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HomeMy WebLinkAboutP23-01987 - Conditions of Approval - Tract Map 6443 Conditions of approval - HAYES 4705 N - 7/8/2024 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 Division FROM: Angela Reis, Chief Engineering Technician Public Works Department, Traffic Planning Section SUBJECT: Public Works Conditions of Approval T-6443 / P23-01987 an 11-lot single family subdivision / public unit development 512-032-13 G&B Estates, LLC / R.W. Greenwood and Associates, Inc 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, grading, lighting, striping, signing, landscape and irrigation. 4. Sidewalks shall not exceed a 5% longitudinal slope. All existing sidewalks and trails 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. Traffic Calming: Traffic calming shall be provided for local street lengths exceeding 800’ and four-way intersections. Design to be approved on the street plans. 7. 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 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. 8. 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. 9. Street widening and transitions shall also include utility relocations and necessary dedications. 10. Overhead Utilities: Underground all existing overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 15-4114. 11. 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. 12. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District (FID) providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to the Public Works Department. 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. Identify the proposed easement and provide a final cross-sectional detail on the map, if applicable. 13. 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. 14. Backing onto a major street: Backing onto a major street is prohibited. 15. Intersection Visibility: Maintain visibility at all intersections as described in the Fresno Municipal Code Section 15-2018. 16. 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. 17. Verify that the border is correct. Incorrect boundaries could result in extending timelines due to the need for separate processes, timelines and fees. 18. 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. 19. Identify all easements on the map. · Local Streets: If constructed 42’ or 50’, a 1’ pedestrian easement is required on streets with driveway approaches. Frontage Improvement Requirements: Public Streets: Hayes Avenue: 2-Lane Collector 1. Dedication Requirements: a. Dedicate 36’ of property, from section line, for public street purposes, within the limits of this application, per Public Works Standard P-54. b. Dedicate a corner cut for public street purposes at the intersection of Hayes and Santa Ana. a. Additional right of way may be required for grading and drainage purposes. c. Relinquish direct access rights to Hayes Avenue from all lots within this subdivision. 2. Construction Requirements: a. Construct concrete curb, gutter and a 6’ sidewalk to Public Works Standard P- 5. The curb shall be constructed to a 12’ residential pattern (5.5’- 6.0’- 0.5’). b. 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. c. Construct standard curb ramps per Public Works Standard at all intersections. · Major street to local street: R=20’-25’ per P-24 and P-25 · Entry: R=20’, P-28 and P-32 d. Construct 20’ of permanent paving per Public Works Standard P-50 (measured from face of curb) within the limits of this subdivision and transition paving, as necessary. e. 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. Off-Street Trail: 1. Dedicate a 36’ (minimum) Bike, Pedestrian and Landscape Easement (BPLE) purposes only. Above ground utilities are not allowed within this easement. Additional right of way may be required for grading and drainage purposes. 2. Construct: a. Construct a 12’ wide Bike and Pedestrian Trail per the Fresno General Plan, the City of Fresno Public Works Standards P-58, P-60, P-61, and the Caltrans Highway Design Manual Chapter 1000 for Class I Bikeways (Bike Paths). Construction shall be complete with lighting, signing, striping, landscaping, and irrigation. Identify the route and cross section on the site plan. Above ground utilities shall not be constructed within this easement. Additional right of way may be required for grading and drainage purposes. Interior Streets: 56’ wide Public Street (Cross section required) West Santa Ana: 1. Dedicate, design and construct all driveways, ramps, curb, gutter, sidewalk, permanent paving, cul-de-sacs, easements and underground street lighting systems on all interior local streets to Public Works Standards P-1, P-3, P-4, P-5, P-6, P-18, P-28, P-50, P-56A, E-1 and E-9A, E-9B. Pedestrian easements are required behind driveways with sidewalk patterns less than 10’. 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. 5. Design local streets with a minimum of 250’ radius. 6. Dead-end Streets: a. Cul-de-sac shall meet requirements per Public Work Standards P-18 Specific Mitigation Requirements: Within the subdivision border- 1. Relinquish direct vehicular access rights to: a. the east property line of lot 1. Outside of the subdivision border For parcel 512-032-13: 1. Dedicate 14’ of property for a 56’ wide local street (Santa Ana). 2. Dedicate a corner cut at the northwest corner of Hayes and Santa Ana. 3. Construct curb, gutter, sidewalk and paving per Public Work Standards P- 56A, P-5 and P-50. 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 New Growth Area; therefore, pay all applicable growth area fees and 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. Fresno Major Street Impact (FMSI) Requirements: Hayes Avenue: 2-Lane Collector (New Growth Area) 1. Dedicate and construct a 12’ center continuous two-way left turn lane, (1) 11’ (north side), center section travel lanes and 7’ bike lane within the limits of this subdivision. If applicable Stripe 200’ left turn pockets at all major intersections. If not existing, an additional 8’ dedication is required beyond the edge of pavement. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 45 MPH design speed. 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. 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. 6443 REGARDING MAINTENANCE REQUIREMENTS (P23- 01987) LOCATION: 4705 North Hayes Avenue APN: 512-032-13 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 Section prior to final map approval. X CFD Annexation Request Package 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. Any change affecting the items in these conditions shall require a revision of this letter. 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. 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 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. 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 Planning and Development Department for more details. For questions regarding these conditions please contact Adrian Gonzalez at (559) 621-8693 or Luis.Gonzalez@fresno.gov DEPARTMENT OF PUBLIC WORKS TO: John George, Planner III Planning & Development Department FROM: Adrian Gonzalez, Supervising Engineering Technician Public Works, Land Planning & Subdivision Inspection Section DATE: July 8, 2024 SUBJECT: P23-01987; Tract 6443 (APN: 512-032-13) located on the southwest corner of North Hayes Avenue and West Santa Ana Avenue. The Department of Public Works offers the following comments regarding the requirements for landscaping and irrigation in the street rights- of-way, landscape easements, outlots and median islands: GENERAL REQUIREMENTS STREET TREE REQUIREMENTS 1. The subdivider is required to provide street trees on all public street frontages per Fresno Municipal Code and for the dedication of planting and buffer landscaping easements as determined by the Planning Department. Street trees shall be planted at the minimum rate of one tree for each 40' of street frontage or one tree per home (whichever is greater) by the Developer. The subdivider is required to provide irrigation for all street trees. The irrigation system shall comply with AB 1881. 2. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting, the developer shall plant one tree for each 40' of street frontage, or one tree per lot having street frontage, whichever is greater. Tree planting shall be within a 10' Public Planting and Utility Easement. a. Street tree inspection fees shall be collected for each 40' of public street frontage or one tree per lot whichever is greater. b. Street trees shall be planted in accordance with the City of Fresno, Department of Public Works “Standard Specifications.” c. Landscape plans for all public use areas, such as parkways, buffers, medians and trails, shall be reviewed and approved by the Department of Public Works, Engineering Services. A street tree planting permit shall be required for all residential street tree planting. d. Performance and payment securities, paid with final map, will be released when all landscaping installed on public and/or city-controlled property is in conformance with the Specifications of the City of Fresno. e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. f. Choose appropriate trees from the list of Approved Street Trees. https://www.fresno.gov/publicworks/developer-doorway/#tab-5 BUFFER LANDSCAPING & MAINTENANCE REQUIREMENTS 1. The subdivider shall provide long term maintenance for all proposed landscaped areas by either petitioning for annexation in the Community Facilities District or by forming a Homeowner’s Association. 2. Maintenance Service Through Annexation into the Community Facilities District. Landscape and Irrigation plans are required and shall be submitted to the Department of Public Works for review and approval prior to Council approval of the final map. Plans shall be numbered to conform to and be included in the Department of Public Works Street construction plan set for the final map. Fees are applicable when the subdivider elects to have landscaping maintained by annexing into the City’s Community Facilities District. a. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with AB1881, water efficient landscaping. b. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkway strip, the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. c. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level ground between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover species approved by the Department of Public Works/Engineering Services Division. d. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows. e. No private flags, signs or identification of any kind shall be permitted in the right-of- way, within the City - controlled easement or on the fence or wall facing the street. f. Landscaping in the right-of-way and landscape setback adjacent to water well sites shall be the responsibility of the City of Fresno Water Division and may not be included in the CFD. Page 11 of 11 MEDIAN ISLAND LANDSCAPE REQUIREMENTS 1. When median islands front onto the proposed development project, applicants shall submit Plans to the Public Works/Engineering Services showing the location and configuration of all median islands fronting the proposed project. 2. The Public Works Department will review and evaluate existing median island(s) for a determination of all required improvements prior to approval of Final Map. 3. Landscape and irrigation is required on all new construction of median islands and shall be applied in accordance with the City of Fresno, Public Works Department Standards & Specifications and AB 1881. The Public Works Department requires all proposed median islands to be constructed with a one-foot-wide colored concrete strips, flush along curb edge, in a 12 inch by 12 inch brick slate pattern. 4. Trees shall not be planted in sections which are less than eight (8) feet wide unless approved by the Public Works Department. Sections less than eight (8) feet shall be capped with concrete as an integral part of the off-site improvements, whether the median is landscaped or not. OUTLOTS 1. Outlots which are utilized for water well purposes will not be included in the CFD. The Water Division Department in Public Utilities will provide the maintenance of all plant material on the well site. TRAIL REQUIREMENTS 1. The trail shall be constructed in accordance with the “Master Trails Manual” and the Public Works Department standards. The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail. Construction plans shall be submitted and shall include landscaping and automatic drip irrigation design. Trail cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation Plans for review and approval. These plans shall be in compliance with current City standards and approved by the Department of Public Works. Landscaping within the regional/multipurpose trail shall include large, medium and low-growing shrubs planted from 3 to 6 feet apart depending on variety, and trees spaced approximately 25 to 45 feet apart to provide 50% shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall comply with “Landscaped Buffer Development Standards.” All planting areas shall be irrigated with an automatic system. Submit all landscape and irrigation plans, to the scale of 1” = 20’, to dpwplansubmittal@fresno.gov for plan review, prior to the installation of any landscaping within the right-of-way.