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b. During non - operational evening hours at the auto mall, all exterior parking lot lighting levels shall be designed such that they do not exceed 10 foot candles. 2. Noise. All car washes shall be located and designed such that noise from the car washes, including the vacuuming areas, shall not exceed 60 dBA at any habitable structure. The project developer shall submit a noise study to the Director of Community Development verifying that the carwashes adhere to this requirement, prior to the issuance of a building permit. For clarification, 60 dBA means 60 dBA (Lmax). 3. Transit System Management (TSM) Plan. The property owner shall be responsible for ensuring the implementation of the TSM plan in Exhibit B. The property owner shall join the City of Pleasanton's TSM program and: • A full time manager at the auto mall shall be assigned to be the TSM manager • AM employees shall be encouraged to carpool • Customer shuttle services shall use vehicles with low emissions, to the extent feasible • To the extent feasible, loaner vehicles shall be low, ultra low, or hybrid vehicles • The property owner shall attempt to achieve a trip reduction goal of 15 percent within five years and 25 percent within 10 years, compared to "business as usual ". Verification of adherence to this condition of approval shall be provided to the City's TSM coordinator on an annual basis. II. GENERAL REQUIREMENTS II.A. Stoneridge Drive Specific Plan Amendment/Staples Ranch 1. Utilities. a. AO utilities required to serve the proposed development shall be installed underground, unless otherwise determined by the City Engineer. b. The project developer shall construct all on -site utilities, including any public utility extensions and easements within a development site necessary for Staples Ranch development that also serves the site. 2. Stormwater Flow Control Basin. The project developer shall be responsible for a proportionate share of the stormwater flow control basin in the Neighborhood Park, based on the percentage of total Staples Ranch development impervious surface, including land acquisition, construction, and basin landscaping and improvements in accordance with the Neighborhood Park /Detention Basin Funding and Improvement Agreement(s). Conditions of Approval/PUD -57 Appendix Conditions 5