City Council Conditions of Approval from 7-8-2014 approval 1
CONDITIONS OF APPROVAL
FOR 215 SKELLY (APN 404-020-012) FOR VESTING TENTATIVE MAP, DESIGN
REVIEW PERMIT, PLANNED DEVELOPMENT PLAN, AND LOT LINE
ADJUSTMENT
SPECIAL CONDITIONS
1. Initial/Final Planned Development Plan #FPDP 22-01 is contingent upon City Council approval of the Zoning Text Amendment #22-01 amending Section 13.28 of the Planned Development Plan provisions to allow deviations exceeding the limitations of a minor exception. Initial/Final Planned Development Plan #FPDP 22-01 is effective upon the effective date of Zoning Text Amendment #22-01.
2. Approval of Vesting Tentative Map #22-01 is contingent upon City Council approval of the Initial/Final Planned Development Plan #22-01.
3. Approval of Design Review Permit #DRP 1 2-01 is conti ngent upon appr oval of Initial/Final Planned Development Plan #22-01 and Vesting Tentative Map #22-01.
4. Applicant shall comply with all a pplicable conditions of approval for Initial/Final Planned Development Plan #22- 01, Vesting Tentative Map #22- 01, and Design Review Permit #22-01.
5. Applicant will comply with all applicable mitigation measures set forth in the adopted Mitigation Monitoring and Reporting Program prepared for the Initial Study/Mitigated Negative Declaration.
6. The project shall be built substantially i n compliance with the approved Initial/Final Planned Devel opment Plan #22- 01 and Desi gn Review Permit # 22-01 unless formally amended by action of the City Council. Approved plans include project plans dated May 27, 2022:
Exhibit C-1: Vesting Tentative Map 5.27.2022 Plan Set
Exhibit C-2: Project Renderings
Exhibit C-3: Articulation – 4 side Architecture Exhibit Exhibit C-4: Color and Materials Board
7. Prior to the Final Map being recorded, Applicant shall provide the City with a copy of the Conditions, Covenants, and Restrictions (CC&Rs) for the proposed resid ential units for review and appro val by the City Attorne y, Community Development Director, C ity Engineer, and Chief of Police . The CC&Rs must confirm Applicant ’s or Applicant ’s successor’s obligation to finance the operation, maintenanc e, servicing and capital replacement costs associated common areas, private streets, and open space areas and City Council Conditions of Approval 9/27/22 2
their related utilitie s. All CC&Rs applicable to the subject property shall be cons istent with the terms of this pe rmit and the Hercules C ity Co de and the Final Pla nned Development Plan. Where a conflict exists between the CC&Rs and the City regu lations, the City regulations shall prevail.
8. A final Tree R eplacement Plan shall be submitted to and approved by th e Community Development Director or th eir designee prior to t he issuance of gr ading permits. All replacement trees shall be a minimum 36-inch box.
9. All other trees planted at the site shall be at least 15 gallon; all shrubs shall be 5 gallon, except that ornamental shrubs along pathways may be 1 gallon.
10. Applicant shall provide on-site easements to provide public access along the six-foot path as shown on the Vesting Tentative Map. The Homeowners Association shall be responsible for maintenance of the pathway and public access shall be maintained in perpetuity.
11. The applicant shall be responsible for the following off- site improvements. Improvement Plans for the proj ect include plans for these ite ms. Off-site im provements shall be installed concurrent with on-site improvements.
a. Sidewalks connecting to existing sidewalks east of project site on Skelly b. Pavement to connect to Skelly
c. Extension of traffic calming bulb-out at project entry d. Traffic calming measures on Skelly, such as a curb extension approximately 500 feet east of the project site, subject to review and approval by the City Engineer and the Rodeo-Hercules Fire District
12. The Lot Line adj ustment s hall be recorded prior to re cordation of the final Vesting Subdivision Map.
13. Prior to final design, applic ant shall complete a storm drain study demonstrating the existing storm drain system has capacity to convey additional flow from the project or secure the necessary permits to ou tlet dir ectly into Pinole Creek. Stormwater shall be treated in accordance with C3 requirements.
14. Developer shall repair damages to the roadway caused by construction activity that causes further deterioration to the roadway of Skelly from the entrance of the development to Hercules Avenue and Rosti from Pavon to end. Developer shall video roadway condition prior to start of construction and submit to the Public Works Director. (PW)
15. Developer shall coordinate with EBMUD regarding access and maintenance of 0.18-acre parcel (404-020-004) along the northwest edge of the development.
16. Developer shall coordinate with property owner regarding access and maintenance of
0.21-acre parcel (APN: 404-092-008) along the northeast edge of the development.
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17. For Lots 16-29 and Parcel D, Homeowners Association shall maintain the area between the rear fence and the property line with BNSF Railroad.
18. Homeowners Association shall maintain concrete V-ditch within Lots 1-11. Privacy fences on individual lots shall not encroach within V-ditch area.
19. All necessary easements shall be shown on final subdivision map.
20. Applicant shall submit a map showing maintenance responsibilities for all improvements between City, HOA, cell company, utility companies, and private residents. (#4-8)
21. Final design of entry monumentation shall be subject to review and approval of the Planning Commission.
22. The applicant shall obtain an Encroachment Permit (FCP) from the Contra Costa County Flood Control and Water Conservation District (FC District) for any work within the FC District’s right-of-way, including but not limited to fence alterations, installation of trails, landscaping, demolition, and construction. Furthermore, an FCP is required for any work outside of the FC District’s easement that still impacts the easement area, such as excavation or grading which could impact the stability of the existing open channel on the FC District’s property. FCP information and an application can be found at the following link: https://www.contracosta.ca.gov/5783/Permits.
23. The applicant shall apply to the City of Pinole for permission to connect to the City of Pinole’s trail on the FC District’s property. The City of Pinole has a license agreement with the FC District for joint use areas along Pinole Creek, and any modifications or additions to the improvements within the FC District’s property would require an FCP and amendment to the existing license agreement.
STANDARD PROJECT CONDITIONS
24. Applicant may elect to file a Final Map for all or part of the approved Vesting Tentative Map No. 22-01, in which case each final map which constitutes a part, or unit, of the approved Vesting Tentative Map shall provide for the construction of such improvements as may be required to constitute a logical and orderly development of the whole subdivision by units. (Section 10-2.404, “Filing Final Maps” from Hercules Municipal Code)
25. The Final Map(s) shall be in accordance with Vesting Tentative Map No. 22-01 as approved, and the form and content shall be in conformity with the State of California Subdivision Map Act and City of Hercules Municipal Code, Article 4. “Final Map” including the requirements described and listed in the following:
A. Section 10-2.401, “Form and Content of Final Map”,
B. Section 10-2.402, “Documents to Accompany Final Map”, C. Section 10-2.403, “Review of Final Map and Accompanying Documents,” and City Council Conditions of Approval 9/27/22 4
D. Section 10-2.404, “Filing Final Map”. (PL, PW)
26. Development Rights Created. The approval of Vesting Tentative Map No. 22-01 confers a vested right to proceed with development in substantial compliance with City’s ordinances, policies and standards in effect at the date the City determines the vesting tentative map is complete. The approval or conditional approval of Vesting Tentative Map No. 22-01 shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies and standards described in Section 66474.2 of the Government Code. However, if Section 66474.2 of the Government Code is repealed, the approval or conditional approval of Vesting Tentative Map No. 22-01 shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the vesting tentative map is approved or conditionally approved. (Section 10-2.3.106 of the Hercules Municipal Code) (PL) The provisions of these conditions of approval shall not:
A. Limit the City from imposing reasonable con ditions on subs equently required approvals or permits nece ssary for the development a nd authorized by the City’s ordinances, policies, and standards.
B. Diminish or alte r the type of conditions, which may be imposed by the City on a development of the City’ s power to protec t against a conditio n dangerous to the public health or safety. (PL)
27. At any time prior to the expiration of Vesting Tentative Map No 22-01, the subdivider, his or her successor, or his or her assignee, may apply for a modification to such map. A public hearing shall be held by the Planning Commission on any application involving a modification to Vesting Tentative Map No. 22-01 or by the development related thereto following procedures set forth for the modification of tentative maps in Article 3.1, “Vesting Tentative Maps” of the Hercules Municipal Code. Approval of a modification to Vesting Tentative Map No. 22-01 or development related thereto shall be evaluated for compliance with the City regulations, standards, and policies in effect at the time the request for the modification is deemed complete. (PL)
28. The rights referred to herein shall be subject to the requirements of Section 10-2.3.106 of the Hercules Municipal Code.
29. The development or use by Applicant of any activity or structures authorized by these permits shall constitute acceptance of all of the conditions and obligations imposed by the City in these permits. Applicant by said acceptance waives any challenge as to the validity of these conditions (CA)
30. Minor modifications may be approved by the Community Development Director in accordance with the Minor Modifications section of the Zoning Ordinance (Ch. 13-46).
However, any modification that is not allowed by Chapter 13-46 will require the filing and approval of a major modification by an amended permit by the Planning Commission. The determination of whether or not a requested change or modification is “minor” within the meaning of this condition and Chapter 13-46 shall be made by the Community Development Director, at their discretion (PL) City Council Conditions of Approval 9/27/22 5
31. All conditions of these approvals and construction of project improvements shall be carried forward to any approval of Final Planned Development Plans except as stated herein or as may be permitted by the Community Development Director in consultation with other affected departments in compliance with the requirements for Final Planned Development Plans in the Zoning Code. Completion of project improvements includes construction approved through building permits, construction of off-site improvements approved through public works permits, and construction or installation of site improvements (including paving, hardscape, and landscaping) as shown on the approved plans. In the event early occupancy is requested prior to full project completion, developer shall provide to the satisfaction of the Community Development Director proof of substantial completion, safe occupancy, and security or agreement to assure full completion of the entire project. (PL)
32. Applicant agrees as a condition of approval of the listed permits and approvals to hold harmless and to defend, at the sole expense of Applicant, any action brought against the City
33. Any covenants, conditions, and restrictions (CC&Rs) applicable to the subject property shall be consistent with the terms of the approvals and the Hercules City Code. (CA)
34. A building permit shall be secured for any new construction or modifications to structures, including interior modifications, authorized by this permit.
35. During construction, burning of combustible refuse or other flammable materials on the property is prohibited. (FD)
36. The location and elevations of all buildings and structures shall be in substantial conformance with the adopted Initial/Final Planned Development Plan #22-01, Vesting Tentative Map #22-01, and the Design Review Permit #DRP 22-01. (PL)
37. The final building plans and corresponding building permit applications shall clearly indicate all building elevations, materials and colors to be used in construction. (PL/B)
38. The association or financing district shall be responsible for maintaining the site free of any graffiti. Graffiti applied to any surface of the subject property shall be removed within twenty-four (24) hours of being notified by the City. The City may remove the graffiti if it is not removed within 24 hours. Homeowners Association shall reimburse the City for the graffiti-removal work. (PD)
STANDARD PUBLIC WORKS CONDITIONS
39. Prior to recording a Final Map on the project, Applicant and City shall enter into a financing and construction agreement to establish the party or parties responsible for the construction of and financial responsibility for the public improvements within the project site and to establish the phasing of development by executing a Subdivision Agreement with appropriate bonds.
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40. Applicant shall pay plan check and processing fees, development fees, encroachment permit fees, and other miscellaneous fees applicable.
41. An Encroachment Permit shall be obtained for equipment driving over City property and over public easements. A cash deposit determined by the City Engineer shall be required to secure the repair of any damages and said deposit may be increased at the discretion of the City Engineer, as necessary.
42. Applicant shall provide for dust control at all times during site preparation and construction activities at the direction of the Public Works Inspector or Building Inspector without causing tracking on the streets. (B, PW)
43. Applicant shall submit a grading plan prepared by a registered civil engineer who incorporates all recommendations from soil engineering and engineering geology reports.
The grading plan will be reviewed and approved by City Engineer and Public Works Director prior to issuance of the building permit. Building pad elevation and landscaping mounds shall be shown on the grading plan.
44. The developer shall submit adequate drainage calculations and hydraulic design to ensure that upstream areas and site will drain to a safe point of discharge.
45. An Erosion Control Plan will be required should work occur during the rainy season.
Erosion control plans would be included in the Stormwater Pollution Prevention Plan (SWPPP) required for any grading permit or activity that may take place at the site.
46. Applicant shall coordinate with Public Works and arrange a pre-construction conference at least 48 hours prior to the proposed construction to discuss the scope and extent of removal and replacement of any existing broken curb, gutter, sidewalk or asphalt paving (patch, repair and/or overlay), and construction of access ramps for the physically handicapped adjacent to the project site.
47. Construction debris boxes shall be provided during all phases of construction.
48. Adequate sanitary facilities shall be provided and maintained during construction.
49. Applicant shall remove and replace all improvements damaged during construction adjacent to the project site as directed by the Public Works Inspector.
50. Applicant shall make arrangements with the Public Works Inspector to inspect and test any existing sewer and water service laterals to be used, prior to connection, and shall make necessary repairs as determined by the Inspector.
51. Applicant shall submit an on-site sewer plan (profile not required except when conflicting with other utility lines) where existing lateral is larger than four inches in diameter.
52. Applicant shall submit on-site water plans where a separate loop or terminal line is required for fire hydrants and/or sprinkler systems. All improvements plans, construction cost estimates, soil reports, geology reports, and all pertinent engineering design calculations shall be submitted simultaneously.
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53. Applicant shall construct all streets, curbs, gutters, sidewalks, streetlights, parkway and associated improvements per the City of Hercules Standard Drawings Book unless modified and approved by Vesting Tentative Map #22-01.
54. On-site and off-site utility service shall be installed underground in accordance with the City Code. Utilities shall be undergrounded to the nearest suitable riser pole as determined by the appropriate utility company with anti-theft lids.
55. All construction material/equipment shall be placed outside the City's rights-of-way.
56. Final Grading and Drainage Plans shall be designed to eliminate drainage from flowing across property lines unless needed to tie into regional system.
57. Applicant is advised that City Ordinance requires payment of sewer connection fee prior to issuance of a construction permit for any residential building. Notwithstanding the above, it is hereby acknowledged Applicant and owners of the subject property are located within the Hercules Sewer Assessment District.
58. Developer shall provide to the Engineering Division, prior to the issuance of building permits, a 100-foot scale site plan in both paper and digital form (to NAD 83 standards preferable/MicroStation SE) of the project as approved by the Planning Commission for the purposes of updating the City base maps.
59. Applicant or successors of the project shall comply with the National Pollutant Discharge Elimination System (NPDES).
a. Applicant or project successors shall be required to comply with all rules, regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) for municipal, construction, and industrial activities as promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay-Region 11).
b. Improvement plans shall be reviewed to verify compliance with Provision C.3 of Contra Costa County’s National Pollutant Discharge Elimination System (NPDES) Permit and the County’s Stormwater Management and Discharge Control Ordinance (Section 1014).
c. A final Stormwater Control Plan (SWCP) shall be submitted to and approved by the Public Works Department for consistency with Provision C.3 prior to recordation of any Final Map.
d. For on-site stormwater retention and/or treatment, the property owner(s) shall enter into a standard Stormwater Management Facility Operation and Maintenance Agreement with the City of Hercules, in which the property owner(s) shall accept responsibility for construction, operation, and maintenance of the stormwater facilities and grant access to relevant public agencies for inspection of stormwater management facilities. Such an agreement shall be fully executed and recorded prior to recordation of a Final Map.
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e. Any proposed water quality features that are designed to retain water for longer than 72 hours shall be subject to the review of the Contra Costa Mosquito & Vector Control District.
f. Compliance shall include developing long-term best management practices (BMPs) for the reduction or elimination of storm water pollutants. The project design shall incorporate wherever feasible the following long-term BMPs in accordance with the Contra Costa Clean Water Program for the site’s storm water drainage:
• Offer pavers for household driveways and/or walkways as an option to buyers. • Minimize the amount of directly connected impervious surface area. • Label all storm drains (“No Dumping, Drains to Creek”) using approved markers. • Construct concrete driveway weakened plane joints at angles to assist in directing run-off to landscaped/pervious areas prior to entering the street curb and gutter. • Shallow roadside and on-site swales.
• Distribute public information items regarding the Clean Water Program to buyers. • Other alternatives comparable to the above as approved by Public Works.
60. Prior to the scheduling of final maps before the City Council, the subdivider shall complete a Consent to Formation of Landscape Maintenance District form or stay within the existing Zone 1 of Lighting and Landscaping District 83-2 for the “Developed Property” rate and submit it to the Public Works Director.
PARKS, OPEN SPACE, AND LANDSCAPING CONDITIONS
61. Applicant shall pay Parks and Recreation Facilities Impact Fees as required by Section 10-
18.201 of the Hercules Municipal Code.
62. Preliminary Landscaping plans were reviewed by Design Review and are contained in the Final Planned Development Plans. Final construction Landscaping Plans shall be consistent with final grading plans and generally conform to the preliminary plans as approved by the Community Development Director.
63. Developer shall paint all exterior surfaces of walls and fences with graffiti resistant paint wherever possible.
POLICE AND FIRE DEPARTMENT CONDITIONS
64. Prior to issuance of a building permit, the applicant shall obtain City and Fire District approval of a plan for addressing and identifying project buildings. Such a plan shall include directional signs and markings, as may be required by the City or the Fire District.
Residential address numbers shall be clearly visible and readable to responding Police and Fire personnel and include address and street names in illuminated form on the front and rear of all units. (PW, PD)
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65. Applicant shall provide an emergency vehicle access (EVA) as shown on project plans. Gates shall be installed to allow only for emergency access and shall prohibit other vehicular and pedestrian access. Final design and configuration of EVA access gates shall be subject to review and approval of Rodeo-Hercules Fire District and the Community Development Director.
66. To the extent permissible by the US Postal Service, applicant shall provide locking mail receptacles as shown in the approval Initial/Final Planned Development Plan #22-01.
Planning and Police Department staff shall work with the developer and post office to locate in more visible locations to reduce theft. (PD)
67. All buildings are required to be fully sprinkled in accordance with CFC 903.2.8, CRC 313. and NFPA Standard 13D.
68. Fire access roadways shall support the imposed loads of RHFPD fire apparatus with a total weight of 75,000 pounds. Apparatus weight is distributed as 50,000 pounds on tandem rear axles and 25,000 pounds on the front axle. The surface shall be designed, constructed, and maintained to provide all-weather driving capabilities. A letter or statement, wet- stamped and signed by a registered engineer, shall be provided on the plans certifying that any new roadway meets this 75,000-pound test. A road base without an appropriate topping or binding material does not satisfy the all-weather requirement. CFC 503.2.3.
69. The minimum inside turning radii for fire vehicles is 17 feet with an outside radius of 38 feet for both the exterior and the anterior approach to the gate. To accommodate the RHFPD’s largest fire apparatus, 20 feet, and 42 feet or larger for inside and outside turning radii, respectively, is recommended and requested where possible.
70. Temporary access roads (construction roads that do not match the final location and configuration of permanent roads as approved on a Fire Master Plan) and temporary hydrants may be permitted for single-family residential model construction or a single detached custom home less than 5500 square feet in area with the conditions listed below. They may be allowed on a case-by-case basis for other structures with additional requirements, as determined by an RHFPD fire code official.
a. Plans for temporary access shall be submitted to the RHFPD Department. Plans shall be drawn to scale and show permanent (existing) roadways, proposed temporary roadway locations, location of models, space dedicated to the storage of construction materials, and parking for work crews and temporary access and hydrants. b. Plans shall be stamped and signed by a licensed civil engineer stating that the temporary access road can support 75,000 pounds of vehicle weight in all-weather conditions. The road base material shall be over soil compacted to at least 90% and be mixed or topped with a suitable bonding material to provide all-weather characteristics; road base alone does not satisfy this requirement. Provide manufacturer’s documentation that demonstrates the suitability of the material specifically as a road stabilizer as opposed to a dust palliative or for hillside erosion control, and, if applicable, indicating the mixture ratio for this purpose.
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71. To facilitate the review process and avoid untimely delays in project approval, applicants are strongly encouraged to arrange a hydrant flow test with the local water department prior to submitting plans to the RHFPD if the project includes a new structure or increase in the floor area of an existing structure. The water availability information may not be required to be submitted for every project, and plans may be submitted with a hydrant flow test pending, but the applicant should understand that project approval may be delayed if it is determined during the review that this information is required. If the project requires an evaluation of the available fire flow, it will not be approved without a completed Water Availability form or equivalent datasheets from a water district. Water availability information must be no older than twelve months.
a. Determine the required fire flow from CFC Table B105.1 and B105.2, as applicable, provided in Attachment 32. A 50% reduction in fire flow (but not duration) may be taken when the fire-flow calculation area consists only of buildings equipped with an approved automatic fire sprinkler system. If you are unsure of how to calculate the fire flow requirement for your project, you may electronically send the form to the RHFPD Community Risk Reduction Department, and we will determine the fire flow for you. b. Contact East Bay Municipal Water Direct at 1 (510) 287-1008 (EBMUD) to request a hydrant flow test or fire flow modeling calculation, and have a representative of the water company complete and sign the last section on the form. In some cases, the water company may allow or require a qualified third party to perform the flow test for you. c. In newly developed areas without water infrastructure, the water department may issue a "will-serve" letter indicating the expected amount of water that will be delivered once the water system is installed and operational.
i. If multiple hydrants are located within the maximum distance allowed by CFC Table C102.1, the amount of water available from each hydrant may be combined, provided that the hydrants have flowed simultaneously.
ii. It is the applicant’s responsibility to ensure that the following information is provided on EBMUD’s test data sheet.
iii. Static pressure and residual pressure in psi and observed flow in gallons per minute gpm.; or
iv. Calculated flow in gpm. at 20 psi.
72. Fire hydrant location maximum distance from any point on street or road frontage to a hydrant is 2500 feet.
73. Access and water supply during construction shall comply with CFC Chapter 33 and the provisions listed in this section and, where applicable, elsewhere in this guideline.
Construction activities at job sites not complying with these requirements may be suspended at the discretion of the RHFPD inspector until a reasonable level of compliance is achieved.
74. At no time shall construction projects impair or obstruct existing fire access roadways or access to and operation of existing fire hydrants serving other structures. Should existing City Council Conditions of Approval 9/27/22 11
roadways or hydrants need to be moved or otherwise altered during the course of construction, the developer shall provide alternative access routes and other mitigation features to ensure adequate fire and life-safety protection. Such alternatives and features shall be submitted to the RHFPD Prevention Department for review and approval prior to the alteration of existing conditions.
75. Lumber drop inspection – an inspection shall be scheduled with an RHFPD inspector to verify that access roadways and operable hydrants have been provided for buildings under construction.
a. For buildings of Type IV and V construction (and non-combustible structures that may have a portion of the exterior walls, facade, or other building elements comprised of wood or other combustible material), a lumber drop inspection shall occur prior to bringing combustible building materials on site.
76. Access roadways of less than 28’ of unobstructed width shall have signs posted or curbs painted red with the words NO PARKING-FIRE LANE clearly marked. (22500.1 CVC, (503.3) CFC. (FD)
77. Access roadway of 28’ of greater, but less than 36’ of unobstructed width shall have NO PARKING-FIRE LANE signs posted, allowing for parking on one side only or curbs painted red with the words NO PARKING-FIRE LANE clearly marked. Parking is permitted only on one side of the street. (22500.1) CVC, (503.3) CFC. (FD)
78. During construction, Applicant shall obtain a permit from the Rodeo-Hercules Fire District for the handling, storage, and use of all materials classified as flammable, combustible, radioactive, carcinogenic, or otherwise potentially hazardous to human health. (FD/FD)
BUILDING PERMITS/CONSTRUCTION
79. Applicant shall provide a list of subcontractors with State Contractor License numbers and contact information prior to commencing construction and all contractors shall obtain a City of Hercules business license before starting work.
80. City Fees . Applicant shall pay all applicable City Development Impact Fees, all other applicable fees imposed by the City in the Master User F ee l ist, and ot her applicable public and r egulatory agency fees , and all applicable processing charges, prior to the issuance of building permits ( or when otherwise due ) that are in effect at the time of permit submittal. Required City fees shall include, but are not limited to, Planning fees, Building permit fees, General Public Facilities, Police Facilities, Transportation Facilities Fee, S ewer Facilities, Community Development Tax, Park and Recreation Facilities, General Plan update fee, and Building Training Fund.
81. Applicant must secure all City and other required regulatory permits prior to the start of construction. This shall include but not be limited to Fire District, EBMUD, PG&E, and the Regional Water Quality Control Board (RWQCB) and includes compliance with all provisions included in the permits.
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82. Applicant shall comply with all resource agency requirements for permits issued on all or any part of the project area.
83. The new residences are required to have an automatic fire sprinkler system installed in accordance with California Building Code Section R313 which provide protection within the home as well as the garage. (CCC)
84. Exterior residence walls that are located closer than 3’-0” to an interior property line shall be of one-hour fire resistive construction (CRC R302.1). (CCC)
85. Projections from exterior walls at interior property lines shall not come closer than 2’-0” to the property line if of one-hour fire resistive construction, or 3’-0” if of unprotected construction (CRC R302.1) which would also be applicable to building projections. (CCC)
86. No openings in exterior walls adjacent to interior property lines shall be closer than 3’-0” to the property line (CRC R302.1). This would exclude dryer vents and small tool shed which would be allowed so long as the roof does not go over the property line. (CCC)
87. Refuse/Trash Collection and Construction Debris: A refuse collection plan shall be formulated, working with the refuse collection provider, Republic Services, to provide for efficient and effective trash/refuse collection system. The refuse collection plan shall be subject to Community Development Director review and approval. Republic Services (a.k.a. Richmond Sanitary Service) is the exclusive franchised solid waste hauler for the City of Hercules. Republic’s exclusive collection rights include collection of all solid waste in the City, including construction and demolition (C&D) waste from construction and demolition projects in the City. Removal of construction and demolition (C&D) waste must be arranged with Republic Services prior to commencement of construction, or in another manner consistent with the Franchise Agreement or State Law. All construction material/equipment shall be staged outside the City’s rights-of-way. The Developer/Applicant shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. Construction debris boxes shall be provided during all phases of construction. The Developer shall be responsible for corrective measures reasonably related to its construction activities at no expense to the City of Hercules.
SC - Standard Condition
PL - Planning Department
PD - Police Department Comment
PW - Public Works Department Comment
FD - Fire Department Comment
CCC - Contra Costa County Building Dept. Comment
CFC - California Fire Code