ATT 1 - Project Resolution — Mountain View City Council, January 28, 2025

Attachment 1
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2025

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW

CONDITIONALLY APPROVING A PLANNED UNIT DEVELOPMENT PERMIT, SPECIAL DESIGN

PERMIT, AND A DEVELOPMENT REVIEW PERMIT TO CONSTRUCT A FIVE-UNIT DETACHED

ROWHOUSE PROJECT AND A HERITAGE TREE REMOVAL PERMIT TO REMOVE EIGHT HERITAGE TREES ON A 0.51-ACRE SITE ON THE WEST SIDE OF EASY STREET, BETWEEN STATE ROUTE 85 AND GLADYS COURT (198 EASY STREET),

AND FINDING THAT THE PROJECT IS EXEMPT FROM REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA GUIDELINES SECTION 15332

WHEREAS, on January 22, 2024, Phoi Phan of Phan Architects (“Applicant”) submitted an application (Application No. PL-2024-018) for a Planned Unit Development Permit, Special Design Permit, and a Development Review Permit to construct a five -unit rowhouse project and a Heritage Tree Removal Permit to remove eight Heritage trees on a 0.51 -acre site located at 198 Easy Street (Project Site); and

WHEREAS, on the same date, the Applicant submitted an application (Application No. PL-2024-019) for a Vesting Tentative Map to create five lots and one common lot for rowhouse purposes at the Project Site; and

WHEREAS, the subject property has a General Plan Land Use Designation of Medium - Density Residential; and

WHEREAS, the subject property is located in the R3 -3/sd (Multiple -Family Residential/Special Design) Zoning District; and

WHEREAS, the General Plan sets a goal for an expanded and enhanced park and open space system to meet current City needs for parks and open space based on population growth arising from new residential development. New residential subdivisions have a significant impact on the use and availability of park and recreation space and facilities; and

WHEREAS, this project includes a new residential subdivision and, therefore, is subject to the City’s Park Land Dedication Ordinance (Chapter 41 of the City Code), which requires dedication of park land in the amount of 3.0 acres per 1,000 residents or pay ment of an in- lieu fee; and

WHEREAS, a park land dedication or payment of a Park Land Dedication In-Lieu Fee is critical to provide needed park facilities for the occupants of this project because it is located in the Whisman Planning Area identified in the 2014 Parks and Open Space Plan, which is an area having MN/1/RESO
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a deficiency of 7.44 acres of park land for existing residents of the area based on the General Plan standard of 3.0 acres of park land per 1,000 residents. The Whisman Planning Area is currently developed with 18.44 acres of park land where 25.88 acres of park land is required to serve the current population. Therefore, there currently are not adequate park land facilities available for occupants of this project, and additional park facilities are necessary; and

WHEREAS, the Zoning Administrator and Subdivision Committee held a duly noticed joint public hearing on December 18, 2024 on said application and recommended the City Council conditionally approve the Planned Unit Development Permit, Special Design Permit, Development Review Permit, and Heritage Tree Removal Permit, subject to the attached findings and conditions of approval, and a related Vesting Tentative Map; and

WHEREAS, the City Council held a duly noticed public hearing on January 28, 202 5 on said application and received and considered all evidence presented at said hearing, including the recommendation from the Zoning Administrator, the Council report, and project materials; and

WHEREAS, on that same date, the City Council adopted a companion r esolution to conditionally approve a Vesting Tentative Map for rowhouse purposes on the P roject Site; now, therefore, be it

RESOLVED: that, based on substantial evidence in the record, the City Council of the City of Mountain View (City) finds the project to be categorically exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (“In-Fill Development”) as described in further detail below; and be it

FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the Planned Unit Development Permit to construct a five-unit detached rowhouse development per City Code Section 36.46.95:

A. The proposed land use(s) are allowed within the subject zoning district. The multi-family residential development is allowed in the R3 -3/sd (Multiple -Family Residential/Special Design) Zoning District;

B. The site is physically suitable for the type and intensity of the land use being proposed.

The site is zoned to allow multi -family residential development and is a relatively flat lot with access, utility service, and site amenities suitable for a residential development;

C. The proposed project would be harmonious and compatible with existing and future developments within the zoning district and surrounding area . The project is consistent with the site’s R3 -3/sd density requirements and is compatible with the surrounding neighborhood character, which contains sites developed with a mixture of single-family and multi-family developments;

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D. In the case of a proposed residential project, the development would constitute a residential environment of sustained desirability and stability and will result in an intensity of land utilization no higher than, and standards of open space no less than, permitted for a similar development within the zoning district. The project is consistent with the site’s R3 -3/sd density requirements and includes a well- designed landscape plan which complies with the Water Conservation in Landscaping Regulations and includes a variety of tree and plant types and a well-designed common open space area;

E. The approval of the PUD permit for proposed project complies with CEQA. The approval of the five -unit detached rowhouse development project complies with CEQA because it qualifies as a categorically exempt project per CEQA Guidelines Section 15332 (“In -Fill Development”) as the project is consistent with the following findings , and none of the exceptions in CEQA Guidelines Section 15300.2 (“Exceptions”) apply:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations. The proposed project is in substantial compliance with the intent of the requirements of the applicable zoning district, and implementation of the proposed harmonious and integrated Planned Unit Development design is superior to standard development in the underlying zone and, therefore, justifies the exceptions to the requirements. The project complies with the Rowhouse Guidelines, which facilitates rowhouse projects with shared common open space and access and is designed with an attractive architectural style , which includes appropriate articulation and architectural treatments, such as porches, balconies, window shutters, and varied exterior materials, such as wood-type horizontal siding and stucco.

2. The proposed development occurs within City limits on a project site of no more than five acres and substantially surrounded by urban uses . The gross project site is approximately 0.51 acre in size and is located on the west side of Easy Street, between the State Route 85 on -ramp and Gladys Court, within the central portion of the City of Mountain View. The site is located within an urbanized, developed, residential area of the City and is surrounded by existing residential uses. Therefore, the proposed project would meet this criterion.

3. The project site has no value as habitat for endangered, rare, or threatened species.

The project site is developed with existing residential use and is located within a developed, urban area of the City. Other than the Heritage trees on the site, the site does not contain biological resources. The project will be required to comply with the City’s standard tree replacement requirements outlined in the City Code and the City’s standard conditions of approval.

No species identified as a candidate, sensitive, or special-status species are known to occur at the site location, and no sensitive or jurisdictional habitats are present at or adjacent to the site. The site is not part of any habitat conservation plan. Therefore, MN/1/RESO
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the project site has no value as habitat for endangered, rare, or threatened species, and the project would meet this criterion under CEQA Guidelines Section 15332(c).

4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic/Transportation: As the project is residential, it would not exceed the City’s transportation impact thresholds. According to the City of Mountain View’s Vehicle Miles Traveled (VMT) policy, residential projects located in areas of low VMT, defined as exhibiting VMT that is 15% or greater, below the existing nine -county Bay Area regional average VMT, shall be presumed to have a less -than-significant transportation impact. The project site is located in a low -VMT area and, therefore, the project would not result in significant transportation impacts.

Noise: The project would not exceed the City’s applicable significance thresholds related to noise or vibration. The project is not located within the vicinity of a private airstrip or a public airport and would not expose people residing or working in the area to excessive aircraft noise levels.

The project would result in construction noise and vibration at levels similar to other midrise construction projects within the City. There is nothing unique or peculiar about the project or its construction that would suggest that the project would have greater construction noise or vibration impacts than other typical midrise construction projects.

The project would include stationary sources of operational noise, such as mechanical heating, ventilating, and air conditioning (HVAC) equipment, that is standardized for noise reduction as well as an emergency generator for the elevator. Stationary equipment would be located and shielded to operate within the City’s Noise Ordinance requirements. As directed by the California Supreme Court in Make UC A Good Neighbor v. Regents of University of California (2024), 16 Cal.5th 43, noise from resident activity at the site is not considered an environmental impact.

Based on the above discussion, the project would not result in significant or unique noise impacts. With implementation of all required standard conditions of approval pertaining to noise (see Section 5.0, CEQA Checklist, for full text of applicable conditions), the project would not result in significant effects related to noise or vibration. For these reasons, the project would meet the criteria pursuant to CEQA Guidelines Section 15332(d).

Air Quality: The project would not exceed the City’s applicable significance thresholds related to air quality. The project is consistent with the policies and standards of the City’s General Plan and proposes infill residential development within an area that is MN/1/RESO
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well served by transit. As such, the project is also considered to be consistent with the Clean Air Plan.

T
he project would not exceed the screening criteria published by the Bay Area Air Quality Management District (BAAQMD) air quality emissions resulting from construction or operations. Construction
-r
elated emissions from the project will be
reduced to a le ss-than-significant level with implementation of required City of Mountain View standard conditions of approval. Given the nature of the proposed residential use, project operations would not be a substantial source of toxic air contaminants and would not pose a health risk to others. Pursuant to the City of Mountain View’s standard conditions of approval, the project will be required to install MERV 13 or better HVAC air filters which will remove emissions from indoor air and ensure that the project will not result in significant health risks.

W
ith implementation of the City’s standard conditions of approval, the project would not result in significant effects related to air quality and would meet the criteria pursuant to CEQA Guidelines Section 15332(d).

Water Quality : The project would not exceed the City’s applicable significance thresholds related to water quality. The project site is currently developed and is located within an urbanized environment. There are no lakes, creeks, or other surface waters in the immediate site vicinity. The project site is served by the City’s existing stormwater system and downstream conveyance channels that will receive runoff from the project.

Given the location and flat nature of the site, the project would not substantially increase runoff as a source of polluted runoff from the site. The project will be subject to regulatory requirements and the City’s standard conditions of approval, which require site design measures to reduce the amount of stormwater runoff and limit pollution in stormwater runoff. With implementation of all required standard conditions pertaining to water, the project would not result in significant impacts related to wa ter quality and would meet the criteria pursuant to CEQA Guidelines Section 15332(d) for an infill exemption.

5. T
he site can be adequately served by all required utilities and public services. The project site is located within an urbanized residential area of the City, which is served by all needed utilities (e.g., water, electricity, sanitary sewer facilities, and storm drain facilities) and all required public services (e.g., police and fire services, public schools).

The proposed redevelopment will require specific on
-s
ite extensions and
improvements to existing utility infrastructure to serve the new residential rowhouse buildings. The project would not result in significant effects related to utilities or public services and would meet the criteria pursuant to CEQA Guidelines Section 15332(d) for an infill exemption.

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F. The proposed project is consistent with the General Plan . The proposed project is consistent with the Medium-Density Residential Land Use Designation of the General Plan, which allows a mixture of housing types up to a range of maximum densities between 13 to 25 dwelling units per acre (DU/acre). This project is 9.8 units per acre;

G. The location, size, design, and operating characteristics of the proposed project are not detrimental to the public interest, health, safety, convenience, or welfare of the community. The project conforms to the pertinent health and safety codes, it is an infill development within a developed area, provides a two -way driveway to access garage parking with the units facing landscaped front yards, and it complies with the requirements of the Rowhouse Guidelines;

H. The proposed project is in substantial compliance with the intent of requirements of the applicable zoning district and implementation of the proposed harmonious and integrated PUD design is superior to standard development in the underlying zone and, therefore, justifies the exceptions to the requirements of this Chapter . The project complies with the Rowhouse Guidelines, which facilitates rowhouse projects with shared common open space and access and is designed with an attractive architectural style which includes appropriate articulation and architectural treatments, such as porches, balconies, window shutters, and varied exterior materials, such as wood -type horizontal siding and stucco; and be it

FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the Development Review Permit to allow a five -unit detached rowhouse development per City Code Section 36.44.70:

A. The project complies with the general design considerations as described by the purpose and intent of Chapter 36 (Zoning) of the Mountain View City Code (MVCC or City Code), the General Plan, and any City -adopted design guidelines . The multi-family residential development is an allowed use in the R3-3/sd (Multiple-Family Residential/Special Design) Zoning District, the Medium-Density Residential General Plan Land Use Designation, and is consistent with the Rowhouse Guidelines and th e existing residentia l neighborhood character, which is developed with a mixture of single -family and multi- family developments;

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. The project is well -designed and integrated with the existing neighborhood, which includes a variety of building types and styles; features seen in the area, such as traditional gable, hip, shed roof forms, front porches, railings, and corbels; and varied exterior materials with mixtures of horizontal siding and stucco. The units face the public street to provide a pedestrian-friendly street presence;

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C. The location and configuration of structures, parking, landscaping, and access are appropriately integrated and compatible with surrounding development, including public streets and sidewalks and other public property . The project uses a traditional design; consistent with the Rowhouse Guidelines by meeting or exceeding the setback requirements; providing a step- up to the front entries along the public street; and by providing a well- designed landscape plan. Pathways within the development provide pedestrian connectivity to common and private open space. Parking is provided within the garages and guest parking along the western edge of the site;

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. The project includes a well -designed landscape plan with a variety of tree and plant types which comply with the Water Conservation in Landscape Regulations; a landscaped common open space which includes a play area; and pedestrian paths, landscape planters, and decorative paving;

E. The design and layout of the proposed project will result in well -designed vehicular and pedestrian access, circulation, and parking. The design and layout of the proposed project will result in well-designed vehicular pedestrian access, circulation, and parking. Parking is provided within the garages and guest parking along the western edge of the site. Pathways within the developme nt provide pedestrian connectivity to common and private open space; and

F. The approval of the Development Review Permit complies with CEQA. The approval of the five -unit detached rowhouse development project complies with CEQA because it qualifies as a categorically exempt project per CEQA Guidelines Section 15332 (“In -Fill Development”) as the project is consistent with the following findings , and none of the exceptions in CEQA Guidelines Section 15300.2 apply:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations. The proposed project is in substantial compliance with the intent of requirements of the applicable zoning district, and implementation of the proposed harmonious and integrated Planned Unit Development design is superior to standard development in the underlying zone and, therefore, justifies the exceptions to the requirements because the project complies with the Rowhouse Guidelines, which facilitates rowhouse projects with shared common open space and access and is designed with an attractive architectural style which includes appropriate articulation and architectural treatments, such as porches, balconies, window shutters, and varied exterior materials, such as wood-type horizontal siding and stucco.

2. The proposed development occurs within City limits on a project site of no more than five acres and substantially surrounded by urban uses . The gross project site is approximately 0.51 acre in size and is located on the west side of Easy Street, between MN/1/RESO
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the State Route 85 on -ramp and Gladys Court, within the central portion of the City of Mountain View. The site is located within an urbanized, developed, residential area of the City and is surrounded by existing residential uses. Therefore, the proposed project would meet this criterion.

3. The project site has no value as habitat for endangered, rare, or threatened species.

No species identified as a candidate, sensitive, or special-status species are known to occur at the site location, and no sensitive or jurisdictional habitats are present at or adjacent to the site. The site is not part of any habitat conservation plan. Therefore, the project site has no value as habitat for endangered, rare, or threatened species, and the project would meet this criterion under CEQA Guidelines Section 15332(c).

4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

The project would include stationary sources of operational noise, such as mechanical heating, ventilating, and air conditioning (HVAC) equipment, that is standardized for noise reduction as well as an emergency generator for the elevator. Stationary equipment would be located and shielded to operate within the City’s Noise MN/1/RESO
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Ordinance requirements. As directed by the California Supreme Court in Make UC A Good Neighbor v. Regents of University of California (2024), 16 Cal.5th 43, noise from resident activity at the site is not considered an environmental impact.

Air Quality: The project would not exceed the City’s applicable significance thresholds related to air quality. The project is consistent with the policies and standards of the City’s General Plan and proposes infill residential development within an area that is well served by transit. As such, the project is also considered to be consistent with the Clean Air Plan.

Given the location and flat nature of the site, the project would not substantially increase runoff as a source of polluted runoff from the site. The project will be subject to regulatory requirements and the City’s standard conditions of approval, which require site design measures to reduce the amount of stormwater runoff and limit pollution in stormwater runoff. With implementation of all required standard MN/1/RESO
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conditions pertaining to water, the project would not result in significant impacts related to water quality and would meet the criteria pursuant to CEQA Guidelines Section 15332(d) for an infill exemption.

F
URTHER RESOLVED: that the City Council hereby makes the following findings regarding the Special Design Permit to allow a five -unit detached rowhouse development per City Code Section 36.50.25:

A. The proposed land use is allowed within the subject zoning district. The multi -family residential development is an allowed use in the R3 -3/sd (Multiple -Family Residential/Special Design) Zoning District;

B. The proposed project is in substantial compliance with the requirements of the applicable zone district and would be harmonious and compatible with existing and future developments within the zoning district and surrounding area. The project is consistent with the R3 -3/sd density requirements and is compatible with the surrounding neighborhood character, which is developed with a mixture of single -family and multi- family developments;

C. The proposed project, including any special design features to respond to the site constraints listed in Section 36.26.85
(SD district) which were identified at the time of
zoning to the SD District, and implementation of a harmonious and integrated plan, justifies any necessary exceptions to the requirements of this chapter . The project is not requesting any exceptions to the zoning requirements and the project includes sound-rated windows and other construction sound-attenuation measures to reduce potential noise to the units due to its location adjacent to State Route 85 and as contemplated in the ordinance establishing the SD Overlay District on the property;

D. The approval of the Special Design Permit complies with CEQA. The approval of the five- unit detached rowhouse development project complies with CEQA because it qualifies as a categorically exempt project per CEQA Guidelines Section 15332 (“In-Fill Development”) as the project is consistent with the following findings, and none of the exceptions in CEQA Guidelines Section 15300.2 apply:

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1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations. The proposed project is in substantial compliance with the intent of requirements of the applicable zoning district, and implementation of the proposed harmonious and integrated Planned Unit Development design is superior to standard development in the underlying zone and, therefore, justifies the exceptions to the requirements bec ause the project complies with the Rowhouse Guidelines, which facilitates rowhouse projects with shared common open space and access and is designed with an attractive architectural style, which includes appropriate articulation and architectural treatments, such as porches, balconies, window shutters, and varied exterior materials, such as wood-type horizontal siding and stucco.

2. The proposed development occurs within City limits, on a project site of no more than five acres, substantially surrounded by urban uses. The proposed development occurs within City limits on a project site of no more than five acres and substantially surrounded by urban uses . The gross project site is approximately 0.51 acre in size and is located on the west side of Easy Street, between the State Route 85 on-ramp and Gladys Court, within the central portion of the City of Mountain View. The site is located within an urbanized, developed, residential area of the City and is surrounded by existing residential uses. Therefore, the proposed project would meet this criterion.

3. The project site has no value as habitat for endangered, rare, or threatened species.

No species identified as a candidate, sensitive, or special-status species are known to occur at the site location, and no sensitive or jurisdictional habitats are present at or adjacent to the site. The site is not part of any habitat conservation plan. Therefore, the project site has no value as habitat for endangered, rare, or threatened species, and the project would meet this criterion under CEQA Guidelines Section 15332(c).

4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic/Transportation: As the project is residential, it would not exceed the City’s transportation impact thresholds. According to the City of Mountain View’s Vehicle Miles Traveled (VMT) policy, residential projects located in areas of low VMT, defined as exhibiting VMT that is 15% or greater, below the existing nine -county Bay Area regional average VMT, shall be presumed to have a less -than-significant MN/1/RESO
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transportation impact. The project site is located in a low -VMT area and, therefore, the project would not result in significant transportation impacts.

Air Quality: The project would not exceed the City’s applicable significance thresholds related to air quality. The project is consistent with the policies and standards of the City’s General Plan and proposes infill residential development within an area that is well served by transit. As such, the project is also considered to be consistent with the Clean Air Plan.

T
he project would not exceed the screening criteria published by the Bay Area Air Quality Management District (BAAQMD) air quality emissions resulting from construction or operations. Construction
-r
elated emissions from the project will be
reduced to a less -than-significant level with implementation of required City of Mountain View standard conditions of approval. Given the nature of the proposed residential use, project operations wo uld not be a substantial source of toxic air contaminants and would not pose a health risk to others. Pursuant to the City of Mountain View’s standard conditions of approval, the project will be required to MN/1/RESO
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install MERV 13 or better HVAC air filters which will remove emissions from indoor air and ensure that the project will not result in significant health risks.

With implementation of the City’s standard conditions of approval, the project would not result in significant effects related to air quality and would meet the criteria pursuant to CEQA Guidelines Section 15332(d).

E. T
he proposed project is consistent with the G eneral Plan. The proposed project is consistent with the General Plan. The proposed project is consistent with the Medium - Density Residential Land -Use Designation of the General Plan, which allows a mixture of housing types up to a range of maximum densities between 13 to 25 DU/acre. This project is 9.8 DU/acre.

F. The location, size, design, and operating characteristics of the proposed project are not detrimental to the public interest, health, safety, convenience, or welfare of the community. The project conforms to the pertinent health and safety codes, is an infill development within a developed area, provides a two -way driveway to access garage MN/1/RESO
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parking with the units facing landscaped front yards, and complies with the requirements of the Rowhouse Guidelines; and be it

FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the Heritage Tree Removal Permit to remove eight trees and relocate one Heritage tree (remove Tree Nos. 1, 2, 4, 7, 8, 9, 10, and 11; relocate Tree No. 3) based on an arborist report prepared by Arborhawk dated June 13, 2024 , which was reviewed by the City arborist , and a site visit conducted on June 24, 2024, per City Code Section 32.35:

A. It is necessary to remove the trees due to the condition of the trees with respect to age of the trees relative to the life span of that particular species, disease, infestation, general health, damage, public nuisance, danger of falling, proximity to existing or proposed structures, and interference with utility services . It is necessary to remove the trees due to the condition of the trees with respect to age of the trees relative to the life span of that particular species, disease, infestation, general health, damage, public nuisance, danger of falling, proximity to ex isting or proposed structures, and interference wit h utility services because the Heritage trees to be removed are located within the building footprint and are in bad health due to bad pruning , necessitating their removal for project construction. The existing conditions of the trees were identified in the arborist report prepared by Arborhawk dated June 13, 2024, and reviewed by the City arborist.

B. It is necessary to remove the trees in order to construct the improvements and/or allow reasonable and conforming use of the property when compared to other similarly situated properties. It is necessary to remove the trees due to the condition of the trees with respect to age of the trees relative to the life span of that particular species, disease, infestation, general health, damage, public nuisance, danger of falling, proximity to existing or proposed structures and because the redevelopment of the site with a new five -unit rowhouse project that is consistent with the Rowhouse Guidelines places six existing trees within the building footprints and/or site improvements, necessitating their removal for project construction;

C. It is appropriate to remove the trees to implement good forestry practices, such as, but not limited to, the number of healthy trees a given parcel of land will support, the planned removal of any tree nearing the end of its life cycle, and replacement with young trees to enhance the overall health of the urban forest. It is appropriate to remove the trees to implement good forestry practices, such as, but not limited to, the number of healthy trees a given parcel of land will support, the planned remov al of any tree nearing the end of its life cycle, and replacement with young trees to enhance the overall health of the urban forest because the project proposes replacement trees at a minimum 24” box size to offset the loss of Heritage trees at a 2:1 ratio.

D. The approval of the Heritage Tree Removal Permit complies with CEQA. The approval of the five -unit detached rowhouse development project complies with CEQA because it qualifies as a categorically exempt project per CEQA Guidelines Section 15332 (“In -Fill MN/1/RESO
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Development”) as the project is consistent with the following findings, and none of the exceptions in CEQA Guidelines Section 15300.2 apply:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations. The proposed project is in substantial compliance with the intent of requirements of the applicable zoning district, and implementation of the proposed harmonious and integrated Planned Unit Development design is superior to standard development in the underlying zone and, therefore, justifies the exceptions to the requirements bec ause the project complies with the Rowhouse Guidelines, which facilitates rowhouse projects with shared common open space and access and is designed with an attractive architectural style, which includes appropriate articulation and architectural treatments, such as porches, balconies, window shutters, and varied exterior materials, such as wood-type horizontal siding and stucco.

3. The project site has no value as habitat for endangered, rare, or threatened species.

No species identified as a candidate, sensitive, or special-status species are known to occur at the site location, and no sensitive or jurisdictional habitats are present at or adjacent to the site. The site is not part of any habitat conservation plan. Therefore, the project site has no value as habitat for endangered, rare, or threatened species, and the project would meet this criterion under CEQA Guidelines Section 15332(c).

4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic/Transportation: As the project is residential, it would not exceed the City’s transportation impact thresholds. According to the City of Mountain View’s Vehicle Miles Traveled (VMT) policy, residential projects located in areas of low VMT, defined as exhibiting VMT that is 15% or greater, below the existing nine -county Bay Area regional average VMT, shall be presumed to have a less -than-significant MN/1/RESO
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transportation impact. The project site is located in a low -VMT area and, therefore, the project would not result in significant transportation impacts.

The project would include stationary sources of operational noise, such as mechanical heating, ventilating, and air conditioning (HVAC) equipment, that is standardized for noise reduction as well as an emergency generator for the elevator. Stationary equipment would be located and shielded to operate within the City’s Noise Ordinance requirements. As directed by the California Supreme Court in Make UC A Good Neighbor v. Regents of University of California (2024) 16 Cal.5th 43, noise from resident activity at the site is not considered an environmental impact.

Air Quality: The project would not exceed the City’s applicable significance thresholds related to air quality. The project is consistent with the policies and standards of the City’s General Plan and proposes infill residential development within an area that is well served by transit. As such, the project is also considered to be consistent with the Clean Air Plan.

T
he project would not exceed the screening criteria published by the Bay Area Air Quality Management District (BAAQMD) air quality emissions resulting from construction or operations. Construction
-r
elated emissions from the project will be
reduced to a le ss-than-significant level with implementation of required City of Mountain View standard conditions of approval. Given the nature of the proposed residential use, project operations would not be a substantial source of toxic air contaminants and would not pose a health risk to others. Pursuant to the City of Mountain View’s standard conditions of approval, the project will be required to MN/1/RESO
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install MERV 13 or better HVAC air filters which will remove emissions from indoor air and ensure that the project will not result in significant health risks.

With implementation of the City’s standard conditions of approval, the project would not result in significant effects related to air quality and would meet the criteria pursuant to CEQA Guidelines Section 15332(d).

FURTHER RESOLVED: that the City Council hereby approves the Planned Unit Development Permit, Special Design Permit, Development Review Permit, and Heritage Tree Removal Permit for the project at 198 Easy Street (Application No. PL-2024-018), based on the findings above and subject to the Applicant’s fulfillment of all of the conditions of approval, which are attached hereto as Exhibit A and incorporated by reference as though fully set forth herein.

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.

NOTICE. The conditions of project approval set forth herein include certain fees and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and exactions. The Applicant is hereby further notified that the 90 -day appeal period, in which the Applicant may protest these fees and other exactions, pursuant to Government Code Section 66020(a) has begun. If the Applicant fails to file a protest within this 90-day period complying with all requirements of S ection 66020, the Applicant will be le gally barred from later challenging such fees or exactions.

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Exhibit: A. Conditions of Approval

Exhibit A
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CONDITIONS OF APPROVAL
APPLICATION NO.: PL-2018-087
198 Easy Street

The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in accordance with the Mountain View City Code and the State of California. Where approval by a City Department Director or Official is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws, and regulations, and accepted practices for the item(s) under review. The applicant is hereby notified that the applicant is required to comply with all applicable codes or ordinances of the City of Mountain View and the State of California that pertain to this development and are noted herein.

This approval is granted to construct a five-unit rowhouse development and the removal of eight Heritage trees located on Assessor’s Parcel No. 160-37-005. Development shall be substantially as shown on the project materials listed below, except as may be modified by conditions contained herein, which are kept on file in the Planning Division of the Community Development Department:

a. Project plans prepared by Phan Architects, dated June 12, 2024.

b. Color and materials board prepared by Phan Architects, dated June 15, 2024.

c. Arborist report prepared by Arborhawk, dated June 13, 2024.

THIS REQUEST IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:

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

1. EXPIRATION: This permit is valid for a period of two years from the date of approval. This permit shall become null and void if building permits have not been issued and construction activity has not commenced within the two -year period unless a permit extension has been submitted to and approved by the Zoning Administrator at a duly noticed public hearing prior to the expiration date.

2. PERMIT EXTENSION: Zoning permits may be extended for up to two years after an Administrative Zoning public hearing, in compliance with procedures described in Chapter 36 of the City Code. An application for extension must be filed with the Planning Division, including appropriate fees, prior to the original expiration date of the permit(s).

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

PERMIT SUBMITTAL REQUIREMENTS

4. ACCESSORY STRUCTURE(S): Any future accessory structure on -site will require approval by the Planning Division and may require separate City permits.

5. ZONING INFORMATION: The following information must be listed on the title sheet of the building permit drawings: (a) zoning permit application number; (b) zoning district designation; (c) total floor area ratio and residential density in units per acre, if applicable; (d) lot area (in square feet and acreage); and (e) total number of parking spaces.

6. 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.

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7. 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.

8. 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.

9. 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 caused 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.

10. TOXIC ASSESSMENT: A toxic assessment report shall be prepared and submitted as part of the building permit submittal. The applicant must demonstrate that hazardous materials do not exist on the site or that construction activities and the proposed use of this site are approved by: the City’ Fire Department (Fire and Environmental Protection Division); the State Department of Health Services; the Regional Water Quality Control Board; and any federal agency with jurisdiction. No building permits will be issued until each agency and/or department with jurisdiction has released the site as clean or a site toxics mitigation plan has been approved.

OPERATIONS

11. OPERATIONAL CRITERIA: In the event that problems with the operational criteria of the business arise, including, but not limited to, parking shortages, delivery truck issues, hours of operation, or noise, the Zoning Administrator may hold a publi c hearing to review the situat ion and impose new or modified conditions of approval in response to the information received.

The public hearing shall be conducted and noticed in accordance with Chapter 36, Article XVI, Division 6, of the City Code.

SITE DEVELOPMENT AND BUILDING DESIGN

12. 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.

13. TRIM MATERIALS : Trim materials throughout the project shall be wood or high -density foam trim. Details of the specific placement, utilization, and finish of the trim materials shall be provided with the building permit drawings. Final trim des ign details shall be subject to review and approval by the Zoning Administrator prior to the issuance of building permits.

14. 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.

15. 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.

16. RECESSED WINDOWS: All windows shall be recessed from the face of the building a minimum of 2”.

17. PAINT BRUSH-OUTS: The applicant shall paint a portion of the building or a mock-up wall with the proposed color scheme for inspection by the Planning Division. Proposed primary and secondary (accent) paint colors should be painted next to each

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other on the building, to the extent feasible, for purposes of inspection. The color(s) shall not be considered approved unt il after inspection and approval by the Zoning Administrator.

18. MECHANICAL EQUIPMENT (GROUND SCREENING): All mechanical equipment, such as air condenser (AC) units or generators, shall be concealed behind opaque screening. No mechanical equipment is permitted on front porches or balconies but may be located in the fenced yard area or building rooftops.

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

20. FENCE(S)/WALL(S): All fencing and walls are to be shown on building plan drawings, including details on height, location, and material finish. No fence or wall shall exceed 6’ in height, measured from adjacent grade to the top of the fence or wall. The design and locati on must be approved by the Zoning Administrator and comply with all setback and traffic visibility area requirements.

21. 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’.

22. LIGHTING PLAN: The applicant shall submit a lighting plan in building permit drawings. This plan should include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. The design and location of outdoor lighting fixtures shall ensur e there will be no glare and light spillover to surrounding properties, which is demonstrated with photometric contours extending beyond the project property lines. The lighting plan submitted with building permit drawings must be approved by the Zoning Administrator prior to building permit issuance.

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

The applicant shall provide bicycle spaces for each unit in the garage and three guest racks. Bike racks shall secure the fr ame and both wheels. (PROJECT-SPECIFIC CONDITION)

24. VISITOR PARKING: The project shall provide two parking spaces for visitor parking. The final location of all visitor parking shall be shown on building permit plans and include appropriate signage and/or pavement markings subject to review and approval by the Zoning Administrator. All visitor parking must be outside of any secured gates or fencing to be accessible at all times.

GREEN BUILDING

25. GREEN BUILDING —RESIDENTIAL NEW CONSTRUCTION: The project is required to meet the mandatory measures of the California Green Building Standards Code and meet the intent of 90 GreenPoint Rated points. All mandatory prerequisite points and minimum point totals per category to attain GreenPoint Rated status must be achieved unless specific point substitutions or exceptions are approved by the Community Development Department. Formal project registration and certification through Build It Green is not required for compliance with the Mountain View Gree n Building Code (MVGBC). The project is also required to comply with Title 24, Part 6.

TREES AND LANDSCAPING

26. LANDSCAPING: Detailed landscape plans encompassing on- and off-site plantable areas out to the street curb must be included in building permit drawings. Minimum plant sizes are flats or one -gallon containers for ground cover, five -gallon for shrubs, and 24” box for trees. The drawings must be approved by the Zoning Administrator prior to building permit issuance and implemented prior to occupancy. All plans should be prepared by a licensed Landscape Architect and should comply with the City’s Landscape Guidelines, including the Water Conservation in Landscaping Regulations (forms are available online at

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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.

27. 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.

28. 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.

29. 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 fencing around the dripline to protect these trees and installation of an irrigation drip system and water tie -in for supplemental water during construction. Arborist’s reports shall be received by the Planning Division and must be approved prior to issuance o f building permits. Prior to occupancy, the arborist shall certify in writing that all tree preservation measures have been implemented. Approved measures from the report shall be included in the building permit drawings.

30. ARBORIST INSPECTIONS: During demolition activity and upon demolition completion, a qualified arborist shall inspect and verify the measures described in the arborist report are appropriately implemented for construction activity near and around the preserved trees, including the critical root zones. Should it be determined that the root systems are more extensive than previously identified and/or concerns are raised of nearby excavation or construction activities for the project foundation o r underground parking garage, the design of the building and/or parking garage may need to be altered to maintain the health of the trees prior to building permit issuance.

31. MONTHLY ARBORIST INSPECTIONS: Throughout demolition and construction, a qualified arborist must conduct monthly inspections to ensure tree protection measures and maintenance care are provided. A copy of the inspection letter, including recommendations for modifications to tree care or construction activity to maintain tree health, shall be provided to the Planning Division at [email protected].

32. LANDSCAPE SCREENING: All utility meters, lines, transformers, backflow preventers, etc., on -site or off-site, must be shown on all site plan drawings and landscape plan drawings. All such facilities shall be located so as to not interfere with land scape material growth and shall be screened in a manner which respects the building design and setback requirements. Additional landscaping materials or modifications may be required by the Planning Division at final inspection to ensure adequate plant screening.

33. TREE REMOVALS: Permits to remove, relocate, or otherwise alter Heritage trees cannot be implemented until a project building permit for new construction is secured and the project is pursued.

34. REPLACEMENT TREES: The applicant shall offset the loss of each Heritage/street tree with two replacement trees, for a total of 16 replacement trees. Each replacement tree shall be no smaller than a 24” box and shall be noted on the landscape plan as Heritage or street replacement trees.

35. STREET TREE PROTECTIONS: All designated City street trees are to be protected throughout construction activity with protection measures shown on building permit plans.

36. TREE PROTECTION MEASURES: The tree protection measures listed in the arborist’s report prepared by Arborhawk and dated June 13, 2024 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.

37. SECURITY BOND: The applicant shall post a security bond to ensure that replacement trees are planted and become established (one year after planting) and to compensate for the trees that were lost due to illegal removal.

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38. IRREVOCABLE DAMAGE TO HERITAGE TREES: In the event one or more of the preserved Heritage tree(s) are not maintained and irrevocable damage or death of the tree(s) has occurred due to 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. No construction activity can resume until the penalty fee(s) have been paid to the City.

39. TREE RELOCATION(S): Tree No. 3 in the arborist report prepared by Arborhawk, and dated June 13, 2024, shall be relocated to another location on-site as identified in the approved site and landscape plans.

NOISE

40. MECHANICAL EQUIPMENT (NOISE): The noise emitted by any mechanical equipment shall not exceed a level of 55 dB(A) during the day or 50 dB(A) during the night, 10:00 p.m. to 7:00 a.m., when measured at any location on the adjoining residentially used property.

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

42. INTERIOR NOISE LEVELS: Construction drawings must confirm that measures have been taken to achieve an interior noise level of 45 dB(A)Ldn that shall be reviewed and approved by a qualified acoustical consultant prior to building permit submittal.

43. CONSTRUCTION NOISE REDUCTION: The following noise reduction measures shall be incorporated into construction plans and contractor specifications to reduce the impact of temporary construction -related noise on nearby properties: (a) comply with manufacturer’s muffler requirements on all construction equipment engines; (b) turn off construction equipment when not in use, where applicable; (c) locate stationary equipment as far as practical from receiving properties; (d) use temporar y sound barriers or sound curtains around loud stationary equipment if the other noise reduction methods are not effective or possible; and (e) shroud or shield impact tools and use electric-powered rather than diesel-powered construction equipment.

44. SITE-SPECIFIC BUILDING ACOUSTICAL ANALYSIS: A qualified acoustical consultant will review final site plans, building elevations, and floor plans prior to construction to calculate expected interior noise levels as required by state noise regulations. Project-specific acoustical analyses are required by the California Building Code to confirm that the design results in interior noise levels reduced to 45 dB(A)Ldn or lower. The specific determination of what noise insulation treatments are necessary will b e completed on a unit -by-unit basis. Results of the analysis, including the description of the necessary noise control treatments, will be submitted to the City along with the building plans and approved prior to issuance of a building permit. Building sound insulation requirements will include the provision of forced-air mechanical ventilation for all residential units as recommended by the qualified acoustical consultant, so that windows can be kept closed at the occupant’s discretion to control noise. Special building techniques (e.g., sound-rated windows and building facade treatments) will be implemented as recommended by the qualified acoustical consultant to maintain interior noise levels at or below acceptable levels. These treatments will includ e, but are not limited to, sound- rated windows and doors, sound- rated wall construction, acoustical caulking, protected ventilation openings, etc.

CC&RS AND DISCLOSURES

45. CC&Rs: One electronic PDF of the proposed Covenants, Conditions, and Restrictions (CC&Rs) for the homeowners association shall be submitted to the Planning Division and approved by the City Attorney prior to building permit issuance.

The applicant shall provide a completed CC&R checklist at submittal along with associated review fee made payable to the City of Mountain View. The checklist can be obtained by contacting the project planner or by email inquiry to [email protected].

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46. MASTER PLAN: The applicant shall prepare a master plan which establishes rules for modifications or additions of any building structures at this site, including fences, trellises, sunshades, and accessory buildings as well as modifications to principa l buildings. These rules shall be consistent with the provisions of the R3-3/sd Zoning District and shall be approved by the Zoning Administrator. The Covenants, Conditions, and Restrictions (CC&Rs) shall specifically state that the master plan establishes the rules for additions/modifications to the complex and that changes to the master plan require approval by the Zoning Administrator. Copies of the master plan shall accompany the CC&Rs to be submitted to the Planning Division for review and approval.

47. GARAGES: Garages are to be used for resident parking only. Storage is permitted so long as it does not prevent use of garage for required vehicle parking.

48. PROJECT INFORMATION: All marketing and sales literature, leasing information, and the Covenants, Conditions, and Restrictions (CC&Rs) for the complex shall clearly state that this project is complete as built and that no further expansions to the building structures are permitted without Planning Division approval. Any revisions to the project would require a separate application to the City by the homeowners association and would need to establish rules for all units in the complex.

49. NOTICE OF DEVELOPMENT RESTRICTIONS: A Notice of Development Restrictions indicating the related development permit conditions that are to be completed with the development of the property is required for all planned developments and common-interest developments. The notice shall be prepared by the Planning Division and City Attorney’s Office and shall be signed and notarized by the subdivider. The approved and executed Notice of Development Restrictions must be recorded on the land of the subdivision before the approval of the parcel or final map.

AGREEMENTS AND FEES

50. INDEMNITY AGREEMENT: Prior to the issuance of any building permits, the applicant shall agree, in writing, to defend, indemnify, and hold harmless the City and the City’s officers, agents, and employees in any action brought by a third party t o void this Permit(s). The agre ement shall be in a form satisfactory to the City Attorney and Zoning Administrator. It shall run with the land and shall not be amended without prior City consent.

CONSTRUCTION ACTIVITIES

51. 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).

52. WORK HOURS/CONSTRUCTION SITE SIGNAGE: No work shall commence on the job site prior to 7:00 a.m. nor continue later than 6:00 p.m., Monday through Friday, nor shall any work be permitted on Saturday or Sunday or any holiday unless prior approval is granted by the Chief Building Official. The general contractor, applicant, developer, or property owner shall erect a sign at all construction site entrances/exits to advise subcontractors and material suppliers of the working hours 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.

53. 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 th e 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.

54. 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.

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55. DISTURBANCE COORDINATOR: The applicant shall designate a “disturbance coordinator” who will be responsible for responding to any local complaints regarding construction noise. The coordinator (who may be an employee of the general contractor) will determine the cause of the complaint and will require that reasonable measures warranted to correct the problem be implemented. A telephone number of the noise disturbance coordinator shall be conspicuously posted at the construction site fence and on the notif ication sent to neighbors adjacent to the site. The sign must also list an emergency after-hours contact number for emergency personnel.

56. HEALTH AND SAFETY MEASURES: The permittee/contractor is responsible for preparing and implementing an appropriate health and safety plan to address the contamination and manage the operations in a safe manner and in compliance with the Cal/OSHA Construction Safety Orders and other state and federal requirements.

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

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

b. A registered asbestos abatement contractor shall be retained to remove and dispose of all potentially friable ACMs, in accordance with the National Emissions Standards for 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 control.

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

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

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

59. 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

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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 th e bottom of excavated areas with sheeting when work is not being performed.

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

61. 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 adja cent remains. The Santa Clara County Coroner shall be notified and shall make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to their authority, the Coroner shall notify the Native American Heritage Commission, which shall attempt to identify descendants of the deceased Native American. If no satisfactory agreement can be reached as to the disposition of the remains pursuant to this state law, then the landowner shall reinter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance. A final report shall be submitted to the City’s Community Development Director prior to release of a Certificate of Occupancy. This report shall contain a description of the mitigation programs and its results, including a description of the monitoring and testing resources analysis methodology and conclusions, and a description of the disposition/curation of the resources. The report shall verify completion of the mitigation program to the satisfaction of the City’s Community Development Director.

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

63. 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).

64. 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 and

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then resumes during the nesting season, an additional survey will be necessary to avoid impacts on active bird nests that may be present.

65. VIBRATION BEST MANAGEMENT PRACTICES CONSTRUCTION MEASURES:

• Avoid impact pile driving and drill piles instead where possible. Drilled piles cause lower vibration levels where geological conditions permit their use.

• Avoid using vibration rollers and tampers near sensitive areas.

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

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

— Develop a vibration monitoring and contingency plan;

— Construction contingency plan; and

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

Housing Department—650-903-6190 or [email protected]

66. BMR, FRACTIONAL IN-LIEU FEES: The building permit submittal shall identify the aggregate net new habitable square footage of all residential units in the project. Prior to the issuance of the first building permit for the development, the applica nt shall pay an Ownership Housing In -Lieu Fee as defined by the City fee schedule for all net new habitable square feet as applied to the total project. For purposes of calculating the fee, the project includes construction of 11,869 net new habitable square footage for which the Fractional In-Lieu Fee applies.

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 adop ted local, state, and federal codes for all building and/or fire permits. For more information on submittal requirement s 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.

67. 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, Plumbin g, CALGreen, CALEnergy, in conjunction with the City of Mountain View Amendments, and the Mountain View Green Building Code (MVGBC).

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

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

70. FIRE PROTECTION (PROJECTIONS): Overhangs and other projections will not be permitted to cross property lines, including any property lines between units.

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71. ACCESSIBILITY REQUIREMENTS:

• CHAPTER 11A: Where required, project shall comply with the accessibility requirements in the CBC, Chapter 11A.

72. REACH CODES FOR SINGLE-FAMILY AND DUPLEXES (NEW CONSTRUCTION):

a. EV Parking Requirements: Parking shall comply with one EVCS Level 2 to be installed and rated at 40 amps minimum and EV1-ready, as amended in MVCC Section 8.20.31 and per Table 101.10.

b. Photovoltaic System Requirements: Installation of photovoltaic (PV) to accommodate an all -electric building to 100% of annual kilowatt hour (kWh) consumption offset, as amended in MVCC Section 8.20.8 and per Table 101.10.

73. UTILITIES: No utilities shall cross property lines.

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

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

76. SERVICE DISCONNECT: For single-family dwellings and duplexes, the service -disconnecting means shall have a rating of not less than 200 amperes, three wires, as amended in MVCC Section 8.51.C.

77. ADDRESSES: All street names, street numbers, and residential apartment numbers will be processed prior to Building Division approval of the project. Commercial suite numbers are issued by the United States Postal Service (USPS).

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

79. PEDESTRIAN PROTECTION: Public sidewalks are required to remain open during the course of construction. Provide sufficient information at the time of building plan submittal to show how pedestrians will be protected per the CBC, Section 3306.

80. WORK HOURS/CONSTRUCTION SITE SIGNAGE: No work shall commence on the job site prior to 7:00 a.m. nor continue later than 6:00 p.m., Monday through Friday, nor shall any work be permitted on Saturday or Sunday or any holiday unless prior approval is granted by the Chief Building Official. The general contractor, applicant, developer, or property owner shall erect a sign at all construction site entrances/exits to advise subcontractors and material suppliers of the working hours (see job card for specifics) and contact information, including an after-hours contact. Violation of this condition of approval may be subject to the penalties outlined in Section 8.70 of the MVCC and/or s uspension of building permits.

81. EV PARKING REQUIREMENTS FOR SINGLE -FAMILY AND DUPLEXES (NEW CONSTRUCTION): Parking shall comply with one EV2-ready and one EV1 installed per Table 101.10 as amended in MVCC Section 8.20.8, Subsection 101.10.1.1.2.c.

82. PHOTOVOLTAIC SYSTEM FOR SINGLE -FAMILY AND DUPLEXES (NEW CONSTRUCTION): Installation of photovoltaic (PV) per Title 24, Part 6, shall be prewired to expand system to accommodate an all -electric building to 100 percent of annual kilowatt hour (kWh) consumption offset as amended in MVCC Section 8.20.8, Subsection 101.10.1.1.2. d.

83. SEPARATION: Openings from a private garage directly into a room used for sleeping purposes shall not be permitted per the CBC, Section 406.3.4.

84. SURVEY: A survey will be required to be completed to verify structure placement.

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85. SCHOOL IMPACT FEE: Project will be subject to School Impact fees. To obtain information, fee estimates, and procedures, please contact the following local school districts: Mountain View Los Altos Union High School District; and Mountain View Whisman School District or Los Altos Elementary School District.

86. ALLOWABLE AREA FACTOR: Project shall comply with the requirements per the CBC, Chapter 5.

87. EMERGENCY ESCAPE AND RESCUE: Project shall comply with the egress window requirements per the CBC, Section 1030.

88. MVGBC CALGREEN: Project shall comply with the CALGreen checklist requirements by the City of Mountain View.

89. BUILDING UTILITIES: Utilities shall comply with PG&E Green Book requirements.

90. SIGNAGE REQUIRED ON THE CONSTRUCTION SITE: The general contractor, applicant, developer, or owner shall erect a sign at a prominent location on the construction site to educate subcontractors and material suppliers of the working hours (see job card for specifics).

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

IRE PROTECTION SYSTEMS AND EQUIPMENT

91. RESIDENTIAL FIRE SPRINKLER SYSTEM: Provide an approved automatic fire sprinkler system designed in accordance with NFPA 13D and Mountain View Fire Department specifications. (California Residential Code Section R313.)

92. 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.)

93. 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.)

EXTERIOR IMPROVEMENTS

94. PREMISES IDENTIFICATION: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Address signs shall be a minimum of 6” in height and a minimum of 0.5” in width. (Mountain View City Code, Section 14.10.18.)

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

WNERSHIP AND PROPERTY

95. 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 properties, their type of ownership (individual, partnership, corporation, etc.), and legal description of the properties 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 shall be submitted electronically (i.e., flattened, reduced-size PDFs).

96. SUBDIVISION: Any combination or division of land for sale, lease, or financing purposes requires the filing and approval of a tentative map, completion of all conditions of subdivision approval, and the recordation of the final map, all prior to the issuance of the building permit. In order to place the approval of a final map on the City Council agenda, all related materials must be completed and approved a minimum of 40 calendar days prior to the Council meeting date.

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97. SHARED PARKING AND ACCESS AGREEMENT: Property owners of the subject properties shall sign and be a party to an agreement (or amendment of an existing agreement), subject to the City’s approval and recorded to run with the land, which provides for easements, covenants, and conditions relating to applicable parking, vehicle access, pedestrian access, utility use, and other uses between the subject properties. The agreement, together with all attachments, must be submitted to and approved by the Community Development Department and City Attorney’s Office prior to the approval of a final map.

RIGHTS-OF-WAY

98. STREET DEDICATION: Dedicate a public street in fee, as required by the Public Works Director, to complete the existing cul - de-sac as shown on the preliminary final map.

99. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 10’ wide public utility easement (PUE) along project street frontage(s) on the face of the map for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, communication, and cable television 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 easement. The dedication statement shall specify the PUE shall be kept free and clear of buildings and other permanent structures/facilities , including, but not limited to, the following: garages, sheds, carports, and storage structures; balconies and porches; retaining walls; C.3 bioretention system s; and private utility lines running longitudinally within the PUE.

100. PUBLIC SERVICE EASEMENT: Dedicate a public service easement (PSE) to the utility companies for the proposed electric, gas, and telecommunication conduits and vaults serving the project.

101. PRIVATE UTILITY AND ACCESS EASEMENTS: Dedicate private utility and/or access easements, as necessary, for the common private street and utility improvements.

102. PLAT AND LEGAL DESCRIPTION: For each proposed public easement and/or right-of-way dedication, submit to the Public Works Department for review and approval a legal description (metes and bounds), plat (drawing), and other required documents per the Legal Description and Plat 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

103. MAP PLAN CHECK FEE: Prior to the issuance of any building permits OR prior to approval of the final map, as applicable, the applicant shall pay the map plan check fee in accordance with Sections 28.7(b)and 28.6(b) of the City Code per the rates in effect at time of payment. The map plan check fee shall be paid at the time of the first map plan check submittal per the adopted fee in effect at time of payment.

104. PLAN CHECK AND INSPECTION FEE: Prior to the issuance of any building permits OR prior to approval of the final map, the applicant shall pay the plan check and inspection fee in accordance with Sections 27.60 and 28.36 of the City Code per the adopted rates in effect at time of payment.

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

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105. TRANSPORTATION IMPACT FEE: Prior to the issuance of any building permits OR prior to the approval of the final map, the applicant shall pay the transportation impact fee for the development. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on the square footage of the development. Credit is given for the existing site use(s), as applicable.

106. WATER AND SEWER CAPACITY CHARGES: Prior to the issuance of any building permits, the applicant shall pay the water and sewer capacity fees for the development. The water and sewer capacity charges for residential connections are based on the number and type of dwelling units. Separate capacity charges apply for different types of residential categories to reflect the estimated demand of each type of connection. The water and sewer capacity charges for nonresidential connections are based on the water meter size, building area, and building use, respectively. Credit is given for the existing site use(s) and meter size(s), as applicable.

107. PARK LAND DEDICATION FEE: Prior to the issuance of any building permits OR prior to the approval of the final map, the applicant shall pay the Park Land Dedication Fee of $193,200, in accordance with Chapter 41 of the City Code. No credit against the Park Land Dedication Fee is allowed for private open space and recreational facilities.

108. STORM DRAINAGE FEE: Prior to the issuance of any building permits OR prior to approval of the final map, the applicant shall pay the off-site storm drainage fee per Section 28.51(b) with the rates in effect at the time of payment.

STREET IMPROVEMENTS

109. PUBLIC AND PRIVATE COMMON IMPROVEMENTS: Install or reconstruct standard public and private common improvements for the subdivision and as required by Chapters 27 and 28 of the City Code. The public improvement(s) include, but are not limited to, new detached sidewalk, curb and gutter; street signs per City Standards, ADA curb ramps, Bulb-out ADA curb ramp, dedicated C.3 Stormwater treatment in landscape strips, (2) driveways, installation of three (3) City standard light poles, f ull street overlay on Gladys Court, half-street 2” grind and overlay on Easy Street, and the undergrounding of overhead electric on Easy Street. The private common improvement(s) include, but are not limited to, private storm drain connection, joint trench connection, and common driveway.

a. Improvement Agreement: Prior to the issuance of the building permit OR approval of the final map, the property owner must sign a Public Works Department improvement agreement for the installation of the public and private common improvements.

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

Guidelines for security deposits are available at the Public Works Department.

c. Insurance: Prior to the issuance of any building permits OR approval of the final] map, the property owner must provide a Certificate of Insurance and endorsements for Commercial General Liability and Automobile Liability naming the City as an additional insured from the entity that will sign the improvement agreement. The insurance coverage amounts are a minimum of Two Million Dollars ($2,000,000) Commercial General Liability, One Million Dollars ($1,000,000) Automobile Liability, One Million Dollars ($1,000,000) Contractors’ Pollution Liability, and One Million Dollars ($1,000,000) Workers’ Compensation. The insurance requirements are available from the Public Works Department.

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110. INFRASTRUCTURE QUANTITIES: For projects with off-site improvement plans, 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 include 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 ins pection fees. The construction cost estimate is to be prepared by the civil engineer preparing the improvement plans.

111. EXCAVATION PERMIT: For projects with any work within the public right -of-way, 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 Depar tment. 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, insurance certificate and endorsements, and permit fees are required with the Excavation Permit Application.

112. OFF-SITE IMPROVEMENT PLANS: Prepare off-site public improvement plans in accordance with Chapter 28 of the City Code, the City’s Standard Design Criteria, Submittal Checklist, Plan Review Checklist, and the conditions of approval of the projec t.

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

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

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

The off-site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, two full-size and two half-size blackline 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 OR approval of the final map.

113. PRIVATE COMMON IMPROVEMENT PLANS: Prepare on-site private common improvement plans consisting of the proposed demolition, fill, grading, retaining walls, drainage, private streets, common driveways, common utilities, public utilities, and other applicable improvements in accordance with Chapter 28 of the City Code, the Standard Design Criteria for Common Green and Townhouse-Type Condominiums, and the conditions of approval of the subdivision. 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. Where both public and common improvement plans are required, the plans shall be combined into one set of plans.

The improvement plans, Improvement Plan Checklist, and items noted within the checklist must be submitted together as a separate package concurrent with the first submittal of the building plans and final map. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).

The improvement plans must be approved and signed by the Public Works Department. After the improvement plans have been signed by the Public Works Department, one full -size and one half -size blackline sets, one PDF of the signed/stamped plan set, and USB flash drive with CAD file and PDF must be submitted to the Public Works Department prior to the approval of the final map. CAD files shall meet the City’s Digital Data Submission Standards.

114. TRAFFIC CONTROL PLANS: For projects with any work within the public right-of-way, 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

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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 edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and the latest City standards. A completed Traffic Control Checklist shall be included with each traffic control plan submittal.

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

1. Truck Route: Truck route (to and from project site) for construction and delivery trucks pursuant to City Code Sections 19.58 and 19.59 and which does not include neighborhood residential streets;

2. Construction Phasing, Equipment, Storage, and Parking: Show and identify construction vehicle and equipment parking area, material storage and lay- down area, sanitation facilities, and construction trailer location for each phase of construction. All construction vehicles, equipment, and trailers shall be l ocated on-site or at a site nearby (not on a public street or public parking) arranged by the permittee/contractor. Construction equipment, materials, or vehicles shall not be stored or parked on public streets or public parking lots, unless approved by t he Public Works Director due to special conditions. Construction contractors/workers are required to park on -site or at a private property arranged by the permittee/contractor and shall not be allowed to use neighboring streets for parking/storage;

3. Sidewalks: Sidewalk closure or narrowing is not allowed during any on -site construction activities; and

4. Traffic Control and Detour Plans: Submit traffic control plans, including detour plans, when on- site improvements and phases of the construction management plan require temporary roadway, lane, shoulder, and/or bike lane closure.

Provide pedestrian detour plans when necessary.

Traffic control plans shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD). A completed Traffic Control Checklist shall be included with each traffic control plan submittal. A separate Excavation Permit from the Public Works Department will be required prior to the issuance of the building permit.

116. 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.

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

118. SPECIAL PAVERS AND CONCRETE REPLACEMENT: The homeowners association shall be responsible for replacing the proposed pavers or textured concrete that is removed by the City to repair, replace, or maintain the City’s underground utilities within the common driveway. This requirement shall be stated in the Covenants, Conditions, and Restrictions (CC&Rs). A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.

119. 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 , poles, posts, mailbox banks/cluster, planters, retaining walls, seat walls, artwork, bicycle racks, parking stalls, etc., that are not

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compliant with safety triangle height and clearance requirements. Benches, tables, and chairs shall not be installed in this safety area.

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

121. PHOTOMETRIC ANALYSIS: Submit a photometric analysis for intersection of Easy Street. The analysis shall show all existing and/or proposed streetlights (show and identify pole height, arm length, and location). The analysis shall calculate the minimum, maximum, average illuminance values, and uniformity ratios for each crosswalk, shown separately. The project shall be required to install new streetlights or modify existing streetlights, as determined by the City Traffic Engineer, to ensur e locations are compliant with minimum lighting requirements per the latest City Standard Details. (City Standard Detail E-1A/E-1B.)

122. STREETLIGHTS: All existing City standard streetlights shall be replaced, and new City standard streetlights shall be installed along the project street frontage of Easy Street per City standards. Streetlights shall be installed near crosswalks, driveways, intersections, or other locations deemed necessary by the City Traffic Engineer.

123. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: Full-street overlay along Gladys Court and a half -street overlay along Easy Street (minimum 2” grind and overlay) and/or pavement reconstruction along the project street frontage shall be required to address the existing roadway conditions, multiple util ity trenches, and impacts from the anticipated construction traffic. The extent of the grind and overlay shall also include areas with significant utility trench reconstruction. 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 identif ied and shown on the plans.

124. 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.

125. CROSSWALK AND MEDIAN STRIPING: Design striping shall follow the following:

• The crosswalk striping across Gladys Court shall be 24” striping with 24” ladder stripes and 24” spacing.

• Median striping must be yellow. Median stripes (hatched) shall be 6” with 6’ spacing at 45 -degree angle.

• Right edge striping must be white. Right edge stripes (hatched) shall be 6” with 6’ spacing at 45- degree angle.

• Install Stop sign with Cross Traffic Does Not Stop sign per City of Mountain View Standard Detail A- 14.

• Clearance spacing between the crosswalk and the stop bar must be 4’. Clearance spacing between the stop bar and the stop legend must be 8’.

• Provide median striping for existing Easy Street median (both directions). Use Caltrans Standard Plan A20B, Detail 25A.

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• Details for the median stripping, stop legend, hatched area striping (color, size, and material) shall be provided with the off-site improvement plans.

126. STREET CENTERLINE: Install a double yellow centerline following the striped median along Gladys Court to the satisfaction of the City Traffic Engineer. Any conflicting markings or signs shall be removed or relocated as directed by the City Traffic Engineer.

The specific areas of work shall be clearly identified and shown on the plans.

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

129. RED CURB ALONG GLADYS COURT: Street curbs along project frontage on Gladys Court shall be painted red, as determined and approved by the City Traffic Engineer. The specific areas of work shall be clearly identified and shown on the plans.

130. STOP-CONTROLLED SITE EGRESS: All egress points to public streets or public easements shall be stop -controlled to address conflict points with pedestrians, bicyclists, and vehicles as they enter a public roadway. Stop- controlled egress shall include STOP signs, a limit line, and “STOP ” pavement marking(s). The specific areas of work shall be clearly identified and shown on the plans.

131. PARKING RESTRICTION: Parking shall be prohibited within the common driveways, excluding approved guest parking, as the parking would obstruct the use of the driveway. These parking prohibitions shall be stated within the Covenants, Conditions, and Restrictions (CC&Rs). A copy of the CC&Rs with this provision highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department. The common driveway shall be signed and/or striped as “No Parking” or “No Parking—Fire Lane.” The specific areas of work shall be clearly identified and shown on the plans.

CURBS, SIDEWALKS, AND DRIVEWAYS

132. 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 per Caltrans Detail A88A.

133. DRIVEWAY APPROACH AND ADA SIDEWALK REQUIREMENTS: A minimum 4’ wide Americans with Disabilities Act-compliant public sidewalk shall be provided behind new and existing driveway approaches. T apers (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.

134. CURB, GUTTER, SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of Easy Street and Gladys Court. The sidewalk shall be detached with a landscape strip and designed with a consistent 2% cross -slope from the top of the curb to back of the sidewalk and minimal gr ade breaks in the longitudinal slope of the curb line. Typical cross-section on Easy Street shall have a 4’ wide sidewalk with a 4’ wide landscape strip. Typical cross-section on Gladys Court shall have a 5’ wide sidewalk with a 5’ wide landscape strip. The specific limits of work shall be clearly identified and shown on the plans.

135. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on out of the sidewalk and relocate to the Public Service Easement or Public Utility Easement, landscape strip, or behind the back of the curb. Utility boxes must be located so they fit entirely within the utility easement, l andscape 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.

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136. STORMWATER TREATMENT (C.3) FOR PUBLIC RIGHT -OF-WAY: 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, “Stormwate r Quality Guidelines 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 fro ntage) that are constructed or reconstructed as part of Regulated Projects will also need to be treated using LID measures. The treated stormwater from the public right of way shall be separated from the on-site impacted impervious surface calculations an d any LID treatments shall be placed within the public right of way landscaping strips. To accommodate C.3 treatments in the public right of way, provide a bulb-out design at the corner of Easy Street and Gladys Court along the project frontage. The bulb-out shall extend no further than 8’ into the travel lanes and shall align with the northern portion of Easy Street. Truck turning movements out of Gladys Court are to be maintained.

The “Stormwater Quality Guidelines for Development Projects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the treatment controls that wil l be installed. Include three stamped and signed copies of the Final Stormwater Management Plan with the initial 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.

STREET TREES

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

138. STREET TREE LOCATION: The location of existing trees to remain, existing trees to be removed, and new street trees shall be shown on the grading, utility, and landscaping plans. New street trees shall be planted in accordance with Detail F -1 of the Standard Provisions a minimum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. New street tree species must be selected from the City’s adopted Master Tree list or be an approved alternate by the City arborist. The applicant shall complete the “Proposed Street Tree” form available from the Planning Division online at
www.mountainview.gov/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 permit submittal.

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

UTILITIES

140. 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, including, but not limited to, new utility crossings and installation of signal and streetlight pole foundation s.

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. O btain 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.

141. 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.]

142. SEPARATE FIRE SERVICE: Domestic water and fire services shall have separate lines connected to the City’s water main, except when supplying NFPA 13D fire sprinkler systems, as approved by the City Fire Protection Engineer. On -site fire lines, post indicator valves, Fire Department connections, and detector checks also require approval from the City’s Fire Protection Engineer.

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143. 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.

144. UTILITY SERVICES: The size and location of all existing and new water meters, backflow preventers, potable water services, recycled water services, fire services, sewer laterals, sewer cleanouts, storm drain laterals, storm cleanouts/inlets, gate valves, manholes, and utility mains shall be shown on the plans. Sewer laterals, potable water services, and fire services shall have a minimum 5’ horizontal separation from each other. Recycled water and potable water shall have a minimum 10’ horizontal separation from each 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 tee. Existing sanitary sewer laterals and storm connections that are not reused shall be abandoned, and existing face-of-curb drains that are not reused shall be removed.

145. BACKFLOW PREVENTER: Aboveground reduced -pressure backflow preventers are required for all new and existing City potable water and recycled water services. Backflow preventers shall be located directly behind the water meter or as reasonably close as possible at a location preapproved by the Public Services Division. Backflow prevention assemblies shall be conveniently located as close to the meter as feasible outside of buildings and are not allowed within buildings’ utility closets or basements. A minimum 3’ clearance shall be provided around each assembly for accessibility and maintenance. A minimum 1’ clearance shall be provided between the assembly and building face, as applicable. Protective covers and/or enclosures must be preapproved by the Cross-Connection Control Specialist prior to installation.

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

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

148. STORM DRAIN LATERAL: The construction of a new storm drain lateral(s) to the City main shall be installed per City standards.

149. 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 manhole and with a property line inlet per City Standards.

150. 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.

151. PRIVATE UTILITY MAINTENANCE PLAN: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained. The Covenants, Conditions, and Restrictions (CC&Rs) shall include a provision that the homeowners association prepare a private utility maintenance plan for on- site water, sanitary sewer, and storm drainage facilities. The maintenance plan shall include elements such as, but not limited to, flushing of the storm lines, and cleaning of storm drain inlets and grates.

A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.

152. UNDERGROUNDING OF OVERHEAD SERVICES: All new and existing electric and telecommunication facilities serving the site are to be placed underground, including transformers. The undergrounding of the new and existing overhead electric and telecommunication lines is to be completed prior to the issuance of a Certificate of Occupancy for any new buildings within the

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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.

153. UNDERGROUNDING OF OVERHEAD LINES: Underground existing overhead electric and telecommunication facilities fronting the property along Easy Street and/or within the division of land, unless waived by the City Council after consideration of t he recommendation of the Public Works Director due to unusual or impractical circumstances. The undergrounding work shall be constructed in conjunction with any applicable off -site improvements and completed prior to issuance of a Certificate of Occupancy for any new unit. All poles fronting the property and/or within the division of land shall be removed. If the undergrounding requirement is waived, the subdivider shall fulfill whatever substitute conditions the City shall impose prior to a final map approval.

154. JOINT UTILITY PLANS: Upon first submittal of the building permit and improvement plans, the improvement plans shall include joint utility plans showing the location of the proposed electric, gas, and telecommunication conduits and associated facilit ies, including, but not li mited to, vaults, manholes, cabinets, pedestals, etc. Appropriate horizontal and vertical clearances in accordance with PG&E requirements shall be provided between gas transmission lines, gas service lines, overhead utility lines, street trees, streetlights, and building structures. These plans shall be combined with and made part of the improvement plans.

Joint trench intent drawings will be accepted at first improvement plan submittal. All subsequent improvement plan submittals shall include joint trench design plans. Dedicate utility easements that are necessary for the common utility on the final map.

GRADING AND DRAINAGE IMPROVEMENTS (ON-SITE)

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

156. 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.

157. LOT DRAINAGE: Each residential lot shall be designed to drain toward the streets, alleys, common driveways, or common areas. The drainage paths for the privately owned lots shall be designed such that the drainage paths do not cross the common property lines unless an exception is approved due to unavoidable circumstances by the Public Works Department, such as to provide drainage to an existing Heritage tree.

158. 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

159. 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.”

160. MOUNTAIN VIEW GREEN BUILDING CODE/CONSTRUCTION AND DEMOLITION ORDINANCE: If this project is subject to the requirements of the Mountain View Green Building Code, a Construction and Demolition Waste Management Plan shall be submitted with the building permit application and approved by the Public Works Solid Waste and Recycling Division prior to the issuance of a building permit. A Final Construction and Demolition Waste Management Plan shall be submitted and approved prior to final inspection.

161. TRASH ENCLOSURE DESIGN AND DETAILS: Include the trash plan sheet and with cart set-cart and collection vehicle circulation details on a separate sheet in the initial building plans.

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• Each of the five single -family dwellings must have trash, recycling, and compost services. Display each trash storage location (at least 7’ wide x 3’ deep) on the building plans in an enclosed space screened from public view, type of carts, and dimensions to scale with the minimum number and size carts of: (1) 32 -gal trash cart, (1) 64 -gal recycle cart and (1) 96-gallon compost cart.

• Delineate the path of travel for trash carts from the proposed cart storage area to set -out area on Easy Street for collection. The path of travel must be a smooth, flat surface providing proper clearance to roll a 30” wide cart.

• Maintain 15’ overhead clearances in the travelway and 22’ at the point of collection.

162. GARBAGE PICKUP (INDIVIDUAL SERVICE): The Covenants, Conditions, and Restrictions (CC&Rs) shall include a provision stating the requirement to always keep trash carts in designated storage areas except 24 hours prior to and 24 hours after the hauler assigned collection day. Each residence i s responsible for bringing their trash, recycling, and compost carts to the street curb along Easy Street with wheels against the curb, 15’ overhead clearance, and 18” of separation between carts, by 6:00 a.m. on trash collection days. The CC&Rs shall also include an exhibit showing location of the carts on the street for pickup. A copy of the CC&Rs with these provisions shall be submitted to the Community Development Department for review and approval by the Public Works Department.

CONSTRUCTION ACTIVITIES, NOTES, AND OTHER APPROVALS

163. CALTRANS PERMIT: The Applicant shall be responsible for applying for, and obtaining approval of, a Caltrans Encroachment Permit for all work within Caltrans’ jurisdiction. Work within the State right -of-way must be in accordance with Caltrans requirements. Prior to bui lding permit approval, submit a copy of the approved Caltrans Encroachment Permit to the Public Works Department.

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

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

166. OCCUPANCY RELEASE (Residential): The owner/developer shall comply with and include the following note on the off -site or grading/drainage or utility plans: “For residential developments, no residential units will be released for occupancy unless the improvements to be constructed to City standards and/or to be accepted for maintenance by the City, including water meters and sanitary sewer cleanouts as well as trash rooms and/or enclosures, are substantially complete per the City of Mountain View Standard Provisions for Public Works construction. The Public Works Director shall make the determination of what public improvements are substantially complete.

167. STREET REIMBURSEMENT AGREEMENT: Prior to issuance of any building permits and prior to approval of the final map, the applicant shall enter into a reimbursement agreement with the City for the reimbursement of half of the street overlay on Gladys Court.

To be reimbursed by the City, the applicant must execute a reimbursement agreement and the reimbursement agreement must be approved by the Public Works Director. The reimbursement agreement shall require the developer to competitively bid the street overl ay improvements and submit a minimum of three itemized bids from contractors who meet the City’s

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minimum requirements, including but not limiting to the requirement to pay prevailing wages, for approval and selection of the lowest responsible bidder.

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.

168. 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.

169. 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.

170. CONSTRUCTION SEDIMENT AND EROSION CONTROL PLAN: The applicant shall submit a written plan acceptable to the City which shows controls that will be used at the site to minimize sediment runoff and erosion during storm events. The plan should include installation of the following items where appropriate: (a) silt fences around the site perimeter; (b) gravel bags surrounding catch basins; (c) filter fabric over catch basins; (d) covering of exposed stockpiles; (e) concrete washout areas ; (f) stabilized rock/gravel driveways at points of egress from the site; and (g) vegetation, hydroseeding, or other soil stabilization methods for high-erosion areas. The plan should also include routine street sweeping and storm drain catch basin cleaning.

171. ENGINEERED DRAWINGS: Treatment systems and/or porous pavement, pavers, and other uncompacted surfaces require engineered drawings.

172. 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.

173. 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.

174. 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 requir ements; and (d) installing appropriate plants for the location in accordance with appropriate climate zones. Identify which practices will be used in the building plan submittal.

175. 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, and driveways. Identify which practices wi ll be used in the building plan submittal.

176. 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.

177. PRIVATE STREET MAINTENANCE: For residential projects with private streets, the following ongoing maintenance shall be provided: (a) private streets shall be swept at least four times per year; (b) private storm drain inlets shall be cleaned a t least

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once per year prior to October 15; and (c) common area trash management and litter control. Attach a copy of the contract or maintenance agreement identifying the name, address, and phone number of the party carrying out these maintenance activities.

178. PRIVATE STORM DRAIN INLET STENCILING: For residential subdivisions with private streets, storm drain inlets shall be labeled in accordance with the City’s storm drain inlet label program (“No Dumping, Flows to Bay”).

179. OUTDOOR VEHICLE/EQUIPMENT WASHING FACILITIES: Outdoor vehicle/equipment washing areas 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) sloping the area inward (negative slope) or installing a berm or curb around its perimeter; (c) installing a roof over the wash pad area; and (d) discharging the wash water to an approved wastewater treatment system connected to the sanitary sewer.

180. 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 inw ard (negative slope) or installing a berm or curb around its perimeter. There shall be no storm drains in the outdoor storage area.

181. 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, “Stormwate r Quality Guidelines 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 Low-Impact Development (LID) measures. The City’s guidelines also describe the requirement to select LID types of stormwater treatment controls, th e types of projects th at are exempt from this requirement, and the Infeasibility and Special Projects exemptions from the LID requirement.

The “Stormwater Quality Guidelines for Development Projects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the treatment controls that wil l be installed. I nclude 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.

182. STORMWATER MANAGEMENT PLAN —THIRD-PARTY ENGINEER’S CERTIFICATION: The Final Stormwater Management Plan must be certified by a qualified third- party engineer that the proposed stormwater treatment controls comply with the City’s Guidelines and Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP). A lis t of qualified engineers is available at the following link: https://scvurppp.org/wp-content/uploads/2022/12/SCVURPPP-Qualified-Consultants-List- Memo_December-2022.pdf.

183. 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_implementation.html . Once installed, the property owner or property manager shall be responsible for maintaining the trash capture device. Maintenance shall be completed in accordance with the manufacturer’s recommended frequency, but at a minimum of one time per year. In dicate 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 building plans for the project.

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184. FULL TRASH CAPTURE (OFF -SITE IMPROVEMENT): Projects located in “moderate,” “high,” or “very high” trash generating areas as outlined in the City’s Long -Term Trash Load Reduction Plan that will construct off -site improvements to the public storm drain system shall install full trash capture protection within the newly constructed public storm drain system. Examples of full trash capture systems include large trash capture devices, such as hydrodynamic separators or media filtration systems, or small trash capture devices, such as storm drain catch basin connector pipe screens. The full -trash capture device must be selected from the list of State Water Board -approved devices: https://www.waterboards.ca.gov/water_issues/programs/ stormwater/trash_implementation.html. Once installed, the property owner or property manager shall be responsible for maintaining the trash capture device. Maintenance shall be completed in accordance with the manufacturer’s recommended frequency, but at a minimum of one time per year. Indicate the type of full trash capture device that will be installed to remove trash from runoff for the entire project site, and include details for the installation of the trash capture system(s) in the building plans for the project.

185. BUILDING DEMOLITION PCB CONTROL: Nonwood-frame buildings constructed before 1981 that will be completely demolished are required to conduct representative sampling of priority building materials that may contain polychlorinated biphenyls (PCBs). If sample results of one or more priority building materials show PCBs concentrations ≥50 ppm, the applicant is required to follow applicable federal and state notification and abatement requirements prior to demolition of the building.

Submit a completed “Polychlorinated Biphenyls (PCBs) Screening Assessment Applicant Package” with the building demolition plans for the project. A demolition permit will not be issued until the completed “PCBs Screening Assessment Applicant Package” is submitted and approved by the City Fire and Environmental Protection Division (FEPD). Applicants are required to comply with applicable federal and state regulations regarding notification and abatement of PCBs -containing materials.

Contact the City’s FEPD at 650 -903-6378 to obtain a copy of the “PCBs Screening Assessment Applicant Package” and related guidance and information.

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

AB/MN/1/CDD
813-01-28-25COA

Mountain View City CouncilJanuary 28, 2025

Mountain View City Council
January 28, 2025