilities Act (ADA) curb ramp, sidewalk, streetlights on Hope Street and West Evelyn Avenue; new curb on Blossom Lane; new commercial driveway approach to Blossom Lane on West Evelyn Avenue; new water sewer, gas, electric, and telecommunication services; new storm lateral and curb inlet on West Evelyn Avenue; street overlay and/or pavement reconstruction on We st Evelyn Avenue, Hope Street, and Blossom Lane; new crosswalk and roadway signing and striping on Hope Street, West Evelyn Avenue, and Blossom Lane; red curb on Hope Street, West Evelyn Avenue, and Blossom Lane; and new curb ramps and crosswalk intersection striping at the Hope Street/Villa Street intersection.

a. Improvement Agreement : Prior to the approval of the parcel map, the property owner must sign a Public Works Department improvement agreement for the installation of the public improvements.

b. Bonds/Securities: Prior to the approval of the parcel map, the property owner must sign a Public Works Department faithful perfo rmance bond (100% of Infrastructure Quanti ties) and materials/labor bond (100% of Infrastructure Quantities), or provide a cash deposit (100% of Infrastructure Quanti ties), or provide a letter of credit (150% of Infrastructure Quantities) securing the installation and warranty of the off-site public improvements in a form approved by the City Attorney’s Office. The surety (bond company) must be listed as an acceptable surety on the most current Department of the Treasury’s Listing of Approved Sureties on F ederal Bonds, Department Circular 570. This list of approved sureties is available at: www.fiscal.treasury.gov/fsreports/ref/suretyBnd/c570_a-z.htm. The bond amount must be below the underwriting limitation amount listed on the Department of the Treasury’s Listing of Approved Sureties. The surety must be licensed to do business in California. Guidelines for security deposits are available at the Public Works Department.

c. Insurance: Prior to the approval of the parcel map, the property owner must provide a Certificate of Insurance and endorsements for Commercial General Liability and Automobile Liability naming the City as an additional insured from the entity that will sign the improvement agreement. 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.

144. INFRASTRUCTURE QUANTITIES: Upon first submittal of the build ing permit and improvement plans, submit a construction cost estimate indicating the quantities of street and utility improvements. The construction cost estimate is used to estima te the cost of street and utility improvements and to determine the Public Works plan check and inspection fees. The construction cost estimate is to be prepared by the civil engineer preparing the improvement plans.

145. EXCAVATION PERMIT: Upon first submittal of the 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 P ublic Works Department website at: www.mountainview.gov/our-city/departments/public- works/land-development. All work within the City right-of-way must be consolidated on the site, off -site, and/or utility plans.

Plans of the work, traffic control plans for work within the public roadway and/or easement, insurance certificate and endorsements, and permit fees are required with the Excavation Permit Application.

146. OFF-SITE IMPROVEMENT PLANS: Prepare off-site public improvement plans in accordance with Chapter 28 of the City Code, the City’s Standard Design Criteria, Submittal Checklist, Plan Review Checklist, and the conditions of approval of the project.

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The plans are to be drawn on 24”x36” sheets at a minimum scale of 1” = 20’. The plans shall be stamped by a California - registered civil engineer and shall show all public improvements and other applicable work within the public right-of-way.

Traffic control plans for each phase of construction shall be prepared in accordance with the latest edition of the Californi a Manual of Uniform Traffic Control Devices (CA MUTCD) for work that impacts traffic on existing streets. Constru ction management plans of on-site parking for construction equipment and construction workers and on-site material storage areas must be submitted for review and approval and shall be incorporated into the off -site improvement plans identified “For Reference Only.”

Off-site improvement plans, an initial plan check fee, and map plan check fee based on the Public Works fee schedule, Improvement Plan Checklist, and items noted within the checklist must be submitted together as a separate package concurrent with the first submittal of the building plans and parcel map. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).

The off-site plans must be approved and signed by the Public Works Department. After the plans ha ve been signed by the Public Works Department, one full -size and one half -size black-line set, one PDF of the signed/stamped plan set, and a USB flash drive with CAD file and PDF must be submitted to the Public Works Department prior to the approval of the parcel map.

CAD files shall meet the City of Mountain View’s Digital Data Submission Standards.

147. TRAFFIC CONTROL PLANS: Upon first submittal of the building permit and improvement plans, the applicant shall submit traffic control plans for any off -site and on -site improvements or any work that requires temporary lane closure, shoulder closure, bike lane closure, and/or sidewalk closure for review and approval. Sidewalk closures are not allowed unless reconstruction of sidewalk necessitates temporary sidewalk closure. In these instances, sidewalk detour should be shown on the Traffic Control plans. Traffic control plans shall 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 editi on of the California Manual of Uniform Traffic Control Devices (CA MUTCD). A completed Traffic Control Checklist shall be included with each traffic control plan submittal.

148. CONSTRUCTION MANAGEMENT PLAN: Upon first submittal of the building permit and improvement plans, the applicant shall provide a construction traffic and parking management plan with the building plans and within the improvement plans identified “For Reference Only —See Building Permit Plans.” The plan must be approved prior to the issuance of a building permit, including demolition permits. The plan must show the following:

1. Truck Route : Truck route (to and from project site) for construction and delivery trucks pursuant to City Code Sections 19.58 and 19.59 and which does not include neighborhood residential streets. The use of Castro Street shall be minimized.

2. Construction Phasing, Equipment, Storage, and Parking: Show and identify construction vehicle and equipment parking area, material storage and lay -down area, sanitation facilities, and construction trailer location for each phase of construction.

• All construction vehicles, equipment, and trailer shall be located on-site or at a site nearby (not on a public street or public parking) arranged by the permittee/contractor.

• Construction equipment, materials, or vehicles shall not be stored or parked on public streets or public parking lots. Provide logistics plan and details of how equipment and materials will be transported to job site and identify on the plans where drop offs are proposed for each phase of construction. For off -site storage, provide truck route to and from storage area to project site.

• Construction contractors/workers are required to park on -site or at a private property arranged by the permittee/contractor and shall not be allowed to use neighboring streets for parking/storage. P rovide logistics plan and details of how workers will be transported to job site and identify on the plans where worker drop off is

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proposed for each phase of construction. City parking lots and garages shall not be used for construction contractor/worker parking.

3. Blossom Lane shall remain open for local pedestrian and vehicular traffic, emergency vehicle access, and trash and recycling pickup. No construction traffic shall be allowed on Blossom Lane. All construction equipment and materials, including the construction fence, shall be contained within the project parcel and shall not encroach into Blossom Lane.

4. Trash and recycling collection vehicles shall have full access to Blossom Lane to allow for collection services at the rear of businesses along Castro Street during construction.

5. Trash and recycling collection for businesses along Blossom Lane shall not be interrupted during construction unless an alternate collection plan is coordinated with and approved in advance by the Solid Waste Pr ogram Manager.

Implementation of the City-approved alternate collection plan shall be at the applicant’s sole expense.

6. Construction fences, staging, equipment, and any other construction activity shall not obstruct visibility or access to the existing traffic signal at West Evelyn Avenue and Hope Street. This includes poles, arms, signal heads, pedestrian push buttons, pull boxes, and any other appurtenance used to operate and maintain the traffic signal. Traffic signal equipment, including underground facilities (i.e., pullboxes, conduit, etc.), must remain fully accessible and visible during the entirety of construction.

3. Sidewalks: Sidewalk closure or narrowing is not allowed during any on-site construction activities. Construction vehicles and equipment shall not drive on the sidewalk.

4. Traffic Control and Detour Plans : Traffic control plans, including detour plans, shall be submitted to the Public Works Department for review and approval for any on -site improvements and work related to the phases of the construction management plan, which 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 will be required prior to the issuance of the building permit.

The submitted construction management plan is not approved, and the construction management plan shall be approved prior to the issuance of any building permits, including demolition permit. This project’s construction shall be coordinated with the approved development at City Lot 4 (Application No. PL -2018-084) and shall be consistent with the construction management plan approved for the City Lot 4 project, as applicable.

If the applicant is not able to satisfy any portion of this condition, City staff may consider modifications to these require ments on a case-by-case basis under limited circumstances. Any request shall minimize impacts to the public right of way and privately owned City property, including, but not limited to, duration of proposed sidewalk/walkway impacts and duration of proposed lane closures.

The applicant may submit a written request addressed to both the Public Works Department and Community Development Department. In the written request, the applicant shall provide justification, provide updated phasing plans, and clearly explain the reason for any request. All written materials shall be submitted electronical ly (i.e., flattened, reduced-size PDFs), and the City will review for consideration. All reviews are subject to review and approval by the Public Works Department and Community Development Department. Submittal of a request does not constitute an approva l will be granted. (PROJECT-

SPECIFIC CONDITION)

149. ENCROACHMENT RESTRICTIONS: Private facilities, including, but not limited to, structures, steps, doors (including door swing), handrails, backflow preventers, signs, fences, landscape, landscape features and amenities, retaining curbs, and retaining walls,

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shall not encroach into the public right -of-way and/or street easement and/or sidewalk easement. (PROJECT-SPECIFIC

CONDITION)

150. TIE-BACK ENCROACHMENTS: Temporary tie-backs or earthen nails for construction purposes require a separate Encroachment Agreement, plat and legal description, and bond (100%), letter of credit (100%), or cash security (100%) securing the installation and warranty of the temporar y tie-backs. The Encroachment Agreement shall be prepared, executed, and fees paid prior to the issuance of the building permit.

151. SPECIAL PAVERS AND CONCRETE: Pavers, colored concrete, and textured concrete shall not be installed within the public street or sidewalk.

152. CORNER STREET SIGHT TRIANGLE: At street corners of controlled and/or uncontrolled intersections, the site shall be compliant with Corner Triangles of Safety per the Public Works Standard Details and to the satisfaction of the Public Works Director. The project will be required to remove or modify all objects, including, but not limited to landscape, hardscape, monument signs, mailbox banks/cluster, planters, retaining walls, seat walls, bicycle racks, partitions, miscellaneous structures (including columns), parking stalls, etc., that are not compliant with safety triangle height and clearance requirements. Artwork, benches, tables, chairs, bicycle racks, and planters shall not be installed in this safety area.

153. DRIVEWAY SIGHT TRIANGLE: Within the pedestrian and/or vehicle traffic safety sight triangle(s), for the project site and adjacent properties, the site shall be compliant with height and clearance requirements per the Public Works Standard Details and to the satisfaction of the Public Works Director. The project is required to remove or modify all objects, including, but not limited to, landscape, hardscape, poles, bollards, signs, mailboxes, planters, retaining walls, seat walls, bicycle racks, partitions, buildings, and other structures, parking stalls, etc., that are not compliant with safety triangle height and clearance requirements.

154. STREET IMPROVEMENTS IN LIEU OF MULTI -MODAL TRANSPORTATION ANALYSIS (MTA): The project requires an MTA analysis to be conducted and to be funded by the applicant and administered by the City.

Staff reevaluated the traffic study completed in October 20 19 for the original project, PL -2019-025. Since the current project is generally of similar scope but differs in that parking is now proposed one block south of the project site, the supplement al traffic analyses (i.e., MTA) would focus on multi -modal adv erse effects of the revised plan. Staff has identified several improvements that would likely be identified in an MTA.

In lieu of conducting a supplemental MTA analyses for the project, the applicant shall fund and construct the following improvements:

1. Update curb ramps to ADA -compliant ramps on the northwest and southwest corners of the Hope Street/Villa Street intersection.

2. Convert all crosswalks at the Hope Street/Villa Street intersection to high -visibility ladder crosswalks with advance stop bars. This may require shifting STOP pavement markings.

3. TDM requirements shall be updated to current requirements and shall be reviewed and approved by the Community Development Department and Public Works Transportation Section.

NOTE: The above list includes improvements accepted in lieu of the required MTA analysis and is not a comprehensive list of all project requirements.

Should the applicant not fund and implement the above -identified improvements, an MTA shall be conducted and will delay the project. (PROJECT-SPECIFIC CONDITION)

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155. HOPE STREET IMPROVEMENTS: Hope Street design requirement is dependent on two scenarios:

1. If the City Lot 4 project proceeds, then Hope Street shall be designed and constructed with the following:

a. 12’ wide sidewalks with tree wells, 8’ wide parking lane, and 12’ wide travel lane and shall be coordinated with City Lot 4 project applicant.

b. Applicant shall be responsible for reconstruction of Hope Street along project frontage.

2. If the City Lot 4 project does not proceed, then Hope Street shall be designed and constructed with the following:

a. Street frontage design shall include bulb -out at corner curb return of West Evelyn Avenue and Hope Street.

Provide minimum 30’ curb return radius.

b. Conform to existing Hope Street curb line south of project limits.

c. If applicant is required to implement the bulb -out curb return design, it shall be designed to the satisfaction of the City Traffic Engineer to adequately accommodate required turning vehic les. The applicant shall provide turning templates with initial submittal of offsite improvement plans, as required by the City Traffic Engineer.

d. Applicant shall be responsible for construction of Hope Street along project frontage. (PROJECT-SPECIFIC

CONDITION)

156. WEST EVELYN AVENUE IMPROVEMENTS: West Evelyn Avenue shall be designed and constructed with 12.5’ wide sidewalks with tree wells. Hope Street Improvements scenario shall determine if street frontage design shall include bulb -out at corner curb return of West Evelyn Avenue and Hope Street. (PROJECT-SPECIFIC CONDITION)

157. BLOSSOM LANE IMPROVEMENTS: New commercial-flare driveway approach along West Evelyn Avenue and new curb shall be installed along the project frontage to provide vehicular access and define the travelway along Blossom La ne. Blossom Lane shall be signed and striped for one -way vehicular traffic entering from West Evelyn Avenue and exiting on Villa Street to the satisfaction of the City Traffic Engineer. The Public Works Department has consented to reimburse the applicant for the construction of the new Blossom Lane driveway approach along West Evelyn Avenue via a Public Works Reimbursement Agreement, if necessary. (PROJECT-SPECIFIC CONDITION)

158. PHOTOMETRIC ANALYSIS: Submit a photometric analysis for intersection of West Evelyn Avenue and Hope Street. The analysis shall show all existing and/or proposed streetlights (show and identify pole height, arm length, and location). The analysis shall calculate the minimum, maximum, average illuminance values, and uniformity ra tios for each crosswalk, shown separately.

The project shall be required to install new streetlights or modify existing streetlights, as determined by the City Traffic Engineer, to ensure locations are compliant with minimum lighting requirements per the City Standard Details. (City Standard Detail E-1A/E-1B.)

159. STREETLIGHTS: All existing post-top streetlights shall be removed and replaced, and new post-top streetlights shall be installed along the project street frontages of West Evelyn Avenue and Hope Street per City standards. Streetlights shall be installed near crosswa lks, driveways, intersections, or other locations deemed necessary by the City Traffic Engineer. All conduits, pullboxes, and wiring shall be removed, replaced, and upgraded along project street frontages. Appropriate clearances per PG&E requirements between existing overhead lines shall be provided where applicable.

160. TRAFFIC SIGNAL OPERATIONS AND COORDINATION: The project contractor (contractor) shall set up a contract and account with the City’s traffic signal maintenance contractor (maintenance con tractor). The contract shall be valid for the entire duration of the project. The contractor shall provide a copy of the executed contract prior to the issuance of any excavation or building permits.

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The contractor shall be responsible for contacting t he maintenance contractor for any traffic signal modifications or adjustments necessary to perform work, as noted in the traffic control plan(s). The contractor shall coordinate and schedule the time and date of traffic signal adjustments to be performed by the maintenance contractor prior to the commencement of any construction work at/near a signalized intersection. Work performed by the maintenance contractor shall be paid by the contractor.

If any damage occurs to the traffic signal at the intersec tion of West Evelyn Avenue and Hope Street, the contractor shall be responsible for all repair costs (labor and material) and coordination through the maintenance contractor. All repairs shall be consistent with the City’s contract with the signal maintenance contractor. Any damage shall be reported to the maintenance contractor within one hour and requested as an emergency repair unless otherwise determined by the City Traffic Engineer.

161. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: Full-street (min imum 2” grind and overlay) and/or pavement reconstruction along the West Evelyn Avenue, Hope Street, and Blossom Lane project street frontages shall be required to address the existing roadway conditions, multiple utility trenches, and impacts from the ant icipated construction traffic .

Existing street sections shall be shown on the plans based on pavement section data obtained during potholing, and proposed street sections shall be designed in accordance with City Standards and design criteria. The specif ic areas of work shall be clearly identified and shown on the plans.

162. ROADWAY SIGNING, STRIPING, AND PAVEMENT MARKINGS: Signing and striping plans shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD). All new striping and pavement 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. The specific areas of work shall be clearly identified and shown on the plans to the satisfaction of the City Traffic Engineer.

163. HIGH-VISIBILITY CROSSWALK: Convert existing crosswalks on West Evelyn Avenue at Hope Street and Hope Street at Villa Street to high -visibility ladder crosswalks with updated warning signs and pavement markings 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. The specific areas of work shall be clearly identified and shown on the plans. (PROJECT-SPECIFIC CONDITION)

164. STREET CENTERLINE: Install a double yellow centerline a minimum 50’ from the crosswalk along West Evelyn Avenue and Hope Street on all approaches 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. The specific areas of work shall be clearly identified and shown on the plans.

165. RED CURB AT CROSSWALKS: Street curbs adjacent to a public crosswalk shall be painted red a minimum of 10’ in each direction, as determined and approved by the City Traffic Engineer. The specific areas of work shall be clearly identified and shown on the plans.

166. RED CURB AT DRIVEWAY ENTRANCES: Street curbs adjacent to driveway entrances shall be painted red a minimum of 10’ in each direction, as determined and approved by the City Traffic Engineer. The specific areas of work shall be clearly identified and shown on the plans.

167. RED CURB ALONG WEST EVELYN AVENUE AND HOPE STREET: The project frontage of West Evelyn Avenue and Hope Street shall be red curb and/or posted “No Parking Any Time” signage, as determined by the City Traffic Engineer. (PROJECT-SPECIFIC

CONDITION)

168. RED CURB ALONG BLOSSOM LANE: The curb along the project frontage of Blossom Lane shall be painted red. Curbs shall be striped as “No Parking—Fire Lane” where emergency vehicle access is required, as required by the City Fire Protection Engineer. (PROJECT-SPECIFIC CONDITION)

CURBS, SIDEWALKS, AND DRIVEWAYS

169. ADA RAMP REQUIREMENTS: All new access ramps shall comply with the Americans with Disabilities Act (ADA) requirements.

Existing nonconforming access ramps shall be reconstructed to comply with the ADA requirements. The specific ramp case

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type, ramp design, and limits of work shall be clearly identified and shown on the plans. The project shall update the curb ramps on the northwest and southwest comers of the intersection of Hope Street and Villa Street as well as at the project corner of West Evelyn Avenue and Hope Street. If new access ramps result in inaccessible pedestrian push buttons, new pedestrian posts with new push buttons may be needed to conform to CA MUTCD design standards, as determined by the City Traffic Engineer. Due to system compatibility, if one pedestria n push button is changed, all others in the system/intersection shall be upgraded. (PROJECT-SPECIFIC CONDITION)

170. 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.

171. CURB, GUTTER, SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of West Evelyn Avenue and Hope Street . The sidewalk shall be designed with a consistent 2% cross -slope from the top of the curb to back of the sidewalk and minimal grade breaks in the longitudinal slope of the curb line. Sidewalk grades shall not be adjusted to accommodate on-site building pad finished floor grades. The specific limits of work shall be clearly identified and shown on the plans.

172. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on West Evelyn Avenue and Hope Street out of the sidewalk and relocate to behind the new back of the curb. Utility boxes must be located so they fit entirely behind the curb and shall not encroach into the sidewalk. The specific areas and limits of work shall be clearly identified and shown on the plans.

STREET TREES

173. STREET TREES: Install standard City street trees along the street frontage, including where there are gaps in th e space of existing street trees.

174. STREET TREE LOCATION: The location of existing trees to remain, existing trees to be removed, and new street trees shall be shown on the grading, utility, and landscaping plans. New street trees shall be planted in accordance with Detail F -1 of the Standard Provisions a minimum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. New street tree species must be selected from the City’s adopted Master Tree list or be 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/our-city/departments/community-development/planning/forms-fees.

Once completed, the applicant shall email the original to the Parks Division at [email protected] and provide a duplicate copy to the Building Division with building permit submittal.

175. STREET TREE IRRIGATION: Street trees are to be irrigated by the property owner(s) in accordance with Chapter 32 of the City Code.

UTILITIES

176. POTHOLING: Potholing shall be completed prior to the first submittal of the building plans and improvement plans. Utilities shall be potholed to determine the depths and locations of existing subsurface utilities where improvements are proposed for construction, i ncluding, but not limited to, new utility crossings and installation of signal and streetlight pole foundations.

Proposed pothole locations for signal pole foundations shall be approved by the City Traffic Engineer prior to potholing. Existing pavement sections shall also be recorded for all potholes. 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, depth of utility, and pavement sections.

177. 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. Al l new services are required and shall be installed in accordance with City standards.

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178. 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 sy stems, as approved by the City Fire Protection Engineer. On -site fire lines, post indicator valves, Fire Department connections, and detector checks also require approval from the City’s Fire Protection Engineer.

For the Public Works Department and City Fire Protection Engineer to allow the fire service detector check assembly to be installed in the building, a City-approved clamp/collar affixed to the exterior of the pipe, located and visible in a City -approved utility box, shall be installed on the fire service line behind the sidewalk. The collar/clamp is an indication of public (toward the City water main) versus private (from the clamp toward the detector check assembly).

In the initial submittal of improvement plans and building permit plans, at a minimum, plans shall clearly show and identify the following on the fire service line:

• Utility box behind the sidewalk.

• Indicate clamp/collar to be affixed to exterior of fire service.

• Indicate fire service with clamp/collar shall be visible in utility box.

• Maintenance and Inspection Table of improvement plans shall indicate public responsibility (toward the City main on West Evelyn Avenue) and private responsibility (from clamp toward detector check assembly and on -site).

• Additional comments and/or design details will be provided during building permit plan and improvement plan review. (PROJECT-SPECIFIC CONDITION)

179. SEPARATE IRRIGATION SERVICE AND METER: A separate water service and water meter for irrigation will be required if landscaping (new or affected) is greater than 1,000 square feet.

180. 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 shall 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 oth er. New potable 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 abandoned at the main in accordance with City standards, unless they are satisfactory for reuse, as determined by the Public Services Division. Water services 4 ” or larger that are not reused shall be abandoned at the main by removing the gate valve and installing a blind flange and thrust block at the tee. Existin g sanitary sewer laterals and storm connections that are not reused shall be abandoned, and existing face-of-curb drains that are not reused shall be removed.

181. 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 and screened from view with landscaping, as approved by the Public Works Director.

Devices shall be conveniently located as close to the meter as feasible and are not allowed within buildings’ utility closets or in basements. Devices may be allowed in an accessible alcove that screens the devices from street view. The alcove shall not be locked and must be accessible at all times. Water meters shall be placed outside the alcove behind the sidewalk in accordance with City Standards.

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A minimum 3’ clearance shall be p rovided around each assembly for accessibility and maintenance. Protective covers and/or enclosures must be preapproved by the Cross-Connection Control Specialist prior to installation. For backflows installed greater than 8’ behind the meter, the pipe b etween the backflow and the meter shall be encased in controlled density fill (CDF) per City standards. (PROJECT-SPECIFIC CONDITION)

182. REUSE OF EXISTING SEWER LATERAL: City records show the existing sewer lateral was constructed in as part of the origin al development and may have outlived its useful life. The construction of a new sewer lateral from the property line to the Cit y main will be required, including the installation of a new property line sewer cleanout.

183. SANITARY SEWER CLEANOUT: A one-way sanitary sewer cleanout shall be installed in accordance with City standards.

184. WATER AND SEWER APPLICATIONS: Upon first submittal of the building permit and improvement plans, the applicant shall submit complete applications for water and sewer service to the Public Works Department if new water services, water meters, fire services, or sewer laterals are required. Any unpaid water and sanitary sewer fees must also be paid prior to the issuance of any permits.

185. STORM DRAIN LATERAL: The construction of a new storm drain lateral to the City main, including new storm drain curb inlet on West Evelyn Avenue, shall be required.

186. OFF-SITE TRASH CAPTURE DEVICES: Trash capture devices in the public right -of-way required to be installed by the Fire and Environmental Protection Division shall be shown and identified on the improvement plans.

187. ON-SITE UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained by the property owner(s) and shall be noted on the plans.

188. UNDERGROUNDING OF OVERHEAD SERVICES: All new and existing electric and telecommun ication 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 the 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 Deve lopment and Public Works Departments.

189. JOINT UTILITY PLANS: Upon first submittal of the 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. 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. 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 on the parcel map.

RECYCLED WATER—GENERAL

190. RECYCLED WATER FEES AND COSTS: The project applicant shall be responsible for paying all applicable costs and fees in accordance with the rates in effect at the time, as part of the approval of any recycled water project, prior to the issuance of any building permits.

191. RECYCLED WATER PLANS: Upon first submittal of the building permit and improvement plans, the applicant shall prepare recycled water plans in accordance with the City’s Customer Guidelines for Recycled Water Use (Guidelines). The applicant shall follow the Guidelines, including, but not limited to, showing on the plans: size and location of all existing and new water meters, backflow preventers, new potable and recycled water pipelines, and existing potable and recycled water pipelines (if available); location of irrigation system components (controllers, quick couplers, valves, strainers, and constant pressure main lines); boundaries of the intended potable and recycled water use areas; locations of proposed recycled water advisory signs; a completed Site Information Box; and all applicable recycled water standard notes and details. If recycled water is being used

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for both irrigation and dual plumbing, submit a color -coded recycled water plan package with all recycled water systems included (i.e., civil, irrigation, plumbing, and/or mechanical), which will be reviewed by the City and State.

192. PIPELINE MATERIAL: Recycled water PVC‐Constant pressure lines 1‐1/2” or smaller in size shall be Schedule 40; 2’’ or larger in size shall be Class 315 or C900 Class 200 DR14. R ecycled water PVC‐Intermittent pressure lines shall be Schedule 40 or Class 200. Below-grade copper pipe shall be Type “K.” Copper pipes for dual plumbing shall be Type “L” or “K.”

193. PIPELINE DEPTH, SEPARATION, AND MARKING: New parallel potable and recycled water pipelines for irrigation and dual plumbing shall have a minimum 4’ horizontal separation on-site and 10’ separation off-site. New crossing potable and recycled pipelines shall have a minimum 12” vertical separatio n. All new buried pipelines shall be purple‐colored and labeled “CAUTION—RECYCLED WATER.” Existing buried pipelines that will be converted to recycled water need not be marked unless the pipelines become exposed.

194. DUAL-PLUMBED BUILDING OUTSIDE SERVICE AREA: The project will be constructed outside the current recycled water service area. Dual -plumbing service shall be supplied by potable water until the recycled water supply is available in the area.

Improvement plans and building permit plans (i.e., plumbing plans) shall indicate dual-plumbing, and irrigation meters shall be connected to a “temporary” potable water service until recycled water is available to the site. All components related to th e dual-plumbing and irrigation services from the potable water main up to and including the meters shall be installed conforming to the City’s potable water standards.

195. PRECONSTRUCTION MEETING: The City’s Public Services Division —Recycled Water staff shall be invited to attend any preconstruction meeting h eld by the project contractor(s) to provide requirements on the installation of the recycled water system and to ensure the Special Inspector is present for all recycled water -related work.

196. RECYCLED WATER CROSS -CONNECTION CONTROL SPECIALIST INSPECTION(S ): The owner/developer is required to hire a certified AWWA Cross -Connection Specialist to perform the construction inspection of all on -site recycled water systems pursuant to the approved plans. A copy of the signed contract between the owner/applicant and Specialist must be submitted to the City along with the scope of work. This inspection must occur during construction and is separate from the cross - connection testing. The following note shall be clearly shown on the first sheet of the recycled wat er permit plans (i.e., landscape/irrigation, plumbing, mechanical, or civil plans): “Any installation for recycled water is required to have a Spec ial Inspection by a certified AWWA Cross-Connection Specialist to ensure that the on-site recycled water system was constructed per the approved plans and specifications.” The Specialist shall submit a report/checklist to the Public Services and Buildi ng Divisions verifying the on -site recycled water system was constructed per the approved plans and specificati ons. Receipt of the inspection report/checklist is required prior to connection of the recycled water meter and building permit final.

197. CROSS-CONNECTION TESTING: After confirmation of the special inspection, a cross -connection test is required prior to receiving recycled water. The following note shall be clearly labeled on the first sheet of the recycled water permit plans: “A cross-connection test is required prior to receiving recycled water.” The cross-connection test will be performed by the City or the City’s representative and must be performed prior to connection of the recycled water meter and building permit final.

198. PW-124 [RECYCLED WATER—GENERAL]
SITE SUPERVISOR: The owner/developer is required to identify a Site Supervisor w ho has been trained by City staff or will undergo training prior to obtaining final permit approval. The Site Supervisor can be the maintenance contractor in charge o f operating and maintaining the recycled water systems. The Site Supervisor must be pres ent for the cross -connection test(s).

Every year, the Site Supervisor must perform a visual inspection of the recycled water systems and submit an Annual Site Inspection Report to the City. For more information, refer to the City’s Customer Guidelines fo r Recycled Water Use. Provide to the City: (a) Contact information of the Site Supervisor; and (b) Proof of Completion of Site Supervisor Training with the City’s Public Services Division—Recycled Water staff.

199. PW-125 [RECYCLED WATER—GENERAL]
COVERAGE TEST: After the system is installed and the Cross-Connection Test has successfully passed, a coverage test must be performed to ensure overspray and ponding do not occur. The Coverage Test must be performed by the Site Supervisor, and test results must be submitted to the City prior to building occupancy.

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RECYCLED WATER—DUAL PLUMBING

200. DUAL-PLUMBED BUILDINGS: Pursuant to Section 8.30.5 of Mountain View City Code, this project shall incorporate dual plumbing in the design of the building to all ow the use of recycled water. The dual -plumbed recycled water system must comply with the requirements of the City’s Customer Guidelines for Recycled Water Use, California Code of Regulations Title 17 and Title 22, and the adopted California Plumbing Code . For dual-plumbed buildings, the owner/tenant is required to hire an AWWA Cross -Connection Specialist to perform a visual cross -connection inspection every year and a four -year shutdown test.

201. EQUIPMENT ROOM: A dedicated equipment room shall be provided within the building for future dual -plumbing on -site backup water supply. This is a regulatory requirement by the California Division of Drinking Water (CDDW). The space provided shall fit a break tank and booster pump. It is the applicant’s responsibility to determine sizing needs of future equipment based on plumbing demands of the project.

With the first building permit submittal, plans shall include a dedicated equipment room and equipment (i.e., break tank and booster pump). Design shall be reviewed and approved by the CDDW. Depending on when building permits are issued and if the site is located within the City’s recycled water service area, equipment installation may or may not be required at that time.

202. DUAL PLUMBING ENGINEERING REPORT: For dual-plumbed recycled water systems, the Engineering Report shall adhere to California Code of Regulations Title 22, Section 60314, and must include a detailed description of intended use area, plans, specifications of the piping system and on-site backup tank, and the method to be used by the recycled water agency to ensure that cross-connection between the recycled water and potable water piping system will not occur.

With the first building permit submittal, provide to the City’s Public Services Division one (1) electronic copy in PDF file format of the Engineering Report for Recycled Water plan review; and, concurrently, submit the following to the Division of Drinking Water (DDW) in Richmond, California, for State review. Coordinate with the City’s Recycled Water staff prior to DDW drop-off for security clearance: (a) one (1) hard copy of the Engineering Report; and (b) one (1) USB with the Engineering Report in PDF file format, sealed, and marked: “ATTENTION: VAN TSANG, DIVISION OF DRINKING WATER.”

203. DUAL PLUMBING ON-SITE BACK-UP WATER SUPPLY: Sites using recycled water for toilet and urinal flushing are required to have an on-site backup water supply connection by the City. If recycled water is used for purposes other than toilet and urinal flushing, then an on -site backup water supply may be installed at the discretion of the customer. The on -site backup must adhere to all applicable codes and regulations and must be equipped with an air gap to prevent cross-connection between the potable and recycled water systems.

204. DUAL PLUMBING PLANS: For dual-plumbed recycled water systems, prepare a set of plans with proposed piping system to be used, pipe locations of both recycled and potable systems, type and location of the outlets and plumbing fixtures that will b e accessible to the public, and the methods and devices to be used to prevent backflow of recycled water into the public water system. NOTE: The Division of Drinking Water does NOT allow recycled water piping inside or near food processing facilities and restaurants. Design all recycled water lines as far away from food facilities as possible.

With the first building permit submittal, provide to the City’s Public Services Division one (1) electronic copy in PDF file format of a recycled water plan package with all recycled water syst ems included (i.e., civil, irrigation, plumbing, and/or mechanical) for Recycled Water plan review; and, concurrently, submit the following to the Division of Drinking Water (DDW) in Richmond, California, for State review. Coordinate with the City’s Recyc led Water staff prior to DDW drop off for security clearance: (a) one (1) hard copy of Recycled Water Plan set. This plan set should include any plans associated to the use of recycled water , including, but not limited to, landscape, irrigation, civil, a nd plumbing marked: “ATTENTION: VAN TSANG, DIVISION OF DRINKING WATER.” Exclude sheets not related to recycled water (e.g., architectural, electrical, etc.); and (b) one (1) USB w ith electronic copies of the Recycled Water Package, in PDF file format, sealed, and marked: “ATTENTION: VAN TSANG, DIVISION

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OF DRINKING WATER.” This electronic set shall include all plans and reports that are included in building and excavation permit packages. Include all sheets that may have been excluded from Item 1 abov e.

205. STATE DIVISION OF DRINKING WATER APPROVAL: Approval of the dual plumbing plans and the dual engineering report is required from the State Department prior to the issuance of a building permit.

GRADING AND DRAINAGE IMPROVEMENTS (ON-SITE)

206. DRAINAGE PLANS: On-site drainage plans shall be included in the building plans.

207. DRAINAGE REQUIREMENTS: Storm drain laterals from the site shall be installed with a property line inlet or manhole and connect to existing or new storm drain manholes or curb inlets.

208. STORM DRAIN SERVICE CONNECTION: The proposed new storm drain line from the on-site storm system shall be designed to connect perpendicular to the new storm drain curb inlet and with a property line inlet on West Evelyn Avenue per City standards.

209. ON-SITE DRAINAGE REQUIREMENTS: On-site grading shall not impact Blossom Lane. Plans shall clearly show a separation (no mixing) of stormwater drainage between the development and Blossom Lane.

210. STORM DRAIN HOLD HARMLESS AGREEMENT: As portions of the site are or will be lower than the adjacent public street or the surface grade over the City’s storm mains, the owner shall sign an agreement to hold the City harmless against storm surcharges or blockages that may result in on-site flooding or damage prior to approval of the parcel map.

211. SANITARY SEWER HOLD HARMLESS AGREEMENT: If the sanitary sewer connection(s) inside the structure(s) is/are less than 1’ above the rim elevation of the upstream sanitary sewer manhole, before approval of the building permit, the owner shall sign an agreement to hold the City harmless against sewer surcharges or blockages that may result in on -site damage prior to approval of the parcel map.

SOLID WASTE AND RECYCLING

212. RECOLOGY MOUNTAIN VIEW: The applicant/contractor must be in compliance and shall include the following as a note on the building permit and improvement plans: “Recology Mountain View is the City’s exclusive hauler for recycling and disposal of construction and demolition debri s. 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.”

213. 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 the issu ance of a building permit. A Final Construction and Demolition Waste Management Plan shall be submitted and approved prior to final inspection.

214. TRASH ROOMS AND/OR ENCLOSURES: Trash rooms and/or enclosures shall be used only for trash, recycling, and c ompost containers and shall not be used for storage at any time. Access door to the trash facility shall be clearly labeled “Trash Room.”

215. TRASH ENCLOSURE DESIGN AND DETAILS: In the initial building permit submittal, provide a trash plan sheet and incl ude enclosure details on a separate sheet. The property shall have trash, recycling, and organics service.

• Clearly show and identify on plans trash room layout, location, and dimensions to scale with minimum service levels of:

— Two 4-yard trash bins;
— Two 4-yard mixed recycling bins; and
— One 2-yard compost bin.

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• Trash rooms are for collection containers only and not for other storage and shall be labeled “Trash Room.”

• The trash room shall have a minimum 8’ wide roll-up door with keypad access for the hauler’s driver.

• Maintain 1’ between bins/carts, interior curbs , and walls in trash rooms. If there is no interior berm or curb, the room shall have bumpers on the walls to avoid damage from bins hitting it.

• The path of bin travel must be a smooth, flat, concrete surface. Bins shall not be rolled over pavers or stamped surfaces.

Show and identify travel path surface on plans.

• Since trash and loading are in same area, the property shall provide unobstructed use of the trash/loading room during trash collection days/times for all Recology vehicles. If hauler access is blocked, additional charges to return to pick up shall be assessed.

• On each bin’s designated service day, site maintenance shall stage the bins at the front of the trash room by the roll -up door for easy access . Hauler will not roll bins out f rom where they are stored in rear of the room. Additional charges shall be assessed if the hauler must return for pickup.

• The City mandatory organics ordinance for SB 1383 compliance requires commercial properties to provide indoor and outdoor recepta cles on -site to properly separate trash, recyclables, and compostables. For any indoor and outdoor dining areas, show in plans 3-sort receptacles for these materials, such as the roof-level landscape plan communal dining table and outdoor barbecue with bar seating. Demonstrate 2-sort receptacles in any other areas that are not likely to generate food waste but may have both trash and recyclables.

• Trash vehicle idle area on Blossom Lane before the trash room shall have red painted curb.

• Applicant shall install a new commercial-flared driveway approach on Blossom Lane at West Evelyn Avenue.

• Provide trash vehicle circulation plan.

• The applicant shall address trash operations to the satisfaction of the Solid Waste Program Manager and City Traffic Engineer.

• The property shall maintain vertical clearances of 15’ in travelway and 22’ at the point of collection. (PROJECT-SPECIFIC

CONDITION)

CONSTRUCTION ACTIVITIES, NOTES, AND OTHER APPROVALS

216. SANTA CLARA VALLEY WATER DISTRICT WELLS: Santa Clara Valley Water District (Valley Water) requires the following note to be labeled on the building and improvement plans: “While the Santa Clara Valley Water District (Valley Water) has records for most wells located in the County, it is always possible that a well exists that is not in Valley Water’s records. If previously unknown wells are found on the subject property during development, they must be properly destroyed under permit from Valley Water or registered with Valley Water and protected from damage.”

217. STREET CLEANING: The owner/developer shall comply with and include the following note on the off-site, or grading/drainage, or utility plans: “The prime contractor or developer is to hire a street cleaning contractor to clean up dirt and debris from City streets that are attributable to the development’s construction activities. The street cleaning contractor is to have the capability of sweeping the streets with both a broom-type sweeper and a regenerative air vacuum sweeper, as directed by the Public Works Director or designated representative.”

218. OCCUPANCY RELEASE: The owner/developer shall comply with and include the following note on the off -site or grading/drainage or utility plans: “For commercial and office developments, no buildings will be released for occupancy until

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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.”

TRANSPORTATION DEMAND MANAGEMENT

219. TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM: The property owner is required to maintain a TDM program for the life of the project which will achieve a minimum 33% reduction in peak -hour vehicle trips to the site for the office use.

The property owner will ensure the project does not exceed its trip cap of 22 a.m. peak-hour trips and 21 p.m. peak-hour trips among office employees. The TDM program measures shall be formally accepted by the property owner prior to building permit issuance through a legal agreement or recorded document, as determined by the City Attorney, with contents to the satisfaction of the Public Works Director or designee.

220. COMMUTE ALTERNATIVES/TRANSPORTATION BENEFITS: The applicant/owner is required to offer the following commute benefits and transportation alternatives to employees of the project for the lifetime of the project. If the property is sol d to a third party, the third party shall establish a TDM program consistent with these requirements in effect at the time of sale.

These alternatives are to encourage use of public transit, bike ridership, provide alternatives to single -occupancy vehicle trips within the City, and aid employees in getting to and from k ey destinations within the City. The project shall implement the following transportation benefits sufficient to achieve the project’s trip reduction target and comply with the site -specific trip cap:

a. Appointment of a transportation/commute coordinat or on-site to manage and monitor commute alternative programs or designation of staff to coordinate with the Mountain View Transportation Management Association (MTMA) on TDM program activities, as needed.

b. Communication of transportation options, including bikeway maps, transit options, and TDM program offerings provided via on-site kiosks, welcome packets, and new hire orientations.

c. Transit passes or transit subsidies to all employees (regular, part -time, and contract) , such as a Clipper BayP ass, VTA EcoPass, monthly Clipper card subsidies, or a comparable transit pass program.

d. Membership for all employees to a corporate, City, and/or regional micromobility/bike/scooter share program or pooling of micromobility options in coordination wit h the Mountain View Transportation Management Association (MTMA).

Alternatively, provide access to loaner e-bikes and helmets, maintained by the property owner, for which employees can use on an as-needed basis at no cost.

e. Membership for all employees to a car -share program with vehicles stationed within a five-minute (0.2 mile) walk coordinated by the property owner or MTMA.

f. Provide a Guaranteed Ride Home program to encourage use of alternative transportation to the site.

g. Hybrid/flexible work schedule program to allow employees to travel outside of peak periods.

h. Implement a parking cash out program consistent with AB 2109 and AB 2206, as required by State law.

i. Join and maintain ongoing membership in the Mountain View Transportation Ma nagement Association (MTMA) or an equivalent entity, in exchange for TDM services, for the life of the project.

In addition, the applicant is required to provide the following on-site facilities:

j. Short- and long-term bicycle parking facilities consistent with VTA Bicycle Technical Guidelines and the City zoning code.

k. On-site end-of-trip facilities, including showers, changing rooms, and clothes lockers, for employees who access work by walking, running, or biking.

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Any modification to this trans portation benefits program requires review and approval by the Public Works Director or designee.

221. TRANSPORTATION DEMAND MANAGEMENT (TDM) MONITORING: The property owner(s), or their representative, shall prepare an annual TDM report and submit it to the City to document the effectiveness of the TDM program in achieving the goal of 33% peak-hour vehicle trip reduction by employees within the project, including complying with the trip cap of 22 a.m. peak-hour trips and 21 p.m. peak -hour trips among office employees. The TDM report shall be prepared by an independent consultant and paid for by the property owner(s) or their representative; the consultant shall work with the property’s TDM coordinator. The peak-hour trips shall be determined through an online survey, in addition to an intercept survey. The surveys shall be conducted by the independent consultant, who will determine the commute mode of al l employees entering and exiting the office building on typical weekdays when the maximum number of employees are expected. Details of the survey shall be determined in consultation with City staff in Public Works prior to issuance of the Certificate of O ccupancy. The TDM report shall also include a determination of historical office employee commute methods, which shall be informed by surveying all office employees working on the project site.

a. TDM Reporting: The initial TDM report for the project wi ll be submitted on December 1, or the following business day thereafter if a weekend, one year after the granting of the Certificate of Occupancy. Subsequent reports will be collected annually on December 1.

b. Report Requirements: The TDM report shall either: (1) state that the project has achieved 33% peak -hour vehicle trip reduction or higher, providing supporting statistics and analysis to establish attainment of the goal and compliance with the site-specific trip cap; or (2) state that the project has not achieved the 33% peak -hour vehicle trip reduction and exceeded the site trip cap, providing an explanation of how and why the goal has not been reached and a description of additional measures that will be adopted in order to attain the TDM goal re quired for the project.

c. Penalty for Noncompliance : If, after an initial TDM report shows noncompliance, the second annual report indicates that, in spite of the changes in the TDM program, the vehicle trip cap is still not being met, or if the applica nt fails to submit such a TDM report at the times described above, the City may assess a penalty. The penalty shall be as determined by any fee schedule, administrative standard and/or ordinance standard in place at the time the penalty is paid, but in no case shall it be greater than One Hundred Thousand Dollars ($100,000) for the first percentage point below the 33% peak-hour vehicle trip reduction and an additional Fifty Thousand Dollars ($50,000) for each additional percentage point below the minimum 33% thereafter (“TDM Penalty”). In determining whether the TDM Penalty is appropriate, the City may consider whether the property owner(s) has made a good -faith effort to meet the TDM goals and allow a six (6) month “grace period” to implement additional T DM measures to meet the vehicle trip cap. Any expenses that are put toward achieving the trip cap can be offset against the TDM Penalty. The TDM Penalty shall be used to promote alternatives to single-occupancy vehicle use in the City.

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.

222. 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. Refer to SCVURPPP’s Construction Best Management Practices (BMPs) sheet f ound at https://scvurppp.org/pdfs/1415/ SCVURPPP_Countywide_Program_BMP_Plan_Sheet_041615.pdf.

223. 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

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should include installation of the following items where appropriate: (a) silt fences around the site perimeter; (b) gravel bags surrounding catch basins; (c) filter fabric over catch basins; (d) covering of exposed stockpiles; (e) concrete washout areas ; (f) stabilized rock/gravel driveways at points of egress from the site; and (g) vegetation, hydroseeding, or other soil stabilization methods for high-erosion areas. The plan should also include routine street sweeping and storm drain catch basin cleaning.

224. 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.

225. LANDSCAPE DESIGN: Landscape design shall minimize runoff and promote surface filtration. Examples include: (a) no steep slopes exceeding 10%; (b) using mulches in pl anter areas without ground cover to avoid sedimentation runoff; (c) installing plants with low water requirements; and (d) installing appropriate plants for the location in accordance with appropriate climate zones. Identify which practices will be used in the building plan submittal.

226. EFFICIENT IRRIGATION: Common areas shall employ efficient irrigation to avoid excess irrigation runoff. Examples include:
(a) setting irrigation timers to avoid runoff by splitting irrigations into several short cycles; (b) employing multi-programmable irrigation controllers; (c) employing rain shutoff devices to prevent irrigation after significant precipitation; (d) use of drip irrigation for all planter areas which have a shrub density that will cause excessive spray interference of an overhead system; and (e) use of flow reducers to mitigate broken heads next to sidewalks, streets, and driveways. Identify which practices wi ll be used in the building plan submittal.

227. 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.

228. OUTDOOR STORAGE AREAS (INCLUDING GARBAGE ENCLOSURES): Outdoor storage areas (for storage of equipment or materials which could decompose, disintegrate, leak, or otherwise contaminate s tormwater runoff), including garbage enclosures, shall be designed to prevent the run -on of stormwater and runoff of spills by all of the following: (a) paving the area with concrete or other nonpermeable surface; (b) covering the area; and (c) sloping th e area inward (negative slope) or installing a berm or curb around its perimeter. There shall be no storm drains in the outdoor storage area.

229. STORMWATER TREATMENT (C.3): This project will create or replace more than five thousand (5,000) 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.” Runoff from portions of th e public right of way (e.g., sidewalks, curb extensions, pavement replacement, and curb and gutter replacement in the street frontage) that are constructed or reconstructed as part of Regulated Projects will also need to be treated using LID measures. The City’s guidelines also describe the requirement to select Low-Impact Development (LID) types of stormwater treatment controls; the types of projects that are exempt from this requirement; and the Infeasibility and Special Projects exemptions from the LID requirement.

The “Stormwater Quality Guidelines for Development Projects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the treatment controls that will be installed. Include three stamped and signed copies of the Final Stormwater Management Plan with the building plan submittal. The Stormwater Management Plan must include a stamped and signed certification by a qualified Engineer, stating that the Stormwater Management Plan complies with the City’s guidelines and the State NPDES Permit. Stormwater treatment controls required under this condition may be required to enter into a formal recorded Maintenance Agreement with the City.

230. STORMWATER MANAGEMENT PLAN—THIRD-PARTY ENGINEER’S CERTIFICATION: The Final Stormwater Management Plan must be certified by a qualified third -party engineer that the proposed stormwater treatment controls comply with the City’s Guidelines and Provision C.3 of the Municipa l Regional Stormwater NPDES Permit (MRP). A list of qualified engineers is available at the following link: https://scvurppp.org/wp-content/uploads/2022/12/SCVURPPP-Qualified-Consultants-List- Memo_December-2022.pdf.

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231. 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. The full -trash capture device must be selected from the list of State Water Board approved devices:
https://www.waterboards.ca.gov/water_issues/programs/stormwater/trash_implementation.html . Once installed, the property owner or property manager sha ll 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 inst alled 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.

232. 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 catch basin connector pipe screens. The full -trash capture device must be selected from the list of State Water Board approved devices: https://www.waterboards.ca.gov/water_issues/ programs/stormwater/trash_implementation.html. Once installed, the property owner or property manager shall be responsible for maintaining the trash capture device. Maintenance shall be completed in accordance with the manufacturer’s recommended frequency, but at a minimum of one time per year. Indicate the type of full trash capture device that will be installed to remove trash from runoff for the entire project site, and in clude details for the installation of the trash capture system(s) in the building plans for the project.

233. BUILDING DEMOLITION PCB CONTROL: Nonwood frame buildings constructed before 1981 that will be completely demolished are required to conduct represe ntative 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 St ate notification and abatement requirements prior to demolition of the building. Submit a completed “Polychlorinated Biphenyls (PCBs) Screening Assessment Applicant Package” with the building demolition plans for the project. A demolition permit will not be issued until the completed “PCBs Screening Assessment Applicant Package” is submitted and approved by the City Fire and Environmental Protection Division (FEPD). Applicants are required to comply with applicable Federal and State regulations regarding notification and abatement of PCBs-containing materials. Contact the City’s FEPD at 650 -903-6378 to obtain a copy of the “PCBs Screening Assessment Applicant Package” and related guidance and information.

234. PLAN REVIEW AND PERMIT INSPECTION SERVICE FEES : Plan review and permit inspection services are subject to fees. An invoice will be issued for plan review and inspections, and a receipt verifying fee payment will be required prior to final Building plan approval.

NOTE: As required by California Government Code Section 66020, the applicant is hereby notified that the 90 -day period has begun as of the date of approval of this application, in which the applicant may protest any fees, dedications, reservations, or other exactions imposed by the City as part of this approval or as a condition of approval. The fees, dedications, reservations, or other exactions a re described in the approved plans, conditions of approval, and/or the adopted City fee schedule.

Mountain View City CouncilNovember 7, 2023

Mountain View City Council
November 7, 2023