HomeMy WebLinkAboutP23-02255 - Conditions of Approval - Tract Map 6432 Conditions of Approval - PEACH 260 S - 7/8/2024
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DATE: July 8, 2024
TO: John George, Planner III
Planning and Development Department
THROUGH: Jill Gormley, TE, Assistant Director
Public Works Department, Traffic and Engineering Services
FROM: Angela Reis, Chief Engineering Technician
Public Works Department, Traffic Planning Section
SUBJECT: Public Works Conditions of Approval
T-6432 / P23-02255 a 44-lot single family subdivision / private unit development
260 S Peach
Golden State Developers, LLC / Precision Civil Engineering
The Public Works Department, Traffic Operations and Planning Division, has completed its
review and the following requirements are to be placed on this tentative map as a condition of
approval by the Public Works Department.
____________________________________________________________________________
General Conditions:
1. Street Dedications: Provide corner cut dedications at all intersections for accessibility
ramps.
2. Right of way: All right-of-way “outside” of the subdivision border shall either be acquired
prior to recordation of Final Map, or a deposit equal to the value of the right-of-way and
an estimate of the City staff time necessary to acquire the right-of-way shall be
submitted prior to recordation of the Final Map.
3. Plan Submittal: Submit the following plans, as applicable, in a single package, to the
Public Works Department for review and approval prior to recordation of the Final Map.
Street: construction, signing, striping, traffic signal and streetlight and Trail: construction,
grading, lighting, striping, signing, landscape and irrigation.
4. Sidewalks shall not exceed a 5% longitudinal slope. All existing sidewalks in excess of
2% maximum cross slope must be brought into compliance prior to acceptance by
Public Works.
5. Local to Collector Street Intersections: The intersection of two local continuous streets
shall have a minimum of 160’ offset measured from centerline to centerline.
6. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space
purposes, subdivider shall prove to the City that the outlot is free of toxic or hazardous
materials pursuant to the requirements of City Administrative Order 8-1, including, but
not limited to, performing a Phase I Soils Investigation. The soils Investigation report
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shall be submitted to the Public Works Department for review and approval. The
subdivider must obtain Public Works approval of the soils investigation report and
complete any mitigation work identified by the soils investigation prior to subdivider’s
submittal of the Final Map to the Public Works Department. Any and all costs
associated of the soils investigation and any required mitigation work shall be performed
at the sole expense of the subdivider.
7. Encroachment Covenants: The construction of any private overhead, surface or sub-
surface structures and appurtenances in the public right of way is prohibited unless an
encroachment covenant is approved by the City of Fresno Public Works Department,
Engineering Services Division, (559) 621-8681. Encroachment covenants must be
approved prior to issuance of building permits.
8. Overhead Utilities: Underground all existing overhead utilities with the limits of this map
in accordance with Fresno Municipal Code Section 15-4114.
9. Intelligent Transportation Systems (ITS): Street work on major streets shall be designed
to include ITS in accordance with the Public Works ITS Specifications, where not
existing.
10. Private Irrigation Pipe: If not abandoned, all piping shall be located outside of the
proposed street right of way. Any piping across city streets shall be rubber gasketed
reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit
engineered plans to Public Works Department, Engineering Services Division for review
and approval and provide an encroachment covenant for all crossings, if applicable.
11. Backing onto a major street: Backing onto a major street is prohibited.
12. Intersection Visibility: Maintain visibility at all intersections as described in the Fresno
Municipal Code Section 15-2018.
13. Driveway Approaches: The throat of the driveway approaches shall be the same width
as the driveway. Approach widths shall be built to Public Works Standard P-6.
14. Verify that the border is correct. Incorrect boundaries could result in extending timelines
due to the need for separate processes, timelines and fees.
15. Provide an entry gate detail on the map with dimensions.
16. When permanent facilities are not available from the Fresno Metropolitan Flood Control
District, the applicant shall identify a temporary onsite storm water basin per Public
Works Standard P-97 for review and approval from Public Works, if applicable.
17. Identify all easements on the map.
· Local Streets: If constructed 42’ or 50’, a 1’ pedestrian easement is required on
streets with driveway approaches.
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Frontage Improvement Requirements:
Public Streets:
Peach Avenue: 4-Lane Arterial
1. Dedication Requirements:
a. If not existing, dedicate a corner cut for public street purposes at the intersection of
Peach Avenue and Private Street C.
a. Relinquish direct access rights to Peach Avenue from all lots within this subdivision.
2. Construction Requirements:
a. Planting and Irrigation of street trees shall conform to the minimum spacing,
guidelines, and requirements as stated in the Model Water Efficiency Landscape
Ordinance, Public Works Standards and Specifications, Section 25 and 26.
b. Construct standard curb ramps per Public Works Standards at all intersections.
· Entry: R=20’, P-29, P-32
c. Construct an underground street lighting system to Public Works Standard E-1 and E-
7A, E-7B, within the limits of this subdivision. Streetlights installed on major streets
shall be fed from a service pedestal with a master photo control as detailed in Section
3-3.17 of the City Specifications and Standard Drawings E-15, E-17 and/or E-18 or as
approved by the City Engineer.
d. Site Plan approval of a street type approach per Public Works Standard P-77 is a
tentative approval until such time that a qualified Civil Engineer prepares street plans
that provide the sufficient cross drainage approved by the City Engineer in accordance
with Public Works Standard P-10. If grades are not sufficient, construct to Public
Works Standard P-1, P-2, P-3, P-4 and P-6.
e. Remove existing driveway approaches not identified for utilization as noted on the
map and install sidewalk, curb, gutter and paving per City of Fresno Public Works
Standards P-5 and P-48 to match existing or proposed street improvement line and
grade per Fresno Municipal Code (FMC) 13-211.
Interior Streets: Private
1. Entry Gate: Provide a minimum of 50’ from the proposed gate to the back of walk, for
vehicle stacking and provide for an onsite turnaround. Where the entry is divided, each
side shall provide for a minimum opening of 16’ each. Where it is not divided, the gate
shall be a minimum of 20’ wide.
2. All streets and pedestrian ways shall connect to other streets and pedestrian ways to form
a continuous vehicular and pedestrian network with connections within the subdivision
and to adjacent development. Pedestrian paths of travel must meet current accessibility
regulations. Sidewalks are recommended on both sides of the street. Identify ramps
within the proposed subdivision wherever sidewalks are provided.
3. Garages: Garage or carport setbacks are recommended to be a minimum of 18’ from the
back of walk or curb, whichever is greater.
4. Provide a 12’ visibility triangle at all driveways.
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Specific Mitigation Requirements:
Within the subdivision border-
1. Relinquish direct vehicular access rights to:
a. the north property line of lot 1.
2. The intersection of:
a. Peach and Private Street C shall be limited to right-in and right-out turns.
Traffic Signal Mitigation Impact (TSMI) Fee: This project shall pay all applicable TSMI Fees at
the time of building permit. Contact the Public Works Department, Frank Saburit at (559)621-
8797. The fees are based on the Master Fee schedule. In some cases, traffic signals may be
conditioned on multiple maps. If the signal is existing at the time of the final map, the applicant
would not be required to construct the signal but would be required to pay the applicable fee.
Fresno Major Street Impact (FMSI) Fee: This Map is in the Infill Area; therefore, pay all
applicable City-wide regional street impact fees. In some cases, center section improvements or
bridges may be conditioned on multiple maps. If the improvements are existing at the time of the
final map, the applicant would not be required to construct them, but would be required to pay
the applicable fee.
Regional Transportation Mitigation Fee (RTMF): Pay all applicable RTMF fees to the Joint
Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148
ext. 200; www.fresnocog.org. Provide proof of payment or exemption prior to certificate of
occupancy.
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DATE: July 8, 2024
TO: John George, Planner III
Planning and Development Department
FROM: Adrian Gonzalez, Supervising Engineering Technician
Public Works Department, Land Planning & Subdivision Inspection Section
SUBJECT: PUBLIC WORKS CONDITIONS OF APPROVAL FOR VESTING TENTATIVE TRACT
MAP NO. 6432 REGARDING MAINTENANCE/SERVICE REQUIREMENTS (P23-02255)
LOCATION: 260 South Peach Avenue
APN: 463-140-01
The Public Works Department, Land Planning & Subdivision Inspection Section, has completed its review
and the following requirements are to be placed on this tentative map as a condition of approval. These
requirements are based on City of Fresno code, policy, standards and the public improvements depicted
on the exhibits submitted for this development.
ATTENTION:
The item below requires a separate process with additional costs and timelines. In order to avoid
delays with the final map approval, the following item shall be submitted for separate processing to
the Public Works Department, Land Planning & Subdivision Inspection Section prior to final map
approval.
X CFD Annexation Request
Packages (CFD 11 and 18)
Adrian
Gonzalez
(559) 621-8693
Luis.Gonzalez@fresno.gov
The Community Facilities District annexation process takes from three to four months and SHALL be
completed prior to final map approval. INCOMPLETE Community Facilities District (“CFD”) Annexation
Request submittals may cause delays to the annexation process and final map approval.
All applicable construction plans for this development shall be submitted to the appropriate City
Department for review and approval prior to the CFD process.
a. Landscape and Irrigation Plans are required to be approved prior to the finalization of the CFD
process and the approval of the final map.
b. Proposed park amenities shall be reviewed and approved by the Building & Safety
Services Division or as approved in writing by the City Engineer at time of submittal for the
CFD process and prior to final map approval.
Requirements not addressed due to omission or misrepresentation of information, on which this review
process is dependent, will be imposed whenever such conditions are disclosed and shall require a
revision of this letter.
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Any change affecting the items in these conditions shall require a revision of this letter.
1. The Property Owner’s Maintenance Requirements
The long term maintenance and operating costs, including repair and replacement, of certain required
public improvements (“Services”) associated with all new Single-Family developments are the ultimate
responsibility of the Developer. The Developer shall provide these Services either by a mechanism
approved by the Public Works Department or by annexing to the City of Fresno’s Community Facilities
District No. 11 (“CFD No. 11”).
The following public improvements (Existing and Proposed) are eligible for Services by CFD No. 11 as
associated with this development:
All landscaped areas, trees and irrigation systems, as approved by the Public Works Department,
within the street rights-of-way and landscape easements; including without limitation, the median
island (1/2, if fronting only one side of median), parkways, buffers, street entry medians and sides
(10’ wide minimum landscaped areas allowed) in all Local and Major Streets.
All landscaping, trees, irrigation systems, hardscaping and amenities within Outlots having the
purpose for open spaces and trails.
Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures,
median island concrete maintenance band and cap (1/2, if fronting only one side of median), and
street lights in all Major Streets.
Concrete curb and gutters, valley gutters, sidewalks, curb ramps, traffic calming structures, and
street entry and interior median island curbing and hardscape, street paving, street name signage
and street lights in all Local Streets.
*All end lots, side yards, and front yards are the responsibility of the property owner and
are not eligible for Services for maintenance by the CFD.
2. The Property Owner’s Services Requirements
The recurring expenditures related to Public Safety Services, police and fire
safety/protection/suppression (“Services”), provided by the City that are associated with all new Single-
Family developments are the ultimate responsibility of the Developer. The Developer shall provide these
Services either by a mechanism approved by the Public Works Department or by annexing to the City of
Fresno’s Community Facilities District No. 18 (“CFD No. 18”).
The following public safety services will be furnished by CFD No. 18 as associated with this development:
The services to be funded, in whole or in part, by the District include all direct and incidental costs
related to providing for the funding of public safety services within the area of the District.
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The services shall include, but not be limited to, police and fire safety/protection/suppression
services.
The District may fund any of the following related to the services described in the preceding
sentence: obtaining, constructing, furnishing, operating and maintaining equipment, apparatus or
facilities related to providing the services and/ or equipment, apparatus, facilities or fixtures in
areas to be maintained, paying the salaries and benefits of personnel necessary or convenient to
provide the services, payment of insurance costs and other related expenses and the provision of
reserves for repairs and replacements and for the future provision of services.
The administrative expenses to be funded by the District include the direct and indirect expenses
incurred by the City in carrying out its duties with respect to the District (including, but not limited
to, the levy and collection of the special taxes) including the fees and expenses of attorneys, any
fees of the City related to the District or the collection of special taxes, an allocable share of the
salaries of the City staff directly related thereto and a proportionate amount of the City’s general
administrative overhead related thereto, any amounts paid by the City from its general fund with
respect to the District or the services authorized to be financed by the District, and expenses
incurred by the City in undertaking action to foreclose on properties for which the payment of
special taxes is delinquent, and all other costs and expenses of the City in any way related to the
District.
The incidental expenses that may be funded by the District include, in addition to the
administrative expenses identified above, the payment or reimbursement to the City of all costs
associated with the establishment and administration of the District.
The Property Owner may choose to do one or both of the following:
a. The Property Owner may petition the City of Fresno to request annexation to CFD No. 11 by
completing and submitting an Annexation Request Package to the Public Works Department,
Land Planning & Subdivision Inspection Section for review and approval. The Annexation
Request Form is available, along with current costs, on-line at the City’s website at
http://www.fresno.gov, under the Public Works Department, Land Development.
Proceedings to annex the final map to CFD No. 11 SHALL NOT commence unless the
final map is within the City limits and all construction plans (this includes Street, Street Light,
Signal, Landscape and Irrigation plans, and any other plans needed to complete the
process) and the final map are considered technically correct.
The annexation process will be put on HOLD and the developer notified if all of the
requirements for processing are not in compliance. Technically Correct shall mean that
the facilities and quantities to be maintained by CFD No. 11 are not subject to change
and after acceptance for processing.
Public improvements not listed above will require written approval by the Public Works
Department Director or his designee.
All areas not within the dedicated street rights-of-way and approved for Services by CFD No.
11 shall be dedicated as a public easement for maintenance purposes. Outlots purposed
for required public open space or City trails shall be dedicated in fee to the City of Fresno or
as approved by the Public Works Department City Engineer.
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b. The Property Owner may provide for Services privately for the above maintenance
requirements. All City maintenance requirements not included for annexation to CFD No. 11 for
Services SHALL be included in the DCC&Rs or some other City approved mechanism for the
required Services associated with this development. Contact the Planner in the Development
and Resource Management Department for more details.
c. The Property Owner may petition the City of Fresno to request annexation to CFD No. 18 by
completing and submitting an Annexation Request Package to the Public Works Department,
Land Planning & Subdivision Inspection Section for review and approval. The Annexation
Request Form is available, along with current costs, on-line at the City’s website at
http://www.fresno.gov, under the Public Works Department, Land Development.
Proceedings to annex the final map to CFD No. 18 SHALL NOT commence unless the
final map is within the City limits and all construction plans (this includes Street, Street Light,
Signal, Landscape and Irrigation plans, and any other plans needed to complete the
process) and the final map are considered technically correct.
The annexation process will be put on HOLD and the developer notified if all of the
requirements for processing are not in compliance. Technically Correct shall mean that
the facilities and quantities to be maintained by CFD No. 18 are not subject to change
and after acceptance for processing.
For questions regarding these conditions please contact Adrian Gonzalez at (559) 621-8693 or
Luis.Gonzalez@fresno.gov