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 comprehensive list of City regulations. All 

conditions are referenced to the Taco Bell Site Plan (received Jan. 28, 2015) which is on file 

with the City of Manteca, Community Development Department. 

Planning Division 

1) This Site Plan Review is approved, as shown on the exhibits (received Jan. 28, 2015) and 

attachments, and as modified by the following conditions of approval, subject to final review 

and approval by the City of Manteca. 

2) This Site Plan Review approval shall be effectuated 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 Commission, 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 contacting 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 shall comply with the allowance in the Zoning 

Ordinance. A sign plan shall be reviewed by the Planning 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 and approval. All lighting shall be consistent 

with the existing Stadium Square lighting, and shall 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 IIB-208.2.4. 

10) At least one accessible route shall be provided within the site from accessible parking 

spaces and accessible passenger loading zone; public streets and sidewalks; and public 

transportation stops to the accessible building or facility entrance they serve. Where more 

than one route is provided, all routes must be accessible. CBC Section IIB-206.2.2. 

11) All entrances and exterior ground-floor exits to 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 entry only. Proper signage shall be placed at 

the entrance saying “Not an Exit, Entrance Only”. 

13) Developer shall, to the satisfaction of the City 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 intersection. Developer shall 

also install a sign at the right out onto Daniels Street, “No U-turn at 

Daniels/Fishback.” 

Site 

14) On-site pavement surface drainage slope shall be as follows: Minimum cross-slope on 

asphalt concrete is 2% or concrete is 1 % with a maximum of 5%. Concrete valley or curb 

gutters shall have a minimum slope of 0.25%. The pavement slope in ADA areas shall be 

1.5% minimum to 2% maximum. 

15) A Medium Refuse/Recycling Enclosure per City Standard M-3B shall be provided at the 

location shown on the site plan. The trash enclosure must have gate latching pins that go 

into the ground for the open and closed positions of the gate. 

16) On-site curbing shall conform to City of Manteca Standard ST-35, "Parking Area Curbs”. 

Storm Drain 

17) Improvements shall be constructed in conformance with the latest edition of the Storm Drain 

Master Plan. 

18) A preliminary storm drainage plan shall be submitted 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 volume 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 improvements. 
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 to the requirements set forth in National 

Pollution Discharge Elimination System (NPDES) permit 2013-0001-DWQ and all applicable 

municipal design standards approved or adopted at or 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 Practices (BMPs) in conformance with 

NPDES permit 2013-0001-DWQ Section E.12.b. Projects 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, and baseline hydromodification 

management in conformance with Section E.12 of the NPDES permit 2013-0001-DWQ. 

23) Adequate separation shall be maintained in conformance with State and Local regulations 

between base of facilities and the Depth to Historical High Groundwater for any unlined, 

infiltration bases storm water systems. For more information regarding minimum State 

requirements, please contact the Storm Water Permitting 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 the RWQCB and the City prior to 

inclusion into this project. 

25) The developer shall provide access agreements in perpetuity for City to inspect all PostConstruction Management Practices installed on private property. Post-Construction 

Management Practices shall be installed such that they are visible and accessible from 

publicly accessible areas. Post-Construction Management Practices must not be installed in 

areas likely to be fenced, or otherwise made inaccessible 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. Said agreements shall be noted in the 

CCRs and on the plot plans for lots where applicable. 

27) Post-Construction Management Practices shall conform 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 Standards for the City of Manteca. 

28) Where conflict between standards arises, the standard most-protective to water quality, to 

public health and safety, and against flooding shall be utilized. 

29) Prior to any land disturbing construction activities occurring on a project, Developer shall 

meet the requirements of NPDES. For sites exceeding 1 acre of disturbance area that are 

deemed non-exempt, contractor shall prepare and submit a Storm Water Pollution 

Prevention Plan (SWPPP) and apply for a permit under the California General Construction 

NPDES permit. SWPPP shall be prepared and signed by a Qualified SWPPP Developer 

(QSD) certified by the State Water Resources Control Board. All modifications to SWPPP 
Exhibit 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 SWPPP Practitioner (QSP). For permit 

information, contact the State Water Resources Control 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 Application and Report Tracking System 

(SMARTS) to enter site information and apply for permit, please contact the City of 

Manteca Public Works Department to establish a project and authorize data entry 

access. 

All other sites shall conform to the City of Manteca Standards, the California Green 

Building Standards, and Section E.10 of the NPDES permit 2013-0001-DWQ. All 

construction involving land disturbing activities shall submit for approval an Erosion 

Control and Sedimentation Plan (ESCP) prepared and signed by a QSD. All ESCP 

treatment measures and BMPs must be maintained at all times until construction is 

completed and the site is stabilized as defined under the Construction General NPDES 

permit. 

Prior to issuance of the first grading or building permit for a project, a copy of the 

SWPPP or ESCP shall be submitted by the developer and approved by Authorized 

Signatory or Legally Responsible Person (LRP) for the City’s NPDES program. Contact 

the City of Manteca Public Works Department to identify 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 water quality treatments needed to 

conform to current Wastewater Collection Systems Master Plan, City standards and support 

the development. 

31) Developer shall include provisions for storm water quality treatment. Locations and types of 

treatment facilities shall be indicated on the improvement plans. This project shall be 

designed to meet the storm water management and water quality treatment requirements of 

NPDES permit 2013-0001-DWQ and Water Quality Objectives (WQO) permit 2003-005-

DWQ attachment 4, except where superseded by NPDES permit 2013-0001-DWQ. The 

permit requirements most protective of public health, safety and water quality shall be 

utilized.

Water 

32) Install backflow prevention devices at the domestic water service entrance, on-site fire 

hydrant(s) water service entrance and fire sprinkler system water service entrance in 

accordance with City standards. 

Sanitary Sewer 

33) A grease trap per City Standard M-1 shall be provided at the location shown on the site 

plan. 

General 
Exhibit 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 Department: 

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 treatment system(s) signed and 

notarized by owner. 

The plans specified above shall be prepared by a Registered Civil Engineer. 

Parks and Recreation 

General: 

35) All landscaped areas shall comply with AB1881 requirements and all forms and 

paperwork shall be completed through City of Manteca Planning Department. 

36) All landscape plans will be required to be reviewed by the City of Manteca Parks 

and Recreation Department. 

37) All proposed landscape shall be installed and maintained 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 on 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 Conservation & 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 City of Manteca is a signatory to the San 

Joaquin County Multi-Species Habitat Conservation and 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 mitigated below a level of significance in 

compliance with the California Environmental Quality Act (CEQA). Although participation in the 

SJMSCP is voluntary, lead agents should be aware that 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 Department (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) (California Retail Food Code, Article 1, 114380). 

A review fee of $390 is required at the time of submittal. 

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 School District Facilities Planning regarding school 

fees and requirements prior to pulling the first building permit. 

D. San Joaquin Valley Air Pollution Control District: 

1. Based on information provided to the District, project specific emissions of criteria pollutants are 

not expected to exceed District significance thresholds of 10 tons/year NOX, 10 tons/year ROG, 

and 15 tons/year PM10. Therefore, the District concludes that project specific criteria pollutant 

emissions would have no significant adverse impact on air quality. 

2. Based on information provided to the District, the proposed project would be equal or greater than 

2,000 square feet of commercial space. Therefore, the District concludes that the proposed 

project would be subject to District Rule 9510 (Indirect Source Review). 

District Rule 9510 is intended to mitigate a project’s impact on air quality through project design 

elements or by payment of applicable off-site mitigation fees. Any applicant subject to District 

Rule 9510 is required to submit an Air Impact Assessment (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 compliance 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 District 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 can 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, near schools and residential neighborhoods, 

resulting in high exposure levels for sensitive Valley residents. The air quality impacts on 

neighborhoods near restaurant with UFCs can be significant on days when meteorological 

conditions are stable, when dispersion is limited and emissions are trapped near the surface 

within the surrounding neighborhoods. This potential for neighborhood-level concentration of 

emissions during evening or multi-day stagnation events 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. Photochemical modeling conducted for the 2012 PM2.5 

Plan showed that reducing commercial charbroiling emissions is critical to achieving PM2.5 

attainment in the Valley. 

The District will amend Rule 4692 (Commercial Charbroiling) 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 control systems during construction of new facilities 

is likely to result in substantial economic benefit compared to costly retrofitting. 

Therefore, the District strongly recommends that your agency require new restaurants that will 

operate UFCs to install emission control systems during 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 the 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 more 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, Paving and Maintenance Operations). In the 

event an existing building will be renovated, partially demolished or removed, the project may be 

subject to District Rule 4002 (National Emission Standards for Hazardous Air Pollutants). The 

above list of rules is neither exhaustive nor exclusive. To identify other District rules or regulations 
Exhibit 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 Small 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 ultimately discharge into District facilities shall 

conform to the District's current policy relative to storm drainage. Hydraulic calculations and 

plans for proposed storm system shall be provided to 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 affected by 

the proposed development, shall be replaced with rubber gasket reinforced concrete pipe and 

shall be relocated, if necessary, to District approved 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 size will be required for any design changes or 

relocations that are proposed on District facilities. 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 improvements 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 shall 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 District facilities. 

4. District facilities within the development, or impacted 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 drainage in accordance with District approval. 

5. The property owner and/or developer shall execute Irrigation Service Abandonment Agreements 

and provide for the removal of irrigation and drainage 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 be provided for private use to 

accommodate property that will still be using District water to irrigate adjacent to the 

development. The proposed connection of any such private facility to District facilities 

shall be approved in advance by the District. 

6. Easements for all District facilities shall be dedicated on current District forms. Additional 

easements shall be dedicated for access to all manholes 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 fee 

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. Prior to plan submittal, the developer shall submit a 

retainer for plan check and inspections required for the project in accordance with the current 

established fee schedule. 

8. Upon completion of the project, the developer shall provide one complete set of "As-Built" 

drawings to the District for its future use. 

9. The following statement shall be affixed or otherwise 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 additional conditions if development does not occur within 

one (1) year of the Planning Commission's approval.