HomeMy WebLinkAboutP24-01372 - Conditions of Approval - Tract 6466 Church and Fowler - CHURCH - 8/9/2024
DATE: 8/8/2024
TO: Alexander Puckett, Planner I
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-6466 / P24-01372 and Planned Development Permit P24-01320
105-lot single family subdivision / public unit development
5927 E Church
Lennar / Yamabe and Horn Engineering, 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 and
Trail: construction, grading, lighting, striping, signing, landscape and irrigation.
4. Sidewalks shall not exceed a 5% longitudinal slope. All 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. 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.
13. Backing onto a major street: Backing onto a major street is prohibited.
14. The first order of work shall include a minimum of two points of vehicular access
to the major streets for any phase of this development.
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. 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:
Church Avenue: 4-Lane divided Collector
1. Dedication Requirements:
a. If not existing, dedicate 50’ of property, from center line, for public street
purposes, within the limits of this application, per Public Works Standard
Modified P-52, P-53 and P-69. Center line shall be established per T-6338
street plans.
b. Dedicate corner cuts for public street purposes at the intersection of Church
Avenue and Bundy Drive.
c. Relinquish direct access rights to Church 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’ - .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, 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.
Interior Streets: Public
1. Entry Streets: Shown as 54’. Either provide 40’ from curb to curb and 7’ from curb
to right of way or dedicate a 50’ street to Public Works Standard P-56.
2. 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-4, P-5, P-6,
P-18, P-28, P-50, P-56A, E-1 and E-9A, E-9B and E-11. Pedestrian easements
are required behind driveways with sidewalk patterns less than 10’.
3. 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.
4. Garages: Garage or carport setbacks are recommended to be a minimum of 18’
from the back of walk or curb, whichever is greater.
5. Provide a 12’ visibility triangle at all driveways.
6. Design local streets with a minimum of 250’ radius.
Specific Mitigation Requirements:
Within the subdivision border-
1. Relinquish direct vehicular access rights to:
a. the east property line of lot 97.
b. the west property line of lots 85,98.
2. The intersection of:
a. Church Avenue and Bundy Drive shall be limited to right-in and right-out
turns.
Outside of the subdivision border-
1. Safe Route to School: Provide a temporary 4’ minimum asphalt accessible path of
travel to the corner of Church and Fowler.
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:
Church Avenue: 4-Lane divided Collector (New Growth Area)
1. Dedicate and construct the (1) 12’ and (1) 13’ westbound center section travel
lanes and a 7’ bike lane, within the limits of this subdivision. 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.
DEPARTMENT OF PUBLIC WORKS
TO: Alexander Puckett, Planner I
Planning & Development Department
FROM: Adrian Gonzalez, Supervising Engineering Technician
Public Works, Land Planning & Subdivision Inspection Section
DATE: August 8, 2024
SUBJECT: P24-01372; Tract 6466 (APN: 316-022-67) located on the northeast corner of South
Fordham Avenue and East Church 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 7 of 10
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.
Page 8 of 10
DATE: August 8, 2024
TO: Alexander Puckett, Planner I
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. 6466 REGARDING MAINTENANCE REQUIREMENTS (P24-01372)
LOCATION: 5927 East Church Avenue
APN: 316-022-67
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.
Page 9 of 10
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.
Page 10 of 10
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