AS AMENDED BY THE PLANNING COMMISSION MAY 19, 2005 CONDITIONS OF APPROVAL VESTING TENTATIVE PARCEL MAP APPLICATION NO. 2005-04 SUMMIT CORPORATE CENTER Department of Public Works 1. The recorded parcel map shall be prepared by a licensed land surveyor or a registered civil engineer. 2. All existing non-public facilities and/or utilities that do not have lawful authority to occupy the road right-of-way shall be relocated onto private property. 3. All structures not shown on the tentative parcel map shall be removed prior to the parcel map being recorded. 4. All easements shown on the tentative map shall be shown on the parcel map to be recorded 5. All parcels shall be surveyed and fully monumented. Planning and Community Development Department 6. The developer shall pay all applicable Public Facilities Impact Fees and Fire Protection Development/Impact Fees as adopted by Resolution of the Board of Supervisors. For the Public Facilities Impact Fees, the fees shall be based on the Guidelines Concerning the Fee Payment Provisions established by County Ordinance C.S. 824 as approved by the County Board of Supervisors, and shall be payable at the time determined by the Department of Public Works. 7. The project be conducted as described in the application, staff report and supporting materials. It shall comply with all mitigation measures approved for PI zone # 24. 8. The sub-divider is required to defend, indemnify, or hold harmless the County, its officers and employees from any claim, action, or proceedings against the County to set aside the approval of the map as set forth in Government Code Section 66474.9. The County shall promptly notify the subdivider of any claim, action, or proceeding to set aside the approval and shall cooperate fully in the defense. 9. Within five days of approval by the Planning Commission, a $50.00 fee made payable to the Stanislaus County Clerk/Recorder shall be submitted to the Planning and Community Development Department for the purpose of recording the Notice of Exemption.

PM 2005-04 May 19, 2005 Conditions of Approval Page 2 10. This parcel map shall comply with all applicable conditions of Planned Industrial zone # 24. In the case of any conflicting development standards, City of Modesto standards shall prevails unless the City, County, and applicant agree to a mutually acceptable standard. 11. Reciprocal access agreements be entered in to and provided for all driveways, parking areas and utilities which cross proposed property lines prior to recording the final map. Modesto Irrigation District 12. The attached drawings are marked showing the approximate location of the District s existing electrical facilities. 13. In conjunction with related site improvement requirements, existing overhead and underground electric facilities within or adjacent to the proposed parcels shall be protected as required by the District s Electric Engineering Department. Appropriate easements for electric facilities shall be granted as required. 14. Installation of electric facilities shall conform to the District s Electric Services Rules. 15. A 10' PUE is required along all existing and proposed street frontages. 16. A 10' MID easement is required along the southerly property line of Parcels 1, 3, & 4. 17. A 15' MID easement is required east of the westerly property lines in order to protect existing overhead facilities and maintain minimum clearances. The district does not have any objection to maintaining the existing 12.5 foot PUE along the westerly side of the property provided that any buildings or attachments there do not exceed 20 feet in height within 15 feet of the centerline of the existing pole line. These clearances are required to meet criteria set forth in the National Electrical Safety Code and the State of California General Order No. 95. 18. Electric service to the proposed parcels is not available at this time. Customer should contact the District s Electric Engineering Department to arrange for electric service to the project. Additional easements may be required with development of this property. Environment Review Committee /Environmental Resources / Stanislaus Consolidated Fire 19. Developer shall pay all Public Facilities Impact Fees and Fire Facilities Fees as adopted by Resolution of the Board of Supervisors. The fees shall be payable at the time of issuance of the building permit for any construction and shall be based on the rates in effect at the time of building permit issuance. 20. Recorded utility and access easements shall be provided to insure access and water for fire protection for each building. A copy of the maintenance agreement for the common infrastructure shall be provided along with information documenting a method of long-term maintenance and responsibility for common areas and infrastructure as it relates to fire access roads, fire hydrants, etc.

PM 2005-04 May 19, 2005 Conditions of Approval Page 3 21. All buildings constructed shall meet the Salida Fire Protection District's requirements for onsite water for fire protection and/or fire hydrants and hydrant locations, blue reflective street hydrant markers, fire sprinkler and fire alarm systems, key-box rapid entry systems and adherence to all applicable codes and ordinances, etc. 22. All traffic signals installed and/or retrofitted due to proposed project shall be provided with signal preemption. 23. The project shall comply with fire apparatus access standards. Two ingress/egress accesses shall be provided. 24. Applicant should contact the Department of Environmental Resources regarding appropriate permitting requirements for hazardous materials and/or wastes. Applicant and/or occupants handling hazardous materials or generating hazardous wastes must notify the Department of Environmental Resources relative to: (Calif. H&S, Division 20) A. Permits for the underground storage of hazardous substances at a new or the modification of existing tank facilities. B. Requirements for registering as a handler of hazardous materials in the County. C. Submittal of hazardous materials Business Plans by handlers of materials in excess of 55 gallons or 500 pounds of a hazardous material or of 200 cubic feet of compressed gas. D. The handling of acutely hazardous materials may require the preparation of a Risk Management Prevention Program, which must be implemented prior to operation of the facility. The list of acutely hazardous materials can be found in SARA, Title III, Section 302. E. Generators of hazardous waste must notify the Department of Environmental Resources relative to the : (1) quantities of waste generated; (2) plans for reducing wastes generated; and (3) proposed waste disposal practices. F. Permits for the treatment of hazardous waste on-site will be required from the hazardous materials division. G Medical waste generators must complete and submit a questionnaire to the Department of Environmental Resources for determination if they are regulated under the Medical Waste Management Act. 25. The California Health and Safety Code section 25534 and 25535.1 require that stationary source facilities that handle or store acutely hazardous materials in reportable quantities develop a Risk Management Plan (RMP) and submit it to the local administering agency for review and approval. Facilities in California having a threshold quantity of 500 lbs. of ammonia are subject to the RMP. Stanislaus County Department of Environmental Resources is the administering agency for facilities subject to an RMP. 26. On site sewage disposal shall be by individual Primary and Secondary wastewater treatment units, operated under conditions and guidelines established by Measure X.

PM 2005-04 May 19, 2005 Conditions of Approval Page 4 Home Owners Association Bylaws: 27. This project will need to have an owners association formed, and a Declaration of Covenants, Conditions, Restrictions, and Reciprocal Easements. Agreement to be recorded prior to the final recording of the parcel map. Salida Fire Protection District 28. This project will be subject to CEQA Fire Service Impact Mitigation Fees as adopted by the District Board of Directors and currently in place at the time of issuance of construction permits. 29. All buildings constructed shall meet the District s requirements for on-site water for fire protection and/or fire hydrants and hydrant locations, blue reflective street hydrant markers, sprinkler and alarms systems, key-box rapid entry systems, adherence to all applicable codes and ordinances, etc. 30. Buildings of 5,000 square feet and greater shall be required to have fire sprinklers. 31. The project shall meet fire apparatus access standards. Two ingress/egress accesses meeting the requirements listed with in the California Fire Code, Section 902. 32. All traffic signals installed and/or retrofitted due to proposed project shall meet the District s requirements for signal preemption. 33. Prior to, and during, combustible construction, the District shall approve provisions for serviceable fire vehicle access and fire protection water supplies. City of Modesto 34. City of Modesto Standard 6.07 A requires fire hydrant spacing and distribution in nonresidential zones to be 300 feet and not to exceed 150 feet from a street frontage to a fire hydrant. Depending on future development of this site, onsite hydrants may be required. 35. Automatic Fire Sprinkler systems will be needed for buildings exceeding 5,000 square feet. Hydrants will be required within 90 feet of a Fire Department Connection (FDC). 36. Fire access roads shall be 20 feet wide and capable of supporting a 30-ton fire apparatus with turnarounds approved by the Fire Department as may be required. 37. Reciprocal access agreements shall be required for all drives and parking spaces that traverse proposed and/or existing parcel lines.

PM 2005-04 May 19, 2005 Conditions of Approval Page 5 38. Dedication, by parcel map, of a 10-foot Public utility Easement and a 6-foot Planting easement within the Public Utility Easement is required along the street frontage of each lot. 39. Dedication by final map of all necessary easements as shown on the tentative map is required. 40. Full street improvements shall be constructed in accordance with City of Modesto Standards. 41. Connections to Gang s water main are not allowed at this time. All buildings must be individual water services and meters and all water connections will have to be made to the water main on North Star Way. Any fire hydrants requirements on Bangs will have to be serviced by a water connection from the North Star Way water main. 42. The area has a storm water basin that is not connected to the Modesto storm water system. The project will need to demonstrate that the adjacent basin can accommodate this project during peak storm events. 43. Although the project is outside the City s current sewer service area, how will the proposed septic system be designed to the six lots collectively or will there be individual septic systems? 44. Improvement plans shall be prepared by a California-licensed civil engineer and in accordance with City of Modesto standards. ****** BK/er (I:\Staffrpt\PM\2005\PM 2005-04 Summit Corp Center\PM 2005-04 SummitCorpCenter.sr)