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Resolution No. 594590 RESOLUTION NO. 5945 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS APPROVING DESIGN REVIEW COMMITTEE PERMIT NO. 2006-01 - WITH CONDITIONS. THE CITY COUNCIL OF THE CITY OF CYPRESS HEREBY FINDS, RESOLVES, DETERMINES, AND ORDERS AS FOLLOWS: 1. That an application was filed (by Royal Street Communications, LLC/Metro PCS) for a Design Review Committee Permit in accordance with the provisions of Section 4.19.060.D of the Zoning Ordinance of the City of Cypress to allow the installation of a fourth stealth roof - mounted telecommunications antenna system and related roof - mounted equipment on the existing office building located at 6101 Ball Road, within the CG- 10,000 Commercial General Zone. 2. That in accordance with Section 4.19.060.E.1 of the Cypress Zoning Ordinance, the Design Review Committee reviewed and approved this project on April 13, 2006. 3. That in accordance with Section 4.19.060.E.2 of the Cypress Zoning Ordinance, the decision of the Design Review Committee on this project was reported to the City Council on May 22, 2006, during a public meeting of the City Council. 4. That in accordance with Section 4.19.060.F of the Cypress Zoning Ordinance, the effective date of the Design Review Committee's decision to approve this project shall be the date of acceptance by the City Council, and upon receipt by the Community Development Department of an agreement to any conditions of approval signed by the applicant. 5. That the City Council hereby finds that: a. The proposed location of the project is in accord with the objectives of the Zoning Ordinance and the purpose and intent of the CG- 10,000 Commercial General Zone in which the site is located, which is: Intended for retail and wholesale commercial enterprises, service uses (including public utility uses), entertainment uses, and similar businesses. b. The proposed location of the project and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare or be materially injurious to properties or improvements in the vicinity in that: (1) The subject telecommunications antenna system design would be compatible and consistent with the existing office building onsite, including size, materials, and color. (2) The subject stealth unmanned wireless telecommunications transmission facility, as designed and conditioned, would be compatible with surrounding public utility, commercial, office, and single - family residential uses. (3) The proposed wireless telecommunications transmission facility would provide additional public communication service for cellular telephone users located in, and passing through, the City of Cypress. (4) This wireless telecommunications transmission facility would comply with the requirements of the Cypress Zoning Ordinance, Section 16, Wireless Communications. (5) This stealth design wireless telecommunications transmission facility would be located so as to prevent visual impact on surrounding properties and from public streets. (6) The materials used in the construction of the proposed wireless telecommunications transmission facility would not be bright, shiny, garish or reflective. (7) The proposed antenna system and accessory equipment cabinets would be placed on the roof, which would avoid conflicts with parking and vehicle circulation. (8) Based on the available information regarding electromagnetic radiation emissions, this antenna facility would not generate radiation levels considered harmful by the Federal Government. (9) The proposed project is conditioned such that, should substantiated complaints be received that the subject facility is causing adverse impacts on surrounding properties or uses, the City Council may modify and/or revoke the subject Design Review Committee Permit, subject to a hearing. (10) No complaints have been received regarding the existing wireless telecommunications transmission facilities located in the City of Cypress. c. The proposed telecommunications antenna facility project, as conditioned, would comply with each of the applicable provisions of the Cypress Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Cypress does hereby approve Design Review Committee Permit No. 2006 -01, subject to the conditions attached hereto as Exhibit "A ". PASSED AND ADOPTED by the City Council of the City of Cypress at a regular meeting held on the 22nd day of May, 2006. MA Y/ORi OF THE CITY OF CYPRESS ATTEST: CLERK OF THE C OF CYPRESS STATE OF CALIFORNIA ) COUNTY OF ORANGE )SS I, JILL R. INGRAM, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a regular meeting of the said City Council held on the 22nd day of May, 2006, by the following roll call vote: AYES: 4 COUNCIL MEMBERS: McCoy, Seymore, Luebben and Sondhi NOES: 0 COUNCIL MEMBERS: None ABSENT: 1 COUNCIL MEMBERS: McGill -2- CLERK OF THE C OF CYPRESS 91 92 EXHIBIT "A" DESIGN REVIEW COMMITTEE PERMIT NO. 2006-01 6101 Ball Road CONDITIONS OF APPROVAL Note: Bolded conditions represent those specific to this project. Normal text denotes standard conditions of approval. GENERAL CONDITIONS 1. The developer shall defend, indemnify, and hold harmless, the City and any agency thereof, or any of its agents, officers, and employees from any and all claims, actions, or proceedings against the City or any agency thereof, or any of its agents, officers or employees, to attack, set aside, void or annul, an approval of the City, or any agency thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project, which action is brought within the time period provided in Government Code Section 66499.37 and Public Resources Code, Division 13, CH. 4 (§ 21000 et seg. - including but not by way of limitation § 21152 and 21167). City shall promptly notify the developer of any claim, action, or proceeding brought within this time period. City shall further cooperate fully in the defense of the action and should the City fail to either promptly notify or cooperate fully, developer shall not thereafter be responsible to defend, indemnify, or hold harmless the City. 2. The applicant/developer shall comply with all provisions of the Code of the City of Cypress. 3. All applicable conditions of Design Review Committee Permit No. 2006 -01 shall be complied with prior to final sign off of the building permit for the subject antenna facility. 4. Within forty -eight (48) hours of the approval of this project, the applicant/developer shall deliver to the Community Development Department a check payable to the County Clerk - Recorder in the amount of Forty -Three Dollars ($43.00) County administrative fee, to enable the City to file the Notice of Exemption pursuant to Fish and Game Code §711.4 and California Code of Regulations, Title 14, section 753.5. If, within such forty -eight (48) hour period, the applicant/developer has not delivered to the Community Development Department the check required above, the approval for the project granted herein shall be void. 5. Any and all correction notice(s) generated through the plan check and/or inspection process is /are hereby incorporated by reference as conditions of approval and shall be fully complied with by the owner, applicant and all agents thereof. COMMUNITY DEVELOPMENT CONDITIONS 6. Any expansion or modification of the approved stealth roof - mounted telecommunications antenna system beyond what is approved as part of Design Review Committee Permit No. 2006 -01 will require an amendment to the permit. • Community Development Department • Planning Division • 93 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval Page 2 7. This Design Review Committee Permit may be modified or revoked by the City Council should the Council determine that the proposed use or conditions under which it is being operated or maintained is detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 8. Architectural elevations and site plans shall be reviewed and approved by the Community Development Department prior to the issuance of building permits. 9. All architectural treatments shall be constructed as illustrated on plans and renderings submitted. The final color of the antennas and mounting hardware, as well as the equipment cabinets, shall be submitted to City staff for review and approval prior to actually painting them. 10. The roof - mounted antennas and the accessory equipment cabinets shall be painted to blend in with the building upon which they are located. A sample of the antenna screen material shall be submitted to the Community Development Department for review and approval prior to issuance of building permits. The antennas, wiring, and related equipment shall not be visible from ground level (including seems and different wall materials), as shown on the photo simulations submitted with this permit application. Final sign off on building permits for this project shall be contingent upon final Community Development Department (Planning Division) inspection and acceptance of the screening treatment to be found in substantial compliance with this condition. 11. All roof mounted equipment shall be adequately screened from public view subject to the approval of City staff. 12. Exterior building elevations, antenna panels, and hardware shall be maintained in a safe appearance such that the buildings are free of broken, missing, or significantly cracked surface finished materials. 13. Antennas shall be installed and maintained in compliance with the requirements of the Building Code. Antenna installers shall obtain a building permit prior to installation. 14. No advertising material shall be allowed on any antennas. 15. All electrical wiring associated with any antenna shall be buried underground or hidden in a manner acceptable to the Community Development Director. Electrical conduit shall be prohibited outside the building walls. 16. The materials used in constructing the antenna shall not be unnecessarily bright, shiny, garish, or reflective. • Community Development Department • Planning Division • 94 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval Page 3 17. Every antenna must be adequately grounded with an adequate ground wire for protection against a direct strike of lightning. Ground wires shall be of the type approved by the latest editions of the electrical code for grounding masts and lightning arrestors, and shall be installed in a mechanical manner with as few bends as possible, maintaining a clearance of at least two (2) inches from combustible materials. Lightning arrestors shall be used that are approved as safe by the Underwriter's Laboratories, Inc., and both sides of the line must be adequately protected with proper arrestors to remove static charges accumulated on the line. When lead -in conductors of polyethylene ribbon -type are used, lightning arrestors must be installed in each conductor. When coaxial cable or shielded twin lead is used for lead -in, suitable protection may be provided without lightning arrestors by grounding the exterior metal sheath. 18. A wind velocity test shall be required for antenna structures, if deemed necessary by the Building Official. 19. Co- location of cellular, PCS, and other wireless antenna shall be encouraged. Therefore, lease agreements shall not include exclusive rights which would prohibit co- location where it is technically feasible. 20. Public Safety. Royal Street Communications LLC /Metro PCS. (or any subsequent operator of the subject antenna facility) recognizes that the frequencies used by the cellular facility located at 6101 Ball Road are extremely close to the frequencies used by the City of Cypress for public safety. This proximity will require extraordinary "comprehensive advanced planning and frequency coordination" engineering measures to prevent interference, especially in the choice of frequencies and radio ancillary hardware. This is encouraged in the "Best Practices Guide" published by the Association of Public - Safety Communications Officials- International, Inc. (APCO), and as endorsed by the Federal Communications Commission (FCC). Prior to the issuance of any permits to install the facility, the permit applicant shall meet in good faith to coordinate the use of frequencies and equipment with the Communications Division of the Orange County Sheriff - Coroner Department to minimize, to the greatest extent possible, any interference with the Public Safety 800 MHz Countywide Coordinated Communications System (CCCS). Similar considerations shall be given to any other existing or proposed wireless communications facility that may be located on the subject property. 21. 800 MHz Frequency. At all times, the operator of the subject antenna facility shall not prevent City of Cypress from having adequate spectrum capacity on City's 800 MHz radio frequency. 22. Post - Installation Test. Before activating its facility, the permit applicant shall submit to a post- installation test to confirm that "advanced planning and frequency coordination" of the facility is successful in not interfering with the City of Cypress' Public Safety radio equipment. This test shall be conducted by the Communications Division of the Orange County Sheriff - Coroner Department or a division - approved contractor at the expense of • Community Development Department • Planning Division • 95 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval Page 4 the permit applicant. This post - installation testing process shall be repeated for every proposed frequency addition and/or change to confirm the intent of the "frequency planning" process has been met. 23. Upon expiration or termination of the antenna operator's lease term, the tenant shall remove all antennas, hardware, cables and equipment cabinets associated with the antenna facility, patch any damaged building facia, and paint the patched area to match the surrounding wall facia. 24. Exterior construction activities shall be limited to the hours of between 7:00 a.m. and 8:00 p.m. Monday through Friday, between 9:00 a.m. and 8:00 p.m. on Saturday, if the City's noise standards are exceeded. Interior building construction and tenant improvements shall be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday, only if the City's noise standards are exceeded. No construction activity shall be allowed on Sundays or federal holidays. In addition, construction equipment shall be equipped with effective muffling devices. Compliance with this measure is subject to field inspection by City staff. BUILDING CONDITIONS 25. Applicant/developer shall comply with applicable provisions of the 2001 California Building, Plumbing, Electrical, and Mechanical Codes, the 2001 California Administrative Code, Title 24, and the Code of the City of Cypress. FIRE AUTHORITY CONDITIONS - COMMERCIAL 26. Prior to the issuance of a building permit, plans shall be reviewed and approved by the Orange County Fire Authority. Plans shall indicate the number and description of any batteries included in the proposed facility (i.e. the power back -up system). 27. Prior to issuance of any building permits, the applicant shall submit to the Fire Chief a list of the quantities of all hazardous, flammable and combustible materials, liquids or gases to be stored, used, or handled on site. These liquids and materials shall be classified according to the Uniform Fire Code using the "Orange County Fire Authority Chemical Classification Handout ". The submittal shall provide a summary sheet listing each hazard class, the total quantity of chemicals stored per class and the total quantity of chemicals used in that class. All forms of materials are to be converted to units of measure in pounds, gallons and cubic feet. The applicant/contractor may contact the OCFA at (714) 573 -6100 or visit the OCFA website (ocfa.org) to obtain a "Guideline for Completing Chemical Classification Packets." 28. Prior to the issuance of a building permit, the applicant shall contact the Orange County Fire Authority Hazardous Materials Disclosure Office at (714) 573 -6100 to obtain a "Hazardous Materials Disclosure Chemical Inventory and Business Emergency Plan" Packet. This shall be completed and submitted to the Fire Chief prior to the issuance of a • Community Development Department • Planning Division • 96 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval building permit. STORMWATER QUALITY Page 5 29. A Water Quality Management Plan (WQMP) shall be submitted which identifies appropriate construction and post construction as well as structural and non - structural Best Management Practices (BMP's) to City of Cypress for review and approval. Project shall also incorporate measures as specified in the County of Orange Drainage Area Management Plan (DAMP) and the Model Water Quality Management Plan (WQMP) to help control runoff. Examples of BMP's and control measures are included in the California Storm Water Best Management Practices Handbook, Industrial /Commercial and Construction Activity, and the County of Orange Drainage Area Management Plan and subsequent revisions, and the City's Local Implementation Plan. 30. Pursuant to the City's Water Quality Ordinance, if the City planning agency determines that the project will have a "de minimis impact" on the quality of stormwater runoff, then it may deem the project exempt from the Development Planning Program and issue a written waiver of the requirements for preparation and approval of a Water Quality Management Plan (WQMP). The applicant shall still submit the "Owner's Certification of Compliance with Minimum Requirements" and comply with the applicable construction requirements listed in Condition No. 33.i (i -x) herein. 31. For those applications involving New Development: a. The applicant shall submit a project specific Water Quality Management Plans (Project WQMPs) in accordance with the Section A -7.6 and Exhibit A -7.W of the Council adopted Local Implementation Plan if the application meets any of the following criteria: (1) The development qualifies as one of the priority project categories listed as follows: residential development of 10 units or more; commercial and industrial development greater than 100,000 square feet including parking areas; automotive repair shop (SIC codes 5013, 5014, 5541, 7532 -7534, and 7536 - 7539); (2) The development is a restaurant where the land area of development is 5,000 square feet or more including parking areas (SIC code 5812); (3) The development involves an impervious surface of 2,500 square feet or more located within, directly adjacent to (within 200 feet), or discharging directly to receiving water within Environmentally Sensitive Areas; or (4) The development involves a parking lot area of 5,000 square feet or more, or with 15 or more parking spaces, and potentially exposed to urban runoff or the development does not qualify as one of the Priority Project Categories but requires discretionary action that will include a precise plan of development (unless the • Community Development Department • Planning Division • 97 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval Page 6 Development Services Director deems the project as exempt from this requirement) or requires issuance of a non - residential plumbing permit predominantly for changes to fuel dispensers. The applicant shall include in its WMQP identification of the relevant best management practices in the project design if such project meets one of the categories for priority project designation noted above. 32. For those applications involving Significant Redevelopment, where the "Significant Redevelopment" consists of development that would create or add at least 5,000 square feet of impervious surfaces on an already developed site and includes, but is not Iimited to: the expansion of a building footprint; addition to or replacement of a structure; replacement of an impervious surface that is not part of a routine maintenance activity; or where the "Significant Redevelopment" consist of land disturbing activities related with structural or impervious surfaces but does not include trenching and resurfacing associated with utility work; resurfacing and reconfiguring surface parking lots; or where the "Significant Redevelopment" consist of new sidewalk construction, pedestrian ramps, or bike lane on public and private existing roads; and replacement of damaged pavement. Replacement of impervious surfaces includes any activity that is not part of a routine maintenance activity where impervious material(s) are removed, exposing underlying soil during construction. a. The applicant shall submit project specific Water Quality Management Plans (Project WQMPs) in accordance with the Section A -7.6 and Exhibit A -7.IV of the Council adopted Local Implementation Plan the application meets any of the following criteria: (1) The development qualifies as one of the priority project categories listed as follows: residential development of 10 units or more; commercial and industrial development greater than 100,000 square feet including parking areas; automotive repair shop (SIC codes 5013, 5014, 5541, 7532 -7534, and 7536- 7539); (2) Restaurant where the land area of development is 5,000 square feet or more including parking areas (SIC code 5812); impervious surface of 2,500 square feet or more located within, directly adjacent to (within 200 feet), or discharging directly to receiving water within Environmentally Sensitive Areas; (3) Parking lot area of 5,000 square feet or more, or with 15 or more parking spaces, and potentially exposed to urban runoff or the development does not qualify as one of the Priority Project Categories but requires discretionary action that will include a precise plan of development (unless the Development Services Director deems the project as exempt from this requirement) or requires issuance of a non - residential plumbing permit predominantly for changes to fuel dispensers. • Community Development Department • Planning Division • 98 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval Page 7 The applicant shall include in its WMQP identification of the relevant best management practices in the project design if such project meets one of the categories for priority project designations noted above, except where the "Significant Redevelopment" results in an increase of less than fifty percent of the impervious surface of a previously existing development, and the existing development was not subject to WQMP requirements, the WMQP requirements apply only to the addition, and not to the entire development. 33. For those applications involving any development that is required to submit a WQMP, the applicant shall conform to the following requirements: a. WQMPs for priority new or significant redevelopment must address site design BMPs, routine structural and non - structural Source Control BMPs, Treatment Control BMPs, including consideration of a regional or watershed approach, and the mechanism(s) by which long -term operation and maintenance of all structural BMPs will be provided while non - priority new or significant redevelopment must address routine structural and non - structural Source Control BMPs, consideration of Site Design BMPs, and the mechanism(s) by which long -term operation and maintenance of all structural BMPs will be provided. b. The applicant shall submit the WQMP prior at one or both points in the project planning and permitting stage as determined by the Director of Development Services: i. During the discretionary approval process (land use permit) of a proposed project, when the City would exercise judgment or deliberation in order to approve or disapprove a new development or significant redevelopment project, or ii. During the ministerial approval process of issuing a grading, building, demolition, or similar "construction" permits in which only fixed standards or objective measures are applied. c. For projects that require submittal of construction plans, the applicant for plan check must incorporate all of the structural BMPs identified in an approved Project WQMP and therefore, the applicant is required to obtain approval of the final Project WQMP prior to submitting construction plans for plan check. d. Prior to the issuance of any grading or building permits for projects that will result in soil disturbance of one or more acres of land, the applicant shall demonstrate that coverage has been obtained under California's General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number. Projects subject to this requirement shall prepare and implement a Stormwater Pollution Prevention Plan (SWPPP). A copy of the • Community Development Department • Planning Division • 99 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval Page 8 current SWPPP shall be kept at the project site and be available for City review on request. e. Prior to the issuance of any building or grading permits or prior to recordation upon subdivision of land if determined applicable by Director of Development Services, the applicant shall submit to the City for review and approval a Water Quality Management Plan that: i. Addresses Site Design BMPs such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or "zero discharge" areas, and conserving natural areas ii. Incorporates the applicable Routine Source Control BMPs as defined in the DAMP iii. Incorporates Treatment Control BMPs as defined in the DAMP iv. Generally describes the long -term operation and maintenance requirements for the Treatment Control BMPs, v. Identifies the entity that will be responsible for long -term operation and maintenance of the Treatment Control BMPS, and vi. Describes the mechanism for funding the long -term operation and maintenance of the Treatment Control BMPs. f. Prior to building or grading permit close -out and/or the issuance of a certificate of use or a certificate of occupancy, the applicant shall: i. Demonstrate that all structural best management practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications, ii. Demonstrate that applicant is prepared to implement all non - structural BMPs described in the Project WQMP, iii. Demonstrate that an adequate number of copies of the approved Project WQMP are available onsite, iv. Demonstrate that a mechanism or agreement acceptable to the City has been executed for the long -term funding and performance of BMP operation, maintenance, repair, and/or replacement. v. For industrial facilities subject to California's General Permit for Stormwater Discharges Associated with Industrial Activity as defined by Standard Industrial Classification (SIC) code, demonstrate that coverage has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number. Submit for review and approval by the City an Operations and Maintenance (O &M) Plan for all structural BMPs. The plan must include the following: i. Structural BMPs • Community Development Department • Planning Division • 100 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval Page 9 ii. Employee responsibilities and training for BMP operation and maintenance iii. Operating schedule iv. Maintenance frequency and schedule v. Specific maintenance activities vi. Required permits from resource agencies, if any vii. Forms to be used in documenting maintenance activities viii. Notification to Orange County Vector Control District of the structural BMPs in place ix. Recordkeeping requirements (at least 5 years) x. If a property owner or a private entity, such as a homeowners association (HOA), retains or assumes responsibility for operation and maintenance of structural BMPs, the applicant will require access for inspection through an agreement. Such access easements shall be binding throughout the life of the project, or until the BMPs requiring access are acceptably replaced with a BMP not requiring access. Funding for the long -term operation and maintenance of structural BMPs will be front - funded, or otherwise guaranteed via mechanisms such as approved assessment districts, or other funding mechanisms. h. The applicant shall obtain a separate public works permit for any BMP that is required within the public right of way. During the rainy season from October 1 to April 30, any BMP that is placed in front of a storm drain catch basin or inlet shall be placed at the beginning of the workday and removed at the end of each workday to reduce any potential for flooding. The applicant shall monitor if rain is expected, to remove the BMP during the workday. Prior to the issuance of a building or grading permit, the applicant shall include the following as general or special notes on both the building and grading plan sheets for new development or significant redevelopment projects and shall adhere to the note requirements: i. Sediment from areas disturbed by construction shall be retained on site using structural controls to the maximum extent practicable. ii. Stockpiles of soil shall be properly contained to minimize sediment transport from the site to streets, drainage facilities or adjacent properties via runoff, vehicle tracking, or wind. iii. Appropriate BMPs for construction - related materials, wastes, spills or residues shall be implemented to minimize transport from the site to streets, drainage facilities, or adjoining properties by wind or runoff. iv. Runoff from equipment and vehicle washing shall be contained at construction sites unless treated to reduce or remove sediment and other pollutants. v. All construction contractor and subcontractor personnel are to be made aware of the required best management practices and good housekeeping measures for the project site and any associated construction staging areas. • Community Development Department • Planning Division • 101 Exhibit "A" Design Review Committee Permit No. 2006 -01 Conditions of Approval Page 10 vi. At the end of each day of construction activity all construction debris and waste materials shall be collected and properly disposed in trash or recycle bins. vii. Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. Discharges of material other than stormwater are allowed only when necessary for performance and completion of construction practices and where they do not: cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution, contamination or nuisance; or contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. viii. Potential pollutants include but are not limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, lime, pesticides, herbicides, wood preservatives and solvents, asbestos fibers, paint flakes or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; concrete, detergent or floatable wastes; wastes from any engine /equipment steam cleaning or chemical degreasing; and super chlorinated potable water line flushings. ix. During construction, disposal of such materials should occur in a specified and controlled temporary area on -site physically separated from potential stormwater runoff, with ultimate disposal in accordance with local, state and federal requirements. x. Dewatering of contaminated groundwater, or discharging contaminated soils via surface erosion is prohibited. Dewatering of non - contaminated groundwater requires a National Pollutant Discharge Elimination System (NPDES) permit from the respective State Regional Water Quality Control Board." 34. If applicable, the applicant shall implement the following project specific conditions with regards to water quality: a. Prior to the issuance of any building permits, the applicant shall include in the plans any urban runoff control measures deemed necessary by the Building Official for those situation where the threshold of a WQMP may not be met but where the project requires urban control runoff measures. Effective: 5 -22 -2006 • Community Development Department • Planning Division •