1 CONDITIONS OF APPROVAL
VOP Olive Avenue Tentative Subdivision Map
GENERAL CONDITIONS
1. The development of the project shall be in accordance with the approved Tentative Map, as modified by these conditions.
2. Prior to issuance of any building permit, the Applicant shall enter into an agreement with the City of Patterson which shall specify the improvements to be installed to serve the applicable phase of the development, in accordance with the approved improvement phasing plan.
3. The Applicant shall pay all applicable AB 1600 impact fees charged by the City to new development, except as modified in accordance with other agreement(s) executed between the City and the Applicant.
4. The project shall be subject to the then-applicable impact fees of the Del Puerto Healthcare District, Stanislaus County, and any other applicable special district development impact fees.
5. Prior to building permit issuance for any dwelling, the Applicant shall demonstrate to the City full compliance with the provisions of Government Code Section 65995 et seq. as amended by the Leroy R. Greene School Facilities Act of 1998.
6. Applicant shall be responsible for its fair share obligations for the backbone infrastructure required for development of the Master Plan, whether constructed by City or other developers of the Master Plan (including, but not limited to, water, sewer, stormwater, transportation, parks, and recreational facilities). Applicant’s fair share obligations may take the form of a Plan Area Fee Program for the Master Plan, Reimbursement Agreements, or any combination thereof, subject to the approval of the City Manager. Applicant shall further be responsible for its fair share costs incurred by City during the study and formation of any Plan Area Fee program established to finance the backbone infrastructure required for the Master Plan.
7. The Applicant shall provide ongoing funding for project impacts to City services relating to public safety, maintenance of public facilities, and any other fiscal impact of the project to City services. This condition may be satisfied by participation/annexation into the City’s existing CFDs for Public Safety/Fire (CFD 2022-1); Residential Maintenance (CFD 2018-2); non-residential maintenance; and any other services district formed to offset the fiscal impact of the project; as may be applicable. All costs associated with the annexation/formation must be paid by the Applicant. The Unanimous Approvals/Waivers for all CFDs must be signed and recorded prior to permit issuance. 2 8. Applicant may file a written request for City to initiate proceedings to form a Community Facilities District pursuant to the Mello-Roos Community Facilities Act of 1982 (the “Act”), for financing of the backbone infrastructure required for development of the Master Plan.
City reserves any and all discretion under the Act to deny formation of the financing district, determine the facilities to be funded under the financing district, and determine the repayment schedule for any reimbursable costs associated with the infrastructure required for development of the project. All costs associated with formation of the financing district shall be the obligation of Applicant. Any formation of a financing district pursuant to this condition shall require an agreement between the Applicant and the City, prior to initiation of efforts to form a financing district.
9. Applicant shall be subject to all requirements of the City’s Inclusionary Housing Ordinance, in accordance with Chapter 18.86 of the Patterson Municipal Code.
10. Vertical development of the project area shall be subject to all requirements of the General Plan, Villages of Patterson (VOP) Master Plan, and Patterson Municipal Code, as may be applicable, including but not limited to, Architectural and Site Plan Review before the Planning Commission.
11. All subdivision improvements shall be constructed in conformity with the City of Patterson Standards and Subdivision Improvements Specifications, unless otherwise directed by the City Engineer.
12. If Applicant wishes to defer any conditions to a later time or transfer conditions to a successor-in-interest, such request shall be made in writing to the Community Development Director and be subject to City’s approval.
13. Unless otherwise modified in these conditions, the project shall be subject to all applicable City regulations, standards, conditions or other development requirements, including but not limited to those set forth in the General Plan, Master Plan, or Patterson Municipal Code.
14. Applicant agrees to and shall hold the City, its officers, agents, employees, and representatives harmless from liability for damage or claims for personal injury, including death, and claims for property damage which may arise from the direct operations of the Applicant or those of its contractors, subcontractors, agents, employees or other persons acting on its behalf with respect to the project. The Applicant agrees to and shall defend the City and its officers, agents, employees, and representatives from actions for damages caused or alleged to have been caused by reason of Applicant’s activities in connection with the project. This hold harmless agreement applies to all damages and claims for damages suffered or alleged to have been suffered by reason of the operations referred to above, regardless of whether or not the City prepared, supplied or approved plans or specifications or both for the project. Applicant may elect to, but shall not be obligated to, pay for a separate defense for City if City elects to retain independent legal counsel. 3 15. The Developer shall be subject to all terms and conditions, as may be applicable, of the City’s implementation of the Delta-Mendota Groundwater Sustainability Plan (GSA).
16. The Developer shall execute an agreement to purchase surface water required to offset demand of the VOP Olive Avenue Subdivision. Prior to issuance of any building permit, the Applicant shall fund its fair share of surface water in the amount required to meet the water demand of Project.
COMPLIANCE WITH THE VILLAGES OF PATTERSON FINAL ENVIRONMENTAL IMPACT REPORT
17. The project shall be subject to all applicable mitigation measures found in the Mitigation Monitoring and Reporting Program (MMRP) of the Villages of Patterson Final Environmental Impact Report (EIR), as adopted by the City Council August 22, 2022.
18. As part of the project’s requirement to comply with the MMRP and the EIR, prior to recordation of the final map, the Applicant and the City shall establish a Community Facilities District or other financing mechanism to fund the required transportation improvements for the Master Plan. Applicant shall be responsible for its fair share of the costs for the necessary improvements at the time building permits are sought, through participation in the Community Facilities District or other financing mechanism. This includes, but is not limited to, paying for the project’s fair share of traffic mitigation in accordance with the applicable Transportation Mitigation Measures.
GRADING, CONSTRUCTION, AND PUBLIC IMPROVEMENTS
19. Improvements required for project development will include street paving, curb, gutter, streetlights, sidewalks, landscaping, the required utilities, grading and drainage.
20. All required public improvements shall be designed and constructed in accordance with the City of Patterson Standard Specifications and Drawings, at the time of submittal to the Engineering Department.
21. At the time of Public Improvement Plan review, plans shall be submitted to all applicable public utility companies for review. Comments from the utility companies regarding required easements, transformer locations, etc. shall be forwarded to the Engineering Department for review and approval.
22. Entryway, roundabout, common landscaping, parkway, pathways, lighting, and wall designs shall be uniformly planned by the Applicant, prior to final map approval, subject to review and approval of the City Engineer and Community Development Director.
23. Soundwalls shall be designed (for the applicable portions of the Olive Avenue, Kern Avenue, and Logan Way, and the Project’s entire Hartley Street frontages) and constructed by the Applicant to be seven (7) feet in height, have pilasters/columns evenly spaced, and have a 4 45-degree angle wall segment at all applicable entry streets, consistent with Master Plan requirements. Primary entry & identification monuments shall be designed consistent with the design principles already employed within neighboring VOP subdivisions, subject to review and approval by the City Engineer and Community Development.
24. Prior to issuance of a building permit for each phase of construction, the Applicant shall fully design and construct landscaping and masonry wall improvements consistent with the above condition and the Master Plan, subject to review and approval by the City Engineer.
Additionally, developer shall design and construct landscape medians with irrigation stubs where such medians are master planned at the perimeter of the project, subject to review and approval by the City Engineer.
25. The Applicant at their expense shall be responsible for development of the park/open space sites included on the Tentative Map. Final park plans shall be approved by the Community Development Director and City Engineer prior to construction and shall be consistent with the City of Patterson Park Design Guidelines & Standards.
26. The Applicant shall offer to dedicate to the City land for parkways in the size and location as generally illustrated in the Tentative Map, as may be amended by these conditions. Said offers of dedication shall be required to be recorded concurrent with the recordation of final tract maps which encompass, or are adjacent to, a park site.
27. A water infrastructure improvement phasing plan, as reasonably needed to meet the requirements of the project area and the Master Plan, shall be submitted to the City Engineer for review and approval and shall contain at minimum: (A) a layout of the complete system; (B) all facility sizes, including support calculations; (C) construction phasing; and (D) construction cost estimates. In the event that groundwater characteristics prohibit well capacities as planned in the City's Master Plan, alternative well sites and a modified distribution system (if applicable) will be required.
28. A sewage infrastructure improvement phasing plan, as reasonably needed to meet the requirements of the project area and the Master Plan, shall be submitted to the City Engineer for review and approval and shall contain at minimum: (A) a layout of the complete system; (B) all facility sizes, including support calculations; (C) construction phasing; and (D) construction cost estimates.
29. Project site stormwater runoff shall drain in compliance with the Master Plan, subject to review and approval by the City Engineer. A storm drainage infrastructure improvement phasing plan, as reasonably needed to meet the requirements of the project area and the Master Plan, shall be submitted to the City Engineer for review and approval and shall contain at minimum: (A) a layout of the complete system; (B) all facility sizes, including support calculations; (C) construction phasing; and (D) construction cost estimates. 5 30. Prior to issuance of a building permit, sufficient water pressure and capacity to serve the portion of the project area where such development is proposed shall be assured and demonstrated.
31. The City shall not issue any building permits for new construction, within a phase, without the demonstrated assurance of an adequate water supply, adequate sewage collection and treatment capacity, and adequate storm drainage capacity to support such development.
32. Design of the proposed project facilities shall include provisions to minimize water consumption.
33. Applicant shall provide and determine a maintenance program in cooperation with the City of Patterson for landscaped areas between all roads and any approved noise walls, other walls, street trees, and bicycle lanes, subject to review and approval of the City.
34. All grading and vegetation removal/landscaping plans shall require a grading permit which shall be reviewed by the City of Patterson for consistency with applicable landscaping standards, Stormwater Regulations, and City Standards.
35. Landscaping and irrigation shall be installed in compliance with AB 1881 on all front yards, and side yards of lots when visible from public streets to the satisfaction of the City Engineer.
36. A deposit shall be required to cover the installation of irrigation, landscaping, and plant materials for public improvements based upon the estimate of costs to be paid for and provided by the Applicant.
37. Prior to issuance of a building permit, the Applicant shall design the VOP Master Plan stormwater basin and related stormwater system and storage improvements consistent with the VOP Master Plan, subject to review and approval by the City Engineer. Such stormwater basin plans shall be designed respective of the City’s recent acquisition of real properties and the Storm Drain Master Plan and the Parks and Recreation Master Plan.
38. Public utilities easements shall be granted to the satisfaction of the Public Works Director and City Engineer.
39. The Applicant shall obtain an encroachment permit for all work conducted within the public right-of-way.
40. Prior to concrete pour inspection, compaction tests are required for all footings.
41. Electrical conduit shall have a separate ground wire installed.
42. Prior to approval of grading and improvement plans, the Applicant shall enter into an agreement with the City for inspection of said improvements. 6 43. The Applicant shall install sewer laterals to each building at a size appropriate for proposed use to the satisfaction of the Public Works Director. The minimum size shall be calculated.
44. 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.
45. Backflow prevention devices shall be installed by the Applicant on all water services as required by the Public Works Director and County Health Officer or their representatives as necessary for the safety of the water system. Examples of the types of uses requiring backflow prevention include medical uses, landscape services, on-site plumbing which incorporates pumps, etc.
46. The project shall include provisions for the sharing of parking and driveway access within Lot F and shall incorporate easements necessary for all utilities to the approval of the City.
47. All construction activities, including the warming of construction vehicle engines, shall be limited to Monday through Saturday only between the hours of 7 A.M. to 7 P.M. and on Sunday if construction activities are no closer than 300 feet to occupied residences. The potential for construction activities will be disclosed in writing to all future residents of the project. At the discretion of the Public Works Director, these hours may be extended, and these distances may be reduced.
48. In the event of the unforeseen encounter of subsurface materials suspected to be of an archaeological or paleontological nature, all grading, excavation and construction shall cease in the immediate area, and the find left untouched until the Native American Heritage Commission is contacted and a qualified professional archeologist or paleontologist, whichever is appropriate, is retained to evaluate and make recommendations as to disposition, mitigation, and/or salvage.
49. The Applicant shall prepare a plan for on-site signage and exterior treatments associated with model homes, including landscaping and sales office for approval of the Community Development Director prior to issuance of a building permit. A Master Sign Plan shall be submitted and approved by the Community Development Director, for the commercial project area.
50. The Applicant shall ensure that the project does not impact existing utility services (i.e., water meter box, sewer clean-out, etc.).
51. Any easements of record shall remain in effect and shall be recorded on the new deeds.
52. Capacity calculations for all project storm, sewer and water improvements will be required to submit for review and approval with the submittal of improvement plans. 7 53. Sewer system designs for on- and off-site collections shall be approved by the City Engineer and Public Works Director.
54. Self-contained temporary restroom and sanitation facilities shall be on the jobsite and be properly maintained until finish of all construction. Connection to sanitary sewer system for temporary restroom and sanitation facilities is prohibited.
55. All street lighting shall be LED. For further details regarding LED requirements/ specifications, please contact Engineering at (209) 895-8076.
56. Landscape plans shall be submitted to the Engineering Department and shall comply with AB1881 (Water Use Efficiency)/MWELO requirements. Once the landscaping is complete an audit must be completed, and the Certificate of Completion/Landscape Document Package sent into the City. The City will require passing audits for the Landscaping.
57. Projects shall submit a Construction & Demolition Waste Management Plan to the Public Works Department. The City will require a final package prior to obtaining a final, including disposal tickets, to be submitted to ensure 60% diversion rate has been achieved. For further information regarding this item, please contact Xavier Guluarte at (209) 895-8068 or via email at [email protected]
58. The City shall require the Applicant to enter into a Landscape and Stormwater Control Measures (SCMs) & Access Agreement which holds the Applicant responsible for the ongoing maintenance of all private landscaping and stormwater treatment control measures installed on the project for any areas that will be owned and maintained privately.
The City requires an Operations and Maintenance Plan to be submitted and attached as an Exhibit to this agreement. The agreement must be signed and recorded prior to inspections.
59. Drainage facilities, to service any phase of the project, shall be provided and constructed to satisfy all Federal, State, and Local standards/regulations and as directed and approved by the Public Works Director and City Engineer, prior to acceptance of tract improvements by the City Council.
60. No construction shall commence, and no grading shall be performed prior to the recording of the final map, unless permission is granted by the City Engineer.
61. Applicant shall provide notice to all buyers of homes within 200 feet of existing agricultural operations the existence and applicability of the City’s Right-to-Farm ordinance.
62. There shall be no occupancy of dwelling units within any phase of the project until public improvements are accepted by the City for that phase as shown on the Final Map or Improvement Plans for that phase. Improvements shall include parks, landscape areas, roundabouts and other similar areas within the Final Map or Improvement Plans for that phase. No request for occupancy shall be approved until all conditions are completed and accepted or approved, or are in suitable condition satisfactory to the City Engineer. 8 63. The reasonable cost of all inspections related to on-site and off-site improvements shall be borne by the Applicant.
64. The Applicant shall be responsible to the City for all actions of his/her contractors and subcontractors until such time as the improvements have been accepted by the City.
65. Prior to recordation of a final map, the Applicant shall submit three copies of a landscaping plan for all newly created slope banks, common areas, public rights-of-way and for all street trees for that phase. Said plan shall be prepared by a licensed landscape architect and subject to the approval of the City Engineer. The plan shall include:
A. The location, type and size of all plant materials shall be native, low-water use, and drought resistant species shall be emphasized.
B. The extent and method of irrigation shall emphasize low-water-use techniques wherever feasible.
C. Erosion control systems during the period when plants are becoming established.
D. Soil preparation, staking techniques and planting methods for all trees.
66. Street trees provided at a rate of one tree per lot and 3 per corner lot, as well as one tree per 50 feet of street frontage for both public and private streets which have no houses fronting them. Street trees should be planted 3.5 to 5 feet behind the back of sidewalk (except where a planter strip is provided between the sidewalk and curb) to avoid future sidewalk damage. Underground utility locations shall be considered in the location of such street trees. A root barrier shall be included. All street trees shall be installed per the City street tree planting standard and approved Street Tree Master Plan.
67. The Applicant shall install all common area signs, fences, street trees and landscaping materials according to the approved plans and in conjunction with other subdivision improvements, unless an alternative schedule is approved by the Community Development Director and adequate security for same has been deposited in a manner approved by the City Attorney. The Applicant shall maintain and replace, when necessary, all plantings and fencing until a CFD is in place or some other similar mechanism approved by the City.
68. A street tree deposit will be required by the City at building permit phase. All street tree types shall comply with the City’s Approved Street Tree Plan and species list, as approved by the Public Works Director.
69. Unless and until the City explicitly accepts the responsibility, maintenance and replacement of street trees and landscaping on any City right-of-way shall be the responsibility of the Applicant. The Applicant shall be responsible for the maintenance and replacement of street trees and landscaping for a period of one year following City Council acceptance. 9 70. Complete grading and drainage plans and Erosion & Sediment Control Plan shall be submitted to and approved by the City Engineer prior to grading or the recordation of the final map.
71. 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 consistent with the City Standard Improvements.
72. Prior to any site grading or construction, an erosion & sediment control plan, a Stormwater Pollution Prevention Plan (SWPPP), WDID#, and Dust Control Permit shall be submitted to and approved by the Public Works Department. Said plan and program shall address specific temporary and permanent erosion & sediment control measures associated with the project. The project must comply with the Stormwater Post-Construction/LID standards.
73. 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.
74. 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 directed by the City and shall comply with all SWPPP and Construction & Demolition Waste Management Plans.
75. The Applicant or his/her agents or employees shall be responsible for removal and cleanup of any spill on public streets during his entire grading operations.
76. In the event phased grading is permitted by the City Council, the Applicant shall install the required drainage facilities concurrently with the rough grading operations or provide an interim drainage and erosion control plan, and construct interim improvements, with prior approval from the City Engineer, for mitigating any potential flooding and erosion that may adversely affect adjacent properties and public rights-of-way.
77. Lots shall drain into a street or approved 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.
78. The Applicant shall procure easements or consents from all affected landowners for any diversion of historical flow, changes in drainage conditions, or acceptance of any additional water flowing over their property, as determined by the City Engineer and according to law.
79. Prior to issuance of the first grading permit, final right-of-way width and routes for drainage channels, pipelines, and service roads needed to serve each phase shall be established. 10 80. 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.
81. 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.
82. The Applicant shall obtain a grading permit for on-site excavation and fill prior to construction.
83. Future drainage system discharges shall comply with applicable local, state and federal pollutant discharge requirements.
84. 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.
85. All on-site utilities shall be underground. All existing overhead utilities adjacent to the property or within the property shall be placed underground by the applicable phase prior to issuance of building permits for that phase. All utility boxes including electrical, telephone, cable T.V., etc., shall be underground.
86. The Applicant is to be responsible for all damage to existing and new telephone facilities caused by workers or subcontractors under the direction of the Applicant.
87. All new telecommunications facilities shall be underground except where indicated by the telephone company upon engineering of the development.
88. The Applicant shall provide all necessary on-site easements for streets, sewers, water facilities, utilities, drainage facilities, and other facilities as required by the City, prior to or in conjunction with the final map. Said easements shall be subject to the review and approval of the City Engineer and the City Attorney.
89. All water, gas, sewer, underground electrical power, cable T.V., or telephone lines, or conduits, or underground drain lines shall be installed before any paving is placed. Utility stub connections to property boundaries of each lot may be omitted only with the express and written permission of the City Engineer.
90. The Applicant shall install adequately sized utility services and laterals, if appropriate, to each lot prior to final acceptance of tract improvements by phase.
91. Except as the utility companies may otherwise agree, the Applicant shall provide cable T.V., without charge, the reasonable opportunity to utilize and jointly occupy for the same purpose and trench provided by the Applicant to a utility for the purpose of connecting the utility to service the development.
11 92. All final conditions of approval of this project shall be printed on or attached to the building plans and/or improvement plans. These shall be in the form of a photocopy of the final action letter of the decision maker (preferably printed as a separate numbered sheet) submitted to the City for all applications on the subject property.
93. All Water/Sewer/Storm mainline pipes shall be within the street pavement area, per City Standard Detail G-6. No water mains and sewer mains shall be allowed to be installed outside street pavement areas as such water and sewer mains will be compromised.
STREETS AND ROADWAYS
94. In the interest of public safety and for the purpose of having two points of access through the project area, prior to occupancy of any unit within the project, Applicant shall design and construct such access in accordance with the standards of the Master Plan and City of Patterson Standard Specifications. Any request for deferral to a later time shall be subject to approval by the City Engineer and the Fire Chief.
95. Roadway transition for all perimeter roadways shall be properly designed and installed, including road width transition barricade installed per City Standards TC-9, subject to review and approval by the City Engineer.
96. Along the Project frontages, roadways shall be fully constructed with half-street plus travel lanes and medians (where applicable) improvements, and adjacent ground to be graded so that no stormwater runoff creates ponding and consistent with the Master Plan, subject to review and approval by the City Engineer.
97. All public streets shall be designed to meet the applicable minimum Master Plan and/or City Standards and have a uniform 2% cross-slope from street crown or median to lip of gutter, subject to review and approval by the City Engineer.
98. Traffic control and flow analysis at the new Olive Avenue/Project Site intersections will be required prior to final map approval, subject to review and approval by the City Engineer.
99. A photometrics plan may be required by the City Engineer to assure the placement of streetlights has the minimum lumen requirement coverage prior to final map approval, subject to review and approval by the City Engineer.
100. Applicant shall provide design details (or vendor specifications) for all streetscape items (planters, waste containers, benches, bicycle racks etc.) with first building permit applications.
101. All frontage streets shall have complete landscaping and irrigation. 102. The project shall be subject to fair share traffic improvement impact fees as outlined in the traffic study and EIR mitigation measures.
12 103. Applicant shall improve and dedicate all proposed bordering streets and roadways in accordance with the map to City standards and to the approval of the City Engineer. 104. All sight distances for all corners shall conform to the City’s sight distance requirements to the satisfaction of the City Engineer.
105. All public street improvements shall be as required in the Master Plan, Patterson City Code, and/or as outlined in the Tentative Map, or in any duly adopted sections of the General Plan, and shall be constructed as directed by the City Engineer. The location and design of all private streets and alleys (if any) shall be subject to the review and approval of the City Engineer. All street names are to be approved as specific by the City’s street naming policies.
106. Minimum curb-to-curb distance shall be 36’ for any street cross section, or as approved by the City Engineer.
107. Driveway approaches and sidewalk interface shall meet ADA requirements, to the satisfaction of the City Engineer and Community Development Director. Driveway approaches to be per City Standard 3-S and driveway to be a minimum of 20’ in length from the back of sidewalk.
108. All streets, alleys, sidewalks, curbs, and gutters adjacent to the subdivision shall be improved as necessary to provide safe vertical and horizontal transitions to connect improvements constructed within this subdivision to existing improvements, as directed by the City Engineer. Any street, alley, sidewalk, or curb 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. 109. The Applicant shall install street frontage improvements per ordinance to the satisfaction of the Public Works Director and the City Engineer. These improvements may include, but are not limited necessarily to, grading, curb and gutter, sidewalk, paving, storm drain, sanitary sewer, and water facilities.
110. The stub ends of all streets planned for future continuation shall be temporarily protected with warning barricades, redwood headers or equivalent, and bars, as required by the City Engineer.
111. The Applicant shall furnish and install to the satisfaction of the City Engineer, street name signs, traffic regulatory and warning signs, and any necessary street striping and markings as required by the City Engineer consistent with City Standards. The signs shall conform to the City’s requirements and shall be purchased by the Applicant. Striping and signing shall be paid for by the Applicant subject to review and approval of the City and made a part of the improvement plans.
13 112. The paving sections for the public and private streets shall be designed on the basis of an R Value Test, and Traffic Index to carry the anticipated traffic loads, but shall be no less than 3" of AC over 8" CL2/Base for local streets and 4" AC over 12" CL2/Base for collectors. This design shall be subject to the approval of the City Engineer. 113. Streetlights shall be provided consistent with the Master Plan and installed to the satisfaction of the City Engineer. The type, height, and design of streetlightsshall be subject to review and approval by the City and will direct lighting downward, shielding to the greatest extent practical, light exposure beyond that needed for proper intersection lighting.
FIRE DEPARTMENT CONDITIONS
114. All buildings shall be uniformly numbered with numbers visible from the street and internally illuminated, consistent with California Building and Fire Code requirements. 115. That proposed fire hydrants at cul-de-sacs shall be located as required by the State Fire Code, subject to review and approval by the City Fire Chief or their designee and the City Engineer.
116. That all proposed fire hydrants shall be adequately spaced per California Fire Code. 117. Fire lanes and access roads must be installed prior to construction of the first building to the satisfaction of the Fire Chief and the Public Works Department. 118. All fire lanes shall be posted and enforced, per Police Department and Fire Department guidelines.
119. Prior to placement of lumber or other combustible materials on the site, the domestic water system, including fire hydrants, shall be installed and tested and all-weather roads shall allow access to all areas of the site, per Fire Department and Public Works Department standards.
120. Fire hydrants shall be installed along all public streets and on site with intervals and placement subject to approval of the Fire Chief.
121. No air conditioning or similar mechanical equipment shall be installed on roofs of dwellings or within any setback area of 5 feet or less, unless approved by the Fire Chief. 122. 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. Fees, Deposits, and Water Rates are listed on the permit application. 14 123. Prior to issuance of a certificate of occupancy for the first dwelling unit, the Applicant shall provide mail receptacles for the units as required by the Postmaster of the City of Patterson.
IMPROVEMENT PLANS, SUBDIVISION IMPROVEMENT AGREEMENT, FINAL MAP 124. The Applicant shall file one copy of the Tentative Map to be used for assigning addresses. 125. The Applicant shall enter into a subdivision improvement agreement for each phase of the project with the City for Applicant to perform the installation and construction of all improvements as contained in the conditions of approval of the subdivision and those required by the subdivision sections of the Patterson City Code; and shall post bond, cash deposit, instrument of credit, or such other security which conforms with State law and as approved by the City Attorney, guaranteeing the installation and construction of all required improvements within 24 months from recordation of the final map or within an approved time extension in accordance with the provisions of the Patterson City Code. 126. The Applicant shall pay all appropriate fees due prior to recordation of each final map. 127. The Applicant shall set all monuments required by the Subdivision Map Act before subdivision improvement bond or security is released.
128. Each final map shall include bicycle trip support infrastructure, including bike lanes on major roadways, as appropriate.
129. Any deed of trust encumbering the parcels of land shall be properly referenced with the recordation of a final map.
130. A Geotechnical Soils Report must be submitted as part of the improvement plans with required recommendations for all structural elements of this project, subject to review and approval by the City Engineer.
131. Prior to recordation of any Final Map within the project, Applicant shall dedicate any land required as part of the Mitigation Monitoring and Reporting Program for the EIR, subject to review and approval by the Community Development Director. 132. Prior to map recordation, the Applicant shall submit a set of Improvement Plans prepared by a Registered Civil Engineer for construction of improvements. The improvements shall include but shall not be limited to curbs, gutters, sidewalks, underground utilities, streetlights with underground wiring, appropriate directional and regulatory traffic control signs, sewer system, water system, and adequate positive drainage. 133. Improvement Plans shall include, but shall not be limited to, grading, sediment & erosion control, streets, drainage, sewer, water, and appurtenant improvements and shall be 15 submitted concurrently for the tract unless otherwise permitted by the City Engineer. In addition, a master utility plan for the tract shall be submitted showing the layout and location of all on-site and off-site utility facility improvements. This plan must bear the approval signatures by appropriate representatives from each utility company unless otherwise permitted by the City Engineer. The plan submittal shall also include construction cost estimates, plan check fees, soils and geologic reports (as necessary) and all pertinent engineering design calculations. The final map may not be recorded unless all said improvement plans and utility Master Plan have been approved by the City Engineer. 134. Faithful performance and labor and material bonds (each to be 100% of the Engineer’s Estimate, as approved by the City Engineer) shall be posted with the City to cover all public improvements, onsite grading, and retaining walls prior to the issuance of building permit. 135. The Applicant shall provide the original mylars and electronic copies of the public improvement plans, modified to reflect the field changes made during construction. The plans shall be stamped "Record Drawings" and submitted to the City prior to occupancy clearance.
136. Applicant shall provide the City with one set of mylar, and three sets of blue line prints of the Record Drawings of the Improvement Plans before any final of dwelling units. 137. An engineering cost estimate shall be submitted with the grading and improvement plans.
The Applicant's engineer shall sign and stamp the calculation and cost estimates prior to issuance of building permits.
138. The Final Map shall be designed such that “Lot E” intersects most symmetrically with the southwest corner of the English Oak Avenue / Hartley Street intersection. 139. Lots 111 shall be reduced to a standard lot size, with excess land placed in a remainder lot, designated and available to be combined with land from the future subdivision (across the PID irrigation canal to the west) at fair market value. 140. “Street G” shall be designed with curb extensions, bulb-outs, and/or other appropriate traffic-calming and speed-reducing/stopping measures to ensure safe crossings for pedestrians & cyclists utilizing the paseo (Lots C & D), subject to review and approval by the Community Development Director and the City Engineer.
141. All side-yard property boundaries shall be perpendicular to the south and east frontages of “G Street.”
142. The minimum centerline radius for “Street G” shall be a minimum of 300 feet, consistent with City roadway design standards, subject to review and approval the City Engineer and Community Development Director.
16 143. Curbing along the street frontages of Lots 7 through 12 shall be painted red and signed for “No Parking” to preserve visibility of pedestrians by motorists travelling along “Street G.” 144. The roundabout / turn circle comprising the intersection of Olive Avenue and Hartley Streed shall be fully designed for full street, landscaping and irrigation improvements, subject to review and approval by the City Engineer and Community Development Director.
CONDITIONS FROM OTHER RESPONSIBLE AGENCIES
1. Applicant shall demonstrate compliance with any and all conditions and requirements of other responsible agencies, special districts, or public agencies having jurisdiction over any component of the project.
2. Applicant shall demonstrate compliance with all conditions and requirements of the Patterson Irrigation District (PID) (see comment letter dated April 17, 2025)
3. Applicant shall demonstrate compliance with all conditions and requirements of the Central Valley Regional Water Quality Control Board, as may be applicable to any and all components of the project. (See comment letter, dated April 22, 2025).
4. Applicant shall demonstrate compliance with all conditions and requirements of the San Joaquin Valley Air Pollution Control District, as may be applicable to any and all components of the project. (See comment letter, dated April 24, 2025).