City of Manteca
Community Development Department
Conditions of Approval
Airport Business Centre North
Commercial Site Plan & Design Review
December 15, 2022
Project File Number: SPC 22-45
Project Name: Airport Business Centre North
Project Address: 3045, 3123, & 3157 North Airport Way
APNs: 198-200-13, 198-200-06, & 198-200-09
Project Applicant: Greenlaw Development, LLC; Rob Mitchell, 18301 Von Karmen Ave., Suite 250, Irvine, CA 92612
Property Owners: Richard and Mikki Riella 2006 Family Trust; Richard Riella , 818 Fisk Road, Manteca, CA 95336
Edward and Mary Stumpfhauser Living Trust; Mary
Stumpfhauser; P.O. Box 1503; Cottage Grove, OR 97424
This list of conditions is not intended to be all-inclusive or a comprehensive list of City regulations. All conditions are referenced to the site plan for Airport Business Centre North (dated November 2, 2022) on file with the City of Manteca, Community Development Department, Planning Division.
City of Manteca Development Services Department: Planning
1. Acceptance of Site Plan. This Commercial Site Plan & Design Review is approved, per the site plan dated November 2, 2022, and its attachments, as modified by the following conditions of approval, subject to final review and approval by the City of Manteca.
2. Expiration of Site Plan. This Commercial Site Plan & Design Review approval shall be effectuated within a period of 2 years of the Planning Commission’s approval, no later than December 15, 2024.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
3. Fees. All conditions of approval shall be satisfied by the owner/developer. All costs associated with compliance with the conditions shall be at the owner/developer’s expense.\
4. Outside Agency Fees. The developer is responsible for contacting all responsible and commenting agencies and ensuring compliance with any applicable fees and/or rules.
5. Vesting Fees: This approval does not vest Landowner’s rights regarding the payment of any development impact fees, exactions and dedications, processing fees, inspection fees, plan checking fees or charges, or any other fee or charge that could have been legally imposed by the City when the original application was deemed complete. All fees and charges shall be paid at the rate in effect at the time such fees are customarily due.
6. Limits of Approval. This approval is dependent upon and limited to the proposals and plans contained, supporting documents submitted, presentations made to staff, Planning Commission, and/or City Council as affirmed to by the applicant. Any variation from these plans, proposals, supporting documents, or presentations is subject to review and approval prior to implementation. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.
7. Compliance with Local and State Laws. The applicant shall secure and comply with all applicable federal, state, and local licenses, permits, authorizations, conditions, agreements, and orders prior to or during construction and operation, as appropriate.
8. Utilities. At all times, 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.
9. Erosion Prevention: The applicant shall take all necessary measures to ensure that his activities or those of his agents do not result in measurable erosion of soils on the site, either wind or water, during the construction and operation of the project covered by this approval.
10.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, supporting documents, or presentations to staff, Planning Commission, or City Council, as modified by the Conditions of this Approval, the terms of this Approval shall be considered to be violated.
11.Indemnification. The applicant shall indemnify and hold harmless the City, its council members and commissioners, officials, officers, agents, employees, and ATTACHMENT 6
Exhibit "E"
EXHIBIT E
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.
12.Noise. At all times, property owner shall ensure that operations do not negatively affect the quiet enjoyment of their property and quality of life for nearby residents.
Property owner shall ensure noise levels generated at Airport Business Centre North do not exceed City performance standards. Refer to Zoning Ordinance, Chapter 17.58, Performance Standards. Failure to comply with these standards will result in a revocation hearing.
In regards to maximum allowable noise levels, if at any time the nearby receiving single-family land use categories exceed 60 dB from 7:00 a.m. to 10:00 p.m. or exceeds 50 dB from 10:00 p.m. to 7:00 a.m., this entitlement can be considered for revocation. Exterior noise levels shall be measured with a sound level meter and associated octave band analyzer meeting the American National Standards Institute’s standards S1.4-1971 for Type mantec1 or Type 2 sound level meters or an instrument and the associated recording and analyzing equipment that will provide equivalent data. When measuring the noise level, the corrections provided in Table 17.58.050-2 (Noise Level Corrections) shall be applied.
13.Master Plan. At all times, applicant shall ensure the project complies with all applicable conditions and requirements of the approved Northwest Airport Way Master Plan and accompanying Environmental Impact Report and Mitigation Monitoring Program.
14.Landscape Maintenance. At all times, all planting shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing, and regular watering.
Whenever necessary, planting shall be replaced with other plant materials to ensure continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to ensure continued regular watering of landscape areas and the health and vitality of landscape materials.
15.Site Maintenance. At all times, the site shall be maintained in a neat and clean manner free of trash and debris.
16.Parking Maintenance. At all times, all parking stalls and parking lot striping shall remain in good condition and be clearly marked.
17.Fence Maintenance: At all times, all fencing for this project must remain in good condition. If at any time, the fencing for this project is found to be in unsatisfactory conditions, it must be repaired or replaced to meet the satisfaction of the Community Development Director.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
18.Lot Merger: The lot merger to merge the three existing parcels into one parcel must be recorded before a building permit can be issued for this project.
19.Initial Study and Mitigated Negative Declaration: The applicant/property owner is responsible for complying with all Mitigation Measures at the appropriate times, listed in the project’s Initial Study - Mitigated Negative Declaration, dated November 23, 2022, including the following Mitigations and conditions of approval:
b. MM AG-1: At the time building permits are sought for any Master Plan contemplated use, the project applicant shall pay the required City of Manteca agricultural mitigation fee to help offset the conversion of Important Farmland pursuant to Manteca Municipal Code Chapter 13.42. c. MM AIR-1a: Prior to issuance of grading permits for each Master Plan use, the project applicant shall provide information to the City of Manteca describing the methods by which the following measures will be complied with:
i. Off-road equipment used onsite shall achieve a fleet average emissions equal to or less than the Tier II emissions standard of 4.8 grams of NOx per horsepower hour. This can be achieved through any combination of uncontrolled engines and engines complying with Tier II and above engine standards. Tier II emission standards are set forth in Section 2423 of Title 13 of the California Code of Regulations, and Part 89 of Title 40 Code of Federal Regulations. ii. Construction equipment shall be properly maintained at an offsite location; maintenance shall include proper tuning and timing of engines. Equipment maintenance records and data sheets of equipment design specifications shall be kept on-site during construction.
iii. Onsite construction equipment shall not idle for more than 5 minutes in any one hour.
iv. During the building phase, onsite electrical hook ups shall be provided for electric construction tools including saws, drills and compressors, to eliminate the need for diesel powered electric generators.
v. Construction workers shall be encouraged to carpool to and from the construction site to the greatest extent practical. Workers shall be informed in writing and a letter shall be placed on file in the City office documenting efforts to carpool.
d. MM AIR-1b: During the architectural coating phase for all Master Plan uses, paints with a volatile organic compound content less than 10 grams per liter shall be used.
e. MM AIR-1c: Prior to issuance of building permits for each Master Plan building, the project applicant shall demonstrate compliance with all ATTACHMENT 6
EXHIBIT E
Exhibit "E"
applicable requirements of San Joaquin Valley Air Pollution Control District, Rule 9510 via the submittal of a Rule 9510 Implementation Plan to the City of Manteca for review and approval. The implementation plan shall achieve a 33-percent reduction in NOx and a 45-percent reduction in PM10 over the first 10 years of operations through the use of onsite emissions reduction measures or through the payment of offsite mitigation fees to the SJVAPCD for purchase of emission reductions. The requirements of the approved implementation plan shall be incorporated into the proposed project.
f. MM AIR-1d: Prior to approval of the final site plan for each Master Plan building that would receive 10 more truck deliveries per week, the project applicant shall demonstrate that the following anti-idling measures would be implemented:
i. Provide available electricity hookups for trucks in the loading dock areas.
ii. Signs shall be posted in dock areas advising drivers that idling shall not occur for more than 3 minutes.
iii. Telephone numbers of the building facilities manager and the California Air Resources Board shall be posted on signs at truck entrances to report idling violations.
g. MM AIR-6: Prior to final site plan approval for any Master Plan use that includes food service (i.e., restaurants, cafeterias, etc.), the applicant shall demonstrate compliance with SJVAPCD Rules 4102 (Nuisance) and 4692 (Commercial Charbroiling) to the extent that these rules are applicable.
Compliance may entail the installation of kitchen exhaust vents, exhaust filtration systems, or other odor-reduction measures in accordance with accepted engineering practice. The approved plans shall be incorporated into the proposed project.
h. MM BIO-1a: If ground clearing or vegetation removal activities occur during the nesting season (February 15 through August 31), then preconstruction surveys for nesting birds shall be conducted in all area suitable for nesting that are located within 250 feet of the Master Plan area. Surveys shall be conducted no more than 15 days prior to the beginning of ground disturbance. If an active nest is located, a 250-foot buffer shall be delineated and maintained around the nest until a qualified biologist has determined that fledging has occurred. Alternatively, CDFG may be consulted to determine if the protective buffer can be reduced based upon individual species responses to disturbance. This mitigation measure does not apply if ground clearing or vegetation removal activities occur outside of the nesting season (September 1 through February 14). i. MM BIO-1b: No more than 30 day prior to the beginning of ground disturbance, a pre-construction survey for burrowing owls shall be conducted by a qualified biologist in general accordance with the ATTACHMENT 6
EXHIBIT E
Exhibit "E"
Burrowing Owl Survey Protocol and Mitigation Guidelines by the California Burrowing Owl Consortium. Should the surveys be scheduled to occur during the period extending from February 1 through May 1, then surveys shall be conducted no more that 15 days prior to the start of ground disturbance. Surveys shall be conducted from 2 hours before sunset to 1 hour after sunset, or from 1 hour before sunrise to 2 hours after sunrise, and shall be conducted during weather conducive to observing owls outside of their burrows. No surveys shall occur during heavy rain, high winds, or dense fog. If occupied burrows are found, mitigation for potential impacts shall follow the guidelines outlined by the Burrowing Owl Survey Protocol and Mitigation Guidelines, including passive relocation. j. MM BIO-6: Prior to issuance of the first grading or building permit for the Master Plan, the project applicant shall obtain coverage under the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan. Coverage shall consist of approval of the Master Plan-specific “Section 8.2.1 (10) Checklist for Unmapped SJMSCP Projects” by the San Joaquin Council of Governments Technical Advisory Committee. The applicant shall pay all required fees to the San Joaquin Council of Governments prior to the commencement of construction activities. k. MM CUL-1: If potentially significant historic resources are encountered during subsurface excavation activities for any Master Plan use, all construction activities within a 100-foot radius of the resource shall cease until a qualified archaeologist determines whether the resource requires further study. The City shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate California Department of Parks and Recreation forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Potentially significant cultural resources consist of but are not limited to stone, bone, fossils, wood, or shell artifacts or features, including hearths, structural remains, or historic dumpsites. If the resource is determined to be significant under CEQA, the City and a qualified archaeologist shall determine whether preservation in place is feasible. Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center (California Historical Resources Information System), and provide for the permanent curation of the recovered materials.
l. MM CUL-2: If potentially significant archaeological resources are encountered during subsurface excavation activities, all construction ATTACHMENT 6
EXHIBIT E
Exhibit "E"
activities within a 100-foot radius of the resource shall cease until a qualified archaeologist determines whether the resource requires further study. The City shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate Department of Parks and Recreation forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist.
Potentially significant cultural resources consist of but are not limited to stone, bone, fossils, wood, or shell artifacts or features, including hearths, structural remains, or historic dumpsites. If the resource is determined to be significant under CEQA, the City and a qualified archaeologist shall determine whether preservation in place is feasible. Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center (California Historical Resources Information System), and provide for the permanent curation of the recovered materials.
m. MM CUL-3: In the event that plant or animal fossils are discovered during subsurface excavation activities for the proposed project, all excavation within 50 feet of the fossil shall cease until a qualified paleontologist has determined the significance of the find and provides recommendations in accordance with Society of Vertebrate Paleontology standards. The paleontologist shall notify the City of Manteca to determine procedures to be followed before construction is allowed to resume at the location of the find. If the find is determined to be significant and the City determines that avoidance is not feasible, the paleontologist shall design and implement a data recovery plan consistent with the Society of Vertebrate Paleontology standards. The plan shall be submitted to the City for review and approval. Upon approval, the plan shall be incorporated into the project. n. MM CUL-4: If previously unknown human remains are encountered during construction activities, Section 7050.5 of the California Health and Safety Code applies, and the following procedures shall be followed: In the event of an accidental discovery or recognition of any human remains, Public Resource Code Section 5097.98 must be followed. Once projectrelated ground disturbance begins and if there is accidental discovery of human remains, the following steps shall be taken:
i. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the San Joaquin County Coroner’s Office is contacted to determine if the remains are Native American and if an investigation into cause of death is required. If the coroner ATTACHMENT 6
EXHIBIT E
Exhibit "E"
determines the remains are Native American, the coroner shall contact the NAHC within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” of the deceased Native American. The most likely descendant may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98. o. MM GEO-1: Prior to issuance of building permits for each Master Plan use, the project applicant shall submit a design-level geotechnical study and building plans to the City of Manteca for review and approval. The building plans shall demonstrate that they incorporate all applicable recommendations of the design-level geotechnical study and comply with all applicable requirements of the most recent version of the California Building Standards Code. A licensed professional engineer shall prepare the plans, including those that pertain to soil engineering, structural foundations, pipeline excavation, and installation. The approved plans shall be incorporated into the proposed project. All onsite soil engineering activities shall be conducted under the supervision of a licensed Geotechnical Engineer or Certified Engineering Geologist. p. MM HAZ-1a: Prior to grading activities for any Master Plan use in areas where total petroleum hydrocarbons of diesel (i.e. TPH-D) has been detected, the applicant shall conduct soil sampling to delineate the horizontal and vertical extent of the TPH-D in order to implement a soil remediation program. Soil remediation shall be conducted in accordance with California Department of Toxic Substances Control (DTSC) guidelines. Contaminated soil shall be excavated and disposed of at an approved disposal facility. Following excavation, confirmation sampling shall be conducted to confirm whether remaining soil meets acceptable applicable regulatory levels. The excavation shall be backfilled with clean soil.
q. MM HAZ-1b: Prior to grading activities for any Master Plan use, any onsite wells or septic systems intended to be removed shall be destroyed under permit and inspection with San Joaquin County Environmental Health Department.
r. MM HYD-1: Prior to the issuance of grading or building permits for each proposed activities within the Master Plan area, the project applicant shall prepare and submit a Stormwater Pollution Prevention Plan (SWPPP) to the City of Manteca that identifies specific actions and Best Management Practices (BMPs) to prevent stormwater pollution during construction activities. The SWPPP shall identify a practical sequence for BMP implementation, monitoring, and maintenance; site restoration; contingency measures; responsible parties; and agency contacts. The SWPPP shall include but not be limited to the following elements:
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
i. Temporary erosion control measures shall be employed for disturbed areas.
ii. Specific measures shall be identified to protect the onsite open drainages during construction of the proposed resort.
iii. Specific measures shall be identified to protect the French Camp Outlet Canal and Drain 3 during any construction activities. iv. No disturbed surfaces shall be left without erosion control measures in place during the winter and spring months.
v. Sediment shall be retained onsite by a system of sediment basins, traps, or other appropriate measures.
vi. The construction contractor shall prepare Standard Operating Procedures for the handling of hazardous materials on the construction site to eliminate or reduce discharge of materials to storm drains.
vii. BMP performance and effectiveness shall be determined either by visual means where applicable (e.g., observation of above-normal sediment release), or by actual water sampling in cases where verification of contaminant reduction or elimination (such as inadvertent petroleum release) is required by the RWQCB to determine adequacy of the measure.
viii. In the event of significant construction delays or delays in final landscape installation, native grasses or other appropriate vegetative cover shall be established on the construction site as soon as possible after disturbance, as an interim erosion control measure throughout the wet season.
s. MM HYD-2: Prior to the issuance of building or grading permits for any development activities that occur pursuant to the Master Plan, the project applicant shall submit a stormwater quality control plan to the City of Manteca for review and approval. The plan shall include a detailed drainage plan and identify expected site-specific pollutants and required measures to treat those pollutants before they reach the regional detention basins and, ultimately, the French Camp Outlet Canal and San Joaquin River. The approved measures shall be incorporated into the proposed project. The plan will describe monitoring and performance measures and standards required in order to ensure water quality is adequately protected during operation of all proposed sites within the project area. Examples of stormwater pollution prevention measures and practices to be incorporated into the plan include but are not limited to:
i. Strategically placed bioswales and landscaped areas that promote percolation of runoff
ii. Pervious pavement
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
iii. Roof drains that discharge to landscaped areas
iv. Trash enclosures with screen walls and roofs
v. Stenciling on storm drains
vi. Curb cuts in parking areas to allow runoff to enter landscaped areas
vii. Rock-lined areas along landscaped areas in parking lots viii. Catch basins
ix. Oil/water separators
x. Regular sweeping of parking areas and cleaning of storm drainage facilities
xi. Employee training to inform maintenance personnel of stormwater pollution prevention measures
t. MM HYD-4: Prior to the issuance of building or grading permits for the proposed project, the project applicant shall submit a stormwater quality control plan for the project as a whole to the City of Manteca for review and approval. The plan shall include a detailed drainage plan that demonstrates attainment of pre-project runoff requirements prior to release at the outlet canal and describes the volume reduction measures and treatment controls used to reach attainment. The drainage plan shall identify all expected flows from the project area and the location, size, and type of facilities used to retain and treat the runoff volumes and peak flows to meet pre-project conditions. The approved drainage plan shall be incorporated into the proposed project.
u. MM NOI-1: During construction activities for all Master Plan uses, the applicant shall require its construction contractors to adhere to the following noise attenuation requirements:
i. Construction activities shall be limited to the hours between 7 a.m. to 8 p.m. daily. The City of Manteca Director of Public Works shall have the discretion to permit construction activities to occur outside of allowable hours if compelling circumstances warrant such an exception (e.g., weather conditions necessary to pour concrete). ii. All construction equipment shall use noise-reduction features (e.g., mufflers and engine shrouds) that are no less effective than those originally installed by the manufacturer. If no noise-reduction features were installed by the manufacturer, then the contractor shall require that at least a muffler be installed on the equipment. iii. Construction staging and heavy equipment maintenance activities shall be performed a minimum distance of 300 feet from the nearest residence, unless safety or technical factors take precedence (e.g., an equipment breakdown).
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
iv. A 10-foot-high construction noise barrier shall be installed along the edge of the Master Plan area within 300 feet of any offsite residence prior to start of grading activities. The noise barrier shall either be constructed of a minimum 0.5-inch plywood or utilize acoustical blankets with a minimum Sound Transmission Class of
12. The barrier shall remain in place until noise intensive aspects of construction are completed.
v. MM NOI-4: During Master Plan operations, the use of street sweepers and mechanical landscape maintenance equipment (lawnmowers, leaf blowers, etc.) shall be prohibited between the hours of 10 p.m. and 7 a.m. w. MM PSU-1: Prior to issuance of building permits for any Master Plan uses, the project applicant shall provide the City of Manteca will all applicable fire protection development fees in accordance with the latest adopted fee schedule.
x. MM TRANS-1: Prior to issuance of building permits for each Master Plan use, the applicant shall pay all transportation-related fees in accordance with the latest adopted fee schedule at the time permits are sought. Such fees shall include, but not be limited to, the City of Manteca Public Facilities Implementation Plan fee and the San Joaquin County Regional Transportation Impact Fee.
y. MM TRANS-4a: Prior to site plan review for each Master Plan use, the applicant shall consult with the City of Manteca Community Development Department about appropriate frontage improvements. All necessary frontage improvements shall be depicted on the final site plan and implemented as part of site development.
z. MM TRANS-6a: Prior to site plan review for each Master Plan light industrial use, the applicant shall consult with the City of Manteca Community Development Department, Manteca Transit, and the San Joaquin Regional Transit District about the inclusion of appropriate transit facilities (turnouts, shelters, etc.) or services (e.g., an employee shuttle). If transit facilities are deemed to be necessary, they shall be provided on the final site plan. If transit services are deemed to be necessary, the applicant shall prepare a service plan and submit it to the City of Manteca for review and approval. The approved plan shall be incorporated into the project. To the extent feasible, transit facilities and services shall be coordinated among Master Plan uses to maximize efficiency and effectiveness.
aa.MM TRANS-6b: Prior to site plan review for each Master Plan light industrial use, the applicant shall consult with the City of Manteca Community Development Department about the inclusion of appropriate bicycle facilities (racks, lockers, etc.). If bicycle facilities are deemed to be necessary, such facilities shall be provided on the final site plan.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
bb.MM TRANS-6c: Prior to site plan review for each Master Plan light industrial use, the applicant shall consult with the City of Manteca Community Development Department about the inclusion of appropriate pedestrian facilities. If pedestrian facilities are deemed to be necessary, such facilities shall be provided on the final site plan. cc. MM TRANS-7: Prior to issuance of grading permits for each Master Plan use, the applicant shall submit a Construction Traffic Control Plan to the City of Manteca for review and approval. The plan shall identify the timing and routing of all major construction equipment and trucking to avoid potential traffic congestion and delays on the local street network. The plan shall encourage the use of Interstate 5 (I-5), Roth Road, Airport Way, and Lathrop Road wherever practical. Anticipated temporary road closures should be identified, along with safety measures and detours. If necessary, construction equipment and materials deliveries shall be limited to off-peak hours to avoid conflicts with local traffic circulation. The plan shall also identify suitable locations for construction worker parking. dd.MM PSU-3a: Prior to issuance of building permits for each Master Plan use, the applicant shall prepare and submit documentation to the City of Manteca for review and approval identifying a non-potable irrigation system that is separate from the potable water systems. The non-potable irrigation system shall use non-potable well water until recycled water is available, at which point it shall be converted to use recycled water. ee.MM PSU-3b: Prior to issuance of building permits for each Master Plan use, the applicant shall prepare and submit documentation to the City of Manteca for review and approval identifying that all appropriate and feasible water conservation measures are incorporated into the proposed use(s). The approved measures shall be incorporated into the final development plans. Examples of water conservation measures include but are not limited to:
i. Drought-tolerant landscaping or xeriscaping
ii. Water efficient irrigation systems (drip irrigation, bubbler/soaker systems, hydrozones, evapotranspiration controllers, etc.) iii. Sensor-activated low-flow fixtures (e.g., faucets, urinals, and toilets) ff. MM PSU-6a: Prior to issuance of building permits for any building developed pursuant to the Master Plan, the project applicant shall retain a qualified contractor to perform construction and demolition debris recycling. Following the completion of construction activities, the project applicant shall provide documentation to the satisfaction of the City of Manteca demonstrating that construction and demolition debris was recycled.
gg.MM PSU-6b: Prior to issuance of building permits for each building developed pursuant to the Master Plan, the project applicant shall provide ATTACHMENT 6
EXHIBIT E
Exhibit "E"
information to the City of Manteca describing the methods by which recycling and waste diversion activities shall be achieved. This information shall include but is not limited to the type and location of facilities necessary to collect and store recyclable materials, contractors who would pick-up recyclable and reusable materials, and how recycling and waste diversion activities would be integrated into operational practices. To the extent feasible, centralized recycling facilities are encouraged to enhance the ease and efficiency of such practices. The approved facilities and practices shall be incorporated into the uses envisioned by the Master Plan.
hh.Traffic COA #1 – The developer shall pay for the total cost of construction of the Proposed Private Drive on the west site of the project site and require all truck traffic (delivery, California, and Surface Transportation Assistance Act – STAA) to use Intermodal Drive to access the Airport Business Centre North Project.
ii. Traffic COA #2 – The developer shall pay their fair share for improvements identified in the City of Manteca Public Facilities Implementation Plan (PFIP) by paying current fees as determined by the City of Manteca prior to issuance of building permits to improve intersections in the City of Manteca.
jj. Traffic COA #3 – The developer shall pay their fair share of the SJCOG Regional Transportation Impact Fee (RTIF) by paying current fees as determined by the City of Manteca prior to issuance of building permits to improve the Roth Road Corridor in the City of Manteca, City of Lathrop, and San Joaquin County.
kk. Traffic COA #4 – The developer shall work with the City of Manteca Engineering Department and Caltrans District 10 to document STAA Terminal Access Route from Interstate 5 to Roth Road / Intermodal Way and Tactical Way / Airport Business Centre truck turnaround area. ll. Traffic COA #5 – The developer shall pay for the current PFIP fee as determined by the City of Manteca prior to issuance of building permits to mitigate the Union Road / Lathrop Road intersection under Cumulative Conditions. Based on the City of Manteca General Plan Travel Demand Forecasting (TDF) Model, the project contributes 1.3 percent of the volume at this intersection under Cumulative Plus Project Conditions, therefore, the project’s fair share contribution would be 1.3 percent of the total cost of installing a new traffic signal controller and completing a traffic signal timing optimization study that was identified as COA#3 for the North Manteca Annexation Project.
20.Design Requirements Prior to Building Permit Issuance:
a) Prior to issuance of a Certificate of Occupancy, the applicant shall ensure that the site is developed in accordance with the plans dated November 2, 2022.
Development of the site shall not be modified by the applicant/developer or by ATTACHMENT 6
EXHIBIT E
Exhibit "E"
any City Department or Division without prior express written approval by the designated approving authority as stipulated in Section 17.10.060 (C) of the City of Manteca Municipal Code. If any structure(s) landscaping, parking, signage or other features of the approved plans are installed, constructed or removed or site improvements otherwise deviate from what was shown or illustrated on these approved plans, that shall render this entitlement modified. All modifications shall be brought into conformance with the approved site plan at the sole expense of the applicant/developer. When modifications have taken place, a Certificate of Occupancy shall not be granted until either: a) the site has been brought into conformance with these approved plans; or, b) the applicant/developer files an application for the appropriate amendment and that application has been approved.
b) All conditions of approval for this project shall be written by the project developer 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.
c) Developer/property owner shall ensure that all parking areas will be adequately screened from view on both streets and adjoining properties through a mix of landscape materials, including trees, shrubs, ground cover, and fencing. d) Landscape shall be installed so tree spacing within perimeter planters along Airport Way and Tactical Way are planted no farther apart on center than the mature diameter of the proposed species, in compliance with City code. e) Final inspection for occupancy permits will not be granted until all construction and landscaping are complete in accordance with approved plans. f) Signage is not approved as part of this application. A sign plan shall be reviewed by the Planning Department prior to issuance of a Building Permit. A Master Sign Program is required to be submitted for this project.
City of Manteca Development Services Department: Building Safety Division
1. Accessible parking spaces complying with CBC § 11B-502 shall be provided in accordance with CBC Table 11B-208.2. CBC § 11B-208.2 and § 11B-208.2.4. a. With 256 parking spaces, seven (7) accessible parking spaces are required; one (1) van and six (6) standards.
2. Accessible routes shall be provided per CBC § 11B-206. 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.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
Where more than one route is provided, all routes must be accessible. CBC § 11B206.2.1.
3. All entrances and exterior ground-floor exits to buildings and facilities shall be accessible and shall comply with CBC § 11B-404. CBC § 11B-206.4.1.
4. The floor area of a building shall be determined based on the type of construction, occupancy classification, whether there is an automatic sprinkler system installed throughout the building and the amount of building frontage on public way or open space. CBC Section 506
a. Unlimited area provisions shall comply with CBC Section 507.
5. Adequate sanitary facilities shall be provided per the requirements of Chapter 4 of the California Plumbing Code and CPC Table 422.1.
6. Developer shall provide bike parking spaces in accordance with California Green Building Standards Code 5.106 for number and distance to the entrance.
7. 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 256 parking spaces, thirty-one (31) clean air vehicle parking spaces are required. (12%)
b. With 256 parking spaces, twenty-six (26) EVCS parking spaces are required. (10%) c. With twenty-six (26) EVCS, CBC Table 11B-228.3.2.1 requires one (1) Van Accessible, one (1) Standard Accessible and one (1) Ambulatory EVSE parking spaces.
8. For new buildings 10,000 square feet and over, building commissioning shall be included in the design and construction processes of the building project to verify that building systems and components meets the owner’s or owner representative’s project requirements. Commissioning shall be performed in accordance with CGBSC Section 5.410.2 by trained personnel with experience on projects of comparable size and complexity. Commissioning requirements shall include the following and shall be included in the construction documents:
a. The owner’s or owner representative’s project requirements. b. Basis of Design
c. Commissioning measures shown in the construction documents d. Commissioning plan
e. Functional performance testing
f. Documentation and training
g. Commissioning report.
9. A building permit is required for the proposed B/S1/F1 building.
10. The Developer shall submit a letter/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.
11.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.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
12.The developer shall submit a “Construction and Demolition Waste Reduction and Recycling Plan” for review and approval with the appropriate permit application.
13. At time of building permit submittal, the developer shall incorporate all Conditions of Approvals from all departments and imprint them into the submittal set of construction documents/plans.
City of Manteca Engineering Division
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 rightof-way.
2. Developer shall provide easements, requested by the respective utility companies, within the project. 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 a ten-foot (10’) wide public utility easement along the project frontage on N. Airport Way for underground facilities and appurtenances.
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 or with the Building Permit plan set the following shall be submitted.
Review and approval of these items by the Engineering Department must occur prior to or with the issuance of the first building permit associated with this project.
a. On-site grading and drainage plan,
b. On-site utility (sanitary sewer, water and storm drain) plan, ATTACHMENT 6
EXHIBIT E
Exhibit "E"
c. Off-site improvement plan,
d. Erosion control plans,
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 onehundred 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 Building Permit review process. Designs/layouts of utilities and roadway elements presented with the proposed Site Plan are preliminary to support its approval and are not being approved with this action.
Site
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
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.
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.Landscape planting at driveway entrances/exits shall be maintained to a maximum height of three and one-half feet (3.5’).
19.Developer shall sign and stripe both sides of the drive aisle as No Parking.
20.Developer shall ensure no buildings are constructed across property lines.
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.
21.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.
22.The Emergency Vehicle Access shall be restricted from regular vehicular use through the installation of bollards or other similar installation, as approved by the City of Manteca Fire Department. This shall be reviewed and approved with the Building Permit/Improvement Plan submittal.
Streets
23. 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.
24.Soils R-value tests shall be performed from representative soils. A geotechnical report shall be submitted to the City Engineer with calculations determining the street pavement structural design. Design shall conform to City of Manteca Resolution R-5633, “Street Structural Design Policy”. The minimum traffic indices shall be as follows:
a. N. Airport Way: 11.0
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
25.N. Airport Way
a. Developer shall dedicate right-of-way along the west side of N. Airport Way to accommodate a sixty-five foot (65’) half-width street section. b. Developer shall construct full width street improvements along N. Airport Way, including new street structural section, curb, gutter, five foot (5’) wide meandering sidewalk, landscaping with trees and automatic irrigation system, street lights, signage and striping. The full width street improvements do not include any improvements beyond the curb and gutter on the east side of N. Airport Way, opposite of the project.
Developer shall also construct a thirty-six foot (36’) wide raised landscaped median with automatic irrigation system centered on the ultimate N. Airport Way centerline. Full width street improvements shall be installed for the full frontage of the project’s N. Airport Way frontage; tapers, and additional pavement for tapers, if needed, will be will be outside of the property’s frontage.
c. Developer may, in accordance with Title 16 of the Manteca Municipal Code, request City Council’s approval to construct a part-width street for N. Airport Way consisting of full width street improvements on the west side of the N. Airport Way centerline and one twelve foot (12’) wide travel lane and a minimum three foot (3’) wide paved shoulder on the east side of the N. Airport Way centerline, opposite of the project, including transitions and striping needed to connect with existing roadway improvements. City Council must approve the request by a four-fifths (4/5ths) vote.
d. If City Council does not approve the part-width street request, the Developer shall, on behalf of the City, obtain right-of-way along the east side of N. Airport Way to attain a sixty-five foot (65’) half-width street and install the full width street improvements.
e. “No Parking” signs shall be posted along the N. Airport Way frontage of the project.
f. Signage and striping revisions may be required along N. Airport Way. This will be determined during the Improvement Plan review process. g. Developer shall install the median along the frontage of this project and modify the existing median to restrict the left-out turn maneuver from Tactical Way onto N. Airport Way. All other turn movements are allowed at this intersection.
26.Truck Routes
a. Developer shall design and install interior and offsite improvements to meet all geometric criteria for the Surface Transportation Assistance Act (STAA) of 1982, in accordance with the CalTrans Highway Design Manual, Topic 404. Minimum curb radius shall be fifty six feet (56’).
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
b. b. Developer shall establish STAA route through CalTrans Terminal Access Program prior to STAA trucks accessing this site. Developer shall install any improvements, including offsite, necessary to designate a STAA route.
27.Street improvements and City easement dedications shall be completed as a condition of the first final inspection of a building permit for this development.
This shall be noted on the cover of the building permit submittal.
28.Developer shall relocate existing mailboxes, per the direction of the City Engineer and the United States Postal Service. Mailboxes shall be constructed in conformance with the standards of the United States Postal Service.
29.Developer shall ensure the structural sections of the existing roadways which are adjacent to this project are in accordance with the traffic indices in these conditions. The developer may remove and replace the existing pavement with a new structural section, in accordance with the specified traffic index or the Developer may core the existing pavement and submit the results to the City Engineer for approval to leave the existing structural section in place. The surface of the roadway where the existing pavement structural section is approved to remain shall be removed and replaced with an overlay, which is done at the same time as the adjacent new pavement.
30.The electrolier locations shall be finalized during the Improvement Plan review process. Electroliers shall maintain an average foot candle coverage of 0.40 throughout the project, with a minimum allowable foot candle at any location of
0.07. Electrolier photometric plan, showing the foot candle coverage, shall be submitted with the Improvement Plans.
31.If Developer installs electrolier poles other than the City’s standard cobra head fixture on a galvanized pole, the Developer shall supply the City with one extra complete light fixture and pole, per phase/unit of the project. If applicable, this will be a condition of final acceptance of the subdivision.
32.The thickness of all sidewalks installed with the project which will be dedicated to the City shall be six inches (6”).
33.A sidewalk ends sign shall be installed just south of the accessibility ramp on the south side of Tactical Way.
34.Developer shall install an accessibility ramp on the north side of Tactical Way at its intersection with N. Airport Way.
35.Driveway(s) and accessibility ramps installed 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.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
37.The City’s Water Master Plan and User Rate Charges are currently being analyzed and updated by HydroScience. The update of the Master Plan is anticipated to be completed in late 2023. The Water Master Plan will identify improvement projects that need to be engineered and constructed for both the distribution system and the treatment systems. As the needed projects, both distribution and treatment, are identified, and associated costs estimated, user rates, connection charges, and Public Facilities Implementation Plan (PFIP) fees will likely increase. New development projects will have to pay the following fees, as adopted by the City Council, that are in place at the time of development/permit issuance: (1) User Rate Charges, (2) Connection Charges, and (3) PFIP fees.
38.A minimum ten foot (10’) separation, from outside of pipe to outside of pipe, shall be maintained between water mains and parallel sanitary sewer, storm drain, and irrigation lines.
39.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.
40.Fire hydrant locations shall be as approved by the Fire Department and finalized during the Building Permit review process. Developer shall provide and install fire hydrant “blue dot” reflective markers prior to issuance of the first building permit.
41.The onsite water line shall be maintained by the Property Owner.
42.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. The owner shall enter into a maintenance agreement for the onsite fire system.
43.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.
44.Developer shall install one meter for the domestic water system for this project.
The meter shall be installed at an accessible location within the public utility easement, adjacent to the City’s ROW. Piping and appurtenances downstream of the water meter are private and will be maintained by the property owner.
45.Developer shall install a backflow prevention device immediately downstream of the water meter. The backflow prevention device shall be maintained by the Property Owner.
46.Developer may install a separate water meter for the landscape irrigation system.
The meter shall be installed at an accessible location within the public utility easement, adjacent to the City’s ROW or waterline maintenance and access easement. Piping and appurtenances downstream of the water meter are private and will be maintained by the Property Owner.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
47.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
48.Improvements shall be constructed in conformance with the Storm Drain Master Plan, the City’s Post-Construction Manual, and City Standards in effect at the time of grading permit issuance.
49.A preliminary storm drainage 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 flows, total runoff, pipe sizes, detention basin volume and evidence of groundwater depth.
50.In accordance with the Northwest Airport Way Master Plan, this project shall install piping to convey storm drain flows from this project, and the adjacent roadways, to the existing basin at 2952 Intermodal Way (APN 198-20-021).
All storm drainage shall be attenuated in the existing basin at 2952 Intermodal Way before discharging to the South San Joaquin Irrigation District’s (SSJID) downstream system. No directly connected impervious areas (DCIA) shall be allowed to drain into the storm drain system downstream of the attenuation system.
51.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.
52.Developer shall confirm that the proposed project area was included in the tributary area for the existing storm drainage basin and that the combined runoff coefficient and tributary area are consistent with the original storm drainage basin calculations. If the proposed project area was not included in the tributary area for the existing storm drainage basin, developer shall demonstrate, by calculations in accordance with the Storm Drain Master Plan in effect at the time of approval of project conditions during entitlements, that the existing storm drainage basin taking runoff from the project site has adequate capacity to attenuate the additional runoff from the proposed development.
53.Portions of the project site(s), 3045, 3123, and 3157 N. Airport Way, lie within the 200-year Flood Plain – mostly the western portion of 3045 N. Airport Way.
Developer shall provide Elevation Certificates, signed by a Professional Land Surveyor, prior to placement of the concrete building slab-on-grade (finished building pad), and again once the concrete slab-on-grade is poured, showing that the finished floor slab is higher than elevation 24.7’ as shown on the 200-year Flood Plain Map. If the finished concrete floor slab is not above the 200-year Flood Plain elevation 24.7, developer shall pay the current Levee Impact Fee at the time of building permit issuance.
54.Developer shall incorporate appropriate site design measure(s) and submit the results of the Post-Construction Runoff Standards Manual. The City of Manteca ATTACHMENT 6
EXHIBIT E
Exhibit "E"
approval of the proposed measures is precedent to issuance of any building, grading or construction permits.
55.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
56.Developer shall develop a hydromodification management plan to ensure the post-project stormwater runoff flow rate shall not exceed estimated pre-project flow rate for the 2-year, 24-hour storm. The hydromodification management plan shall be incorporated into the Project Stormwater Plan.
57.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.
58.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.
59. Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual in effect at the time of grading permit issuance.
60.Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized.
61.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:
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
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.
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.
62.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.
63.Bioretention areas which are adjacent to the City sidewalk shall include a onefoot (1’) wide flat area behind the sidewalk prior to the start of the bioretention area side slope.
64.Developer shall confirm that the proposed project area was included in the tributary area for the existing storm drainage infrastructure, including the storm drain basin, and based on the project combined runoff coefficient and tributary area that the existing infrastructure is adequately designed to carry the runoff to the basin. If the proposed development was not included in the tributary area for the existing storm drain infrastructure, developer shall determine modifications/improvements needed to accept the storm runoff generated from the proposed development, in accordance with the Storm Drain Master Plan in effect at the time of approval of project conditions during entitlements.
65.Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.
66.Developer shall ensure protection of the City’s storm drain system from possible spills from trucks and their contents through the installation of a mechanical means of isolating this project’s storm drain system from the downstream ATTACHMENT 6
EXHIBIT E
Exhibit "E"
system. Protection shall be shown and checked on the onsite improvement plans.
Sanitary Sewer
67.Improvements shall be constructed in conformance with the City Wastewater Collection System Master Plan and City Standards in effect at the time of grading permit issuance.
68.The City’s Sewer Master Plan and User Rate Charges are currently being analyzed and updated by Stantec. The update of the Master Plan is anticipated to be completed in late 2023. The Sewer Master Plan will identify improvement projects that need to be engineered and constructed for both the collection system and the Wastewater Quality Control Facility (WQCF). As the needed projects, both collection and at the WQCF are identified, and associated costs estimated, user rates, connection charges, and Public Facilities Implementation Plan (PFIP) fees will likely increase. New development projects will have to pay the following fees, as adopted by the City Council, that are in place at the time of development/permit issuance: (1) User Rate Charges, (2) Connection Charges, and (3) PFIP fees.
69.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.
70.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.
71.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.
72.Developer shall install a twenty-four inch (24”) sanitary sewer pipe in N. Airport Way from the existing eighteen inch (18”) stub north of the project to the existing thirty inch (30”) stub approximately six hundred feet (600’) north of Daisywood Drive.
Public Facilities Implementation Plan
73.Reimbursement shall be based on actual quantities installed. Developer is required to have a minimum of three (3) public sealed bids opened by the City Clerk for all reimbursable improvements. Bids for reimbursable items shall be included in the total subdivision bids, however, the unit bids received for reimbursable items will be considered as a bid separate from the rest of the subdivision contract items and reimbursement will be made based on the lowest responsible bid received for reimbursable items.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
74.The City shall approve the bid sheet form and proof shall be provided that bids were solicited from a minimum of three qualified contractors.
75.Reimbursement shall be in the form of credit against applicable PFIP Sanitary Sewer, Water System, Storm Drain and Transportation fees. The credit will be given when building permits are issued for construction of buildings for the project. The amount of the reimbursements shall be based upon the low bid received from a minimum of three (3) sealed bids opened by the City Clerk. If the cost to construct said improvements exceeds the value of PFIP credits, the remainder shall be reimbursed after the City receives sufficient PFIP fee revenue from development occurring within the same PFIP zones.
76.In the event Developer desires to exchange credits for cash reimbursement, the exchange must be approved by Council.
City of Manteca Fire Department
1. Site Address: Building address numbers shall be plainly visible form the street fronting the property. Said building address numbers shall contrast with their background and be a minimum of 12” in height. 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.
2. Fire Department Access: 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 25’ wide. 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. Fire hydrants shall be installed on a minimum 8-inch looped water main. 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. Hydrants subject to vehicular damage shall be protected in an approved manner and not be obstructed by vehicles or other obstructions. Provide 15 feet of clearance on either side of fire hydrant from stopped or parked vehicles. Additional fire hydrants may be required to meet the minimum spacing requirements of hydrants within 90 feet of Fire Department Connections, (FDC) for Fire Sprinkler Systems. The onsite fire protection system (fire hydrants and associated water mains) shall be installed prior to the issuance of building permits. 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.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
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. 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 the approved plans, a set of “as built” shall be submitted to the Fire Department for 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.
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
Luis “Art” Salas Fire Inspector II
1154 S. Union Road, Manteca CA 95337
[email protected]
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
City of Manteca Information Technology Department
1. Once the parcels have been merged, the new address for the distribution building and parcel will be 3085 N. Airport Way.
City of Manteca Public Works – Parks Department
1. Current City of Manteca Standards and Specifications for Landscape Development shall be followed.
2. Developer shall prepare separate construction plans and specifications for any streetscape/medians improvements for Public Works Department – Park Planning and Project Division approval, at developer’s expense. These shall include the parkway strip within the right-of-way from the back of curb to back of sidewalk.
3. Any landscape needs to comply with current Model Water Efficient Landscape Ordinance (MWELO) requirements.
4. All landscape behind back of sidewalk shall be provided, installed and maintained by the Developer/Owner.
5. Parkway strip sidewalk shall match design and width north of Tactical Way.
6. Developer shall provide a 1 maintenance turnout along Airport Way Frontage.
Streetscapes/Medians/Landscape areas:
1. Streetscape/medians/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.
2. In areas where South San Joaquin Irrigation District (SSJID) pipeline easements are located within the boundaries of streetscape, medians or landscape areas, SSJID and the City of Manteca Public Works Department – Parks Division shall both approve landscape plans including tree variety, setbacks, root protection methods, etc. The landscape plans shall not be considered approved until they are signed by the Public Works Department – Parks Division.
3. No further turf grass is permitted in any streetscapes, unless approved by the Public Works Department – Parks Division.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"
4. Developer shall extend existing 3” irrigation mainline from north side of Tactical way to the south end of project and provide a stub for future use.
5. Developer shall upgrade existing irrigation well to a 10hp pump (may include but not limited to pump, VFD drive/piping, etc.).
6. Developer shall install 2” conduit and junction boxes to the irrigation well for communication cabling to existing.
7. Developer to provide separate irrigation controller and communication cable back to existing irrigation controller (two wire). Additionally, provide separate power source with new power meter pedestal.
Community Facilities District (CFD) (Or other funding source) Annexation Requirements:
1. CFD or other approved funding source shall be annexed, at the developer’s expense, to provide for the maintenance of the 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 source, shall be in place prior to the issuance of the first building permit for construction and as further defined in the City of Manteca Parkland Construction Policy.
2. 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.
San Joaquin County Multi-Species Habitat Conservation
1. This project is subject to the SJMSCP. If you have any questions, please call (209) 235-0600.
San Joaquin Council of Governments Airport Land Use Commission
1. This project is required to comply with all requirements from the San Joaquin Council of Governments Airport Land Use Commission. Please contact ALUC staff Isaiah Anderson (209-235-0452 or [email protected]) if you have any questions or comments.
South San Joaquin Irrigation District
1. This project is required to comply with all requirements from the South San Joaquin Irrigation District.
San Joaquin Valley Air Pollution Control District
ATTACHMENT 6
Exhibit "E"
EXHIBIT E
1. This project is required to comply with all requirements from the San Joaquin Valley Air Pollution Control District.
San Joaquin County Department of Environmental Health
1. This project is required to comply with all requirements from the San Joaquin County Department of Environmental Health.
Pacific Gas & Electric
1. This project is required to comply with all requirements from PG&E.
ATTACHMENT 6
EXHIBIT E
Exhibit "E"