Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
1 The project shall comply with all applicable State and Municipal Codes, including the most recently adopted California Building Codes and the California Green Code, and those amended and adopted by the City of Patterson and shall meet the requirements of the Public Works Department, City Engineer, Building Inspector, Community Development Department and Fire Chief.
Ongoing All Departments
2 The applicant shall comply with all conditions of approval and adopted mitigation measures, including payment of fair share costs for street and intersection improvements and mitigation measures associated with the West Patterson Projects Environmental Impact Report SCH Nos. 2001022031 amd 2001032037.
Ongoing All Departments
3 The applicant shall agree to defend at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in anyway relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition.
Ongoing All Departments
4 That it shall be the applicant/successor in interest's responsibility and obligation to maintain all project related landscaping, both on site and within the public right-of-way in a viable growth condition in perpetuity. It shall not be acceptable to install landscaping in furtherance of an occupancy permit only to subsequently neglect and abandon the landscape elements.
Ongoing Public Works/
Planning
5 Only office and similar uses, as determined by the Community Development Director, shall be allowed in the buildings at the southern corner of the project site, adjacent to residential lots, with the intent of limiting potential nuisances for neighboring properties. Ongoing Planning On-going
1 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
6 Automobile-oriented businesses, such as car washes, gas stations, and vehicle maintenance facilities, shall not be located on lots adjacent to Sperry Ave.
Ongoing Planning
7 The applicant shall not utilize the DMC right-of-way in any way without express approval by a land use agreement through USBR (Section 2), or temporary access permit from the Authority, where applicable (Section 3.2.6) Ongoing
San Luis &
Delta Mendota
Water Authority
8 Fencing along the Delta Mendota Canal boundary shall be designed to prevent vandalism and trespassers. Fencing must be installed one-foot outside of canal right-of-way and maintained by the developer. Ongoing
San Luis &
Delta Mendota
Water Authority
9 Full compliance with NEPA is required for any improvements occuring within the Delta Mendota Canal ROW.
Ongoing
San Luis &
Delta Mendota
Water Authority
10 Subsidence is a wide spread issue on the DMC, and all new construction shall take subsidence impacts into consideration for the design life of the structure (Section 4.1.3). Consultation with the Authority and Reclamation will be required to discuss subsidence rates and future predicted elevations.
Ongoing
San Luis &
Delta Mendota
Water Authority
Prior to Recordation of Final Map (Lot Line Adjustment or Parcel Map) 11 That the applicant shall pay the fair share reimbursement fee for work related to the West Patterson Projects Environmental Impact Report.
Prior to building
permit issuance
Planning
12 That the developer shall install a private road sign serving the access easement. Prior to Map Recordation Engineering
2 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
13 That the developer shall repair the telecommunications line serving properties south of the project site.
Prior to Map
Recordation Engineering
14 Tha the developer shall backfill the area between the paved access road and the subdivision wall.
Prior to Map
Recordation Engineering
15 That the final map submitted for checking and recordation shall be prepared by a licensed civil engineer or land surveyor, each licensed to practice in the state of California, and shall meet all of the specifications of the state Subdivision Map Act.
Prior to Map
Recordation Engineering
16 That the parcel(s) shall comply with the requirements of the zoning classification for the General Commercial zone.
Prior to Map
Recordation Planning
17 That the approval shall comply with all applicable state and municipal codes and meet the requirements of the City Engineer.
Prior to Map
Recordation All Departments
18 Public utility easements shall be granted as required by the appropriate companies and to the satisfaction of the Public Works Director and City Engineer.
Prior to Map
Recordation
Engineering/
Public Works
19 That any deed of trust encumbering the parcel(s) of land shall be reflected in recordation.
Prior to Map
Recordation Engineering
20 That no non-conforming condition of zoning may be created by this approval. Prior to Map Recordation Planning
21 That, per Patterson Municipal Code Section 16.20.010, failure to record a final map within twenty-four months of the date of approval or conditional approval of the tentative map shall terminate all proceedings, unless otherwise provided for under the Subdivision Map Act; provided, however, that upon application of the subdivider in writing, an extension not exceeding one year may be granted by the planning commission, except as provided under subsections (B) and (C) of this section. In the event the commission denies the subdivider’s application for extension, the subdivider may appeal to the city council. Where proceedings have terminated because of failure to file a final map or failure to receive extension by the planning commission or city council, a new tentative map shall be filed in accordance with the provisions of this chapter before a final map may thereafter be recorded or any lot sold.
Prior to Map
Recordation All Departments
3 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
Design Requirements
22 Gates for the access easement at the southern edge of the property shall be designed and installed to prevent unauthorized access to the canal right-of-way. Provided on building/
improvement
plans
San Luis &
Delta Mendota
Water Authority
23 All storm drainage shall be conveyed away from the DMC ROW.
Provided on
building/
improvement
plans
San Luis &
Delta Mendota
Water Authority
24 Grading and storm drainage plans shall be submitted to the Water Authority to ensure the effective diversion of all stormwater away from the Delta Mendota Canal right-of-way. Provided on building/
improvement
plans
San Luis &
Delta Mendota
Water Authority
25 Utility lines, including electric, telephone, and communications, within or directly serving the project shall be placed underground. Appurtenances and associated equipment (e.g., boxes and meter cabinets) and concealed ducts in an underground system may be placed above ground. Appropriate easements shall be provided allowing utility access as appropriate.
Provided on
building/
improvement
plans
Engineering
26 Easement and setback information along the Delta Mendota Canal region shall be provided to the Water Authority. Provided on
building/
improvement
plans
San Luis &
Delta Mendota
Water Authority
27 Sperry Avenue improvements shall include expansion of the south side of Sperry Avenue along the project's boundary to it's approved width as well as an acceleration/deceleration lane. Improvements shall be to city standards and required structural street section.
Provided on
building/
improvement
plans
Engineering
4 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
28 Proposed driveways shall comply with city standards, including width. Provided on building/
improvement
plans
Engineering
29 All utilities (water, non-potable water, sewer, storm), including manholes, shall be extended to city standards.
Provided on
building/
improvement
plans
Engineering
30 Any existing utlities in the project area and street frontage shall be replaced/relocated per City Standards and to the satisfaction of the City Engineer.
Provided on
building/
improvement
plans
Engineering
31 Fence materials and design adjacent to the Delta Mendota Canal shall be subject to review and approval by the City Engineer and Community Development Director.
Provided on
building/
improvement
plans
Engineering/
Planning
32 All planted areas shall be separated from driveways by concrete curbs. Provided on building/
improvement
plans
Engineering/
Planning
33 Stop signs with stop bar and legend shall be provided at all project exits and internally as needed to ensure safety and consistent with the Traffic Impact Study findings.
Provided on
building/
improvement
plans
Engineering/
Planning
34 All sight distances for all corners and driveways shall conform to the City's sight distance requirements to the satisfaction of the City Engineer.
Provided on
building/
improvement
plans
Engineering
5 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
35 As applicable, streets, alleys, sidewalks, curbs, and gutters adjacent to the project shall be improved as necessary to provide safe vertical and hortizontal transitions to connect improvements constructed within the project to existing improvements, as directed by the City Engineer.
Provided on
building/
improvement
plans
Engineering
36 An onsite phasing paving plan for traffic circulation will be required prior to issuance of a building permit.
Provided on
building/
improvement
plans
Engineering
37 All on-site utilities shall be underground and all utility fixtures, transformers, switching boxes and other installations shall be screened from view.
Provided on
building/
improvement
plans
Engineering/
Planning
38 Per Title 24, CBC Section 11B-208, parking lots shall provide the required number and configuration of accessible parking spaces.
Provided on
building/
improvement
plans
Building
39 That the developer shall provide an accessible pedestrian path of travel from a public sidewalk to a point of building ingress, to the satisfaction of the Building Official, Community Development Director and Engineering Director.
Provided on
building/
improvement
plans
Building/
Engineering/
Planning
40 Infrastructure Improvements required for project development shall include street paving, curb, gutter, street lights, sidewalks, landscaping, the required utilities, grading and drainage.
Provided on
building/
improvement
plans
Public Works/
Engineering/
Planning
41 That landscaping and irrigation plans shall be submitted for on-site and off-site improvements.
Date palm trees shall be installed along the Sperry Avenue frontage landscaping. Prior to building permit
Public Works/
Engineering/
Planning
6 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
42 That the access easement (benefitting APN 021-091-010) shall be adjusted westerly to allow for a 3-foot-wide landscaping strip along the newly constructed masonry wall, thereby enabling unobstructed vehicular travel of farm equipment. Project site review plans shall illustrate landscape and irrigation improvements within the 3-foot-wide strip along the eastern wall, adjacent to the residential lots, with the intent to provide an attractive graffiti deterrent, to the satisfaction of the City Engineer and Community Development Director.
Provided on
building/
improvement
plans
Public Works/
Engineering/
Planning
43 That a decorative entryway feature shall be included at the southern-most driveway (along the access easement), substantially consistent with common project architectural elements, subject to consultation with the owner of APN 021-091-010 (2460 Sperry Ave.) and to the satisfaction of the Community Development Director.
Provided on
building/
improvement
plans
Engineering/
Planning
44 At the time of Public Improvement Plan review, plans shall be submitted to all applicable public utility companies for review. Comments from the utilities regarding required easements, transformer locations, etc. shall be forwarded to Public Works Department for review and approval.
Provided on
building/
improvement
plans
Engineering/
Planning
45 All required public improvements shall be designed and constructed in accordance with the City of Patterson Standard Specifications and Drawings, including any standards updated prior to approval of the improvement plans.
Provided on
building/
improvement
plans
Public Works/
Engineering/
Planning
46 That a master sign plan shall be submitted for review and approval. Prior to building permit Planning
47 All signage shall be submitted for a sign permit and shall be in accordance with relevant provisions of the Patterson Zoning Ordinance and sign program and that any proposed monument sign shall be constructed with design elements and materials reflective of the common project architectural elements.
Prior to building
permit Planning
48 That plans for decorative elements located within the on-site roundabout shall be submitted for review and approval. Prior to building
permit Planning
7 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
49 That plans showing decorative features for the northwest corner of the site adjacent to the Sperry Ave./Haggerty Dr. intersection and for the Sperry Avenue entry to the site, shall be submitted for review and approval. Example corner treatements may include elements such as outside dining, trellisses, enhanced landscaping, etc.
Prior to building
permit Planning
50 Site plan and architectural designs for all development within the project area shall be substantially consistent with the Planned Development #22-03, as approved and generally illustrated (in part), and with the Community Design Guidelines.
Prior to building
permit Planning
51 The location and design of any shopping cart corrals shall be subject to review and approval.
Prior to building
permit Planning
52 That each building's parking spaces shall be provided consistent with minimum Municipal Code requirements. Prior to building
permit Planning
53 Setbacks shall be verified by a licensed surveyor. Prior to building permit Engineering
54 That the project shall be designed to meet LID standards. The City of Patterson PostConstruction Stormwater Standards Manual shall be followed for guidance AND full trash capture devices shall be installed.
Provided on
building/
improvement
plans
Public Works/
Engineering
55 Low Impact Development (LID) for storm water runoff shall be accommodated within the landscaping area prior to draining to the regional basin.
Provided on
building/
improvement
plans
Public Works/
Engineering
8 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
56 All trash enclosures shall be constructed to comply with the latest Health Department and Storm Water regulations (located at least 50' from any stormdrain inlet, have covers, have adequate secondary containment, etc.). Trash enclosures shall be sized to comply with commercial and organics recycling requirements. The project shall install 100 percent full trash capturing devices to comply with Stormwater Regulations and provide the City with a copy of the maintenance plan. A maintenance agreement will be required and devices must be adequately maintained and business must sign up with the City’s FOG program to ensure maintenance. The trash enclosure design shall use colors and materials consistent with the travel center. For grease cleaning purposes, a hot and cold-water supply to the trash enclosure shall be provided. The sewer drain from trash enclosures shall run through the sewer interceptors. All trash enclosure plans shall be reviewed and approved by the City’s Planning Department.
Provided on
building/
improvement
plans
Public Works/
Engineering/
Planning
57 That a grease interceptor shall be provided as required by the city engineer, including for food establishments/kitchens. Grease interceptor shall be constructed on private property, on the sewer service lateral for any facility whose operation will result in oil, grease, sand, or other solids being discharged into the City's sanitary sewer system. Interceptors shall confrom to the lastest California Plumbing Code Standards and all grease interceptors shall have a sample point and shall be constructed outside the building where they can easily be inspected for proper operation by the City. Any business that has a Grease Interceptor/Trap shall enroll in the City's Fats, Oil and Grease (FOG) Program.
Provided on
building/
improvement
plans
Public Works/
Engineering
58 Interior vehicle travelways shall be designed to be capable of withstanding loads imposed by trash and delivery trucks.
Provided on
building/
improvement
plans
Public Works/
Engineering
59 The project shall conform to the requirements of AB 939 and AB 1826 (Recycling).
Commercial projects shall submit a Construction Waste Management Plan for the City's review/approval. All businesses generating four cubic yards of waste or more, per week, must comply with AB 939 Commercial Recycling requirements.
Provided on
building/
improvement
plans
Public Works
9 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
60 Plans for off-site public improvements and landscape plans must be submitted to the City Engineer for review and approval.
Provided on
building/
improvement
plans
Engineering
61 Project shall comply with all Stormwater Pollution Prevention and Valley Air Pollution Control District regulations, including the City’s Post Construction/LID Standards and the Construction Activities Storm Water General Permit.
Provided on
building/
improvement
plans
Public Works
62 That prior to building permit issuance, the applicant shall provide a plan for parking, including ADA facilities. All end parking spaces adjacent to raised curbing shall be one foot wider than the normal stall width (10 feet total).
Provided on
building/
improvement
plans
Planning/
Engineering/
Building
63 A 20' wide fire lane shall be maintained throughout the site. An approved fire apparatus turn around shall be provided. Fire lane and turn around shall be an all-weather surface.
Provided on
building/
improvement
plans
Fire
64 If, the site grading area exceeds one acre or is part of a larger common plan of development, therefore the applicant must obtain a Construction Activities Storm Water General Permit. In addition, a State's WDID number, SWPPP, and Storm Water Pollution Prevention Manager Information shall be required.
Provided on
building/
improvement
plans
Public Works/
Engineering
65 On-site and off-site storm water runoff shall be detained and metered into the storm drainage system to the satisfaction of the City Engineer.
Provided on
building/
improvement
plans
Engineering
66 For new water service or existing water service, a Reduced Pressure Backflow prevention apparatus shall be installed per City Standards.
Provided on
building/
improvement
plans
Engineering/
Public Works
10 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
67 Street lighting shall be provided consistent with City standards. Location and material shall be approved by the Public Works Department. All new street lighting shall be LED.
Provided on
building/
improvement
plans
Engineering/
Public Works
68 Street trees shall be installed along public rights of way to City standards. Street trees shall comply with the City's approved street tree plan and species list.
Provided on
building/
improvement
plans
Public Works
69 Frontage improvements shall be installed including sidewalk, curb, gutter, and commercial driveways. Pavement, sidewalk and driveway approach improvements shall require compaction tests per City Standards.
Provided on
building/
improvement
plans
Engineering/
Public Works
70 All curb ramps (both sides of drive approaches) shall be Type-1 City Standard Detail 3-T and meet all new updated ADA standards.
Provided on
building/
improvement
plans
Engineering/
Public Works
71 New AC pavement shall be connected to the existing pavement with 2" deep and 2' wide grind of existing pavement with geofabric and tac-coat.
Provided on
building/
improvement
plans
Engineering/
Public Works
72 New AC pavement shall be connected to existing pavement with 2" deep and 2' wide grind of existing pavement with geofabric and tac-coat.
Provided on
building/
improvement
plans
Engineering/
Public Works
73 Moisture barrier shall be installed behind sidewalk and medians. Provided on building/
improvement
plans
Engineering/
Public Works
11 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
74 Landscaping shall be provided along the frontage of the property. Landscaping plan shall be subject to review and approval by the Public Works and Community Development Departments.
Provided on
building/
improvement
plans
Public Works/
Planning
75 Project shall comply with all applicable stormwater regulations (Federal, State, and Local).
The applicant shall work with the City as it monitors the project during construction activities and perform adequate inspections as required by the City's MS$ Phase II Permit. A deposit account shall be established by the developer/project owner to cover all SWPPP inspections conducted by the City.
Provided on
building/
improvement
plans
Public Works
76 That storm drainage infrastructure shall be designed to meet the post-construction stormwater standards and AB 1881 requirements. Storm drainage plans shall be engineered and/or developed by a Qualified Stormwater Designer (QSD). Prior to dedicating any basin/storm drainage facility to the City, they shall meet City Standards, stormwater regulations, be set-up with SCADA, and be included in the maintenance district to provide funding for on-going maintenance. Any temporary basin shall have adequate Best Management Practices (BMPs) and shall be monitored and inspected by a QSP to ensure stormwater compliance. The temporary basin shall have a monitoring gauge to monitor the levels as well as have an emergency contingency plan to address high levels during the heavy storm season. Any discharge to the City's storm system is prohibited and requires the City's authorization and lab sampling to ensure water quality meets State requirements. All costs associated with discharge/sampling are the responsibility of the developer/project owner. A secured maintenance agreement shall be required to ensure that the basin is monitored, maintained, and completed to satisfy state, local, federal stormwater and FEMA regulations.
Provided on
building/
improvement
plans
Public Works
77 All utilities shall be routed to existing rights-of-way rather than utility easements. Provided on building/
improvement
plans
Public Works
12 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
78 Fire hydrants shall be located to the Fire Inspector's specifications. Fire hydrants and fire hydrant flows shall meet all City of Patterson standards.
Provided on
building/
improvement
plans
Fire
79 That a Fire Department Connection (FDC) shall be located at the street. The FDC shall be within 75' of a fire hydrant, and 25' away from a driveway. The FDC shall be equipped with locking FDC plugs.
Provided on
building/
improvement
plans
Fire
80 All facilities shall be connected to the City's municipal system for water, sewer, and storm and be signed up for services prior to operation.
Provided on
building/
improvement
plans
Engineering/
Public Works
81 Water, sewer and storm calculations shall be provided for review during plan submittal. Provided on building/
improvement
plans
Engineering/
Public Works
82 All water meters shall be placed 1-foot behind the sidewalk with reduced pressure backflows.
Backflow prevention decives shall be as close as possible to the water meter box.
Provided on
building/
improvement
plans
Engineering/
Public Works
83 Landscaping and water service shall include reduced pressure back flow prevention devices. Provided on building/
improvement
plans
Engineering/
Public Works
84 The project shall connect to the City's non-potable water system for landscape and irrigation purposes.
Provided on
building/
improvement
plans
Engineering/
Public Works
13 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
85 All on-site water lines and fire hydrants shall be private. Provided on building/
improvement
plans
Engineering/
Public Works
86 All non-potable water valves shall be Christy G-4 with triangular lid purple in color or approved equal.
Provided on
building/
improvement
plans
Engineering/
Public Works
87 Non-potable water main and appurtenances shall be installed as required by the City for demands that are compatible with non-potable water, including, but not limted to landscape irrigation and vehicle washing. Non-potable water system and installation shall be in accordance with the latest version of the City's non-potable water standards or guidelines, including pipe color, signage, cross connection control program, etc. Connection to the nonpotable water system shall be required when it becomes available. Connection shall be made by the owner at no expense to the City. City engineer may ask the owner to pay their fair share in lieu of installation of the non-potable system.
Provided on
building/
improvement
plans
Engineering/
Public Works
Prior to Grading
88 Any abandoned wells on the project site shall be destroyed in accordance with requirements of the Stanislaus County Environmental Health Division prior to issuance of any grading permit or other site improvements. All abandoned/destroyed wells shall be clearly shown on the improvement plans for the project. A well destruction permit shall be required by Public Works prior to starting the work and inspections/confirmation of well destruction shall be confirmed by the Public Works Department.
Prior to grading
permit Public Works
89 Prior to the approval of grading and public improvement plans, the applicant shall establish a deposit account for plan check and inspection costs, post bonds as appropriate and obtain an encroachment permit as required.
Prior to grading
permit
Public Works/
Engineering
90 Complete grading and drainage plans shall be submitted for review and approval by the City Engineer.
Prior to grading
permit Engineering
14 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
91 At the time of grading/improvement plan submittal, the applicant shall deposit with the City, at time of plan check submittal, adequate funds to employ a qualified independent engineering consultant selected by the City to review grading and drainage improvement plans and to inspect the site prior to and during all major site preparation and grading. A qualified Soils Engineer shall submit tests and reports to certify each parcel as ready for construction prior to starting foundations.
Prior to grading
permit Engineering
92 Where the difference in average elevations between adjacent lots is in excess of six inches, slope shall not exceed 2 to 1 grade or a grade found reasonable in the soils report, or a retaining wall shall be required.
Prior to grading
permit Engineering
93 Prior to any site grading or construction, an erosion control plan and program shall be submitted to and approved by the Public Works Department. Said plan and program shall address specific temporary and permanent erosion control measures associated with the project.
Prior to grading
permit Public Works
94 It is the contractor’s responsibility to use watering, dust fences, or other methods as directed by the City, to control dust throughout the construction operation. The applicant shall use all reasonable efforts to obtain non-potable water for construction or dust control purposes. This condition shall not be interpreted as prohibiting the use of City water supplies for the irrigation of street lines and landscaping required in common areas.
Prior to grading
permit Public Works
95 All grading construction debris materials shall be removed and disposed into an approved dump site prior to any excavation or fill operations and/or as specified by the Solid Waste Management Plan and/or directed by Public Works. All grading activities must comply with all stormwater regulations including stabilization of any soil disturbed area. All excess dirt must be leveled and/or disposed of correctly and may not be taken to a facility that is not listed in the SWPPP of Solid Waste Management Plan and/or approved by the City.
Prior to grading
permit Public Works
96 The applicant or his/her agents or employees shall be responsible for removal and clean-up of any spill on public streets during his/her entire grading operations.
Prior to grading
permit Public Works
97 Lots shall drain in such a manner that there will be no undrained depressions. The design of all such drains shall be subject to the review and approval of the City Engineer.
Prior to grading
permit Engineering
15 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
98 An engineering cost estimate shall be submitted with the grading and improvement plans for public improvements. The applicant's engineer shall sign and stamp the calculation and cost estimates prior to issuance of grading and encroachment Permits.
Prior to grading
permit Engineering
99 Prior to issuance of the grading permit, final right-of-way width and routes for drainage channels, pipelines, and service roads needed shall be established.
Prior to grading
permit Engineering
100
Measures to control erosion during construction shall be incorporated into the grading plans, and shall be subject to review and approval by the City Engineer.
Prior to grading
permit Engineering
101
Prior to issuance of a grading permit, the applicant shall submit a soils report, prepared by a registered geologist or qualified civil engineer, concerning soil conditions for grading, excavations, slope stabilization and revegetation, and footing and foundation construction.
Prior to grading
permit Engineering
102
The applicant shall obtain a grading permit for on-site excavation and fill prior to construction.
Prior to grading
permit Engineering
103
Prior to concrete pour inspection, compaction tests are required for all footings. Prior to grading permit Engineering
104
The project shall obtain an Industrial Stormwater Permit under the State Water Board and Regional Water Quality Control Board general permit, if applicable.
Prior to grading
permit Public Works
Construction Phase
105
Construction shall be limited to between the hours of 7:00 a.m. and 6:00 p.m. on non-holiday weekdays, and on Saturdays to between the hours 8:00 a.m. and 6:00 p.m.; that additional hours may be permitted at the discretion of the Public Works Director. Construction activities may be allowed at any time on the interior of buildings once they are entirely enclosed, in conformance with the City’s noise ordinance.
During
Construction Public Works
106
The applicant shall be responsible during construction for cleaning city streets, curbs, gutters and sidewalks of dirt tracked from the subject site. The flushing of dirt and debris to storm drain or sanitary sewer facilities shall not be permitted. The cleaning shall be done after each day's work or as directed by the Director of Public Works or the Planning Department.
During
Construction Public Works
107
All water, gas, sewer, underground electrical power, cable TV, telephone lines, conduits, or underground drain lines shall be installed before any paving is placed.
During
Construction Engineering
16 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
108
That all weather access shall be provided and maintained through the site for properties utilizing the access easement during construction activities.
During
Construction Engineering
109
Prior to issuance of a building permit, an exterior lighting plan and site lighting footcandle plan shall be prepared subject to the review and approval of the Community Development Department. Lighting shall meet City standards, including mounting, aiming, and shielding light fixtures to prevent glare, light trespass, and light pollution. Onsite lighting and fixture type shall be submitted for review and approval.
Prior to building
permit issuance
Planning/
Engineering
110
For landscape and irrigation within the public ROW, a deposit shall be required to cover the installation of irrigation, landscaping, and plant materials (relocation) based upon the estimate of costs to be paid for and provided by the applicant. Project landscape plans must comply with AB1881 (Water Use Efficiency) requirements. Once the landscaping is complete an audit must be completed and the certificate sent into the City.
Prior to building
permit issuance Public Works
111
Prior to building permit issuance, the applicant shall submit to the City for review and approval a grading and drainage plan in compliance with all applicable regulations of the City of Patterson.
Prior to building
permit issuance Engineering
112
The applicant shall annex into all applicable Community Facilities Districts (CFDs) and/or Maintenance Districts that the City has in place for providing services to the site and/or ongoing maintenance of any improvements that the City will take over (CFD 2013-01, Landscape Maintenance Districts (LMDs) Benefit Assessment Districts (BADs), County Service Area (CSA) and pay for all costs associated with this item.
Prior to building
permit issuance
Finance/ Public
Works/
Engineering
Prior to Building Permit Issuance
17 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
113
The applicant shall submit a mitigation monitoring plan for review and approval by the City and the San Joaquin Valley Air Pollution Control District (SJVAPCD) for constructionrelated emissions prior to construction. Such a plan shall include provisions for compliance with District Rule VIII and shall include at least the following requirements:
a. All disturbed areas, including storage piles, which are not being actively utilized for construction purposes, shall be effectively stabilized of dust emissions using water, chemical stabilizer/suppressant, or vegetative ground cover.
b. All on-site unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust emissions using water or chemical stabilizer/suppressant. c. All land clearing, grubbing, scraping, excavation, land leveling, grading, cut & fill, and demolition activities shall be effectively controlled of fugitive dust emissions utilizing application of water or by presoaking.
d. With the demolition of buildings up to six stories in height, all exterior surfaces of the building shall be wetted during demolition.
e. When materials are transported off-site, all material shall be covered, effectively wetted to limit visible dust emissions, or at least six inches of freeboard space from the top of the container shall be maintained.
f. All operations shall limit or expeditiously remove the accumulation of mud or dirt from adjacent public streets if and as needed when operations are occurring. (The use of dry rotary brushes is expressly prohibited except where preceded or accompanied by sufficient wetting to limit the visible dust emissions.) (Use of blower devices is expressly forbidden.) g. Following the addition of materials to, or the removal of materials from, the surface of outdoor storage piles, said piles shall be effectively stabilized of fugitive dust emissions utilizing sufficient water or chemical stabilizer/suppressant.
Prior to building
permit issuance
Engineering/
Planning
h. Limit traffic speeds on unpaved roads to 15 mph; and i. Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent. 114
Public records are to be researched for the location of all possible survey monuments within the scope of the project and report shall be furnished to City Engineer and County Surveyor. Prior to building permit issuance Engineering
18 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
115
Prior to issuance of a building permit, the applicant shall submit a Final Landscape and Irrigation Plan in compliance with AB 1881. The City of Patterson Post-Construction Stormwater Standards Manual shall be followed for guidance. The landscaping plan shall be consistent with City Standards and shall include at least two of the following low impact development methods:
• bioretention
• cisterns and rain barrels
• green roofs
• roof leader disconnection
• permeable and porous paving (must be no less than 20% of walking or patio surface per Section 18.78.040)
• vegetative swell and filter strips
• volume retention
Prior to building
permit issuance
Planning/
Public Works/
Engineering
116
Prior to issuance of a building permit, sufficient water pressure and capacity to serve the project area shall be assured. Water mains shall be installed on-site to provide adequate flow and reliability as required by the Public Works Director, City Engineer, and Fire Chief.
Prior to building
permit issuance
Public Works/
Engineering/
Fire
117
Design of the proposed project facilities shall include provisions to minimize water requirements, including the use of the following, to the extent deemed practical by the City:
a. Use of low-flow fixtures, including shower heads and toilets as per the Uniform Building Code.
b. Use of drought-tolerant, native landscaping.
Prior to building
permit issuance
Public Works/
Engineering
118
Separate water meters shall be installed for landscaping and indoor water services. Prior to building permit issuance
Public Works/
Engineering
119
The project shall comply with City of Patterson Best Management Practices as defined in the City’s latest Urban Water Management Plan, California Urban Water Conservation Council BMPs, AB 1881, and mandatory water conservation measures defined in the State of California Green Building Code.
Prior to building
permit issuance
Public Works/
Engineering
120
Future drainage system discharges shall comply with applicable state and federal pollutant discharge requirements.
Prior to building
permit issuance
Public Works/
Engineering
19 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
121
Appropriate storm and sewer interceptors shall be included to the satisfaction of the City Engineer and Public Works Director. Use of a grease/oil interceptor shall be required and shall be located on private property on the sewer service lateral to the satisfaction of the Public Works Director and City Engineer.
Prior to building
permit issuance
Public Works/
Engineering
122
A Stormwater Pollution Prevention Plan (SWPPP) shall be completed and submitted to the City prior to any construction activities and must address grading, drainage, erosion control, and Post Construction Best Management Practices (BMPs). In compliance with the City’s Post-Construction Stormwater Standards Manual, an Operations and Maintenance Plan also must be submitted. A SWPPP Inspection Deposit must be posted with the City to cover all SWPPP Inspections for the duration of the project.
Prior to building
permit issuance
Public Works/
Engineering
123
The developer shall enter into a Landscape and Stormwater Control Measures (SCMs) & Access Agreement which holds the developer responsible for the ongoing maintenance of all private landscaping and stormwater treatment control measures installed on the project. The agreement shall be signed prior to inspections.
Prior to building
permit issuance Public Works
124 If using truncated domes, City prefers "Set in Place" domes. Prior to building permit issuance Public Works
125
Water meters shall be ordered and purchased through the Public Works Department. Prior to building permit issuance Public Works
126
If construction water will be obtained from the City's Fire Hydrant(s), a Fire Hydrant Use permit Application shall be submitted and approved by the Public Works Department. Prior to building permit issuance Public Works
127
That the developer shall submit a Construction and Demolition Waste Management Plan to the Public Works Department. The City shall require a final package prior to obtaining final approval to be submitted to ensure 60% diversion rate has been achieved.
Prior to building
permit issuance Public Works
128
If the property is within a Special Flood Hazard Area, applicant shall obtain a floodplain development permit and build according to floodplain standards.
Prior to building
permit issuance Public Works
129
All pre-existing sewer laterals and storm drain lines shall be video inspected to ensure that the lines are clear of any debris and that they are not damaged.
Prior to building
permit issuance Public Works
130
That the project shall establish garbage services and comply with mandatory commercial recycling - AB 341 and organics recycling - AB 1383.
Prior to building
permit issuance Public Works
20 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
131
All landscaping in the Public Right-of-Way shall be subject to review and approval by the Public Works and Community Development Department.
Prior to building
permit issuance
Public Works/
Planning
132
All pre-existing public improvements adjacent to the project area shall meet current City Standards and ADA standards.
Prior to building
permit issuance
Building/
Engineering
133
An approved automatic fire sprinkler system is required in all new buildings and structures, notwithstanding the use and occupancy thereof, when the total aggregate floor area exceeds five thousand (5000) square feet. If the provisions of the current California Fire Code are more restrictive, then the more restrictive requirement shall apply.
Prior to building
permit issuance Fire
134
Bicycle racks, consistent with the Municipal Code, shall be designed and installed in accordance with City Standards, with placement to be approved by the Community Development Department.
Prior to building
permit issuance Planning
135
That for each building, all ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. This includes gas and electric meters, electric transformers, and large water piping systems to be completely screened from a standard public viewing height of 6 feet. All roof-mounted equipment which generates noise, solid particles, odors, etcetera, shall cause the objectionable material or effects to be directed away or shielded from adjoining land designated for residential development. A plan for the treatment of roof top equipment shall be submitted to the Planning Department prior to issuance of a building permit.
Prior to certificate
of occupancy Planning
136
That the new entry roadway/driveway from Sperry Avenue to the roundabout and from Haggerty Drive to the roundabout shall be approved and fully constructed. Prior to occupancy of parcels seven through eleven, the driveway extending south from the roundabout to the southern entry on Haggerty driveway shall be approved and fully constructed.
Prior to certificate
of occupancy Engineering
Prior to Certificate of Occupancy
21 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
137
Any street, alley, sidewalk, curb, or gutter, damaged by the applicant or its agents or employees shall be repaired, prior to final acceptance of tract improvements by the City Council, or sooner, at the discretion of the City Engineer.
Prior to certificate
of occupancy Engineering
138
That mail receptacles shall be provided as required by the Postmaster of the City of Patterson.
Prior to certificate
of occupancy Planning
139
A “Landscape & Stormwater Treatment Control Maintenance & Access Agreement" shall be required to ensure the maintenance of all landscaping and Stormwater treatment control devices/post-construction BMPs that will be owned and maintained by the project owner onsite. The agreement will be reviewed and approved by the City Council and recorded at the County Recorder’s Office.
Prior to certificate
of occupancy Public Works
140
Project shall be required to stabilize the project for stormwater compliance and work with the City to perform a Final Stormwater inspection and acquire a Notice of Termination for the project. All construction/temporary BMPs must be removed and all post-construction BMPs/stormwater treatment controls be in place and properly inspected.
Prior to certificate
of occupancy
Public Works/
Engineering
141
Final inspection of the sewer and storm drain system shall be by televised inspection device as approved by the City Engineer at applicant’s expense. Prior to certificate of occupancy Engineering
142
A reciprocal access and parking agreement shall be recorded on all sites, to the satisfaction of the Community Development Director. Prior to certificate of occupancy Planning
143
That a reciprocal maintenance agreement, subject to approval by the City Engineer and Community Development Director, shall be recorded on all parcels within the project area, to provide for the care and maintenance of shared private facilities, such as paving and landscaping.
Prior to certificate
of occupancy Planning
144
That trash pickup service shall be provided to the property at APN 021-091-010 (2460 Sperry Ave.) following consultation with the trash disposal service, subject to review and approval by the Community Development Director.
Prior to certificate
of occupancy Planning
22 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
145
New and existing buildings shall have approved address numbers, building numbers or other approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with the background and be illuminated either internally or externally between dusk and dawn daily. Where required by the fire code official, address numbers shall be provided in additional locations to facilitate emergency response. Commercial address numbers shall be a minimum of six (6) inch tall Arabic numerals with a minimum stroke width of three quarter (3/4) inch. Larger numbers, suite and rear door identification, etc. may be required by Fire Code Official to facilitate emergency response.
Prior to certificate
of occupancy Fire
146
To facilitate emergency response, exterior doors leading to fire service features or rooms shall be labeled as ‘ROOF ACCESS’, ‘ELECTRICAL ROOM’, ‘FIRE PUMP ROOM’, ‘FIRE ALARM CONTROL PANEL’, ‘FACP’ ‘FIRE RISER’ or similar approved wording. Letters shall be a minimum of four (4) inch tall with a minimum stroke width of half (1/2) inch.
Prior to certificate
of occupancy Fire
147
The main electrical service shall be accessible for emergency shut off from the outside of the buildings. This may be accomplished by providing one main disconnect, a Knox disconnect or shunt trip device. If, out of necessity, there is more than one (1) main service disconnect, these disconnects shall be located in close proximity to each other as approved by the Fire Chief.
Exception: Electrical control room with a marked door that is directly accessible from the outside of the building.
Prior to certificate
of occupancy Fire
148
An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are constructed. When any portion of the facility or building protected is in excess of one hundred fifty (150) feet from a water supply on a public street, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants shall be accessible to the Fire Department apparatus by roads meeting the requirements of CA Fire Code.
Prior to certificate
of occupancy Fire
149
Approved fire extinguishers be installed within the building(s) and shall be at least a 2A10BC.
Prior to certificate
of occupancy Fire
23 Condition of Approval
Timing/
Implementation
Enforcement/M
onitoring Verification
150
All fire lanes must be posted and enforced, per Police and Fire Department Guidelines.
Prior to certificate
of occupancy Fire
151
Fire Department approved key boxes (Knox Key Box) shall be installed and secured in accordance with manufacturer's specifications and mounted to the right of the main entrance door with the top of box no higher than 6’ above finished grade.
Prior to certificate
of occupancy Fire
152 Manual sliding or electrically operated gates that cross fire access shall be required to be equipped with an Knox Key Switch used by the Patterson Fire Department Prior to certificate
of occupancy Fire
153 Knox locking caps for fire department connections shall be required on all new construction. Prior to certificate of occupancy Fire
154
A certificate from Underwriters Laboratories (UL) shall be required on all commercial fire alarm systems installed and shall be maintained for commercial fire alarm systems throughout the life of the alarmed building.
Prior to certificate
of occupancy Fire
24