ATT 1 - Reso. for Dev. Review Permit & Heritage Tree Removal Permit — Mountain View City Council, September 23, 2025

-1-

CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2025
A RE

SOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW

CONDITIONALLY APPROVING A DEVELOPMENT REVIEW PERMIT TO CONSTRUCT A FOUR-STORY, 47-UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT

UTILIZING STATE DENSITY BONUS LAW AND A

HERITAGE TREE REMOVAL PERMIT TO REMOVE EIGHT HERITAGE TREES ON A

1.01-ACRE SITE LOCATED AT 266-272 TYRELLA AVENUE (APN: 160-32-006 AND 160-32-007)

AND FINDING THAT THE PROJECT IS EXEMPT FROM REVIEW UNDER THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15332 (“IN-FILL DEVELOPMENT”) OF THE CEQA GUIDELINES WHE
REAS, an application (Application No. PL-2023-130) was received from William Maston of William J. Maston Architects & Associates (“Applicant”), on behalf of CCC Associates (“Owner”), for a Development Review Permit to construct a four -story, 47-unit residential condominium development utilizing a state density bonus with development waivers and a Heritage Tree Removal Permit to remove eight Heritage tree s on a 1.01 -acre site located at 266-272 Tyrella Avenue (APN: 160-32-006 and 160-32-007); and WHE
REAS, on the same date, the applicant submitted an application (Application No. PL-2023-131) for a Tentative Map to combine two existing parcels to create one common lot and 47 condominium units associated with the four -story, 47-unit residential condominium development; and
WHE
REAS, the subject property has a General Plan Land Use Designation of Medium High- Density Residential; and
WHE
REAS, the subject property is located in the R3-1 (Multiple-Family) Zoning District; and WHE
REAS, the General Plan sets a goal for an expanded and enhanced park and open space system to meet current City needs for parks and open space based on population growth arising from new residential development. New residential subdivisions have a significant impact on the use and availability of park and recreation space and facilities; and WHE
REAS, this project is a new residential subdivision and, therefore, subject to the City’s Park Land Dedication Ordinance (Chapter 41 of the Mountain View City Code (City Code)), which requires dedication of park land in the amount of three acres per 1,0 00 residents or payment of an in-lieu fee; and
Attachment 1
-2-
WHEREAS, in -lieu fees are based on park land dedication acreage required per dwelling unit, the number of new dwelling units (excluding affordable housing), and the fair market value per acre of land per Section 41.9 of the City Code. The fair market value per acre of land is adopted by resolution and set by the Master Fee Schedule (MFS) each fiscal year. The fair market value per acre of land in effect at the time of preliminary application submittal (based on the Fiscal Year 2022-23 MFS) ranged between $11.8 million and $13.5 million. The fair market value per acre of land in effect as of the date of this hearing (based on the Fiscal Year 2024-25 MFS) ranges between $11.3 million and $13.0 million; and

WHEREAS, a park land dedication or payment of a Park Land Dedication In-Lieu Fee is critical to provide needed park facilities for the occupants of this project because it is located in the Whisman Planning Area identified in the 2014 Parks and Open Space Plan, which is an area having a deficiency of 7.4 acres of park land for existing residents of the area based on the General Plan standard of three acres of park land per 1,000 residents. The Whisman Planning Area is currently developed with 18.4 acres o f park land where 25.8 acres of park land is required to serve the current population. Therefore, there currently are not adequate park land facilities available for occupants of this project, and additional park facilities are necessary; and

WHEREAS, the Zoning Administrator held a duly noticed public hearing on August 13, 2025 on said application and recommended the City Council conditionally approve the Development Review Permit and Heritage Tree Removal Permit for the project , subject to the findings and conditions of approval attached hereto as Exhibit A; and

WHEREAS, the City Council held a duly noticed public hearing on September 23, 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 , and project materials; and

WHEREAS, on the same date, the City Council adopted a companion resolution to conditionally approve a Tentative Map to create one common lot and 47 residential condominium units at 266- 272 Tyrella Avenue (APNs: 160-32-006 and 160-32-007); now, therefore, be it

RESOLVED: that, based on substantial evidence in the record, the City Council of the City of Mountain View (City) finds the project to be categorically exempt from review under the California Environmental Quality Act (Pub. Res. Code § 21000, et seq.) (“CEQA”) pursuant to CEQA Guidelines (Cal. Code Regs., Title 14) Section 15332 (“In -Fill Development”) as described in further detail below; and be it

FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the Development Review Permit pursuant to City Code Section 36.44.70 to redevelop the project -3-
site to allow a four-story, 47-unit residential condominium development utilizing State Density Bonus Law:

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 because the proposed residential condominium development is a permitted multi -family residential land use in the Medium-High Density Residential General Plan Land Use Designation and the R3-1 (Multiple-Family Residential) Zoning District. The project complies with the allowed residential density for the site under the General Plan (26 to 35 dwelling units per acre) and is consistent with General Plan Land Use Policy LUD 6.1 (Neighborhood Character) by proposing new development in or near an existing residential neighborhood that is compatible with neighborhood character because the project uses traditional elements, such as angled roof forms and materials, to employ a more traditional architectural style that is compatible with the surrounding neighborhood. The project meets all R3-1 development standards (such as open space, storage, and pavement coverage), except for four development standards that would physically preclude construction of the development at the proposed density and have been requested as waivers pursuant to State Density Bonus Law provisions, including: minimum front, side and rear setbacks, maximum site coverage, maximum height, and the maximum floor area ratio (FAR) requirement;

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 structures, including colors, materials, and design elements is compatible with surrounding development because the project incorporates traditional elements, such as gable and angled roof forms and wood awnings , that reflect the character of adjacent single -family and multi -family residential developments. The project also utilizes materials commonly found on existing buildings in the neighborhood, such as stucco, board and batten siding, cementitious siding, and a brick wainscot. The project design includes ground -floor patios and a pedestrian entrance at the corner of the site, which is enhanced by a prominent wood trellis feature to create an inviting ground- floor residential environment, and utilizes horizontal articulation (such as projecting bays and balcony stacks) to help break up building mass and make the four -story building appear smaller-scaled in order to better integrate with the features and proportions of surrounding one - to two -story homes.

Additionally, the project utilizes a change of material at the top floor to emphasize lower building levels and better integrate the building with surrounding lower-scaled developments;

c. The location and configuration of structures, parking, landscaping, and access are appropriately integrated and compatible with surrounding development, including public streets and sidewalks and other public property. The location and configuration of structures, parking, landscaping, and access are appropriately integrated and compatible with surrounding development, including public streets and sidewalks and other public property, as the project includes off-site improvements constructed to improve pedestrian and bicyclist comfort through -4-
the installation of new curb, gutter, landscaping, wider detached sidewalk, new street tree planting, and pathways from the courtyard and building entries, which will provide direct access between the site and public sidewalks. Specific emphasis has been given to ensure the proposed driveway, located near the southern property line, is aligned with Kittoe Drive to appropriately access the parking garage from an existing intersection. A high-visibility crosswalk will also be installed to help improve off-site pedestrian circulation. The fire and trash access and open space configuration create larger setbacks between the proposed development and adjacent lower - intensity residential properties, where feasible. Specifically, the shared fire/trash access lane on the south end of the project site creates a 32’ to 42’ setback for the portion of the building adjacent to the single -family home, which exceeds the provided setback for the rest of the proposed building. Similarly, the location of the primary open s pace at the northwest corner of the site creates a 59’ setback from the rear property line and a 73’ setback from the side property lines, allowing for greater setbacks between the proposed project and two of the two -story apartment complexes located along the project’s north and west property lines. Lastly, screening trees are proposed along the perimeter of the site to further improve privacy between the project and adjacent residential 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 as the project proposes substantial and varied landscaping , and the applicant has agreed to provide a minimum of 75% of the total proposed landscaping as California native species. The applicant is proposing to plant a total of 39 new trees ranging from 24” to 36” box sizes throughout the project site, including new street trees along the project’s public street frontages, along the project perimeter, and primary courtyard. All proposed landscaping complies with the City’s Water Conservation in Landscaping Regulations as the project primarily uses low-water-using and California native plantings;

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 improving pedestrian mobility through widened detached public sidewalks and a new high -visibility crosswalk at the Tyrella Avenue/Kittoe Drive intersection. Additionally, the project driveway access to/from Tyrella Avenue is aligned wit h Kittoe Drive, which improves pedestrian safety at crossings, creates clear sightlines for vehicles, and provides for orderly vehicle movements at an existing intersection. Although the project is exempted from minimum parking requirements under Division III (Number of Parking Spaces) of Article X (Parking and Loading) of the City’s Zoning Ordinance, due the site’s proximity to a major transit stop, the project is voluntarily proposing to construct 47 parking spaces in the one -level underground parking garage, which would provide one parking space per unit; and

f. The approval of the Development Review Permit complies with the California Environmental Quality Act. The approval of the Development Review Permit complies with -5-
CEQA as the project qualifies as categorically exempt per Section 15332 (“In -Fill Development Projects”) as the project is consistent with the following findings, and none of the exceptions in CEQA Guidelines Section 15300.2 apply:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations.

The project is a 47 -unit residential condominium development that is consistent with the permitted residential land use and density in the Medium-High Density Residential General Plan Land Use Designation. The project also complies with the following General Plan policies:

LUD 3.5 (Diversity) by proposing new development providing housing for a range of diverse households and incomes; and LUD 6.1 (Neighborhood Character) by proposing new development in or near residential neighborhoods . The project is compatible with neighborhood character because it uses traditional elements, such as angled roof forms and material, to ensure that the architectural style is compatible with the surrounding neighborhood. The project also complies with all applicable R3 Zoning District development standards, including pavement coverage, open space, and storage. Zoning standards that are waived under State Density Bonus Law are not “applicable” for purposes of the Section 15332 infill development exemption, and for these reasons, the project is consistent with the applicable zoning designation and regulations.

2. The proposed development occurs within City limits on a project site of no more than five acres, substantially surrounded by urban uses. The gross project site is approximately 1.01 acres in size and is located on the west side of Tyrella Avenue, between East Middlefield Road and Gladys Avenue, which is within the northeasterly area of the City of Mountain View. The site is currently developed with residential uses and surrounded by other existing residential uses within an urbanized, developed residential neighborhood of the City.

3. The project site has no value as habitat for endangered, rare, or threatened species. The project site is developed with existing residential uses and is located within a developed, urban area of the City. Vegetation on the site consists of landscape trees, and the site does not contain any known habitat for endangered, rare, or threatened species. No species identified as a candidate, sensitive, or special status species are known to occur at the site location, and no sensitive or jurisdictional habitats are present at or adjacent to the site. The site is not part of any habitat conservation plan. Therefore, the project site has no value as a habitat for endangered, rare, or threatened species.

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

Traffic/Transportation. According to the City of Mountain View’s Vehicle Miles Traveled (VMT) policy, residential projects located in areas of low VMT, defined as exhibiting VMT that is 15% or greater below the existing nine -county Bay Area regional average VMT, shall be presumed to have a less -than-significant transportation impact. The proposed residential development site is located in a low -VMT area and, therefore, the project would not result in significant transportation impacts.
-6-

Noise. The project would not exceed the City’s applicable significance thresholds related to noise or vibration. The project is not located within the vicinity of a private airstrip or a public airport and would not expose people residing or working in the area to excessive aircraft noise levels. The project would cause construction noise and vibration at levels similar to other midrise, multi -family construction projects within the City. There is nothing unique or peculiar about the project or its construction that would suggest that the project would have greater construction noise or vibration impacts than other typical construction projects.

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

As such, the project would not result in significant or unique noise impacts and would implement all required standard conditions of approval intended to ameliorate noise from stationary/operational and construction sources.

Air Quality . The project would not exceed the City’s applicable significance thresholds related to air quality. The project is consistent with the policies and standards of the City’s General Plan and proposes infill residential development within an area that is well served by transit. As such, the project is also considered to be consistent with the Clean Air Plan (the City’s Greenhouse Gas Reduction Program). The project would also not exceed the screening criteria published by the Bay Area Air Qu ality Management District (BAAQMD) for air quality emissions resulting from construction or operations. Construction-related emissions from the project will be reduced to a less -than-significant level with implementation of required City of Mountain View standard conditions of approval. Given the nature of the proposed residential use, project operations would not be a substantial source of toxic air contaminants and would not pose a health risk to others.

Water Quality. The project would not exceed the City’s applicable significance thresholds related to water quality. The project site is currently developed and is located within an urbanized environment. There are no lakes, creeks, or other surface waters in the immediate site vicinity. The project site is served by the City’s existing stormwater system and downstream conveyance channels that will receive runoff from the project. Additionally, given the location and flat nature of the site, the proj ect would not substantially increase runoff as a source of polluted runoff from the site, and the project will be subject to regulatory requirements and the City’s standard conditions of approval requiring site design measures to reduce the amount of stormwater runoff and limit pollution in stormwater runoff.

5. The site can be adequately served by all required utilities and public services.

As documented in the utility impact study, the project would not exceed the City’s applicable significance thresholds related to utilities and public services. The project site is located within an urbanized residential area of the City which is served by all needed utilities (e.g., water, -7-
electricity, sanitary sewer facilities, and storm drain facilities) and all required public services (e.g., Police and Fire services, solid waste pick -up services, and public schools). The proposed redevelopment will require specific on- site extensions and improvements to existing utility infrastructure to serve the new residential condominium building. With construction of all necessary utility improvements, the project would not contribute to additional deficiencies in the water system or sewer system; and be it

FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the application for a density bonus and associated waiver requests pursuant to City Code Section 36.48.95:

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) have been met. The project is a housing development in which 13% (i.e., five units) of the maximum allowable residential base density of 36 units will be deed -restricted to very -low-income (VLI) households, which qualifies the project for a 42.5% density bonus pursuant to the Density Bonus Law (Gov. Code Section 65915, et seq.) and the City’s “Residential Density Bonus” Ordinance, as codified in City Code Section 36.48.65. With the density bonus, the applicant is proposing 47 residential units, which is consistent with State Density Bonus Law. The required finding can be affirmatively made because the housing development contains at least one of the features described in Section 65915(b), namely, by proposing to deed- restrict five VLI units affordable to households earning up to 50% of area median income (AMI) in perpetuity, pursuant to Government Code Section 65915(b)(1)(B) and local ordinance requirements;

b. 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 criteria as described in Section 65915(f) of the State Density Bonus Law because the project’s base density (before incorporating the eligible state density bonus) is 36 units, which is calculated based on the gross site acreage of 1.01 acres and the greatest allowable density of 35 units/acre per the General Plan (1.01 acres x 35 units/acre = 35.35 units, rounded up to 36 units). By providing 13% (or five units) of the 36 units as affordable units for VLI households, the project meets the criteria of Government Code Section 65915(b)(1)(B) and 65915(f)(2) and qualifies for a 42.5% density bonus, which would allow for a project size of up to 51.3 units, rounded up to 52. Although the project qualifies for 16 additional units above the base project, with this density bonus, the applicant is only requesting 11 additional units, resulting in a total of 47 residential units proposed in this project, consistent with state law;

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 is located within one-half mile of a major transit stop and , as a result, is not required to provide a minimum number of parking spaces; therefore, this finding does not apply since reduced parking ratios are not being requested;
-8-

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 is not requesting any incentives/concessions; therefore, this finding does not apply; and

e. 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 four waivers of development standards that would physically preclude the construction of the development at the proposed density as described in Section 65915(e) of the State Density Bonus Law. Strict adherence to each of the development standards described below would significantly reduce the project’s size, require changes to the project layout, and physically preclude the construction of the 47 units as proposed. The applicant is requesting reductions of the following development standards:
(1) maximum height increase (from 45’ to 55’3”); (2) reduced minimum front, side, and rear yard setbacks for Floors 2 through 4 (from 19’9” to 15’ for second floor, 30’ to 15’ for third floor, and 44’ to 15’ for fourth floor); (3) maximum FAR increased (from 1.05 to 1.5 FAR); and (4) maximum site coverage increase (from 35% to 47%). The requested waivers are necessary to accommodate all units within the limited site area while allowing efficient layout and maintaining the necessary landscaping, all without reducing the permitted density. Without the proposed waivers of development standards pursuant to Section 65915(e), the development standards would have the effect of physically precluding the construction of the development project as proposed; and be it

FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the Heritage Tree Removal Permit to remove eight Heritage trees (Tree Nos. 1, 2, 7, 8, 9, 10, 13, and 15), which is conditionally approved based on the conditions contained herein; an arborist report prepared by Kielty Arborist Services, LLC , for Eric Chiu of CCC Associates, dated May 30, 2024 and revised June 1st, 2025, which was reviewed by the City arborist ; a site visit conducted on July 11, 2024; and the following findings per Section 32.35:

a. It is necessary to remove the trees due to the condition of the trees with respect to age of the trees relative to the life span of that particular species, disease, infestation, general health, damage, public nuisance, danger of falling, proximity to existing or proposed structures, and interference with utility services. It is necessary to remove the trees due to the condition of the trees with respect to age of the trees relative to the life span of that particular species, disease, infestation, gen eral health, damage, public nuisance, danger of falling, proximity to existing or proposed structures, and interference with utility services because a majority of the trees are in poor condition either as result of disease or drought stress and are not su itable candidates for preservation or transplant as it is not feasible for the general health of these trees to improve due to its existing poor condition. According to the arborist report prepared by certified arborist Ray Morneau and an assessment by the City arborist, which included a site visit by staff, Tree Nos. 1, 7, 8, 9, 10, 13, and 15 ( seven trees) are in poor condition and have poor structures and are not expected to improve with any potential mitigations. One tree (Tree No. 2) -9-
is in fair condition, but due to its proximity to utility services and on- site improvements for pedestrian access, it will be infeasible to preserve the tree while constructing the residential development;

b. It is necessary to remove the trees in order to construct the improvements and/or allow reasonable and conforming use of the property when compared to other similarly situated properties. It is necessary to remove the trees in order to construct the improvements and/or allow reasonable and conforming use of the property when compared to other similarly situated properties because the existing trees (Tree No. 1, 2, 7, 8, 9, and 10) are in locations which severely limit the site’s potential to be developed in a reasonable and conforming way for 47 residential units, including required site improvements such as stormwater treatment areas and utility services necessary to serve the proposed building;

c. It is appropriate to remove the tree(s) to implement good forestry practices, such as, but not limited to, the number of healthy trees a given parcel of land will support, the planned removal of any tree nearing the end of its life cycle, and replacement with young trees to enhance the overall health of the urban forest. It is appropriate to remove the trees as they are located within or near the proposed building footprint and necessary utilities. Many of the trees are nearing the end of their life cycle and are in poor health due to disease or overcrowding, and further topping/pruning of the trees as a result of the building location would not implement good forestry practices in support of a healthy forest and on-site canopy. Replacement trees will be planted at a minimum 24” box size to offset the loss of Heritage trees at a 2:1 ratio and will create an overall healthier urban forest;

d. Removal of the tree(s) will not adversely affect the remaining number, species, size, and/or location of existing trees on the site or in the general vicinity. Removal of the trees will not adversely affect the remaining number, species, size, and/or location of existing trees on the site or in the general vicinity since tree -protection measures will be implemented prior to construction for the trees on the propo sed development site as described in the arborist report dated May 30, 2024, revised June 1 st, 2025, and prepared by certified arborist Kielty Arborist Services, LLC; and

e. The approval of the Heritage Tree Removal Permit complies with the California Environmental Quality Act. The approval of the Heritage Tree Removal Permit complies with the California Environmental Quality Act (CEQA) as the project qualifies as categorically exempt per Section 15332 (“In-Fill Development Projects”) as the project is consistent with the following findings, and none of the exceptions in CEQA Guidelines Section 15300.2 apply:

1. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations.

LUD 3.5 (Diversity) by proposing new development providing housing for a range of diverse -10-
households and incomes; and LUD 6.1 (Neighborhood Character) by proposing new development in or near residential neighborhoods . The project is compatible with neighborhood character because it uses traditional elements, such as angled roof forms and material, to ensure that the architectural style is compatible with the surrounding neighborhood. The project also complies with all applicable R3 Zoning District development standards, including pavement coverage, open space, and storage. Zoning standards th at are waived under State Density Bonus Law are not “applicable” for purposes of the Section 15332 infill development exemption, and for these reasons, the project is consistent with the applicable zoning designation and regulations.

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

The project would include stationary sources of operational noise such as mechanical heating, ventilating, and air conditioning (HVAC) equipment that is standardized for noise reduction, as -11-
well as an emergency generator for the elevator. Stationary equipment would be located and shielded to operate within the City’s Noise Ordinance requirements. As directed by the California Supreme Court in Make UC A Good Neighbor v. Regents of University of California (2024), 16 Cal.5th 43, noise from resident activity at the site is not considered an environmental impact.

5. The site can be adequately served by all required utilities and public services.

As documented in the utility impact study, the project would not exceed the City’s applicable significance thresholds related to utilities and public services. The project site is located within an urbanized residential area of the City which is served by all needed utilities (e.g., water, electricity, sanitary sewer facilities, and storm drain facilities) and all required public services (e.g., Police and Fire services, solid waste pick -up services, and public schools). The proposed redevelopment will re quire specific on- site extensions and improvements to existing utility infrastructure to serve the new residential condominium building. With construction of all necessary utility improvements, the project would not contribute to additional deficiencies in the water system or sewer system; and be it

-12-
FURTHER RESOLVED: that the City Council hereby makes the following findings regarding the application:

a. The imposition of the City’s Park Land Dedication In- Lieu fees for this project is based on the following: The park land dedication or payment of a Park Land Dedication In- Lieu Fee is critical to provide needed park facilities for the occupants of this project because it is located in the Whisman Planning Area identified in the 2014 Parks and Open Space Plan, which is an area having a deficiency of 7.4 acres of park land for existing residents of the area based on the General Plan standard of three acres of park land per 1,000 residents. The Whisman Planning Area is currently developed with 18.4 acres of park land where 25.8 acres of park land is required to serve the current population. Therefore, there currently are not adequate park land facilities available for occupants of this project and additional park facilities are necessary; and be it

FURTHER RESOLVED: that the City Council hereby approve s the Development Review Permit, Density Bonus Application, and Heritage Tree Removal Permit for said project at 266-272 Tyrella Avenue (APN : 160-32-006 and 160- 32-007) based on the findings above and subject to the applicant’s fulfillment of all of the conditions of approval, which are attached hereto as Exhibit A and incorporated by reference as though fully set forth herein.

TIME FOR JUDICIAL REVIEW

The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6, as established by Resolution No. 13850, adopted by the City Council on August 9, 1983.

NOTICE

The conditions of project approval set forth herein include certain fees and other exactions.

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

– – – – – – – – – – –

CDD/RESO
KP-09-23-25r

Exhibit: A. Conditions of Approval
Exhibit A
CDD/KP-09-23-25COA Page 1 of 29

CONDITIONS OF APPROVAL
APPLICATION NO.: PL-2023-130
266-272 TYRELLA AVENUE

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

This approval is granted to construct a four-story, 47-unit residential condominium development utilizing State Density Bonus Law and a Heritage Tree Removal Permit to remove eight Heritage trees on Assessor’s Parcel Nos. 160 -32-006 and 160-32-007. Development shall be substantially as shown on the project materials listed below, except as may be modified by conditions contained herein, which are kept on file in the Planning Division of the Community Development Department :

a. Project plans prepared by William J. Maston Architect & Associates for CCC Associates, dated August 1, 2025.

b. Color and materials board prepared by William J. Maston Architect & Associates for CCC Associates, dated August 1, 2025.

c. Arborist Report prepared by Kielty Arborist Services, LLC, date stamped May 30, 2024 and revised June 1, 2025.

d. Transportation Demand Management Plan, date stamped June 11, 2024.

e. Geotechnical Report prepared by Silicon Valley Soil Engineering, date stamped July 17, 2025.

THIS REQUEST IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:

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

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

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

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

PERMIT SUBMITTAL REQUIREMENTS

4. 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.

CDD/KP-09-23-25COA Page 2 of 29
In the event of a discrepancy between the structural plans and the architectural plans, the architectural plans shall take precedence, and revised structural drawings shall be submitted to the Building Inspection Division.

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

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

8. REVISIONS TO THE APPROVED PROJECT: Minor revisions to the approved project, including conditions of approval, 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. PAINT COLOR -CODING: At submittal of building plan check, provide color -coded elevations of each side of the building(s) detailing the location of all paint and stain colors, manufacturer, and color names.

11. GEOTECHNICAL REPORT: The applicant voluntarily provided a design -level geotechnical investigation 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. If any changes to the proposed design occur during the building permit phase that would affect the geotechnical considerations, a revised geotechnical report shall be submitted to the City for review during building plan check. All recommendations made in the geotechnical report shall be implemented as part of the project and included in building permit drawings and civil drawings as needed. Recommendations include considerations for design of permanent below-grade walls to resist static lateral earth pressures, lateral pressures causes by seismic activity, and traffic loads; method for backdraining walls; considerations for design of excavation shoring system; excavation monitoring; and seismic design. (PROJECT-SPECIFIC CONDITION)

12. VAPOR BARRIER: A vapor barrier shall be installed beneath all structures where needed to mitigate any issues identified in the Geotechnical Report prepared for the project. Specifications for the vapor barrier recommended in the Geotechnical Report shall be included in the building permit submittal. The specifications shall also describe the effectiveness of the liner over the life of the building. (PROJECT-SPECIFIC CONDITION)

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

OPERATIONS

14. COMMON AREA OPERATIONS: The approved hours of operation for the common area, which includes amplified sound, shall be limited to 8:00 a.m. to 10:00 p.m., seven days per week. In the event any problems arise with the hours of operation or noise, the Zoning Administrator may hol d a public hearing to review common -area operations and impose new or modified conditions of approval in response to public comment received. The public hearing shall be conducted and noticed in accordance with Chapter 36, Article XVI, Division 6 of the City Code.

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

CDD/KP-09-23-25COA Page 3 of 29

SITE DEVELOPMENT AND BUILDING DESIGN

16. FUTURE MODIFICATIONS TO THE STRUCTURES : The structure(s) approved with this project deviated from applicable zoning standards pursuant to State Density Bonus Law. Any future addition or other alteration to the approved structure(s) will nee d to comply with the latest applicable development st andards of the Zoning District in which it is located. (PROJECT -SPECIFIC

CONDITION)

17. 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, such as stone wainscot/cap, trellis, and awni ng detailing. (PROJECT-SPECIFIC CONDITION)

18. ROOFTOP EQUIPMENT SCREEN: All rooftop equipment must be concealed behind opaque (solid) screening designed to complement the building design such that rooftop equipment is not visible from any elevation. Details of the rooftop equipment and roof screens shall be included in the building permit drawings and approved by the Zoning Administrator.

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

20. FENCE(S)/WALL(S): All fencing and walls are to be shown on building plan drawings, including details on height, location, and material finish. No fence or wall shall exceed 7’ in height, measured from adjacent grade to the top of the fence or wall. The design and locati on must be approved by the Zoning Administrator and comply with all setback and traffic visibility area requirements.

21. PARKING SPACE DESIGN: All parking spaces (except parallel spaces) must be double -striped with 4” wide stripes. Double stripes shall be 18” apart, from outside edge to outside edge of the stripes, or 10” from inside edge to inside edge of the stripes.

The 8-1/2’ parking space width is measured from the center of one double stripe to the other, such that the space between stripes is 7’. For parallel parking spaces, only single -striped or tic- mark is required between spaces. Single stripes shall be measured from interior edge to interior edge of the stripe, such that the space between stripes is 24’.

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

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

a. Short-term bike parking for visitors, including a minimum of five spaces total (one bike spaces per 10 units). These spaces shall be provided as bike racks which must secure the frame and both wheels. Racks should be located near the building entrance (i.e., within constant visual range) unless it is demonstrated that they create a public hazard or it is infeasible.

If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault and must include clear and visible signage leading to public bicycle parking if not visible from a street or public path.

b. Long-term bike parking for residents, including a minimum of 47 spaces total (one bike space per 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.

CDD/KP-09-23-25COA Page 4 of 29

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.

26. STREET TREES: Install standard City street trees along the street frontage, including where there are gaps in the space of existing street trees. The location of existing trees to remain, existing trees to be removed, and new street trees shall be shown on the grading, utility, and landscaping plans submitted for building permit review. New street trees shall be planted in accordance with Detail F-1 of the Public Works Standard Provisions, a minimum of 10’ from sanitary sewer lines, traffic signals, stop and yield signs, and streetlights and 5’ from water lines, fire lines, and driveways. Street trees are to be irrigated by th e property owner in accordance with Chapter 32 of the City Code.

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

28. ARBORIST REPORT: A qualified arborist shall provide written instructions for the care of the existing tree(s) to remain on -site before, during, and after construction. The report shall also include a detailed plan showing installation of chain link fencing around the dripline to protect these trees and installation of an irrigation drip system and water tie -in for supplemental water during construction. Arborist’s reports shall be received by the Planning Division and must be approved prior to issuance of building permits. Prior to occupancy, the arborist shall certify in writing that all tree preservation measures have been implemented. Approved measures from the report shall be included in the building permit drawings.

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

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

31. 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.

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

CDD/KP-09-23-25COA Page 5 of 29

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

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

35. TREE PROTECTION MEASURES: The tree protection measures listed in the arborist’s report prepared by Kielty Arborist Services, Inc., dated May 30, 2024 and revised June 1, 2025, shall be included as notes on the title sheet of all grading and landscape plans. These measures shall include, but may not be limited to, 6’ chain link fencing at the drip line, a continuous maintenance and care program, and protective grading techniques. Also, no materials may be stored within the drip line of any tree on the project site.

36. IRREVOCABLE DAMAGE TO HERITAGE TREES: In the event one or more of the preserved Heritage tree(s) are not maintained and irrevocable damage or death of the tree(s) has occurred due to construction activity, a stop work order will be issued on the subject property and no construction activity shall occur for two (2) working days per damaged tree. The applicant will also be subject to a penalty fee at twice the tree valuation prior to damage; this fee applies to each Heritage tree damaged. No construction activity can resume until the penalty fee(s) have been paid to the City.

If damage to Heritage trees occur, the applicant will be required to replace any Heritage or street tree with two replacement trees. If site constraints or other similar documented conditions limit the ability to plant new (replacement) trees on -site, the applicant shall offset the loss of any Heritage/street tree(s) with a replacement fee made payable to the City of Mountain View, based on the adopted fee schedule. The fee must be paid prior to any final building inspections. (PROJECT -SPECIFIC

CONDITION)

NOISE

37. 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.

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

39. 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.

40. 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.

41. SITE-SPECIFIC BUILDING ACOUSTICAL ANALYSIS: A qualified acoustical consultant will review final site plans, building elevations, and floor plans prior to construction to calculate expected interior noise levels as required by State noise regulations. Project-specific acoustical analyses are required by the California Building Code to confirm that the design results in interior noise levels reduced to 45 dB(A)Ldn or lower. The specific determination of what noise insulation treatments are necessary will b e completed on a unit -by-unit basis. Results of the analysis, including the description of the necessary noise control treatments, will be submitted to the City along with the building plans and approved prior to issuance of a building permit. Building sound insulation requirements will include the provision of forced-air mechanical ventilation for all residential CDD/KP-09-23-25COA Page 6 of 29
units as recommended by the qualified acoustical consultant, so that windows can be kept closed at the occupant’s discretion to control noise. Special building techniques (e.g., sound-rated windows and building facade treatments) will be implemented as recommended by the qualified acoustical consultant to maintain interior noise levels at or below acceptable levels. These treatments will include, but are not limited to, sound -rated windows and doors, sound- rated wall construction, acoustical caulking, protected ventilation openings, etc.

42. PILE DRIVING NOISE REDUCTION: The following measures shall be incorporated into construction plans and contractor specifications if pile driving is proposed: (a) multiple pile drivers shall be considered to expedite construction. Althoug h noise levels generated by multiple pile drivers would be higher than the noise generated by a single pile driver, the total duration of pile driving would be reduced; and (b) temporary noise control blanket barriers shall shroud pile drivers or be erected in a manner to shield the foundation pile holes as a standard construction noise control technique. Predrilling reduces the number of blows required to seat the pile.

CC&RS AND DISCLOSURES

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

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

The CC&Rs shall establish rules for additions/modifications to the complex, such as, but not limited to, modifications or additions of any building structures at this site, including fences, trellises, sunshades, and accessory buildings, as well a s modifications to principal buildings. Any rules for additions/modifications shall be consistent with the provisions of the Zoning District and follow the permitting requirements outlines in the Chapter 36 (Zoning Ordinance) of the City Code.

44. 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.

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

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

CONSTRUCTION ACTIVITIES

47. 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).

48. 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.

CDD/KP-09-23-25COA Page 7 of 29

49. 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.

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

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

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

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

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

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

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

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

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

CDD/KP-09-23-25COA Page 8 of 29

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

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

55. 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.

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

57. 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.

58. INDOOR FORMALDEHYDE REDUCTIONS: If the project utilizes composite wood materials (e.g., hardwood plywood, medium density fiberboard, particleboard) for interior finishes, then only composite wood materials that are made with CARB approved, no-added formaldehyde (NAF) resins, or ultra -low emitting formaldehyde (ULEF) resins shall be utilized (CARB, Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products, 17 CCR Section 93120, et seq. , 2009- 2013).

59. PRECONSTRUCTION NESTING BIRD SURVEY: To the extent practicable, vegetation removal and construction activities shall be performed from September 1 through January 31 to avoid the general nesting period for birds. If construction or vegetation removal cannot be performed during this period, preconstruction surveys will be performed no more than two days prior to construction activities to locate any active nests as follows:

The applicant shall be responsible for the retention of a qualified biologist to conduct a survey of the project site and surrounding 500’ for active nests —with particular emphasis on nests of migratory birds —if construction (including site CDD/KP-09-23-25COA Page 9 of 29
preparation) will begin during the bird nesting season, from February 1 through August 31. If active nests are observed on either the project site or the surrounding area, the applicant, in coordination with the appropriate City staff, shall establish no- disturbance buffer zones around the nests, with the size to be determined in consultation with the California Department of Fish and Wildlife (usually 100’ for perching birds and 300’ for raptors). The no-disturbance buffer will remain in place until the biologist determines the nest is no longer active or the nesting season ends. If construction ceases for two days or more an d then resumes during the nesting season, an additional survey will be necessary to avoid impacts on active bird nests that may be present.

60. VIBRATION BEST MANAGEMENT PRACTICES CONSTRUCTION MEASURES:

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

• Avoid using vibration rollers and tampers near sensitive areas.

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

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

— Develop a vibration monitoring and contingency plan;

— Construction contingency plan; and

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

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

61. BMR OWNERSHIP, PROVIDING UNITS: Prior to issuance of the first building permit for the project, the applicant shall enter into a recorded agreement with the City that will require the applicant to provide at least 15% of the total base density number of dwelling units within the development as Below-Market-Rate (BMR) units consistent with Chapter 36, Article XIII, Divisions 1 and 2, of the City Code and the Below -Market-Rate Housing Program Administrative Guidelines and Directives. Prior to the issuance of building permits, the applicant shall also submit a plan indicating the location, size, and phasing of BMR units. This results in a total of five (5) BMR units being available. The five BMR units may be counted toward the replacement units and Density Bonus unit requirements, provided the strictest AMI limits apply.

This is in accordance with the units outlined in the Affordable Housing Compliance Plan dated July 28, 2025, including BMR unit locations indicated on the plan set dated August 1, 2025. The Housing Department reserves the right to review, approve, or deny any modifications to the Affordable Housing Compliance Plan or unit delivery. (PROJECT -SPECIFIC CONDITION)

62. BMR, 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:
(1) a copy of the Findings Report or Conditions of Approval; (2) a legal description of the property; (3) a plan indicating the location, size, and phasing of BMR units; and (4) additional information as requested by the Housing Department. The BMR agreement must be recorded prior to building permit issuance.

63. BMR, FRACTIONAL IN-LIEU FEES: The building permit submittal shall identify the aggregate net new habitable square footage of all residential units in the project. Prior to the issuance of the first building permit for the development, the applica nt shall pay an Ownership Housing In -Lieu Fee as defined by the City fee schedule for all net new habitable square feet as applied to CDD/KP-09-23-25COA Page 10 of 29
the total project. For purposes of calculating the fee, the project includes construction of 40,469 net new habitable square feet for which the Fractional In-Lieu Fee applies.

64. DENSITY BONUS, AFFORDABLE HOUSING UNITS: Under provisions of the State Density Bonus Law, the applicant must submit an offer to construct five (5) affordable rental units for up to fifty percent (50%) AMI. The applicant shall enter into an agreement with the City consistent with the Costa -Hawkins Act, as applicable, that addresses these on- site affordable rental housing units 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. These five units can also count toward the applicant’s BMR and replacement requirement units, provided the strictest AMI limits apply. (PROJECT-SPECIFIC CONDITION)

65. 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.

66. 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: (1) a leg al description of the property; and (2) 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.

67. NOTICE TO TENANTS AND TENANT RELOCATION ASSISTANCE: The applicant shall comply with the provisions of the City’s Tenant Relocation Assistance Ordinance, the Community Stabilization and Fair Rent Act, the State Housing Crisis Act, and the City’s Tenant Relocation Administrative Guidelines. This includes, but is not limited to, consulting with the City’s Housing Department and retained relocation consultant to provide: (1) rent and income information to the relocation consultant for tenant eligibility determination; (2) funding for the relocation consultant services; (3) funding of an escrow account to be used for relocation assistance payment to eligible tenants; (4) copies of all required notices to tenants, including, but not limited to, the Notice of Intent and Notice of Termination; and (5) relocation assistance payments to eligible tenants. Prior to issuance of demolition permits, building permits, or other City permits that would result in the displacement of tenants from a rental unit, the City must receive verification from the third-party agency relocation consultant that all eligible residential households who applied and qualified for assistance have received relocation assistance.

68. FIRST RIGHT OF REFUSAL: The applicant shall provide notice and offer the right of first refusal to eligible low- or lower-income households for a comparable unit available in the new housing development at an affordable rent or an affordable housing cost in accordance with the State Housing Crisis Act, California Government Code Section 66300.6. The applicant shall submit documentation sufficient to demonstrate compliance with the Housing Crisis Act provisions governing a right of first refusal.

Documentation sufficient to demonstrate compliance includes, but is not limited to, a copy of a written offer to existing occupants to rent a comparable unit in the new development, proof of delivery of the offer, or a copy of a written acceptance or rejection of the offer by the occupant.

69. REPLACEMENT UNITS: In compliance with the State Housing Crisis Act ( California Government Code Section 66300.6.) and Density Bonus Law, the applicant shall replace the four protected units with units at a comparable size at an affordable rent or an affordable housing cost in the new development. Each unit must be deed-restricted at an affordable cost for and occupancy by a household in the same or lower-income category (i.e., low-income, very low-income, extremely low-income) as the tenant household in occupancy at the time the notice of intent to develop the site was issued. If the tenant household in occupancy at the time the Notice of Intent to develop the site was issued was above low income, the income was unknown, or the unit was vacant, the unit must be deed-restricted at 80% AMI or below. The deed restriction shall be effectuated by an affordability restriction, covenant, or agreement, as approved by the City Attorney, which shall be recorded prior to issuance of the first building permit. Four 2 -bedroom units must be replacement units in the new construction. These four units can also count toward the applicant’s BMR and Density Bonus requirements, provided the strictest AMI limits apply. (PROJECT -SPECIFIC

CONDITION)

70. HOA RESERVE FUND: In order to count toward the project’s 15% BMR requirements and to maintain affordability levels, the applicant will establish a homeowners association (HOA) reserve fund for the BMR units set for sale to households with income CDD/KP-09-23-25COA Page 11 of 29
levels below 80% AMI, consistent with Chapter 36, Article XIII, Divisions 1 and 2, of the City Code and the Below -Market-Rate Housing Program Administrative Guidelines and Directives. This fund is a designated set -aside to help low-income owners to fully pay for special assessments and future HOA fee increases to ensure housing costs do not exceed 30% of the household’s income over the life of the mortgage for each unit. The City currently estimates Sixty -Nine Thousand Nine Hundred Seventy - Five Dollars ($69,975) will need to be deposited in the reserve fund for each very low-income affordable unit for a total of Three Hundred Forty-Nine Thousand Eight Hundred Seventy- Five Dollars ($349,875) for the five (5) affordable units designated 80% AMI and below. P rior to the establishment of the HOA, the reserve fund shall be created, with its purpose clearly described and identified in the project’s CC&Rs.

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

Entitlement review by the Building Division is preliminary. Building and Fire plan check reviews are separate permit processes applied for once the zoning approval has been obtained and appeal period has concluded; a formal permit submittal to the Building Division is required. Plan check review shall determine the specific requirements and construction compliance in accordance with adop ted local, state, and federal codes for all building and/or fire permits. For more information on submittal requirement s and timelines, contact the Building Division online at www.mountainview.gov/building . It is a violation of the MVCC for any building occupancy or construction to commence without the proper building and/or fire permits and issued Certificate of Occupancy.

71. 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).

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

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

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

75. 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.

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

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

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

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

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

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

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

83. BUILDINGS ON THE SAME LOT: The project shall comply with the requirements per the CBC, Chapter 7, Section 705.3.

84. 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).

CDD/KP-09-23-25COA Page 12 of 29

85. 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).

86. 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.

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

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

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

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

91. EMERGENCY ESCAPE AND RESCUE OPENINGS: The project shall comply with the egress window requirements per the CRC, Section R310.

92. ACCESSIBILITY REQUIREMENTS:

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

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

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

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

96. UTILITIES: No utilities shall cross property lines.

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

98. 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.

99. 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.

100. 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.

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

102. 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.

CDD/KP-09-23-25COA Page 13 of 29

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

104. 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

105. FIRE SPRINKLER SYSTEM: Provide an automatic fire sprinkler system to be monitored by a central station monitoring alarm company. This monitoring shall include water flow indicators and tamper switches on all control valves. Shop-quality drawings shall be submitted electronic ally for review and approval. The underground fire service system shall be approved prior to approval of the automatic fire sprinkler system. All work shall conform to NFPA 13, NFPA 24, NFPA 72, and Mountain View Fire Department specifications. (City Code Sections 14.10.30 and 14.10.31 and California Fire Code Section 903.)

106. STANDPIPE SYSTEM: Provide a Class I standpipe system. (City Code Sections 14.10.32, 14.10.33, 14.10.34, and 14.10.35 and California Fire Code Section 905.)

107. FIRE PROTECTION DURING CONSTRUCTION: Every building four stories or more in height shall be provided with no fewer than one standpipe for use during construction. Such standpipe(s) shall be installed when the progress of construction is not mor e than 40’ in height above the lowest level of Fire Department access. Such standpipe(s) shall be provided with Fire Department hose connections at accessible locations adjacent to usable stairs, and the standpipe outlets shall be located adjacent to su ch usable stairs. Such standpipe systems shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. On each floor, there shall be provided a 2.5” valve outlet for Fire Department use. (California Fire Code, Chapter 33.)

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

109. ON-SITE WHARF HYDRANTS: Provide ground-level wet standpipes (wharf hydrants). On-site wharf hydrants shall be so located as to reach any portion of combustible construction with 150’ of hose. Installation shall be complete and the system shall be tested prior to the start of combustible construction. The wharf hydrant shall be capable of providing a combination flow of 500 GPM with two 2.5” outlets flowing. Shop -
quality drawings shall be submitted electronically for review and approval. (NFPA 24 and Mountain View Fire Department requirements.)

110. FIRE EXTINGUISHERS: Install one 2 -A:10-B:C fire extinguisher for every 50’/75’ of travel or every 3,000 square feet. Fire extinguisher locations shall be indicated on the architectural floor plans. (California Code of Regulations, Title 19, Chapter 3, and California Fire Code, Section 906.)

CDD/KP-09-23-25COA Page 14 of 29
111. AUTOMATIC/MANUAL FIRE ALARM SYSTEM: Provide an approved automatic/manual fire alarm system in accordance with California Fire Code and Mountain View Fire Department specifications. Shop-quality drawings shall be submitted electronically for review and approval. Prior to occupancy, the sy stem shall be field -tested, approved, and in service. Provisions shall be made for monthly testing, maintenance, and service. (California Fire Code, Section 907, and Mountain View City Code, Section 14.10.36 and 14.10.37.)

112. 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.)

113. CARBON MONOXIDE ALARMS: All residential occupancies shall be provided with carbon monoxide alarms. Carbon monoxide alarms shall be installed in accordance with the California Building Code and the approved manufacturer’s instructions. (California Fire Code, Section 915.)

FIRE DEPARTMENT ACCESS

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

115. KEYSWITCH: Install an approved keyswitch per the Fire Protection Engineer’s directions. Contact the Fire Protection Engineer at 650-903-6313 or [email protected] for instructions. NOTE : A keyswitch may be required for one or all of the following: (a) where an electronic gate is used to block off a fire lane or entrance to parking; and (b) where there are int erior, electronically controlled doors that would prohibit rapid Fire Departme nt access throughout the building (i.e., stairways, corridors, etc.). Contact the Fire Protection Engineer for more information.

116. 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.) NOTE : The gate/pedestrian gate shall be configured such that when open, the minimum required clear width for the fire access road is maintained through the gate (i.e., no posts shall be within the required clear width).

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

118. 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.)

119. 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.)

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

CDD/KP-09-23-25COA Page 15 of 29

EGRESS AND FIRE SAFETY

121. EXIT ILLUMINATION: Exit paths shall be illuminated any time the building is occupied with a light having an intensity of not less than one footcandle at floor level. Power shall normally be by the premises wiring with battery backup. Exit illuminat ion shall be indicated on the electrical plan sheets in the drawing sets. (California Building Code, Section 1008.)

122. EXIT SIGNS: Exit signs shall be internally or externally illuminated and provided with battery backup per Uniform Building Code Chapter 10. Exit signs shall be posted above each required exit doorway and wherever otherwise required to clearly indicate the direction of egress. (California Building Code, Section 1013.)

123. EXIT DOORS IN GROUPS A, E, H, AND I OCCUPANCIES: Exit doors shall be provided with approved panic hardware. (California Building Code, Section 1010.2.9.)

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

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

126. INTERIOR WALL AND CEILING FINISHES: Interior finishes shall have a flame -spread rating in accordance with the California Building Code, Chapter 8, and California Code of Regulations, Title 19, Section 3.21.

127. POSTING OF ROOM CAPACITY: Any room used for assembly purposes shall have the capacity of the room posted in a conspicuous place near the main exit from the room. (California Building Code, Section 1004.9.)

128. ON-SITE DRAWINGS: Submit electronic (.pdf) drawing files according to Fire Department specifications prior to final Certificate of Occupancy. For projects with phased occupancy (TCO), on- site drawings for each building shall be provided prior to TCO of that individual building.

129. STAIRWAY IDENTIFICATION SIGNS: For stairs connecting three or more stories in height, approved stairway identification signs shall be located at each floor level in all enclosed stairways. The sign shall identify the stairway and indicate whether th ere is roof access, the floor level , and the upper and lower terminus of the stairway. The sign shall be located 5’ above the floor landing in a position which is readily visible when the door is in the open or closed position. (California Building Code, S ection 1023.9.)

130. TWO-WAY COMMUNICATION: A two-way communication system shall be provided at the landing serving each elevator or bank of elevators on each accessible floor that is one or more stories above or below the level of exit discharge. (Californ ia Building Code, Section 1009.8.)

HAZARDOUS CONDITIONS

131. ELECTRICAL ENERGY STORAGE SYSTEMS: Electrical Energy Storage Systems shall comply with the California Fire Code, Section 1207.

EXTERIOR IMPROVEMENTS

132. PREMISES IDENTIFICATION: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Address signs shall be a minimum of 6” in height and a minimum of 0.5” in width. (Mountain View City Code, Section 14.10.18.) CDD/KP-09-23-25COA Page 16 of 29

OTHER

133. EMERGENCY ESCAPE OPENING ACCESS: Provide clear space and ladder pads at ground level for emergency escape opening access in R occupancies. Ladder pads shall be accessible by fire crews with a three -section, 12’ long ladder. Awnings and window shades shall be designed to not interfere with ladder access. (California Building Code, Section 1031.)

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

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

OWNERSHIP AND PROPERTY

135. PRELIMINARY TITLE REPORT: At first submittal of the building permit and improvement plans, the applicant shall submit to the Public Works Department a current preliminary title report or land deed (dated within six months of the first submittal) indicating the exact name of the c urrent legal owners of the properties, their type of ownership (individual, partnership, corporation, etc.), and legal description of the properties involved. The title report shall include all easements and agreements referenced in the title report. Depending upon the type of ownership, additional information may be required. The applicant shall provide an updated title report to the Public Works Department upon request. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).

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

RIGHTS-OF-WAY

137. STREET DEDICATION: Dedicate a public street in fee or easement on the face of the map to widen Tyrella Avenue an additional 5’ along the project frontage behind existing 25’ street dedication, as required by the Public Works Director.

138. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 10’ wide public utility easement (PUE) along project street frontage(s) for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, and telecommunication facilities, as required by the Public Works Director. Utility boxes and vaults are not allowed to encroach into the public sidewalk and must fit either entirely within the landscape strip or within the PUE. The property owner or homeowners association shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the 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.

FEES AND PARK LAND

139. 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.

140. 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.

CDD/KP-09-23-25COA Page 17 of 29

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

141. TRANSPORTATION IMPACT FEE: Prior to the final inspection granting occupancy, the applicant shall pay the transportation impact fee for the development effective at the time of the final map approval. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on the square footage of the development.

Credit is given for the existing site use(s), as applicable.

142. WATER AND SEWER CAPACITY CHARGES: Prior to the final inspection granting occupancy, the applicant shall pay the water and sewer capacity fees for the development effective at the time of the final map approval. The water and sewer capacity charges for residential connections are based o n the number and type of dwelling units. Separate capacity charges apply for different types of residential categories to reflect the estimated demand of each type of connection. The water and sewer capacity charges for nonresidential connections are based on the water meter size, building area, and building use, respectively.

Credit is given for the existing site use(s) and meter size(s), as applicable.

143. PARK LAND DEDICATION FEE: Prior to the issuance the final inspection that grants occupancy, the applicant shall pay the Park Land Dedication Fee of $67,800 for each net new market -rate residential unit (37 units) with a project total fee of $2,508,600, based on a land valuation of $11.3 million per acre, in accordance with Chapter 41 of the City Code. No credit against the Park Land Dedication Fee is allowed for private open space and recreational facilities.

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.

144. 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

145. UTILITY PAYMENT AGREEMENT: Prior to the issuance of any building permits and prior to the approval of the final map, the applicant shall sign a utility payment agreement and post a security deposit made payable to the City as security if each unit or building does not have separat e sewer connections and water meters in accordance with Section 35.38 of the City Code. The utility payment agreement shall include provisions to have the security transferred from the applicant to the homeowners association (HOA), but still made payable to the City, when the HOA is formed for the subdivision.

146. PUBLIC IMPROVEMENTS: Install or reconstruct standard public improvements required for the project and as required by Chapters 27 and 28 of the City Code. These public improvements include, but are not limited to, curb, gutter, detached ADA sidewalk, ADA corner ramps (2), curb cut, driveway approach (2), City standard streetlights, C.3 treatment areas, utility service connections, and its appurtenances.

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

CDD/KP-09-23-25COA Page 18 of 29
b. Bonds/Securities: Prior to the issuance of any building permits OR approval of the final map, the property owner must sign a Public Works Department faithful performance bond (100% of Infrastructure Quantities) and materials/labor bond (100% of Infrastructure Quantities), or provide a cash deposit (100% of Infrastructure Quantities), or provide a letter of credit (150% of Infrastructure Quantities) securing the installation and warranty of the off -site improvements in a form approved by the City Attorney’s Office. The surety (bond company) must be listed as an acceptable surety on the most current Department of the Treasury’s Listing of Approved Sureties on Federal Bonds, Department Circular 570. This list of approved sureties is available at: www.fiscal.treasury.gov/fsreports/ref/suretyBnd/c570_a-z.htm. The bond amount must be below the underwriting limitation amount listed on the Department of the Treasury’s Listing of Approved Sureties. The surety must be licensed to do business in California. Guidelines for security deposits are available at the Public Works Department.

c. Insurance: Prior to the issuance of any building permits OR approval of the final map, the property owner must provide a Certificate of Insurance and endorsements for Commercial General Liability and Automobile Liability naming the City as an additional insured from the entity that will sign the improvement agree ment. 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.

147. 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.

148. 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:
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.

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

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

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

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

The off-site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, two full -size and two half -size black-line set, one PDF of the signed/stamped plan set, and a USB CDD/KP-09-23-25COA Page 19 of 29
flash drive with CAD file and PDF must be submitted to the Public Works Department prior to the issuance of the building permit OR approval of the final map.

150. 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.

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

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

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

• All construction vehicles, equipment, and 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 materials will be transported to job site and identify on the plans where drop- offs are proposed for each phase of construction. For off -site storage, provide truck route to and from storage area to project site.

• Construction contractors/workers are required to park on -site or at a private property arranged by the permittee/contractor and shall not be allowed to use neighboring streets for parking/storage. 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.

152. 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 CDD/KP-09-23-25COA Page 20 of 29
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.

153. ENCROACHMENT RESTRICTIONS: Private facilities, including, but not limited to, structures, steps, pavers, pervious concrete, 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.

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

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

156. SPECIAL PAVERS AND CONCRETE REPLACEMENT: The homeowners association shall be responsible for replacing the proposed pavers or textured/colored concrete that is damaged from trash loading operations within driveways, or easement areas. This requirement shall be stated in the Covenants, Conditio ns, and Restrictions (CC&Rs). A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.

157. DRIVEWAY OR SIDE STREET 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 P ublic 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, bicycle racks, partitions, buildings, and other structures, parking stalls, etc., that are not compliant with safety triangle height and clearance requirements.

158. PHOTOMETRIC ANALYSIS: Submit a photometric analysis for intersection of Tyrella Avenue and Kittoe Drive. The analysis shall show all existing and/or proposed streetlights (show and identify pole height, arm length, and location). The analysis shall calculate the minimum, m aximum, average illuminance values, and uniformity ratios for each crosswalk, shown separately.

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

159. STREETLIGHTS: All existing City standard streetlights along the project frontage shall be replaced, and new City standard streetlights shall be installed along the project street frontage of Tyrella Avenue per City standards. Streetlights shall b e installed near cro sswalks, driveways, intersections, or other locations deemed necessary by the City Traffic Engineer. All conduits, pullboxes, and wiring shall be removed, replaced, and upgraded along project street frontage. Appropriate clearances per PG&E requirements between existing overhead lines shall be provided where applicable.

160. STREET OVERLAY AND/OR PAVEMENT RECONSTRUCTION: Full-street overlay (minimum 2” grind and overlay) and/or pavement reconstruction along the Tyrella Avenue project street frontage shall be required 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.

161. 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.

CDD/KP-09-23-25COA Page 21 of 29

162. HIGH-VISIBILITY CROSSWALK: Convert existing crosswalk on Tyrella Avenue and Kittoe Drive 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 Cit y 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.

163. STREET CENTERLINE: Install a double yellow centerline a minimum 50’ from the crosswalk OR limit line along Tyrella Avenue and Kittoe Drive 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.

164. 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.

165. 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.

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

CURBS, SIDEWALKS, AND DRIVEWAYS

167. 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.

168. DRIVEWAY APPROACH AND ADA SIDEWALK REQUIREMENTS: A minimum 4’ wide Americans with Disabilities Act-compliant public sidewalk shall be provided behind new and existing driveway approaches. T apers (conforms) may be provided to connect the proposed public sidewalk on each side of the proposed driveway. The specific areas of work shall be clearly identified and shown on the plans.

169. CURB, GUTTER, SIDEWALK IMPROVEMENTS: Construct new curb, gutter, and sidewalk along the project frontages of Tyrella Avenue. The sidewalk shall be detached with a landscape strip OR monolithic within designated areas around Heritage trees and designed with a consistent 2% cross -slope from the top of t he curb to back of the sidewalk and minimal grade breaks in the longitudinal slope of the curb line. Tyrella Avenue shall have a 6’ wide sidewalk with a 9.5’ wide landscape strip and

0.5’ curb. The specific limits of work shall be clearly identified and shown on the plans.

170. UTILITY BOX RELOCATION OUT OF SIDEWALK: Move existing utility boxes on Tyrella 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 str ip, 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.

CDD/KP-09-23-25COA Page 22 of 29

STREET TREES

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

172. 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.

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

UTILITIES

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

Proposed pothole locations for signal pole foundations shall be approved by the City Traffic Engineer prior to potholing. Existing pavement sections shall also be recorded for all potholes. O btain an Excavation Permit from the Public Works Department prior to performing potholing. Incorporate pothole data on the first submittal of improvement plans, including, but not limited to, pothole location, depth of utility, and pavement sections.

175. 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 resolve d during the design of off-site improvements in accordance with City standards and design guidelines.

176. 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.]

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

178. 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.

179. 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.

CDD/KP-09-23-25COA Page 23 of 29
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.

180. 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.

181. 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.

182. 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.

183. 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 location from the street or to the gen eral public, as approved by the Community Development and Public Works Departments.

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

185. 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 des cribing 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)

186. 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 on-site stormwater runoff, and any CDD/KP-09-23-25COA Page 24 of 29
public facilities shall be placed within the public right-of-way landscaping strips. Overflow drainage shall be directly connected to the public storm drain main system, and overland release shall be directed toward 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/HOA and shall be required to enter into a formal recorded Maintenance Agreement with the City.

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

188. 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.

189. UNDERGROUND PARKING GARAGE: Drainage from underground parking garages shall be directed to the sanitary sewer system. Sanitary sewer laterals shall be equipped with backwater devices. If any portions of the garage ramps or parking garage are uncovered, drainage from those uncovered portions shall be directed to the storm drain system.

190. 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.

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

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

SOLID WASTE AND RECYCLING

193. 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.”

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

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

196. TRASH ENCLOSURE DESIGN AND DETAILS: Include trash plan sheet and enclosure details on a separate sheet in the initial building plans. Specify the plans sheets in the building permit plans addressing the following conditions:

The property must have trash, recycling, and organics/composting service. Display on the plans the trash room layout, location, and dimensions to scale with minimum service levels indicated below.

CDD/KP-09-23-25COA Page 25 of 29
This 47-unit residential property will require the following minimum service levels:

Qty Size Yds/Gal Type Frequency Total Yds
Trash 1 3 bin 1x/week 3
Trash 1 3 bin 2x/week* 6
Paper Recycling 1 3 bin 1x/week 3
Containers Recycling 1 2 bin 1x/week 2
Compost 2 64 cart 1x/week 0.64

14.64 ________________________
* Note that the monthly cost for multi-day collection is more than the cost of once-per-week collection.

• Trash room interior dimensions shall be at least 24’10” long and 13’6” wide. Trash staging area interior dimensions will be at least 10’ long and 16’ wide.

• The resident vestibules require a three-chute system consisting of one trash chute and two recycling chutes (containers and paper collected in different chutes) and sufficient space for compost receptacles (e.g., slim jims) or carts. The chutes shall be trash on the right-most side, container recycling in the center, and paper recycling on the left-most side. Property maintenance must empty the compost receptacles into the compost collection carts located at the ground- floor trash room each week.

• All trash rooms and chute vestibules must have signage with sorting instructions according to the City’s programs. All signage must be approved by the Solid Waste Program prior to installation.

• Any trash room light switch shall be above the height of a 3-yard bin (5’2”) so it is accessible.

• The trash room requires an 8’ wide door with keypad access.

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

• Trash room chutes require a locking mechanism to secure closed at the ground level when bins are removed from underneath them for servicing (note on building plans). On collection days, remove all bins scheduled for pickup from under the chutes and place in the trash staging area in such a way as to allow easy access by the hauler. The hauler will not move bins out of the way to access the ones they are collecting.

• The trash room shall have a staging area for the four bins with footprints showing where maintenance staff will line up to stage the bins in the trash staging area for hauler access each service day. The entire staging area shall be used for trash bin storage only and will not block exterior entrance to electrical room.

• The path of travel to roll out the trash bins to the staging area for servicing must be flat and smooth. Bins will not be rolled over pavers or stamped surfaces. Provide a minimum 6’ wide pathway for the hauler to pull bins from the trash room to/from the staging area for service. The pedestrian gate in the path of bin travel must be able to be secured in the fully open and closed positions.

• The two compost carts will not be rolled out by the hauler. These carts shall be transported each week by the property maintenance staff to the red curb at Tyrella Avenue and removed promptly after service. There shall be 40’ of red curb paint and “No Parking” signage extending along Tyrella Avenue.

• Trash rooms are for collection containers only and not for other storage and shall be labeled “Trash Room.” CDD/KP-09-23-25COA Page 26 of 29

• Install bollards to the left-hand side of the transformer so that there is a barrier between the transformer and the trash bins staged for collection.

• Any movement of bins over 30’ is subject to hauler rollout fees. The current rollout fee is $0.75 per foot per container per month.

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

• Maintain a minimum of 40’ in front of the access road gate for the waste collection vehicle to service the bins from the staging area so that the vehicle will not encroach onto the sidewalk or require opening the service road access gate.

• Provide a concrete stress pad measuring 10’ deep by 16’ wide in front of the staging area in the driveway where the collection vehicles will be for collection.

• The applicant shall install a commercial flared driveway instead of a standard driveway at Tyrella Avenue to provide a wider entry for trash collection vehicles to minimize running over curbs when entering or exiting the property.

• There shall be two parabolic mirrors at the staging area driveway entrance, which are necessary for Recology’s trucks to safely back out and maintain visibility for the parking garage driveway. Mirrors must be located on the private property.

197. GARBAGE PICKUP (SHARED SERVICE): The Covenants, Conditions, and Restrictions (CC&Rs) shall include a provision stating homeowners are responsible for the removal of all the trash and refuse from the owner’s lot to the central trash collection point. The homeowners association shall be responsible for the maintenance of the central trash collection and for the periodic removal therefrom. A copy of the CC&Rs with this provision shall be submitted to the Community Development Department for review and approval by the Public Works Department.

198. CART STORAGE: Carts will be required to be stored inside the trash room at all times with the exception of 24 hours prior to and 24 hours after designated collection day when carts may be set out in front of the staging area and Tyrella Avenue (compost carts). This requirement shall be stated in the Covenants, Conditions, and Restrictions (CC&Rs). A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.

CONSTRUCTION ACTIVITIES, NOTES, AND OTHER APPROVALS

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

200. 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.”

201. OCCUPANCY RELEASE (Residential): The owner/developer shall comply with and include the following note on the off -site or grading/drainage or utility plans: “For residential developments, no residential units will be released for occupancy unless the improvements to be constructed to City standards and/or to be accepted for maintenance by the City, including water meters and sanitary sewer cleanouts as well as trash rooms and/or enclosures, are substantially complete per the City of Mountain View Standard Provisions for Public Works construction. The Public Works Director shall make the determination of what public improvements are substantially complete.”
CDD/KP-09-23-25COA Page 27 of 29

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.

202. STORM DRAIN/SANITARY SEWER PLAN CHECK SHEET: Complete a “Storm Drain/Sanitary Sewer Discharges” check sheet. All applicable items in the check sheet should be completed and shown on the building plan submittal.

203. STATE OF CALIFORNIA CONSTRUCTION GENERAL STORMWATER PERMIT: A “Notice of Intent” (NOI) and “Stormwater Pollution Prevention Plan” (SWPPP) shall be prepared for construction projects disturbing one (1) acre or more of land. Proof of coverage under the State General Construction Activity Stormwater Permit shall be attached to the building plans.

204. 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.

205. 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.

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

207. 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.

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

209. 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.

210. 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.

211. 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 CDD/KP-09-23-25COA Page 28 of 29
right of way (e.g., sidewalks, curb extensions, pavement replacement, and curb and gutter replacement in the street frontage) that are constructed or reconstructed as part of Regulated Projects will also need to be treated using LID measures. The City’s guidelines also describe the requirement to select Low-Impact Development (LID) types of stormwater treatment controls; the types of projects that are exempt from this requirement; and the Infeasibility and Special Projects exemptions from the LID requirement.

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

212. 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.

213. FULL TRASH CAPTURE: Projects located in “moderate,” “high,” or “very high” trash generating areas as outlined in the City’s Long-Term Trash Load Reduction Plan that are undergoing site improvements shall install full trash capture protection within the existing storm drain system. Examples of full trash capture systems include large trash capture devices, such as hydrodynamic separators or media filtration systems, or small trash capture devices, such as storm drain catch basin connector pipe screens. The full -trash capture device must be selected from the list of State Water Board approved devices:
https://www.waterboards.ca.gov/water_issues/programs/stormwater/trash_implementation.html . Once installed, the property owner or property manager 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.

214. 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.

HAZARDOUS MATERIALS

For more information, materials, and worksheets, contact the Fire and Environmental Protection Division of the Fire Department online at http://www.mountainview.gov/fep
or by phone at 650-903-6378.

215. HAZARDOUS MATERIALS: If hazardous materials will be stored or used on -site (including paints, thinners, compressed gases, propane, diesel, gasoline, batteries, etc.), complete a Building Occupancy Classification Inventory Form . Submit a copy of the completed Building Occupancy Classification Inventory Form with your building plan submittal.

CDD/KP-09-23-25COA Page 29 of 29
216. ABOVEGROUND DIESEL TANKS FOR EMERGENCY AND STANDBY GENERATORS: Complete an “Aboveground Diesel Tanks for Emergency and Standby Generators” c heck sheet. All applicable items in the check sheet should be completed and shown on the building plan submittal.

217. DECLARATION OF EXEMPTION: If limited quantities of hazardous materials will be used and stored, complete and attach a “Declaration of Exemption” letter to your building plan submittal. (Exclusions)

218. CALIFORNIA ENVIRONMENTAL REPORTING SYSTEM (CERS): Prior to construction permit final, a complete “CERS Submittal” shall be provided.

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

Mountain View City CouncilSeptember 23, 2025

Mountain View City Council
September 23, 2025