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City of Manteca
Development Services Department
Conditions of Approval
Manteca Marriott Courtyard
Site Plan Design Review SPC 22-22, Rezone REZ 22-21 and Planned Development PD 22-19
August 18, 2022
Project Name: Manteca Marriott Courtyard
Project Files: SPC 22-22, REZ 22-21, and PCD 22-19
Applicant: Atherton Hospitality, LLC.
1050 20th Street, Ste 275
Sacramento, CA 95811
Project Location: 2303 W. Atherton Drive
Manteca, CA 95337
APN: 241-320-58
This list of conditions is not intended to be a comprehensive list of City regulations. All conditions are referenced to the plans dated May 18, 2022 which are on file with the City of Manteca, Development Services Department.
Development Services Department: Planning
1) Approval. This Site Plan Review and Planned Development is approved subject to these specific conditions. Any variation from the approved plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.
2) Conformance to Plans. This approval is dependent upon and limited to the proposals and plans contained, supporting documents submitted, and presentations made to staff, the Planning Commission, and/or City Council as affirmed to by the applicant and presented on the plans dated May 18, 2022. Any variation from these plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.
3) Expiration. The Site Plan Review and Planned Development shall expire two years from this date on August 18, 2024, unless altered and/or extended per State law.
Prior to expiration, the owner/developer may apply for an extension, to be approved ATTACHMENT 3
Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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by the Development Services Director, not to exceed a total of one (1) year from the original date of expiration.
4) Owner Obligation. All conditions of approval shall be satisfied by the owner/developer. If at any time, any of the Conditions of Approval are found to be in non-compliance, City enforcement action may be implemented pursuant to Manteca Municipal Code, Article 1, Chapter 1.10. All costs associated with compliance with the conditions shall be at the owner/developer’s expense. 5) Fees. The developer shall pay all applicable processing fees, permit fees, City development fees, fire fees, school fees, drainage fees, habitat conservation fees and other public entity fees in effect at the time of the issuance of the applicable permit.
6) CFD. CFD or other approved funding source shall be formed, at the developer’s expense, to provide for the maintenance of any park/basin, streetlights, open spaces and all streetscape/median landscape improvements and the negative fiscal impacts associated with the provision of police protection, fire suppression and road maintenance services for new development. Said CFD, or other funding sources, shall be in place prior to the issuance of the first building permit as further defined in the City of Manteca Parkland Construction Policy. Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement, direct payment to City or other means.
7) Utility Companies. The applicant is responsible for contacting all appropriate utility companies to obtain agreements for extension and/or relocation of services necessary for the proposed development.
8) Signs. No business identification signs or any advertising signs shall be installed or displayed without the review and approval of the Development Services Department, and all proposed advertising signs shall comply with Section 20.14.20 of the Zoning Ordinance.
9) Vested Rights. This approval does not vest applicant’s rights regarding future development. All ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards and specifications applicable to the project and public improvements to be constructed by the Developer shall be those in force and effect at the time the applicable plan or permit approval is granted.
10) Responsible Agencies. The Developer is responsible for contacting all responsible and commenting agencies and ensuring compliance with any applicable fees and/or rules. This project is subject to the requirements of other agencies including but not limited to San Joaquin County Multi-Species Habitat Conservation & Open Space Plan, San Joaquin Valley Air Pollution Control District, and PG&E. 11) Subsequent Development. All activities undertaken in accordance with this approval shall comply with the City’s General Plan and Municipal Code. In cases of conflict between the City’s Municipal Code or map-specific conditions of approval, ATTACHMENT 3
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the governing priority shall be, to the extent legally permitted, as follows: 1) Municipal Code regulations, 2) project-specific conditions, and 3) standard conditions. The applicant shall comply with all regulations and code requirements of the Development Services Director, City Engineer, and Building Official, the Fire Chief, the Police Chief, and any other agencies requiring review of the project. If required, these agencies shall be supplied copies of the final maps, site plans, public improvement plans, grading plans, and building plans. 12) Building Plans. The project developer shall write all conditions of approval for this project on all building permit plan check sets submitted for review and approval.
These conditions of approval shall be on, at all times, all grading and construction plans kept on the project site. It is the responsibility of the building developer to ensure that the project contractor is aware of, and abides by, all conditions of approval. Prior approval from the Planning Manager must be received before any changes are constituted in site design, grading, building design, building colors or materials, etc.
13) Failure to Comply. Should the project be found, at any time, not to comply with any of the Conditions of Approval, or should the applicant construct or operate this development in any way other than as specified in the Application or Supporting documents or presentations to staff, the Planning Commission, or City Council, as modified by the Conditions of this Approval, then the terms of this Approval shall be considered to be violated.
14) Indemnification. The applicant shall indemnify and hold harmless the City, its council members and commissioners, officers, agents, employees, and representatives from liability for any award, damages, costs and fees, including without limitation attorneys’ fees, incurred by the City and/or awarded to any plaintiff in any action related to or arising out of the City’s approval of this project or subdivision Map or any environmental or other documentation related to this project or subdivision Map. The applicant further agrees to provide a defense for the City in any such action.
15) Limits of Approval. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval. 16) Compliance with Local and State Laws. The subject use shall be conducted in full compliance with all local and state laws. No part of this approval shall be construed to permit a violation of any part of the Manteca Municipal Code. This Site Plan and design Review shall be subject to revocation if the subject use is conducted in such a manner as to cause a nuisance.
17) Changes in Law. This approval shall not preclude the application to development of the property of changes in City laws, regulations, plans or policies, the term of which are specifically mandated and required by changes in State or Federal laws or regulations.
18) Other entitlements. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.
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Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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19) Performance Standards. Developer shall ensure ongoing compliance with City of Manteca Performance Standards, pursuant to Manteca Municipal Code Chapter
17.58. 20) Parking, Loading Areas, On-Site Circulation. All on-site parking, loading areas, and on-site circulation shall conform to the approved plans dated May 18, 2022. 21) Landscaping. On-site landscaping shall conform to the approved plans dated May 18, 2022, and conform to the Manteca Municipal Code. Required planting areas shall be permanently maintained by water, clearing debris and litter, weeding, pruning, insect control, and replacement of plant materials and irrigation equipment as needed to preserve the health and appearance of plant materials. All landscaping shall be maintained in such a manner as to not restrict designated pedestrian access. All trees, shrubs, and plants which, due to accident, damage, disease, or other cause, fail to show a healthy growth shall be replaced, in kind, pursuant to the approved landscape plans within 30 days from the identified damage date. 22) Storage, Screening, and Fencing. All storage, screening, and fencing shall conform to the approved plans dated May 18, 2022, and conform to the Manteca Municipal Code. 23) Roof-mounted Equipment. Applicant/developer shall ensure all roof-mounted equipment shall remain screened from public street view. 24) Lighting. All on-site lighting for parking areas, pedestrian areas, and vehicular or pedestrian paths of travel shall be LED lighting. Any new lighting is required to submit a photometric plan for review showing it complies with section 17.50.060.D. of the Manteca Municipal Code.
25) Site maintenance. The site shall be permanently maintained in a neat and clean manner free of weeds, trash, and debris.
26) CPTED. Landscaping and lighting shall be maintained to compliance with Crime Prevention through Environmental Design (CPTED) guidelines. Shrubs shall be limited to two feet in height, and mature trees shall be limbed up to six feet above the ground. Dead or dying plants shall be replaced with materials of equal size and similar variety.
Development Services Department: Building Safety Division 1) Accessible parking spaces complying with Section 11B-502 shall be provided in accordance with Table 11B-208.2. CBC Sections 11B-208.2 and 11B-208.2.4. a) With 121 parking spaces, five (5) accessible parking spaces are required. b) One accessible van parking and four standard accessible parking spaces. 2) At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zone; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. Where more than one route is provided, all routes must be accessible. CBC Section 11B-206.2.2.
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Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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3) All entrances and exterior ground-floor exits to buildings and facilities shall be accessible and shall comply with Section 11B-404. CBC Section 11B-206.4.1. a) Accessibility shall be provided in all public and common areas of the hotel facilities Per CBC Chapter 11B.
b) Hotels shall provide guest rooms in accordance with Sections 11B-224.1 through 11B-224.6.
c) Accessible guest rooms or suites shall be dispersed among the various classes of sleeping accommodations to provide a range of options applicable to room sizes, costs, and amenities provided.
4) Verify proposed building versus the allowable for the following:
a) Building height with the allowable building height per CBC Table 504.3 b) Number of story with the allowable number of story per CBC Table 504.4. c) Area with the allowable area per CBC Table 506.2.
5) Developer shall provide plumbing fixtures in the proposed buildings in accordance with CPC Table 422.1.
6) The Developer shall submit a certification prepared by a licensed land surveyor or registered civil engineer to the Chief Building Official, certifying that the building location (setbacks) are pursuant to the approved plans prior to receiving a foundation inspection.
7) Developer shall provide bike parking spaces in accordance with California Green Building Standards Code 5.106.4 for number and distance to the entrance. 8) Designated parking for clean air vehicles shall comply with 2019 CGBSC §5.106.5.2 and Table 5.106.5.2 and Electric Vehicle Charging spaces shall comply with 2019 CGBSC §5.106.5.3 and Table 5.106.5.3.3.
a) With 121 parking spaces, eleven (11) designated parking for clean air vehicles are required.
b) With 121 parking spaces, seven (7) EVCS parking spaces are required. 9) The project shall comply with the more restrictive of the outdoor potable water reduction requirements of the California Green Building Standards Code 4.304 and the Manteca Water Efficient Landscape Ordinance. Please note this on the plans.
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Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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10) At time of building permit, submittal the developer shall incorporate all Conditions of Approvals from all departments and imprint into the submittal set of construction documents/plans.
City of Manteca Engineering Department
General
1) All improvements shall comply with the City of Manteca Standard Plans and Specifications. Improvement plans shall be submitted to the City Engineer for approval. An encroachment permit is required for all work within the public right-ofway. 2) Developer shall provide easements, requested by the respective utility companies, within the subdivision and shall show said easements on the final subdivision map.
Any existing facilities within or adjacent to the project that are affected by this project shall be relocated and placed underground at the Developer’s expense. 3) Developer shall dedicate ten-foot (10’) wide public utility easements on all street frontages for underground facilities and appurtenances, upon approval and recordation of each final map.
4) Developer shall indicate on the improvement plans topographical information which shall include one-foot (1’) contour intervals and benchmark data based on City datum.
5) During all construction phases, Developer shall comply with City Laws regarding dust control. Developer shall also comply with San Joaquin Valley Unified Air Pollution Control District Regulation VIII (Fugitive Dust Prohibitions) in an effort to reduce the amount of fine particulate matter (PM10) entrained into the ambient air from man-made sources.
6) Prior to the start of construction, all survey monuments that have the possibility of being damaged, destroyed or covered over during the course of construction for this project, shall be located and referenced by a licensed land surveyor and a corner record or record of survey shall be filed with the county surveyor. Survey monuments which are damaged, destroyed or covered over during the course of construction must be re-set at the original location with a new monument and monument box and another corner record or record of survey shall be filed with the county surveyor. All work in this condition shall be done by a licensed land surveyor.
7) Prior to approval of a Final Map for any phase of the project the following shall be submitted by the developer and approved by the Engineering Department:
a) On-site grading and drainage plan,
b) On-site utility (sanitary sewer, water and storm drain) plan, c) Off-site improvement plan,
d) Erosion control plans,
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Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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e) Stormwater Pollution Prevention Plan (SWPPP),
f) Documentation, as required in the Post-Construction Stormwater Standards Manual, showing compliance with WQO NPDES 2013-0001-DWQ, g) Joint Trench Intent plans, and
h) Dedication of required rights-of-way and easements to the City.
The plans specified in (a), (b) and (c) above shall be prepared by a Registered Civil Engineer.
The items in (d), (e) and (f) above shall be prepared by a Qualified SWPPP Developer (QSD).
8) Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.
9) All address numbers shall be plainly visible from the street fronting the property.
Said numbers/letters shall contrast with background.
10) Developer shall enter into an Improvement Agreement for construction of the roadway and utility improvements which will be dedicated to the City. The agreement will require posting a Performance Bond in the amount of one-hundred percent (100%), posting a Labor-Material Bond in the amount of fifty percent (50%), and payment of all required plan check, testing and inspection fees. 11) Developer shall install a benchmark on the North American Vertical Datum of 1988 vertical control system with this project. Final location shall be approved by the City Engineer and shown on the Improvement Plans. Developer shall obtain a benchmark from the City of Manteca and it shall be punched with the elevation, datum reference and benchmark number, which will be assigned by the City. A corner record shall be filed with the San Joaquin County Surveyor’s Office and shall include the language that the benchmark is being added to the City of Manteca Vertical Control Network.
12) Improvements which will be dedicated to the City must use a benchmark on the City of Manteca Vertical Control Network to establish the elevations of the improvements. The benchmark used shall be noted on the Improvement Plans. 13) The Engineering elements for this project shall be reviewed and finalized during the Improvement Plan review process. Designs/layouts presented with the Tentative Map are proposed to support Tentative Map approval and are not being approved with this action.
Site
14) On-site parking area pavement surface drainage slope shall be as follows:
Minimum cross-slope on asphalt concrete is 2% or concrete is 1% with a maximum of 5%. Concrete valley or curb gutters shall have a minimum slope of 0.25%. The pavement slope in ADA areas shall be in accordance with the California Building Code, Chapter 11B.
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Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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15) Provide City Standard Refuse/Recycling Enclosures on-site at the locations shown on the site plan. Sizing shall be in accordance with City Standards. 16) The refuse enclosure shall be graded so there is no storm drain or other flow runon or run-off from the enclosure area. The enclosure area shall have a connection to the sanitary sewer system or a connection to the storm system, in compliance with the City’s Post-Construction Manual.
17) On-site curbing shall conform to City of Manteca Standard ST-35, "Parking Area Curbs”.
18) Developer shall ensure no buildings are constructed across property lines. 19) Developer shall dedicate an emergency vehicle access easement, to the City of Manteca, over the project site.
20) Developer shall dedicate an emergency vehicle access easement, to the City of Manteca, over the project site.
21) A grease interceptor, in accordance with City Standard M-1, shall be installed as part of the private sanitary sewer system.
22) Developer shall remove all structures which are across the proposed lot lines prior to the recordation of the Notice of Lot Line Adjustment. 23) Landscape planting at driveway entrances/exits shall be maintained to a maximum height of three and one-half feet (3.5’).
24) Developer shall install No Parking signage on electroliers along the West Atherton Frontage and the adjacent City Right-of-Way frontage west of the property. 25) Developer shall complete a lot line adjustment to merge the properties covered by this site plan application. The lot line adjustment shall record prior to the issuance of the building permit for the site work.
26) Egress points from this project to public right-of-way shall be stop controlled.
Developer shall install signage and striping at egress points on the project’s property to meet this condition.
Streets
27) Cross sections for roadways that are included in the City’s adopted Public Facilities Implementation Plan (PFIP), Transportation Element shall be in accordance with that document. Unless otherwise detailed in these conditions, cross sections for roadways that are not included in the PFIP in accordance with the City of Manteca Standard Plans. An encroachment permit is required for all work within the public right-of-way.
28) Developer shall install the bike path, landscaping, driveways and street lights along its West Atherton frontage.
29) The update to the City’s PFIP is currently underway. If the improvements of the frontage approximately 800’+/- west of the Marriott Courtyard are included in the updated PFIP prior to issuance of the building permit, the developer shall extend the bike path, landscaping, and street lights westerly along the frontage. Developer ATTACHMENT 3
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will receive credit for the installed improvements in accordance with the City’s updated PFIP.
30) Developer shall extend the median in front of the property along the full frontage of the project so as to restrict movements from the driveways to right-in/right-out. 31) Where offsite property acquisition is required by these conditions, if the developer has made good faith efforts to obtain the ROW, which can be shown to the City in writing, and is unable to come to an agreement with the property owner, the City will make a determination to remove this condition or begin its own negotiations with the property owner.
32) Driveway locations shall be shown on Improvement Plan submittals. 33) Street lights along the project’s frontage and the frontage of the adjacent Right-ofway to west, shall maintain an average foot candle coverage of 0.40, with a minimum allowable foot candle at any location of 0.07 within the public right-ofway. Electrolier photometric plan, showing the foot candle coverage, shall be submitted with the Improvement Plans showing this requirement is met with the existing street lights. If not, the project shall install street lights or modify the existing street lights so this requirement is met.
34) The existing curb and gutter along the street frontage of this project and the frontage of the adjacent ROW to the west will be inspected prior to the final inspection of the site work building permit, once construction traffic is limited to project’s proposed driveway. The Developer shall remove and replace damaged or dilapidated sections of the curb and gutter, as instructed by the City. 35) Accessibility ramps installed or modified with this project shall be in compliance with the latest revision of the California Building Code, Chapter 11B.
Water
36) Improvements shall be constructed in conformance with the latest version of the City Water Master Plan.
37) The update of the City’s Water Master Plan, Reclaimed Water Master Plan and Groundwater Sustainability Plan, including the evaluation of a Direct/Indirect Potable Reuse Facility are currently underway. This project shall participate in expansion of the infrastructure or facilities identified in the updated Master Plans and any correlating funding programs.
38) Existing wells within the boundary of the proposed development which are not approved for use by the City, shall be abandoned in accordance with San Joaquin County Public Health Services requirements.
39) Fire hydrant locations shall be as approved by the Fire Department and finalized during the Improvement Plan review process. Developer shall provide and install fire hydrant “blue dot” reflective markers prior to issuance of the building permit. 40) The onsite fire system shall be maintained by the Property Owner in perpetuity, in accordance with National Fire Protection Association (NFPA) 25 Fire Code, as amended.
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Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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41) Developer shall install double check detector check valves (DCDCV) where the fire hydrant/fire service line enters the site from the public water system. The DCDCV shall be installed on private property immediately adjacent to the City right-of-way or a dedicated City access easement and shall be maintained by the property owner.
42) The onsite water line shall be maintained by the Property Owner. 43) Developer is allowed only one tap to the City main. The tap will split on-site into the two services for domestic and irrigation water.
44) Developer shall install a backflow prevention device immediately downstream of the water meter. The backflow prevention device shall be maintained by the Property Owner.
45) Developer shall pay fees associated with the Reclaimed Water Master Plan for this hotel for which a building permit is issued after adoption of said Reclaimed Water Master Plan by the City of Manteca.
46) Existing service connections to the City’s water mains which will not be used by this project shall be abandoned, as directed by the City of Manteca.
Storm Drainage
47) Improvements shall be constructed in conformance with the latest edition of the Storm Drain Master Plan, the City’s Post-Construction Manual and City Standards. 48) All storm drainage shall drain to the basin, then discharge to the City’s system. No directly connected impervious areas (DCIA) shall be allowed to drain into the storm drain system downstream of the basin.
49) All drain inlets shall be marked "No Dumping - Drains to River". Drain markers shall be purchased from the City of Manteca at cost plus 15% administrative charge, and installed by the Developer prior to acceptance of the improvements. 50) Developer shall incorporate appropriate site design measure(s) and submit the results of the Post-Construction Runoff Standards Manual. The City of Manteca approval of the proposed measures is precedent to issuance of any building, grading or construction permits.
51) Developer shall develop and submit a Project Stormwater Plan that identifies the methods to be employed to reduce or eliminate stormwater pollutant discharges through the construction, operation and maintenance of source control measures, low impact development design, site design measures, stormwater treatment control measures, and hydromodification control measures. Design and sizing requirements shall comply with the 2015 Post- Construction Stormwater Standards Manual. City of Manteca approval of the Project Stormwater Plan is precedent to issuance of any building, grading, or construction permits. Two paper copies and an electronic copy of the Project Stormwater Plan shall be provided to the City of Manteca
52) Developer shall develop a hydromodification management plan to ensure the postproject stormwater runoff flow rate shall not exceed estimated pre-project flow rate ATTACHMENT 3
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for the 2-year, 24-hour storm. The hydromodification management plan shall be incorporated into the Project Stormwater Plan.
53) Developer shall develop and submit an Operations and Maintenance Plan that identifies the operations, maintenance, and inspection requirements of all stormwater treatment and baseline hydromodification control measures identified in the approved Project Stormwater Plan. City of Manteca approval of the preliminary Operations and Maintenance Plan is precedent to issuance of any building, grading, or construction permits. Two paper copies and an electronic copy of the Maintenance Plan shall be provided to the City of Manteca. 54) City of Manteca approval of the final Operations and Maintenance Plan and recordation of the Maintenance Access Agreement is precedent to first building final inspection for this project. Two paper copies and an electronic copy of the final Operations and Maintenance Plan shall be provided to the City of Manteca. 55) Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual. 56) Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized. 57) Prior to any land disturbing construction activities occurring on a project, Developer shall meet the requirements of NPDES. For sites exceeding 1 acre of disturbance area that are deemed non-exempt, contractor shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) and apply for a permit under the California General Construction NPDES permit. SWPPP shall be prepared and signed by a Qualified SWPPP Developer (QSD) certified by the State Water Resources Control Board. All modifications to SWPPP shall be implemented by a QSD in responsible charge for the project. The SWPPP shall be implemented under the supervision of a Qualified SWPPP Practitioner (QSP). For permit information, contact the State Water Resources Control Board (SWRCB) at:
State Water Resources Control Board
PO Box 1977, Sacramento, CA 95812-1977
Attn: Storm Water Permitting Section
Telephone: (916) 341-5537
To log in to the SWRCB Storm Water Multiple Application and Report Tracking System (SMARTS) to enter site information and apply for permit, please contact the City of Manteca Engineering Department to establish a project and authorize data entry access.
All other sites shall conform to the City of Manteca Standards, the California Green Building Standards, and Section E.10 of the NPDES permit 2013-0001-DWQ. All construction involving land disturbing activities shall submit for approval an Erosion Control and Sedimentation Plan (ESCP) prepared and signed by a QSD. All ESCP treatment measures and BMPs must be maintained at all times until construction is completed and the site is stabilized as defined under the Construction General NPDES permit.
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Prior to issuance of the first grading or building permit for a project, a copy of the SWPPP or ESCP shall be submitted by the developer and approved by Authorized Signatory or Legally Responsible Person (LRP) for the City’s NPDES program.
Contact the City of Manteca Engineering Department to identify appropriate person for review and approval of plans and documents.
58) It is recognized that the design and calculations which have been submitted thus far to demonstrate this project’s compliance with the City’s Post-Construction Stormwater Standards Manual is approved for project entitlements but may require further refinement for final approval, which is precedent to issuance of any building, grading, or construction permits.
59) Bioretention areas which are adjacent to the City sidewalk shall include a one-foot (1’) wide flat area behind the sidewalk prior to the start of the bioretention area side slope.
60) Developer shall pay fair-share costs for storm drainage improvements, including improvements downstream to improve capacity or water quality treatments needed to conform to current Storm Drain Master Plan, City standards and support the development.
61) Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.
Sanitary Sewer
62) Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards. 63) The update of the City’s Wastewater Master Plan is currently underway. This project shall participate in expansion of the infrastructure or facilities, including at the City’s Water Quality Control Facility, identified in the updated Master Plan and any correlating funding programs.
64) A manhole shall be located at the back of the sidewalk, adjacent to City right-ofway, where the sanitary sewer main enters the development. This manhole shall be the end of the City’s maintenance responsibility for the sanitary sewer system. 65) Any existing septic tank(s) on the property that will not be approved by the City shall be abandoned in accordance with the permitting requirements of the San Joaquin County Environmental Health Department prior to issuance of the first building permit.
66) A preliminary sewer plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plan shall be accompanied by calculations for peak wet weather flows showing pipe sizes and slopes for the entire development.
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Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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City of Manteca Public Works, Park Planning and Projects General Conditions
1) Developer/Owner shall provide landscape improvements to back of curb and within existing median within width of property along Atherton Drive. Irrigation improvements shall have its own independent water source and irrigation controller within median and back of curb to face of bike trail.
2) All onsite improvements up to the back of bike trail, shall be installed and maintained by the property owner.
3) Developer shall install bike trail, striping and any associated signage. Bike trail shall be same width as existing trail to the east.
4) Current City of Manteca Standards and Specifications for Landscape Development shall be followed.
5) Developer/Owner shall prepare separate construction plans and specifications for any streetscape improvements for Parks and Recreation Departments approval, at developer’s/Owner’s expense.
6) Any landscape needs to comply with current Model Water Efficient Landscape Ordinance (MWELO) requirements.
Streetscape/Median Landscape areas:
7) Streetscape/median landscape improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain. 8) No turf grass is permitted in any streetscape or medians, unless approved by the Parks & Recreation Department.
Community Facilities District (CFD) (Or other funding source) Annexation Requirements:
9) CFD or other approved funding source shall be annexed, at the developer’s expense, to provide for the maintenance of the streetlights, open spaces, trails and all streetscape/median landscape improvements. Additional services may be required if policy direction is established by the City prior to formation/annexation of district. Said CFD, or other funding source, shall be in place prior to the issuance of the first building permit for a production home and as further defined in the City ATTACHMENT 3
Manteca Marriott Courtyard SPC 22-22, REZ 22-21, PCD 22-19 2303 W. Atherton Drive
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of Manteca Parkland Construction Policy. Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement, direct payment to City or other means.
City of Manteca Fire Department, Office of the Fire Marshal 1) Site Address: Building address numbers shall be plainly visible from the street fronting the property. Said building address numbers shall contrast with their background and be a minimum of 12” in height.
a) Building Numbers for rear buildings shall be visible from Main drive aisle.
Building numbers will be placed in a uniform position on the building façade. b) Individual units shall be numbered consecutively according to their floor. All units on the first floor shall be in the 100 series, second floor in the 200 series and third floor units in the 300 series.
c) Each building shall have a durable, all-weather sign listing the building designator and the units contained within.
2) Fire Department Access:
a) Provide a diagram showing a minimum of 44’ external radius and internal radius of 25’ on all main entries, drive aisle and parking lot areas. The main drive aisle shall be designated Emergency Vehicle Access Lane and be a minimum of 26’ wide.
b) A diagram showing proposed “Fire Lane” shall be submitted for approval to the Office of the Fire Marshal. Fire Lanes shall be marked in accordance with California Fire Code (Appendix D103.6 SIGNS and Manteca Fire Code 15.24
3) Fire Hydrants: Plans and specifications for fire hydrant systems shall be submitted for review and approval prior to construction.
a) Fire hydrants shall be installed on a minimum 8-inch looped water main. b) Fire hydrants shall be installed around all buildings at a maximum spacing of 300 feet in accordance with the City of Manteca Standards and California Fire Code. Corners should be utilized for hydrant locations when possible. c) Hydrants subject to vehicular damage shall be protected in an approved manner and not be obstructed by vehicles or other obstructions. d) Provide 15 feet of clearance on either side of fire hydrant from stopped or parked vehicles.
e) Additional fire hydrants may be required to meet the minimum spacing requirement of hydrants within 90 feet of Fire Department Connections, (FDC) for Fire Sprinkler Systems.
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Conditions of Approval Page 15 of 17
f) The on-site fire protection system (fire hydrants and associated water mains) shall be installed prior to the issuance of building permits. g) Total Fire Flow (appendix B of CFC) shall be calculated and submitted as part of the permit submittal.
4) Underground piping for the fire sprinkler shall be approved by the Fire Department prior to permit issuance.
5) All above ground gas meter, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
6) Fire Suppression Systems: All buildings must be protected by an approved monitored automatic sprinkler system in accordance to NFPA 13, CFC, CBC, and Manteca Municipal Code Section 15.24.
a) Fire Alarm/Sprinkler monitoring shall be point ID.
7) Fire Suppression Approval. Plans and specifications for fire suppression systems shall be submitted for review and approval prior to construction. If work differs from approved plans, a set of “as built” shall be submitted to the Fire Department prior to final inspection.
8) Plans proposed to be listed as deferred submittals shall be clearly labeled on the cover building permit plan submittal cover sheet.
9) Inspections. Fire protection systems (fire hydrants, water mains, etc.) shall be installed, tested and approved by the City prior to the issuance of any building permits. The Fire Department shall witness all system and acceptance tests.
Please provide 24-hour notice prior to any system or acceptance tests. 209-456- 8340.
10) A Fire Department approved “key lock box” shall be properly installed near the main entrance. A 3200 series lock box(s) can be order online directly from KNOXBOX.COM. Contact the Office of the Fire Marshal at
[email protected] for additional information.
11) All above ground gas meters, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
12) Trash enclosures/dumpsters shall not be allowed within 5 feet of any combustible walls, openings, or combustible roof eaves, unless protected by an automatic fire sprinklers.
13) Operations that require operational permits (High Piled Storage, Hot Work, Compressed Gas, Battery Storage and all others listed in CFC 105) shall be identified on the plan submittal.
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Conditions of Approval Page 16 of 17
14) All above comments shall be listed in the Building Permit Plan Submittal in a section designated for Fire Comments. Additionally, the Authority Having Jurisdiction should be listed as:
Authority having Jurisdiction:
City of Manteca Fire Department,
Office of the Fire Marshal
Fire Inspector II Luis “Art” Salas
1154 S. Union Road, Manteca CA 95337
[email protected]
San Joaquin County Environmental Health Department
1) Any geotechnical drilling shall be conducted under permit and inspection by The Environmental Health Department (San Joaquin County Development Title, Section 9-1115.3 and 9-1115.6).
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Conditions of Approval Page 17 of 17
ACKNLOWLEDGEMENT OF TERMS AND CONDITIONS
MUST BE CERTIFIED BY A NOTARY PUBLIC
The City reserves the right to withhold the finalization of the structure(s) and/or terminate City utilities (i.e., shut off water and sewer) until all conditions of the Cityapproved site plan have been completed. Please contact the Development Services Department if you are unable to complete the site plan improvements prior to occupancy of the project.
The fees associated with this project are payable at the time of building permit issuance.
For information on fees associated with the project, please contact the Building Safety Division at 209-456-8550.
I, as the site plan applicant, or authorized agent for the site plan applicant, have read and understand the conditions of approval and requirements for this development project. I, further, understand that this site plan runs with the ownership of the land and any transfer of ownership must include all uncompleted site plan requirements. I hereby acknowledge all conditions and requirements of the site plan approval. __________________ _______________________________________________ Date Authorized Signature
__________________ _______________________________________________ Date Authorized Signature