ATT 1 - Project Resolution — Mountain View City Council, September 9, 2025

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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 AND DEVELOPMENT REVIEW PERMIT TO CONSTRUCT A NEW 20-UNIT ROWHOUSE DEVELOPMENT

WITH A BELOW-MARKET-RATE (BMR) ALTERNATIVE MITIGATION PROPOSAL AND UTILIZING STATE DENSITY BONUS LAW ON A 0.99-ACRE PROJECT SITE LOCATED AT 828-836 SIERRA VISTA AVENUE AND 1975-1979 COLONY STREET (APN 153-04-001, 153-04-017, 153-04-018, AND 153-04-019); AND

FINDING THE PROJECT TO BE CATEGORICALLY EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO
SECTION 15332 (“IN-FILL DEVELOPMENT PROJECTS”) OF THE CEQA GUIDELINES WHEREAS, on September 20, 2023, Albert Wang for Legend Colony LLC submitted an application ( PL-7775) for a Planned Unit Development and Development Review Permit to construct a new 20-unit rowhouse development, utilizing State Density Bonus Law, and a Vesting Tentative Map to create 20 residential lots and two common lots on a vacant 0.99 -acre project site at 828-835 Sierra Vista Avenue and 1975-1979 Colony Street; and WHEREAS, the Zoning Administrator and Subdivision Committee held duly noticed public hearings on July 23, 2025 on said application and recommended the City Council conditionally approve the Planned Unit Development Permit and Development Review Permit, subject to findings and conditions of approval attached hereto, and a related Vesting Tentative Map; and WHEREAS, the City Council held a duly noticed public hearing on September 9, 2025 on said application and received and considered all evidence presented at said hearing, including the recommendation from the Zoning Administrator, the City Council report, project materials , testimony, and written materials submitted; and
WHEREAS, on that same date, the City Council adopted a companion resolution to conditionally approve a Vesting Tentative Map for rowhouse purposes on the project site; now, therefore, be it
RESOLVED: that, based on substantial evidence in the record, the City Council of the City of Mountain View finds the project to be categorically exempt from review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15332 (“In-Fill Development”) as described in further detail below; and be it
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FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the project:

1. Planned Unit Development Permit to allow a new 20-unit detached rowhouse development, utilizing State Density Bonus Law , on a vacant site pursuant to Section 36.46.95 (Findings) of the City Code:

a. The proposed land uses are allowed within the subject Zoning District . The proposed rowhouses are permitted in the R3-2 (Multiple-Family Residential) Zoning District with a Planned Unit Development Permit;

b. The site is physically suitable for the type and intensity of the land use being proposed. The site is physically suitable for the type and intensity of the land use being proposed since the site is currently vacant and, prior to demolition of previous structures, was occupied with residential development and is zoned for multiple -family residential use. The property is a relatively flat lot with access to utility services and direct vehicle and pedestrian access to public street frontages and improvements. The site is large enough with suitable dimensions to accommodate the proposed project, which is generally in compliance with all applicable rowhouse development standards, including site amenities for a residential development, with the exception of a requested waiver of the site coverage development standard pursuant to State Density Bonus Law provisions to allow approximately 38.5% site coverage in lieu of the 35% (maximum) standard;

c. The proposed project would be harmonious and compatible with existing and future developments within the Zoning District and surrounding area . The proposed project would be harmonious and compatible with existing and future developments within the Zoning District and surrounding area because the project is a residential use on a parcel zoned for medium-density, multiple -family development. The p roject is compatible with the existing neighborhood character, which includes a mix of single-family residential and other multi-family and rowhouse developments, with commercial uses immediately to the south. The residential zoning in the existing neighborhood matches the R3 -2 (Multiple-Family Residential) zoning on the project site and would permit similar m ulti-family residential development as the proposed project in the future;

d. In the case of a proposed residential project, the development will 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, p ermitted for a similar development within the Zoning District. The proposed residential project is a residential development of sustained desirability and stability as it will result in an intensity of land utilization no higher than permitted by the R3-2 (Multiple-Family Residential) Zoning District and standards of open space no less than permitted for a similar development within such Zoning District. The project includes a well-designed landscape plan with a variety of tree types and a well-designed, common open -space area meeting the minimum requirements for a rowhouse development. -3-
The landscape palette complies with the City’s Water Conservation in Landscaping Regulations, and the project will comply with the City of Mountain View Green Building Code;

e. The proposed project is consistent with the General Plan . The proposed project is consistent with the General Plan because the proposed multi -family residential rowhouse development is consistent with the Medium -Density Residential General Plan Land Use Designation for the site and meets a range of General Plan policy objectives. For example, the project will meet General Plan Policies LUD 3.2 (Mix of land uses) and LUD 3.5 (Diversity) for provision of diverse housing types serving a range of diverse households and incomes, particularly by providing ownership housing opportunities at different income levels; and Policy LUD 3.9 (Parcel assembly) by proposing development on an assemblage of four currently vacant, unutilized parcels designated for such residential development;

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 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 because the project conforms to the pertinent health and safety codes; it is an infill development within a developed multi-use area; it provides a compliant, two-way driveway from the adjacent public street to access parking with units that face onto the public streets; provides a landscaped, common open -space area in the center of the development accessible to future residents of the projec t; and the project complies with the requirements of the Rowhouse Guidelines, R3-2 Zoning District, and General Plan, all of which designate the site for multi-family residential development;

g. 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 P lanned Unit Development design is superior to standard development in the underlying zone and, therefore, justifies the exceptions to the requirements of this Chapter . The proposed project is in substantial compliance with the requirements of the R3 -2 Zoning District, including those Rowhouse Design Standards and Guidelines applicable to the project through the proposed Planned Unit Development (PUD) Permit and the Below-Market-Rate (BMR) Ordinance through a voluntary Alternative Mitigation Proposal. Project development would be harmonious and integrated with the existing neighborhood, which includes other existing rowhouse development, and is superior to standard development in the underlying zone and, therefore, justifies the exceptions to the requirements of Chapter 36 (Zoning) of the City Code because the project contributes to diverse multi -family development in the City, and the compliant rowhouse development provides an opportunity for home ownership with many characteristics of single-family development (i.e., street-facing front doors and attached garages) but at a higher-density, lower cost, and with efficient land utilization allowing medium -density develop ment and open space amenities for future residents of the project. Zoning standards that are waived under State Density Bonus Law are not “applicable” for purposes of the Section 15332 infill exemption; and

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h. The approval of the Planned Unit Development Permit complies with the California Environmental Quality Act (CEQA). Approval of this development complies with CEQA (Pub. Resources Code, § 21000, et seq.) because the project qualifies as categorically exempt per Section 15332 (“In-Fill Development Projects”) of the CEQA Guidelines (Cal. Code Regs., Title 14) 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 General Plan Land Use Designation and all applicable General Plan policies as well as the applicable zoning designation and regulations. The project is comprised of a 20 -unit rowhouse development, which is consistent with the permitted residential land use and density in the Medium -Density Residential General Plan Land Use Designation and all applicable development standards of the R3 -2 Zoning District and Rowhouse Development Guidelines , including BMR Ordinance complianc e through a voluntary Alternative Mitigation Proposal. Zoning standards that are waived under State Density Bonus Law are not “applicable” for purposes of the Section 15332 infill exemption.

(2) The proposed development occurs within the City limits on a project site of no more than five acres substantially surrounded by urban uses. The gross project site is approximately 0.99 acre in size and is located at the southwest corner of Sierra Vista Avenue and Colony Street in the northwesterly quadrant of the City of Mountain View. The site is located within an urbanized, developed area and is surrounded by a mix of existing residential and nonresidential uses.

(3) The project site has no value as habitat for endangered, rare, or threatened species. The project site is currently vacant but contained four residential structures as recently as 2019. Vegetation on the site consists primarily of low groundcover and small shrubs with limited small trees located off -site along the westerly property line, which the Arborist Report identifie d as primarily dead or in poor health. The site has no structures and minimal landscaping to serve as potential habitat, is surrounded by urban uses and development, 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 habitat value for any endangered, rare, or threatened species, meeting this criterion.

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

Traffic/Transportation: As the project is creating a 20 -unit multi-family development, it would not exceed the City’s transportation impact thresholds. According to the City’s Vehicle Miles Traveled (VMT), small residential projects of this scale shall be presumed to have a less-than-significant transportation impact.

Noise: The project would create 20 new residential units and would not exceed the City’s applicable significance thresholds related to noise or vibration. The project -5-
would cause construction noise and vibration at levels similar to other single - and multi-family construction projects within the City, including recent rowhouse development in the surrounding neighborhood. There is nothing unique about the site or constr uction methods that would suggest the project would cause greater construction noise or vibration impacts than other typical construction projects. The project would include stationary noise sources, which could create operational noise, such as mechanica l heating, ventilation, and air conditioning (HVAC) systems. The project will be subject to City regulations and standard conditions of approval for construction noise and stationary (operational) noise applicable to all new development projects and designed to limit noise impacts from development.

Air Quality: The project, as a residential use, would not generate air pollution in significant quantities. Residential project operation would not be a substantial source of toxic air contaminants and would not pose a health risk to others, as the residential use would not include any commercial or industrial source of pollutants. The project would have air quality emissions resulting from construction activities, which would not exceed the screening criteria established by the Bay Area Air Quality Management District (BAAQMD). Therefore, construction-related emissions from the project are presumed to be less -than-significant and would implement required City standard conditions of approvals for basic construction measures recommended by BAAQMD to reduce fugitive dust emissions and any airborne toxics generated by project construction.

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

Additionally, the project will implement on -site stormwater treatm ent measures per the City’s applicable standards associated with the applicable Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) requirements, which are designed to manage and avoid water quality impacts from development.

(5) The site can be adequately served by all required utilities and public services. The project is located in an urbanized area surrounded by existing residential and nonresidential uses and served by all needed utilities, based on City consistency review and applicable conditions of approval for the project pertaining to public utilities and services, including electricity, sanitary sewer facilities, storm drain facilities, and water facilities, as well as all required public services, including Police, Fire , and Solid Waste pick -up services. All aspects of the project, including new connections to available utilities, meet the criteria for an infill exemption under CEQA.

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2. Development Review Permit to allow a 20 -unit detached rowhouse development, utilizing State Density Bonus Law with associated waiver request(s), on a vacant site 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 City Code, the General Plan, and any City- adopted design guidelines . The project complies with the general design considerations as described by the purpose and intent of Chapter 36 (Zoning) of the City Code, the General Plan, and any City -adopted design guidelines since the proposed multiple -family development is allowed at the proposed density by the R3-2 (Multiple-Family Residential) Zoning District and the Medium-Density Residential General Plan Land Use Designation and complies with all of the applicable development standards of the R3 -2 Zoning District and the Rowhouse Development Guidelines, including BMR Ordinance compliance through a voluntary Alternative Mitigation Proposal, and with the exception of a requested waiver of the site coverage development standard pursuant to State Density Bonus Law provisions to allow approximately 38.5% site coverage in lieu of the 35% (maximum) standard;

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 architectural design of the structures is compatible with surrounding development because it incorporates similar features that occur across the variety of building types in the existing neighborhood, such as traditional gable, hip, and shed roof forms; raised, front/street-facing porches; and residential detailing, such as brackets and corbels. The project buildings also employ materia ls found in other nearby residential buildings, such as stucco, horizontal siding, board and batten siding, and stone veneer accents;

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. This finding is met because the project features a site plan, including front setbacks, pedestrian access, and building garages, oriented toward the on-site vehicle drive that is consistent with other rowhouse developments in the area.

Specifically, the project provides eight units tha t face the public street to provide a pedestrian - friendly street presence anchored by raised front entries with direct access to the public sidewalk, on-site open space and pathways accessible to all units, dedicated parking within each unit, as well as accessible guest parking spaces and landscape areas surrounding the development;

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 general landscape design ensures visual relief, complements structures, provides an attractive environment, and is consistent with any adopted landscape program for the general area by including a large number and variety of new on-site trees, planting new street trees, and providing a well-designed common open-space area for future residents of the project.

The driveway entrance is attractive with a pedestrian path, landscaping, and decorative paving, -7-
and trees are planted in buffer areas to neighboring properties. The overall landscape palette also complies with the City’s Water Conservation in Landscape Regulations; 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 and pedestrian access, circulation, and parking by providing a two-way driveway from one of the adjacent public streets with a pedestrian path to access individual units, other internal circulation paths, and common open space of the project.

The on -site vehicle drive provides direct access to garages for each unit , guest parking, and compliant emergency vehicle and solid waste service vehicle access. The project also pro vides compliant bicycle parking for residents and guests; and f. The approval of the Development Review Permit complies with the California Environmental Quality Act (CEQA). Approval of this development complies with CEQA because the project qualifies as categorically exempt per Section 15332 (“In-Fill Development Projects”) of the CEQA Guidelines 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 General Plan Land Use Designation and all applicable General Plan policies as well as the applicable zoning designation and regulations. The project is comprised of a 20 -unit rowhouse development, which is consistent with the permitted residential land use and density in the Medium -Density Residential General Plan Land Use Designation and all applicable development standards of the R3 -2 Zoning District and Rowhouse Development Guidelines , including BMR Ordinance compliance through a voluntary Alternative Mitigation Proposal. Zoning standards that are waived under State Density Bonus Law are not “applicable” for purposes of the Section 15332 infill exemption. (2) The proposed development occurs within the City limits on a project site of no more than five acres, substantially surrounded by urban uses. The gross project site is approximately 0.99 acre in size and is located at the southwest corner of Sierra Vista Avenue and Colony Street in the northwesterly quadrant of the City of Mountain View. The site is located within an urbanized, developed area and is surrounded by a mix of existing residential and nonresidential uses.
(3) The project site has no value as habitat for endangered, rare, or threatened species. The project site is currently vacant but contained four residential structures as recently as 2019. Vegetation on the site consists primarily of low groundcover and small shrubs with limited small trees along the westerly property line, which the Arborist Report identified as primarily dead or in poor health. 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 habitat value for any endangered, rare, or threatened species, meeting this criterion.
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(4) Approval of the project would not result in any significant impacts relating to traffic, noise, air quality, or water quality.

Noise: The project would create 20 new residential units and would not exceed the City’s applicable significance thresholds related to noise or vibration. The project would cause construction noise and vibration at levels similar to other single - and multi-family construction projects within the City, including recent rowhouse development in the surrounding neighborhood. There is nothing unique about the site or construction methods that would suggest the project would cause greater construction noise or vibra tion impacts than other typical construction projects. The project would include stationary noise sources, which could create operational noise, such as mechanical heating, ventilation, and air conditioning (HVAC) systems. The project will be subject to City regulations and standard conditions of approval for construction noise and stationary (operational) noise applicable to all new development projects and designed to limit noise impacts from development.

Air Quality: The project would not generate air pollution in significant quantities as a residential use. Given the nature of the proposed residential use, project operation would not be a substantial source of toxic air contaminants and would not pose a health risk to others. The project would have air quality emissions resulting from construction activities, which would not exceed the screening criteria established by the Bay Area Air Quality Management District (BAAQMD). Therefore, construction-related emissions from the project are presumed to be less-than-significant and would implement required City standard conditions of approvals for basic construction measures recommended by BAAQMD to reduce fugitive dust emissions and any airborne toxics generated by project construction.

(5) The site can be adequately served by all required utilities and public services. The project is located in an urbanized area surrounded by existing residential and nonresidential uses and served by all needed utilities, including electricity, sanitary sewer facilities, storm drain facilities, and water facilities, as well as all requir ed public services , -9-
including Police, Fire, and Solid Waste pick-up services. All aspects of the project, including new connections to available utilities, meet the criteria for an infill exemption under CEQA.

3. Pursuant to City Code Section 36.48.95 (Findings), prior to approving a request for a density bonus, incentive, concession, parking reduction, or waiver or reduction of development standards, the review authority must make certain specific findings as provided in Chapter 36 of the Zoning Code. As described below, all required findings can be affirmatively made:

a. The project is a housing development that contains at least one (1) of the features described in Section 65915(b) of the State Density Bonus Law to qualify for a density bonus, and all other eligibility requirements as described in Government Code Section 65915(c), such as replacement of existing units, have been met. The project is a housing development project that contains at least one of the features described in Government Code Section 65915(b) of to qualify for a density bonus and all other eligibility requirements as described in Government Code Section 65915(c). The project meets the criteria in Section 65915(b)(1)(D) because it seeks to construct a minimum of 10% of the total dwelling units to be sold to moderate-income households. The project provides 15% of the 20 total units (three affordable units) to be available for sale to moderate -income households earning up to 120% area median income (AMI);

b. If bonus density is requested, the project has provided sufficient affordable units or otherwise meets the eligibility requirements for the bonus density as described in Section 65915(f) of the State Density Bonus Law. The project has provided sufficient affordable units or otherwise meets the eligibility requirements for the bonus density as described in Government Code Section 65915(f). The project provides 15% of the 20 total units ( three affordable units) to be available for sale to moderate -income households earning up to 120% AMI, which qualifies the project for a 1 0% density bonus. Although the project qualifies for a 10% density bonus, the project applicant is not requesting a density bonus. The applicant is proposing 20 units, which is less than the permitted density of 25 units in the General Plan;

c. If reduced parking ratios are requested, the project meets the eligibility requirements thereof as described in Section 65915(p) of the State Density Bonus Law . The project qualifies for reduced parking ratios as described in Government Code Section 65915(p)(1). This finding does not apply as the project is not requesting reduced parking ratios;

d. If incentives/concessions are requested, the project meets the eligibility requirements thereof as described in Section 65915(d) of the State Density Bonus Law, and the incentive/concession results in reduced costs to provide the affordable units . The project includes 15% of the total units for moderate -income households and meets the eligibility requirements for one incentive/concession as described in Section 65915(d) of the State Density Bonus Law. The applicant has not requested any incentives or concessions; and

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e. If waivers are requested, the development standard(s) requested to be waived would physically preclude the units or incentives/concessions provided in the project as described in Section 65915(e) of the State Density Bonus Law . The applicant is requesting a waiver of one development standard, the site coverage requirement, which would have the effect of physically precluding the construction of the project at the proposed density as described in Government Code Section 65915(e). The applicant is requesting a waiver/reduction in the site coverage development standard to allow site coverage of 38.49% in lieu of the 35% site coverage requirement. Without the proposed waiver of the site coverage development standard pursuant to Government Code Section 65915(e), the development standard would have the effect of physically precluding the construction of the project; and be it FURTHER RESOLVED: that the City Council hereby approves the Planned Unit Development Permit, Development Review Permit , and Density Bonus Application for the p roject at 828-836 Sierra Vista Avenue and 1975 -1979 Colony Street (APN 153-04-001, 153 -04-017, 153-04-018, and 153-04-019) (Application No. PL-7775), 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 herein 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 Section 66020, the applicant will be legally barred from later challenging such fees or exactions.
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Exhibit: A. Conditions of Approval
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CONDITIONS OF APPROVAL
APPLICATION NO.: PL-7775
828-836 SIERRA VISTA AVENUE AND 1975-1979 COLONY STREET The applicant is hereby notified, as part of this application, that (s)he is required to meet the following conditions in acc ordance 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 ap plicant 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 hereby granted to allow a 20-unit rowhouse development utilizing State Density Bonus Law located on Assessor’s Parcel Nos. 15304-001, 153 -04-017, 153 -04-018, and 153 -04-019. 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 Divi sion of the Community Development Department:
a. Project plans prepared by SDG Architects, Inc., for Legend Colony LLC and Legend USA, dated May 21, 2025. b. Density Bonus Letter prepared by Legend USA.

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 in compliance with procedures and requirements described in Chapter 36 of the City Code. An application for extension must be filed with the Planning Division, including appropriate fees, prior to the original expiration date of the permit(s).

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

PERMIT SUBMITTAL REQUIREMENTS

4. AIR QUALITY: The applicant is required to secure a permit from the Bay Area Air Quality Management District or provide written assurance that no permit is required prior to issuance of a building permit.

5. CERTIFICATION OF BUILDING PERMIT PLANS: In a letter, the project architect shall certify the architectural design shown in the building permit plans match the approved plans. Any changes or modifications must be clearly noted in writing and shown on redlined plan sheets. The project architect shall also certify the structural plans are consistent with the architectural plans.

In the event of a discrepancy between the structural plans and the architectural plans, the architectural plans shall take precedence, and revised structural drawings shall be submitted to the Building Division.

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

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

8. REVISIONS TO THE APPROVED PROJECT: Minor revisions to the 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.

9. 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.

10. COLOR CHIPS: At submittal of building plan check, provide a set of color chips, and the color scheme shall be shown on the elevations.

11. 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.

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

13. BIRD-STRIKE MANAGEMENT PLAN: A bird-strike management plan, which provides project design features to reduce bird strikes, and a bird -strike monitoring plan postconstruction shall be submitted as part of the building permit submittal with recommended provisions included in the building permit plans.

SITE DEVELOPMENT AND BUILDING DESIGN

14. 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.

15. 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.

16. 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.

17. 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.

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18. MOCK-UP: The applicant shall set up a large material and color mock-up on-site, prior to building permit issuance and purchase of the finish materials, for final selection and approval by the Zoning Administrator. At a minimum, the mock -up shall include proposed wall materials (e.g., stucco, siding, etc.), window and trim materials, accent materials (e.g., cultured stone), and paint samples. Proposed paint colors should be painted next to each other on the mock -up, as occurs on proposed building elevations, for purposes of inspection. The color(s) shall not be considered approved until after inspection and approval by the Zoning Administrator.

19. 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.

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

21. 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.

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:

a. Secure Bike Parking : Long-term bike parking for residents equal to one (1) bike space per one (1) unit. These spaces shall be in a secure location to protect against theft and may include, but are not limited to, bike lockers, enclosed cages, or other restricted interior areas. Any area used for long-term bike parking shall not be included in zoning calculations for floor area or building coverage.

b. Bike Racks: The applicant shall provide at least two bike racks (Class II). The racks shall be an “inverted U,” or equivalent as approved by the Zoning Administrator, and must secure the frame and both wheels. Racks should be located near the building entrance (i. e., within constant visual range) unless it is demonstrated that they create a public hazard or locating them there is otherwise infeasible. If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault.

TREES AND LANDSCAPING

24. LANDSCAPING: Detailed landscape plans encompassing on- and off-site plantable areas out to the street curb must be included in building permit drawings. Minimum plant sizes are flats or one -gallon containers for ground cover, five -gallon for shrubs, and 24” box for trees. The drawings must be approved by the Zoning Administrator prior to building permit issuance and implemented prior to occupancy. All plans should be prepared by a licensed Landscape Architect and should comply with the City’s Landscape Guidelines, including the Water Conservation in Landscaping Regulations (forms are available online at www.mountainview.gov/planningforms). Additional landscaping materials or modifications may be required by the Planning Division at final inspection to ensure adequate planting coverage and/or screening.

25. LANDSCAPE CERTIFICATION: Prior to occupancy, the Landscape Architect shall certify in writing the landscaping has been installed in accordance with all aspects of the approved landscape plans and final inspection(s), subject to final approval by the Zoning Administrator.

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26. 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.

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

NOISE

28. 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.

29. 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.

30. 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.

CC&RS AND DISCLOSURES

31. CC&Rs: One (1) 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 the associated review fee made payable to the City of Mountain View. The checklist can be obtained by contacting the project planner or by email the inquiry to [email protected].

32. 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 princip al buildings. These rules shall be consistent with the provisions of the [Zoning District/Precise Plan] 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.

33. 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.

34. 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 expansion s 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.

35. 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 DRAFT
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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.

CONSTRUCTION ACTIVITIES

36. 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).

37. 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.

38. 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.

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

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

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

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

Engineering controls and construction BMPs will include, but not be limited to, the following: (a) contractor employees working on-site will be certified in OSHA’s 40 hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training; (b) the contractor will stockpile soil during redevelopment activities to allow for proper characterization and evaluation of disposal options; (c) the contractor will monitor area around construction site for fugitive vapor emissions with appropriate field screening instrumentation; (d) the contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; DRAFT
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(e) the contractor will place any stockpiled soil in areas shielded from prevailing winds; and (f) the contractor will cover the bottom of excavated areas with sheeting when work is not being performed.

42. 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 deposits of metal, glass, and/or ceramic refuse. If the find is determined to be potentially significant, the archaeologist, in consultation with the Native American representative, will develop a treatment plan that could include site avoidance, capping, or data recovery.

43. 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.

44. 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.

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

45. BMR OWNERSHIP, ROWHOUSES OR TOWNHOUSES, PROVIDING UNITS: Prior to issuance of the first building permits for the project, the applicant shall enter into a recorded agreement with the City that will require the applicant to provide at leas t 25% of the total base density number of dwelling units within the devel opment as Below-Market-Rate (BMR) units consistent with Chapter 36, Article IVXIII, Divisions 1 and 2, of the City Code and the Below-Market-Rate Housing Program Administrative Guidelines and Directives . The applicant will achieve this through an alternat ive mitigation approach by delivering some on - site units and through payment of an in-lieu fee. The applicant will provide 15% of the total base density units on-site and pay an in-lieu fee for the remaining 10% BMR requirement. This results in a total of five (5) three (3) BMR units being available on- site. The units will be designated as follows: one (1) unit at eighty percent (80%) AMI, one (1) unit at one hundred percent (100%) AMI two (2) units , and one (1) unit at one hundred twenty percent (120%) AMI , and one (1) unit at one hundred fifty percent (150%) AMI. This is in accordance with the units outlined in the Affordable Housing Compliance Plan dated August 15, 2025 March 27, 2025 , including BMR unit locations indicated on the plan set dated March 27, 2025 August 5, 2025 . The Community Development Housing Department reserves the right to review, approve, or deny any modifications to the Affordable Housing Compliance Plan or unit delivery.

46. BMR ALTERNATIVE MITIGATION, COMBINED APPROACH: The applicant has elected to combine approaches to fulfill the 25% BMR requirement outlined in Chapter 36, Article IV. The applicant/ developer will provide three (3) BMR units (fifteen percent (15%)) on-site and integrated through the project. To fulfill the remaining 10% BMR requirement, the applicant will provide a fee in-lieu for two (2) BMR units. The approved alternative mitigation does not absolve the applicant from complying with the DRAFT
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Below-Market-Rate Administrative Guidelines and process unless otherwise explicitly specified. Prior to the issuance of the first building permit for the development, the applicant shall pay an in -lieu fee in the approximate amount of Five Hundred Forty Thousand Six Hundred Seven Dollars and Ninety-Six Cents ($540,607.96) in lieu of providing two (2) BMR units. (PROJECT-

SPECIFIC CONDITION)

47. BMR AGREEMENT, PROCESS: Prior to the first building permit submittal, the applicant shall contact the Housing Department at 650 -903-6190 to begin preparation of a BMR agreement for the project. The applicant shall submit the following information: (a) a copy of the Findings Report or Conditions of Approval; (b) a legal description of the property; (c) a plan indicating the location, size, and phasing of BMR units; and (d) additional information as requested by the Housing Department.

The BMR agreement must be recorded prior to building permit issuance.

48. DENSITY BONUS, AFFORDABLE HOUSING UNITS: The project shall comply with the State Density Bonus Law pursuant to Government Code Section 65915, specifically utilizing provisions that allow a density bonus in exchange for the inclusion of residential units affordable to moderate -income households. Under provisions of the State Density Bonus Law, the applicant must construct four (4) three (3) affordable ownership units designated between 80% and 120% as 80%, 100%, and 120% area median income (AMI) , as outlin ed in Condition No. 45 . The applicant shall enter into an agreement with the City consistent with the Costa-Hawkins Act, as applicable, that addresses these on-site affordable rentalownership housing unit requirements, which shall be executed and recorded against the property within 90 days of receiving all approvals for the project prior to issuance of the first building permit for the project. The applicant shall provide a total of five (5) three (3) BMR units. These three (3) units can also count toward the applicant’s BMR requirement units, provided the strictest AMI limits apply. The fifth unit to be provided, while not included for purposes of density bonus, shall be provided in accordance with the BMR Ordinance.

49. DENSITY BONUS, OWNERSHIP UNITS SALES PRICE: Under State Density Bonus Law, for -sale affordable units must be sold at costs as defined in the Health and Safety Code (HSC) Section 50052.5 based on “housing costs” defined in the California Code of Regulations, Title 25, Section 6920.

50. DENSITY BONUS, AGREEMENT PROCESS: The applicant shall contact the Affordable Housing Division at 650-903-6190 to begin preparation of the Density Bonus Agreement for the project. The applicant shall submit the following information: (a) a legal description of the property; (b) additional information as requested by the Affordable Housing Division. The Density Bonus Agreement must be executed and recorded within 90 days of receiving all approvals for the project and prior to issuance of the first building permit for the project.

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 Buildin g 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.

51. 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).

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

53. SPECIAL REQUIREMENTS BASED ON OCCUPANCY AND USE: Project shall comply with the requirements per the CBC, Chapter 4.

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54. DWELLING UNIT SEPARATION: Private garage separation required per the CBC, Section 406.3.2.

55. OPENING PROTECTION: Openings from a private garage directly into a room used for sleeping purposes shall not be permitted per the CRC, Section R302.5.1.

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

57. BUILDING AREA: The project shall comply with the requirements per the CBC, Chapter 5, Section 506.

58. MIXED USE AND OCCUPANCY: The project shall comply with the requirements per the CBC, Chapter 5, Section 508.

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

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

61. FIRE AND SMOKE PROTECTION FEATURES: The project shall comply with the requirements per the CBC, Chapter 7.

62. MINIMUM DISTANCE OF PROJECTIONS: The project shall comply with the requirements per the CBC, Chapter 7 (Table 705.2).

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

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

65. FIRE WALLS: Provide the required Fire Wall Resistance Ratings per CBC, Chapter 7, Table 706.4(c), as amended in MVCC Section 8.10.24.

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

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

68. EMERGENCY ESCAPE AND RESCUE: The project shall comply with the egress window requirements per the CBC, Section 1031.

69. ACCESSIBILITY REQUIREMENTS:

• Chapter 11A: The project will be required to comply with the accessibility requirements in the CBC, Chapter 11A. Spaces are required to be accessible per the CBC, Chapter 11A, Section 1109A.5.

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

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

72. UTILITIES: No utilities shall cross property lines.

73. 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.

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

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

76. 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.

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

78. 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 g eneral 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 suspension of building permits.

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

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

FIRE PROTECTION SYSTEMS AND EQUIPMENT

80. 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.)

81. FIRE HYDRANTS: Hydrants in accordance with the Department of Public Works Standard Provisions shall be located every 300’ (apart) and within 150’ of all exterior walls. Installation shall be complete, and the system shall be tested prior to combustible construction.

82. 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.)

83. 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.)

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FIRE DEPARTMENT ACCESS

84. FIRE APPARATUS ACCESS ROADS: Access roads shall have 13’6” unobstructed vertical clearance, 20’ of unobstructed width (26’ where building occupied floors exceed 30’ height), and minimum turning radii of 21’ (inside turning radius). Unobstructed width shall mean a clear travelway, excluding parking width, and designed for an emergency vehicle weight of 70,000 pounds.

Unobstructed width shall not include the width of rolled curbs, sidewalks, or nondrivable surfaces. (California Fire Code, Section 503, and Mountain View City Code, Sections 14.10.14, 14.10.15, and 14.10.16.)

85. FIRE APPARATUS TURNAROUNDS: Dead-end fire apparatus access roads in excess of 150’ in length shall be provided with approved provisions for the turning around of apparatuses. “Approved provisions” shall mean that turnarounds, in accordance with Mountain View Fire Department specif ications, are provided in locations such that fire apparatuses shall never be more than 150’ away from the closest turnaround. (California Fire Code, Section 503.)

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

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

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

EGRESS AND FIRE SAFETY

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

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

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

OWNERSHIP AND PROPERTY

90. PRELIMINARY TITLE REPORT: At first submittal of the building permit and improvement plans, the applicant shall submit to the Public Works Department a current preliminary title report or land deed (dated within six months of the first submittal) indicating the exact name of the c urrent legal owners of the property(ies), their type of ownership (individual, partnership, corporation, etc.), and legal description of the property(ies) involved. The title report shall include all easements and agreements referenced in the title report. Depending upon the type of ownership, additional information may be required.

The applicant shall provide an updated title report to the Public Works Department upon request. All required materials shal l be submitted electronically (i.e., flattened, reduced-size PDFs).

91. SUBDIVISION: The project site is a subdivision of an existing parcel. 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.

RIGHTS-OF-WAY

92. STREET DEDICATION: Dedicate a public street in fee to widen Colony Street an additional 5’ along the project frontage, as required by the Public Works Director.

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93. STREET CORNER DEDICATION: Dedicate a 20’ radius public street corner return in fee at Colony Street and Sierra Vista Avenue, as required by the Public Works Director.

94. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 5’ wide public utility easement (PUE) along project street frontage on Colony Street and 7’ wide PUE along project street frontage on Sierra Vista Avenue for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, and telecommunication facilities, as required by the Public Works Director. Utility boxes and vaults are not allowed to encroach into the public sidewalk and must fit either entirely within the landscape strip or within the PUE. The property owner or homeowners association shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the easement.

The dedication statement shall specify the PUE shall be kept free and clear of buildings and other permanent structures/facilities, including, but not limited to, the following: garages, sheds, carports, and storage structures; balconies and porches; retaining walls; C.3 bioretention systems; and private utility lines running longitudinally within the PUE.

95. PUBLIC WATER METER EASEMENT: Dedicate public water meter easement (WME) to construct, install, maintain, repair, replace, and operate water meters and appurtenances, as required by the Public Works Director.

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

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

98. PLAT AND LEGAL DESCRIPTION: For each proposed public easement and/or right -of-way dedication, submit to the Public Works Department for review and approval a legal description (metes and bounds), plat (drawing), and other required documents per the Legal Description and Plat Requir ements handout. The handout is available online at:
https://developmentpermits.mountainview.gov/about-permits/water-service-application. 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

99. 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.

100. 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.

101. PARK LAND DEDICATION FEE: Prior to the issuance of the final inspection that grants occupancy, the applicant shall pay the Park Land Dedication Fee of $57,000 for each net new market -rate residential unit ( 176 units) with a project total fee of $969,00012,000, based on a land valuation of $9,500,000 per acre in accordance with Chapte r 41 of the City Code. No credit against the Park Land Dedication Fee is allowed for private open space and recreational facilities.

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Notwithstanding the foregoing, no later than sixty (60) days prior to the issuance of a building permit, the applicant may make a one-time written request to the City to recalculate the Park Land Dedication Fee applicable to the project based on any update to or replacement of the Fee Ordinance. The recalculated fee shall result in no less than a twenty percent (20%) reduction o f the total fee amount set forth above. The reduced fee shall apply to the project and replace the fee calculated in this condition of approval. The Public Works Director or designee is authorized to recalculate the Park Land Dedication Fee upon a timely filed request by the applicant and is further authorized to approve collection of a reduced fee for the project consistent wi th the provisions of this condition of approval.

102. 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

103. 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, curb, gutter, sidewalk, curb ramps, driveway ap proach, curb cuts, C .3 stormwater treatment, signs, striping, pavement markings, grind and overlay, street trees, water meters, backflow preventers, water services, sewer lateral, storm drain lateral, storm drain inlets, storm drain manholes, and storm drain main extension. The private common improvement(s) include, but are not limited to, parking spaces, storm drain manholes, storm drain lines, storm drain inlets, sanitary sewer manholes, sanitary sewer lines, domestic water lines, domestic water backflow preventers, and irri gation backflow preventer.

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

b. Bonds/Securities: Prior to the issuance of any building permits the property owner must sign a Public Works Department faithful performance bond (100% of Infrastructure Quantities) and materials/labor bond (100% of Infrastructure Quantities), or provide a cash deposit (10 0% 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 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 th e 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.

104. INFRASTRUCTURE QUANTITIES: For projects with off -site improvement plans, submit with the first submittal of the building permit and improvement plans a construction cost estimate indicating the quantities of street and utility improvements. A separate construction cost estimate s hall also be submitted with the first submittal of the building permit and improvement plans for private common street and utility improvements for Common Green and Townhouse -Type Condominium developments. The construction cost estimate is used to estimate the cost of street and utility improvements and to determine the Public Works plan check and inspection fees. The construction cost estimate shall be prepared by the civil engineer preparing the improvement plans.

105. 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 Development Permits website at:

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https://developmentpermits.mountainview.gov/about-permits/applications. 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.

106. 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 Californi a Manual of Uniform Traffic Control Devices (CA MUTCD) for work that impacts traffic on existing streets. Construction management plans of on-site parking for construction equipment and construction workers and on-site material storage areas must be submitted for review and approval and shall be incorporated into the off -site improvement plans identified “For Reference Only.”

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

The off-site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, two full -size and two half -size black-line set, one PDF of the signed/stamped plan set, and a USB flash drive w ith CAD file and PDF must be submitted to the Public Works Department prior to the issuance of the building permit.

107. 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 black-line 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.

108. 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 that requires temporary l ane 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. Traffic-control plans shall be prepared, stamped, and signed by a California -registered Traffic Engineer (T.E.).

109. 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 DRAFT
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identified “For Reference Only —See Building Permit Plans.” The plan must be approved prior to the issuance of a building permit, including demolition permits. The plan must show the following:

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

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

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

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

• Construction contractors/workers are required to park on -site or at a private property arranged by the permittee/contractor and shall not be allowed to use neighboring streets for parking/storage. For off-site parking, provide logistics plan and details of how workers will be transported to job site and identify on the plans where worker drop-off is proposed for each phase of construction. City parking lots and garages shall not be used for construction contractor/worker parking.

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

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

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

110. NOTIFICATION OF ADJACENT/AFFECTED PROPERTIES: During improvement plan design, the applicant shall provide advance written notification(s) to owners and tenants of adjacent and affected properties describing the nature of the proposed publi c improvements and estimated project duration, as determined necessary by the Public Works Department. The notice(s) shall be approved by the City prior to distribution.

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111. 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.

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

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

114. 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.

115. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: Half-street overlay (minimum 2” grind and overlay) and/or pavement reconstruction along the Colony Street project street frontage and full -street overlay and/or pavement reconstruction along the Sierra Vista Avenue project street frontage shall be requir ed to address the existing roadway conditions, multiple utility 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 identified and shown on the plans.

116. 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.

117. HIGH-VISIBILITY CROSSWALK: Convert existing crosswalk on Colony Street at Sierra Vista Avenue to a high -visibility thermoplastic ladder crosswalk with updated warning signs and pavement markings. Conflicting markings and/or signage shall be removed or relocated, as determined by the City Traffic Engineer, during the off-site improvement plan review process. The specific areas of work shall be clearly identified and shown on the plans to the satisfaction of the City Traffic Engineer.

118. STREET CENTERLINE: Install a double yellow centerline a minimum 50’ from the limit line along Colony Street and Sierra Vista Avenue on all approaches to the satisfaction of the City Traffic Engineer. Any conflicting markings or signs shall be removed or relocated as directed by the City Traffic Engineer. The specific areas of work shall be clearly identified and shown on the plans.

119. 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.

120. 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.

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121. 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.

122. 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 c opy 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

123. 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.

124. DRIVEWAY APPROACH AND ADA SIDEWALK REQUIREMENTS: A minimum 4’ wide Americans with Disabilities Act-compliant public sidewalk shall be provided behind new and existing driveway approaches. Tapers (conforms) may be provided to connect the proposed public sidewalk on each side of the proposed driveway. The specific areas of work shall be clearly identified and shown on the plans.

125. CURB, GUTTER, SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of Colony Street and Sierra Vista Avenue. The sidewalk shall be detached with a landscape strip and designed with a consistent 2% cross- slope from the top of the curb to back of the sidewalk and minimal grade breaks in the longitudinal slope of the curb line.

Colony Street shall have a 5’ wide sidewalk with a 10’ wide landscape strip. Sierra Vista Avenue shall have a 5’ wide sidewa lk with a 5’ wide landscape strip. The specific limits of work shall be clearly identified and shown on the plans.

126. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on Colony Street and Sierra Vista Avenue out of the sidewalk and relocate to the Public Utility Easement, landscape strip, or behind the back of the curb. Utility boxes must be located so they fit entirely within the utility easement, landscape strip, or behind the curb and shall not encroach into the sidewalk. The specific areas and limits of work shall be clearly identified and shown on the plans.

STREET TREES

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

128. STREET TREE LOCATION: The location of existing trees to remain, existing trees to be removed, and new street trees shall be shown on the grading, utility, and landscaping plans. New street trees shall be planted in accordance with Detail F -1 of the Standard Provisions a mini mum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. New street tree species must be selected from the City’s adopted Master Tree li st or be an approved alternate by the City arborist. The applicant shall complete the “Proposed Street Tree” form available from the Planning Division online at www.mountainview.gov/planningforms. Once completed, the applicant shall email the original to the Parks Division at [email protected] and provide a duplicate copy to the Building Division with building permit submittal.

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

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UTILITIES

130. 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. Obtain an Excavation Permit from the Public Works Department prior to performing potholing. Incorporate pothole data on the first submittal of improvement plans, including, but not limited to, pothole location, depth of utility, and pavement sections.

131. UTILITY RELOCATION: Existing utilities to be relocated as a result of the streetscape improvements, including, but not limited to, traffic signal poles, streetlights, utility boxes and structures, storm drains, and any other conflicts shall be resolved during the design of offsite improvements in accordance with City Standards and design guidelines.

132. 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.

133. 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.

134. WATER METER BANK: Water meters shall be arranged in a bank of meters and located behind the public sidewalk in the landscaped areas only in accordance with City standards. Water meters shall not be located in driveway approaches, concrete sidewalk areas, or next to the main driveway or building entrance so as not to impact the aesthetics of the entrance.

135. 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.

136. 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.

137. CATHODIC PROTECTION: Cathodic protection shall be required in areas of severely corrosive soils.

138. SANITARY STREET TREE CLEANOUT: A one -way sanitary sewer cleanout shall be installed within 5’ of the property line in accordance with City standards.

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139. 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.

140. STORM DRAIN: The construction of a new storm drain lateral to the City main, including new storm drain curb inlet, and City storm drain main extension on Sierra Vista Avenue to Old Middlefield Way shall be required.

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

142. 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.

143. PRIVATE UTILITY MAINTENANCE PLAN, OFF -SITE TRASH CAPTURE DEVICES, PUBLIC RIGHT -OF-WAY STORMWATER TREATMENT FACILITIES, AND SANITARY SEWER OVERFLOW 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 s uch as, but not limited to, flushing of the sanitary sewer and storm lines, cleaning of storm drain inlets and grates, and inspection of the water system (including flushing and exercising of va lves and blowoffs). The CC&Rs shall also include a provision that the homeowners association prepare a sanitary sewer overflow plan, which includes elements such as, but not limited to, 24 -hour contact information, response times, confinement, and methods to contain and remediate spills. A copy of the CC&Rs with th is provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.

144. 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 site. If allowed by the City, aboveground transformers, power meters, and pedestals shall be located so they are screened in the least visible lo cation from the street or to the general public, as approved by the Community Development and Public Works Departments.

145. 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.

During joint trench design, the applicant shall provide advance written notification(s) to owners and tenants of adjacent and affected properties describing the nature of the proposed improvements and estimated project duration, as determined necessary by the Public Works Department. The notice(s) must be approved by the City prior to distribution.

GRADING AND DRAINAGE IMPROVEMENTS (ON-SITE)

146. STORMWATER MANAGEMENT: Stormwater Treatment Control Measures in the public right -of-way shall be in general conformance with the design shown in the approved planning application and shall be included in the off -site improvement plans. The stormwater runoff within the public right-of-way shall remain separate from all onsite stormwater runoff, and any public facilities shall be placed within the public right-of-way landscaping strips. Overflow drainage shall be directly connected DRAFT
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to the public storm drain main system, and overland release shall be directed towards the public street. The design shall minimize the number and size of treatment measures within the public right -of-way to the satisfaction of the Public Works Director. Stormwater treatment control measures required under this condition shall be maintained by the property owner and are required to enter into a formal, recorded Maintenance Agreement with the City.

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

148. 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.

149. STORM DRAIN SERVICE CONNECTION: The storm drain line from the on -site storm system shall be designed to connect perpendicular to the new storm drain curb inlet and with a property line inlet per City Standards.

150. 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.

151. 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

152. 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.”

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

154. TRASH ENCLOSURE DESIGN AND DETAILS: Specify the plans sheets in the building permit plans addressing the following conditions:

• Each of the 20 townhomes must have trash, recycling, and compost services. Display each trash storage location (at least 7’ wide x 3’ deep total) 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:

— Three-bedroom households must have enough storage space for a minimum of one 64 -gallon trash cart, one 64-gallon recycling cart, and one 32-gallon compost cart.

— Four-bedroom households must have space for a minimum of one 96 -gallon trash cart, one 64 -gallon recycling, and one 32-gallon compost cart.

• The trash cart staging area for Lot Nos. 13 through 16 shall be 26’ wide total and 6.8’ deep with 1.5’ spacing between each cart. Residents shall place the carts for collection according to their commodity, grouping the four carts for each commodity type (trash, recycling, compost) in sets of two (2) as shown on the Garbage Access Exhibit plan sheet.

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• To exit the property, the hauler will perform a three -point turn. The property shall install backing mirrors for the collection vehicle’s three-point turn and “No Parking” with hatching at the turn-around area to allow adequate space to the trash collection vehicles to circulate the property.

• Provide a trash truck circulation sheet that demonstrates adequate space for the truck to maneuver without excessive backing. Truck inside turning radius 34’ and outside turn radius no less than 41’. See specifications for the hauler collection vehicle turning radius.

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

• The travelway must be a minimum of 20’ wide. The use of concrete pavers is unacceptable. Stamped concrete may be used as an alternative.

• Maintain overhead clearances of 15’ in travelway and 22’ at the point of collection. Trees along the travelway must be maintained to provide the required overhead clearance.

• On Civil Sheet C2.0 and all other relevant plan sheets, the driveway entrance at Sierra Vista Avenue shall have commercial flares for wider vehicle entry to minimize running over curbs when entering or exiting the property.

• If phasing in resident occupancy, a phasing plan must be provided and approved by the Solid Waste Program prior to building permit issuance.

• Prior to occupancy, collection areas must be accessible to the hauler. The travelway must be complete for proper vehicle circulation.

155. GARBAGE PICKUP (INDIVIDUAL SERVICE): The Covenants, Conditions, and Restrictions (CC&Rs) shall include a provision stating the requirement for each unit to always keep their trash carts in the designated storage area except 24 hours prior to and 24 hours after the hauler assigned collection day. Each residence is responsible for bringing their trash, recycling, and compost carts to the designated locations as shown on the Site Plan/Striping Plan (sheet C2.0). Lot Nos. 5 -8, 9-12, and 17-20 shall set out their carts on the street curb in front of their residences in spaces measuring 12’ wide by 3’ deep. Lot Nos. 1 -4 and 13-16 shall set out their carts at modified locations as shown on the Garbage Access Exhibit civil plan sheet. All residents shall place their carts with wheels against the curb, 15’ overhead clearance, and 18” of separation between carts, by 6:00 a.m. on tr ash collection days. The CC&Rs shall also include an exhibit with the cart setout locations for each lot as shown on the Garbage Access Exhibit and Site Plan civil sheets. 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

156. 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 p ossible 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.”

157. 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.”

158. 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 unl ess DRAFT
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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.” And, include a note: “For phased developments, portions of the units may be released for oc cupancy, at the City’s sole discretion, provided that all public and private improvements (such as, but not limited to, improvements to allow circulation for trash -collection vehicles), conditions of approval, and Building Code requirements that are necessary to support the units to be released for occupancy have been completed, as determined by the City. When all of the improvements are complete and/or ready for acceptance for maintenance by the City Council, the remaining units may be released for occupancy, provided that all other conditions of approval and Building Code requirements have been met.”

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.

159. 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. Proo f of coverage under the State General Construction Activity Stormwater Permit shall be a ttached to the building plans.

160. 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.

161. 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.

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

163. 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.

164. 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.

165. 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.

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166. 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.

167. 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 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.

168. 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”).

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

170. 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 LID measures. The City’s guidelines also describe the requirement to select Low-Impact Development (LID) types of stormwater treatment controls; the types of projects 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.

171. 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.

172. 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. Th e 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. 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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173. 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.

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

Mountain View City CouncilSeptember 9, 2025

Mountain View City Council
September 9, 2025