Dan Vander Pol
MDHE Enterprises, LLC
PO Box 1469
Auburn, WA 98071
City of Patterson
Community Development Department
(Planning Division)
1 Plaza
P.O. Box 667
Patterson, California 95363
209.895.8020
Email: [email protected]
March 13, 2023
Project: Architectural & Site Plan Review #22-09, Conditional Use Permit #23- 02, Oak Harbor Freight, S. Rogers Road, Patterson, APN #021-093- 012
Dear Mr. Vander Pol:
On Thursday, February 23, 2023, the City of Patterson Planning Commission voted 3-0 to approve Architectural & Site Plan Review #22-09 & Conditional Use Permit #23-02, subject to the conditions listed below:
Conditions of Approval
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 meet the requirements of the Public Works Department, City Engineer, Building Inspector, Community Development Department and Fire Chief. 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.
3 Development shall occur in substantial conformance with the site plan and elevations as approved by the Planning Commission.
Planning Commission Approval Letter
4 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 any way 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.
5 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 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.
6 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)
7 All storm drainage shall be conveyed away from the DMC ROW. (sections 3.2.12,
3.2.13, and 4.4)
8 Full compliance with NEPA is required for any improvements occuring within the Delta Mendota Canal ROW.
9 ROW boundaries shall be designed to protect the DMC from trespassers and vandalism.
Proper fencing to be installed 1 foot outside Reclamation's ROW and maintained by the new development. (Section 4.5.3 and 4.5.8)
10 At all roadway intersections, gates shall be designed and installed to prevent unauthorized access to DMC roadways (Section 4.1.10).
11 Bridge crossings with public walkways must be designed to prevent unwanted debris from being discharged into the canal (Section 3.2.13).
12 The modification of existing bridges, or the construction of new bridges shall take the existing O&M roads into consideration. MSHTO criteria for sight distances at the intersection of the O&M roads and roadways at new bridges shall be met to allow O&M vehicles to cross them safely (Section 4.1.4). Where existing or new proposed Bridge crossings exceed 2 lanes of travel in either direction, additional requirements may be necessary to provide safe crossings. The proposed crossing modifications shall be reviewed and approved by USBR and the Authority.
13 All new crossings shall be full span. No supports are allowed within the canal prism, and power poles shall be located outside of the ROW (Sections 4.6.2-2, 4.6.3.2). 14 Subsidence is a wide-spread issue on the DMC, and all new construction shall take subsidence impacts
Planning Commission Approval Letter
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.
15 All utility crossings of the DMC ROW shall be reviewed and approved by the Authority and the USBR (Section 4.6).
16 Existing drain inlets are to be plugged to the satisfaction of the Authority & Reclamation (Section 4.4.12). Refer to Authority drawing No. 2202033 "DRAIN INLET ABANDONMENT STANDARD PLAN'. Note: All work required within the canal prism will be completed by the Authority staff at the applicant's expense. All other abandonment requirements will be the responsibility of the applicant. Applicable fees shall apply. 17 Existing turnouts are to be either plugged or protected in place to the satisfaction of the Authority, Reclamation, and the appropriate water district (Section 4.4.12). Refer to the Authority drawing No. 2202034 'TURNOUT ABANDONMENT STANDARD PLAN'.
Applicant will be required to work directly with the appropriate water district for all activities related to turnouts. Note: All work required within the canal prism will be completed by the Authority staff at the applicant's expense. All other abandonment requirements will be the responsibility of the applicant. Applicable fees shall apply.
Design Requirements
18 South Rogers Road extension shall be fully improved (partial street improvements will not be allowed) to city standards and required structural street section. 19 Proposed driveway site shall comply with city standards, including width. 20 All utilities (water, non-potable water, sewer, storm), including manholes, shall be extended to city standards from the current limits of S. Rogers Road paving. 21 Fence materials and design adjacent to the California Aqueduct right-of-way shall be subject to review and approval by the City Engineer and Community Development Director.
22 Trees shall be included along the southern and eastern edges of the property as a view buffer, to the satisfaction of the Community Development Director. 23 All planted areas shall be separated from driveways by concrete curbs. 24 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. 25 All sight distances for all corners and driveways shall conform to the City's sight distance requirements to the satisfaction of the City Engineer.
26 As applicable, streets, alleys, sidewalks, curbs, and gutters adjacent to the project shall be improved as necessary to provide safe vertical and horizontal transitions to connect improvements constructed within the project to existing improvements, as directed by Planning Commission Approval Letter
the City Engineer.
27 All on-site utilities shall be underground and all utility fixtures, transformers, switching boxes and other installations shall be screened from view. 28 Per Title 24, CBC Section 118-208, parking lots shall provide the required number and configuration of accessible parking spaces.
29 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. 30 Improvements required for project development shall include street paving, curb, gutter, streetlights, sidewalks, landscaping, the required utilities, grading and drainage. 31 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.
32 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.
33 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 those of the main building.
34 Setbacks shall be verified by a licensed surveyor.
35 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.
36 Low Impact Development (LID) for storm water runoff shall be accommodated within the landscaping area prior to draining to the regional basin. 37 All trash enclosures shall be constructed to comply with the latest Health Department and Storm Water regulations (located at least 50' from any storm drain 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. All trash enclosure plans shall be reviewed and approved by the City's Planning Department.
Planning Commission Approval Letter
38 That a grease interceptor shall be provided 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 conform to the latest 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.
39 Interior vehicle travelways shall be designed to be capable of withstanding loads imposed by trash and delivery trucks.
40 That plans shall be submitted showing walls around the tank farm facilities. Design shall use colors and materials consistent with the travel center, shall be of a height tall enough to sufficiently shield views of the tanks from the public, and the landscaping plan shall incorporate landscaping materials in front of the walls to break up the apparent mass of the walls, to the satisfaction of the Community Development Director. 41 That plans shall be submitted with elevations of the maintenance building incorporating consistent architectural themes with the travel center building to the satisfaction of the Community Development Director. Such consistency may be accomplished by the use of, but not limited to, color, materials, and/or architectural elements. 42 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. 43 Plans for off-site public improvements and landscape plans must be submitted to the City Engineer for review and approval.
44 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.
45 That prior to building permit issuance, the applicant shall provide a planning 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). 46 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. 4 7 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. 48 On-site and off-site storm water runoff shall be detained and metered into the storm drainage system to
Planning Commission Approval Letter
the satisfaction of the City Engineer.
49 For new water service or existing water service, a Reduced Pressure Backflow prevention apparatus shall be installed per City Standards. 50 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. 51 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. 52 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.
53 All curb ramps (both sides of drive approaches) shall be Type-1 City Standard Detail 3-T and meet all new updated ADA standards.
54 New AC pavement shall be connected to the new concrete with dowels (if applicable). 55 New AC pavement shall be connected to existing pavement with 2" deep and 2' wide grind of existing pavement with geofabric and tac-coat. 56 Moisture barrier shall be installed behind sidewalk and medians. 57 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.
58 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.
59 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 Planning Commission Approval Letter
state, local, federal stormwater and FEMA regulations.
60 All utilities shall be routed to existing rights-of-way rather than utility easements. 61 Fire apparatus access roads shall be in accordance with the 2016 California Fire Code Section 503 and Appendix D.
62 Fire protection water supplies shall be in accordance with the 2016 California Fire Code Section 507 and Appendix C.
63 Fire hydrants shall be located to the Fire Inspector's specifications. Fire hydrants and fire hydrant flows shall meet all City of Patterson standards. 64 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.
65 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. 66 Water, sewer and storm calculations shall be provided for review during plan submittal. 67 All water meters shall be placed 1-foot behind the sidewalk with reduced pressure backflows. Backflow prevention devices shall be as close as possible to the water meter box.
68 Landscaping and water service shall include reduced pressure back flow prevention devices.
69 The project shall connect to the City's non-potable water system for landscape and irrigation purposes.
70 All on-site water lines and fire hydrants shall be private. 71 All non-potable water valves shall be Christy G-4 with triangular lid purple in color or approved equal.
72 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 limited 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 non-potable 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 nonpotable system.
Planning Commission Approval Letter
Prior to Grading
73 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. 7 4 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. 75 Complete grading and drainage plans shall be submitted to and approved by the City Engineer.
76 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.
77 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 sha.II be required.
78 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.
79 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.
80 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.
81 The applicant or his/her agents or employees shall be responsible for removal and clean-up of any spill
Planning Commission Approval Letter
on public streets during his/her entire grading operations. 82 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. 83 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 building permits. 84 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. 85 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. 86 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.
87 The applicant shall obtain a grading permit for on-site excavation and fill prior to construction.
88 Prior to concrete pour inspection, compaction tests are required for all footings. 89 The project shall obtain an Industrial Stormwater Permit under the State Water Board and Regional Water Quality Control Board general permit, if applicable.
Construction Phase
90 Construction shall be limited to between the hours of 7:00 a.m. and 6:00 p.m. on nonholiday 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. 91 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.
92 All water, gas, sewer, underground electrical power, cable TV, telephone lines, conduits, or underground drain lines shall be installed before any paving is placed.
Prior to Building Permit Issuance
93 Prior to approval of the final map, the applicant shall pay the fair share reimbursement fee for work
Planning Commission Approval Letter
related to the West Patterson Projects Environmental Impact Report. 94 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. 95 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. 96 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.
97 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 on-going maintenance of any improvements that the City will take over (CFO 2013-01 , Landscape Maintenance Districts (LMDs) Benefit Assessment Districts (BADs), County Service Area (CSA) and pay for all costs associated with this item. 98 "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 construction-related 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 Planning Commission Approval Letter
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. 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. 99 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.
100 "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"
101 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.
102 "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."
103 Separate water meters shall be installed for landscaping and indoor water services. 104 The project shall comply with City of Patterson Best Management Practices as defined in Planning Commission Approval Letter
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.
105 Future drainage system discharges shall comply with applicable state and federal pollutant discharge requirements.
106 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.
107 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. 108 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. 109 If using truncated domes, City prefers "Set in Place" domes. 110 Water meters shall be ordered and purchased through the Public Works Department. 111 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. 112 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. 113 If the property is within a Special Flood Hazard Area, applicant shall obtain a floodplain development permit and build according to floodplain standards. 114 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. 115 That the project shall establish garbage services and comply with mandatory commercial recycling - AB 341 and organics recycling - AB 1383.
116 All landscaping in the Public Right-of-Way shall be subject to review and approval by the Public Works and Community Development Department.
117 All pre-existing public improvements adjacent to the project area shall meet current City Standards and ADA standards.
Planning Commission Approval Letter
118 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 (5,000) square feet.
119 Bicycle racks to accommodate four bicycles shall be designed and installed in accordance with City Standards, with placement to be approved by the Community Development Department.
Prior to Certificate of Occupancy
120 Prior to issuance of a certificate of occupancy 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.
121 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. 122 Prior to issuance of a certificate of occupancy, mail receptacles shall be provided as required by the Postmaster of the City of Patterson.
123 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.
124 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. 125 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. 126 Install 'No Truck Parking' signage to maintain cul-de-sac/street clear as much as possible of obstructions such as big rig overnight parking. 127 To facilitate Emergency response, exterior doors leading to fire service features or rooms shall be labeled as 'ROOF ACCESS', 'ELECTRICAL ROOM', FIRE PUMP Planning Commission Approval Letter
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.
128 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 (office or at gate) with the top of box no higher than 6' above finished grade.
129 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. " 130 On-site fire hydrants and mains capable of supplying the required fire flow may be required if 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, as measured by an approved route around the exterior of the faculty or building.
131 Approved fire extinguishers be installed within the building(s) and shall be at least a 2A10BC.
132 All fire lanes must be posted and enforced, per Police and Fire Department Guidelines. 133 When manually operated gates cross required fire access lanes, or prevent access to building, a Knox padlock or Knox Key Box shall be installed at access gate. Electrically operated gates that cross fire access lanes shall be required to be equipped with an Knox Key Switch used by the Patterson Fire Department.
134 Knox locking caps for fire department connections shall be required on all new construction.
135 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.
Planning Commission Approval Letter
If you have questions or concerns, please contact our office at (209) 895-8020.
With kind regards,
V~ Mel&
Denise Melo
Planning Technician II
cc: Haren Sanghera, GDR Engineering, Inc.
City of Patterson Engineering, Capital Projects & Building Dept.
City of Patterson Administration
City of Patterson Finance
City of Patterson Public Works Department
City of Patterson Fire Department
City of Patterson Police Department
City of Patterson Recreation and Community Services Department Planning Commission Approval Letter
Oak Harbor Freight Lines
Location Map
City of Patterson, Stanislaus County, California
December 6, 2022
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