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HomeMy WebLinkAboutPC 2014-30A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT NO. PL2014-515 TO ADD A NEW 592 SQUARE -FOOT FULLY AUTOMATED DRIVE-THRU CAR WASH AND 140 SQUARE -FOOT EQUIPMENT ROOM TO AN EXISTING 2,232 SQUARE -FOOT (EXTRA MILE) CONVENIENCE STORE BUILDING USED IN CONJUCTION WITH AN EXISTING; (CHEVRON) SERVICE STATION ON A 0.52 GROSS ACRE (22,651 GROSS SQUARE -FOOT) LOT, A CONDITIONAL USE PERMIT IS REQUESTED FOR A FULLY AUTOMATED DRIVE-THRU CARWASH THAT IS ACCESSORY TO A SERVICE STATION LOCATED AT 21324 PATHFINDER ROAD, DIAMOND BAR, CA 91765 (APN 8285-029-002). A. RECITALS 1. The property owner, SMT Real Estate Holdings, LLC, and applicant, Mohamad R. Salimnia, have filed an application for Development Review and Conditional Use Permit No. PL2014-515 to add a new 592 square -foot fully automated drive-thru car wash and 140 square -foot equipment room to an existing 2,232 square -foot (Extra Mile) convenience store building used in conjunction with an existing (Chevron) service station located at 21324 Pathfinder Road, Diamond Bar, County of Los Angeles, California. 2. The following approvals are requested from the Planning Commission: (a) Development Review to add a new 592 square -foot fully automated drive- thru car wash and 140 square foot equipment room; and (b) Conditional Use Permit for a fully automated car drive-thru car wash that is accessory to a service station. Hereinafter in this Resolution, the subject Development Review and Conditional Use Permit shall be referred to as the "Proposed Project." 3. The subject property is made up of one parcel totaling 22,651 square feet (0.52 gross acres). It is located in the Commercial Office (CO) zone with an underlying General Plan land use designation of Commercial Office. 4. The legal description of the subject property is Lot 3 of Parcel Map Book No. 29, Page 44. The Assessor's Parcel Number is 8285-029-002. 5. On November 28, 2014, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. On November 26, 2014, public hearing notices were mailed to property owners within a 500 -foot radius of the Project site. Public notices were posted at the City's designated community posting sites on November 26, 2014. In addition to the published and mailed notices, the project site was posted with C. a display board and the notice was posted at three other locations within the project vicinity. 6. On December 9, 2014, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct, and 2. The Planning Commission hereby determines the Project to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15301(e) (additions to existing structures) of the CEQA Guidelines. Therefore, no further environmental review is required. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Sections 22.48 and 22.58, this Planning Commission hereby finds as follows: Development Review Findings DBMC Section 22.48.040 The design and layout of the proposed development is consistent with the applicable elements of the City's General Plan, City Design Guidelines, and development standards of the applicable district, design guidelines, and architectural criteria for special areas (e.g., theme areas, specific plans, community plans, boulevards or planned developments): The Proposed Project is consistent with the applicable elements of the City's General Plan, City Design Guidelines and development standards by meeting all of the required setbacks of the Commercial Office zone. The proposed car wash and equipment room addition have been designed to be complementary to the existing convenience store building and is designed to fit the site and its surroundings. The architectural style of the addition is contemporary and will be compatible with the architectural style of the convenience store. The proposed car wash and equipment room incorporate similar exterior colors and material finishes to match the existing store and includes design features such as an asymmetrical design, textured stucco finish exterior walls with Limestone the base veneer, and horizontal stucco moldings. 2 Planning Commission Resolution No. 2014-30 2. The design and layout of the proposed development will not interfere with the use and enjoyment of neighboring existing or future developments, and will not create traffic or pedestrian hazards: The proposed addition of the car wash and equipment room will not interfere with the use of enjoyment of neighboring existing or future developments because the use of the project site is designated for commercial uses and a fully automated car wash is an accessory use to the existing service station. The proposed building will not interfere with vehicular or pedestrian movements, such as access or other functional requirements. The proposed car wash has adequate queuing spaces for entering and exiting the car wash tunnel and will be more than adequate to accommodate the expected vehicle demand. Additionally, there is sufficient turning radii in the exiting drive aisle for vehicles to turn in the lane. 3. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by Chapter 22.48: Development Review Standards, the City's Design Guidelines, the City's General Plan, or any applicable specific plan: The architectural style is the same contemporary style as the existing convenience store building used in conjunction with the service station. The Proposed Project is designed to be compatible with the store and incorporates architectural details and colors to match the existing building. 4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, color, and will remain aesthetically appealing: Articulation and variation in the building elements has been achieved vertically and horizontally through the utilization of varying architectural features such as Limestone tile base veneer, horizontal stucco moldings, building colors and materials, and landscaping. The asymmetrical design of the car wash addition has a sense of balance, involving well-proportioned masses and roof design. 5. The proposed development will not be detrimental to public health, safety or welfare or materially injurious (e.g., negative effect on property values or resale(s) of property) to the properties or improvements in the vicinity: Before the issuance of any City permits, the Proposed Project is required to comply with all conditions within the approved resolution, and the Building and Safety Division and Public Works/Engineering Department requirements. Through the permit and inspection process, the referenced agencies will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 3 Planning Commission Resolution No. 2014-30 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth under Article 19 Section 15301(e) (additions to existing structures) of the CEQA guidelines. Conditional Use Permit Review Findings_(DBMC Section 22.58) I. The Proposed Use is allowed within the subject zoning district with the approval of a conditional use permit and complies with all other applicable provisions of this Development Code and the Municipal Code: A fully automated drive-thru car wash that is accessory to a service station is permitted in the Commercial Office zoning district with approval of a conditional use permit. Through compliance with the conditions of approval stipulating the manner in which the use must be conducted, the Proposed Use will be compatible with existing uses available at the service station. 2. The Proposed Use is consistent with the general plan and any applicable specific plan: The Proposed Use is consistent with General Plan Strategy 1.3.3: ("Encourage neighborhood serving retail and service commercial uses') in that the proposed car wash addition meets Strategy 9.3.3 because the proposed use provides services to Diamond Bar residents. The proposed car wash use will provide additional services customarily provided at service stations and will be an added benefit to Diamond Bar residents. The Proposed Project is also consistent with the Commercial Office zoning standards and provides a well-designed building that will blend with the surrounding area and will complement the convenience store building used in conjunction with the service station. The Proposed Project is not in a designated specific plan area. 3. The design, location, size and operating characteristics of the Proposed Use are compatible with the existing and future land uses in the vicinity: The Proposed Use is located at the west side of the convenience store building, at the rear of the property. As such, the operational characteristics are compatible with the existing uses available at the service station. The design of the proposed car wash will allow the operation of the use to be conducted without interfering with on-site vehicular or pedestrian circulation. The location of the exiting drive aisle behind the convenience store will lead to the drive approach fronting Brea Canyon Road and will not disrupt vehicular mobility on-site. Due to the elevated building pad raised approximately 10 feet above the adjoining 4 Planning Commission Resolution No. 2014-30 property to the west and south, the adjacent landscaped buffer, and existing two - foot high block wall at the rear of the property, vehicles in the queuing space and exiting drive aisle lane will be screened from view and not readily visible from nearby buildings in the surrounding area. Through compliance with the conditions of approval stipulating the manner in which the use must be conducted, the Proposed Use will be compatible with the other uses within the service station. 4. The subject property is physically suitable for the type and density/intensity of use being proposed, including access, provision of utilities, compatibility with adjoining land uses, and the absence of physical constraints: The Project Site is located within an existing service station and the Proposed Project has appropriate vehicle queuing capacity for the building, design, and location. The proposed layout will be more than adequate to accommodate the expected vehicle demand. Vehicular access to the car wash will enter from the north side of the building and exit on the south side, behind the existing convenience store. The orientation of the car wash addition to the building is consistent with the Commercial Office zone. 5. Granting the conditional.. use permit will not be detrimental to the public interest, health, safety, convenience, or welfare, or injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located: Prior to the issuance of any city permits, the Proposed Use is required to comply with all conditions of approval within the attached resolution, and the Building and Safety Division and. Public Works/Engineering Department. Noise emanating from forced air blowers within the car wash tunnel will be mitigated by adding a condition of approval to ensure details and specification of all mechanical equipment associated with the car wash be provided and show that such equipment will not exceed a Community Noise Equivalent Level (CNEL) of 60 dbA. 6. The Proposed Use has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth underArticle 19 Section 15301 (e) (additions to existing structures) of the CEQA Guidelines. D. CONDITIONS OF APPROVAL Based upon the findings and conclusion set forth above, the Planning Commission hereby approves this Application, subject to the following conditions: 5 Planning Commission Resolution No. 2014-30 General 1. The applicant shall comply with the standard development conditions attached hereto. 2. A permanent maintenance program shall be implemented ensuring regular irrigation, fertilization, and weed removal. All landscaping shall be maintained in a healthy, neat and orderly condition, free of weeds and debris and with operating irrigation at all times. Development Review 4. Development shall substantially comply with the plans and documents presented to the Planning Commission at the public hearing. 5. Prior to building permit issuance, landscape and irrigation plans shall be reviewed and approved by the City's Consulting Landscape Architect and shall comply with the Water Conservation Landscaping Ordinance. 6. Upon final inspection and if it is determined that the plant materials as shown on the approved pians do not fully address the intended purpose of screening the queuing space for drying of vehicles in the exiting drive aisle lane, compliance with conditions of approval or aesthetics,. the Community Development Director may require the planting of up to 10 percent of the approved density of plant materials. Conditional Use Permit 7. The Proposed Project is approved as a car wash as described in the application on file with the Planning Division, the Planning Commission staff report for Development Review and Conditional Use Permit No. PL2014-515 dated December 9, 2014, and the Planning Commission minutes pertaining thereto, hereafter referred to as the "Use." The use shall be limited to a fully automated drive-thru carwash that is accessory to a service station 8. The Use shall substantially conform to the approved plans as submitted and approved by the Planning Commission and on file with the Community Development Department. 9. This Conditional Use Permit shall be valid only for 21324 Pathfinder Road, as depicted on the approved plans on file with the Planning Division. If the Proposed Use moves to a different location or recohfigures the entrance and exit of the car wash tunnel, the approved Conditional Use Permit shall be amended, subject to Planning Commission approval for the new location and/or entrancelexit orientation. If the Use ceases to operate, the approved Conditional Use Permit shall expire without further action by the City. 6 Planning Commission Resolution No. 2014-30 10. No changes to the approved scope of services comprising the use shall be permitted unless the applicant first applies for an amendment to this Conditional Use Permit, pays all application processing fees and receives approval from the Planning Commission. 11. Specifications and details related to all mechanical equipment, including but not limited to forced -air blowers, associated with the car wash shall be submitted for plan check review to show the noise levels of said equipment does not exceed 60 d bA. 12. The plans shall include details to indicate and show that the carwash shall install, use, and maintain a water recycling system that recycles and reuses at least 60 percent of the wash and rinse. 13. The hours of operation of the fully automated drive-thru car wash shall be between 7:00 a.m. to 8 p.m., daily. The Planning Commission shall: a. Certify to the adoption of this Resolution; and b. Forthwith transmit a certified copy of this Resolution, by certified mail to the property owner, SMT Real Estate Holdings, LLC, 500 Topside Place, Diamond Bar, CA 91765, and applicant Mohamad R. Salimnia, 500 Topside Place, Diamond Bar, CA 91765. APPROVED AND ADOPTED THIS 9th DAY OF DECEMBER 2014, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. By: Jimmy Lin, Vice airma 1, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 9th day of December, 2014, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary Mahlke, Pirritano, VC/Lin None Low, Chair/Farago None 7 CUPIDR PL2014-515 <i COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Development Review and Conditional Use Permit Not PL 2014-515 SUBJECT: Development Review and Conditional Use Permit to add a new 592 square -foot fully automated drive-thru car wash and 140 square -foot equipment room as an accessory use to an existing service_ station. PROPERTY SMT Real Estate Holdings, LLC OWNER: 500 Topside Place Diamond Bar, CA 91765. APPLICANT: Mohamad R. Salimnia 500 Topside Place Diamond Bar, CA 91765 LOCATION: 21324 Pathfinder Road Diamond Bar CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030_, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS The applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul, the approval of Development Review and Conditional Use Permit No. PL2014-515 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. 8 Planning Commission Resolution No. 2014-30 (b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Development Review and Conditional Use Permit No. PL2014-515, at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License; and a zoning approval for those businesses located in Diamond Bar. 4. Signed copies of Planning Commission Resolution No. 2014-30, Standard Conditions, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 5. Prior to the plan check, revised site plans and building elevations incorporating all Conditions of Approval shall be submitted for.Planning Division review and approval. 6. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 7. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable regulations. 8. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. .- 9. All site, grading, landscape/irrigation, and roof plans, and elevation plans shall be coordinated for consistency prior to issuance of City permits (such as grading, tree removal, encroachment, building, etc.,) or approved use has commenced whichever comes first. 10. The property ownerlapplicant shall remove the public hearing notice board within three days of this project's approval. 11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. 9 Planning Commission Resolution No. 2014-30 13 C 0 FEES/DEPOSITS Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, Public Works Department and Mitigation Monitoring) at the established rates, prior to issuance of building or grading permit (whichever comes first), as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever comes first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. TIME LIMITS The approval of Development Review and Conditional Use Permit No. PL2014-515 expires within two years from the date of approval if the use has not been exercised as defined per Diamond Bar Municipal Code (DBMC) Section 22.66.050 (b)(1). The applicant may request in writing a one year time extension subject to DBMC Section 22.60.050(c) for Planning Commission approval. SITE DEVELOPMENT The project site shall be developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended herein by the Planning Commission, collectively attached referenced as site plans, floor plans, architectural elevations, and landscape plans on file with the Planning Division, the conditions contained herein, and the Development Code regulations. 2. All ground -mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division. 3. All roof -mounted equipment shall be screened from public view. 4. All structures, including walls, trash enclosures, canopies, etc., shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. All graffiti shall be removed within 72 hours by the property owners/occupant. 5. No occupancy permit shall be granted, until all improvements required by this approval have been properly constructed, inspected, and approved. 6. All landscaping, structures, architectural features and public improvements damaged during construction shall be repaired or replaced upon project completion. 10 Planning Commission Resolution No. 2014-30 1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL 1. An Erosion Control Plan shall be submitted concurrently with the grading plan clearly detailing erosion control measures. These measures shall be implemented during construction. The erosion control plan shall conform to National Pollutant Discharge Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP's) as specified in the Storm Water BMP Certification. Please refer to City handouts. 2. The applicant shall comply with Low Impact Development (LID) requirements to the satisfaction of the City Engineer. Please refer to City handouts. 3. Grading and construction activities and the transportation of equipment and materials and operation of heavy grading equipment shall be limited to between the hours of 7:00 a.m. and 5:00 p.m., Monday through Saturday. Dust generated by grading and construction activities shall be reduced by watering the soil prior to and during the activities and in accordance with South Coast Air Quality Management District Rule 402 and Rule 403. Reclaimed water shall be used whenever possible. Additionally, all construction equipment shall be properly muffled to reduce noise levels. B. SOILS REPORTIGRADINGIRETAINING WALLS 1. All equipment staging areas shall be located on the project site. Staging area, including material stockpile and equipment storage'area, shall be enclosed within a 6 foot -high chain link fence. All access points in the fenced area shall be locked whenever the construction site is not supervised. 2. Prior to the issuance of building permits, a pre -construction meeting shall be held at the project site with the grading contractor, applicant, and city grading inspector at least 48 hours prior to commencing grading operations. 11 Planning Commission Resolution No. 2014-30 C. DRAINAGE Detailed drainage system information of the lot with careful attention to any flood hazard area shall be submitted. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels, unless that is the natural drainage course. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL CONDITIONS At the time of plan check submittal, plans and construction shall conform to current State and Local Building Code (i.e. 2013 California Building Code series will apply) requirements and all other applicable construction codes, ordinances and regulations in effect. 2. Provisions for Cal Green shall be implemented onto plans and certification shall be provided by a third party as required by the Building Division. Specific water, waste, low VOC, and related conservation measures shall be shown on plans. Construction shall conform to the current Cal Green Code. B. PLAN CHECK — ITEMS TO BE ADDRESSED PRIOR TO PLAN APPROVAL A rated one-hour wall with no openings and a 30". minimum parapet shall be provided. 2. The clearance of bollards to any obstruction within the path of travel shall be at 48". The existing bollards or other obstructions shall be moved out of the path of travel where, this may occur. This shall be shown on the plans. 3. The minimum design load for wind in this area is 110 M.P.H. exposures °C" and the site is within seismic zone D or E. The applicant shall submit drawings and calculations prepared by a California State licensed Architect/Engineer with wet stamp and signature. 4. This project shall comply with the energy conservation requirements of the State of California Energy Commission. All lighting shall be high efficacy or equivalent per the current California Energy Code 130. 5. Public Works/Engineering Department is required to review and approve grading plans that clearly show all finish elevations, drainage, and retaining wall(s) locations. These plans shall be consistent with the -site plan submitted to the Building and Safety Division. 6. "Separate permit shall be required for all wall and monument signs" and shall be noted on plans. The scope of work under this application is limited to a car wash addition. 12 Planning Commission Resolution No. 2014-30 7. A soils report is required per CBC 1803 and all recommendations of the soils report shall be adhered to. 1. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar Municipal Code 8.16 of Title 8. The contractor shall complete all required forms and pay applicable deposits prior to permit. 2. The applicant shall obtain LA County Industrial Waste approval and verify if AQMD approval is required for installation of a car wash. 3. Prior to building permit issuance, all school district fees shall be paid. Please obtain a form from the Building and Safety Division to take directly to the school district. 4. AQMD notification is required at least 10 days prior to any demolition. Proof of notification is required at permit issuance. 5. All workers on the job shall be covered by workman's compensation insurance under a licensed general contractor. Any changes to the contractor shall be updated on the building permit. D. CONSTRUCTION — CONDITIONS REQUIRED DURING CONSTRUCTION 1. Every permit issued by the building official under the provisions of this Code shall expire and become null and void unless the work -authorized by such permit is commenced within one -hundred -eighty (180) days after permit issuance, and if a successful inspection has not been obtained from the building official within one - hundred -eighty (180) days from the date of permit issuance or the last successful inspection. A successful inspection shall mean a documented passed inspection by the city building inspector as outlined in Section 110.6. 2. Construction activities causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work shall be conducted Monday — Saturday between the hours of 7:00 a.m. and 7:00 p.m. 3. The project shall be protected by a construction fence to the satisfaction of the .Building Official. All fencing shall be view obstructing with opaque surfaces. 4. Existing retail operations shall not be impacted by the construction. Protection of customers and vehicles shall be provided during the entire construction process. 5. All structures and property shall be maintained in a safe and clean manner during construction. The property shall be free of debris, trash, and weeds. 13 Planning Commission Resolution No. 2014-30 6. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6' high fence. 7. The project shall be protected by a construction fence and shall comply with the NPDES & BMP requirements (sand bags, etc.) 8. The location of property lines will be required to be staked for inspection and a survey may be required during foundation and/or masonry wall inspection. 9. The applicant shall contact Dig Alert and have underground utility locations marked by the utility companies prior to any excavation. Contact Dig Alert by dialing 811 or their website at www.di.galert.org. 10. Any changes or deviation from approved plans during the course of construction shall be approved by the City prior to proceeding with any work. 11. Drainage patterns shall match the approved grading/drainage plan from the Public Works/Engineering Department. Surface water shall drain away from the building at a 2% minimum slope. The final as -built conditions shall match the grading/drainage plan or otherwise approved as -built grading/drainage plan. 12. Special inspections and structural observation will be required in conformance to - CBC 1704 to 1709. 13. All plumbing fixtures including existing areas shall have low flow type fixtures installed consistent with California Civil Code Section 1101.1 to 1101.8. END 14 Planning Commission Resolution No. 2014-30