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PM 2007-08 - Conditions of Approval - 12/13/2007
City or FILE COPY rnCU: -.Liz- Planning & Development Department 2600 Fresno Street *Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 498-1026 August 14, 2007 Please reply to: Will Tackett (559) 621-8063 Blair, Church & Flynn Consulting Engineers. 451 Clovis Avenue, Suite 200 Clovis, California 93612 SUBJECT: NOTICE OF APPROVAL OF TENTATIVE PARCEL MAP NO. 2007-08 DATED JUNE 14, 2007, PROPOSING A 2-LOT RESIDENTIAL PARCEL MAP FOR PROPERTY LOCATED ON THE SOUTHEAST CORNER OFTHE INTERSECTION OF SOUTH MAPLE AVENUE AND THE EAST CALIFORNIA AVENUE ALIGNMENT. (APN: 480-080-14) The City of Fresno Planning Division has completed its review of the subject parcel map dated June 14,2007. Pursuant to Section 12-1205 of the Fresno Municipal Code,this letter is written to advise you that the Conditions of Approval dated August 14,2007,are as noted on the attached document. Appeal: The divider or any aggrieved person mayfile an appeal regarding to conditions of approval within fifteen (15) days from the date of approval. To protest the Director's decision regarding the conditions of approval, you must appeal by filing a written appeal with the Director of the Planning & Development Department. Appeal must include the appellant's interest in/or relationship to the subject property,the decision or action appealed,and specific reasons why the appellant believes the decision or action appealed should not be upheld. Appeals must be submitted to the Director of the Planning and Development Department prior to 5 p.m. on August 29, 2007. EXPIRATION: The approval or conditional approval of this tentative Parcel Map expires two years from the date of approval. The expiration shall terminate all proceedings and a final Parcel Map may not be filed without first processing a new Tentative Parcel Map. Modification of a Tentative Parcel Map after approval or conditional approval does not extend the two year time limit. EXTENSION: The divider may request an extension of the tentative map expiration date by filing a written application together with the fee set forth in the Master Fee Schedule at the time of 'the request with the Director of the Planning & Development Department at least thirty days before the expiration date of the map. The applicant must state the reasons for requesting the extension. New conditions may be imposed if an extension is granted. An extension may not exceed an aggregate of five years. Blair, Church & Flynn Consulting Engineers Tentative Parcel Map No. 2007-08 August 14, 2007 Page 2 If you wish additional information, please contact the City of Fresno, Planning and Development Department, Planning Division, 2600 Fresno Street, Fresno, California 93721-3604; phone, (559) 621-8277. Your inquiry should be directed to either Rick Sommerville(engineering or improvements issues) or Will Tackett (planning or zoning issues). Should you have any questions regarding the conditions you must notify either Rick Sommerville at (559) 621-8277 or Will Tackett at (559) 621-8063 by August 29, 2007, to request a review of the conditions. Otherwise, the stipulated conditions of approval are in effect as of that date. No further notice will be sent. Sincerely, PLANNI DIVISION Will T eft, Planner III Planni g and Development Department Enclosures: Tentative Parcel Map No. 2007-08 dated June 14, 2007 Conditions of Approval dated August 14, 2007 City of PLANNING AND DEVELOPMENT DEPARTMENT DATE: August 14, 2007 TO: KEITH BERGTHOLD, Assistant Director Planning and Development Department THROUGH: DARRELL UNRUH, Planning Manager Planning Division FROM: WILL TACKETT, Planner III Planning Division SUBJECT: REQUIRED FINDINGS AND CONDITIONAL APPROVAL OF TENTATIVE PARCEL MAP NO. 2007-08, DATED JUNE 14, 2007, FOR PROPERTY LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF SOUTH MAPLE AND THE EAST CALIFORNIA AVENUE ALIGNMENT (APN: 480-080-14) BACKGROUND Tentative Parcel Map No. 2007-08, filed by Blair, Church & Flynn Consulting Engineers, on behalf of Sadi, LLC., and accepted for processing on June 14, 2007, proposes to subdivide approximately 9.98 acres of property into two parcels located on the southeast corner of the intersection of South Maple Avenue and the East California Avenue alignment. The subject site is located within the jurisdiction of the 2025 Fresno General Plan, Roosevelt Community Plan, and Southeast Fresno Revitalization Redevelopment Plan. The Roosevelt Community Plan and the 2025 Fresno General Plan designate the subject site for medium-high density residential planned land uses. The existing R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zone district is consistent with the planned land use designation of medium-high density residential as identified in Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno General Plan and applied within all community plans. The parcel map proposes to create two parcels which meet the property development standards of the R-2 zone district as identified in Section 12-212.5 of the Fresno Municipal Code. On February 15, 2006 the City of Fresno approved Conditional Use Permit Application No. C-05-226 authorizing the development of a 160-unit affordable multiple family residential apartment complex consisting of 20 eight-unit residential buildings, two community buildings, two swimming pools and outdoor play areas on the subject property. The City of Fresno has conditionally approved approximately $4.7 million in HOME Program funds to complete financing for construction of two phases of development. In order to comply with the Low Income Housing Tax Credit requirements the Housing and Community Development Department requested that the parcel map process for the subject property be expedited. For this purpose the City of Fresno has agreed to defer the typical off-site public improvement requirements to the time of development of the subject property. Furthermore, exceptions have been made relative to the Department of Public Works requirement that the East California Avenue right-of-way be vacated and that a feasibility for said vacation be completed prior to approval of the tentative map. The conditions of approval for Conditional Use Permit Planning and Development Department Vesting Tentative Parcel Map No. 2007-16 August 14, 2007 Page 2 Application No. C-05-226 have been revised (August 14, 2007) to include a conditions requiring that an application for a feasibility study for all required vacations of public rights-of-way prior to approval of the Parcel Map; and, that the vacation of the existing public street rights-of-way be approved prior to development on the subject property. If determined to be appropriate by the feasibility study, the vacation of the right-of-way adjacent to the project site will be required to be perfected prior to occupancy of buildings on the subject property. The conditions of approval for Conditional Use Permit Application No. C-05-226 have also been modified to require that a covenant be executed between the subject parcels to create mutual easements and/or reciprocal uses for the subject property to address ingress, egress, sewer and water service maintenance and access, fire protection, solid waste service, storm drainage, parking and landscaping. Approval of a tentative parcel map is subject to the Planning and Development Department Director finding the map is consistent with the officially adopted plans and policies of the City of Fresno. Staff has reviewed the proposed design and improvement of Tentative Parcel Map No. 2007-08 and has determined that the map is consistent with adopted policies as described below. REQUIRED FINDINGS The initial study prepared for Environmental Assessment No. TPM No. 2007-08 considered potential environmental impacts associated with the tentative parcel map. The environmental assessment resulted in a Class 1 and 15 Categorical Exemption (Sections 15301/Existing Facilities and 15315/Minor Land Division of the California Environmental Quality Act), which was filed on August 07, 2007, with the County Clerk. Staff determined that a Class 1 and 15 Categorical Exemption was appropriate given that the project will involve the vacation of the East California Avenue right-of-way; and, the proposed project is located within the R-2 zone district, which is consistent with the general plan land use designation of medium-high density residential planned land uses; the division consists of dividing land into four or fewer parcels; no variances or exceptions are required; all services and access to the proposed parcel is to local standards; the parcel of land has not been involved in a division of a larger parcel within the previous 2 years; and, the parcel does not have an average slope greater than 20 percent. STATE SUBDIVISION MAP ACT The Subdivision Map Act (California Government Code Section 66410 et. seq.) requires that a proposed parcel map not be approved unless the map, together with its design and improvements is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed parcel map be denied approval if any one of the Findings Nos. 2-5, below, is made in the negative. 1. The proposed parcel map, together with its design and improvements is consistent with the Roosevelt Community Plan and the 2025 Fresno General Plan which designate the site for medium-high density residential planned land uses which is consistent with the R-2 zone district. 2. The site is physically suitable for the proposed development because of the flat terrain of the site and adequate access and drainage on and off the site. The Fresno Metropolitan Planning and Development Department Vesting Tentative Parcel Map No. 2007-16 August 14, 2007 Page 3 Flood Control District will require that the drainage from the site be diverted to the future Master Plan Facilities. 3. The proposed parcel map design and improvements are not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife, or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed parcel map design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will insure that the subdivision conforms to City health and safety standards. 5. The proposed parcel map design will not conflict with pubic easements within or through the site because conditions of approval will assure noninterference with any existing or proposed public easements. Staff, based on its own analysis, has determined that the parcel map, subject to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Parcel Map Ordinance and recommends the approval of the parcel map. DIRECTOR DETERMINATION 1. Based upon the above analysis, the Planning and Development Department Director finds that Tentative Parcel Map No. 2007-08 dated June 14, 2007, is consistent with the applicable plans and policies of the City of Fresno. 2. The Planning and Development Department Director hereby grants approval of Tentative Parcel Map No. 2007-08 subject to the conditions of approval dated August 14, 2007. eith Be-rgtho , Assis t Director Date i NORTHWEST CORNER, TENTATIVE PARCEL MAP 2007-08 bM1 i� n i -^•—r —� SHEET ONE OF TWO SHEETS 8 'bi 4: 6`I-- b; V�. ACCOROWG PMP D EAEcr RECORDED W WON J7 PAGES47 TOnIE OF SWEi MPS, `�/,, �R ^ii ��O�Si� + +�' •' ,wpm'+' Q�'+ ♦ '?�' R;.(i �¢i• FlO ftT4r-0F-WAY FRESNO COUVEr REYOROs. C(TY BENCH NARK {� A h{''y" • •1 �? � p '10$'i- +10, '1C•7$ D CEPfMG 7HEREFROw rNE EAs7ERLr-'Lw Do nTT P/O. 397 W �.._�_-J -BRAWIEI'rAw NO. I4 1 GPR/G.11NWI ASSESSORS PARCEL W.160-060-It y I ^ i&E 770N=296.661' t7 .. --- --. D _ _ v U SES AtlRTM LwE,sGcRON Nesx•2 E 26-.11' (BlSls OF RF.IRMCSI a AcrEiC RAAROUIW W D u'9 w CENTER LWE 741.2r OWNER/DEVELOPER ,;Gti -.' EOG7 r•it"W 39311 molovEY Rawer LnRrm 4A6rtITY[nLIVANY CITP OF rnimo ase Fps ANOELEX CA soots-t9tz 6 DEV "�T'TIT D '1LArNllNG E� , EPT w a .•........ -. 5. }2 CALIFORNIA AVENUE••,51 ALIGNMENT 26.DD' FVEM r•LRLN N _._ .__ ... .- --• P6E DOWN 7,- "TTaASr CORNER, —DOW 7;•IRON PIPE ser1T'SYW 70T.IT' TAGGED L57ee0 sEcm ASf DOVnEIy Sr"r I•-ea j0 r b' pOXN S,TAGGED PROPERTY 6qr[/ SECTION IJ I.1tS, LAND ,� 1^Y i' ♦ RCE12106 UNE PEDESPRIMF TRAI FASE1WENf 1.2,X.x0.6.Fx EGKN /SURVEYOR �,oFpN K Mas°'?„ VW BWR CNNRCN AND ar D�. 2 `` CWIsmum ENCINEERs f.-5._ �'•. �+ PAvpoSED PURUC �y 'J� Tl tS,CL AWAVE SLNR'SD0 6828 `.(� ctom CAl/EORPAA 9J61I * WWN P�1" •�eiF �r r 1�G (�0Q��7�V� pAw(33V 32-7t NP10 L, ` WEST L1w �Q,�.Q GO m PRCPERIY LP.E fAx(SSBI Jze-1300 �'OF CAI�h 'i � WARFIR. .� ! �� ��. 0 SO wCv.E w PEEr o 160 � whr Jf.SaO7 Ao I e G�yPG4� ``M1 ,Gw p�� G�'y�O�QGpS ASSESS'OR'S PARCEL Na. 480-080-14 vmwx STREET 'r r Q p 4 Q ���y0 G 0 01 e S��pj`���PG� E(/STING PARCEL SIZE• 9.98 ACRES PNpP'EMY LSAE Ne9•SJ•7rE rn.7a• Q � pa+-t �.� EXISTING ZONING.• R-2/UCM [zl �` C - HeLrJnYE A'e9'SD"J7E Jt9.38' O G O '�" XIS77N- LAND USE: AGRICULTURE 0 P SOpW'arC "for, G4'Iy Gj� h�Pv`'v RELATED APPLICATIONS• NONE TooE519TD.0 AREET RDo• A{_ JSS[1.LrL R1wr-Er-WAr P6omsm PARCEL L"M. L MOVOAPW AND 901INCWY WFORWAr WAS COLLECTED LIY A FIELD ,j� ACa�UCTED MY=6r&AW.CWRCH!aTW CONSLUM WREN LAVE' 1A rn G�'y AG`• �Q,`L•o4': 2 �car L ARE c a rw PRaPDP�TY onrrtl�wr"rS,LEATT4 is FIELDS on no �i7 P f V p4 PR+OP�LD � 1 MEL M CONVAECTED OF sTRTr OF PO NO SEWAGE SEWAGE OfSPoshL PPEDEsrVELAEC."r b,9 P" ` AN EAST WEsrR'hWIXNWK%ARALAYATF WiM�w AND P�ROWDESES aw S raPPORnffi.TaE WiEs• � 8 TD rnE rrrEVEir LcrrDvr Ppmst 4 BASIS OF BEARINGS: t ry, nk Nwm Lm OF Of nre NORME+sr ouvnEN a`sEcTvN!J,r r4s, iia 9w R.20E.xO.B.dw.Is IAREV AS N69'J67rE AS sNOWN ON RECORD OF SUR.EY RECORDED W 9ODur M OF RECORD OF SURGEYS Ar PAGE S "! AVMUYE 700.6r .. - PRESPAO CWINTY RECORDS. I FwWp JV HM PAPE Ltrnlovr IAD PVEDPBETr ua SOF PARCEE �p ,rP t * 1•' i • 52 0,JW AM lAct.. i a s1DE�Ww,r o"o lEGE�lII — 4 - —.".OR CET.LAI, 1 , mnraw nor.ar+wo E SOVnR/EST ca~., —._. ETzTMG PMDPEWY OR Rel r IIA' "a POLE Q. 570M[APAW AANHOLE r THIS MAP NQRnIFAST OWRIEIEF WAY Qm POWER Pw © .EWER M,WROE a sEL:Txw IJ,r.rts.. �0 a i _ RSGE.w.aaex a%wm� ry -r 54N —s E GAS LM,,SRE As NOW y Ae' PROPoSED PAACA UHE �4 sn=T u"ff or— 011RHFA0 M-17 C Prop-ad bl, € PAOpaser,FASENE7Q L9IE cm.. SIPS —IR_ 51aRY aPN1 LRK'S.AS y- WW RAE READ CROSSWU Mw Qr somm Pau �� 131`111 n 4 y( { Y 8 ai SRE BEM/PNAA' —+rE SEWER LDC SIZE AS N07M ajlh/1 C11 € ONm SrAM.�PFE Church�r :g$ 0 BTI-IENCMN�IX:OR olw /ELEP/A7L PWBOX —+r WATER LiW S=E A9 MIRD lA Flynn ch 3 • �- 713 "W-TEH°ORARI LLEICNxARR aw ELECTRICAL PrA" orn 7ELD-~Puu" —Y— wRlcauN W.E a FM HTDAW LRxfYY PERE DOW.WGr.........E., VICINITY MAP 4; A.tLwwG.....+..m � 131 n' GAS wew m WArEA wE7ER a. � Aof T scuE Qa• laver POLE (Or WATER WALK 10 TENTATIVE PARCEL MAP 2007-08 SHEET TWO OF TWO SHEETS PARCEL IOF PARCEL WAP NO.-dW,W rNE CTY OF FRESNO STALE OF CAUFORNK AL'CORDMC To ME WP MOTEOF RECORDED W eoOK s7.PAGE 47 OF PARCEL-PS. MSW COUNTY RECORDS. IXCEPIHA'TILVEFRON TW LATTERLY 59000 FEET. /J~ RIX�� � ASSESSOR'S PARCELAO./b0-OBO-r1 x fi - ZGENORMWEST CORNER. OWNER/DEVEL �ST OUARTFR. �- - SIDI,LCC A CN RIED YrORW IA (1481!/IY COwANY ITY OI FHUA0 SECITON is.T.r4S- 1909 NONRREY ROAD RPL'1N�7u+h our--,n"-['T i1FPT R.70E.ALOB.fN. !OS ANGELEA CA 10047-49.7 CALIFORNIA AVENUE ALIGNMENT Ner3rsrE T-sr SC1I£ I-_.r7 NU ENGINEER/SURVEYOR ��4 K M� R.ErOF MA J !wi�1E�,I �.f•�\ Bun[CWfflCff&ANO FL170N LAIjY OOrylY,e_l- g1 U ,. Al I CL ave eV EE 17 5 O CA MNA" SURE 700 -._ P'RGNn1TY uNF n�.i r9p' VS!GW).128 9�7 *� m 4R.'x ^�I M SISOO.07E FAr(1PJ9)]7e-rSWW CAO' 0. /7.QT 0 IO Sa f I FUT M DA MY-Tr.7007 s000b7a00E 79, A0O0°•1�00E ASSESSOR'S PARCEL No. 480-080-14 swoo4.rE -_ --- d9s• EXISTING PARCEL SIZE. 9.98 ACRES s00'Q0''sE s4s0000•w 6.89• 0.41• APPo•4rE 51e139•1rw EXISTING ZON/NC: R-1100M soowo rr e.ar rr.o7• saes• wrs1.lrw EXIS77NG LAND USE. AGRICULTURE B.rsrrre ZIb' a °P S RELATED APPLICATIONS: NONE 7. ,woo�aTE : we 4G4Y'lvPG� Nf22IEIF� QP 5� r. /NtlC""W MO BOUNUNRY WORWWN WS COL ECM A A PnD SIAM£Y CO`.OM=Or BLA1F.dNIME'll f RYNPL CONsaw IQ�00 ENGWED9s W.WY TOOs. 7 INER[ARF NO wARR RE"SEPTC TAWj LEAGTI EIEIDS OR WrM swoo•4,1'ELOOS EoPM OW TC PROPORY 01769 TWT I11WT a swm ON DRS r[� .17.74' 37�43to;, �' 37.WoJrE 1 SOLOME OF W7EA SUPPLY,YEPWO OF SEWACE AMO SEwAOE OWPOSIL 20r Rrll KCONpXTW M CITY OF AREM S FACXMM 4. TC SUM WWM uAVr RAT FWAL9170 FOR ME BIAIDRA;S fO BE W M0=6CM=11OWPPIOM T POR SOUR 0PPORTP4= sa000 73e rsdMav4rE GFE�PG� > --E--,\2a7SOOW4rE 4 d 10.a• 6. BASIS OF BEARINGS: 574'47'TTWME NORM LIE OF M ME NOR77EAST OUWM OF SW"Off rs,r r4S. 20r 574.37.01'w R.70E.W.D.R.fN.AT MAN AS WTrs1'71'E AS S40M OW RELURO OF 7.Or SURVEY REGORGED W BOOR b OF RECORD OF SU^`ETS Ar PAGE s FRIEWO C&-WN REUMM I 4 L� TY S/Ruw FRESNO uiDNr£ EET q _ RRaEr-ar'-Wr urRWTE sme7T E K IR1C AiON/-YWY UrC PRO1'071Y LWE t � 01,37m SMUT 9 RRaR-oF-Wr '�••� ,.R-o., '�F" TNIS TARO • a PrwpOrwd by. na.vv Jga Flynn1 1 r T± C9w1UL1�R9.A9rn11F1 VICINITY MAP Y�Y� .Wo..,..,..ar>a mor m scA E y 5 Ow.4EM�1...v xlWlasm ..rewnslEol j$ i CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL AUGUST 14, 2007 TENTATIVE PARCEL MAP No. 2007-08 Southeast corner of the intersection of South Maple Avenue and the East California Avenue Alignment NOTICE TO PROJECT APPLICANT All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code (FMC), City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this tentative map. In accordance with the provisions of Government Code §§66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. Upon conditional approval of Tentative Parcel Map No. 2007-08, dated June 14, 2007, the subdivider may prepare a Final Parcel Map in accordance with the approved tentative map. Note that a final parcel map may not be filed until the appeal period has expired. Should an appeal be filed pursuant to Section 12-1207 of the FMC,the application will be scheduled to be heard before the City of Fresno Planning Commission. The appellant may withdraw their appeal pursuant to Section 12-1207.2 of the FMC. Concurrent with the filing of a final map and when the provisions of Section 66436 of the Subdivision Map Act apply,the subdivider is responsible to send, by certified mail,a sketch of the proposed final map,together with a copy of SMA Section 66436(a)(3)(A),to any public entity or public utility which has previously acquired a right-of-way easement. LEGAL STATUS OF SITE TO BE SUBDIVIDED The parcel map site was legally created as Parcel 1 of Parcel Map No. 5855, in the City of Fresno, County of Fresno, State of California,according to the map thereof recorded in Book 37, Page 47 of Parcel Maps, Fresno County Records. Excepting therefrom the easterly 590.00 feet. PLAN CONSISTENCY 1. The subject site is located within the jurisdiction of the Roosevelt Community Plan and the 2025 Fresno General Plan. The Roosevelt Community Plan and the 2025 Fresno General Plan designate the subject property for development with medium-high density residential planned land uses. Pursuant to Table 2 (Planned Land Use and Zone District Consistency Matrix)of the 2025 Fresno General Plan and applied within all community plans the existing Conditions of Approval Tentative Parcel Map No. 2007-08 August 14, 2007 Page 2 R-2/UGM (Low Density Multiple Family Residential/Urban GrowthManagemeni)zone district is consistent with the medium-high density residential planned land use for the subject property as designated by the Roosevelt Community Plan and 2025 Fresno General Plan. ZONING 2. Comply with the provisions of the State of California Government Code Sections §66410 - §66499.58 SMA and the City FMC Chapter 12, Article 10 (Subdivision of Real Property). 3. Proposed Parcels "A" & "B" are consistent with the R-2/UGM zone district in terms of lot width, depth, and area. A covenant shall be executed between and across Parcels "A" and "B" inclusive to create mutual easements and/or reciprocal uses for the subject property to address ingress, egress, sewer and water service maintenance and access, fire protection, solid waste service, storm drainage, parking, and landscaping. • NOTE: This condition will be made a requirement of Conditional Use Permit Application No. C-05-226 authorizing the phased development of a 160-unit multi-family residential apartment complex on the subject property. The subdivider/developer of the subject property shall provide the City with a written agreement acknowledging the revision to the conditions of approval for Conditional Use Permit Application No. C-05-226 prior to recordation of the Parcel Map. Property within 200 feet of the present or planned right-of-way of a railroad shall indicate �J methods proposed such as walls, barriers, setbacks, etc., to reduce noise from such sources to generally acceptable levels. a) Pursuant to Policy H-1-d of the 2025 Fresno General Plan and in accordance with the Conditions of Approval for Conditional Use Permit Application No. C-05-226, an acoustical analysis shall be required for the subject property prior to issuance of building permits. i) Development of the subject property shall incorporate the mitigation measures identified within the required acoustical analysis for the subject property, as deemed appropriate by the Planning and Development Department Director, in order to reduce noise to generally acceptable levels. GENERAL CONDITIONS 6. All off-site and public improvements shall be constructed in accordance with the Public Works Department Standards, Specifications and Policies. Engineered construction plans and estimates for all or part of the required work shall be required prior to the issuance of Street Work Permits unless otherwise determined by the City Engineer. The cost for such plan preparation, review and construction inspection shall be at the subdivider's expense. Conditions of Approval Tentative Parcel Map No. 2007-08 August 14, 2007 Page 3 • NOTE: Engineered construction plans shall be submitted to the Planning and Development Department for approval concurrent with the final map. 7. Any existing utilities, including but not limited to, street lights, traffic signals, fire hydrants, poles (power, telephone, cable, etc.), which must be relocated or removed in conjunction with the construction of these off-site improvement requirements,shall be the responsibility and at the expense of the subdivider. 8. All existing overhead utilities, including but not limited to, electrical systems,communication systems and street lighting systems shall be placed underground in accordance with the provisions of Section 12-1011, and Section 8-801 of the FMC, Resolution No. 78-522/88- 229, and the policies of the Public Works Department. 9. When street/safety lighting installations are required, street lighting plans shall be submitted for review and approval by the Traffic Engineer prior to the issuance of permits for the work. Services to street lighting installations shall be separated from the electrical service(s) serving the development. The type, location and service forstreet lighting installations shall be as determined by the Traffic Engineer. Street lighting installations shall be dedicated to the City upon completion and acceptance of the installations. 10. Sidewalks (including wheelchair ramp landings)and driveway approaches,for undeveloped parcels of this parcel map, shall be required and constructed at the time of site development. a) Curb ramps are required at all corners within the limits of this parcel map. 11. Whenever covenants or agreements are required, they shall be prepared by the city upon receipt of the fee in accordance with the adopted Master Fee Schedule. All covenants and agreements must be approved by the City Attorney's Office and shall be recorded in accordance with the respective timelines provided herein. 12. Telephone, cable, and other public utilities which propose above-ground facilities (such as cabinets) determined by the Planning and Development Director to be oversized shall be located in an additional easement area outside of the required landscape strip. 13. All work and engineered plans for public improvements shall conform to the 2002 Edition of the City of Fresno Standard Specifications and Drawings(City Council Resolution No.70-36 and Resolution Nos. 84-361) and any amendments thereto, hereinafter referred to as the Public Works Standards. 14. The subdivider shall dedicate and construct public easements to facilitate the construction of curbs, gutters, sidewalks with street tree wells and irrigation systems (when applicable), permanent pavement, street/safety lighting, bus bays, right turn lanes, bike lanes, bike paths, multi-purpose trail, wheelchair ramps and public utilities in accordance with City plans, ordinances, resolutions and policies, and the Standard Specifications of the Public Works Department within the limits of the parcel map. 15. Existing improvements that are not to the planned alignment shall be removed and required Conditions of Approval Tentative Parcel Map No. 2007-08 August 14, 2007 Page 4 improvements installed to the new street alignment and grade. Existing improvements to remain in place shall be repaired if determined to be damaged and/or off grade by the City Engineer. Existing driveway approaches not identified for current or future utilization shall be removed and sidewalk(when applicable),curb and gutter shall be installed to match existing or proposed street line and grade as determined by the City Engineer. 16. A minimum four foot wide clear path of travel is required along the public sidewalk on all frontages of the property as required by Title 24 of the California Administration Code as determined by the City Engineer. An on-site pedestrian easement and construction of a path may be required if Title 24 provisions cannot be met within the public rights-of-way. All such public easements shall be identified and dedicated with the processing and recordation of the Final Parcel Map and/or at the time of Special Permit review for 'the proposed development of the parcel(s). 17. All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans shall be done per the current Caltrans standards and shall be submitted as a part of the street construction plans for this tentative map to the Public Works Department for review and approval. 18. The subdivider may either construct the required off-site improvements,when required, prior to the approval of the final parcel map; or enter into an agreement with the City of Fresno providing for the construction of the required improvements and sufficient security prior to the approval of the final parcel map. a) All offsite improvements will be required at the time of development on the subject property. • NOTE: Pursuant to Section 12-1206(d)(3) of the FMC the improvement and payments required by 12-1206(c) of the FMC are not required in whole or in part or in front of any parcel of more than four or less than ten net acres which exists after the division of land, whenever the Public Works Director in his discretion determines that the omission of all or part of the improvements will not be materially detrimental to the public welfare, safety or convenience, will not adversely affect the rights of adjacent property owners or occupants or be injurious to property or improvements in the area,and that the installation thereof would be premature in relation to the public needs of the present and immediate future. SPECIFIC CONDITIONS STREET NAMES 19. The following street names shall be corrected on the parcel map: Street Name Status Required Change California Avenue Alignment Change East California Avenue Conditions of Approval Tentative Parcel Map No. 2007-08 August 14, 2007 Page 5 (Alignment) Maple Avenue Change South Maple Avenue STREETS AND RIGHTS-OF-WAY 20. Provide the following prior to perfection of the Parcel Map: a) Remove all proposed pedestrian easements shown on this map, (use of P-29 will not require dedications). b) Identify proposed two-foot dedication of new pedestrian easement. (Ref. conditions for South Maple Avenue below.) South Maple Avenue (80-Foot Collector): ,/ 21 Dedicate a two-foot pedestrian easement across the entire South Maple Avenue frontage, within the limits of this map, for future six-foot sidewalk, (see attachment). V2Constructconcrete curb and gutter, built to an eight-foot pattern, in accordance with Public Works Standard P-5. 23 Construct 20 feet of permanent asphalt concrete paving, from face of curb, in accordance with Public Works Standard P-50. Construct an underground street lighting system (two lights) in accordance with Public �� Works Standard E-1 within the limits of this map. Spacing and design shall conform to Public Works Standard E-8 fro Collector Streets. East California Avenue (Alignment): J25. Dedicate 26 feet of property, along the northern frontage, for public bike/pedestrian trail purposes within the limits of this map. (26. Vacate all of the remaining street rights-of-way for East California Avenue, between South Maple Avenue and South Chestnut Avenue. a) Submit an application for a feasibility study for all required vacations of existing public street rights-of-way prior to the approval of the Parcel Map. Contact Alan James of the Public Works Department at (559) 621-8693. i) The vacation of existing public street rights-of-way for East California Avenue shall be approved prior to development on the subject property. (Include this note on the site plan.) ii) If determined appropriate by the feasibility study, the vacation of the right-of-way adjacent to the project site shall be perfected prior to occupancy of site Conditions of Approval Tentative Parcel Map No. 2007-08 August 14, 2007 Page 6 improvements. • NOTE: This condition will be made a requirement of Conditional Use Permit Application No. C-05-226 authorizing the phased development of a 160-unit multi-family residential apartment complex on the subject property. The subdivider/developer of the subject property shall provide the City with a written agreement acknowledging the revision to the conditions of approval for Conditional Use Permit Application No. C-05-226 prior to recordation of the Parcel Map. 27. Comply with all of the requirements of the Public Works Department, Engineering Division memorandum dated August 03,2007 except as may be modified by the conditions herein. SANITARY SEWER SERVICE Sanitary Sewer Requirements: The nearest sanitary sewer main to serve the proposed project is an eight-inch sewer main located in South Maple Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: Extend the existing eight-inch sanitary sewer main located in South Maple Avenue north across the project frontage. Separate sewer house branches are required for each lot. 0. Abandon all existing on-site private sanitary septic systems. 1. Comply with all of the requirements of the Department of Public Utilities, Planning and Engineering memorandum dated July 05, 2007. Sanitary Sewer Fees: 32. The following Sewer Connection Charges are due and shall be paid for the project: a) Sewer Lateral Charge b) Oversize Sewer Charge: Area 33 c) Trunk Sewer Charge d) Sewer Facility Charge: Conditions of Approval Tentative Parcel Map No. 2007-08 August 14, 2007 Page 7 WATER SERVICE The following conditions are required to provide water service to the development: 33 Construct a 12-inch transmission grid water main (including installation of City fire hydrants) in South Maple Avenue from 650 feet south of the California Avenue alignment north to East Dwight Way. �4) Separate services with water meters shall be provided to each parcel. Seal and abandon existing on-site well(s) in compliance with the State of California Well � Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 36. Two independent sources of water, meeting Federal and State Drinking Water Act Standards,are required to serve the development including anysubsequent phases thereof. The two-source requirement may be accomplished through a combination of water main extensions, construction of supply wells, or other acceptable source so water supply approved by the Water Systems Manager. 37. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. 38 Comply with all of the requirements of the Department of Public Utilities, Water Division memorandum dated June 22, 2007. FLOOD CONTROL AND DRAINAGE �91 The subdivider shall be required to comply with the specific requirements imposed by the �JJ Fresno Metropolitan Flood Control District(FMFCD)for the subdivision oranyamendments or modifications to those requirements, which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the attached District's letter to the Planning and Development Department dated June 19, 2007. FIRE DEPARTMENT Development of the subject property will required the installation of+/-900 feet of public 12- inch water main and several public fire hydrants (Maple Ave.) DEPARTMENT OF PUBLIC WORKS-SPECIAL DISTRICTS/PROJECTS AND RIGHTS-OF-WAY 41. Attached for the applicant's records and consideration is the memorandum from the Department of Public Works, Parks Supervisor dated June 26, 2007. Conditions of Approval Tentative Parcel Map No. 2007-08 August 14, 2007 Page 8 DEVELOPMENT FEES AND CHARGES This project is subject to the following development fees and charges: Fresno Metropolitan Flood Control District FEE/RATE a. Metropolitan Flood Control District Fee $1,694.00 SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth) c. Oversize Charge* $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charger $419/living unit Service Area: Cornelia e. Wastewater Facilities ChargeA $2,119/living unit f. Fowler Trunk Sewer Interim Fee Surety► N/A g. House Branch Sewer Charger N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. i. Frontage Charge► $6.50/lineal foot j. Transmission Grid Main Charge► $804/net acre (parcels under 5 gross acres) k. Transmission Grid Main Bond Debt Service Charge* $304/net acre (parcels under 5 gross acres) I. UGM Water Supply Feer $508/living unit Service Area: 301s m. Well Head Treatment Feer $221/living unit Service Area: 301 n. Recharge Feer $0.00/living unit Conditions of Approval Tentative Parcel Map No. 2007-08 August 14, 2007 Page 9 Service Area: 301 o. 1994 Bond Debt Service► $60/living unit Service Area: 301 CITYWIDE IMPACT FEES FEE RATE p. Fire Facilities Impact Fee ♦ $539/living unit q. Park Facility Impact Fee ♦ $3,398/living unit r. Quimby Parkland Dedication Feev N/A s. New Growth Area Major Street Charge* $27,151/adj. acre t. Police Facilities Impact Fee♦ $624/living unit u. Traffic Signal Charge► $440.03/living unit Notes: v Due at time of subdivision (Final Map). �. Due at time of development(Building Permit). ♦ Due at occupancy. Deferrable through Fee Deferral Covenant. CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT REVISED SPECIAL PERMIT CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT NO. C-05-226 August 14, 2007 PART A - PROJECT INFORMATION 1. Assessor's Parcels Nos. 480-080-14 2. Job Address: 2121 South Maple Avenue Street Location: 9.98 acre vacant parcel generally located along the east side of South Maple Avenue, south of the Union Pacific Railroad, and north of East Florence Avenue. 3. Existing Plan Medium high density residential planned land use. 4. Existing Zoning: R-2/UGM/cz (Low Density Multiple Family Residential/Urban Growth Management/conditions of zoning) 6. Proposed Zoning: R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) 7. City Zone Map No. 2553 8. Project Description: On 9.98 gross acres of property, the project applicant seeks authorization for phased construction of a 160-unit multi-family residential apartment complex consisting of 20 eight-unit residential buildings, two community buildings, two swimming pools, and outdoor play areas. PART B - GENERAL CONDITIONS AND REQUIREMENTS The Fresno City Planning Commission on February 15, 2006, considered the special permit application subject to the enclosed list of conditions and Exhibits "A," "E" and "L" dated February 15, 2006. At this hearing, the Commission also reviewed and made a recommendation to approve related Rezone Application No. R-05-92 to the Fresno City Council. The Fresno City Council approved Rezone Application No. R-05-92 on March 07, 2006. The Planning and Development Department staff has prepared an environmental checklist and has evaluated the requested Conditional Use Permit in accordance with the land use and environmental policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. Conditional Use Permit C-05-226 will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above noted planned land use designation. Moreover, it is not expected that the existing and future development, per the requested Conditional Use Permit, will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have been verified by the Pubic Works and Public Utilities Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to Revised Conditions of Approval CUP No. C-05-226 August 14, 2007 Page 2 assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178 (a). IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of conditions of approval. These include conditions based on adopted City plans and policies, those incorporated from regulations of other public agencies (e.g., special districts for flood control/drainage and air pollution control), and those determined through site plan review and environmental assessment to be essential to mitigate adverse effects on the environment and to preserve the health, safety and welfare of the community. Some of the recommended conditions for development that are not mandated as essential to health, safety and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment. Any such discretionary conditions of approval are listed in the last section of this list of Special Permit Conditions under the heading "Part F- Miscellaneous," and may be appealed. All discretionary conditions of approval will ultimately be deemed mandatory when the Fresno City Council makes a determination on this Conditional Use Permit Application. Appeals of these conditions must be lodged prior to, or at, the Planning Commission and City Council hearings on this project. All code requirements are mandatory. Fresno Municipal Code (FMC) requirements may only be modified by approval of a variance application provided the findings pursuant to FMC Section 12-405-A can be made and the Variance is approved by the City of Fresno. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer or designer to disclose and delineate all facts and information relating to the subject property and the proposed development on the final corrected exhibits, including but not limited to the following: 1. All existing and proposed improvements including but not limited to buildings and structures (including carports, both open-sided and closed-sided), signs and their uses, trees, walls, driveways, outdoor storage and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses on and abutting the subject property. 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. Approval of this special permit may become null and void in the event that final corrected exhibits are not approved by the Planning and Development Department, and in the event that development is not completed in accordance with the Zoning Ordinance, City of Fresno Public Works Standards and Specifications, and all the conditions and requirements imposed upon this special permit. The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. No uses of land, buildings or structures other than those specifically approved pursuant to this site plan shall be permitted. Include this note on the final corrected site plan (Exhibit A.) Revised Conditions of Approval CUP No. C-05-226 August 14, 2007 Page 3 Transfer all red line notes, etc., shown on all original exhibits to the final corrected exhibits. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE CONSTRUCTION PLAN CHECK PROCESSES. To complete the backcheck process for building permit relative to planning and zoning issues, submit eight copies of the final corrected site plan, together with six copies of the final corrected elevations, six copies of landscape and irrigation plans, and any required covenants, easements, and/or studies or analyses to the Planning and Development Department for final review and approval at least ten days before applying for building permits. Copies of this final approved site plan, elevations, landscape and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of same in each of the sets of construction plans submitted for plan check prior to issuance of building permits. Be advised that on-site construction inspections will not be authorized unless the final stamped approved site plan, elevations, landscape and irrigation plans are included in the plan check file copy. Please call 559-621-8021 for an appointment with Stratis Perros for final Planning Division sign- off for grading and/or building permits requested pursuant to this conditional use permit, following your preparation of final corrected CUP exhibits. NOTICE TO PROJECT APPLICANT In accordance with the provisions of government Code Section 66020(d)(1), the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservation or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART C - PUBLIC IMPROVEMENT, PARKING LOT AND STORAGE YARD REQUIREMENTS The following requirements are based on City records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for which this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relative to dedications, street improvements, off-street parking geometrics, utility connection charges and Urban Growth Management fees may be directed to the Planning and Development Department-Building & Safety Division (Land Division & Engineering Section, ph. 559-621-8077). NOTICE OF FEE DEFERRAL OPTION Effective June 9, 1995, the provisions of FMC Section 12-4.604 allow the property owner the option to defer the payment of UGM fees and certain water and sewer connection charges, from the time of issuance of building permits to the time of issuance of certificate of occupancy. To enable this deferment requires the owner to request the preparation of a fee deferral covenant, pay the covenant preparation (including surcharges) and provide a certified Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 4 copy of the most current Grant Deed from the Fresno County Recorder for the subject property. The processing of this covenant will place a lien on the property in the amount of the outstanding fee obligation and requires subordination by parties having record title interest in the property. Owners are advised to submit covenant requests at their earliest opportunity as covenant preparation, execution and approval may take 2 weeks or more and will delay the issuance of building permits until the executed covenant is duly approved by the City. For more information, contact Frank Saburit at 559-621-8077. C.1. STREET DEDICATIONS, VACATIONS AND IMPROVEMENTS; ENCROACHMENT PERMITS Street construction plans, prepared by a registered Civil Engineer and approved by the City Engineer, are required. Plans must be submitted to the Public Works Department, Engineering Services Division, Design Section. Street work plans for this project will also required approval by Fresno County Public Works and Planning Department, because corporate boundaries of the City of Fresno are in abutting street rights-of-way. Any eminent domain action needed to acquire street right-of-way in the unincorporated area requires approval of the Fresno County Board of Supervisors. For more information, contact the Public Works Department Engineering Division (Gary Witzel) at 559-621-8725. The performance of any work within the public street rights-of-way (including pedestrian, water and sewer utility easements) requires a Street Work Permit issued by the Public Works Department, Engineering Services Division prior to commencement of the work. All required street improvements must be completed and accepted by the City, or a deferral agreement for street improvements with financial security approved by the Public Works Department and shall be executed and recorded, prior to final occupancy. The property shall be improved in accordance with the provisions of FMC Section 11-208. All public street improvements shall be constructed in accordance with the Standard Specifications of the City of Fresno, Public Works Department and the engineered street construction plans required and approved by the City Engineer. The revised (final corrected) site plan (Exhibit A) shall incorporate all required dedications, parking lot geometrics and improvements required as conditions of approval, and shall be provided to the Public Works Department Engineering Division Transportation Section for review. a. STREET DEDICATIONS: Provide street dedications for additional right-of-way on South Maple Avenue as identified in the December 16, 2005 memorandum from the City of Fresno Public Works Department Engineering Division (copy attached). Provide a final corrected exhibit to reflect these street dedications and related improvements. NOTE: Provision of sufficient rights-of-way may result in a reduction in leasable building space for this project. (1) Dedicate 2 feet of property behind each driveway along South Maple Avenue frontage for public pedestrian easement purposes. (2) Dedicate a 26 feet wide Bike/Pedestrian Trail Easement along the parcel's northern property line, within the limits of this parcel for public purposes. (3) Deed documents for the required dedication shall be prepared by the applicant's engineer and submitted to the Public Works Department, Engineering Division, Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 5 Special Districts/Projects and Right-of-Way Section with verification of ownership prior to issuance of building permits. The cost of deed document processing and recordation fee must be paid at the time of deed submittal. Deed documents must conform to the format specified by the city. Document format specifications may be obtained from 'the Public Works Department, Engineering Division, Special District/Projects and Right-of-Way Section, (559) 621-8694. b. VACATIONS: Vacate all of the remaining street rights-of-way for East California Avenue, between South Maple Avenue and South Chestnut Avenue. (1) Submit an application for a feasibility study for all required vacations of existing public street rights-of-way prior to the approval of the Parcel Map. Contact Alan James of the Public Works Department at (559) 621-8693. (2) The vacation of existing public street rights-of-way for East California Avenue shall be approved prior to development on the subject property. (Include this note on the site plan.) (3) If determined appropriate by the feasibility study, the vacation of the right-of-way adjacent to the project site shall be perfected prior to occupancy of site improvements. C. STREET IMPROVEMENTS: Make street improvements on South Maple Avenue, including undergrounding of utilities and installation of street lighting supplied by underground utilities, curb, and gutter and redline corrections to the site plan (Exhibit A, dated October 7, 2005). Provide a final corrected exhibit to reflect street dedications and improvements. (1) Repair all damaged and/or off grade off-site concrete improvements as determined by the Public Works Department, Construction Management Division, (559) 621- 5500. (2) Install permanent paving, paving transition, concrete curb, gutter, sidewalk, Pedestrian/Bike path, driveway approaches, alley approaches, and alley paving to City Standard Specifications within all street frontages indicated on Exhibit A. Plans shall be prepared by a registered Civil Engineer. (3) Provide signing and striping plans. The signing and striping plans shall be done per the current Caltrans standards. (4) Install streetlights, served underground, on all frontages to City of Fresno Standards. Contact the Public Works Department Engineering Division, (559) 621- 8800, for approval of street lighting plans prior to street light installation. Plans shall be prepared by a registered Civil Engineer. (5) Underground all existing off-site overhead utilities within the limits of this site/map as per FMC Section 12-101.1 and Resolution No. 78-522/88-229. (6) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559) 621-8682, for review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 6 Landscaping and Irrigation Plans. d. PEDESTRIAN FACILITIES: (1) A minimum four-foot (4') wide path of travel is required along the public sidewalk on all street frontages of the property. This usable 4' width is required by Title 24 of the California Code of Regulations and shall be maintained behind any driveway aprons by means of a pedestrian easement, if necessary. (2) The sidewalk along South Maple Avenue shall meet standards for a residential sidewalk, but the Public Works Director may approve an alternative standard such as a curvilinear sidewalk, that would integrate the walk into the required twenty-foot landscape strip as an aesthetic and pedestrian amenity, if the sidewalk is integrated into the landscape strip, a pedestrian easement shall be dedicated along with the landscape easement. (3) Wheelchair ramps shall be installed at any curb returns as needed and where fire access routes may encroach upon East Kings Canyon Road or any abutting local street. Depict all wheelchair ramps on the final corrected site plan for this project. (4) The final corrected site plan shall include the location of all utility and public and private irrigation canal easements, all existing/proposed street furniture (e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc.) within existing and proposed public rights of way on and abutting the subject property. e. ENCROACHMENT PERMITS. The construction of any overhead, surface or sub-surface structures and appurtenances in the public rights-of-way is prohibited unless an encroachment permit is approved by the City Engineer. The project shall to take access from South Maple Avenue, a designated collector street. (1) Encroachment permits must be approved prior to issuance of building permits. (2) Existing concrete improvements to remain in place shall conform to City standards, and shall be repaired if damaged and/or off grade, as determined by the Public Works Department, Construction Management Division 559-621-5500. Repairs must be completed prior to building permit final and occupancy. C.2. TRAFFIC SIGNAL IMPACT FEES a. The traffic signalization fee is required to be paid prior to issuance of building permits. The fee will be based on the type of development and its related traffic generation as evaluated by the Public Works Department Engineering Division Transportation Planning Section pursuant to the trip generation rate for this development as estimated using the most current edition of the Institute of Transportation Engineers (ITE) Manual at the time of the construction plan check, and the fee rate published at that time in the City's Master Fee Schedule. C.3. OFF-STREET PARKING FACILITIES AND GEOMETRICS a. Off-Street parking facilities and geometrics shall conform to the City of Fresno, Public Works Department, Parking Manual and City of Fresno Public Works Standard Drawing(s) Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 7 P-41, P-42 and P-43. b. Provide parking space needs, circulation, access, directional signs (e.g. "Entrance", "Exit", "Right Turn Only", "One Way" signs, etc.) as noted on Exhibit A. C. Submit a detailed gated entry design to Public Works Director for approval. d. A covenant shall be executed between and across Parcels "A" and "B" inclusive to create mutual easements and/or reciprocal uses for the subject property to address ingress, egress, sewer and water service maintenance and access, fire protection, solid waste service, storm drainage, parking, and landscaping. C.4. WATER AND SEWER SERVICE REQUIREMENTS AND CONNECTION CHARGES a. The City of Fresno Public Utilities Department is responsible for providing services to the site. Development shall be in accordance with attached memorandum from the Public Utilities Department, dated October 28, 2005 (copy attached). b. Backflow prevention devices shall be installed when required per policies of the City of Fresno Department of Public Utilities, Water Division. Contact that Division (ph. 559-621-5300) for requirements relating to approved devices, locations, testing and acceptance. This requirement must be satisfied prior to final occupancy. C. Water and sewer connection charge obligations, and water and sewer Urban Growth Management (UGM) charges, applicable to this project will be computed during the building construction plan check process and shall be payable at time of issuance of building permit unless other arrangements have been approved to defer such payments to a later date. For information relating to City of Fresno water and sewer service requirements and connection charges, contact Frank Saburit at 559-621-8077. C.5. UTILITIES AND UTILITY EASEMENTS a. Public, planting utility easement shall be provided as required on the subject property along the frontages of South Maple Avenue. Prior to preparation of the final corrected exhibits for CUP No. C-05-226, contact the design and right-of-way/land rights divisions of the City of Fresno Public Utilities Department, Fresno Metropolitan Flood Control District, SBC Pacific Bell, Pacific Gas & Electric Company, and ComCast (or their respective successor companies) to verify easement requirements. Show all drainage pipeline and utility easements and utility equipment above- and below-ground on the final corrected site plan and landscaping exhibits for CUP No. C-05-226. b. All transformers, utility vaults, manholes, above-ground backflow prevention devices, etc., shall be shown on the final corrected CUP site plan and landscape plans. C. Drainage easements for Fresno Metropolitan Flood Control District (FMFCD) may be required pursuant to the special drainage study required for this property (please refer to the attached copy of the FMFCD Notice of Requirements, dated October 18, 2005). Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 8 C.6. IRRIGATION DISTRICT/CANAL REQUIREMENTS Fresno Irrigation District (FID) has indicated, in its letter of October 13, 2005 that it has a pipeline that traverses the north side of the project site, but noted that it appears 'that the pipeline will not be affected by the subject proposal. However, if any improvements are required to Maple Avenue that would affect the pipeline, FID requests it be made a party to signing applicable plans. C.7. SURVEY MONUMENTS AND PARCEL CONFIGURATION a. All survey monuments within the area of construction shall be preserved or reset by a Registered Civil Engineer or a Licensed Land Surveyor. C.8. MAIL DELIVERY REQUIREMENTS a. Contact the United States Postal Service, Fresno Office, for the location and type of mailbox(es) to be installed in this project. If this project will include rental mailboxes, include the information on number of boxes in the Operational Statement and note the location of the boxes on the final corrected site plan. C.9. POLICE SUB-STATION FEE a. None. (This project is not within the Northeast Fresno Policing District.) C.10. URBAN GROWTH MANAGEMENT (UGM) PROCESS AND FEES a. The project site is located within the Urban Growth Management (UGM) area. BUILDING PERMITS CANNOT BE ISSUED UNTIL THE UGM PROCESS IS COMPLETE, INCLUDING UGM DEVELOPMENT AGREEMENT IF APPLICABLE. Contact the Planning and Development Department-Building and Safety Division (Land Division and Engineering Section, ph. 559-621-8075) for details. b. UGM street requirements shall be met, per the Public Works Department Engineering Division and UGM sewer and water requirements shall be met per the Department of Public Utilities. C. UGM FEES: The subject property is located in UGM Major Street Zone, and UGM area for water, sewer, fire station, and bridge infrastructure. UGM fees will be due at the time of issuance of Building Permit at the fee rate listed in the Master Fee Schedule at the time of payment. New UGM fees adopted by the Fresno City Council prior to issuance of building permits may also apply. NOTE: UGM Fee obligations for this project will be computed during the construction plan check process. Any request for estimates prior to this time is subject to payment of a Fee Exaction Charge as listed in the Master Fee Schedule. d. The City of Fresno is restructuring of the Urban Growth Management process for all UGM areas in the city pursuant to the update of the proposed 2025 General Plan. This process entails a new fee structure for traffic signals, updating of fees for construction cost indexing, updating fees for parks and fire stations, and restructuring fees for building out all corriponents of major streets in UGM areas. UGM fees shall be calculated at the time Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 9 of construction plan check, pursuant to the Master Fee Schedule in effect at that time. Should future components of this fee update/restructuring process be approved, this development shall be entitled to reimbursement for any costs of construction that exceed the designated fee that may be established with this new process. PART D - PLANNING AND ZONING REQUIREMENTS D.1. PLANNING AND ZONING a. Development is subiect to the following plans and policies: 2025 Fresno General Plan and Roosevelt Community Plan The property's land use designation is medium high density residential. b. Zoning Development is proposed in accordance with City of Fresno R-2/UGM, (Low Density Multiple Family Residential/Urban Growth Management) zoning (as requested through Rezone Application No. R-05-92, which may be approved by the City Council). D.2. BUILDING HEIGHT a. The maximum allowable residential building height is two and one-half stories and 35 feet (35'), per FMC Section 12-212.5-D-1 ("building height" is defined in FMC Section 12-105-B-26). Carports are accessory buildings, and are required to conform to the height limitation of one story, not to exceed 12 feet to plate height. D.3. BUILDING SETBACKS AND LANDSCAPING a. Provide the following minimum building setbacks: (1) A minimum of twenty feet (20') along South Maple Avenue (the property's western boundary), to be measured after right-of-way dedications and utility easements have been accommodated for South Maple Avenue per Part C of these Special Permit Conditions and per the Department of Public Works Engineering Division Transportation Section. (2) Thirty-foot (30') corner cutoff setbacks for safe ingress and egress visibility are required at all driveway entrances to South Maple Avenue. Buildings, signage, and decorative landscape features which obstruct drivers' view shall not be allowed in this corner cutoff area. (3) A minimum of five (5) feet side yard setback shall be provided along the southern side property line. (4) A minimum of fifty (50) feet side yard setback shall be provided along the northern side property line. (5) A minimum twenty (20) feet rear yard setback shall be provided along the rear property line. Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 10 b. Provide the following minimum landscape areas: (1) Twenty feet (20') along South Maple Avenue, to be installed with the first phase of development of this property and to meet Public Works Department street tree requirements (contact Ann Lillie, ph. 559-621-8690), Roosevelt Community Plan major street landscaping standards, City-wide Design Guidelines, and the City of Fresno Anti-Graffiti Landscaping standards. (2) Wherever consistent with Public Works Department Street Tree policies, trees shall be planted in the landscaped area along the street frontages of the site in order to optimize shade for enhancing the subject property and public rights-of-way. C. No structures may be installed or maintained within the above-noted required landscaped setback areas, excepting landscape irrigation equipment, decorative fountain(s) and required fences and walls. (include this note on the final corrected site plan.) EXCEPTION: the backflow prevention device required by the City's Department of Public Utilities Water Division, may be located within the required landscape setback, provided it shall be screened by landscaping or such other means as may be feasible and as approved through review of final corrected CUP exhibits. Any other exposed utility boxes, transformers, meters, etc., may be located at the back of required landscape setbacks, subject to approval of detailed special permit exhibits depicting these utility-related features, and shall be screened by vegetation. All public utility equipment shall be located within utility easements which shall be depicted on -the final corrected site plan. All utility equipment and appurtenances associated with the site, above- and below-ground, shall be shown on the final corrected site plan. d. Landscaping for this project is required to conform to City of Fresno water-efficient landscape standards (contact Bobbi Jensen-McKee at the Department of Public Utilities Water Division, 559-621-5309 for consultation prior to preparing final landscape plans). e. Street trees shall be provided as required by the City of Fresno Public Works Department Engineering Division Street Tree program, and may be integrated into the required landscape strip along South Maple Avenue. At least one tree per 60' of frontage is required. A $30 street tree planting inspection fee per required street tree shall be paid prior to issuance of building permits. Locations and species of street trees are subject to review and approval by the Public Works Department Engineering Division (contact Ann Lillie, ph. 559-621-8690). f. The following on-site parking lot shading standard applies because this property fronts on a major street: One medium size tree shall be provided for every two vehicular parking spaces. Trees shall be dispersed over the parking area to provide 50 percent shading of the parking area surface within 15 years. This requirement may be modified by the director if the standards for shading and perimeter planting have been met. Refer to the City's "Performance Standards for Parking Lot Shading" guide for the approved tree list and further details. NOTE: One medium sized tree is defined as attaining a height of 30-60 feet at maturity. Two small trees, up to 30-feet high at maturity may be substituted for one medium sized tree. Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 11 Based on the number of parking spaces required by FMC Section 12-226.14-I-1 (160 parking spaces), eighty (80) medium sized trees will be required on-site in proximity to these parking spaces. g. Trees in the landscape strips that are being planted within four feet of sidewalks shall be furnished with root barriers to protect the concrete from damage. (Depict/note root barriers in landscape exhibits.) h. Detailed landscaping plans, showing types and sizes of plant material to be installed (including plant species and any common names), and showing landscape irrigation system detail, are required to be prepared by a landscape professional, submitted to the Planning and Development Department, and approved by Planning and Development and the Public Works Department Engineering Division before building permit approval. The landscape plans must be consistent with the grading plan for this property and shall provide information on any proposed fences/walls and any on-site decorative fixtures such as boulders, sculptures, statuary, arbors, pergolas, gazebos, shade structures, fountains, ponds/pools, etc. Submit three copies of landscaping and irrigation to the Planning Division. The Public Works Department Engineering Division Street Tree program shall review and approve landscape plans. A street tree plan review fee and a median island landscape review fee must be paid to cover the cost of these reviews (contact Ann Lillie, ph. 559-621-8690). i. After review and approval, six final corrected copies of landscaping and irrigation plans must be submitted to the Planning Division. Original stamped, signed copies of these plans shall be inserted into the construction plan sets prior to obtaining building permits. Street tree inspection fees must be paid prior to obtaining building permits, at $30 per tree. j. Notify Public Works Department Engineering Division 72 hours prior to pouring sidewalk concrete and provide tree planting location verification per the Parks Division note required to be placed on landscape plans. k. The use of utilities and installation of landscaping during temporary occupancy may be allowed by the Building Official pursuant to FMC Section 13-100.110.1.2. I. Landscaping must be in place before issuance of certificates of occupancy for structures in this project. (Include this note on the final corrected site plan and on the landscape plan.) Prior to final construction inspection, a written certification, signed by a landscape professional approved by the Director, shall be submitted stating that the required landscaping and irrigation system has been installed in accordance with the landscaping and irrigation plans approved by the Planning Division, Development Department. m. Trees shall be maintained in good health. Trees may not be trimmed or pruned to reduce the natural height or overall crown of the tree, except as necessary for the health of the tree and public safety; or as may otherwise be approved by the Planning and Development Department. (Include this note is on the final corrected site plan and on final corrected landscape plans.) DA. SPACE BETWEEN BUILDINGS Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 12 a. Depict minimum space between buildings and structures, as may be required by the California Building Code, Fresno Fire Department, City Public Works Department, and City Department of Public Utilities Solid Waste Division, on the final corrected site plans. Distances shall comply with FMC 12-212.5-F. b. All carports and canopies are considered structures, and require fire separations and appropriate fire protection. Storage containers ("ISO" containers) are similarly considered to be structures. ISO containers are not approved to be located or stored on the subject property, and shall not be stored or sited on the property, until they are approved on final corrected site plan and elevation exhibits, and until the applicant obtains construction permits for them. See related requirements in Parts C and D of these special permit conditions. D.5. WALLS, FENCES, AND HEDGES a. All fencing and walls as indicated on Exhibit A shall be six feet in height. All graffiti shall be removed by the property owner within 24 hours of its appearance. All gates on the subject property, including any residential driveway gates or access easement gates, shall have emergency access bypass locks. b. Temporary fences may be installed within the property prior to development of future enclosing phases of self-storage buildings/walls. When used, they shall provide a visual barrier (e.g. slats inserted in the chain link fencing). C. Final corrected exhibits shall include information on the construction details of all walls, fencing, and gates: any required fire ingress and egress points (including those for temporary fencing which may be installed to separate developed from undeveloped phases of this project); design (including color, texture, and accent features) of walls and fences; and gate details such as direction of opening, unobstructed width of opening, locks and security mechanisms, etc. d. Temporary fences to secure projects under construction are allowed, subject to fire department access requirements. Any temporary fence shall be adequately secured and constructed to prevent overturning due to wind, vandalism, and/or casual contact by the general public. The construction shall be performed in such a manner as to minimize any potential safety hazard which may occur as a result of improper fence installation or damage to the fence. e. Security wire (barbed wire) is not approved as a part of this special permit. If security wire is subsequently desired by the project applicant or successor in interest, a security wire permit shall be obtained pursuant to the provisions of FMC Section 12-306-H.10. D.6. OFF-STREET PARKING AND LOADING SPACES; SITE INTERNAL CIRCULATION a. A minimum of one covered parking space for each residential unit shall be provided. This space shall conform to the size and accessibility standards of FMC Section 12-306-1-1. Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 13 b. Where lighting is provided to illuminate parking, building entrances, aisles, and other off- street parking areas, it shall be down-directed, hooded/shielded and so arranged and controlled so as not to cause a nuisance either to street traffic or to the living environment. The amount of light required for public parking shall be provided according to the standards of the Department of Public Works. Place this note on the final corrected site plan. Depict all light fixtures and standards on final corrected site plan and elevation drawings. D.7. ACCESS The following requirements related to access are in addition to those referenced in Special Permit Condition Sections B, C, this Section D, and Section E. a. At least two points of emergency access capable of accommodating Fresno Fire Department apparatus shall be maintained throughout the construction phase of this project and after the project is completed. All gates to this project shall be equipped with emergency bypass locks. All driving aisles and parking/storage areas, permanent and temporary, shall have all-weather surfacing capable of supporting the weight of urban fire engines. b. Gate openings must provide at least eighteen feet (18') unobstructed clear width to accommodate trash trucks. D.8. OUTDOOR ADVERTISING a. Signs are not approved for installation as part of this special permit. A separate application for Sign Review is required. (Include this note on the final corrected site plan.) Contact the Ed Paz at the Planning and Development Department Public Services Counter for information at 559-621-8277. D.9. SPECIAL PLANNING AND ZONING REQUIREMENTS a. All structures, including carports, must conform to provisions of the California Uniform Building Code and the Fresno Municipal Code. Structures must meet the following structural design/ engineering standards: seismic safety zone 3; 70 mile-per-hour design wind; and Building Exposure C. All structures proposed for erection or construction on this property must be specifically approved pursuant to the Planning and Development Department's Revised Exhibit entitlement review process: depicted on site plan exhibits (location and dimensions), and elevation drawings submitted for review and approval. Revised exhibits showing added or modified structures are required to be approved, and construction permits are required to be obtained from the City of Fresno, prior to establishing or placing structures on the site. b. Outdoor storage of materials is prohibited. All materials shall be stored within a completely enclosed building. C. The roofing material for all residential buildings as depicted in Exhibit E shall be changed from Class A composition shingle to concrete tile or other similar tile roof material. Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 14 PART E - CITY AND OTHER SERVICES E.1. FIRE PROTECTION REQUIREMENTS a. Comply with requirements of the attached Fresno Fire Department Memorandum, dated October 7, 2005. Contact Michael Schmidt at the Fire Prevention Bureau, ph. 559-621-4113, for further information. b. Depict all public and private hydrant locations on the final corrected site plan for CUP No. C-05-114 and include notes regarding bypass locks in the appropriate locations, (including fencing and gates related to the 30' access easement and between developed phase portions of the property in use and portions of the property not in use). C. At the construction plan check stage, the Fire Prevention Bureau shall specify which buildings require fire sprinklers due to their size and/or location relative to other buildings and relative to other site features and conditions. d. Depict any fire protection-related site improvements which may be required for this project on the final corrected site plan, e.g., the location(s) of any booster pump(s) or water storage tanks used to supply the required level of fire flow for on-site hydrants and fire sprinklers. E.2. SOLID WASTE COLLECTION a. Comply with the requirements of the Department of Public Utilities Solid Waste Division Updated Bin Enclosure Policy (now adopted as a City of Fresno Public Works standard) and with recycling regulations of the City of Fresno (City of Fresno Ordinance No. 94-53 and subsequent recycling ordinances). b. Provide gate openings at least eighteen foot (18') wide and comply with the Department of Public Utilities Solid Waste Division access and turning standards for solid waste trucks Refer to Solid Waste Division project review comments, dated October 7, 2005. For more information, contact Donna Leslie, (559) 621-1873. E.3. FRESNO METROPOLITAN FLOOD CONTROL DISTRICT REQUIREMENTS a. Comply with the attached Fresno Metropolitan Flood Control District (FMFCD) Notice of Requirements for CUP Application No. C-05-226, dated October 18, 2005. Provide proof of FMFCD approval of the drainage study for this project and show all existing and required drainage easements, basins, and related structures on the final corrected site plans and landscape plans for CUP No. C-05-226. b. FMFCD and the City of Fresno periodically update the drainage fee schedule. Since the Notice of Requirements was provided, there has been a fee update, and project acreage may change due to street dedications and addition of land to the site. It is also possible that FMFCD will enter a fee deferral agreement or agreement to construct master planned facilities in lieu of paying drainage fees. Prior to obtaining building permits, provide a letter from FMFCD detailing updated flood control fees for this project (contact Fresno Metropolitan Flood Control District at 559-456-3292 for further information). - - - - - - - - - - - - - - - - - - - - Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 15 C. The U.S. Environmental Protection Agency requires that a Notice of Intent ("NOl") for a general National Pollutant Discharge Elimination System permit be filed for all construction activity encompassing one acre or more. It is the developer's and property owner's responsibility to ensure that the appropriate Notice(s) of Intent is/are filed, and the appropriate stormwater discharge permits are obtained, in accordance with regulations published in Volume 55, No. 222 of the Federal Register. Contact Leo Cosentini at the California Regional Water Quality Control Board, ph. 916-341-5524. E.4. IRRIGATION DISTRICT a. No requirements. E.5. COMMUNITY HEALTH a. Fresno County Human Services System Environmental Health Services submitted comments by letter dated October 9, 2005 (copy attached). E.6. AIR POLLUTION CONTROL a. Comply with the attached San Joaquin Valley Air Pollution Control District letter, dated October 17, 2005. A project of this acreage requires preparation of a Dust Control Plan under Regulation VIII. Contact the San Joaquin Valley Air Pollution Control District at 559-230-6000 for further information. b. In order to comply with Federal and state clean air mandates, additional regulations will be enacted in the future, and may apply to the construction, use, and maintenance of features in this project. C. Refer to the project-specific mitigation measure checklist for further air pollution control measures applicable to this facility. E.7. SCHOOL FEES a. School construction fees must be paid prior to issuance of building pernmits for this project. Proof of school construction fee payment must be received by the Planning and Development Department prior to issuance of building permits. E.B. CALIFORNIA DEPARTMENT OF TRANSPORTATION Comply with the California Department of Transportation submitted comment letter (copy attached), dated October 18, 2005. PART F - MISCELLANEOUS REQUIREMENTS 1) Roof-mounted and detached mechanical equipment shall be screened from view and acoustically baffled to prevent the noise level rating for the equipment from exceeding 60 Ldp at the nearest residential property line. (Place this note on the final corrected site plan.) Conditions of Approval CUP No. C-05-226 February 15, 2006 Page 16 2) Per 2025 General Plan Noise Element Policy H-1-d, an acoustical analysis shall be required prior to issuance of building permits. 3) If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. (Include this note on the site plan.) 4) If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (Phone: 805/644-2289) shall be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally recorded, and recommendations made to the City as to any further site investigation or site avoidance/preservation. (Include this note on the site plan.) 5) If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. A paleontologist shall conduct an assessment and, if the paleontologist determines the material to be significant, it shall be preserved. (Include this note on the site plan.) These Part F discretionary conditions of approval will ultimately be deemed mandatory unless successfully appealed to the Planning Commission and City Council pursuant to the public hearing process for this special permit. SADI, LLC 5939 Monterey Phone 323 254 3338 Los Angeles,CA 90042 FAX 323 254 3449 August 24, 2007 Alan James Public Works Engineering Division 2600 Fresno Street 4h Floor Fresno CA 93721 Subject: Parcel Map N. 2007-08 Dear Mr. James: SARI has reviewed the Conditions of Approval dated August 14, 2007 for Tentative Parcel Map No. 2007-08. 1 agrees with those conditions and will comply with them. Sincerely quier VVer City of I'w1k��®= DATE: August 9, 2007 TO: Will Tackett, Planner III Development Department, Planning Division, urrent Planning THROUGH: Louise Gilio, Traffic Planning Supervisor Public Works Department, Engineering Divisio FROM: Gregory A. Jenness, Senior Engineering Technician Public Works Department, Engineering Division SUBJECT: Tentative Parcel Map 2007-08rev., Public Works Conditions of Approval Location: Southeast corner of Maple & California Owner: Sadi, LLC - TENTATIVE PARCEL MAP REQUIREMENS: This may is incomplete. Please provide the following information prior to perfection: 1. Remove all proposed pedestrian easements shown on this Map, (use of P-29 will not require proposed dedications). 2. Identify proposed 2' dedication of a new pedestrian easement, see below under South.Maple Avenue conditions. STREET IMPROVEMENT REQUIREMENTS The Public Works Department, Traffic Planning Section, 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. Construct or install the required improvements, or contact Gary Witzel at (559) 621-8725 to enter ' into a bonded secured agreement for these improvements. This must be executed prior to perfection of this parcel map. General Conditions • Repair or replace all existing damaged and/or off-grade offsite concrete improvements as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5500. • Submittal of engineered construction plans to the Planning and Development Department for approval must be made rior to the final map. • All required signing and striping shall be installed and paid for by the developer/owner. The signing and striping plans shall comply with the current Caltrans standards and be submitted as a part of the street improvement plans. • Additional offsite improvements will be required at the time of future site plan review. • Curb ramps are required at all corners within the limits of this parcel map. Page 1 of 2 T:\TRAFFIC ENGINEER ING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPm2007O8rev Maple& California.doc • Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno Municipal Code Section 12-1011 and Resolution No. 78-522/88-229. Maior Streets: South Maple Avenue: Collector (80') 1. Dedicate a 2' pedestrian easement across the entire South Maple Avenue frontage, within the limits of this map, for future 6' sidewalk, (see attachment). 2. Construct concrete curb and gutter, built to an 8' pattern, in accordance with Public Works Standard P-5. 3. Construct 20' of permanent asphalt concrete paving, from face of curb, in accordance with Public Works Standard P-50. 4. Construct an underground street lighting system (2 lights) in accordance with Public Works Standard E-1 within the limits of this map. Spacing and design shall conform to Public Works Standard E-8 for Collector Streets. East California Avenue: Alignment 1. Dedicate 26' of property, along the northern frontage, for public bike/ped. trail purposes within the limits of this map. 2. Vacate all of the right of way for East California Avenue, between South Maple Avenue and South Chestnut Avenue. A feasibility study for all required vacations of existing public rights of way is required to be completed prior to the approval of the tentative map. Contact Alan James of the Public Works Department at(559) 621-8693. ;0 . Page 2of2 TATRAFFIC ENGINEERING\Traffic Planning\Parcel Maps\CONDITIONS OF APPROVAL FOR PARCEL MAPS\TentPm2007O8rev Maple& California.doc City of rMiniff rn kc\�\Vff � DEPARTMENT OF PUBLIC UTILITIES Date: July 05, 2007 To: WILL TACKETT, Planner III Planning and Development Department From: ROBERT A. DIAZ, Senior Engineering Technician Department of Public Utilities, Planning and Engineering Subject: SANITARY SEWER REQUIREMENTS FOR PM-2007-08 General PM-2007-08 proposes approximately 9.98 acres of property located on the southeast corner of the intersection of South Maple and East California Avenues. Environmental Recommendations A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environment Impact Report. Sanitary Sewer Requirements The nearest sanitary sewer main to serve the proposed project is an 8-inch sewer main located in South Maple Avenue. Sanitary sewer facilities will be available to provide service to the site subject to the following requirements: 1. Extend the existing 8-inch sanitary sewer main located in South Maple Avenue north across the project frontage. 2. Separate sewer house branches are required for each lot. 3. Abandon all existing on-site private sanitary septic systems. Sanitary Sewer Fees The following Sewer Connection Charges are due and shall be paid for the Project: 1. Sewer Lateral Charge 2. Oversize Sewer Charge: Area 33 3. Trunk Sewer Charge 4. Sewer Facility Charge City of 1EIMLm CIL WATER DIVISION Date: June 22, 2007 To: DOUG HECKER, Supervising Engineering Technician Department of Public Utilities, Administration Through: NEIL MONTGOMERY, Chief Engineering Technician Department of Public Utilities, Water Division From: ANITA LUERA, Senior Engineering Technician Department of Public Utilities, Water Division Subject: WATER REQUIREMENTS FOR TENTATIVE PARCEL NEAP NO. 2007-08 The following conditions are required to provide water service to the development. 1. Construct a 12-inch transmission grid water main (including installation of City fire hydrants) in South Maple Avenue from 650 feet south of the California Avenue alignment north to East Dwight Way. 2. Separate services with water meters shall be provided to each parcel. 3. Seal and abandon existing on-site well(s) in compliance with the State of California Well Standards, Bulletin 74-90 or current revisions issued by California Department of Water Resources and City of Fresno standards. 4. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the development including any subsequent phases thereof. The two-source requirement may be accomplished through a combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 5. All public water facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. TAPROMMEMConditions of ApprovaRPM 2007-08 062207.doc File No.210.41 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager SADI, LCC A CALIFORNIA LIMITED Planning& Development Department LIABILITY COMPANY City of Fresno 5939 Monterey Rd. 2600 Fresno Street Los Angeles, CA. 90042 Fresno, CA 93721 MAP NO. 2007-008 PRELIMINARY FEE(S) (See below) DRAINAG AREA(S) " GG - DRAINAGE AREA GG $1,694.00 DATE 7 1Z 02 DRAINAGE AREA " - - TOTAL FEE $1,694.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the Z California Environmental Quality Act and the National Environmental Policy Act. The O District in cooperation with the City and County has developed and adopted the Storm Drainage and Flood Control Master Plan. Compliance with and implementation of this N Master Plan by this development project will satisfy the drainage related CEQA.NEPA impact of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance` prior to approval of the final map at the rates in effect at the time of such approval..The fee O indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: y f a) Fees related to undeveloped or phased portions of the project may be deferrable. O b) Fees may be calculated based on the actual percentage of runoff if different than that 0 typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. zoos-nue 5469 E. OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 2.of 4 e) When the actual costs incurred in constructing Master Plan facilities exceeds the drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. X a. Drainage from the site shall be directed to South Maple Avenue. b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2 C. The grading and drainage patterns shown on the site plan conform to the adopted Storm Drainage and Flood Control Master Plan. 2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control Master Plan facilities located within the development or necessitated by any off-site improvements required by the approving agency: Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan Facilities to be constructed by Developer". X None required. 3. The following final improvement plans shall be submitted to the District for review prior to final development approval: X Grading Plan Storm Drain Plan Final Map Street Plan Water& Sewer Plan Other 4. Availability of drainage facilities: X a. Permanent drainage service is available provided the developer can verify to the satisfaction of the City of Fresno that runoff can be safely conveyed to the Master Plan inlet(s). b. The construction of facilities required by Paragraph No. 2 hereof will provide permanent drainage service. C. Permanent drainage service will not be available. The District recommends temporary facilities until permanent service is available. Temporary service is available through d. See Exhibit No. 2. 5. The proposed development: Appears to be located within a 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. (See attached Floodplain Policy.) 2007-008 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 3 of 4 X Appears to be located within a 500 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District. Does not appear to be located within a flood prone area.. 6. The subject site contains a portion of a canal or pipeline that is used to manage recharge, storm water, and/or flood flows. The existing capacity must be preserved as part of site development. Additionally, site development may not interfere with the ability to operate and maintain the canal or pipeline. 7. The Federal Clean Water Act and the State General Permits for Storm Water Discharges Associated with Construction and Industrial Activities (State General Permits)require developers of construction projects disturbing one or more acres, and discharges associated with industrial activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES) permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than stone water to the municipal storm drain system, and meet water quality standards. Z ments apply both to pollutants generated during construction, and to those which These requireO may be generated by operations at the development after construction. ■ a• State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a O larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site , inspections, train employees in permit compliance, and complete an annual O certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, O g April, 1997 (available at the District Office.) A State General Industrial Permit is co required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit. manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 2007-008 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Page 4 of 4 C. The proposed development is encouraged to select and implement stone water quality controls recommended in the Fresno-Clovis Storm Water Quality Management . Construction and Post-Construction Guidelines (available at the District Office)to meet the requirements of the State General Pennits, eliminate the potential for non- stonn water to enter the municipal stone drain system, and where possible minimize contact with materials which may contaminate storm water runoff. g. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. 9. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 10. X See Exhibit No. 2 for additional comments, recommendations and requirements. erald E. Lakes*, Project Engineer: Rick 1,1501 District Engineer C: Blair, Church And Flynn 451 Clovis Ave. Suite 200 Clovis, CA. 93612 2007.008 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document OTHER REQUIREMENTS EXHIBIT NO. 2, The following paragraphs only apply towards development of the individual parcels and are not conditions for the recording of the map. In an effort to improve storm water runoff quality, outdoor storage areas shall be constructed and maintained such that material which generates contaminants will not be conveyed by runoff into the storm drain system. The District encourages, but does not require that roof drains from non-residential development be constructed such that they are directed onto and through a landscaped grassy swale area to filter out pollutants from roof runoff. Runoff from areas where industrial activities, product, or merchandise come into contact with and may contaminate storm water must be directed through landscaped areas or otherwise treated before discharging it off-site or into a storm drain. Roofs covering such areas are recommended. Cleaning of such areas by sweeping instead of washing, is to be required unless such wash water can be directed to the sanitary sewer system. Storm drains receiving untreated runoff from such areas that directly connect to the District's system will not be permitted. Loading docks, depressed areas, and areas servicing or fueling vehicles are specifically subject to these requirements. No surface run-off shall be directed towards the District basin The District recommends a single fence between the site and the District's basin. The developer should contact the District so that alternatives to a dual fence can be reviewed. If a fence other than the existing chain link fence is proposed, District review and approval of the proposed fence is required. The District requests that the grading Engineer contact the District as early as possible to review the proposed site grading for verification and acceptance of grades at our mutual property line prior to preparing a grading plan. Development No. TPM 2007-008 engr\permit\exh ibit212007\city-tpm\2007-008(rl) City of RE V ED "tea - ar FIRE DEPARTMENT JUL I �: 0? �EVELC3pC��a'�r G'=p _ ' Date: July 12, 2007 CITY OF Fn�S{vo To: WILL TACKETT, Planner II Planning and Development Department , Advance Planning From: MIKE SCHMIDT, Supervising Fire Prevention Inspector Fire Department, Fire Prevention & Investigative Services Subject: PM-2007-08 for approximately 9.98 acres of property located on the southeast corner of the intersection of South Maple and East California Avenues. Hydrants Note: Development of the property will require the installation of+/-900'.of public 12" water main and several public fire hydrants (Maple Ave.). DEPARTMENT OF PUBLIC WORKS TO: Will Tackett, Planner III Planning Division FROM: Hilary Kimber,Parks Supervisor II(559.621.8794) DATE: June 26, 2007 SUBJECT: Tentative Parcel Map 2007-08 The Department of Public Works offers the following comments regarding TPM 2007-08: One tree planted at the minimum of every 60' is required. There are a total nine (9)trees are required for this project on S.Maple Avenue. The recommended tree variety is Quercus lobata(Valley Oak). A 26' bicycle/pedestrian easement is suggested for the California Avenue alignment. A landscape design on a 1"=20' scale will be required. OFFICE OF t, _1 TELEPHONE(559)233-7161 FAX(559)233-8227 �. _ 2907 S.MAPLE AVENUE "— � FRESNO,CALIFORNIA 93725-2218 YOUR MOST VALUABLE RESOURCE-WATER June 25, 2007 Mr. Will Tackett City of Fresno Planning & Development Department 2600 Fresno Street, Third Floor Fresno, CA 93721-3604 RE: TPM No. 2007-08, APN: 480-080-14, 2121 S. Maple Avenue Dear Mr. Tackett: FID's comments and requests are as follows: 1. FID does not own, operate or maintain any facilities located on the applicant's property. 2. FID expects no adverse impacts from the approval of the subject proposal. Thank you for submitting this for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 317 or bjohnsonnfresnoirrigation.com. Sincerely, Bret Johns Engineering Technician 11 G:\Agencies\City\PM2007-08.doc BOARD OF President JEFFREY G. BOSWELL, Vice-President JEFF NEELY DIRECTORS EDDIE NIEDERFRANK,STEVE BALLS,TOM E.STEFFEN,General Manager GARY R.SERRATO City of r I k I Q.:i a oAbi f DEPARTMENT OF PUBLIC UTILITIES Date: June 27, 2007 To: WILL TACKETT, Planner II Planning and Development Department, Advance Planning From: CHRIS WEIBERT, Management Analyst II 6� Public Utilities Department, Administration Subject: PM-2007-08 for approximately 9.98 acres of property located on the southeast corner of the intersection of South Maple and East California Avenues. Does Project Affect Your Agency/Jurisdiction No - Project does not directly affect Solid Waste Division Recommended Conditions of Approval None. Page 1 of l City of LW_EDIMM\I-vii rn��::V4&v- PLANNING AND DEVELOPMENT DEPARTMENT Inter Office Memo DATE: May 31, 2007 TO: Nick Yovino, Director Keith Bergthold, Assistant Director Planning and Development Department BY: Michael Sigala, Manager Housing and Community Development Division SUBJECT: Tanager Springs Affordable Housing Project Tanager Springs is a two phased project consisting of 160 affordable multifamily housing units located at 2121 South Maple (APN: 480-080-14) in southeast Fresno. The City has conditionally approved approximately $4.7 million in HOME Program funds to complete financing for construction of both phases. SADI, -the developer of the Tanager Springs project has requested that its tentative and final map be "fast tracked" through the Department's map approval process. Under the normal map processing duration, the final map would not be completed until sometime in late November or early December of 2007. The developer must have the final map process completed no later than September 3, 2007 in order to comply with the Low Income Housing Tax Credit requirements. The developer has also requested that a noise study associated with the map process be waived. Planning staff recently informed the developer that a noise study was required as part of the map process even though a noise study was not found to be required as part of the National Environmental Policy Act (NEPA) environmental assessment for the project and was not included in the Conditions of Approval prepared by the Planning Department. Housing Division staff respectfully request that you consider granting approval to expedite completion of the final map and waiver of a noise study. If you have any questions, please contact Corrina Nunez at extension 8506. Thank you. JAMemo Requesting Directors Approval.doc Street Name Review TPM-2007-08 7-2-07 Street Name Status Required Change California Avenue Alignment I Chane lEast California Avenue(Alignment) Maple Avenue I Chane I South Maple Avenue E:200710000438 CITY OF FRESNO CATEGORICAL EXEMPTION ENVIRONMENTAL ASSESSMENT NO. TPM-2007-08 THE PROJECT DESCRIBED HEREIN IS DETERMINED TO BE CATEGORICALLY EXEMPT FROM THE PREPARATION OF ENVIRONMENTAL DOCUMENTS PURSUANT TO ARTICLE 19 OF THE STATE CEQA GUIDELINES. APPLICANT: Sadi, LLC. 5939 Monterey Road Los Angeles, California 90042 PROJECT LOCATION: Southeast corner of the intersection of South Maple and East California Avenues (APN: 480-080-14) PROJECT DESCRIPTION: Vesting Tentative Parcel Map No. 2007-08 is a request to subdivide approximately 9.98 acres of R-2/UGM (Low Density Multiple Family Residential/Urban Growth Management) zoned property into two parcels. The proposed subdivision is consistent with the planned land use designation of the Roosevelt Community Plan and the 2025 Fresno General Plan. The project will also involve the vacation of the East California Avenue Alignment. This project is exempt under Sections 15301 (Class 1/Existing Facilities) & 15315 (Class 15/Minor Land Divisions)of the California Environmental Quality Act(CEQA) Guidelines. EXPLANATION: Section 15301 (Class 1/Existing Facilities),consists of the operation,repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or nor expansion of use beyond that existing at the time of the lead agency's determination. Section 15315 (Class 15/Minor Land Divisions), allows for the division of property in urbanized areas zoned for residential, commercial, or industrial uses into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. Date: August 06, 2007 Prepared By: Will Tackett, Planner III n Submitted by:F� ;�' V Darrell Unruh AUG 0 7 2007 Planning Manager City of Fresno SNO COUf� LERK - Planning and Development Department .. ��, � (559) 621-8277 =200710000438