Exhibit A Taco Bell Stadium Square – Daniels Street

Conditions of Approval Page 1 of 8 

## City of Manteca Community Development Department 

# Conditions of Approval Taco Bell Site Plan Review and Minor Use Permit

May 5, 2015 February 24, 2015

Project File Number: Site Plan Review & Minor Use Permit No. 14-78-08 Project Name: Taco Bell Project Location: Stadium Square – Daniels Street, APN 222-250-08

This list of conditions is not intended to be a com prehensive list of City regulations. All conditions are referenced to the Taco Bell Site Pla n (received Jan. 28, 2015) which is on file with the City of Manteca, Community Development Dep artment. Planning Division 1) This Site Plan Review is approved, as shown on t he exhibits (received Jan. 28, 2015) and attachments, and as modified by the following condi tions of approval, subject to final review and approval by the City of Manteca. 2) This Site Plan Review approval shall be effectua ted within a period of two years from this date and if not effectuated shall expire on May 5, 2017 February 24, 2017

, unless altered and/or extended per State law. Prior to expiration the owner/developer may apply for an extension, to be approved by the Planning Commissio n, not to exceed a total of one year from original date of expiration. 3) All conditions of approval shall be satisfied by the owner/developer. All costs associated with compliance with the conditions shall be at the owner/developer’s expense. 4) Utility Companies: The applicant is responsible for contacting all appropriate utility companies to obtain agreements for extension and/or relocation of services necessary for the proposed development. 5) Fees: Developer shall be responsible for contac ting all affected agencies, and for the timely payment of all applicable fees associated with this project. 6) All signage is subject to separate review, and s hall comply with the allowance in the Zoning Ordinance. A sign plan shall be reviewed by the Pl anning Department prior to issuance of a Building Permit. 7) The applicant shall provide a minimum of two (2) bicycle parking spaces.Exhibit A Taco Bell Stadium Square – Daniels Street

Conditions of Approval Page 2 of 8 8) A lighting plan shall be submitted for review an d approval. All lighting shall be consistent with the existing Stadium Square lighting, and shal l maintain 1 foot candlelight with pedestrian walkways and parking lots. Building Division 9) Accessible parking spaces complying with Section IIB-502 shall be provided in accordance with Table IIB-208.2. CBC Sections IIB-208.2 and I IB-208.2.4. 10) At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zone; publi c streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. Where more than one route is provided, all routes must be acce ssible. CBC Section IIB-206.2.2. 11) All entrances and exterior ground-floor exits t o buildings and facilities shall be accessible and shall comply with Section IIB-404. CBC Section IIB-206.4.1. 12) All signage requires a separate building permit

. Engineering Division
Streets 13) The entrance shall be amended to a right-in ent ry only. Proper signage shall be placed at the entrance saying “Not an Exit, Entrance Only”. 

### 13) Developer shall, to the satisfaction of the Cit y Engineer, provide onsite direction, via pavement markings and/or signage, to aid drivers in the ability to exit this project and utilizing an off-street route to be delivered to the south leg of the Daniels Street/Fishback Road signalized inte rsection. Developer shall also install a sign at the right out onto Daniels S treet, “No U-turn at Daniels/Fishback.”

Site 14) On-site pavement surface drainage slope shall b e as follows: Minimum cross-slope on asphalt concrete is 2% or concrete is 1 % with a ma ximum of 5%. Concrete valley or curb gutters shall have a minimum slope of 0.25%. The p avement slope in ADA areas shall be 1.5% minimum to 2% maximum. 15) A Medium Refuse/Recycling Enclosure per City St andard M-3B shall be provided at the location shown on the site plan. The trash enclosu re must have gate latching pins that go into the ground for the open and closed positions o f the gate. 16) On-site curbing shall conform to City of Mantec a Standard ST-35, "Parking Area Curbs”.
Storm Drain 17) Improvements shall be constructed in conformanc e with the latest edition of the Storm Drain Master Plan.

18) A preliminary storm drainage plan shall be subm itted to the City Engineer for approval prior to final improvement plan submittal. The plan shall be accompanied by calculations for peak flows, total runoff, pipe sizes, detention basin vo lume and evidence of groundwater depth.

19) All drain inlets shall be marked "No Dumping - Drains to River". Drain markers shall be purchased from the City of Manteca at cost plus 15% administrative charge, and installed by the Developer prior to acceptance of the improvemen ts.Exhibit A Taco Bell Stadium Square – Daniels Street

Conditions of Approval Page 3 of 8 20) If a storm drain inlet is located in the trash enclosure area, a SafeDrain installation will be required at the inlet. 21) All storm drainage improvements shall conform t o the requirements set forth in National Pollution Discharge Elimination System (NPDES) perm it 2013-0001-DWQ and all applicable municipal design standards approved or adopted at o r prior to the time of approval of building plans. Particular attention shall be paid in design, construction, and operations and maintenance of facilities to Sections E.9 through E .12 of the NPDES permit.

22) Projects that create or replace greater than 2, 500 square feet of impervious cover area shall implement Post-Construction Best Management Practic es (BMPs) in conformance with NPDES permit 2013-0001-DWQ Section E.12.b. Project s that create or replace greater than 5,000 square feet of impervious cover area are regulated under the Post-Construction Storm Water Management Program and shall implement measures for site design, sources control, runoff reduction, storm water treatment, a nd baseline hydromodification management in conformance with Section E.12 of the NPDES permit 2013-0001-DWQ.

23) Adequate separation shall be maintained in conf ormance with State and Local regulations between base of facilities and the Depth to Histori cal High Groundwater for any unlined, infiltration bases storm water systems. For more in formation regarding minimum State requirements, please contact the Storm Water Permit ting Section of the Regional Water Quality Control Board (RWQCB)-Sacramento Division.

24) Proposed multiple benefits elements in lieu of standard Post-Construction Storm Water Management measures must receive concurrence from t he RWQCB and the City prior to inclusion into this project.

25) The developer shall provide access agreements i n perpetuity for City to inspect all PostConstruction Management Practices installed on priv ate property. Post-Construction Management Practices shall be installed such that t hey are visible and accessible from publicly accessible areas. Post-Construction Manage ment Practices must not be installed in areas likely to be fenced, or otherwise made inacce ssible to inspections, in the future by residents.

26) Developer shall enter into an agreement to the City to maintain and operate all PostConstruction Management Practices in perpetuity. Sa id agreements shall be noted in the CCRs and on the plot plans for lots where applicabl e.
27) Post-Construction Management Practices shall co nform to the Low-Impact Development Manual of Southern California, as referenced in the NPDES permit, except where or when superseded by approved Low-Impact Development Stand ards for the City of Manteca.

28) Where conflict between standards arises, the st andard most-protective to water quality, to public health and safety, and against flooding shal l be utilized.

29) Prior to any land disturbing construction activ ities occurring on a project, Developer shall meet the requirements of NPDES. For sites exceeding 1 acre of disturbance area that are deemed non-exempt, contractor shall prepare and sub mit a Storm Water Pollution Prevention Plan (SWPPP) and apply for a permit unde r the California General Construction NPDES permit. SWPPP shall be prepared and signed by a Qualified SWPPP Developer (QSD) certified by the State Water Resources Contro l Board. All modifications to SWPPPExhibit A Taco Bell Stadium Square – Daniels Street

Conditions of Approval Page 4 of 8 shall be implemented by a QSD in responsible charge for the project. The SWPPP shall be implemented under the supervision of a Qualified SW PPP Practitioner (QSP). For permit information, contact the State Water Resources Cont rol Board (SWRCB) at:

State Water Resources Control Board PO Box 1977, Sacramento, CA 95812-1977 Attn: Storm Water Permitting Section Telephone: (916) 341-5537

To log in to the SWRCB Storm Water Multiple Applica tion and Report Tracking System (SMARTS) to enter site information and apply for pe rmit, please contact the City of Manteca Public Works Department to establish a proj ect and authorize data entry

access.
All other sites shall conform to the City of Mantec a Standards, the California Green Building Standards, and Section E.10 of the NPDES p ermit 2013-0001-DWQ. All construction involving land disturbing activities s hall submit for approval an Erosion Control and Sedimentation Plan (ESCP) prepared and signed by a QSD. All ESCP treatment measures and BMPs must be maintained at a ll times until construction is completed and the site is stabilized as defined und er the Construction General NPDES permit.

Prior to issuance of the first grading or building permit for a project, a copy of the SWPPP or ESCP shall be submitted by the developer a nd approved by Authorized Signatory or Legally Responsible Person (LRP) for t he City’s NPDES program. Contact the City of Manteca Public Works Department to iden tify appropriate person for review and approval of plans and documents.

30) Developer shall pay fair-share costs for storm drainage improvements, including improvements downstream to improve capacity or wate r quality treatments needed to conform to current Wastewater Collection Systems Ma ster Plan, City standards and support the development.

31) Developer shall include provisions for storm wa ter quality treatment. Locations and types of treatment facilities shall be indicated on the impr ovement plans. This project shall be designed to meet the storm water management and wat er quality treatment requirements of NPDES permit 2013-0001-DWQ and Water Quality Object ives (WQO) permit 2003-005- DWQ attachment 4, except where superseded by NPDES permit 2013-0001-DWQ. The permit requirements most protective of public healt h, safety and water quality shall be utilized.

Water 32) Install backflow prevention devices at the dome stic water service entrance, on-site fire hydrant(s) water service entrance and fire sprinkle r system water service entrance in accordance with City standards. Sanitary Sewer 33) A grease trap per City Standard M-1 shall be pr ovided at the location shown on the site plan.
GeneralExhibit A Taco Bell Stadium Square – Daniels Street

Conditions of Approval Page 5 of 8 34) Prior to the issuance of a building permit the following shall be submitted by the developer and approved by the Community Development Departmen t: a) On-site grading and drainage plan; b) Storm Water Pollution Prevention Plan; c) On-site utility (sanitary sewer, water and storm drain) plan; d) Erosion Control Plan; and e) Agreement for maintenance of on-site drainage tr eatment system(s) signed and notarized by owner. The plans specified above shall be prepared by a Re gistered Civil Engineer.

Parks and Recreation
General: 

### 35) All landscaped areas shall comply with AB1881 r equirements and all forms and paperwork shall be completed through City of Mantec a Planning Department. 36) All landscape plans will be required to be revi ewed by the City of Manteca Parks and Recreation Department. 37) All proposed landscape shall be installed and m aintained by the developer/property

owner. 38) The project will require a separate water meter for irrigation purposes and a RP Backflow device. The project will require a master valve. 39) 

### Water Efficient Landscape “notes” shall be placed o n the cover sheet of landscape plans (please review attached Plan Review Memo from the Public Works Department)

ADVISORY NOTES: Requirements from outside agencies. A. San Joaquin County Multi-Species Habitat Conserv ation & Open Space Plan (SJMSCP): 1. This Project is subject to the San Joaquin Multi -Species Habitat Conservation and Open Space Plan (SJMSCP). This can be a 30 day process and it is recommended that the project applicant contact SJMSCP staff as early as possible. The Cit y of Manteca is a signatory to the San Joaquin County Multi-Species Habitat Conservation a nd Open Space Plan (SJMSCP). Participation in the SJMSCP satisfies requirements of both the state and federal endangered species acts, and ensures that the impacts are miti gated below a level of significance in compliance with the California Environmental Qualit y Act (CEQA). Although participation in the SJMSCP is voluntary, lead agents should be aware th at if project applicants choose against participating in the SJMSCP, they will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP.

B. San Joaquin County Environmental Health Departme nt (EHD): 1. Submit three (3) sets of food facility plans to the Environmental Health Department for review and approval prior to issuance of building permit(s) (C alifornia Retail Food Code, Article 1, 114380). A review fee of $390 is required at the time of sub mittal.

C. Manteca Unified School District:Exhibit A Taco Bell Stadium Square – Daniels Street

Conditions of Approval Page 6 of 8 1. The developer shall contact Manteca Unified Scho ol District Facilities Planning regarding school fees and requirements prior to pulling the first bu ilding permit. D. San Joaquin Valley Air Pollution Control Distric t: 1. Based on information provided to the District, p roject specific emissions of criteria pollutants ar e not expected to exceed District significance thresh olds of 10 tons/year NOX, 10 tons/year ROG, and 15 tons/year PM10. Therefore, the District conc ludes that project specific criteria pollutant emissions would have no significant adverse impact on air quality. 2. Based on information provided to the District, t he proposed project would be equal or greater than 2,000 square feet of commercial space. Therefore, t he District concludes that the proposed project would be subject to District Rule 9510 (Ind irect Source Review). District Rule 9510 is intended to mitigate a projec t’s impact on air quality through project design elements or by payment of applicable off-site mitig ation fees. Any applicant subject to District Rule 9510 is required to submit an Air Impact Asses sment (AIA) application to the District no later than applying for final discretionary approval, and to pay any applicable off-site mitigation fees before issuance of the first building permit. If approval of the subject project constitutes the last discretionary approval by your agency, the District recommends that demonstration of complianc e with District Rule 9510, including payment of all applicable fees before issuance of the first building permit, be made a condition of project approval. Information about how to comply with Dist rict Rule 9510 can be found online at: http://www.valleyair.org/ISR/ISRHome.htm. 3. Particulate Matter 2.5 microns or less in size ( PM2.5) from under-fired charbroilers (UFCs) pose immediate health risk. Since the cooking of meat c an release carcinogenic PM2.5 species like polycyclic aromatic hydrocarbons (PAH), controlling emission from under-fired charbroilers will have substantial positive impact on public health. Charbroiling emissions occur in populated areas, ne ar schools and residential neighborhoods, resulting in high exposure levels for sensitive Val ley residents. The air quality impacts on neighborhoods near restaurant with UFCs can be sign ificant on days when meteorological conditions are stable, when dispersion is limited a nd emissions are trapped near the surface within the surrounding neighborhoods. This potenti al for neighborhood-level concentration of emissions during evening or multi-day stagnation ev ents raises environmental concerns. In addition, the cooking emissions source category is one of the largest single contributors of directly emitted PM2.5 in the Valley. Photochemica l modeling conducted for the 2012 PM2.5 Plan showed that reducing commercial charbroiling e missions is critical to achieving PM2.5 attainment in the Valley. The District will amend Rule 4692 (Commercial Charb roiling) in 2016, with a 2017 compliance date, to add emission control requirements for UFCs , as committed to in the District’s 2012 PM2.5 Plan. Installing charbroiler emissions contr ol systems during construction of new facilities is likely to result in substantial economic benefit compared to costly retrofitting. Therefore, the District strongly recommends that yo ur agency require new restaurants that will operate UFCs to install emission control systems du ring the construction phase. To ease the financial burden for Valley businesses that wish to install control equipment before it is required, the District will offer incentive funding during th e time leading up to the 2016 amendment. Restaurants with UFCs may be eligible to apply for funding to add emission control systems. Please contact the District at (559) 230-5858 for m ore information. 4. The proposed project may be subject to District Rules and Regulations, including: Regulation VIII (Fugitive PM10 Prohibitions), Rule 4102 (Nuisance), Rule 4601 (Architectural Coatings), and Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, P aving and Maintenance Operations). In the event an existing building will be renovated, parti ally demolished or removed, the project may be subject to District Rule 4002 (National Emission St andards for Hazardous Air Pollutants). The above list of rules is neither exhaustive nor exclu sive. To identify other District rules or regulatio nsExhibit A Taco Bell Stadium Square – Daniels Street

Conditions of Approval Page 7 of 8 that apply to this project or to obtain information about District permit requirements, the applicant is strongly encouraged to contact the District’s Sm all Business Assistance Office at (559) 230- 5888. Current District rules can be found online at : www.valleyair.org/rules/1ruleslist.htm. E. South San Joaquin Irrigation District: 1. Any proposed disposal of storm water that will u ltimately discharge into District facilities shall conform to the District's current policy relative t o storm drainage. Hydraulic calculations and plans for proposed storm system shall be provided t o the District for review and approval and shall conform to the approved Storm Drainage Master Plan and Storm Drainage Agreement between the District and the City. 2. All District irrigation and drainage facilities which are determined by the District to be affecte d by the proposed development, shall be replaced with ru bber gasket reinforced concrete pipe and shall be relocated, if necessary, to District appro ved locations. Facilities assumed to be affected by this development include Laterals “X”, “X 170 dd ”, “X 161 dd” and “X-Ya”. Further, hydraulic calculations to determine pipe s ize will be required for any design changes or relocations that are proposed on District facilitie s. In accordance with District standards, construction on District facilities is not allowed between February 15th and October 15th of any given year. As such, plans for pipeline improvemen ts need to be received no later than mid-July (3 months before the end of water season), so that all construction work can be completed during the provided window period. 3. All improvements to the District facilities shal l comply with the District's current standards, drawings, and policies. The developer shall enter into the necessary agreements, permits, etc., required by the District for construction of Distri ct facilities. 4. District facilities within the development, or i mpacted by the development, which provide storm water drainage or irrigation spill functions, shall not be abandoned, relocated, or replaced, unless alternate provisions are made to handle such draina ge in accordance with District approval. 5. The property owner and/or developer shall execut e Irrigation Service Abandonment Agreements and provide for the removal of irrigation and drain age facilities and structures on property no longer requiring irrigation service. The method of abandonment and extent of such removal shall be determined by District. Private irrigation facilities and easements shall b e provided for private use to accommodate property that will still be using Distr ict water to irrigate adjacent to the development. The proposed connection of any such pr ivate facility to District facilities shall be approved in advance by the District.

6. Easements for all District facilities shall be d edicated on current District forms. Additional easements shall be dedicated for access to all manh oles and control structures. All District easements shall be shown on the final map together with the District's standard acknowledgment. Easements for pipelines shall be a minimum of 30 ft . in width. A title report shall be provided to District for its use in preparation of all required documents and to ascertain if the District has a f ee interest in the proposed development. 7. Improvement plans for both off-site and on-site improvements shall be submitted for review and approval by the District's Board of Directors. Prio r to plan submittal, the developer shall submit a retainer for plan check and inspections required fo r the project in accordance with the current established fee schedule. 8. Upon completion of the project, the developer sh all provide one complete set of "As-Built" drawings to the District for its future use. 9. The following statement shall be affixed or othe rwise included within the approved development plans: "SSJID has adopted time limits limiting the period of its approval should the landowner/developer fail to substantially complete his development project in a timely manner and as per approved development plans.Exhibit A Taco Bell Stadium Square – Daniels Street

Conditions of Approval Page 8 of 8 10. These time limits adopted by SSJID are in most cases equal to those utilized by the governmental agency or institution responsible for development approvals. Should the time limit be exceeded, SSJID reserves the right to then apply any of its current development standards and requirements. 11. The District reserves the right to apply additi onal conditions if development does not occur withi n one (1) year of the Planning Commission's approval.