Attachment 2
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.
SERIES 2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW
APPROVING A PLANNED COMMUNITY PERMIT AND DEVELOPMENT REVIEW PERMIT TO CONSTRUCT A NEW SIX-STORY, 168,647 SQUARE FOOT, 201-ROOM HOTEL WITH A FOUR-LEVEL PARKING GARAGE, AND A TWO-STORY, 37,611 SQUARE FOOT OFFICE BUILDING, REPLACING TWO COMMERCIAL OFFICE BUILDINGS; A PROVISIONAL USE PERMIT FOR A PARKING REDUCTION TO ALLOW 192 SPACES IN LIEU OF 209 SPACES REQUIRED FOR THE HOTEL; AND A HERITAGE TREE REMOVAL PERMIT TO REMOVE EIGHT HERITAGE TREES, ALL ON A 2.16-ACRE SITE LOCATED AT 500 AND 550 ELLIS STREET
WHEREAS, an application (Application No. PL-2022-097) was received from Loren Brown of Vance Brown Builders, on behalf of Portola Land Company, for a Planned Community Permit and Development Review Permit to construct a six-story, 168,647 square foot, 201-room hotel with a four-level parking garage, and a two -story, 37,611 square foot office building, replacing two commercial office buildings; a Provisional Use Permit for a parking reduction to allow 192 spaces in lieu of 209 spaces required for the hotel; and a Heritage Tree Removal Permit to remove eight Heritage trees on a 2.16-acre site located at 500 and 550 Ellis Street; and
WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on October 4, 2023 on said application and recommended the City Council conditionally approve the Planned Community Permit, Development Review Permit, Provisional Use Permit , and Heritage Tree Remova l Permit, subject to the findings and conditions of approval attached hereto; and
WHEREAS, the City Council held a public hearing on November 14, 2023 on said application and received and considered all evidence presented at said hearing, including the recommendation from the Environmental Planning Commission , the City Council report, and project materials; now, therefore, be it
RESOLVED: that the City Council of the City of Mountain View finds:
1. Provisional Use Permit. The Provisional Use Permit for a parking reduction to allow 192 spaces in lieu of 209 spaces required for the hotel is conditionally approved based upon the conditions contained herein and upon the following findings per Section 36.48.25 of the City Code:
a. The proposed use is conditionally permitted within the East Whisman Precise Plan and complies with all of the applicable provisions of Chapter 36 (Zoning) of the City Code, including Table 14 on Page 87 of the Precise Plan, which allows modifications to parking standards for “other uses,” including hotels, through the Provisional Use Permit process; and Section -2-
36.32.65 allows reductions in off-street parking requirements when justified, and a Multi-Modal Transportation Analysis for the project, prepared by Hexagon Transportation Consultants, Inc., dated June 2, 2023, provided that parking would be adequate for the hotel and office uses;
b. The proposed use is consistent with the High -Intensity Office Land Use Designation of the General Plan because reduced parking supports sustainable transportation, and the Land Use Designation requires measures for highly sustainable development for higher- intensity projects;
c. The location, size, design, and operating characteristics of the proposed use are compatible with the site and building character and environmental conditions of exis ting and future land uses in the vicinity since the project is located near transit and will provide shuttles and other Transportation Demand Management services to limit need for parking by hotel guests;
d. Any special structure or building modificatio ns necessary to contain the proposed use would not impair the architectural integrity and character of the Precise Plan in which it is to be located because the reduced parking allows the parking to be better screened by the hotel building; and
e. The a pproval of the proposed project, including the Provisional Use Permit , complies with the California Environmental Quality Act (CEQA) per Sections 15162 and 15183 of the CEQA Guidelines as the project is consistent with the adopted East Whisman Precise Plan , including the development density established, the environmental impacts of which were evaluated and disclosed in the certified East Whisman Precise Plan Final Environmental Impact Report (Precise Plan FEIR) . An Initial Study of Environmental Significance was prepared for the project and adopted by the City Council, which found that, with the implementation of the Precise Plan standards and guidelines, standard City conditions of approval, State regulations, and certain mitigation measures identified in the Precise Plan FEIR and the 2030 General Plan and Greenhouse Gas Reduction Program Final Environmental Impact Report (General Plan FEIR), the proposed development would not result in any new or substantially more severe environmental impacts beyond those previously evaluated and disclosed in the FEIRs, and no supplemental or subsequent environmental review is required.
2. Planned Community Permit. The Planned Community Permit to construct a new six- story, 168,647 square foot , 201-room hotel with a four-level parking garage and a two -story, 37,611 square foot office building 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 East Whisman 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 compliance with the intent of the requirements in the applicable Precise Plan since the project -3-
demonstrates compliance with all applicable standards for the Precise Plan, with the following exceptions from the Precise Plan that meet the intent of the development standards but address the unique conditions of the site, including:
i. Providing two loading spaces, in lieu of the required six loading spaces for the hotel;
ii. Modifying the streetscape design along National Avenue and Ellis Street to allow the sidewalk to meander around existing Heritage trees that would otherwise require the trees to be removed;
Additionally, in accordance with the Precise Plan, the project includes a contribution of community benefits in proportion to the requested Bonus Floor Area Ratio that will support improvements in the Precise Plan Area.
b. The proposed use or development is consistent with the High -Intensity Office Land Use Designation of the General Plan as the proposed buildings and uses are consistent with allowed uses of the Land Use Designation, such as office and hotel; and the proposed development of a two -story office with 0.40 FAR and a six -story hotel with 1.79 FAR does n ot exceed the five- to six-story height guideline and the 0.40 FAR allowance for office nor the six- to eight-story height guideline and the 2.0 FAR allowance for hotels;
c. The proposed uses and development will not be detrimental to the public interest, health, safety, convenience, or welfare because the project will comply with all applicable health and safety codes; addresses all applicable Precise Plan standards intended to achieve harmonious development within the Plan Area, such as well-connected public pathways and publicly accessible open spaces; is an infill project that is served by available public infrastructure; meets the target of 200 lodging rooms studied in the East Whisman Precise Plan Final Environmental Impact Report; utilizes shared parking strategies in a mixed -use development; and takes advantage of the prominent corner location with active storefront within walking and bicycling distance from existing neighborhoods and offices;
d. The proposed project promotes a well -designed de velopment that is harmonious with existing and planned development in the surrounding area because the buildings are located and configured to maximize building frontage; the site is configured to reduce the existing driveway openings from four to two (one on National Avenue and one on Ellis Street) to enhance pedestrian safety; the project locates all parking and services to the rear of the property, screened from public streets, where the proposed parking garage is wrapped by the hotel on thre e sides , and an art mural on the remaining open side adds interest to the structure; and the project includes a public paseo that connects to another proposed multi -use path that further encourages multi-modal travel using these smaller-scale street connections as envisioned by the Precise Plan; and
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e. The approval of the proposed project, including the Planned Community Permit, complies with the California Environmental Quality Act (CEQA) per Sections 15162 and 15183 of the CEQA Guidelines as the projec t is consistent with the adopted East Whisman Precise Plan, including the development density established, the environmental impacts of which were evaluated and disclosed in the certified East Whisman Precise Plan Final Environmental Impact Report (Precise Plan FEIR). An Initial Study of Environmental Significance was prepared for the project and adopted by the City Council, which found that, with the implementation of the Precise Plan standards and guidelines, standard City conditions of approval, State r egulations, and certain mitigation measures identified in the Precise Plan FEIR and the 2030 General Plan and Greenhouse Gas Reduction Program Final Environmental Impact Report (General Plan FEIR), the proposed development would not result in any new or su bstantially more severe environmental impacts beyond those previously evaluated and disclosed in the FEIRs, and no supplemental or subsequent environmental review is required.
3. Development Review Permit . The Development Review Permit to construct a new six-story, 168,647 square foot, 201 room hotel with a four-level parking garage, and a two-story, 37,611 square foot office building 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 C ity Code, the General Plan, and any City - adopted design guidelines since the project promotes well -integrated development, including dedication of a publicly accessible paseo that provides the pedestrian access and connections envisioned in the Precise Pla n, contributes to the revitalization and connectivity of the East Whisman Precise Plan Area by locating entries and building facades close to public sidewalks except where necessary to preserve mature Heritage trees , prioritizes actives uses to create active priority frontages, incorporates increased tree canopy coverage (at maturity), and includes a publicly accessible combined paseo and amenity space at the ground level as well as other design elements meeting Precise Plan objectives for well-designed buildings;
b. The architectural design of structures, including colors, materials, and design elements (i.e., awnings, exterior lighting, screening of equipment, signs, etc.), is compatible with surrounding development because the project proposes storefront glazing to activate the corner and along both street frontages, a parking garage which is appropriately located toward the rear of the site, a new office building with materials and windows that add interest and variation along the Ellis Street frontage, and a range of materials, textures, and colors across both buildings that are appropriately simple and varied;
c. The location and configuration of structures, parking, landscaping, and access are appropriately integrated and c ompatible with surrounding development, including public streets and sidewalks and other public property, as the project includes a public paseo that fits within a network of smaller -scale street connections as envisioned by the Precise Plan and integrates with the open area and amenities like seating and planter -landscaping within the -5-
development; it includes a taller building at the corner to support the place -making goals of the Precise Plan; and the parking and vehicle circulation is well -segregated fro m other modes, creating a walkable environment along the sidewalk and paseo;
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 by preserving existing tree canopy along the perimeter of the site, particularly on shared property lines and along street frontages and within the paseo , and includ es an enhanced paseo design by integrating it with the amenity spaces of the hot el and featuring landscaping within planters, seating, and lighting;
e. The design and layout of the proposed project will result in well -designed vehicular and pedestrian access, circulation, and parking by providing appropriate loading and car-share parking facilities, reducing the existing number of driveway entries to the site, and creating well-marked, pleasant pedestrian and bicycle connections throughout the site; and
f. The approval of the proposed project, including the Development R eview Permit, complies with the California Environmental Quality Act (CEQA) per Sections 15162 and 15183 of the CEQA Guidelines as the project is consistent with the adopted East Whisman Precise Plan, including the development density established, the environmental impacts of which were evaluated and disclosed in the certified East Whisman Pre cise Plan Final Environmental Impact Report (Precise Plan FEIR). An Initial Study of Environmental Significance was prepared for the project and adopted by the City Council, which found that, with the implementation of the Precise Plan standards and guide lines, standard City conditions of approval, State regulations, and certain mitigation measures identified in the Precise Plan FEIR and the 2030 General Plan and Greenhouse Gas Reduction Program Final Environmental Impact Report (General Plan FEIR), the pr oposed development would not result in any new or substantially more severe environmental impacts beyond those previously evaluated and disclosed in the FEIRs, and no supplemental or subsequent environmental review is required.
4. Heritage Tree Removal P ermit. The Heritage Tree Removal Permit , to remove eight Heritage trees (Tree Nos. 252-254, 262, 287, 292, 294, and 296) is conditionally approved based on the conditions contained in Exhibit A, the review by the City arborist with a site visit conducted on June 23, 2023 , 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 pr operty when compared to other similarly situated properties because the Heritage trees proposed for removal conflict with the building envelope, the proposed drive aisle, and paseo, and their existing locations will be impacted by the construction work for the proposed project and site improvements and are, therefore, recommended to be removed;
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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 proposed project, including the Heritage Tree Removal Permit, complies with the California Environmental Quality Act (CEQA) per Sections 15162 and 15183 of the CEQA Guidelines as the project is consistent with the adopted East Whisman Precise Plan, including the development density established, the environmental impacts of which were evaluated and disclosed in the certified East Whisman Precise Plan Final Environmental Impact Report (Precise Plan FEIR). An Initial Study of Environmental Significance was prepared for the project and adopted by the City Council, which found that, with the implementation of the Precise Plan standards and guidelines, standard City conditions of approval, State regulations, and certain mitigation measures ide ntified in the Precise Plan FEIR and the 2030 General Plan and Greenhouse Gas Reduction Program Final Environmental Impact Report (General Plan FEIR), the proposed development would not result in any new or substantially more severe environmental impacts b eyond those previously evaluated and disclosed in the FEIRs, and no supplemental or subsequent environmental review is required; and be it
FURTHER RESOLVED: that the Planned Community Permit , Development Review Permit, Provisional Use 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.
TIME FOR JUDICIAL REVIEW
The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6, as established by Resolution No. 13850, adopted by the City Council on August 9, 1983.
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Exhibit: A. Conditions of Approval
Exhibit A
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CONDITIONS OF APPROVAL
APPLICATION NO.: PL-2022-097
500 AND 550 ELLIS STREET
The applicant is hereby notified, as part of this application, that the applicant is required to meet the following conditions in accordance with the Mountain View City Code and the State of California. Where approval by a City Department Director or Official is required, that review shall be for compliance with all applicable conditi ons of approval, adopted policies and guidelines, ordinances, laws , and regulations, and accepted practices for the item (s) under review. The applicant is hereby notified that the applicant is required to comply with all applicable codes or ordinances of the City of Mountain View and the State of California that pertain to this development, including those noted herein.
This approval is granted to construct a six -story, 168,647 square foot , 201 room hotel with a four -level parking garage, and a two - story, 37,611 square foot office building, replacing two commercial office buildings; a Provisional Use Permit to allow 192 spaces in lieu of 209 spaces required for the hotel; and a Heritage Tree Removal Permit to remove 15eight Heritage trees, all on a 2.16-acre site located on Assessor’s Parcel Nos. 160-54-016 and 160-51-025. Development shall be substantially as shown on the project materials listed below, except as may be modified by conditions contai ned herein , which are kept on file in the Planning Division of the Community Development Department:
a. Project plans prepared by Arris Studio Architects, date stamped August 9October 20, 2023.
b. Color and materials board prepared by Arris Studio Architects, date stamped August 9, 2023.
c. Arborist report prepared by Chris Stewart, of Urban Tree Management, Inc., date d September 11October 12, 2023.
d. An Initial Study of Environmental Significance entitled Compliance Checklist 500 and 550 Ellis Street Project, dated August 2023, was prepared by the City for the project in accordance with Sections 15162, 15168, and 15183 of the California Environmental Quality Act (CEQA) Guidelines.
THIS REQUEST IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:
Planning Division—650-903-6306 or [email protected]
1. EXPIRATION: This permit is valid for a period of two years from the date of approval. This permit shall become null and void if building permits have not been issued and construction activity has not commenced withi n the two -year period unless a permit extension has been submitted to and approved by the Zoning Administrator at a duly noticed public hearing prior to the expiration date.
2. PERMIT EXTENSION: Zoning permits may be extended for up to two years after an Administrative Zoning public hearing, in compliance with procedures described in Chapter 36 of the City Code. An application for extension must be filed with the Planning Division, including appropriate fees, prior to the original expiration date of the p ermit(s).
3. PLANNING INSPECTION: Inspection(s) by the Planning Division are required for foundation, framing, application of exterior materials, and final completion of each structure to ensure that the construction matches the approved plans.
PERMIT SUBMITTAL REQUIREMENTS
4. AIR QUALITY: The applicant is required to secure a permit from the Bay Area Air Quality Management District (BAAQMD) or provide written assurance that no permit is required prior to issuance of a building permit.
5. 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
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Department of Environmental Health, etc.), and responsible parties, if necessary, to address any site remediation or building design/construction requirements to ensure appropriate on -site improvements in accordance with the oversight agency standard practice; local, Stat e, and Federal regulations; and City Code requirements. Design of remediation equipment, equipment placement, or remediation activities will need to be reviewed and may require approval by all parties. Prior to th e issuance of any building or fire permit s, the applicant shall either: (a) submit written proof of an approval from the oversight agency of remediation activity and/or building and site design as deemed consistent with the remediation activity; or (b) provide written proof the work is not subje ct to approval from an oversight agency. A Certificate of Occupancy cannot be issued until final inspections have been completed by the City and the oversight agency, if required.
6. CERTIFICATION OF BUILDING PERMIT PLANS: In a letter, the project archit ect 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 structur al 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. ACCESSORY STRUCTURE(S): Any future accessory structure on -site will require approval by the Planning Division and may require separate City permits.
8. ZONING INFORMATION: The following information must be listed on the title sheet of the building permit drawings: (a) zoning permit application number; (b) zoning district designation; (c) total floor area ratio and residential density in units per a cre, if applicable; (d) lot area (in square feet and acreage); and (e) total number of parking spaces.
9. REVISIONS TO THE APPROVED PROJECT: Minor revisions to the approved plans shall require approval by the Zoning Administrator. Major modifications as determined by the Zoning Administrator shall require a duly noticed public hearing, which can be referred to the City Council.
10. FLOOR AREA RATIO (FAR) DIAGRAM: Building permit drawings must include a floor area ratio (FAR) diagram for each structure on-site, clearly identifying each level of the structure(s) and the gross area(s) which count toward floor area per required zoning calculations. The diagram must also clearly identify all areas which are exempt from FAR.
11. PAINT COLOR -CODING: At submittal of building plan check, provide color -coded elevations of each side of the building(s) detailing the location of all paint and stain colors, manufacturer, and color names.
12. GEOTECHNICAL REPORT: The applicant shall have a design -level geotechnical investigation prepared which includes recommendations to address and mitigate geologic hazards in accordance with the specifications of California Geological Survey (CGS) Special Publication 117, Guidelines for Evaluating and Mitigating Seismic Hazards , and the requirements of the Seismic Hazards Mapping Act. The report will be submitted to the City during building plan check, and the recommendations made in the geotechnical report will be implemented as part of the project and included in building permit drawings and civil drawings as needed. Recommendations may include considerations for design of permanent below-grade walls to resist static lateral earth pressures, lateral pressures causes by seismic activity, and traffic loads; method for backdraining walls to prevent the build -up of hydrostatic pressure; considerations for design of excavation shoring system; excavation monitoring; and seismic design.
13. 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 wi th jurisdiction has released the site as clean or a site toxics mitigation plan has been approved.
14. SOIL MANAGEMENT PLAN: Prepare a soil and groundwater management plan for review and approval by the Santa Clara County Department of Environmental Health (SCCDEH). Proof of approval or actions for site work required by the SCCDEH must be provided to the Building Division prior to issuance of any demolition or building permits.
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15. 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 shal l 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.
16. BIRD-STRIKE MANAGEMENT PLAN: A bird-strike management plan, which provides project design features to reduce bird strikes, and a bird -strike monitoring plan postconstruction shall be submitted as part of the building permit submittal with recommended provisions included in the building permit plans.
17. LOT LINE ADJUSTMENT: Prior to building permit issuance, the appli cant shall record the Lot Line Adjustment to modify the property line(s) between 160 -54-016 and 160-54-025. Separate Planning and Public Works permit(s) are required. The map shall be approved and recorded in accordance with the City Code and the Subdivi sion Map Act. Failure to record the Lot Line Adjustment shall render the Planned Community Permit, Development Review, and Heritage Tree Permit invalid.
18. 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.
19. 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.
20. PRIVATELY OWNED, PUBLICLY ACCESSIBLE OPEN SPACE SIGNAGE: The applicant shall provide on -site signage(s) along each street frontage allowing access to the privately owned, publicly accessible open space. The sign (s) shall be approved by the Community Services Director consistent with zoning regulations and subject to separate planning and building permits.
Application form and submittal requirements for a planning permit are online at www.mountainview.gov/planningforms.
OPERATIONS
21. 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.
22. COMMON AREA OPERATIONS: The appr oved hours of operation for the common area shall be limited to 7 :00 a.m. to 10:00 p.m., seven days per week, which includes amplified sound. In the event any problems arise with the hours of operation or noise, the Zoning Administrator may hold a public hearing to review common-area operations and impose new or modified conditions of approval in response to public comment received. The public hearing shall be conducted and noticed in accordance with Chapter 36, Article XVI, Division 6 of the City Code.
23. PARKING MANAGEMENT PLAN: Prior to building permit issuance, the applicant shall develop a parking management plan describing parking allocation for guests and/or commercial uses on the project site, subject to administrative approval by th e Zoning Administrator prior to building permit issuance. Based on the recommendations from the Multi-Modal Transportation Analysis, prepared by Hexagon Transportation Consultants, Inc., dated June 2, 2023, the project shall:
a. Designate one (1) of the surface parking spaces west of the office as a short-term passenger loading space to ensure that the ride-share vehicles do not block the drive aisle while waiting; and
b. Reserve 70 spaces in the garage for office employees between the hours of 9 :00 a.m. and 5:00 p.m.
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In addition, to maintaining compliance with the East Whisman Precise Plan maximum office parking requirement, the Parking Management Plan shall require 83 spaces to be reserved for the hotel to limit office parking to no more than 109 spaces.
24. 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
25. BUILDING DESIGN/PLAN MODIFICATIONS: Modifications shall be made to the architectural design, building materials, colors, landscaping, and/or other site or building design details provided in the building permit drawings, subject to review and approval by the Zoning Administrator prior to issuance of a building permit, and addressing the following design direction:
1a. Further refine the design of the midblock paseo as need ed to retain Tree Nos. 282-286 while also providing for convenient bike and pedestrian travel along the paseo, including adjustments to the planter layout/design, other paseo features, paving materials, and transitions, etc.
ab. Further refine the design of the proposed (new) office building to:
1. Continue to amplify the design of the main entry volume by employing shaped metal accents , such as “C” channel columns/headers/sills or other detailing to provide greater dimensionality and visual intere st for the main entry portion of the facade.
2. Study window treatments (e.g., sill and header details) to enhance design detailing, particularly facing Ellis Street, and refine entry door and window locations/design at the key corner to ensure the window pattern is balanced and harmonious with the rest of the building, given reduced/adjusted building walls to preserve additional midblock paseo trees.
3. Incorporate additional landscaping around/within the stepped seat walls between the main entry and Ellis Street sidewalk.
4. Shift some visitor bike parking closer to the main office entry.
bc. Further refine the design of the proposed (new) hotel to:
1. Create a more purposeful pedestrian-oriented key corner design to engage pedestrians and hotel visitors through more enhanced plaza/streetscape features (e.g., furnishings, art, special paving, etc.), pedestrian -scaled building storefront design, entry accents, etc.
2. Provide additional features within the Ellis Street patio, such as a vine trellis or arbor, to further accent the indoor/outdoor design along a key public frontage.
3. Refine the design of the hotel balcony trellises to incorporate additional coverage and warmth/materiality to be more useable by hotel guests and provide visual interest along the midblock paseo.
4. Evaluate opportunities to provide a landscaped rooftop (such as planting sedum or some other softer/natural material), as feasible, above the garage lift structure to improve guest room views.
5. Incorporate additional landscape planters, benches, or other pedestrian-oriented elements around the hotel shop and port cochere entries along National Avenue and additional planters along the pedestrian pathway (e.g., at more column locations) on the west side of the hotel.
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6. Provide complete construction details for architectural accents (e.g., hotel balcony trellises, the vertical key corner louvers, etc.) to allow staff review of their design and proportions to ensure they provide sufficient shadow, texture , and interest per applicant-provided architectural renderings and design conditions.
7. Work with staff to finalize the final design of the proposed art mural.
8. Refine ground-level entry door and window locations/design along the midblock paseo and hotel patio areas to ensure the window pattern is balanced and harmonious with the rest of the building, given the redesign of the accessible ramp and other changes associated with preservation of additional Heritage trees in the midblock paseo area.
26. PUBLICLY ACCESSIBLE OPEN SPACE/FACILITIES: This project includes privately owned open space, improvements, and/or other facilities which shall be publicly accessible and include pedestrian walkway (paseo), seating areas, bicycle parking, a nd recreation area. The applicant shall have the right to establish and enforce reasonable rules and regulations for the use of the open space but shall not restrict access with fencing or other design/operational barriers.
The building permit and off -site improvement plans shall include details for the design, landscape, art, and programming for review and approval by the Zoning Administrator prior to issuance of building and/or excavation permits. (PROJECT-SPECIFIC
CONDITION)
27. EXTERIOR MATERIALS: High-quality materials and finishes shall be used throughout the project and shall remain in compliance with the materials identified in the approved plans, except as modified by the conditions of approval herein. Details regarding all color and archite ctural details shall be provided in the building permit plan submittal and shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.
28. SPECIAL PAVING MATERIALS: The color, material, design, and product specifications for the special paving materials used on- site shall be submitted with the building permit drawings. Final paving design details shall be subject to review and approv al by the Zoning Administrator prior to the issuance of building permits.
29. 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.
30. RECESSED WINDOWS: All windows shall be recessed from the face of the building a minimum of 4.5”.
31. BIRD-SAFE DESIGN: To reduce bird strikes, building permit plans must include design elements in accordance with the East Whisman Precise Plan and the following project design features:
a. Facade Treatments: No more than 10% of the surface area of a building’s total exte rior facade shall have untreated glazing between the ground and 60’ above ground . Examples of bird-friendly glazing treatments include opaque glass, covering of clear glass surface with patterns, use of paned glass with fenestration patterns, and use of e xternal screens over nonreflective glass.
b. Occupancy Sensors : For nonresidential development, occupancy sensors, or other switch -control devices shall be installed on nonemergency lights . These lights should be programmed to shut off during nonwork hours and between 10:00 p.m. and sunrise.
32. 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.
33. 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
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the hotel’s smooth finish EIFS, Trespa® panels, box rib metal panels, wood -look paneling and paint samples and the office’s smooth finish EIFS, brake metal, and paint samples . Proposed primary and secondary (accent) paint colors should be painted next to each other on the mock -up for purposes of inspection. The color(s) shall no t be considered approved until after inspection and approval by the Zoning Administrator.
34. 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.
35. MECHANICAL EQUIPMENT (GROUND SCREENING): All mechanical equipment, such as air condenser (AC) units or generators, shall be concealed behind opaque screening. No mechanical equipment i s permitted within the paseo or in front of active priority frontages but may be located in the fenced yard area or building rooftops . (PROJECT-SPECIFIC CONDITION)
36. OUTDOOR STORAGE: There is to be no outdoor storage without specific Development Review approval by the Planning Division.
37. GROUND-FLOOR COMMERCIAL AREA : This project is required to provide approximately 12,535 square feet of ground -floor commercial, meeting , and/or lobby space, including restaurant , retail, meeting room, lobby, lounge, and/or similar uses. (PROJECT-SPECIFIC CONDITION)
38. TRASH ENCLOSURE: Details of an opaque screen trash enclosure are to be shown on building permit drawings and be approved by the Zoning Administrator prior to permit issuance. The trash enclosure should match the architectural design, color, and materials of the primary structure. For food-serving uses or trash compactors, the trash enclosure must be equipped with hot water, a drain inlet to the sanitary sewer system, and a locking device. An enclosure constructed to store trash/recycling/compost bins shall have a concrete pad the same width as the enclosure and extending a minimum 10’ beyond the enclosure access door(s). The concrete pad will be designed to accommodate the weight of a 60,000 -pound collection vehicle.
39. PARKING SPACE DESIGN: All parking spaces (except parallel spaces) must be double -striped with 4” wide stripes. Double stripes shall be 18” apart, from outside edge to outside edge of the stripes, or 10” from inside edge to inside edge of the stripes.
The 8-1/2’ parking space width is measured from the center of one double stripe to the other, such that the space between stripes is 7’. For parallel parking spaces, only single -striped or tic -mark is required between spaces. Single stripes shall be measured from interior edge to interior edge of the stripe, such that the space between stripes is 24’.
40. LIGHTING PLAN: The applicant shall submit a lighting plan in building permit drawings. This plan should include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. The design and location of outdoor lighting fixtures shall ensure there will be no glare and light spillover to surrounding properties, which is demonstrated with photometric contours extending beyond the project property lines. The lighting plan submitted with building permit drawings must be approved by the Zoning Administrator prior to building permit issuance.
41. BIKE PARKING FACILITIES: The applicant shall provide the following bike parking on the project site, which must be shown on building permit drawings:
a. Short-term bike parking for visitors at 5% of vehicle parking spaces for the hotel and 1 bike space per 2,000 square feet for the office. These spaces shall be provided as bike racks which must secure the frame and both wheels. Racks should be located near the building entrance (i.e., within constant visual range) unless it is demonstrated that they create a public hazard or i t is infeasible. If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault and must include clear and visible signage leading to public bicycle parking if not visible from a street or public path.
b. Long-term bike parking for employees/residents at 5% of vehicle parking spaces for the hotel and one bike space per 5,000 square feet for the office. These spaces shall be in a secure location to protect against theft and may include, but
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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 locate d on-site at grade-level. Specifications, location, and details shall be included on drawings submitted for building permit review.
42. SHOWER/CHANGING FACILITY: The project must provide one gender -neutral shower/changing room facilit y for the office building. The floor area used for shower and changing rooms shall not be included in the calculations for floor area.
43. VEHICLE PARKING DESIGNATIONS: The project shall provide:
a. A minimum of three (3) car-sharing spaces, which shall be in highly visible location(s) accessible to both building occupants and the general public. The applicant/property owner must offer a right of first refusal for car -sharing companies to locate space(s) on the project site. An exemption may be granted by the Zoning Administrator if no car - sharing company agrees to operate within the project site, subject to annual verification through the site’s TDM monitoring;
b. The minimum amount of electric vehicle (EV) spaces required per Chapter 8 of the City Code ; and
c. Loading and delivery space(s), which shall be shown in building permit drawings consistent with the approved plans.
GREEN BUILDING
44. 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 ® Platinum certified. All mandatory prerequisite points and minimum point totals per category to attain the required LEED Ce rtifiedTM 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 com pliance with the Mountain View Green Building Code (MVGBC). The project is also required to comply with Title 24, Part 6.
45. DUAL-PLUMBED BUILDING: Per the East Whisman Precise Plan, all new construction buildings are required to be dual-plumbed for potable and recycled water use per the City’s most current codes . Dual-plumbed buildings shall be equipped with potable back-up systems in the event of recycle water outages.
46. ENERGY MONITORING: To support energy management and identify opportunities for energy savings, the project shall provide submeters or equivalent combinations of sensors to record energy use data (electricity, natural gas, etc.) for each major energy system in the building.
TREES AND LANDSCAPING
47. 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.
48. 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.
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49. 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.
50. 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.
51. ARBORIST REPORT: A qualified arborist shall provide written instructions for the care of the existing tree(s) to remain on -site before, during, and after construction. The report shall also include a detailed plan showing installation of chain link fen cing around the dripline to protect these trees and installation of an irrigation drip system and water tie -in for supplemental water during construction. Arborist’s reports shall be received by the Planning Division and must be approved prior to issuance of building permi ts. Prior to occupancy, the arborist shall certify in writing that all tree preservation measures have been implemented. Approved measures from the report shall be included in the building permit drawings.
52. MONTHLY ARBORIST INSPECTIONS: Throughout dem olition and construction, a qualified arborist must conduct monthly inspections to ensure tree protection measures and maintenance care are provided. A copy of the inspection letter, including recommendations for modifications to tree care or construction activity to maintain tree health, shall be provided to the Planning Division at [email protected].
53. LANDSCAPE SCREENING: All utility meters, l ines, 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.
54. TREE REMOVALS: Permits to remove, re locate, or otherwise alter Heritage trees cannot be implemented until a project building permit for new construction is secured and the project is pursued.
55. REPLACEMENT TREES: The applicant shall offset the loss of each Heritage/street tree with two (2) replacement trees, for a total of thirty-nine (39) twenty-five (25) replacement trees, including replacement trees for non -Heritage trees . Each replacement tree shall be no smaller than a 24” box and shall be noted on the landscape plan as replacement trees.
56. STREET TREE PROTECTIONS: All designated City street trees are to be protected throughout construction activity with protection measures shown on building permit plans.
57. TREE PROTECTION MEASURES: The tree protection measures listed in the arborist’s report prepared by Chris Stewart and dated August 9October 12, 2023 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 and any roots greater than 2” in diameter will need approval from the project arborist before being removed . (PROJECT-SPECIFIC
CONDITION)
58. SECURITY DEPOSIT: The applicant shall take all precautions during construction activities to protect the following trees: 250, 251, 276, 278, 275-279, 282-285, 286, 293, and 295. Measures shall include, but not be limited to, all preservation measures identified in the arborist report pursuant to Condition No. 60.
To demonstrate accountability for implementing tree preservation measures, the applicant shall provide a security deposit prior to building permit issuance. The deposit shall be placed into an account where no interest shall accrue with payment o f a nonrefundable administrative fee. The amount of the deposit shall be determined by the Zoning Administrator based on City
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review and approval of a cost estimate provided by the applicant. At minimum, the cost estimate shall cover fees associated with a subsequent Heritage Tree Removal Permit process, if required, in accordance with Chapters 32 and 36 of the City Code; the cost of labor and materials for tree removal(s) for all Heritage trees identified to be preserved; and the cost of labor and materials for tree replacement(s) for all Heritage trees identified to be preserved, based on replacement tree species and sizes approved by the Zoning Administrator. The cost estimate submittal and fee deposit shall be completed prior to building permit issuance.
Upon completion of construction, the City will return the security deposit to the applicant upon issuance of a final Certificate of Occupancy for the project if either of the following conditions exist: (1) a site inspection by a certified arborist conf irms the health of the trees was maintained and no irrevocable damage or death of the trees has occurred due to the project’s construction activity; or (2) upon completion of the Heritage Tree Removal Permit process and verification the trees have been removed and replaced.
59. IRREVOCABLE DAMAGE TO HERITAGE TREES: In the event one or more of the preserved Heritage trees are not maintained and irrevocable damage or death of the tree(s) has occurred due to construction activity, a stop work order will be issued on the subject property and no construction activity shall occur for two (2) working days per damaged tree. The applicant will also be subject to a penalty fee at twice the tree valuation prior to damage; this fee applies to each Heritage tree damaged. N o construction activity can resume until the penalty fee(s) have been paid to the City.
60. TREE PLANTING ALTERNATIVES: Due to site constraints, which limit the ability to plant the proposed replacement trees on-site, the applicant shall work with staff to identify alternate tree planting measures, subject to review and approval by the Zoning Administrator. Alternate tree planting measures may include payment of a tree replacement fee to the City of Mountain View, based on the adopted fee schedule.
61. OFF-SITE TREE MITIGATION: There is no suitable on -site location for all replacement trees. Therefore, the applicant shall either pay a fee of $63,750 or donate nine five (95) 24” box trees to the City or other public agency to be used elsewhere in the community. The fee for replacement of a tree or trees shall be, at a minimum, based on the cost of a 24” box tree of the same species, delivered and installed.
NOISE
62. 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 temporary 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.
63. 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.
AGREEMENTS AND FEES
64. COMMUNITY BENEFIT CONTRIBUTION: In compliance with the East Whisman Precise Plan, the applicant is required to provide a community benefit in exchange for additional development intensity and to advance the goals and policies of the East Whisman Precise Plan. The applicant is required to provide a community benefit in the form of a fee payment of $6.22 per bonus square foot above the baseline hotel FAR of 1.0 for an estimated total contribution of $464,136, which must be made
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payable to the City of Mountain View. Payment must be provided prior to issuance of the first foundation, excavation, or new structure building permit.
65. INDEMNITY AGREEMENT: Prior to the issuance of any building permits, the applicant shall agree, in writing, to defend, indemnify, and hold harmless the City and the City’s officers, agents, and employees in any action brought by a third party to void this Permit(s). The agreement shall be in a form satisfactory to the City Attorney and Zoning Administrator. It shall run with the land and shall not be amended without prior City consent.
66. AVIGATION EASEMENT: If deemed necessary by the Santa Clara County Airport Land Use Commission and consistent with applicable law, an avigation easement shall be recorded for the property prior to the issuance of building permi ts. Proof of an executed avigation easement shall be provided to the Planning Division prior to issuance of a building permit.
CONSTRUCTION ACTIVITIES
67. 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).
68. 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.
69. CONSTRUCTION PARKING: The applicant shall prepare a construction parking management plan to address parking demands and impacts during the construction phase of the project by contractors or other continued operations on -site. The plan shall also include a monitoring and enforcement measure which specifies on -street parking is prohibited and will be monitored by the owner/operator of the property (or primary contractor), and penalties will be enforced by the owner/operator of the property (or primary contractor) for violations of on-street parking restrictions. Violations of this provision may result in a stop- work notice being issued by the City for development project. The construction parking management plan shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.
70. 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.
71. 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 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.
72. 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.
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73. 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, th e 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 potential ly friable ACMs, in accordance with the National Emissions Standards for Hazardous Air Pollutants (NESHAP) guidelines, prior to building demolition that may disturb the materials. All construction activities shall be undertaken in accordance with Cal/OSHA standards, contained in Title 8 of the California Code of Regulations (CCR), Section 1529, to protect workers from exposure to asbestos. Materials containing more than 1% asbestos are also subject to Bay Area Air Quality Management District (BAAQMD) regulations.
During demolition activities, all building materials containing lead -based paint shall be removed in accordance with Cal/OSHA Lead in Construction Standard, Title 8, CCR 1532.1, including employee training, employee air monitoring, and dust contr ol.
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.
74. BASIC AIR QUALITY CONSTRUCTION MEASURES: The applicant shall require all construction contract ors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) to reduce fugitive dust emissions. Emission reduction measures will include, at a minimum, the following measures: (a) all ex posed 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 material off -site will be covered; (c) all visible mud or dirt track- out onto adjacent public roads will be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; (d) all vehicle speeds on unpaved roads will be limited to 15 mph; (e) all roadways, driv eways, 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 shall be provided for construction workers at all access points; (g) all construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications.
All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; and (h) post a publicly visible sign with the telephone number and person to contact at the City of Mountain View regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.
75. DISCOVERY OF CONTAMINATED SOILS: If contaminated soils are discovered, the applicant will ensure the contractor employs engineering controls and Best Management Practices (BMPs) to minimize human exposure to potential contaminants.
Engineering controls and construction BMPs will include, but not be limited to, the following: (a) contractor employees working on-site will be certified in OSHA’s 40 -hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training; (b) the contractor will stockpile soil during redevelopment activities to allow for proper characterization and evaluation of disposal options; (c) the contractor will monitor area around construction site for fugitive vapor emissions with appropriate field screening instrumentation; (d) the contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; (e) the contractor will place any stockpiled soil in areas shielded from prevailing winds; and (f) the contractor will cover the bottom of excavated areas with sheeting when work is not being performed.
76. DISCOVERY OF ARCHAEOLOGICAL RESOURCES: If prehistoric or historic -period cultural materials are unearthed during ground-disturbing activities, it is recommended that all work within 100’ of the find be halted until a qualified archaeolog ist and Native American representative can assess the significance of the find. Prehistoric materials might include obsidian and chert-flaked stone tools (e.g., projectile points, knives, scrapers) or tool -making debris; culturally darkened soil (“midden” ) containing heat-affected rocks and artifacts; stone milling equipment (e.g., mortars, pestles, handstones, or milling slabs); and battered-stone tools, such as hammerstones and pitted stones. Historic -period materials might include stone, concrete, or
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adobe footings and walls; filled wells or privies; and deposits of metal, glass, and/or ceramic refuse. If the find is determ ined to be potentially significant, the archaeologist, in consultation with the Native American representative, will develop a treatment plan that could include site avoidance, capping, or data recovery.
77. DISCOVERY OF HUMAN REMAINS: In the event of the discovery of human remains during construction or demolition, there shall be no further excavation or disturbance of the site within a 50’ radius of the location of such discovery, or any nearby area reasonably suspected to overlie adjacent remains. The Santa Clara County Coroner shall be notified and shall make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to their authority, the Coroner shall notify the Native American Heritage Commission, which shall attempt to identify descendants of the deceased Native American. If no satisfactory agreement can be reac hed as to the disposition of the remains pursuant to this State law, then the landowner shall reinter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance. A final report shall be submitted to the City’s Community Development Director prior to release of a Certificate of Occupancy. This report shall contain a description of th e mitigation programs and its results, including a description of the monitoring and testin g resources analysis methodology and conclusions, and a description of the disposition/curation of the resources. The report shall verify completion of the mitigation program to the satisfaction of the City’s Community Development Director.
78. DISCOVERY OF PALEONTOLOGICAL RESOURCES: In the event that a fossil is discovered during construction of the project, excavations within 50’ of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The City shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the find is determined to be significant and if avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards.
79. INDOOR FORMALDEHYDE REDUCTIONS: If the project utilizes composite wood materials (e.g., hardwood plywood, medium density fiberboard, particleboard) for interior finishes, then only composite wood materials that are made with CARB approved, no-added formaldehyde (NAF) resins, or ultra -low emitting formaldehyde (ULEF) resins shall be utilized (CARB, Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products, 17 CCR Section 93120, et seq., 2009- 2013).
80. PRECONSTRUCTION NESTING BIRD SURVEY: To the extent practicable, vegetation removal and construction activities shall be performed from September 1 through January 31 to avoid the general nesting period for birds. If construction or vegetation removal cannot be performed during this period, preconstruction surveys will be performed no more than two days prior to construction activities to locate any active nests as follows:
The applicant shall be responsible for the retention of a qualified biologist to conduct a survey of the project site and surrounding 500’ for active nests —with particular emphasis on nests of migratory birds —if construction (including site preparation) will begin during the bird nesting season, from February 1 through August 31. If active nests are observed on either the project site or the surrounding area, the applicant, in coordination with the appropriate City staff, shall establish no- disturbance buffer zones around the nests, with the size to be determined in consultation with the California Department of Fish and Wildlife (usually 100’ for perching birds and 300’ for raptors). The no-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 an d then resumes during the nesting season, an additional survey will be necessary to avoid impacts on active bird nests that may be present.
81. VIBRATION BEST MANAGEMENT PRACTICES CONSTRUCTION MEASURES:
• Avoid impact pile driving and drill piles instead where possible. Drilled piles cause lower vibration levels where geological conditions permit their use.
• Avoid using vibration rollers and tampers near sensitive areas.
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• In areas where project const ruction 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 b e 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 postsurvey on structures where either moni toring has indicated high levels or complaints of damage have been made.
82. EXISTING PRECISE PLAN MITIGATION MEASURES: All mitigation measures identified in the East Whisman Precise Plan Environmental Impact Report (EIR) apply to this project and must be addressed during building permit submittal and construction. Some of these mitigation measures may be superseded by more stringent City standards, code requirements, or with more detailed measures incorporated into the project’s environmental analysis. The applicant must note how the applicant has addressed each mitigation measure to the satisfaction of the Zoning Admin istrator prior to building permit issuance.
MITIGATION MEASURES
83. MM AQ-3.1: Construction criteria pollutant and Toxic Air Contaminants (TAC) quantification shall be required on individual projects developed under the Precise Plan once construction equipment and phasing details are available through modeling to identify impacts and, if necessary, include measures to reduce emissions below the applicable BAAQMD construction thresholds. Reductions in emissions can be accomplished through, not limited to, the following measures:
• Construction equipment selection for low emissions;
• Use of alternative fuels, engine retrofits, and added exhaust devices;
• Low-VOC paints;
• Modify construction schedule; and
• Implementation of BAAQMD Basic and/or Additional Construction Mitigation Measures for control of fugitive dust .
84. MM HAZ-3.1: Prior to the start of any redevelopment activity, a property-specific Phase I Environmental Site Assessment (ESA) shall be completed in accordance with ASTM Standard Designation E 1527-13 (or the standard that is effective at the time the Phase I ESA is conducted) to identify Recognized Environmental Conditions, evaluate the property history, and establish if th e property is likely to have been impacted by chemical rel eases. Soil, soil vapor, and/or groundwater quality studies shall subsequently be conducted, if warranted based on the findings of the property -specific Phase I ESAs, to evaluate if mitigation measures are needed to protect the health and safety of constr uction workers, the environment, and area residents.
At properties identified as being impacted or potentially impacted by Recognized Environmental Conditions pertaining to contaminated soil, soil vapor and/or groundwater (based on the professional judgement of the environmental professional and/or determination by the City based on the property -specific Phase I ESA or subsequent studies), a Site Management Plan (SMP) shall be prepared prior to development activities to establish management practices for handling contaminated soil, soil vapor, groundwater, or other materials during construction activities. The SMP shall be prepared by an Environmental Professional and submitted to the overseeing regulatory agency (e.g., United States Environmental Protection Agency, Regional Water Quality Control Board , and/or County Department of Environmental Health) for review and approval prior to commencing construction activities . Management of site risks during earthwork activities in areas where impacted soil, soil
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vapor, and/or groundwater are present or suspected, shall be described. Worker training requirements and health and safety shall be described . The SMP shall also be submitted to the City of Mountain View Planning Division for review . The project developer shall also submit to the City agency approval of the SMP or provide documentation of a regulatory agency's decision declining involvement in the project.
85. MM NOI-4.1: Use drilled piles (which cause lower vibration levels) where geological conditions permit their use . In areas where project construction is anticipated to include vibration -generating activities, such as pile driving or use of vibratory rollers, in close proximity to existing structures, site -specific vibration studies should be conducted to determine the area of impact and to identify appropriate mitigation measures which may include the following:
• Identification of sites that would include vibration compaction activities such as pile driving and have the potential to generate ground -borne vibration, and the sensitivity of nearby structures to ground -borne vibration . Vibration limits should be applied to all vibration -sensitive structures located within 200 ’ of the project . A qualified structural engineer should conduct this task.
• Development of a vibration monitoring and construction contingency plan to identify structures where monitoring would be conducted, set up a vibration monitoring schedule, define structure -specific vibration limits, and address the need to conduct photo, elevation, and crack surveys to document before and after construction conditions.
• Construction contingencies would be identified for when vibration levels approached the limits.
• At a minimum, vibration monitoring should be conducted during initial demolition activities and during pile driving activities. Monitoring results may indicate the need for more or less intensive measurements.
• When vibration levels approach limits, suspend construction and implement contingencies to either lower vibratio n levels or secure the affected structures.
• Conduct post-survey on structures where either monitoring has indicated high levels or complaints of damage has been made. Make appropriate repairs or compensation where damage has occurred as a result of con struction activities.
86. MM UTL-1.1: The City shall require, determined on a project-by-project basis, the preparation of a site-specific utility analysis of applicable water, sewer, and stormwater infrastructure systems adjacent to and downstream of the project site to identify capacity issues. The utility impact analysis will be submitted to the Planning Division as part of future project applications. The analysis will determine the proportional utility impact fees to be paid under the nexus study an d will identify any other utility infrastructure improvements required as a result of individual projects .
Affordable Housing Division—650-903-6379 or [email protected]
87. HOUSING IMPACT FEE: Prior to the issuance of the first grading or building permit for the project, 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 129,643 square feet of hotel space and 38,177 square feet of office space and demolition of 32,734 square feet of office, resulting in 1 29,643 square feet of net new floor area of hotel and 5,443 square feet of net new floor area of office.
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.
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88. 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).
89. USE AND OCCUPANCY CLASSIFICATION: Provide proposed use(s) and occupancy(ies) for the proposed project per the CBC, Chapter
3. 90. OPENING PROTECTION: Openings from a private garage directly into a room used for sleeping purposes shall not be permitted per the CRC, Section R302.5.1.
91. BUILDING HEIGHT AND NUMBER OF STORIES: The project shall comply with the requirements per the CBC, Chapter 5, Section 504.
92. BUILDING AREA: The project shall comply with the requirements per the CBC, Chapter 5, Section 506.
93. MIXED USE AND OCCUPANCY: The project shall comply with the requirements per the CBC, Chapter 5, Section 508.
94. OCCUPANCY SEPARATION: Proper separation is required to be provided between occupancies per the CBC, Table 508.4.
95. TYPE OF CONSTRUCTION: Provide the type of proposed construction per Chapter 6 of the CBC.
96. FIRE AND SMOKE PROTECTION FEATURES: The project shall comply with the requirements per the CBC, Chapter 7.
97. MINIMUM DISTANCE OF PROJECTIONS: The project shall comply with the requirements per the CBC, Chapter 7 (Table 705.2).
98. BUILDINGS ON THE SAME LOT: The project shall comply with the requirements per the CBC, Chapter 7, Section 705.3.
99. 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).
100. 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).
101. FIRE WALLS: Provide the required Fire Wall Resistance Ratings per CBC, Chapter 7, Table 706.4(c), as amended in MVCC Section
8.10.24. 102. AUTOMATIC FIRE SPRINKLERS: An automatic sprinkler system shall be installed for structures identified with Group R occupancy per the CBC, Chapter 9, Section 903.2.8.
103. OCCUPANT NOTIFICATION BY FIRE ALARMS DETECTION SYSTEM: Dwelling and sleeping units shall meet the visible alarm notification requirements of the CBC, Sections 907.5.2.3.2 and 907.5.2.3.3.
104. FIRE PROTECTION (PROJECTIONS): Overhangs and other projections will not be permitted to cross property lines, including any property lines between units.
105. MEANS OF EGRESS: The project is required to comply with the requirements per the CBC, Chapter 10, Means of Egress.
106. OCCUPANT LOAD: The project shall comply with Table 1004.5, Maximum Floor Area Allowance per Occupant, per the CBC, Chapter 10, Section 1004.
107. ACCESSIBLE MEANS OF EGRESS: The site must meet accessible means of egress per the CBC, Chapter 10, Section 1009.
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108. EXIT DISCHARGE: The project shall comply with the exit discharge requirements per the CBC, Chapter 10, Section 1028.
109. EMERGENCY ESCAPE AND RESCUE: The project shall comply with the egress window requirements per the CBC, Section 1031.
110. ACCESSIBILITY REQUIREMENTS:
• Chapter 11B: The project will be required to comply with the accessibility requirements in the CBC, Chapter 11B.
111. MVGBC CALGREEN: The project shall comply with the Mountain View CALGreen checklist requirements available online at www.mountainview.gov/greenbuilding.
112. REACH CODES FOR HOTEL/MOTEL (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 electric 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 8.20.10 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 8.20.10 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 8.20.10 and per Table 101.10.
113. 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 electric installation: heat/cooling, water heaters, clothes dryers, fireplaces, fire pits, and cooking appl iances. 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.
114. PLUMBING FIXTURES: The project shall comply with Table 422.1 of the California Plumbing Code (CPC), Section 4.
115. 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.
116. PLUMBING: The project will be subject to the submetering requirements per Senate Bill 7 (Housing: Water Meters for Multi - Unit Structures).
117. UTILITIES: No utilities shall cross property lines.
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118. BUILDING UTILITIES: Utilities (gas, electrical, etc.) shall comply with PG&E Green Book requirements.
119. FIRE ACCESS LANE(S): The site must always meet/maintain the existing fire access lane(s).
120. STRUCTURAL CALCULATIONS: Structural calculations may be required once the application for a building permit is submitted.
121. 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.
122. CAR STACKERS: All car stackers will need to be UL-listed and meet any other requirements adopted at the time of building submittal, up to and including NFPA approval.
123. SCHOOL IMPACT FEE: The project is subject to school impact fees. To obtain information, fee esti mates, 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.
124. 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.
125. ELECTRICAL VEHICLE CHARGERS (EVs) AND PHOTOVOLTAIC SYSTEM (PVs) PERMITS: Proposed EV and PV are to be a deferred submittal under a separate building permit application.
126. SIGNS: Proposed signs are to be a deferred submittal under a separate building permit application.
127. PEDESTRIAN PROTECTION: Pedestrians shall be protected during construction, remodeling, and demolition; additionally, if required, signs shall be provided to direct pedestrian traffic. Provide sufficient informat ion at the time of building plan submittal of how pedestrians will be protected from construction activity per the CBC, Section 3306.
128. 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 sub ject to the penalties outlined in Section 8.70 of the MVCC and/or suspension of building permits.
129. RESPONSIBLE CONSTRUCTION: This project is subject to the City’s Responsible Construction Ordinance. For projects covered by this Ordinance, owners, contr actors, 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 bargaining agreement); and (b) they have no unpaid wage theft judgements. Acknowledgement forms are required to be submitted at building permit a pplication, which is available online at www.mountainview.gov/building. More information is available at www.mountainview.gov/wagetheft.
Fire Department—650-903-6343 or [email protected]
FIRE PROTECTION SYSTEMS AND EQUIPMENT
130. 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 shall be submitted electronic ally for review and approval. The underground fire service system shall be approved prior to
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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 14.10.30 and 14.10.31 and California Fire Code Section 903.)
131. STANDPIPE SYSTEM: Provide a Class I standpipe system. (City Code Sections 14.10.32, 14.10.33, 14.10.34, and 14.10.35 and California Fire Code Section 905.)
132. 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. On each floor, there shall be provided a 2.5” valve outlet for Fire Department use. (California Fire Code, Chapter 33.)
133. FIRE HYDRANTS: Hydrants in accordance with the Department of Public Works Standard Provisions shall be located every 300’ (apart) and within 150’ of all exterior walls. Installation shall be complete and the system shall be tested prior to combustible construction.
134. ON-SITE WHARF HYDRANTS: Provide ground-level wet standpipes (wharf hydrants). On-site wharf hydrants shall be so located as to reach any portion of combustible construction with 150’ of hose. Installation shall be complete and the system shall b e tested prior to the start of combustible construction. The wharf hydrant shall be capable of providing a combination flow of 500 GPM with two 2.5” outlets flowing. Shop-quality drawings shall be submitted electronically for review and approval. (NFPA 24 and Mountain View Fire Department requirements.)
135. FIRE EXTINGUISHERS: Install one 2 -A:10-B:C fire extinguisher for every 50’/75’ of travel or every 3,000 square feet. Fire extinguisher locations shall be indicated on the architectural floor plans. (California Code of Regulations , Title 19, Chapter 3, and California Fire Code, Section 906.)
136. FIRE EXTINGUISHERS (COOKING AREAS): Install Class K fire extinguishers in commercial cooking equipment areas. (California Code of Regulations, Title 19, Chapter 3, and California Fire Code, Section 904.13.)
137. FIRE EXTINGUISHING SYSTEMS: Shop-quality drawings for the cooking appliance fire extinguishing system(s) shall be submitted electronically. (California Fire Code, Section 904.2.2.)
138. 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
14.10.36 and 14.10.37.)
139. SMOKE ALARMS: All residential occupancies shall be provided with California State Fire Marshal -listed smoke alarms. Smoke alarms shall be installed in accordance with the California Building Code and the approved manufacturer’s instructions. (California Fire Code, Section 907.2.11.)
140. CARBON MONOXIDE ALARMS: All residential occupancies shall be provided with carbon monoxide alarms. Carbon monoxide alarms shall be installed in accordance with the California Building Code and the approved manufacturer’s instructions. (California Fire Code, Section 915.)
FIRE DEPARTMENT ACCESS
141. LOCKBOX: Install an approved key lockbox per the Fire Protection Engineer’s directions. (California Fire Code, Section 506.)
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142. 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(es) shall be provided in the main entrance lobby and upon activation shall automatically unlock and electronically controlled/card reader controlled doors.
143. 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.)
144. FIRE LANE MARKING: “NO PARKING—FIRE LANE” signs shall be posted along fire lanes, and curbs shall be painted red with the words “NO PARKING—FIRE LANE” stenciled in white on the top and side of the curb. (California Fire Code, Section 503.)
145. ALL-WEATHER FIRE APPARATUS AC CESS 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 cl earance, 20’ of unobstructed width, and 21’ inside turning radius. (California Fire Code, Section 503.)
146. STRETCHER REQUIREMENTS: In all structures with one or more passenger service elevators, at least one elevator shall be provided with a minimum clea r 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” slide side door, unless otherwise designed to accommodate an ambulance-type stretcher (84”x24”) in the horizontal position. (California Building Code, Section 3002.4.)
EGRESS AND FIRE SAFETY
147. 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.)
148. 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.)
149. FLOOR-LEVEL EXIT SIGNS: Floor-level exit signs shall be provided in all interior exit cor ridors of Group A, E, I, and Group R2.1 occupancies and in all interior-rated exit corridors serving guest rooms of hotels in R1 occupancies. (California Building Code, Section 1013.)
150. EXIT DOORS IN GROUPS A, E, H, AND I OCCUPANCIES: Exit doors shall be provided with approved panic hardware. (California Building Code, Section 1010.2.9.)
151. 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. (Californi a Code of Regulations, Title 19, Sections 3.08, 3.21, and 3.30.)
152. 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.)
153. 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.
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154. POSTING OF ROOM CAPACITY: Any room used for assembly purposes shall have the capacity of the room posted in a conspicuous place near the main exit from the room. (California Building Code, Section 1004.9.)
155. UPHOLSTERED SEATING FURNITURE: All upholstered seating furniture inte nded for use in nursing homes, board -and-care facilities, convalescent homes, child day -care centers, public auditoriums, and stadiums and public assembly areas in hotels, motels, and lodging houses shall conform to State of California Department of Consum er Affairs, Bureau of Home Furnishings, Technical Bulletin 133. (California Business and Professions Code.)
156. ON-SITE DRAWINGS: Submit electronic (.pdf) drawing files according to Fire Department specifications prior to final Certificate of Occupancy.
157. 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 entrances to the building. The information shall be posted so that it describes the represented floor level and can be easily seen immediately upon entering the floor level or the building. Emergency procedures information shall be printed with a minimum of 3/16” high nondecorative lettering providing a sharp contrast to the background. Emergency procedures information shall include, but not be limited to, the following: (1) location of exits and fire alarm initiating stations, if required; (2) what the fire alarm, if required, sounds and looks like (audible and visual warning devices); (3) Fire Department emergency telephone number, 9-1-1; and (4) the prohibition of elevator use during emergencies, if any. (California Code of Regulations, Title 19, Section 3.09.)
158. EMERGENCY PROCEDURE MAPS (HOTELS/MOTELS): In hotels, motels, and lodging houses, every guest room available for rent shall have clearly visible emergency procedures information printed on a floor plan representative of the floor level and posted on the interior of each entrance door or immediately adjacent to such door. The bottom of the information shall not be located more than 4’ above the floor level. Emergency procedures information shall be printed with a minimum of 3/16” high nondecorative lettering providing a sharp contrast to the back ground. 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 d evices); (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.)
159. 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 th ere is roof access, the floor level, and the upper and lower termin us of the stairway. The sign shall be located 5’ above the floor landing in a position which is readily visible when the door is in the open or closed position. (California Building Code, S ection 1023.9.)
160. TWO-WAY COMMUNICATION: A two-way communication system shall be provided at the landing serving each elevator or bank of elevators on each accessible floor that is one or more stories above or below the level of exit discharge. (Californ ia Building Code, Section 1009.8.)
HAZARDOUS CONDITIONS
161. ELECTRICAL ENERGY STORAGE SYSTEMS: Electrical Energy Storage Systems shall comply with the California Fire Code, Section 1207.
EXTERIOR IMPROVEMENTS
162. 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.)
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163. 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 14.10.18.)
OTHER
164. EMERGENCY ESCAPE OPENING ACCESS: Provide clear space and ladder pads at ground level for emergency escape opening access in R occupancies. Ladder pads shall be accessibl e by fire crews with a three -section, 12’ long ladder. Awnings and window shades shall be designed to not interfere with ladder access. (California Building Code, Section 1031.)
165. 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
166. 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).
RIGHTS-OF-WAY
167. STREET DEDICATION: Dedicate a public street in easement to widen Ellis Street along the project frontage such that the half - street section is 49’ per the EWPP, as required by the Public Works Director.
168. STREET DEDICATION: Dedicate a public street in easement to widen National Avenue along the project frontage such that the half-street section is 37’ per the EWPP, as required by the Public Works Director.
169. PEDESTRIAN ACCESS EASEMENT (SIDEWALKS): Dedicate a 7’ wide pedestrian access easement over the sidewalk along National Avenue to accommodate a wider planting strip and a continuous 7’ wide public sidewalk along the project frontage, as required by the Public Works Director.
170. PUBLIC ACCESS EA SEMENT (CONNECTIONS THROUGH SITES): Prior to the issuance of any building permits, the owner shall dedicate a minimum 10’ wide public access easement (PAE), covenants, agreements, and deed restrictions on private property.
The dedication shall indicate that:
a. Public access shall be granted for nonautomotive use at all times;
b. The owner shall maintain, inspect, and monitor the PAE improvements in good order, condition, and repair and in compliance with the Americans with Disabilities Act (ADA);
c. The PAE shall run with the land and be binding upon any successors;
d. If the owner shall fail to abide by the PAE, the owner agrees to pay all reasonable costs and expenses incurred by the City in enforcing the performance of such obligations; and
e. The owner agrees to indemnify, defend, and hold the City and the City’s officers, employees, and agents harmless from any liability for damage or claims for damage for personal injury, including, but not limited to, death and/or property
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damage caused by negligent acts, errors, or omissions in the performance of services or operations under the Dedication, including maintenance operations performed on the PAE by the owner or the owner’s contractors, subcontractors, agents, or employees.
A legal description ( metes and bounds) and plat map (drawing) of: (1) the owner’s property; and (2) the PAE area shall be prepared by the owner in accordance with the City’s Legal Description and Plat Requirements and submitted to the Public Works Department for review and ap proval. The legal description and plat must be prepared and stamped by a California - registered civil engineer or land surveyor. Associated improvements within the PAE (PAE Improvements) shall be constructed by the owner and approved by the City. All req uired materials shall be submitted electronically (i.e., flattened, reduced -size PDFs).
171. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 10’ wide public utility easement (PUE) along project street frontage(s) for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, and telecommunication facilities, as required by the Public Works Director. Utility boxes and vaults are not allowed to encroach into the public sidewalk and must fit either entirely within the landscape strip or within the PUE. The property owner or homeowners association shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the easem ent. The dedication statement shall specify the PUE shall be kept free and clear of buildings and other permanent structures/facilities, including, but not limited to, the following: garages, sheds, carports, and storage structures; balconies and porches ; retaining walls; C.3 bioretention systems; and private utility lines running longitudinally within the PUE.
172. PLAT AND LEGAL DESCRIPTION: For each proposed public easement and/or right -of-way dedication, submit to the Public Works Department for revi ew and approval a legal description (metes and bounds), plat (drawing), and other required documents per the Legal Description and Plat Requirements handout. The handout is available online at:
www.mountainview.gov/landdevelopment. The legal description and plat must be prepared and stamped by a California - registered civil engineer or land surveyor. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).
FEES AND PARK LAND
173. LOT LINE ADJUSTMENT FEE: The applicant shall pay the lot line adjustment fee at the time of initial lot line adjustment submittal to the Public Works Department per the adopted fee in effect at the time of payment.
174. PLAN CHECK AND INSPECTION FEE: Prior to the issuance of any building permits, the applicant shall pay the plan check and inspection fee in accordance with Sections 27.60 and 28.36 of the City Code per the adopted rates in effect at time of payment.
An initial plan check fee based on the Public Works fee schedule shall be paid at the time of 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 an d 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 a mounts, plan check fees, and inspection fees. Any paid initial plan check fee will be deducted from the approved final plan check fee.
175. TRANSPORTATION IMPACT FEE: Prior to the issuance of any building permits the applicant shall pay the transportation impact fee for the development. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on the square footage of the development. Credit is given for the existing site use(s), as a pplicable.
176. 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 th e number and type of dwelling units. Separate capacity charges apply for different types of residential categories to reflect the estimated demand of each type of connection. The water and sewer capacity charges for nonresidential connections are based on the water meter size, building area, and building use, respectively. Credit is given for the existing site use(s) and mete r size(s), as applicable.
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177. EAST WHISMAN DEVELOPMENT IMPACT FEE: Prior to the issuance of any building permits, the applicant shall pay the East Whisman Development Impact Fee for the development. Residential category fees are based on the number of each type of unit. Office/R&D and Retail category fees are based on the square footage of the development. Hotel category fees are based on the number of rooms. Credit is given for the existing site use(s), as applicable.
STREET IMPROVEMENTS
178. PUBLIC IMPROVEMENTS: Install or reconstruct standard public improvements r equired for the project and as required by Chapters 27 and 28 of the City Code. These public improvements include, but are not limited to, curb, gutter, sidewalk, and driveway along Ellis Street and National Avenue, new storm connection, new domestic, irrigation, and recycled water services, meters and backflow preventers, new fire services and apparatus, new sewer connections.
a. Improvement Agreement: Prior to the issuance of the building permit, the property owner must sign a Public Works Department improvement agreement for the installation of the public improvements.
b. Bonds/Securities: Prior to the issuance of any building permits, the property owner must sign a Public Works Department faithful performance bond (100% of Infrastructure Quantifies) and materials/labor bond (100% of Infrastructure Quantifies), or provide a cash deposit (100% of Infrastructure Quantifies) or provide a letter of credit (150% of Infr astructure Quantifies) , securing the installation and warranty of the off -site improvements in a form approved by the City Attorney’s Office. The surety (bond company) must be listed as an acceptable surety on the most current Department of the Treasury’s Listing of Approved Sureties on Federal Bonds, Department Circular 570. This list of approved sureties is available at: www.fiscal.treasury.gov/fsreports/ref/suretyBnd/c570_a-z.htm. The bond amount must be below the underwriting limitation amount listed on the Department of the Treasury’s Listing of Approved Sureties. The surety must be licensed to do business in California. Guidelines for security deposits are available at the Public Works Department.
c. Insurance: Prior to the issuance of any building permits, 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 Gen eral 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.
179. INFRASTRUCTURE QUANTITIES: Upon first submittal of the building permit and improvement plans, submit a construction cost estimate indicating the quantities of street and utility improvements. Construction cost estimate shall includ e private common street and utility improvements for Common Green and Townhouse -Type Condominium developments. The construction cost estimate is used to estimate the cost of street and utility improvements and to determine the Public Works plan check and inspection fees. The construction cost estimate is to be prepared by the civil engineer preparing the improvement plans.
180. 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 Public Works Department website at: www.mountainview.gov/landdevelopment. All work within the City right-of-way must be consolidated on the site, off-site, and/or utility plans. Plans of the work, traffic control plans for work within the public roadway and/or easement, in surance certificate and endorsements, and permit fees are required with the Excavation Permit Application.
181. OFF-SITE IMPROVEMENT PLANS: Prepare off-site public improvement plans in accordance with Chapter 28 of the City Code, the City’s Standard Design Criteria, Submittal Checklist, Plan Review Checklist, and the conditions of approval of the projec t.
The plans are to be drawn on 24”x36 ” sheets at a minimum scale of 1” = 20’. The plans shall be stamped by a California - registered civil engineer and shall show all public improvements and other applicable work within the public right -of-way.
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Traffic control plans for each phase of const ruction shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD) for work that impacts traffic on existing streets. Construction management plans of on-site parking for construction equipment and construction workers and on-site material storage areas must be submitted for review and approval and shall be incorporated into the off -site improvement plans identified “For Reference Only.”
Off-site improvement plans, an initial plan check f ee, and the lot line adjustment fee based on the Public Works fee schedule, Improvement Plan Checklist, and items noted within the checklist must be submitted together as a separate package concurrent with the first submittal of the building plans. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).
The off-site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, one full -size and o ne 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 issuance of the building permit. CAD files shall meet the City of Mountain View’s Digital Data Submission Standards.
182. 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. Traffic-control plans shall be prepared, stamped, and signed by a California-registered Traffic Engineer (T.E.).
183. ENCROACHMENT RESTRICTIONS: Private facilities, including, but not limited to, structures, steps, doors (including door swing), handrails, backflow preventers, signs, fences, retaining curbs, and retaining walls shall not encroach into the public right -of- way and/or street easement.
184. 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, parking st alls, 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.
185. 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, signs, mailboxes, planters, retaining walls, seat walls, bicycle racks, partitions, buildin gs, and other structures, parking stalls, etc., that are not compliant with safety triangle height and clearance requirements.
186. PHOTOMETRIC ANALYSIS: Submit a photometric analysis for intersection of Ellis Street and National Avenue. 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 ratios for each crosswalk, shown separately.
The project shall be required to insta ll 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.)
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187. STREETLIGHTS: All ex isting City standard streetlights shall be replaced, and new City standard streetlights shall be installed along the project street frontage of Ellis Street and National Avenue per City standards. Streetlights shall be installed ne ar crosswalks, driveways, intersections, or other locations deemed necessary by the City Traffic Engineer.
188. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: Half-street overlay (minimum 2” grind and overlay) and/or pavement reconstruction along the Ellis Street and National Ave nue project street frontage shall be required to address the existing roadway conditions, multiple utility trenches, and impacts from the anticipated 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 specific areas of work shall be clearly identified and shown on the plans.
189. 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.
190. HIGH-VISIBILITY CROSSWALK: Convert existing crosswalk on Ellis Street at National Avenue to a high-visibility ladder crosswalk with updated warning signs and pavement markings to the satisfaction of the City Traffic Engineer. The specific areas of wor k shall be clearly identified and shown on the plans.
191. RED CURB AT DRIVEWAY ENTRANCES: Street curbs adjacent to driveway entrances, including entrances to underground parking garages, shall be painted red a minimum of 10’ in each direction, as determined and approved by the C ity Traffic Engineer. The specific areas of work shall be clearly identified and shown on the plans.
192. STOP-CONTROLLED SITE EGRESS: All egress points to public streets or public easements shall be stop -controlled to address conflict points with pedestri ans, bicyclists, and vehicles as they enter a public roadway. Stop -controlled egress shall include STOP signs, a limit line, and “STOP” pavement marking(s) . The specific areas of work shall be clearly identified and shown on the plans.
CURBS, SIDEWALKS, AND DRIVEWAYS
193. ADA RAMP REQUIREMENTS: All new access ramps shall comply with the Americans with Disabilities Act (ADA) requirements.
Existing nonconforming access ramps shall be reconstructed to comply with the ADA requirements. The specific ramp case type, ramp design, and limits of work shall be clearly identified and shown on the plans. For modified or newly constructe d traffic signals, existing nonconforming access ramps shall be reconstructed to comply with ADA requirements.
194. DRIVEWAY: The driveway curb cut on Ellis Street shall be 20’ wide in lieu of the 26’ wide as shown on the plans. Mountable curb shall be installed for the remaining 6’ to provide a 26’ wide emergency path of travel.
195. DRIVEWAY APPROACH AND ADA SIDEWALK REQUIR EMENTS: 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.
196. CURB, GUTTER, SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of National Avenue and Ellis Street. The sidewalk shall be detached with a landscape strip, or monolithic where noted on the plans, and designed with a consistent 2% cross -slope from the top of th e curb to back of the sidewalk and minimal grade breaks in the longitudinal slope of the curb line. The specific limits of work shall be clearly identified and shown on the plans.
• Ellis Street shall have an 8’ wide sidewalk with a 6’ wide landscape strip except where the sidewalk meanders around heritage trees to remain. In those locations, a 6’ wide sidewalk shall be provided where feasible and otherwise shall be a minimum 4’ wide Americans with Disabilities Act-compliant public sidewalk.
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• National Avenue shall have a 7’ wide sidewalk with a 5’ wide landscape strip except where the sidewalk meanders around heritage trees to remain.
197. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on Ellis Street and National Avenue out of the sidewalk and relocate to the Public Utility Easement, landscape strip, or behind the back of the curb. Utility boxes must be located so they fit entirely within the utility easem ent, landscape strip, or 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
198. STREET TREES: Install standard City street trees along the stree t frontage, including where there are gaps in the space of existing street trees.
199. STREET TREE LOCATION: The location of existing trees to remain, existing trees to be removed, and new street trees shall be shown on the grading, utility, and landscaping plans. New street trees shall be planted in accordance with Detail F -1 of the Standard Provisions a mini mum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. New street tree species must be selected from the City’s adopted Master Tree li st or 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/planningforms. 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 pe rmit submittal.
200. STREET TREE IRRIGATION: Street trees are to be irrigated by the property owner(s) in accordance with Chapter 32 of the City Code.
UTILITIES
201. 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.
202. UTILITY RELOCATION: Existing utilities to be relocated as a result of the streetscape improvements, including, but not limited to, traffic signal poles, street lights, utility boxes and structures, storm drains, and any other conflicts shall be resolved during the design of offsite improvements in accordance with City Standards and design guidelines.
203. WATER AND SEWER SERVICE: Each dwelling, townhouse, apartment house, restaurant, or place of business shall have its own water meter and sanitary sewer lateral in accordance with City Code Section 35.38. All new services are required and shall b e installed in accordance with City standards.
204. SEPARATE FIRE SERVICE: Domestic water and fire services shall have separate lines connected to the City’s water main, except when supplying NFPA 13D fire sprinkler systems, as approved by the City Fire Protection Engineer. On -site fire lines, post indicator valves, Fire Department connections, and d etector checks also require approval from the City’s Fire Protection Engineer.
205. SEPARATE IRRIGATION SERVICE AND METER: A separate water service and water meter for irrigation will be required. The existing water service may be adequate to serve multiple meters, depending on size, and would require advance approval from the Public Works Director.
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206. WATER METER BANK: Water meters shall be arranged in a bank of meters and located behind the public sidewalk in the landscaped areas only in accordance with City standards. Water meters shall not be located in driveway approaches, concrete sidewalk areas, or next to the main driveway or building entrance so as not to impact the aesthetics of the entrance.
207. 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 hav e a minimum 5’ horizontal separation from each other. Recycled water and potable water shall have a minimum 10’ horizontal separation from each other. 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 reu sed shall be abandoned at the main by removing the gate valve and installing a blind flange and thrust block at the t ee. Existing sanitary sewer laterals and storm connections that are not reused shall be abandoned, and existing face-of-curb drains that are not reused shall be removed.
208. BACKFLOW PREVENTER: Aboveground reduced -pressure backflow preventers are required for all new and existing City potable water and recycled water services. Backflow preventers shall be located directly behind the water meter or as reasonably close as possible at a location preapproved by the Public Services Division. Backflow preventi on assemblies shall be conveniently located as close to the meter as feasible outside of buildings and are not allowed within buildings’ utility closets or basements. A minimum 3’ clearance shall be provided around each assembly for accessibility and main tenance. Protective covers and/or enclosures must be preapproved by the Cross-Connection Control Specialist prior to installation.
209. SANITARY SEWER CLEANOUT: A one-way sanitary sewer cleanout shall be installed in accordance with City standards.
210. 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 issua nce of any permits.
211. STORM DRAIN LATERAL: The construction of a new storm drain lateral to the City main, including new storm drain curb inlet, shall be required.
212. 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 per City Standards.
213. 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.
214. UNDERGROUNDING OF OVERHEAD SERVICES: All new and existing electric and telecommunication facilities s erving 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 Development and Public Works Departments.
215. 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 ass ociated 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.
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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 by separate instrument.
RECYCLED WATER—GENERAL
216. RECYCLED WATER USE REQUIREMENT: This site is within the City’s current or future recycled water service area. Recycled water use is required per the City Code for all irrigation within the City’s recycled water service area.
217. RECYCLED WATER FEES AND COSTS: The project applicant sha ll 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.
218. RECYCLED WATER PLANS: Upon first submit tal 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 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.
219. 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. Recycled 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.”
220. 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 separation. 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.
221. DUAL-PLUMBED BUILDING OUTSIDE SERVICE AREA: The project will be constructed outside the current recycled water service area. Dual -plumbing service shall be supplie d 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 u ntil recycled water is available to the site. All components related to the 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.
222. ADVISORY S IGNS AND TAGS: Recycled water advisory signs shall be located at water features, ends of streetscapes and medians, vehicular, bicycle, and pedestrian entrances entering recycled water use areas, and in indoor rooms supplied with recycled water. Identification tags are required on all recycled water and potable water appurtenances.
223. PRECONSTRUCTION MEETING: The City’s Public Services Division —Recycled Water staff shall be invited to attend any preconstruction meeting held 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.
224. 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 water permit plans (i.e.,
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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 specification s. Receipt of the inspection report/checklist is required prior to connection of the recycled water meter and building permit final.
225. 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.
226. SITE SUPERVISOR: The owner/developer is required to identify a Site Supervisor who 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 present 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 for Recycled Water Use. Provid e 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.
227. 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.
RECYCLED WATER—DUAL PLUMBING
228. 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 allow 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 v isual cross-connection inspection every year and a four -year shutdown test.
229. 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 buildin g 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.
230. 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, concurr ently, 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.”
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231. 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 b e 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.
232. 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 systems included (i.e., civil, irrigation, plumbing, and/or mechanic al) 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 Recycled Water Plan set. This plan set should include any plan s associated to the use of recycled water, including, but not limited to, landscape, irrigation, civil, and plumbing marked: “ATTENTION: VAN TSANG, DIVISION OF DRINKING WATER.” Exclude sheets not related to recycled water (e.g., architectural, electrica l, etc.); and (b) one (1) USB with electronic copies of the Recycled Water Package, in PDF file format, sealed, and marked: “ATTENTION: VAN TSANG, DIVISION 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 above.
233. 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)
234. DRAINAGE PLANS: On-site drainage plans shall be included in the building plans.
235. DRAINAGE REQUIREMENTS: On-site parking lots and driveways (other than single -family residential) shall not surface -drain across public sidewalks or driveway aprons. Storm drain laterals from the site shall be installed with a property line inlet or manhole and connect to existing storm drain manholes or curb inlets if at all possible.
236. SURFACE WATER RELEASE: Provide a surface stormwater release for the lots, driveways, alleys, and private streets that prevents the buildings from being flooded in the event the storm drainage system becomes blocked or obstructed. Show and identify path of surface water release on the grading and drainage plans.
SOLID WASTE AND RECYCLING
237. 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.”
238. MOUNTAIN VIEW GREEN BUILDING CODE/CONSTRUCTION AND DEMOLITION ORDINANCE: If this project is subject to the requirements of the Mountain View Green Building Code, a Construction and Demolition Waste Management Plan shall be submitted with the building permit application and approved by the Public Works Solid Waste and Recyclin g Division prior to the issuance of a building permit. A Final Construction and Demolition Waste Management Plan shall be submitted and approved prior to final inspection.
239. TRASH ROOMS AND/OR ENCLOSURES: Trash rooms and/or enclosures shall be used only for trash, recycling, and compost containers and shall not be used for storage at any time. Access door to the trash facility shall be clearly labeled “Trash Room.”
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240. TRASH ENCLOSURE DESIGN AND DETAILS: Include trash plan sheet and enclosure details o n a separate sheet in the initial building plans.
• Display trash room layout, with container types and sizes, and interior dimensions to scale on plans. Must have trash, recycling, and compost services.
• Hotel Trash Enclosure Size and Required Service Levels:
— Minimum interior dimensions: 20’-3.5”x35’-5.4”; and
— Three (3) 3-yard trash bins, one (1) 3-yard mixed recycling bin, one (1) 3-yard cardboard recycling bin, and three (3) 2- yard compost bins.
• Office Trash Enclosure Size and Required Service Levels:
— Minimum interior dimensions: 14’-1”x19’-6.5”; and
— One (1) 3-yard trash, one (1) 3-yard mixed recycling, one (1) 3-yard cardboard recycling, and one (1) 96-gallon compost cart.
• Trash staging areas and freight/equipment loading zones must be separate and not in conflict. The trash staging areas for both the hotel and office shall be prior to the freight/equipment loading zones. Signage shall be posted designating the areas for trash collection vehicles only.
• Trash room roll-up shall have roll-up doors measuring a minimum of 6’ wide with keypad access for the hauler.
• Property maintenance staff for both the hotel and office shall stage appropriate bins in the trash room nea r the roll -up door on their collection days by 6:00 a.m., so the hauler’s drivers can easily access bins/carts to roll them out to the short- term trash loading zone and place back into the trash room after service.
• Note that any movement of bins over 30’ will be subject to roll-out fees by the hauler. The current roll-out fee is $0.75 per foot per container per month.
• If the trash enclosures do not have an interior berm or curb, they shall have bumpers on the walls to avoid damage from bins hitting it.
• Enclosure standards require no less than 9’ vertical clearance for roof from finished grade to roof interior.
• Show on plans an adequate number, size, and location of three-sort collection receptacles for compostable and recyclable materials in all areas where trash containers are provided and these materials are also generated (e.g., kitchen, employee breakrooms). Display on the plans two-sort receptacles in areas where fo od waste is not generated, but trash and recyclables are. Design and signage for these receptacles shall be detailed in final building plans and approved by the City’s Solid Waste Section prior to installation.
• Pavers are not allowed in the vehicle tra velway or path of travel to roll out the dumpsters. These surfaces need to be smooth and flat. Concrete, stamped concrete, and asphalt are okay to use in travelways but not pervious pavers.
• Install concrete stress pad the same width as the enclosures and extending a minimum of 10’ beyond the enclosure access door(s). The concrete pads will be designed to accommodate the weight of a 60,000 -pound collection vehicle.
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• Trash truck circulation must demonstrate that the vehicle can safely maneuver to ent er and exit the property. See specifications for the hauler collection vehicle turning radius and clearly display the entire truck travelway circulation to and from trash enclosure (MountainView.gov/ConstructionWaste).
• Overhead clearance for travelway must be no less than 15’ from finished grade to structural appurtenances (e.g., cameras, sprinklers, electrical). Overhead clearance in the collection area must be no less than 22’.
TRANSPORTATION PROGRAMS AND IMPROVEMENTS
241. TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM: The property owner is required to maintain a TDM program for the life of the project which will ensure the project does not exceed its trip cap of 36 a.m. peak-hour trips and 33 p.m. peak- hour trips. The TDM program measures shall be formally accepted b y 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.
242. COMMUTE ALTERNATIVES/TRANSPORTATION BE NEFITS: 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 p rogram 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 key destinations within the City. The following mandatory transportation benefits will be implemented to achieve the project’s trip reduction target and comply with the site-specific trip cap:
a. Appointment of a transportation/commute coordinator 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, new hire orientations, and resident apps.
c. Transit passes or transit subsidies to all employees (regular, part-time, and contract/residents), such as a Clipper BayPass, 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 with 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 onsite or 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 ong oing membership in the Mountain View Transportation Management 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.
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k. On-site end-of-trip facilities, including showers, changing rooms, and clothes lockers for employees who access work by walking, running, or biking.
l. Car share (and vanpool/carpool) vehicle spaces that shall be provided on -site in a conveniently publicly accessible location.
Any modification to this transportation benefits program requires review and approval by the Public Works Director or designee.
243. 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 trip cap of 36 a.m. peak-hour trips and 33 p.m. peak-hour trips. The TDM report shall be prepared by an independent consultant and paid for by the property owner(s) or their representative; the consultant shall work with the property’s TDM coordinator.
The TDM report will include a determination of historical employee commute metho ds, which shall be informed by surveying all employees working on the project site and through driveway traffic counts. All nonresponses to the employee commute survey will be counted as a drive -alone trip. The driveway traffic counts shall be prepared and provided by an independent, licensed consultant and paid for by the property owner(s) or tenant. The driveway counts and resulting data shall be include d in the TDM report provided to the City.
a. TDM Reporting: The initial TDM report for the project will be submitted on December 1, or the following business day thereafter if a weekend. One year after the granting of the Certificate of Occupancy Subsequent, reports will be collected annually on December 1.
b. Report Requirements: The TDM report shall either: (1) state that the project has achieved a.m. and p.m. 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 a.m. and p.m. 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 i n order to attain the TDM goal required for the project.
c. Penalty for Noncompliance : If, after an initial TDM report shows noncompliance, the second annual report indicates that, in spite of the changes in the TDM program, the vehicle trip cap is still not being met, or if the applicant fails to submit such a TDM report at the times desc ribed above, the City may assess a penalty in the amount of One Hundred Thousand Dollars ($100,000) for every 10 a.m. or p.m. peak trips above the set trip cap (“TDM Penalty”). In determining whether the TDM Penalty is appropriate, the City may consider w hether the property owner(s) has made a good -faith effort to meet the TDM goals and allow a six (6) month “grace period” to implement additional TDM measures to meet the vehicle trip cap. If the project does not achieve the necessary reductions to meet the trip cap after the six (6) month grace period, the City may require the property owner(s) to pay a TDM Penalty as shown in the sample table below. Any expenses that are put towards achieving the trip cap can be offset against the TDM Penalty. The TDM P enalty shall be used to promote alternatives to single-occupancy vehicle use in the City.
A.M. and P.M. Peak Trips Penalty Amount
Under trip cap -0-
1 to 10 trips above trip cap $100,000
11 to 20 trips above trip cap $150,000
20 to 30 trips above trip cap $200,000
244. TMA MEMBERSHIP: The property owner or their representatives shall maintain ongoing membership in the Mountain View Transportation Management Association (MVTMA) for the life of the project.
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CONSTRUCTION ACTIVITIES, NOTES, AND OTHER APPROVALS
245. SOIL AND GROUNDWATER CONTAMINATION: The applicant/contractor is advised the project site is located in, or in close proximity to, an area of known soil and groundwater contamination, Middlefield Ellis Whisman Super fund. The applicant/contractor is responsible for working with the Environmental Protection Agency (EPA), the lead regulatory agency, to obtain the appropriate clearances and/or recommendations for work in the contaminated area.
246. CONSTRUCTION HEALTH AND SAFETY MEASURES: Work within soil and groundwater contamination areas may expose construction workers to contaminants in the soil, groundwater, and associated vapors. The applicant/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.
247. 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: “Santa Clara Valley Water District (District) records indicate that one active well is located on the subject property . If the well will continue to be used following permitted activity, it must be protected so that it does not become lost or damaged during completion of permitted activity . If the well will not be used following permitted activity, it must be properly destro yed under permit from the District . While the District has records for most wells located in the County, it is always possible that a well exists that is not in the District's records. If previously unknown wells are found on the subject property during development, they must be properly destroyed under permit from the District or registered with the District and protected from damage. For more information, please call the District's Well Ordinance Program Hotline at 408-630-2660.”
248. STREET CLEANING: The owner/developer shall comply with and include the following note on the off-site, or grading/drainage, or utility plans: “The prime contractor or developer is to hire a street cleaning contractor to clean up dirt and debris fro m City streets that are attributable to the development’s construction activities. The street cleaning contractor is to have the capability of sweeping the streets with both a broom-type sweeper and a regenerative air vacuum sweeper, as directed by the Public Works Director or designated representative.”
249. 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 occupan cy until the off-site improvements to be constructed to City Public Works standards and/or accepted for maintenance by the City are complete and ready for acceptance.”
Fire and Environmental Protection Division—650-903-6378 or [email protected]
ENVIRONMENTAL SAFETY
For more information, guidelines, design criteria, or materials about urban runoff conditions, contact the Fire and Environmental Protection Division of the Fire Department at 650-903-6378 or online at www.mountainview.gov/fep. “Stormwater Quality Guidelines for Development Projects” can be accessed on the Fire Department website at www.mountainview.gov/fepforms.
250. STORM DRAIN/SANITARY SEWER PLAN CHECK SHEET: Complete a “Storm Drain/Sanitary Sewer Discharges” check sheet. All applicable items in the check sheet should be completed and shown on the building plan submittal.
251. FOOD SERVICE CHECKLIST: Complete a “Food Service Checklist: Grease Control and Stormwater Pollution Prevention” for building plan review. All applicable items in the checklist should be completed an d shown on the building plan submittal.
252. STATE OF CALIFORNIA CONSTRUCTION GENERAL STORMWATER PERMIT: A “Notice of Intent” (NOI) and “Stormwater Pollution Prevention Plan” (SWPPP) shall be prepared for construction projects disturbing one (1) acre or more of land. Proof of coverage under the State General Construction Activity Stormwater Permit shall be attached to the building plans.
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253. 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 found at https://scvurppp.org/pdfs/1415/ SCVURPPP_Countywide_Program_BMP_Plan_Sheet_041615.pdf.
254. CONSTRUCTION SEDIMENT AND EROSION CONTROL PLAN: The applicant shall submit a written plan accepta ble to the City which shows controls that will be used at the site to minimize sediment runoff and erosion during storm events. The plan should include installation of the following items where appropriate: (a) silt fences around the site perimeter; (b) gravel bags surrounding catch basins; (c) filter fabric over catch basins; (d) covering of exposed stockpiles; (e) concrete washout areas ; (f) stabilized rock/gravel driveways at points of egress from the site; and (g) vegetation, hydroseeding, or other soil stabilization methods for high-erosion areas. The plan should also include routine street sweeping and storm drain catch basin cleaning.
255. ENGINEERED DRAWINGS: Treatment systems and/or porous pavement, pavers, and other uncompacted surfaces require engineered drawings.
256. WASTEWATER DISCHARGE PERMIT: All treatment systems connected to the sanitary sewer require a Wastewater Discharge Permit.
257. SWIMMING POOLS, SPAS, AND FOUNTAINS: Swimming pools, spas, and fountains shall be installed with a sanitary sewer cleanout in a readily accessible nearby area to allow for draining.
258. 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.
259. LANDSCAPE DESIGN: Landscape design shall minimize runoff and promote surface filtration. Examples include: (a) no steep slopes exceeding 10%; (b) using mulches in planter areas without ground cover to avoid sedimentation runoff; (c) installing plants with low water requirements; and (d) installing appr opriate plants for the location in accordance with appropriate climate zones. Identify which practices will be used in the building plan submittal.
260. 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 syste m; and (e) use of flow reducers to mitigate broken heads next to sidewalks, streets, an d driveways. Identify which practices will be used in the building plan submittal.
261. 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.
262. OUTDOOR STORAGE AREAS (INCLUDING GARBAGE ENCLOSURES): Outdoor storage areas (for storage of equipment or materials which could decompose, disintegrate, leak, or otherwise contaminate stormwater runoff), including garbage enclosures, shall be designed to prevent the run -on of stormwater and runoff of spills by all of the following: (a) paving the area with concrete or other nonpermeable surface; (b) covering the area; and (c) sloping the area inward (negative slope) or installing a berm or curb around its perimeter. There shall be no storm drains in the outdoo r storage area.
263. PARKING GARAGES: For multiple -level parking garages, interior levels shall be connected to an approved wastewater treatment system discharging to the sanitary sewer. Exterior drains exposed to stormwater (including trench drains at lower ends of entrance/exit ramps and the top story of uncovered parking garages) shall be plumbed to the on -site stormwater treatment system (for C.3 regulated projects) or to the storm collection system .
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264. 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 Guidelin es for Development Projects.” Runoff from portions of the 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 In feasibility 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 s izing 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.
HAZARDOUS MATERIALS
For more information, materials, and worksheets, contact the Fire and Environmental Protection Division of the Fire Department online at http://www.mountainview.gov/fep or by phone at 650-903-6378.
265. STORMWATER MANAGEMENT PLAN—THIRD-PARTY ENGINEER’S CERTIFICATION: The Final Stormwater Management Plan must be certified by a qualified third -party engineer that the proposed stormwater treatment controls comply with the City’s Guidelines and Provision C.3 of the Municipal Regi onal 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.
266. 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 captur e device must be selected from the list of State Water Board approved devices:
https://www.waterboards.ca.gov/water_issues/programs/stormwater/trash_imp lementation.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 freq uency, 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 incl ude details for the installation of the trash capture system(s) in the buil ding plans for the project.
267. BUILDING DEMOLITION PCB CONTROL: Nonwood frame buildings constructed before 1981 that will be completely demolished are required to conduct representative sampling of priority building materials that may contain polychlorin ated biphenyls (PCBs). If sample results of one or more priority building materials show PCBs concentrations ≥50 ppm, the applicant is required to follow applicable Federal and State notification and abatement requirements prior to demolition of the build ing. 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 ’s 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.
268. 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.
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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, dedica tions, reservations, or other exactions are described in the approved plans, conditions of approval, and/or the adopted City fee schedule.