HomeMy WebLinkAboutT-4831 - Conditions of Approval - 10/6/2005 City of 4
_ I✓idnnmg ana� [Vvelopment Department
2600 Fresno Street•Third Floor Nick P.Yovino
Fresno, California 93721-3604 Director
(559)621-8003 FAX(559)498-1012
April 7,-2003 Please rely to:
Mike Sanchez
(559) 621-8040
Cambridge Homes
7485 North Palm Avenue #101
Fresno, California 93711 -
Attention :Steve Lutton
S
Dear Mr. Lutton:
SUBJECT: FINAL ACTION BY THE FRESNO CITY COUNCIL REGARDING REZONING
APPLICATION NO. R-02-26 FOR 14.01 ACRES OF PROPERTY LOCATED ON THE
SOUTHEAST CORNER OF NORTH CHESTNUT AND EAST SHEPHERD AVENUES
I The City Council, at its regular meeting of April 1, 2003 took the following action'regarding the
aforementioned project:
1. ADOPTED Ordinance Bill No. 2003-23 (enclosed) that rezones the above-described
site from the AE-5/UGM zone district to the R-1/UGM zone district.
Pursuant to Section 4 of the enclosed Ordinance Bill,.the zoning will become effective on the
thirty-first day after.the passage of the Ordinance'Bill and upon recordation of a final map of Vesting
Tentative Tract Map No. 5102.
Please record this information for.your future use. You will receive no further notice regarding this
application. If you have any questions relating to this matter, please feel free to contact me.
Sincerely,
PLANNING DIVISION.
py
'Mike Sa ez, Planner III
Enclosures:
e
Ordinance Bill No. 2003-23 '
� t
c: Fresno County Assessor h
MLSV\Lede:s\R-02-26-FA-LTR
ri.
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY s
MOVED BYQuncan SECONDED BY Castillo
BILL NO. B-24
ORDINANCE NO. 2003-23
AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA,
AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO
HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE,
CHAPTER 12, OF THE FRESNO MUNICIPAL CODE, BEING THE
ZONING ORDINANCE OF THE CITY OF FRESNO
WHEREAS, Rezoning Application No. R-02-26 has been filed with the City of Fresno to
rezone property as described hereinbelow; and,
WHEREAS, the Northeast Area Plan and Implementation Committee considered this
application at its meeting of September 14, 2002 and recommended approval; and,
WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal
Code, the Planning Commission of the City of Fresno held a public hearing on the 5th day of
March, 2003 to consider Rezone Application No. R-02-26 and related Environmental
Assessment No. R-02-26/T-5102, during which the Commission recommended-to the Council
of the City of Fresno approval of the subject environmental assessment and.rezone application.
amending the City's Zoning Ordinance on real property described hereinbelow from the.AE-
5/UGM (Five Acre Agriculture Exclusive/Urban Growth Management) to the R-1/UG.M (Single
Family Residential/Urban Growth Management) zone district,.-and,
WHEREAS, the Council of the City of Fresno, on the 1.st day of April, 2003, received the
recommendation of-the Planning Commission and concurs therewith.
NOW,THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS
FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the hearing and-
upon review and consideration of the environmental documentation provided, the adoption of
sW'd / U
f0 5
Ordinance Amending Official Zone Map
Rezoning Application No. R-02-26
Page 2
the proposed rezoning is in the best interests of the City of Fresno. The Council finds in
accordance with their own independent judgment.that there is no substantial evidence in.the
record that the rezoning may have a significant effect on the environment as identified by the
Finding of Environmental Conformity to the 2025 Fresno General Plan Master Environmental
Impact Report (MEIR No. 10130) dated February 10, 2003, prepared for Environmental `
Assessment No. R-02-26/T-5102. Accordingly, Environmental Assessment No. R-02-26/T-
5102 is hereby approved.
SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with
the existing medium low density residential land use designation of the 2025 Fresno General
Plan and Woodward Park Community Plan as specified in Section 12-403-B of the Fresno
Municipal Code.
SECTION 3. The zone district of the real property described hereinbelow, located in the
City of Fresno and shown on the Official Zone Map of the City of Fresno is reclassified from the
AE-5/UGM to the R-1/UGM zone district.
Lots 3 and 4 of Garfield Colony, according to the map thereof
recorded in,Book 2 page 66 of record of surveys, Fresno County
Records.
Excepting therefrom all that portion of said land lying within Tract No.
4979, according to the map thereof recorded in'Book 65 pages 50
and 51 of plats, Fresno County Records.
SECTION 4. This ordinance shall become effective and in full force and effect at 12:01
a.m. on the thirty-first day after its passage, and upon recordation of a final map or maps of
4 Vesting Tentative Tract Map No. 5102 for any portion of the property encompassed by said
tentative tract map for which a final map is recorded.
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing
ordinance was adopted by the Council of the City of Fresno, California, at a regular meeting
held on the 1st day of Anr;1 , 2003, by the following vote:
Ayes: Calhoun, Dages, Duncan, Perea, Sterling, Boyajian'
Noes: None
Absent: Castillo .
Abstain: None
REBECCA E. KLISCH
City Clerk
By
- tty
APPROVED A TO FORM:
HILlAtt,
U MON T Y -
Cityey
Bf—� Rezoning Application No. R-02-26
Y g
Deputy Filed by Cambridge Homes
Parcel No. 403-050-42
ms/KvAaster Files-2001-2002\R-02-026-Cambridge\R-02-26-CCO-cambddge.wpd
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11815
The Fresno City Planning Commission at its regular meeting on March 5, 2003, adopted the
following resolution relating to Rezoning Application No. R-02-26.
WHEREAS, Rezoning Application No. R-02-26 has been filed with the City of Fresno to rezone the
property as described below:
REQUESTED ZONING: R-1/UGM (Single Family Residential/Urban Growth
Management)
EXISTING ZONING: AE-5/UGM (Five Acre Agriculture.Exclusive/Urban Growth
Management)
APPLICANT: Cambridge Homes
LOCATION: The southeast corner of North Chestnut Avenue and East
Shepherd Avenue.
APN: 403-050-42 (14.01 acres)
LEGAL DESCRIPTION: From AE-5/UGM to R-1/UGM:
-Lots 3 and 4 of Garfield Colony, according to the map thereof recorded
'in Book 2 page 66 of record of surveys, Fresno County Records.
Excepting therefrom all that portion of said land lying within Tract No.
4979,according to the map thereof recoided in Book 65 pages 50 and .
.51 of plats, Fresno County Records.
WHEREAS,the Northeast Area Plan and Implementation Committee considered this application at
its meeting.of September 14, 2002, and recommended approval of the-project: and
WHEREAS, the Fresno City Planning Commission on March 5, 2003, conducted a public hearing to
consider this application in accordance with the policies of the 2025 Fresno General Plan and
Woodward Park Community Plan; and,
WHEREAS, during the March 5, 2003 hearing, the Planning Commission received-a staff report for
the rezoning application, environmental documents and considered public testimony regarding the
requested zone change.
NOW THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and
determines that there is no substantial evidence in the record to indicate that Rezoning Application
No. R-02-26 may have a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No.
10130) dated February 10, 2003, prepared for Environmental Assessment No. R-02-26/T-5102.
Planning Commission Resolution No. 11815
Rezoning Application No. R-02-26
Page 2
March 5, 2003
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the
City Council that R-1/UGM zoning be approved for the subject property.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Vang, seconded by Commissioner Brand.
VOTING: Ayes: Vang, Brand, Brown, Harrington, Kissler, DiBuduo
Noes: None
Not Voting: None
Abstain: None
DATED: March 5, 2003 qNlKVINO, Secretary
Fresnity Planning Commission
Resolution No. 11815
Application No. R-02-26
Filed by Cambridge Homes
Action: Recommend Approval
MS:KAMaster Files-2001-2002\R-02-026-Cambridge\11815-PCR-R-02-26-Cambridgempd
1
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11816
The Fresno City Planning Commission at its regular meeting on March 5, 2003,
adopted the following resolution pursuant to the Subdivision Map Act of the
Government Code of the State of California and the Municipal Code of the City of
Fresno.
WHEREAS, a Vesting Tentative Map of Tract No. 5102/UGM was filed with the City of
Fresno and proposes a 56-lot single family residential subdivision on approximately
14.01 acres of land located on the southeast corner of North Chestnut and East
Shepherd Avenues; and,
WHEREAS, the Northeast Area Plan and Implementation Committee considered this.
application at its meeting of September 14, 2002 and recommended approval of the
project; and,
WHEREAS, the Planning Commission conducted a public hearing to review the
proposed subdivision and considered the staff report and invited testimony with respect
to the proposed subdivision; and,
WHEREAS, the Planning and Development Department staff recommended approval
of the proposed projectsubject to all conditions of approval contained in the staff report
dated March 5, 2003; and,
WHEREAS, no person spoke in opposition to the project; and,
WHEREAS, the Fresno City Planning Commission hereby finds and determines that
there is no substantial evidence in the record to indicate hat Rezoning Application No.
R-02-26 may have a significant effect on the environment as identified by the Finding of
Conformity to the 2025 Fresno General Plan Master Environmental Impact Report
(MEIR No. 10130)-dated February 10', 2003, prepared for Environmental Assessment
No. R-02-26/T-5102.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission
finds that approval of Vesting Tentative Tract Map No. 5102/UGM subject to Section
12-403-B of the Fresno Municipal Code,is consistent with the adopted 2025 Fresno
General Plan and Woodward Park Community Plan and the findings required pursuant
to Section 66410 et. seq. of the Government Code.
BE,IT FURTHER RESOLVED that the Fresno City Planning Commission hereby
aproves Vesting Tentative Tract No. 5102/UGM subject.to the Development
Department Conditions.of Approval dated March 5, 2003.
The foregoing Resolution was adopted by the Planning Commission of the City of
Fresno upon a motion by Commissioner Vang, seconded by.Commissioner Brand.
F
;
Planning Commission Resolution No. 11816
Page 2
March 5, 2003
VOTING: Ayes - Vang, Brand, Brown, Harrington, Kissler, .DiBuduo
Noes - None
Not Voting - None
Absent- None
G
YOVINO, Secretary
Fres Ci
tyy Planning Commission
DATED: March 5, 2003
Resolution No. 11816
Vesting Tentative Tract No. 5102/UGM
Filed by Cambridge Homes
Action: Approved with Conditions
MS\K:\Master Files-2001-2002\R-02-026-Cambridge\11816-PCR-Cambridge-T-5102.wpd
I.
REPORT'TO !E PLANNING COMMISSION AGLNDA ITEM NO. VIII=c
COMMISSION MEETING 3/5/03
APPROVED BY
March 5, 2003
FROM:- STAFF, Planning Diviion DEPARTMENT DIRECTO
Planning and Developme . Depart t
SUBJECT: CONSIDERATION OF REZONING APPLICATION NO. R-02-26 AND VESTIN TENTATIVE
TRACT MAP NO. 5102/UGM AND ENVIRONMENTAL FINDING FOR ENVIR NMENTAL
ASSESSMENT NO. R-02-26/T-5102
EXECUTIVE SUMMARY
Rezoning Application No. R-02-26 proposes to change the zone district from AE-5/UGM to R-1/UGM for
14.01 acres of property located on the southeast corner of East Shepherd and North Chestnut Avenues.
The applicant, Cambridge Homes, has also filed Vesting Tentative Tract Map No. 5102/UGM proposing to
subdivide the subject property into a 56-lot single family residential subdivision at an overall density of 4.0
units per acre. Both-applications are consistent with the 2025 Fresno General Plan and the.Woodward Park
Community Plan.
PROJECT INFORMATION
PROJECT: A 56-lot single-family,residential subdivision on approximately
14.01 net acres of property to be developed at an overall density
of 4.0 units per acre
APPLICANT: Cambridge Homes (Engineer: Harbour and Associates)
LOCATION: Southeast corner of East Shepherd and North Chestnut Avenues
(Council District 6, Councilmember Duncan)
SITE SIZE: 14.01 net acres
LAND USE: Existing - Partially vacant and mature orchard
Proposed - Single Family Residential
EXISTING/PROPOSED ZONING: AE-5/UGM (Five Acre Agriculture Exclusive/Urban Growth
Management) to R-1/UGM_ (Single Family Residential/Urban
Growth Management)
PLAN DESIGNATION Proposed R-1/UGM zone district and 56-lot single family
AND CONSISTENCY: residential subdivision is consistent with 2025 Fresno General
Plan and Woodward ParkCommunity Plan designation of the site
for Medium Low Density Residential land use (2.19 to 4.98 units
per acre) .
i, ENVIRONMENTAL FINDING: Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130)) dated February
10, 2003.
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REPORT TO THE PLANNING COMMISSION
Rezoning Application No. R-02-26
Vesting Tentative Tract Map No. T-5102/UGM
March 5, 2003
Page 2
PLAN COMMITTEE Northeast Area Plan and Implementation Committee
RECOMMENDATION: recommended project approval on September 14, 2002.
STAFF RECOMMENDATION: Project approval subject to compliance with the Conditions of
Approval for T-5102 dated March 5, 2003.
a
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Use
North Medium Low Density R-1/UGM Single-Family Residential
Residential (Single Family
Residential/Urban Growth
Management)
South Medium Low Density R-1/UGM Single Family Residential
Residential (Single Family
Residential/Urban Growth
Management)
East Agricultural AL-20(County) Packing Storage Facility
West Neighborhood Commercial C-1/UGM Ralph's Shopping Center
(Neighborhood
Commercial/Urban Growth
Management)
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-02-26/T-5102 considered potential
environmental impacts associated with the subject rezoning and subdivision map request. The study.
indicates that the project, if approved, would conform to the land use designation and land use policies of
the 2025 Fresno General Plan and is within the scope of Master Environmental Impact Report No. 10130.
Therefore, staff has issued a finding that the project proposal is in conformance-to the 2025 Fresno General
Plan Master Environmental Impact Report (MEIR No. 10130) dated February 10, 2003, which.incorporates
a MEIR Mitigation Monitoring Checklist. This environmental finding was properly noticed with no comments
filed within the 20-day review and comment period. . .
BACKGROUND/ANALYSIS
The applicant, Cambridge Homes, has filed Rezoning Application No. R-02-26 and Vesting Tentative-Tract
Map No. 5102 for 14.01 acres of property located on the southeast corner of East Shepherd Avenue and
North Chestnut Avenue. The rezone application is requesting a zone change from the AE-5/UGM (Five
Acre Agriculture Exclusive/Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5102 is proposing
REPORT TO THE PLANNING COMMISSION
Rezoning Application No. R-02-26
Vesting Tentative Tract Map No. T-5102/UGM
March 5, 2003
Page 3
to subdivide the subject property into 56 single family lots for a density of 4.0 units per acre.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which updated the Woodward Park Community Plan. The updated Community Plan
designates the subject property for medium low density residential land use. However, the easternmost 3.0
acres of the subject property is dual designated by the 2025 Fresno General Plan for medium low density
residential land use and a community park. This approximate 3.0 acres, together with the adjoining 7.0
acres to the east, is designated by the 2025 Fresno General Plan and community plan for a community
park with an alternative land use of medium low density residential. In the event that a park site is not
developed, the planned land use may be permitted as medium low density residential. At the present time,
there has not been sufficient funding sources identified or secured for the acquisition and development of
this park site. As a result, the applicant wishes to pursue development of the subject property with 56
single family homes. The requested R-1/UGM zone district conforms to this medium low density residential
land use designation as indicated by the 2025 Fresno General Plan's "Planned Land Use and Zone District
Consistency Matrix".
Surrounding land uses are characterized by single family development to the north and south, an
agricultural storage building to the east and the Ralph's Shopping Center to the west. Access to the subject
site will be from both Chestnut and Shepherd Avenues, both designated arterial streets. The traffic
generated by this project can be accommodated by the planned circulation system. Sewer-and water
infrastructure availability and service demands have been verified by the Department of Public Utilities with
existing facilities located in both Chestnut and Shepherd Avenues.
Major Street Improvements
The 2025 Fresno General Plan designates both Shepherd and Chestnut Avenues as arterial streets which
require a 110-foot right-of-way. The developer will be required to dedicate and construct both Chestnut and
Shepherd Avenues along the project frontage to arterial street standards. Other improvements include the
construction of curb, gutter, sidewalk, and 20 feet of transition paving within the limits of the tract;.
construction of an underground street lighting system; and relinguish access rights-to both Chestnut and
Shepherd Avenues for all residential lots adjacent to these street frontages. In addition, Shepherd Avenue
will be required to have a bus bay installed. This project is subject to payment'of UGM Major Street fees'
and will.also include the installation of a 150-watt safety light at the southeast corner of Shepherd and
Chestnut Avenues. These street improvements are outlined in more detail in the Conditions of Approval
dated March 5, 2003.
Interior Streets and Required Sidewalks
The developer will be required to design and construct all curb, gutter, sidewalk (both sides), permanent
paving, and underground street lighting systems on all interior local streets. Sidewalk patterns are to
comply with Public Works API Standards for 50-foot and 54-foot streets. Installation of sidewalks will be
required on both sides of the public streets throughout this tentative map.
REPORT TO THE PLANNING COMMISSION
Rezoning Application No. R-02-26
Vesting Tentative Tract Map No. T-5102/UGM
March 5, 2003
Page 4
Landscaping/Walls
Given that the proposed subdivision abuts the intersection of two arterial streets, the developer will be
required to install 20 feet of landscaping along North Chestnut Avenue and a 30-foot landscape setback
along East Shepherd Avenue. In addition, the applicant will be required to install a solid wall at the rear of
the required landscape setback which will mitigate the adverse effect of noise generated by vehicles
traveling on North Chestnut and East Shepherd Avenues.
Lot Dimensions
The R-1/UGM zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. All of
the lots in the subdivision equal or exceed the minimum lot size requirement. In addition, all lots meet or
exceed the minimum lot width (60 feet) and depth (100 feet) as required by the R-1 zone district.
The subdivision map, based on the required findings for approval and subject to the recommended
conditions of approval, and the standards and policies of the 2025 Fresno General Plan and Woodward
Park Community Plan, complies with applicable zoning, subdivision, and UGM requirements. Therefore,
staff recommends approval.
Action by the Planning Commission on the tract map, unless appealed to the City Council, is final.
TENTATIVE TRACT MAP FINDINGS
The Subdivision Map Act (California Government Code Section 66400.et. seq.) requires that a proposed
subdivision 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 subdivision map be denied if any one of the Finding Nos. 2 - 5
below is made in the negative. In addition, State law requires that a.subdivision be found-to provide for
future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6
below). :.
1. The proposed subdivision map, together with its design and improvements.is consistent with the City's
2025 General Plan and any applicable specific plan, because the Woodward Park Community Plan
designates the site for Medium Low Density Residential land uses and subject to Section 12-403-B of
9 tY 1 _
the Fresno Municipal Code, the project design meets the density and zoning.ordinance criteria-for
development in this plan designation.
I
2. This site isconditions.physically aIIYs suitable for epr osedtYPea densitYofde development, because'
of approval will insure adequate access and drainage on and-off the site.
3. The proposed subdivision design and improvement is 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.
REPORT TO THE PLANNING COMMISSION
Rezoning Application No. R-02-26
Vesting Tentative Tract Map No. T-5102/UGM
March 5, 2003
Page 5
4. The proposed subdivision 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 with City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site,
because conditions of approval will assure noninterference with any existing or proposed public
easements,
6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or
cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping
plant materials and because of the orientation of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance.
Based upon the plans and information submitted by the applicant and the recommended conditions of
project approval, staff has determined that these findings can be made.
CONDITIONS OF APPROVAL
.1. Development shall take place in accordance with Vesting Tentative Tract Map N6..5102 dated August
16, 2002. .
2. Development shall take place in accordance with the Conditions of Approval for Vesting Tentative
Tract No. 5102/UGM dated March 5, 2003.
Action by the Planning Commission regarding the rezoning application will be a recommendation to the City
Council. Planning Commission action of the proposed tentative tract map, unless appealed to the Council,
is final.
RECOMMENDATION
1. RECOMMEND APPROVAL to the City Council of the environmental finding of Environmental
Assessment No. R-02-26/T-5102 that the project proposal conforms to the provisions of'the 2025
Fresno General Plan Master Environmental.Impact Report (MSIR 10130).
2. RECOMMEND APPROVAL to the City Council of.Rezoning Application No. R-02-26, to become
effective for any portion of the Tract for which a final map of Vesting Tentative Tract No. 5102/UGM is -
recorded.
3. APPROVE Vesting Tentative Tract Map No. 5102/UGM subject to compliance with the Conditions of
Approval dated March 5, 2003.
REPORT TO THE PLANNING COMMISSION
Rezoning Application No. R-02-26
Vesting Tentative Tract Map No. T-5102/UGM
March 5, 2003
Page 6
APC Reports\R-02-26-TT-5102
Attachments: Vicinity Map
Tentative Tract Map No. 5102 dated March 5, 2003
Environmental Assessment No.,R-02-26, TT-5102/Finding of Conformity to MEIR No. 10130.
Conditions of Approval for TT No. 5102 dated March 5, 2003
Parks Division memorandum dated September 11, 2002
FMFCD memorandum dated August 6, 2002
San Joaquin Valley Air Pollution Control District letter dated July 18, 2002
Fresno Irrigation District letter dated August 19, 2002
Clovis Unified School District Letter dated July 19, 2002
PG & E letter dated July 19, 2002
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REZONING APPLICATION NO. R-02-026W E
A.P.N.: 403-050-42
Prom AE-5/UGM to R-1/UGM ZONE MAP: 1553
TENTATIVE TRACT No.T-5102 S BY/DATE: J.S.! 7-14-02
Southeast of N. Chestnut and E.Shepherd Aves. NOT TO SCALE -
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CITY OF FRESNO . INVIR®NMENTAL FINDII, -A' / MEIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resources Code DAT
(California Environmental Quality Act) the project described below is FO �WD
is determined to be within the scope of the Master Environmental Impact
Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. 2003 FEB 13 PM' 3: 5
Initial study is on file in the Planning and Development Department, CITY CLERK. FRESNO Ck
City Hall, 2600 Fresno Street, Fresno, California 93721
(559)621-8277
Applicant: 'Initial Study Prepared By:
Cambridge Homes Michael Sanchez, Planner III
466 West Fallbrook Avenue#110 February 10, 2003
Fresno CA 93711
Project Number: Project Location (including APN):
Rezoning Application R-02-26 The southeast corner East Shepherd and North Chestnut Avenues
Tentative Tract No. 5102 (APN: 403-050-42)
Project Description:
Rezoning Application No. R-02-26 proposes to rezone property located on the southeast corner of East
Shepherd and North Chestnut Avenue from the AE-5/UGM (Five Acre Agriculture Exclusive/Urban Growth
Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone
district. Tentative Tract Map No. 5102 is proposing to subdivide the subject property into 56 single family
residential lots for a density of 3.99 dwelling units per acre. The property is within the jurisdictions of the
Woodward Park Community Plan and the 2025 Fresno General Plan. The 2025 Fresno General Plan
designates the property for medium low density residential planned land use except for the easternmost 3.0
acres of the subject property. This portion is dual designated for a community park land use and medium low
density residential land use.
The subject site is currently vacant and.is surrounded by single family development to the north and south;
a commercial shopping center to the west; and an agricultural storage facility to the east.
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
As previously indicated,the recently adopted 2025 Fresno General Plan designates the subject parcel for
medium low density residential planned land use. The easternmost 3.0 acres of the subject property is dual
designated by the 2025 Fresno General Plan for medium low density residential land use and a community
park.This approximate 3.0 acres,together with the adjoining 7.0 acres to the east,is designated by the 2025
Fresno General Plan fora community park with an alternative land use of medium low density residential. In
the event that a park.site is not developed, the planned land use may be permitted.as medium loww density
residential. At the present time, there has not been sufficient funding sources identified.or secured for the
acquisition and development of this park site. As a result,the applicant wishes to pursue development of the
subject property.with 56 single family homes.The requested R-1/1JGM zone district conforms to this medium
low density residential land use designation as indicated by the 2025 Fresno General Plan's"Planned Land
Use and Zone District Consistency Matrix".
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the requested rezoning 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. The subject property is proposed to be developed with single-family residential uses at an intensity
and scale that is permitted by the planned land use and proposed zoning designations for the site. Thus,the
rezoning 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 rezoning, will adversely impact existing city service systems or the
traffic circulation system that serves the subject parcels. These infrastructure findings have been verified.by
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No. R-02-26lT-5102
Page 2
February 10, 2003
the Public 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 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).
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal,the environmental impacts noted in the MEI R,per the 2025 Fresno General Plan land
use designations, include impacts associated with the medium low density residential land use designation
specified for the subject parcel. Based on this initial study,the project does not change the land use•indicated
for the subject parcels and will not generate additional significant effects not previously identified by the MEIR
and no new additional mitigation measures are required., Therefore, the project proposal is within the scope
of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover,as lead agency for this project,the Planning and Development Department,per Section 15177(d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist.- Public notice has
been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section
21092 of the California Public Resources Code (CEQA provisions).
ilbert J. Haro Date
Planning Manager; City of Fresno
Attachments: ; Environmental Checklistfinitial Study for Environmental Assessment No. R-02-26/T-5102
Mitigation Monitoring Checklist(MEIR No. 10130) for Environmental Assessment
No. R-02-261T-5102
JAEA Reports\R-02-26-T-5102-MEIR-Finding of Conformity-cambddge.wpd
ENVIRONMENTAL CHEC`�LIST - K,M,
Potential Environmental Effects EA NO. R-02-26/C-5102
1.0 TOPOGRAPHIC,SOIL,GEOLOGIC 1 11.7 Availability of storm water drainage facilities
CONSIDERATIONS (on or off-site)
1 1.1 Geologic hazards, unstable soil conditions 1 11.8 Availability of adequate park and recreation
1 1.2 Adverse change in topography or ground surface relief areas
1 1.3 Destruction of unique geologic or physical features 1 11.9 Unusually high solid waste generation
1 1.4 Increased.water erosion
12.0 HAZARDS
2.0 AIR QUALITY 1 12.1 Risk of explosion or release of hazardous
1 2.1 Substantial indirect source of pollution(large vehicle substances
generator) 1 12.2 Site subject to flooding
1 2.2 Direct on-site pollution generation 1 12.3 Adverse change in course of flow of flood
1 2.3 Generation of objectionable odors waters
1 2.4 Generation of dust except during construction 1 12.4 Potential hazards from aircraft accidents
1 2.5 Adverse local climatic changes 1 12.5 Potential hazards from landfill and/or toxic
waste sites
3.0 WATER
1 3.1 Insufficient ground water available for long-term project 13.0 AESTHETICS
use 1 13.1 Obstruction to public or scenic vista or view
1 3.2 Use of large quantities of ground water 1 13.2 Creation of aesthetically offensive conditions
1 3.3 Wasteful use of ground water L 13.3 Removal of street trees or other valuable
1 3.4 Pollution of surface or ground water supplies vegetation
1 3.5 Reduction in ground water recharge 1 13.4 Architectural incompatibility with surrounding
area
4.0 PLANT LIFE
1 4.1 Reduction of the numbers of any unique,rare,or 14.0 HISTORICAIJARCHAEOLOGICAL
endangered species 1 14.1 Removal of historic building,disruption of
1 4.2 Reduction in acreage of agricultural crop archaeological site
1 4.3 Premature or unnecessary conversion of prime 1 14.2 Construction or activity incompatible with
agricultural land adjacent historic site
5.0 ANIMAL LIFE 15.0 ENERGY .
1 5.1 Reduction in the numbers of any rare,unique,or 1 15.1 Use of substantial amounts of fuel or energy
endangered species 1 15.2 Substantial increase in demand upon existing
1 5.2 Deterioration or displacement of valuable wildlife habitat sources of energy
1 15.3 Wasteful use of energy
1 6.0 HUMAN HEALTH
7.o NOISE Explanation of Ratings
1 7.1 Increases in existing noise levels
1 7.2 Exposure to high noise levels Instullfieient Information
8.0IGHT GLARE Insufficient information is available to determine
1 1 Production of glare,which will adversely affect the potential environmental.effects which may
residential areas result from the proposed project in thig category.
1 8.2 Exposure of residences to high levels of glare
9.0 USE No Significant Environmental Effect
1 9.1
In in ad ility with adopted plans and policies
1 9.2 Acceleration of growth rate The proposed projectwill not.have.an-adverse
1 9..3 Induces unplanned growth environmental efeet in this category;or any such
1 9.4 Adverse change in existing or planned area effect is not substantially unusual or of undesirable
characteristicsmagnitude. This rating.is also utilized in cases
Vere the category is not applicable to the
10.0 TRANS ORTATIOAND CIRCULATION particular Project,under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity ��2�� Moderate Environmental Effect
deficiencies on existing street system
1 10.2 Cumulative increase in traffic on major street for which
capacity deficiencies are projected The proposed pro ect will have an adverse
1 10.3 Specific traffic hazard to motorists,bicyclists,or environmental of pro(
in this category,which is
pedestrians of sufficient magnitude to be of specific concern.
1 10.4 Routing of non-residential traffic through residential area However,this effect is not substantial enough in
1 10.5 Insufficient or poorly locatedparking itself to require the preparation of an Environmental
1 10.6 Substantial increase in rail and/or air traffic Impact Report.
11.0 URBAN SERVICES 113" Significant Adverse Environmental Effect
1 11.1 Availability of fire protection
1 11.2 Lack of emergency vehicle access The environmental effect identified in this category
1 11.3 Adequacy of design for crime prevention substantiates in itself or contributed toward a
1 11.4 Overcrowding of school facilities finding that the proposed project has a potentially
1 11.5 Availability of water mains of adequate size significant adverse effect on the environment
1 11.6 Availability of sewer lines of adequate capacity sufficient to require the preparation of an Environment 1
Impact Report
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PLAN AMENDMENT NO.A-02-014 N DEPARTMENT
From Ag/Urban Reserve to Med.Low Density Resid.
REZONING APPLICATION NO.R-02-026 w A.P.N.: 4005042
From AE-MGM to R-1N
IVGM ZONE MAP:1553
TENTATE TRACT No.T-5102
'Southeast of N. Chestnut and E.Shepherd Aves. NOT TO SCALE BY/DATE: �•S- 7-14-02.
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City of Fresno March 5, 2003
Planning and Development Department
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT NO. 51021UGM
All tentative subdivision maps are subject to the applicable provisions of the State Subdivision Map
Act, Fresno Municipal Code, City policies, and Standard Specifications. The following specific
conditions are applicable to this subdivision map.The Urban Growth Management(UGM)Service
Delivery Plan requirements are included in the following conditions of approval and are designated
by the caption "Urban Growth Management Requirements".
NOTICE TO PROJECT APPLICANT
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.
GENERAL CONDITIONS
1. Preparation of the final map in accordance with Vesting Tentative Tract Map No.5.102/UGM
entitled "Exhibit A," dated August 16, 2002.
2. Submit grading plans and soils report to the City of Fresno, Planning and Development
Department, for verification prior to final map approval. Ref. Sections 12-1022 and 12-
1023, Fresno Municipal Code. Approval of grading plan is required prior to final map
approval. Grading plan shall indicate the location of any required walls and indicate the
proposed width of required landscape easements or strips.
3. Public utilities easements,-as necessary, shall be dedicated to the City of Fresno. Any
required-relocation of existing utilities necessitated by required street improvements will be
paid for by the appropriate utility company or the developer of the project. Contact the
appropriate utility company for information.
4. Relinquish access rights to North Chestnut Avenue and East Shepherd Avenues for Lot Nos.
1,2,3,4, 13, 14,23,24,33,34, 55,and 56 which abut these major streets. Ref. Section 12-
1011-f-3, Fresno Municipal Code. _
5. Comply with the conditions,policies and standards set forth in the City of Fresno,Municipal
Code, Article 10, Chapter 12, "Subdivision of Real Property"; and Resolution No. 68-187,
"City Policy with Respect to Subdivisions";Resolution No.70-36,"Standard Specifications
1970," as amended; and Resolution No. 84-361, "Public Works Standard Drawings 1984,"
as amended.
Conditions of Approval }
Vesting Tentative Tract No. 5102/UGM
Page 2
March 5, 2003
6. The subdivider shall pay applicable fees for,but not limited to,street trees,street signs,water
fees, sewer fees, and inspection fees in accordance with Resolution No. 79-606 and
Resolution No. 80-420 (Master Fee Schedule), or any amendments, modifications or
additions thereof and in accordance with the requirements of State law as related to vesting
tentative tract maps.
7. The subdivider shall furnish to the City a subdivision guarantee of a title company listing all
parties having any right, title or interest and the nature of their interest per State law.
Landscaping and Walls
8. Provide a 20-foot and a 30-foot landscaped easement(and irrigation system)along the side
or rear property lines of all lots which side-onto or back-onto North Chestnut and East
Shepherd Avenues, respectively. Ref. Section 12-10114--3, Fresno Municipal Code.
When the grading plan establishes a top of slope beyond the required landscape easement
noted and the construction of the required wall is to be established coincident with the top
of slope then the required minimum easement width shall be expanded to include the full
landscaped area up to the wall location.
9. Maintenance of the required 20-foot landscape easement located along North Chestnut
Avenue and the 30-foot landscape easement along East Shepherd Avenue" may be the
responsibility of the City's Community Facilities District.No. 2. Contact the Public Works
Department, Engineering Services Division Staff for information regarding the City's
District. _
10. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District No. 2,he/she shall be required to'provide the City of Fresno,.Department
of Public Works,with copies of signed acknowledgments from each purchaser of a lot within
the subdivision, attesting to the purchasers understanding,that the lot will have an annual -
landscaping maintenance assessment and that he/she is aware of the estimated amount of the
assessment.
11. Construct a 6-foot high solid masonry wall or approved architecturally.designed solid fence
(solid wall or fence to meet requirements of Section 12,306-H,Fresno Municipal Code), at
the rear of the required landscaped easement noted in Condition No. 8,.above:
12. Improvement plans for all required landscaping and irrigation systems shall be submitted to
the Planning and Development Department for review prior to final map approval.
13. Construction plans for required walls showing architectural appearance and location of all
walls shall be submitted to the Planning and Development Department for review prior to
final map approval.
Conditions of Approval
Vesting Tentative Tract No. 5102/UGM
Page 3
March 5, 2003
14. The developer shall provide two medium size trees in each front yard area of each lot located
within the subdivision. The owner shall execute a covenant agreement running with the land
to insure maintenance of the two trees to be provided in the front yard area of each home by
the homeowner.
Building Setbacks
15. Building setback lines shall be in accordance with the R-1/UGM zone district and the
provisions of Section 12-207.5-E-1-c, Fresno Municipal Code.
Information
16. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating,or construction,work shall stop immediately.
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.
If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist, and if the paleontologist determines the material to be
significant, it shall be preserved.
17. Pay school construction fees to the Clovis Unified School District in accordance with'the
adopted schedule of fees,prior to the issuance of building permits for the subdivision.
18. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method
of collection to be utilized in this tract shall be subject to the approval of the Solid Waste
Manager.
19. Contact the United States Postal Service- Fresno Office for the location and type of
mailboxes to be installed in this subdivision.
20. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple final maps shall not detract from the authority of the local agency
to impose reasonable conditions relating to the filing of multiple final maps," any multiple
final maps filed by the subdivider on this tract shall fully and independently conform to all
provisions of Chapter 12, Article 10 of the Fresno Municipal Code (Subdivision of Real
Property).
■
Conditions of Approval
Vesting Tentative Tract No. 5102/UGM
Page 4
March 5, 2003
21. The subdivider shall obtain any and all permits required for the removal or demolition of any
building or structure located within the subdivision boundaries. The developer shall also
obtain any and all permits required for the closure of any septic tank,cesspool or water well.
All permits shall be obtained prior to commencement of such work, in accordance with
Chapter 13 of the Fresno Municipal Code.
22. Apportionment of Special Assessment - If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment levied
under any State or local law, including a division into condominium interest as defined in
Section 783 of the Civil Code,the subdivider shall file a written application with the City's
Director ofPublic Works,requesting apportionment of the unpaid portion of the assessment.
The application shall contain at least the following information:
A. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
C. Written consent of the owner(s)of each such lot,parcel, or interest to the requested
apportionment.
The application shall be filed prior to the approval of the final map by the City and shall be
accompanied by a fee,in an amount specified in the Master Fee Resolution,for each separate
lot,parcel or interest into which the original assessed lot,parcel or interest is to be divided.
The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work
responsible for determining the initial assessment in making the requested apportionment.
PARK SERVICE
23. Comply with the requirements in the attached memorandum from the Parks Division dated
September 11, 2002.
Urban Growth•Management Requirements
24. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time.
of final map approval. Fee payment may be deferred until time of building permit issuance
in accordancewiththe requirements of Section 12-4.509-C-3, Fresno Municipal Code.
FIRE SERVICE -
25. Fire service will be provided by City Fire Station No. 13. Provide residential-hydrants per
Public Works Standards with two sources of water.
Conditions of Approval
Vesting Tentative Tract No. 5102/UGM
Page 5
March 5, 2003
26. There shall be two points of access during construction.
Urban Growth Management Requirements
27. The subdivider shall pay the appropriate Fire Station Capital Fee at the time of final map
approval. If appropriate, fee payment may.be deferred until the time of building permit
issuance in accordance with the requirements of Section 12-4.508-D-3, Fresno Municipal
Code.
STREETS AND RIGHTS-OF-WAY
28. The subdivider shall make provisions for the physically handicapped in accordance with the
Department of Public Works standards and as required by State law.
29. All existing and proposed utility systems shall be installed underground in accordance with
Section 12-1011(h)of the Fresno Municipal Code. The subdivider's attention is directed to
the installation of street lights in accordance with Resolution Nos. 68-187, 78-522, 81-219
and 88-229.
30. The subdivider shall construct a complete underground street light system (Public Works
Standard E-1)within the limits of this tract as approved by the Traffic Engineer prior to final
acceptance of the subdivision. Height,type,spacing,etc.,of standards and luminaires shall
be in accordance with Resolution Nos. 78-522 and 88-229 or any modification thereto
approved by the City Council prior to installation and shall be approved by the City Traffic
Engineer prior to final map approval. All lights shall be dedicated to the City.upon
completion. Submit engineered construction plans to the Public Works Department for
approval.
1
31. The subdivider shall furnish to the City acceptable security to guarantee the construction of
the off-site street improvements in accordance with.all applicable provisions of the Fresno
Municipal Code and the State Subdivision Map Act.
32. All dea&end streets created by this subdivision shall be properly barricaded in accordance
with City standards within seven(7)days from the time the streets are surfaced or as directed
by the Engineer.
33. All interior streets shall be dedicated in accordance with the 50-and 54-foot standard width
as shown on Exhibit "A" dated August 16, 2002, and fully improved with standard curb,
'gutter,sidewalks on both sides of all streets,street lighting, and full width permanent street
pavement.
34. Wherever street furniture is proposed or is existing within the proposed sidewalks a
minimum of 4 feet of unobstructed sidewalk path should be maintained to comply with
Americans with Disabilities Act (ADA) requirements. If necessary, dedicate a pedestrian
easement to accommodate for the 4 feet minimum unobstructed path requirement.
Conditions of Approval \
Vesting Tentative Tract No. 5102/UGM
Page 6
March 5, 2003
35, A street connection to the south of this tract shall be provided through North Lauren Avenue
as depicted on Exhibit "A" dated August 16, 2002.
36. North Chestnut Avenue:within the limits of the tract,provide dedication to the arterial street
standards which will include standard curb, gutter, sidewalk, street lighting, and 20 feet of
permanent street pavement where not existing in accordance to Public Works standards. The
sidewalk pattern shall be constructed to 10-foot residential pattern. Handicap access ramps
are required at all corners within the limits of this tract. Relinquish vehicular access rights
to North Chestnut Avenue from Lot Nos. 1, 2, 3, 55, and 56 of this tentative tract.
37. East Shepherd Avenue: within the limits of the tract including the designated"Remainder",
provide dedication to the arterial street standards which will include standard curb, gutter,
sidewalk, street lighting, and 20 feet of permanent street pavement where not existing in
accordance to Public Works standards. The developer shall construct an 80-foot bus bay,
curb and gutter per Public Works Standards P-69 and P-73. With the exception of.the 10-
foot wide solid sidewalk adjacent to the 80-foot bus bay, the sidewalk pattern shall be
constructed to a 10-foot wide residential pattern. The Developer shall also construct an
underground street lighting system, Public Works Standard E-1, within the limits of this
tract. The spacing and design shall conform to Public Works Standard for arterial streets.
Handicap access ramps are required at all corners within the limits of this tract. Relinquish
vehicular access rights to East Shepherd Avenue from Lot Nos.3,4,13, 14,23, 24,33-and
34 of this tentative tract. With respect to minor streets,design and construct all curb,gutter,
sidewalk (both sides), permanent paving, and underground street lighting systems on.alt
interior local streets. Sidewalk patterns are to comply with Public Works API Standards for
50-foot and 54-foot streets. Contact the County of Fresno for additional information
regarding street work permits, if necessary. _
38. The developer shall landscape and maintain the"Remainder"parcel located along the east
portion as depicted on Exhibit "A" dated August 16, 2002. In the event said remainder
parcel is used as an easement, the developer shall maintain said easement so that access is
readily available.
39. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Quality Pollution
Control District for the control of fugitive dust requirements from paved and unpaved roads.
Urban Growth Management Requirements
In accordance with the City's Urban Growth Management Policy relative to major street extensions
and other street improvements necessary to provide adequate emergency and service vehicle access,
the following improvements are required.
40. UGM - This tract map is located within UGM major street zone F which requires the
payment of appropriate UGM Major Street fees.
Conditions of Approval
Vesting Tentative Tract No. 5102/UGM
Page 7
March 5, 2003
41. The developer shall be required to install a 150-watt safety light at the southeast corner of
Shepherd Avenue and Chestnut Avenue per Public Works standards.
42. The City of Fresno is proposing a restructure of the Urban Growth Management process for
all UGM areas in the city with the update of the proposed 2025 General Plan. This process
may entail a new fee structure to build-out all components of major streets in UGM areas.
Should this process be approved with the new general,plan or any other process, this
development shall be entitled to reimbursement for any costs of construction above the
designated fee that may be established with this new process.
SEWER SERVICE
There is an existing 8-inch PVC sanitary sewer main in East Shepherd Avenue and an 12-inch PVC
sanitary sewer in North Chestnut Avenue available to serve the site. No off-site public sewer main
extensions are required. This tract is subject to the findings procedure for sewer service associated
with the Woodward Park Community Plan EIR. The following conditions are required to provide
sanitary sewer service to the tract:
43. Separate sewer house branches shall be provided to each lot created.
44. All public sanitary sewer facilities shall be constructed in accordance with Public Works
Department standards, specifications and policies.
Urban Growth Management Requirements
45.'
The tract is located in the service area of the Herndon/Cornelia Trunk Sewer,therefore,'the
developer shall pay the.appropriate trunk sewer charge in effect at the time that building
...permits are issued.
46.. The developer shall be required to enhance (by pipe lining) the 42-inch segment of the
Herndon Trunk Sewer between North Fresno Street and North Howard Avenue impacted as
a result of this project.
As an alternative to the above,the City is willing to accept payment of the established sewer
enhancement connection fee at the time of development. The City of Fresno would then
assume responsibility to snake the enhancements to mitigate this project's impacts on the
sewer system.
WATER SERVICE
Fourteen-inch distribution water mains existing in East Shepherd Avenue and North Chestnut
Avenue are available to serve the proposed subdivision. 'No service connections to the distribution
main are allowed. No public water main extensions are required.Upon demonstration through the
findings process that an adequate source of potable water exists to meet State and Federal
r A Conditions of Approval
Vesting Tentative Tract N, 1102/UGM
Page 8
March 5, 2003
contaminate levels and sufficient supply is available to meet fire flow requirements,water mains can
be extended to serve this tract subject to the following:
47. Payment of water connection fees at time of entitlement.
48. Existing agricultural wells lying within the boundaries of the proposed development shall be
sealed and abandoned in compliance with California Well Standards, Bulletin 74-90 or
current revisions, issued by California Department of Water Resources, and City of Fresno
Standards.
49. Two separate points of connection to the public water system are required to serve this tract.
50. Separate water services shall be provided to each lot created.
51. Water facilities constructed within the public rights-of-way shall be installed in accordance
with Public Works standards, specifications and policies.
Urban Growth Management Requirements
52. New well site and construction are not required of Tract No. 5102.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
53. The developer of property located within the UGM boundaries shall comply with all sewer,water
and street requirements and pay all applicable UGM fees imposed under the Urban. .Growth
Management process (with appropriate credit given for the installation of'required UGM
improvements)in accordance with the requirements of State Law as related to vesting tentative
tract maps.
54. The developer will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM improvements.-
Ri t-of-Way Acquisition
55. The developer will be responsible for the acquisition of any necessary right-of-way to construct
any of the required improvements.
Rights-of-Way acquisition shall include any rights-of-way necessary for proper drainage,signing,
pole relocation,,and shoulder grading. In general, this will require right-of-wayto be provided
approximately 10 feet outside the traveled lane. The exact requirement must be determined-at '
the project design stage based on the existing conditions and detailed design information: .
In the event an acquisition of any easement or right-of-way is necessitated by the subject
development,said acquisition will be accomplished prior to final map approval. The developer
Conditions of Approval
Vesting Tentative Tract No. 5102/UGM
Page 9
March 5, 2003
should contact the Real Estate Section of the Public Works Department to receive procedural
guidance in such acquisitions.
Should such acquisition not be accomplished prior to final map approval, the developer must
request and grant to the City the full authority to attempt acquisition either through negotiation
or through its power of eminent domain. The developer shall furnish to the City Public Works
Department, Real Estate Section, an appraisal report or a request for an estimated-appraisal
amount (to be determined by the Real Estate Section) prior to preparation of a Subdivision
Agreement.
The developer/owner shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect the
acquisition of such easements or rights-of-way.
FLOOD CONTROL
56. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Chapter 13,Article 13 of the Fresno Municipal Code.
57. The subdivider shall be required to comply with the specific requirements imposed by the Fresno
Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments 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 District's letter to the Development Department dated August 6, 2002.
58. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall
be fenced in accordance with City standards within seven (7) days from the time the basin
becomes operational or as directed by the City Engineer. Temporary ponding basins will be
created through a covenant between the City and the Developer prior to final map approval.
Maintenance of the temporary ponding basin shall be by the Developer until permanent service
for the entire'subdivision is provided.
IRRIGATION CANAL
59. The Fresno Irrigation District's Maupin No. 118 Pipeline traverses the subject property in an
exclusive easement. The District is requiring compliance with their memorandum dated August
19, 2002.
FRESNO AREA EXPRESS
60. An 80-foot bus bay shall be required along East Shepherd Avenue.per Condition No. 37.
Conditions o, Approval
r
r: Vesting Tentative Tract N,.. i 102/JGM
' Page 10
' March 5, 2003
DEVELOPMENT FEES AND CHARGES
61. This project is subject to the following development fees and charges:
PARKS DEPARTMENT
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree
City installed tree
C. Street Tree Inspection fee $30.00/tree
Developer installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
e. (1) Reinspection Fee $29/Hour
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
f, Metropolitan Flood Control District Fee
Drainage Area Cx and R: *Contact FMFCD for new fees. Rates
increased as of March 1, 2001.
SEWER CONNECTION CHARGES
g. Lateral Sewer Charge $0.10/square foot(to 100'depth)
h. Oversize Charge $0:05/square foot(to 100' depth)
i. Trunk Sewer Charge' $496/living unit
Service Area: Herndon
j. Wastewater Facilities Charge $2119/living unit
k. House Branch Sewer Charge n/a
1. Millbrook Overlay Sewer n/a..
Conditions of Approval
Vesting Tentative Tract No. 5102/JGM
Page 11
March 5, 2003
WATER CONNECTION CHARGES
M. 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.
n. Frontage Charge $6.50/lineal foot
o. Fire Hydrant Charge $0.75/100 square feet(to 250 feet parcel
depth)
P. Transmission Grid Main Charge $560/gross acre
q. Transmission Grid Main Bond $243/gross acre
Debt Service Charge
r. UGM Water Supply Fee $397/living unit
Service Area: 10 Is
S. Well Head Treatment fee $0/living unit
Service Area: 101s
t. Recharge Fee $0/living unit
Service Area: 101
U. 1994 Bond Debt Service $895/living unit
Service Area: 101
DEVELOPMENT IMPACT FEE
V. Northeast Fresno Policing Area $66/living unit
URBAN GROWTH MANAGEMENT FEES/CHARGE
W. UGM Fire Station Capital Fee $251/adj. acre
Service Area: 13
X. UGM Park Fee $1,690/adj. acre
Service Area: 7
Y- Major Street Charge $2,500/adj. acre
Service Area: F
Z. Major Street Bridge Charge $50/adj. acre
5
f Conditions of Approval
Vesting Tentative Tract Nu. JI 02AJGM
Page 12
March 5, 2003
Service Area: F
aa. Traffic Signal Charge $860/adj. acre
bb. UGM Grade Separation Fee n/a
CC. UGM At-Grade Railroad Crossing Fee n/a
Service Area: A-D
dd. Trunk Sewer Charge n/a
Service Area:
ee. Street Acquisition/Construction Charge n/a
MLS:J\Site plan and CUP COA's\Vst Tnt Trct No.5102/UGM-COA
e
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Mike Sanchez, Planner III
Planning Division
FROM: Nancy Morrison, Parks Planning Coordinator,(559.621.2927)
DATE: September 11,2002
Subject: Vesting Tentative Map T-5102/UGM, Located on the Southeast corner of North Chestnut and
East Shepherd Avenues.
The Parks Department has reviewed the Tentative Subdivision Map proposed by Cambridge Homes,on
engineering drawings plans prepared by Harbour&Associates. The Parks Division offers the following
comments regarding the street tree,and buffer/parkway strip conditions ...
1. STREET TREE REQUIREMENTS
A. Streets within this subdivision that are to be constructed at 50754' in width require that adjacent
sidewalks be constructed. Per council Resolution#98-129,the developer is exempt from the street
tree requirements as normally required in subdivisions. However,Conditions of Approval adopted
by City Council requires two street trees per lot. Lots 8,9, 18, 19,28,and 29 shall have one of the
two required trees in the front portion of the side yard.
2. BUFFER PLANTING ADJACENT TO NORTH CHESTNUT AVENUE AND EAST SHEPHERD
AVENUE
A. The developer is required to provide installation and long term provision for maintenance of
landscaping in the easement and right-of-way adjacent to North Chestnut Avenue and East Shepherd
Avenue. The developer may do this by establishing a homeowners association.
B. As an alternative the developer may petition to annex buffers to the Community Facilities-
District#2(CFD2).
3. DEVELOPER PLANTING FOR COMMUNITY FACILIWIFS DISTRICT
A. For land to be annexed to the CFD2, landscape and irrigation plans for buffers shall be submitted -
to the Parks Division for review and approval prior to Council approval. Landscaping plans shall be
reviewed and approved by the Parks,Recreation and Community Services Department. Landscaping
shall comply with Landscape Buffer Development Standards approved by the City Council on
October 2, 1990 as well as with Sections 12-306-N-23 &24 and 14-121 of the Fresno Municipal Code
regarding Water Efficient Landscaping and Buffer landscaping.passed by Council on September 20,
1994. -
B. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to,present a
more uniform appearance on the street. The street tree species for North Chestnut Avenue shall be
Quercus suber, (Cork Oak). The street tree species for East Shepherd Avenue is Platanus acerifolia,
`Columbia'(London Plane Tree).
C. Landscape plans shall.indicate grades and show fencing or wall details. All fencing shall be
placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with F of level ground
L
Parks Recreation and Community Services Department Comments on T-5071 -.
Septcmber 10,2002
1'agc 2
between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall
be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in
combination with ground cover species approved by the Parks Division.
D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
E. No private flags, signs or identification of any kind shall be permitted in the right of way, within
the city-controlled easement or on the fence or wall facing the street.
4. ENVIRONMENTAL ASSESSMENT
A. This is project is consistent with the Parks Master Plan.
File No, 210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Alan Kawakami, Chief Engineering Tech.CAMBRIDGE HOMES
Development Services Department 466 W. FALLBROOK AVE.,#110
City of Fresno FRESNO,CA 93711
2600 Fresno Street -
Fresno, CA 93721
MAP NO. . 5102 PRELIMINARY FEE(S)(See below)
DRAINAGE AREA(S) " CX R °' DRAINAGE AREA it CX $56433.00
DATE a 7 DRAINAGE AREA it R " $9,883.00
TOTAL FEE $66,116.00
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 District
in cooperation with the City and County has developed and adopted the Storm Drainage and 0 .
Flood Control Master Plan. Compliance with and implementation of this 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
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:
a) ' Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
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 maybe 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.
S102.xb 5469 E.OLIVE - FRESNO,CA 93727 - (559)4563292 - FAX(559)_4563194 Two slded document
FRESNO MIE AOPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMIENTS
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 Chestnut 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".
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 X Final Map
X 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 _500 year 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.
X Does not appear to be located within a flood prone area.
5102..b 5469 E.OLIVE -:FRESNO,CA 93727 - (559)456-3292 =.FAX(559)456-3194 . .Two sided document
t.
FREaNO METROPOLITAN FLOOD COL.fROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. 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 five 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 storm water to the municipal storm drain system,and.meet water
quality standards. These requirements apply both to pollutants generated during construction,
and to those which may be generated by operations at the development after construction. n
a. State General Permit for Storm Water Discharges Associated with Construction
Activities,August 1999(available at the District Office.) A State General
Construction Permit is required for all clearing,grading,and disturbances to the
ground that result in soil disturbance of at least five acres(or less than five acres
if part of a 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 z
storm water pollution prevention plan,eliminate non-storm water discharges,
conduct routine site inspections, train employees in permit compliance, and ® .
complete an annual certification of compliance.
Under the Phase II federal storm water quality regulations a State General
Construction Storm Water Permit will be required for all activities that disturb
one acre no later than March,2003.
b. State General Permit for Storm Water Discharges Associated with Industrial
Activities,April, 1997(available at the District Office.) A State General
Industrial Permit is 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.
5102..h 5469 E.OLIVE'- FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO ME ROPOLITAN FLOOD CONTROL DtoTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm 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 Permits,eliminate the
potential for non-storm water to enter the municipal storm drain system, and where
possible minimize contact with materials which may contaminate storm water
runoff.
7. 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.
8. 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,
9. X See Exhibit No.2 for additional comments,recommendations and requirements.
erald E. an,Distfict Engineer lyroject Engineer: Ne-da Shaken
C: HARBOUR&ASSOCIATES
375 WOODWORTH AVE.,STE 103
CLOVIS,CA 93612 :%
swz.xb 5469 E.OLIVE - FRESNO,CA 93727 -(559)4SW292 - FAX-(559)456-3194 . rwo sided document
NOTE:
! THIS DRAWING IS SCHEMATIC.
DISTANCES ARE APPROXIMATE.
SHEPHERD AVE.
4'
... ... .. ... i ... ... ... Com_...
W I
> w I
a
5
I
fI
z � f
0 20' � I
Q 15' z I TRACT
N I IN 4979
LJ
� U I
j I .
COLE AVE. _1-- ---�
--- 24' 1 24"
24' 1
15' STORM I
CD I DRAIN EASEMENT I
CD I
.20' CONSTRUCTION I
EASEMENT I
TO BASIN "CX'
LEGEND
SCALE 1"= 400'
■ REPLACE EXISTING TYPE "E" INLET
WITH TYPE "D" INLET
0
I--- EXISTING MASTER PLAN FACILITIES
EXISTING STORM DRAINAGE EASEMENT
DRAINAGE AREA BOUNDARY
N_ FUTURE MASTER PLAN FACILITIES
EXISTING 35' WIDE F.I.D. EASEMENT
DIRECTION OF DRAINAGE
TRACT 5102
DRAINAGE ARBA: "CX-
EXHIBIT NO. 1
FRESNO METROPOLITAN - FLOOD CONTROL DISTRICT
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities, excluding dedication of storm drainage
easements, is eligible for credit against the drainage fee of the drainage area served by the
facilities. A Development Agreement shall be executed with the District to effect such credit.
Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to
the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said
area. Should the facilities cost for such individual area total less than the fee of said area, the
difference shall be paid upon demand to the City or District.
The Devyo er s 1 dedicate a fifteen- t(15') de storm drain ease own on Exhibit
No. a conditi n of the fin ap. No encroa ents into easement ill be permitte
}n'cluding, but not imited oundations, roof over imming pools, an
Development No. Tract 5102
engrNpermitslexhibits2ltr2ct%5 t OAns)
San .Joaquin valley
Air Pollution Control District
RECENE EU
July 18, 2002 20020435
J U L A 9 2002
Mike Sanchez Planning Division
Planning Division Development Department
2600 Fresno St. CITY OF FPC,� O
Fresno CA 93721-3604
Subject: A-02-14, R-02-26,T-5102(56-lot Single Family Subdivision)
Dear Mr. Sanchez
The San Joaquin Valley Air Pollution Control District (District) has reviewed the project referenced above
and offers the following comments:
The entire San Joaquin Valley is non-attainment for ozone and fine particulate matter (PM10). This
project would contribute to the overall decline in air quality due to increased traffic, operation of lawn and
garden equipment, and space and water heating if gas-fired appliances are used. Although this project
alone would not generate significant air emissions,the increase in emissions from this project, and others
like it,would cumulatively reduce the air quality in the San Joaquin Valley. Thus,the project would make it
more difficult to meet mandated emission reductions and air quality standards. A concerted effort should
therefore be made to reduce project-related emissions as outlined below.These recommendations should
be made available to the applicant.
The following items are rules that have been adopted by the District to reduce emissions throughout the
San Joaquin Valley,and are required:
1. District Rules 4901 and 4902 regulate the sale, installation and transfer of both wood burning
devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx. A synopsis
highlighting many of the requirements of these regulations has been enclosed.
2. District Regulation Vill.- Fugitive -Dust Rules is a series of rules designed to reduce PM10
emissions generated by human activity, including construction, road building, bulk materials
storage,landfill operations,etc. A synopsis highlighting many of the requirements of this Regulation
has been enclosed.
There are a number of mitigation measures that can be incorporated into the design of this project to
reduce the overall level of emissions. (Note:Some of the mitigation measures may already exist as City
development standards. All other measures should be implemented to the fullest extent possible.) This
list should not be considered all-inclusive. The District encourages innovation in measures to reduce air
quality impacts:
• As many energy conserving features as possible should"be included in the design/tonstruction of
the projects. Examples include(but are not limited to):
o Increased wall and ceiling insulation(beyond building code requirements)
o Energy efficient lighting
David L. Crow
Executive Director/Air Pollution Control Officer
Northern Region Office Central Region Office Southern'Region Office
4230 Kiernan Avenue, Suite 130 1990 East Gettysburg Avenue 2700 M Street, Suite 275
Modesto,CA 95356-9322 Fresno,CA 93726-0244 Bakersfield, CA 93301-2373
(209) 557-6400 • FAX (209) 557-6475 (559) 230-6000 ! FAX (559) 230-6061 (661)'326-6900 FAX(661) 326-6985
www.valleyair.org
Mr. Sanchez July 18, 2002
y A-02-14, R-02-26, T-55102 Page 2
o High efficiency appliances
o Solar-assisted water heating
o Awnings or other outside shading mechanism for windows
o Attic fans
o Ceiling fans
o More information can be found at:
• http://www.energy.ca.gov/coolcommunity/strategies.htmi
http://www.consumerenergycenter.org/l`ndex.html
• Any gas-fired `appliances should be low nitrogen oxide (NOx) emitting gas-fired appliances
complying with California NOx Emission Rule#1121.
• Trees should be carefully selected and located to protect the building(s) from energy sapping
environmental conditions.This measure should be implemented on all exposures.A brochure has
been included for the applicant.
o Trees should be planted to shade the lot(s)to mitigate the'heat sink'effect created by the
project. Heat mitigation should be considered for this project.
(See http://www.energy.ca.gov/coolcommunity/strategy/coolpave.html and
http)/www.lac.org/bookstore/energv/downloads/siv tree guidelines.pdf)
o Deciduous.trees should be considered for the South:and West sides of the .building(s)
since they provide shade in the summer and allow the sun to reach the building(s)during
the cold winter months.
o Evergreen trees should be considered for the North exposure. because they create a
windbreak against the cold winter wind.
• As many energy conserving features as possible should be included in the design/construction of
the projects. Examples include(but are not limited to):
o Increased wall and ceiling insulation(beyond building code requirements)
oEnergy efficient lighting
o High efficiency appliances -
o Solar-,assisted water heating
o Awnings or other outside shading mechanism for windows
o Attic fans
o Ceiling fans
o More information can be found at:
• http://www.energy.ca.gov/coolcommunity/strateQies.html
• http://www.consumerehe[gycenter.orcirndex.html
• Any gas-fired appliances should be low nitrogen oxide (NOx) emitting gas-fired, appliances...'
complying with California NOx Emission Rule#1121.
If transit service is available to the project site, improvements,should be made to encourage its
use. If transit service is not currently available, but is planned for the area in the -future,.
appropriate easements should be reserved to provide for future improvements such as bus
turnouts, loading areas and shelters. Appropriations made to facilitate public or mass transit will
help mitigate trips generated by the project.
Mr. Sanchez July 18, 2002
A-02-14, R-02-26, T-5102 Page 3
• Low-emitting, EPA-certified fireplace inserts and/or wood stoves or natural gas fireplaces, as
opposed to traditional open-hearth fireplaces, should be installed.
• Natural gas lines (if available to this area)and electrical outlets should be installed in backyard or
patio areas to encourage the use of gas and/or electric barbecues.
• Electrical outlets should be installed around the exterior of the units to encourage use of electric
landscape maintenance equipment.
• Housing units should be oriented to maximize passive solar cooling and heating when practicable.
• Sidewalks and bikeways should be installed throughout as much of the project as possible and
should be connected to any nearby open space areas, parks, schools, commercial areas, etc. to
encourage walking and bicycling. Such pedestrian and bike-oriented design reduces motor
vehicle usage and their effects on air quality. Pathways through the project can be built or
appropriated in anticipation of future growth.
.Low or non-polluting incentives items should be provided with the purchase of each residential
unit. Such items could include electric lawn mowers or gas or electric barbecues.
0 Exits onto adjoining streets should be carefully designed to reduce time required to re-enter traffic
from the project site.
Neighborhood parks,gardens and food garden areas should be created to encourage residents to
travel less for recreation.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call me at 230-5835.
Sincerely, _
Chrystal lei?
CEQA Intem
Enclosures
SAN JOAOUIN VA �JEY UNIFIED AIR POLLUTION (' " ', TROL DISTRICT
Rule 4901 and 4902 Synopsis
Rule 4901 Residential Wood.Burning (Adopted July 15, 1993)
Section Applicability Requirements/Implementation
2 0 Applicability: 7his rule applies to any person who manufactures,sells, offers for sale, or operates a solid fuel burning
device. (For the purpose of this regulation solid fuel burning device is defined as:any fireplace or wood
heater that burns wood, coal,or any other nongaseous or nonliquid fuels, or any similar device burning
any solid fuel, used for aesthetic or space-heating purposes in a private residence or commercial
establishment, which has a heat input less than one million British thermal units(BTU's)per hour.
Exemptions: Pellet-fueled wood heaters shall be exempt from provisions of section 5 1; Solid fuel burning devices
4.0 sold as appurtenances to real property in an escrow transaction shall be exempt from the provisions of
section 5.2
5.1 Sale,supply,installation, or transfer of a new wood None of these actions shall be taken unless the wood heater meets
heater. EPA's Phase ll emission and performance requirements set forth in
Part 60, Title 40,Subpart AAA Code of Federal Regulations.
Shall not be done unless it has been rendered permanently
5.2 Advertising,sale, supply, installation, or transfer of inoperable, or unless it is either:EPA-certified,Oregon-certified, or
a used wood heater a el%t-fueled wood heater.
u+�i#9;02tesa+ �t al�la/ater#lealtera��do�p#e+d,dune�1�.#03) 3-
_. _
r i
}
1.0 Applicability. This rule applies to residential natural gas-fired water heaters.
3.0 Exemptions: Natural gas-fired water heaters with rated heat input of greater than 75,000 BTU's per hour; water heaters
using fuels other than natural as;and natural gas-fired heaters used exclusive to hest swimming pools or hot tubs.
4.1 Natural Gas-Fired Water Heaters with a rated heat No person shall sell, install or offer for sale within the District any
input less than or equal to 75,000 8 U/hour natural gas-fired water heater manufactured after December.17,
1993 that emits more than 4d nanograms of nitrogen oxides
(calculated as NO)per Joule of heat output:
4.2 Certification of water heaters. Water heaters subject to section 4 1 of this rule shall be.certified in
accordance with the`EPA Reference Test Method 7E, 40 CFR Part
60,Appendix A. '
5.1 Operation of water heaters In accordance with Section 24 of the American National Standards
ANS/Z21.10.1-1990:;at norma/test pressure, input rates, and w/th
a five-foot exhaust__stack installed during the nitrogen oxide
emission test:
5.2 Certfcation The manufacturer shall demonstr',ate that each water heater model
subject to the requirements of 1 section 41 has been tested in
accordance with EPA_.Reference.:�Test Method 7E, 40 CFR Part 60,
Appendix A.
5.3 Compliance statement Upon request of the APCO, each'mahijfacturer%shalh submit a
statement certifying that water/eaters subject to this rule are in
compliance with the provisions of section 4.1.
For additional information please contact the compliance division of your nearest District regional office:_ -
Northern Region Central Region Southern Region -
4230 Kiernan Avenue,Suite 130 1990 East Gettysburg Ave. 2700 M Street,Suite 275
Modesto,CA 95356-9321 Fresno,CA 93726 Bakersfield,CA 933012370
(209)557-6400 (559)230-5950 (661J 326.6900
SAN JOAQUIN VALLEY UNIFIED AIR POLLUTION CONTROL DISTRICT
Regulation Vill Fugitive Dust/PM40 Synopsis-
Rule 8010 Administrative Requirements
gecgon Applicability RequirementsAmplementadon
2.0 Appfrcabitity.This regulation applies to specified outdoor man-made sources of fugitive dust for the purpose of attaining health-based standards
for fine particulate matter(PM-10). (For the purpose of this regulation,visible dust emissions(VDE)Is defined as:visible dust of such opacity
as to obscure an observer's view to a degree equal to or greater than an opacity of 40%,for a period or periods aggregating ma'e than three.
minutes in any one hour,except as set forth in Rule 8030,5.1.1
4.0 Exemptions:(All Regulation Vlll Rules)Actions required by law to protect the environment;current District permitted activities with PM-10
control measures greater than or equal to this regulation;public health&safety emergency operations lasting less than 30 days;vegetative
reduction required by a Federal.State or local agency for fie prevention;and activities conducted above the elevation of 3000 feet(but not
including sting requirements a in Rule W),or during freezing conditions.
5.1 Chemical Stabilizing Agents. Must meet ARB/EPA acceptability and air/water quality standards.
5.4 Oust Palliative and Asphalt Paving. Shall comply with other applicable District Rules(i.e.Rule 4641).
5.5 Mud and Dirt Trackout Requirements in this regulation do rat exempt owners/operators from other agencies'required
mots for dirt and mud cleanup.
Rule 8020 Construction,Demolition,Excavation,Extraction
2.0 gppfrcebNi .'Any construction,demolition,excavation,extraction,water mining related disturbances of soil,and the initial construction of
landfills priorto commencement of landWoperations.
4.0 ExempGlons: Land preparation for agriculture,not Including land preparation for construction of strictures intended for agricultural use;;blasting
activities;maintenance or remodeling activities when total building area is not Increased more than 50%or 10,000 sq.ft(but not including
ancillary construction such as expanding peikirg lots);renovation of ground watermcharge basins'.activities approved prior to October 21,
1993;and solar drying&harvesting of sedimentary calcium carbonate precipitates. Compliance with Section 5.1 of this rule is not required
where soil moisture or natural crusting is sufficient to limit VDE;.
5.1 Land Gearing,grubbing,scraping, Effective dust suppression utilizing water,presoaking,wetting agent,or other surfactant
excavation,land leveling,grading,cut
&fill,and demolition activities.
Operation of wreddng balls or Al exterior surfaces of a building up to six stories in height shall be wetted during demolition.
wrecking equipment' Materials resulting from razing or demolition shall be wetted.during off-site removal.
5.2 All disturbed areas of a construction Effective stabilization to limit VDE(40%)by utifr'Jng water,a chemical stabilizer/suppressant or
site,Inducting storage piles,not used planting vegetative ground cover.
for seven or more days.'
5.3 Onsite unpaved roads and offsite .Effective control of fugitive dust to bruit VDE(40%)by utilizing water or a chemical stabilized
unpaved access roads. suppressant
5.4 Public paved roads,shoulders,and Limit or promptly remove any accumulation of mud or.dirt at the end of work day or once every 24
access ways adjacent to the site. hours. Recommend use of paved aprons,gravel strips,or wheel washers. The use of blower, .
devices for the removal of accumulations Is prohibited. The use of dry rotary bnrsbes is prohibited.
except where preceded or accompanied by wetting to limit dust emissions.
Rule 8030 Storage,Handling and Transport of Bulk Materials
2.0bdlty. Outdoor handling/storage of bulk material emitting visible dust Additional requirements may apply if compliance with this Rule
requires the Installation or modification of equipment under existing District permit.
4.0 Exempffons: Conditions where moisture content of the material its sufficient to limit VDE;agricultural harvesting and open area drying of
egdmAt KW crop materials;timber harvesting and storage of logs;dust free materials;materials less than 250 cubic yards at a single site;and
materials subject to damage by wetting.
5.1 Transport of bulk materials M an Chute/oonveyer must be fully enclosed,or spray equipment wets materials to limit VDE(20%
outdoor area for a distance of twelve opacity)as defined in District Rule 4101-Visible'Emissions,or materials conveyed are washed,
feet or greater with the use of a chute separated,or screened to remove PM-10.
or conveyor device.
5.2 Materials transported by vehicle, Limit or promptly remove any accumulation of mud or dirt at the end of work day or once every 24
except equipment on site adding to or hours. Wet material to limit VDE(40%),or provide at least six inches of freeboard space from the
removing from storage piles. top of the transport container,or cover the container.
5.3 'Outdoor storage of materials greater cover materials or stabilize to limit to VDE to 40%utilizing water,a chemical stabilizer/suppressant,
than 250 cubic yards. oe a vegetative cover within seven days after the addition or removal of materials.
gfiWae(iivbegacorWreg8 2-22-99
Rule 8040 Landfilis
2.0 ApplicaNility: All operational landfill sites,landfill closure activities,and activities conducted at dosed landfill sites which disturb surface soils
covering an area of more than one acre.
5.1 Construction of a landfill site. Requirements of District Rule 8020 and the California Code of Regulations(CCR)Sections 17616
and 18222 apply.
5.2 Adjacent public paved roads, Limit or promptly remove any accumulation of mud or dirt at the end of work day or once every 24
shoulders b accesses. hours. Recommend use of paved aprons,gravel strips,or wheel washers. The use of blower
devices for the removal of accumulations is prohibited. The use of dry rotary brushes Is prohibited,
except where preceded or accompanied by webig to limit dust emissions.
5.2.1 Interior roads of the landfill site. Landfill roads connected to off-site adjacent paved public roads must be paved for a sufficient
—emulation to drop off. Sufficient cleaning of interior roads to limit
ca,. roads. The use of blower devices for removal of accumulations is
prc <=+hes is prohibited,except when preceded or accompanied by
sufb
5.4 Storage of construction vehicles, Rule
equipment,and materials.
6.1 Report of Disposed Site Information Keep .OSI at the landfill site or otter site approved by District.for inspection by authorized
(RDSI. I District. eoyees upon requesL
Rule 8060 Paved and Unpaved Road
2.0 AAWca . Any paved,or unpaved public or private road,street,highway,freeway,alley,way.access drive,access easement,or driveway
c orm;twucbed or mocI fled after December 10, 1993. Road construction and repair adivfiies are subject to requirements set forth in Rule SM.
Exemptions: Easements and roads providing aooess for not more than ben residences:paved roads less than three miles In length,and
4.0 unpaved roads less than%mile in length;agricultural access roads;gated roads owned by a public agency,special district,or PUbft UtWtY On
which public access is prohibited;road maintenance and resurfacing activities,not Mdriclng reconstruction or modfficadons that add travel
lanes or traffic capacity,and roads which have been ,or for which construction bids have been awarded;prior to December 10,1993.
5.1.1 New construction,modifications,or Comply with American Association of State Highway and Transportation Officials(AASHTO)
approvals of Daved roads with guidelines for the width of shoulders and median shoulders. Additional requirements,exemptions or
Projected average daily vehicle trips of alternative compliance measures may appy.
500 vehicles or more.
52 Construction and use of new unpaved At least 50%of the length of the new unpaved road surface is`Corrtmlled by application of chemical
roads or road.segments(except where dust suppressantfstat t ar.or the entire unpaved surface is controlled by application of water at least
natural moisture is sufficient to limit one time per week as necessary,or at least 25%of the length of the new unpaved road is paved to
VDE). provide a permanent stable surface.
t
6.1 Government Agencies with jurisdiction Require preparation and submittal of a written report to the SJVUAPCD documenting oarrpgance
over publicly maintained paved roads with the provisions of this Rule. Initial report prepared for the.year 1994 and bienntagy thereafter. .
to public access. Additional requirements
Rule 8070 Parking,Shipping,Receiving,Transfer,Fueling and Service Areas'
2.0 AppacaW. All unpaved vehicle and/or equipment parking areas,fueling and service areas;and shipping,receiving.and transfer areas which
are of one ace or larger in.siae.
3.0 Exemptions: Activities described above which are conducted on sites less than one acre in size;agricultural activities.including storage.
mairrtenance.and paddng of agricihival equipment associated with those activities;temporary areas used for timber harvestlng'activitiss;and .
exposecl surfaces of lake and river beds. ^..
4.1 On days the area is used(except Application of either water at least once daily.a ch&'Z1 dust suppressant/st8b11hW in accordance
where natural nolshue is sufficient to with manufac to ees recommendations for road awiicaitions,or gravel to the entire surface.
6mlt VDE).
4.2 Public paved roads,shoulders,and Limit or promptly remove any accumulation of mud or dirt at the end of work day or once every 24
access ways adjacent to the site. hours. Recommend use of paved aprons.gravel;strips,or wheel washers. The use of blower'
devices for the removal of acrrmulatioons Is prohibited. The use of dry rotarybrushes is prohibited.
except where pmyeded or nied by wetting to Gmti dust emissions.
For additional information,please contact the Compliance Division of your nearest regional office:
Northern Region Central Region Southern Region
4230 Kieman Avenue,Suite 130 1990 East Gettysburg Ave. 2700 M Street, Suite 275
Modesto.-CA 95356-9321 Fresno CA 93726 Bakersfield CA 93301-2370
(209) 557-6400 (559)230-5950 (661)326-69W '
i
OFFICES OF
iF wo�Jw
., �f �I11��I��I'�'ATI ON �I►�TR�1 C�'T�
PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725.2218
Your Most Valuable Resource-Water
August 19, 2002
Mr. Mike Sanchez Rec
2I-
City of Fresno Il MEC 0
Development Department AUG
Planning Division 2 1 z0�z
2600 Fresno Street,Room 3043pevnnng p;v, ;
Fresno, CA 93721-3604 Pme San
C/Tycpv ' meni
SUBJECT: VTM No. T-5102/UGM,RA No. R-02-026,Plan Amendment No.A-02-014
FID's Maupin Canal No. 118
Dear Mr. Sanchez,
FID's comments and requests are as follows:
L . FID's Maupin No. 118 pipeline traverses the subject property in an exclusive easement
recorded on January 12, 1973,as Document No. 4053,in Book 6114 Page 952, Official
Records of Fresno County.
2. FID requests that its easement be shown on the map with proper recording information,
and that FID be made .a party to signing all plans which affect its easement and
canal/pipeline facility and also be made party to signing the final map.
3. FID's Maupin No. 118 pipeline was constructed in 1972 as 36" diameter C.I.P. FID
-requests the applicant replace the existing Maupin No. 118 pipeline with A.S.T.M. C-361
A-25 R.G.R.C.P. of equal diameter and that the applicant.enter into an agreement with
FID for that purpose.
Thane you for submitting this for our reviet r. Ple'asc.fecl°free to contact me with any question' s,or
concerns at 233-7161 extension 317.
Sincerely, +
g
ESNO TI N DISTRICT
Bret Jo on
Engineering Technician I
BJ: vm
Enclosures
FILE:agencies\city\VTM-T-5102UGM
BOARD OF President EDGAR WALDRON,Vlee-Pne1WM EODIE NIEDFRFRANK JEFF NEELY
DIRECTORS JEFF BOSWELL JACOB C.ANDRESEN,General Manager,GARY SERRATO
C
CLO\/ i
July 19, 2002
/ U N I F I E D
�� SCHOOL DISTRICT
Mike Sanchez
Planning Division
1450 HERNDON AVENUE City of Fresno Planning&Development Dept. J U L 2002
CLOVIS.a 93611-0599 2600 Fresno Street
Plannil:,, pivisior,
S59.327.9000 Fresno, CA 93721-3604 Daveiopm,ii D vi5i ern
vwvw.dovlsusd.klz.ca°s SUBJECT: Plan Amendment No. A-02=14, Rezoning Application No. R-02-26,
Tentative Tract No. 5102; Southeast corner of Chestnut and Shepherd
Dear Mr. Sanchez:
GOvEANIM1110MU) The purpose of this letter is to provide school district information relative to the
Sandra A.Bengel above-referenced applications and to comply with Business and Professions Code
Brian D.Heryford section 11010, subdivision (b)(11)(A) regarding the provision of school-related
Gnrrj L Howelpia^ information to the subdivider/owner and the State Department of Real Estate.
R luux!Lake.C.P.A.
Elizabeth 1.Sandoval Residential development resulting from the project will affect the District by
prrr van volklnWrg.D.D.S. generating students that will need to be housed in District schools. Assuming that the
Susan dL Walks. D.H.St
14-acre project site will be developed with 56 single family units, the following
comments can be made at this time:
1. The number of students generated by the project is estimated as follows: grades
K-6, 23 students; grades 7-8, 7 students; grades 9-12, 13 students.
ADMOCISTUTION 2. Elementary School Information:
Terry Bradley.Ed.D.
Sup`"n0aideit (a) The subject land is presently within the attendance area of the elementary
V,rglnk R.Boris.Ed.D.
AssodateSupedntendent school(grades K-6) listed below:
Daniel E.Kaiser.Ed.D.
Associate supedntendeet School Name: Riverview Elementary School
WilteliarnMcGuire
te„cre„t Address: 2491 E. Behymer Avenue,Fresno, CA 93720
Janet L.Young.Ed.D. Telephone: (559) 327-8600
AssodateSupeMtendent Capacity: 700
Enrollment: Opening in August 2002
(b) Because of rapid growth in the District and the District's plans for
construction of new school facilities, it is possible that (1) adjustment of
school attendance areas could occur in the fature'such that students
residing in the project area may be required to attend an elementary
_school other than Riverview, and (2) students residing in the project area
may attend more than one elementary school within the District during -
their elementary school years. -
3. Intermediate and High School Information: _
(a) The project area is currently served by the following intermediate school
(grades 7-8) and high school (grades 9-12):
i
Mike Sanchez
July 19, 2002
Page 2
School Name: Alta Sierra Intermediate School
Address: 380 W. Teague Avenue, Clovis, CA 93611
Telephone: (559) 327-3500
Capacity: 1,377
Enrollment: 1,404 (CBEDS enrollment 2001-2002 school year)
School Name: Buchanan High School
Address: 1560 N. Minnewawa, Clovis, CA 93611
Telephone: (559) 327-3000
Capacity: 2,835
Enrollment: 2,549 (CBEDS enrollment 2001-2002 school year)
(b) The District will be constructing its fifth high school and fifth
intermediate school at the northwest comer of Willow and International
Avenues. These facilities are planned to be constructed and operational in
approximately four to five years, depending on enrollment growth and
funding availability.
4. Bus transportation is currently provided for grades K-6 students residing further
than one mile from school and for grades 7-12 students residing further than
two and one-half miles from school. Transportation will be available for
students attending the above-identified elementary, intermediate and high
schools in accordance with District standards in effect at the time of
enrollment.
5. The Clovis Unified School District currently levies a fee of $2.50 per square
foot for residential development. Any new development on the subject property
will be subject to the development fee in place at the time fee certificates are
obtained.
The District hereby requests that the information in this letter be provided by the
owner/subdivider to all prospective purchasers of property within the project.
Thank you for the opportunity to comment on the project. Please contact my office if
you have any questions regarding this letter.
Sincerely,
Bill McGuire
Associate Superintendent
Administrative Services
Pack gas and
.1 ns F/ectlic company..
South Valley Land Services 650 0 Street,Third Floor
WE DELIVER ENERGY." Fresno,CA 93760-0001
559.263.7297
Fax:559.263.7388
July 19, 2002
1 E
Development Department C 1 s
Engineering Services Division J U L 24 2002
Land Division Section
Attn: Mr. Mike Sanchez DEVELOPMENT DEPAR170ENT
2600 Fresno Street,Room 3043 CITY OF FRESNO
Fresno, CA 93721-3604
Dear Mr. Sanchez,
We have reviewed Tentative Tract Map No. 5102.
PG&E requests that a Public Utility Easement (PUE), ten feet (10) in width, be dedicated
contiguous to all street(s) boundaries located within and along any portion of said Tract Map
boundaries fronting any street(s) lying outside of said Tract Map. PG&E also requests that a
PUE be incorporated within all private roads.
•
PG&E nay funther require an easement from the property ownei(s)over the newly created PLUs. The
exact size,and locations of the PUE's together with the need for an easement will be finalized
on Final Map Review.
PG&E's records show no Gas or Electric transmission facilities in the area. The developer
may need to locate the exact location of the facilities for the County/City of Fresno/Clovis to
determine if removal or rearrangement of facilities will be required.
Existing gas or electric facility relocations necessitated by new street improvements(which are
required as conditions of a development's final acceptance by the County-of Fresno)will be at
the expense of the developer.
Thank you for the opportunity to review the plans of this Tentative Tract Map. If you have
any question, please contact me at 263-7375.
S* cerelY
Nick Nfinas
Land Technician -
NJM:dkj
it
tv 01 r
1Mls1Md%_1k1 N\I/
f—f7)>--moi 4_
E Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 498-1591 FAX (559) 488-1020
May 1, 2002 Please Reply To:
Robert Lewis i
(559) 4984462
Robert McCaffrey
The McCaffrey Group
1175 West Shaw Avenue
Fresno, California 93711
Dear Mr. McCaffrey:
SUBJECT: ACTION OF THE FRESNO CITY PLANNING COMMISSION RELATING TO A
REQUEST FOR A TWO-YEAR EXTENSION OF TIME FOR THE FILING OF A
FINAL MAP OF VESTING TENTATIVE TRACT NO. 4831/UGM
The Fresno City Planning Commission at its regular meeting of April 3, 2002, approved a two-year
extension to April 1, 2004, for,the filing of the final map of Vesting Tentative Tract Nor. 4831/UGM.
Enclosed is a copy of the Planning Commission Resolution No. 11694 approving the extension request
for the tract map.
If you have any additional questions concerning this matter, please contact this office.
Sincerely,
PLANNING DIVISION
Robert Lewis, u
Supervising Planner
rclU:\rclfiles\documents\PCALETT4831
Enclosures: Planning Commission Resolution No. 11694
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11694
The Fresno City Planning Commission at its regular meeting on April 3, 2002, adopted the following
resolution extending the time for the filing of a final map of Vesting Tentative Tract No. 4831/UGM.
WHEREAS, the Vesting Tentative Map of Tract No. 4831/UGM was conditionally approved for two years
on.April 1, 1998; and,
WHEREAS, on February 16, 2000, the Planning Commission approved a two-year extension of time for the
filing of a final map of Vesting Tentative Tract No. 4831 to April 1, 2002.
` WHEREAS, the local Subdivision Ordinance applicable to this subdivision provides for extensions of
tentative map approval up to two years maximum; and,
WHEREAS, the City Attorney has determined that a request for an additional five years may be permitted
based on a state appellate`court decision; and,
WHEREAS, the approved map would normally have expired on April 1,2002. Section 66452(e)of the
Subdivision Map Act,however,provides that prior to the expiration of an approved or conditionally-approved
tentative map,upon application by the subdivider to extend that map,the map is automatically extended 60 days
or until the application for the extension is approved,conditionally approved,or denied,whichever occurs first. A
timely request for a two-year extension of time was filed by.the applicant on February 22,2002.
in accordance with Section 12-1005.1 of the local.Subdivision Ordinance; and,
WHEREAS, no person•spoke in opposition to the proposed extension of time.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby extends the tentative map
approval of Vesting Tentative Tract No. 4831/UGM to April 1, 2004, subject to all conditions and
requirements as set forth in Planning Commission Resolution No. 11105.
The foregoing.Resolution was adopted by the Planning Commission of the City of Fresno upon a motion by
Commissioner DiBuduo, seconded by Commissioner Brand.
VOTING: Aye&- Dibuduo, Brand, Harrington, Kissler, Vang, Sterling
Noes - None
Not Voting - None
Absent - Alvarez
C P.
fYOVINO, Secretary
resno City Planning Commission
DATED: April 3, 2002
Resolution No. 11694
Request for one year extension Vesting
Tentative Tract No. 4831/UGM
Action:.Approved
rcl:J:rclfdes/peresolutions/PCR 11694
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11694
The Fresno City Planning Commission at its regular meeting on April 3, 2002, adopted the following
resolution extending the time for the filing of a final map of Vesting Tentative Tract No. 4831/UGM.
WHEREAS, the Vesting Tentative Map of Tract No. 4831/UGM was conditionally approved for two years
on April 1, 1998; and,
WHEREAS, on February 16, 2000, the Planning Commission approved a two-year extension of time for the
filing of a final map of Vesting Tentative Tract No. 4831 to April 1, 2002.
WHEREAS, the local Subdivision Ordinance applicable to this subdivision provides for extensions of
tentative map approval up to two years maximum; and,
WHEREAS, the City Attorney has determined that a request for an additional five years may be permitted
based on a state appellate court decision; and,
WHEREAS, the approved map would normally have expired on April 1,2002. Section 66452(e)of the
Subdivision Map Act,however,provides that prior to the expiration of an approved or conditionally-approved
tentative map,upon application by the subdivider to extend that map,the map is automatically extended 60 days
or until the application for the extension is approved,conditionally approved, or denied,whichever occurs first. A
timely request for a two-year extension of time was filed by the applicant on February 22, 2002.
in accordance with Section 12-1005.1 of the local Subdivision Ordinance; and,
WHEREAS, no person spoke in opposition to the proposed extension of time.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby extends the tentative map
approval of Vesting Tentative Tract No. 4831/UGM to April 1, 2004, subject to all conditions and
requirements as set forth in Planning Commission Resolution No. 11105.
The foregoing Resolution was adopted by the Planning Commission of the City of Fresno upon a motion by
Commissioner DiBuduo, seconded by Commissioner Brand.
VOTING: Ayes - Dibuduo, Brand, Harrington, Kissler, Vang, Sterling
Noes - None
Not Voting - None
Absent - Alvarez
C P. YOVINO,'Secretary
resno City Planning Commission
DATED: April 3, 2002
Resolution No. 11694
Request for one year extension Vesting
Tentative Tract No. 4831/UGM
Action: Approved
rcl:J:rclfiles/peresolutions/PCR 11694
THF_. 1175 W. Shaw Avenue
McCAFFREY Fresno, CA 9371 1
GROUP TEL (559) 224-1175
FAX (559) 224-1623
www.mccaffreygroup,com
February 22, 2002
Mr. Robert Lewis
City of Fresno
2600 Fresno Street
Fresno, CA 93721
RE: Tract 4831 Map Extension
Dear Mr. Lewis
This letter represents our request for a two-year extension for Tract 4831. This will
extend the map until April 1, 2004.
Enclosed you will find a check to cover the applicable fees.
If you have any questions, please feel free to contact the undersigned.
Sincerely,
J�
Tricia Miller
V. P. Administration
Enclosure
1 51
4�FV1 S 2002 'F
I+ R i
NATricia\Map E)densiondoc
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Y aty of
r■l�s��i G�ijp
AGENDA ITEM NO. v-B-1
REPORT TO THE PLANNING COMMISSION COMMISSION MEETING 4-3-02
2 APPROVED BY
April 3, 20V
DEPARTMENT DIRECTOR
FROM: STAFF, Planning Division
Development Department
SUBJECT: REQUEST FOR A TWO YEAR EXTENSION OF TIME FOR FILING OF A FINAL MAP OF
VESTING TENTATIVE TRACT NO. 4831
INFORMATION
The proposed subdivision consists of a 100-lot single-family residential subdivision on 23.6 acres located on the
north side of West Spruce Avenue between North Gregory and West Fir Avenues.
On April 1, 1998,the Fresno City Planning Commission approved the subdivision map for an initial two years
subject to the conditions noted in the Planning Commission Resolution No. 11105.
On February 16, 2000,the Fresno City Planning Commission approved a two year extension of time for Tentative
Tract No. 4831, extending the map to April 1, 2002.
The approval of a subdivision map shall expire not later than two years from the date it was approved. Normal
extensions,however,may be approved or approved with conditions in the manner provided by Section 12-1005.1 of
the Fresno Municipal Code relating to the extension of approval of tentative maps(2 years maximum).
The City Attorney,however,has determined that a request for an additional three years may be permitted. This
determination is based on a state appellate court decision which determined that a local ordinance cannot restrict the
maximum duration of an extension of a tentative map to any period less than five years allowed under Section
66452.6(e)of the Subdivision Map Act(amended for 1997). The staff has received a timely request for a two year
extension and has reviewed the original conditions of approval and the subdivision map and has found no basis for
any modifications to those conditions.
The approved map would normally have expired on April 1, 2002. Section 66452(e)-of the Subdivision Map Act,
however,provides that prior to the expiration of an approved or conditionally-approved tentative map, upon
application by the subdivider to extend that map,the map is automatically extended 60 days or until.the application
for the extension is approved, conditionally approved,or denied,whichever occurs first. A timely request for a two-
year extension of time was filed by the applicant on February 22, 2002.
RECOMMENDATION
Based upon the above information, staff recommends that the Planning Commission:
1. APPROVE the request for a two-year extension of time for the filing of the final map of Vesting Tentative
Tract No. 4831/UGM, subject to the original conditions of approval as contained in Planning Commission
Resolution No. 11105. -- -
rc1\KAperpts\TTM4831-ET-RPC
Attachments: Vicinity/Subdivision Map -----
Letter from The McCaffrey Group
dated February 22, 2002
Planning Commission Resolution No. 11105
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THE 1 175 W. Shaw Avenue
McCAFFREY
Fresno, CA 9371 1
GROOP TEL (559) 224-1175
FAX (559) 224-1623
www.mccaffreygroup.com
February 22, 2002
Mr. Robert Lewis
City of Fresno
2600 Fresno Street
Fresno, CA 93721.
RE: Tract 4831 Map Extension
Dear Mr. Lewis
This letter represents our request for a two-year extension for Tract 4831. This will
extend the map until April 1, 2004.
Enclosed you will find a check to cover the applicable fees.
If you have any questions, please feel free to contact the undersigned.
Sincerely,
Tricia Miller
V. P. Administration
Enclosure
,.
MAR 52002
NATricia\Map E)dcnsion doc __._.._._.__. _....
T
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11105
The Fresno City Planning Commission at its regular meeting on April 1, 1998, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, a Vesting Tentative Map of Tract No. 483 YUGM 612 was filed with the City of
Fresno and proposes a 1004ot single family residential subdivision on approximately 23.6 acres of
land located on sides of North Dante Avenue between West Bullard Avenue and the Herndon
Canal; and,
WHEREAS,the Planning Commission conducted a public hearing to review the proposed
subdivision and considered the staff report and invited testimony with respect to the proposed
subdivision; and,
WHEREAS, the Development Department staff recommended approval of the proposed project
subject to all conditions of approval contained in the staff report dated April 1, 1998 and
presented at the hearing;and,
WHEREAS, no person spoke in opposition to the project.
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission finds that there is no
substantial evidence in the record that the proposed tract map may have a significant effect on the
environment and hereby approves the Mitigated Negative Declaration issued on February 26,
1998 and adopts the Mitigation Monitoring Checklist prepared for this project.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of
Vesting Tentative Tract Map No.4831/UGM 612 is consistent with the adopted General Plan,
any applicable specific plan,and the findings required pursuant to Section 66410 et. seq. of the
Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning.Commission hereby approves
Vesting Tentative Tract No. 4831/UGM 612 subject to the Development Department Conditions
of Approval dated April 1, 1998 and including the following added conditions:
DEVELOPMENT FEE
52. The following development fees or charges are required for this project:
a. Lateral Sewer Charge $10/lineal foot
b. Oversize Charge $240/gross acre(parcels 5 gross
acres or more)
C. Trunk Sewer Charge $570/living unit
Service Area: Grantland
Planning Commission Resolution No. 11105
Vesting Tentative Tract No. 4831/UGM 612
Page 2
April 1, 1998
d. Major Facilities Sewer Charge $200/living unit
e. Major Facilities Sewer Charge $200/living unit
(Trunk Sewer) Service Area:
Grantland
f. Wastewater Facilities Charge $2,310/living unit equivalent;
$2,450/living unit equivalent effective
9/1/98;
$2,600/living unit equivalent effective
9/1/99.
g. Service Connection Charge Fee based on service(s)and meter(s)
sizes specified by owner, fee for
service(s) and Meters) established by
the Master Fee Schedule.
h. Frontage Charge $6.50/lineal foot
L Fire Hydrant Charge $0.75/100 square feet(Summation of
lot areas)
j. Transmission Grid Main Charge $560/gross acre(parcels 5 gross
acres or more)
k. Transmission Grid Main Bond $243/gross acre(parcels 5 gross
acres or more)
Debt Service Charge
1. UGM Water Supply Fee $354/living unit
Service Area: 201s
M. UGM Fire Station Capital Fee $547/gross acre
Service Area: 14
n. UGM Park Fee $1,695/gross acre
Service Area: 5
o. Major Street Charge $1,930/adj. net acre
Service Area: C/D-2 -
p. Major Street Bridge Charge $65/adj. net acre
Service Area: C/D-2
i
Planning Commission Resolution No. 11105
Vesting Tentative Tract No. 4831/UGM 612
Page 3
April 1, 1998
q. Traffic Signal Charge $860/adj, net acre
r. Metropolitan Flood Control $119,297.00
53. NOTICE TO PROJECT APPLICANT
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.
The foregoing Resolution was adopted by the Planning Commission of the City of Fresno upon'a
motion by Commissioner Civiello, seconded by Commissioner Alvarez.
VOTING: Ayes- Civiello, Alvarez, Eckenrod, Sterling, Stone,
Treadwell, DiBuduo
Noes- None
Not Voting- None
Absent- None
NI . YOVINO, Secretary
Fresn City Planning Commission
DATED: April 1, 1998
Resolution No. 11105
Vesting Tentative Tract No. 4831/UGM 612
Action: Approved with Conditions.
cwp/PCR11105
City o1
BU
Development Department
2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 498-1591 FAX (559) 488-1020
March 13, 2000 Please Rev& To:
Robert Lewis
(559) 498-4462
Gary Giannetta
Giannetta Engineering, Inc.
1119 "S" Street
Fresno, California 93721
Dear Mr. Giannetta:
SUBJECT: ACTION OF THE FRESNO CITY PLANNING COMMISSION RELATING TO A
REQUEST FOR A TWO-YEAR EXTENSION OF TIME FOR THE FILING OF A
FINAL MAP OF VESTING TENTATIVE TRACT NO. 4831/UGM
The Fresno City Planning Commission at its regular meeting of February 16, 2000, approved a two-year
extension to April 1, 2002, for the filing of the final map of Vesting Tentative Tract No. 483 l/UGM.
Enclosed is a copy of the Planning Commission Resolution No. 11365 approving the extension request
for the tract map.
If you have any additional questions concerning this matter, please contact this office.
Sincerely,
PLANNING DIVISION
Robert Lewis,
Planner III
rc1U:\rclfiles\documents\PCALT4831
Enclosures: Planning Commission Resolution No. 11365
c: Robert McCaffrey
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11365
The Fresno City Planning Commission at its regular meeting on February 16, 2000, adopted the
following resolution extending the time for the filing of a final map of Vesting Tentative Tract
No. 44831/UGM.
WHEREAS, the Vesting Tentative Map of Tract No. 4831/UGM was conditionally approved for
two years on April 1, 1998; and,
WHEREAS, the local Subdivision Ordinance applicable to this subdivision provides for extensions
of tentative map approval up to two years maximum; and
WHEREAS, the City Attorney has determined that a request for an additional two years may be
permitted based on a state appellate court decision; and,
WHEREAS, a request for extension of the tentative tract map approval was filed in accordance with
Section 12-1005.1 of the local Subdivision Ordinance; and,
WHEREAS, no person spoke in opposition to the proposed extension of time.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby extends.the
tentative map approval of Vesting Tentative Tract No. 4831/UGM to April 1, 2002, subject to all
conditions and requirements as set forth in Commission Resolution No. 11105.
The foregoing Resolution was adopted by the Planning Commission of the City of Fresno upon a
motion by Commissioner Civiello, seconded by Commissioner Sterling.
VOTING: Ayes - Civiello, Sterling, Alvarez, DiBuduo, Eckenrod, Stone
Noes - None
Not Voting - None
Absent - Treadwell
NIC .
FP. OVINO, Secretary
Fresno City Planning Commission
DATED: February 16, 2000
Resolution No. 11365
Request for two year extension Vesting
Tentati ve Tract No. 4831/UGM
rclU:\rclfiles\resolutionsWR11365 Action: Approved.
FILE. COPY
Gry of
C�Cf�\hof/
rnr AGENDA ITEM NO.
REPORT TO THE PLANNING COMMISSION COMMISSION MEETING
APPROVED BY
April 1, 1998 DEPARTMENTDIRECTOR ••�^
FROM: STAFF,Building and Safety Services Division
01p - Development Department
SUBJECT: VESTING TENTATIVE TRACT NO. 4831/UGM 612
A. The following conditions of approval are added to the Development Department Conditions of
Approval date April 1, 1998:
DEVELOPMENT FEE
52. The following development fees or charges are required for this project:
a. Lateral Sewer Charge $10/lineal foot
b. Oversize Charge $240/gross acre(parcels 5 gross acres or more)
C. Trunk Sewer Charge $570/living unit
Service Area: Grantland
d. Major Facilities Sewer Charge $200/living unit
e. Major Facilities Sewer Charge $200/living unit
(Trunk Sewer) Service Area:
Grantland
f. Wastewater Facilities Charge $2,310/living unit equivalent;
$2,450/living unit equivalent effective 9/1/98;
$2,600/living unit equivalent effective 9/1/99.
g. 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.
h. Frontage Charge $6.50/lineal foot
i. Fire Hydrant Charge $0.75/100 square feet(Summation of lot areas)
j. Transmission Grid Main Charge $560/gross acre(parcels 5 gross acres or more)
a
REPORT TO THE PLANNING COMMISSION
VESTING TENTATIVE TRACT NO. 4831/UGM 612
Page 2
April 1, 1998
k. Transmission Grid Main Bond $243/gross acre (parcels 5 gross acres or more)
Debt Service Charge
1. UGM Water Supply Fee $354/living unit
Service Area: 201s
M. UGM Fire Station Capital Fee $547/gross acre
Service Area: 14
n. UGM Park Fee $1,695/gross acre
Service Area: 5
o. Major Street Charge $1,930/adj. net acre
Service Area: C/D-2
P. Major Street Bridge Charge $65/adj. net acre
Service Area: C/D-2
q. Traffic Signal Charge $860/adj. net acre
a. Metropolitan Flood Control $119,297.00
53. NOTICE TO PROJECT APPLICANT
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.
B. The staff analysis for this project cites Fresno Municipal Code Section 12-403-C-2 related to
consistency with the medium density residential land use designation at 4.2 units per acre, but should
read Section 12-403-B-2.
r
i'
Gty o1 \\1�
AGENDA ITEM NO.
REPORT TO THE PLANNING COMMISSION COMMSSION MEETING
APPROVED BY
April 1, 1998 DEPARTMENT DIRECTOR
FROM: STAFF, Building and Safety Services Division
Development Department
SUBJECT: VESTING TENTATIVE TRACT NO. 483 I/UGM 612
A. The following conditions of approval are added to the Development Department Conditions of
Approval date April 1, 1998:
DEVELOPMENT FEE
52. The following development fees or charges are required for this project:
a. Lateral Sewer Charge $10/lineal foot
b. Oversize Charge $240/gross acre (parcels 5 gross acres or more)
C. Trunk Sewer Charge $570/living unit
Service Area: Grantland
d. Major Facilities Sewer Charge $200/living unit
e. Major Facilities Sewer Charge $200/living unit
(Trunk Sewer) Service Area:
Grantland
f. Wastewater Facilities Charge $2,310/living unit equivalent;
$2,450/living unit equivalent effective 9/1/98;
$2,600/living unit equivalent effective 9/1/99.
g. 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.
h. Frontage Charge $6.50/lineal foot
i. Fire Hydrant Charge $0.75/100 square feet (Summation of lot-areas)
j. Transmission Grid Main Charge $560/gross acre (parcels 5 gross acres or more)
a
REPORT TO THE PLANNING COMMISSION
VESTING TENTATIVE TRACT NO. 4831/UGM 612
Page 2
April 1, 1998
k. Transmission Grid Main Bond $243/gross acre (parcels 5 gross acres or more)
Debt Service Charge
1. UGM Water Supply Fee $354/living unit
Service Area: 201s
M. UGM Fire Station Capital Fee $547/gross acre
Service Area: 14
n. UGM Park Fee $1,695/gross acre
Service Area: 5
o. Major Street Charge $1,930/adj. net acre
Service Area: C/D-2
P. Major Street Bridge Charge $65/adj. net acre
Service Area: C/D-2
q. Traffic Signal Charge $860/adj. net acre
a. Metropolitan Flood Control $119,297.00
53. NOTICE TO PROJECT APPLICANT
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.
B. The staff analysis for this project cites Fresno Municipal Code Section 12-403-C-2 related to
consistency with the medium density residential land use designation at 4.2 units per acre, but should
read Section 12-403-B-2.
City of
CinL���
rF1Csi.%41P- Development Department
2600 Fresno Street e Third Floor Alvin P. Solis, AICI'
Fresno, California 93721-3604 Director
(209) 498-1591 FAX (209) 488-1020
April 17, 1998 Please reply to:
Robert Lewis
209 498-4462
Gary Giannetta
Giannetta Engineering, Inc.
1119 "S" Street
Fresno, California 93721
Dear Mr. Giannetta:
SUBJECT: ACTION OF THE FRESNO CITY PLANNING COMMISSION RELATING T'O
VESTING TENTATIVE TRACT NO. 4831/UGM 612
The Fresno City Planning Commission at its regular meeting of April 1, 1998, took the following
actions regarding the above-referenced applications:
1. APPROVED the Mitigated Negative Declaration issued on March 26, 1998, for.
Environmental Assessment No. T-4831.
2. APPROVED Vesting Tentative Tract No. 4831/UGM 612 subject to compliance with
Development Department Conditions of Approval dated April 1, 1998, including the additional
conditions noted in the Planning Commission Resolution. The project is a 100-lot
single-family residential subdivision on 23.6 acres of land located on the south side of West
Bullard Avenue between North Milburn Avenue and North Figarden Drive.
Enclosed is a copy of the Planning Commission resolution approving the tentative tract map and ugm
permit. The action of the Planning Commission on the tentative tract map and ugm permit, unless
appealed to the City Council, is final.
If you have any additional questions concerning this matter, please contact this office.
Sincerely,
ENGINEERING SERVICES DIVISION -
Robert Lewis, Planner III
cwp/pca1t4831
Enclosure
c: McCaffrey Development, Inc.
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11105
The Fresno City Planning Commission at its regular meeting on April 1, 1998, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, a Vesting Tentative Map of Tract No. 4831/UGM 612 was filed with the City of
Fresno and proposes a 100-lot single family residential subdivision on approximately 23.6 acres of
land located on sides of North Dante Avenue between West Bullard Avenue and the Herndon
Canal; and,
WHEREAS, the Planning Commission conducted a public hearing to review the proposed
subdivision and considered the staff report and invited testimony with respect to the proposed
subdivision; and,
WHEREAS, the Development Department staff recommended approval of the proposed project
subject to all conditions of approval contained in the staff report dated April 1, 1998 and
presented at the hearing; and,
WHEREAS;no person spoke in opposition to the project.
NOW, THEREFORE,BE IT RESOLVED that the Planning Commission finds that there is no
substantial evidence in the record that the proposed tract map may have a significant effect on the
environment and hereby approves the Mitigated Negative Declaration issued on February 26,
1998 and adopts the Mitigation Monitoring Checklist prepared for this project.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of
Vesting Tentative Tract Map No. 4831/UGM 612 is consistent with the adopted General Plan,
any applicable specific plan, and the findings required pursuant to Section 66410 et. seq. of the
Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning.Commission hereby approves
Vesting Tentative.Tract No. 483.1/UGM 612 subject to the Development Department -Conditions .
of Approval dated April 1, 1998 and including the following added conditions:
DEVELOPMENT FEE
52. The following development fees or charges are required for this project:
a. Lateral Sewer Charge $10/lineal foot
b. Oversize Charge $240/gross acre(parcels 5 gross
acres or more)
C. Trunk Sewer Charge -$570/living unit
Service Area: Grantland
Planning Commission Resolution No. 11105
Vesting Tentative Tract No. 4831/UGM 612
Page 2
April 1, 1998
d. Major Facilities Sewer Charge $200/living unit
e. Major Facilities Sewer Charge $200/living unit
(Trunk Sewer) Service Area:
Grantland
f. Wastewater Facilities Charge $2,310/living unit equivalent;
$2,450/living unit equivalent effective
9/1/98;
$2,600/living unit equivalent effective
9/1/99.
g. 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.
h. Frontage Charge $6.50/lineal foot
L Fire Hydrant Charge $0.75/100 square feet(Summation of
lot areas)
j. Transmission Grid Main Charge $560/gross acre(parcels 5 gross
acres or more)
k. Transmission Grid Main Bond $243/gross acre(parcels 5 gross
acres or more)
Debt Service Charge
1. UGM Water Supply Fee $354/living unit
Service Area: 201 s
M. UGM Fire Station Capital Fee $547/gross acre
Service Area: 14
n. UGM Park Fee $1,695/gross acre
Service Area: 5
o. Major Street Charge $1;930/adj. net acre
Service Area: C/D-2
P. Major Street Bridge Charge $65/adj. net acre
Service Area: C/D-2
Planning Commission Resolution No. 11105
Vesting Tentative Tract No. 4831/UGM 612
Page 3
April 1, 1998
q. Traffic Signal Charge $860/adj. net acre
r. Metropolitan Flood Control $119,297.00
53. NOTICE TO PROJECT APPLICANT
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.
The foregoing Resolution was adopted by the Planning Commission of the City of Fresno upon a
motion by Commissioner Civiello, seconded by Commissioner Alvarez.
VOTING: Ayes- Civiello, Alvarez,Eckenrod, Sterling, Stone,
Treadwell, DiBuduo
Noes- None
Not Voting- None
Absent- None
NI . YOVINO, Secretary
Fresh City Planning Commission
DATED: April 1, 1998
Resolution No. 11105
Vesting Tentative Tract No. 483 YUGM 612
Action: Approved with Conditions
cwp/PCR11105
City of
�::v����
AGENDA ITEM NO. v "C-1"
REPORT TO THE PLANNING COMMISSION COMMISSION MEETING 4-1-98
APPROVED B
1
DEPARTMENT DIRECTOR
April 1, 1998
FROM: STAFF, Building and Safety Services Divi
Development Department
SUBJECT: VESTING TENTATIVE TRACT NO. 4831/UGM 612
PROJECT: A 100-lot single-family residential subdivision to be developed at a density
of 4.2 units per acre
SITE: Approximately 23.6 acres located on the north side of West Spruce Avenue
between North Gregory and West Fir Avenues.
APPLICANT: McCaffrey Development, Inc.
(Engineer: Giannetta Engineering, Inc.)
ZONING: R-1/UGM
CITY PLANS: Bullard Community Plan designates medium density (4.99 to 10.37
dwelling units per acre) residential land uses for the site.
HEARING NOTICE: Notices mailed to property owners within 350 feet on March 20, 1998.
RECOMMENDATION
Based upon the information and required findings in the staff report, staff recommends that the
Planning Commission take the following actions.
A. APPROVE the Negative Declaration issued on February 26, 199 for Environmental
Assessment No. T-4831.
B. APPROVE Vesting Tentative Tract Map No. 4831/UGM 612 subject to compliance with
Development Department Conditions of Approval dated April 1, 1998.
Cwp/perpt4831
Attachments: Vicinity/Subdivision Map
Staff Analysis
Required Findings
Development Department Conditions of Approval
FMFCD Memorandum dated March 5, 1998
Environmental Assessment No. T-4831
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VICINITY MAP DEVELOPMENT DEPARTMENT
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VESTING TENTATIVE TRACT NO. 4831 W E
A_P.N: 503-020-31 S
UGM PERMIT NO. 612 S1 744
ZONE MAP: -
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April 1, 1998 T-4831/UGM 612
DEVELOPMENT DEPARTMENT
STAFF ANALYSIS
Consistency With City Plans and Policies
Vesting Tentative Tract No. 4831/UGM 612 would provide for a 100-lot single-family
residential subdivision, on 23.6 acres of land located on the north side of West Spruce
Avenue between North Gregory and West Fir Avenues. The proposed density of the
subdivision is 4.2 dwelling units per acre.
The Bullard Community Plan designates the subdivision site for medium density residential
(4.99 to 10.37 units per acre) land uses. The plan designates property to the northeast for
medium-low density residential uses. The properties to the west and south are designated for
medium density residential land uses and the property to the southeast is designated for
commercial/office land uses.
Surrounding land uses and zoning are single-family residences, zoned R-1/UGM, on the north,
south and west. To the southeast is the vacant land zoned C-P/EA/UGM. The Santa Fe
Railroad abuts the project site along its northwest boundary.
Based upon the above information contained in the staff report, the proposed single-family
residential subdivision, to be developed at a density of 4.2 units per acre under the
R-1/UGM zone district, subject to Section 12-403-C-2 of the Fresno Municipal Code is
considered to be consistent with the medium density residential land use designation of the
Bullard Community Plan.
Vesting_Tentative Tract No. 4831
The tentative tract map proposes a single-family residential subdivision consisting-of 100-lots
on 23.6 acres of land located on the north side of West Spruce Avenue between North
Gregory and West Fir Avenues. The project development density is 4.2 units per acre. The
proposed lot sizes of the subdivision map will range from 6,000 square feet to over 19,000
square feet per lot with most lots being 6,000 square feet in area. All of the proposed lot
sizes meet the minimum 6,000 square foot lot area requirement for the R-1 zone-district.
All lots in the tract will have public street frontage and access. The interior. "local" streets
will connect to West Spruce Avenue, a designated collector street, at two locations. .
Burlington North and Santa Fe Railroad - The proposed subdivision will abut the Burlington
North and Santa Fe Railroad mainline along the east boundary of the tract. This railroad is a
significant source of noise and vibration which can disrupt the habitability of a residential
area.
Staff Analysis T-4831/UGM 612
April 1, 1998 Page 2
This noise impact can be alleviated, however, by the implementation of the mitigation
measures identified in the acoustical analysis for Tract No. 4831 prepared by Brown-Buntin
Associates, Inc. dated February 1998. These measures include the installation of a noise
barrier in the form of a combination masonry wall and earth berm along the east and north
boundaries of the tract and the use of noise attenuation construction in the dwelling units and
the restriction of single story homes along the railroad. Therefore, approval of the tentative
and final maps of Vesting Tentative Tract No. 4831/UGM 612 shall be conditioned such that
no occupancy permit shall be issued for any dwelling unit in the tract unless the noise barrier
and noise attenuation construction design of the units are provided as identified by the
acoustical analysis.
Provision for Temorary Sewer Service - The site of Tentative Tract No. 4831 is master
planned to be in the service area of the future Grantland Avenue trunk sewer. Permanent
sanitary sewer service is currently not available for this tract.
The nearest sanitary sewer facility to the tract capable of providing temporaa service is the
sewer located in West Spruce Avenue which was installed with Tract No. 4148.
Because permanent capacity for this site does not exist, specific Council approval to allow
temporary service to the Cornelia trunk line was approved.concurrently with Tentative Tract
No. 4148 by Council Resolution No. 90-93.
Proposed Modification of Lot Size--It is noted that all of the proposed interior lots of the
project must have minimum width/or frontages of 60 feet and depths of 100 feet. The
applicant has requested that the Planning Commission allow five of the R-1 lots to have
reduced lot width or depths.
Section 12-1011(0(1) of the City's Subdivision Ordinance allows the Commission to modify
the requirements for minimum lot size of the R-1 zone district provided that no more then
five percent of the lots in the subdivision (5 lots) are reduced in size by no more then ten
percent of the minimum required lot area or dimension. The Subdivision Ordinance provides
that the Commission may modify the requirements for lot size when there are special
conditions or other factors that make it appropriate. Staff finds that the trianglar shape of the
project site and the abutting railroad right-of-way, presents the special conditions or factors
necessary to make this request appropriate for approval. The five lots win maintain_
minimum lot areas of 6,000 square feet with minimum of 56 feet lot widths/frontages:a:nd: _
minimum of 90 feet lot depths. -
Vesting Tentative Tract No. 4831/UGM 612 is located within the City's.Urban Growth'
Management (UGM) area. The required Cost/Revenue Analysis has been completed and it
indicates that there will be $289,706.00 in revenues to the City, direct.costs.to the City of
Staff Analysis T-4831/UGM 612
April 1, 1998 Page 3
$118,384.00 and indirect costs of$19,138.00 during a five-year analysis period. The
projected revenues from the project will exceed the expected direct and indirect operation
and maintenance costs to the City and, thus, approval of the project will be in conformance
with the City's UGM Cost/Revenue Policy.
A Service Delivery analysis was completed with respect to police, fire, water, sewer, park
and street-related services and the requirements of the necessary Service Delivery Plan are
incorporated into the conditions of project approval.
The subdivision map, based on the required findings for approval, and subject to the
recommended conditions of approval, complies with applicable standards of the Zoning,
Subdivision and Urban Growth Management Ordinances and staff recommends approval.
Action by the Planning Commission on the tract map, unless appealed to the City Council, is
final.
wp51/SAT4831
April 1, 1998 T-4831/UGM 612
REQUIRED FINDINGS
California Environmental Quality Act - The California Environmental Quality Act (Public
Resources Code Section 21000 et seq.) and the State EIR Guidelines require that a public
agency prepare an initial environmental study for each project. If the public agency finds
that there is no substantial evidence in the record that the project may have a significant
effect on the environment, a Negative Declaration will be prepared.
Environmental Assessment No. T-4831 (attached) was completed for this project. The
Environmental Assessment showed that there is no evidence in the record that the proposed
project may have a significant effect on the environment, and a Mitigated Negative
Declaration was filed on February 26, 1998.
State Subdivision Map Act - The Subdivision Map Act (California Government Code Section
66400 et. seq.) requires that a proposed subdivision 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 subdivision map be denied if any one of the
Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a
subdivision be found to provide for future passive and natural heating or cooling
opportunities in the subdivision development (Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements is
consistent with the City's General Plan and any applicable specific plan, because the
Bullard Community Plan designates the site for Medium Density Residential land uses
and the project design, subject to Section 12-403-C-2 of the Fresno Municipal Code,
meets the density and zoning ordinance criteria for developmentrn this plan.,_-
designation.
2. This site is physically suitable for the proposed type and density of development,
because conditions of approval will insure adequate access and drainage on and off the
site.
3. The proposed subdivision design and improvement is 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 subdivision 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 with City health and safety standards.
Required Findings
T-4831/UGM 612
Page 2
April 1, 1998
5. The proposed subdivision design will not conflict with public easements within or
through the site, because conditions of approval will assure noninterference with any
existing or proposed public easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and
natural heating or cooling opportunities in the subdivision, because of the appropriate
use and placement of landscaping plant materials and because of the orientation of the
proposed lots.
The subdivision map, subject to the recommended conditions of approval, otherwise
complies with the design and property development standards of the Zoning Ordinance and
local Subdivision Ordinance.
"51/RQFD4831
City of Fresno April 1, 1998
Development Department
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT NO. 4831/UGM 612
All tentative subdivision maps are subject to the applicable provisions of the State
Subdivision Map Act, Fresno Municipal Code, City policies, and Standard Specifications.
The following specific conditions are applicable to this subdivision map. The Urban Growth
Management (UGM) Service Delivery Plan requirements are included in the following
conditions of approval and are designated by the caption "Urban Growth Management
Requirements."
GENERAL CONDITIONS
1. The final map shall be prepared in accordance with Vesting Tentative Tract Map
No. 4831 entitled "Exhibit A," dated January 23, 1998.
2. Submit grading plans and soils report to the City of Fresno, Development
Department, for verification prior to final map approval. Ref. Sections 12-1022 and
12-1023, Fresno Municipal Code. Approval of grading plan is required prior to final
map approval. Grading plans shall indicate the location of any required walls and
indicate the proposed width of required landscape easements or strips.
3. Public utilities easements, as necessary, shall be dedicated to the City of Fresno. Any
required relocation of existing utilities necessitated by required street improvements
will be paid for by the appropriate utility company or the developer of the project.
Contact the appropriate utility company for information.
4. Relinquish access rights to West Spruce Avenue from all.lots.which back-onto.or side-
onto this streets. Ref. Section 12-1011-f-3, Fresno Municipal Code. _
5. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivisions of Real Property"; and
Resolution No. 68-187, "City Policy with Respect to Subdivisions"; Resolution
No. 70-36, "Standard Specifications 1970," as amended; and, Resolution
No. 84-361, "Public Works Standard Drawings 1984," as amended.
6. The subdivider shall pay applicable fees for, but, not limited to, street trees, street
signs, water fees, sewer fees, and inspection fees in accordance with.Resolution
No. 79-606 and Resolution No. 80-420 (Master Feb Schedule), or any amendments,
modifications or additions thereto and in accordance with the requirements of State
law as related to vesting tentative tract maps.
Conditions of Approval
Vesting Tentative Tract No. 4831/UGM 612
Page 2
April 1, 1998
7. The subdivider shall furnish to the City a subdivision guarantee of a title company
listing all parties having any right, title or interest and the nature of their interest per
State law.
8. All lots of Vesting Tentative Tract No. 4831, except for 5-lots approved by the
Planning Commission, shall meet the minimum lot dimension and area requirements
of the R-1 zone district.
9. A portion of the tract is located within the Primary Review Area of the Sierra Sky
Park Land Use Policy Plan. Submit a "Deed of Avigation and Hazard Easement" for
recording with the final map. The easement shall extend over the entire subdivision
and the easement surfaces shall be based on Part 77 of the Federal Aviation
Regulations.
10. In accordance with the mitigation measures identified in the acoustical analysis for
Tract No. 4831 prepared by Brown-Buntin Associates, Inc. dated December 5, 1997,
including amendment to the analysis dated December 24, 1997, single-story dwellings
only shall be constructed on proposed Lots 19, 20, 29, 30, 33, 34, 53, 54, 61, 62 and
63 unless a specific analysis of the building plans show that interior noise levels will
meet both State and local standards.
Landscaping and Walls
11. Provide a 10-foot landscaped strip or easement (and irrigation system). along the rear
or side property lines of all lots which back-onto or side-onto West Spruce Avenue.
Ref. Section 12-10114-3, Fresno Municipal Code.
When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall is to be established
coincident with the top of slope then the required minimum easement width shall be
expanded to include the full landscaped area up to the wall location.
12. Maintenance of the required 10-foot landscape strips/easement located,along West
Spruce Avenue may be the responsibility of the-Community Facilities District-No. 2.-
Contact the Public Works Department, Engineering Services Division staff for-
information regarding this district. If the owner/developer elects to utilize the
Community Facilities District No. 2, then the property owners shall petition the City
for annexation to the district prior to final map approval.
Conditions of Approval
Vesting Tentative Tract No. 4831/UGM 612
Page 3
April 1, 1998
13. If maintenance of the required landscape strip is not the responsibility of the
Community Facilities District No. 2, then the responsibility shall be the homeowner's
association. The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&R's) and the proposed instruments for the owner's association are to be
submitted to the Development Department for review prior to final map approval.
Said documents are to be recorded with the final map or alternatively submit recorded
documents or documents for recording prior to final acceptance of subdivision
improvements. Said documents shall include assignment of responsibility to the
owner's association for landscaping and other provisions as stated in the Development
Department Guidelines for preparation of CC&R's dated January 11, 1985.
14. If the developer/subdivider elects to petition for annexation into the Community
Facilities District No. 2, he shall be required to provide the City of Fresno with
copies of signed acknowledgments from each purchaser of a lot within the
subdivision, attesting to the purchasers understanding that the lot will have an annual
landscaping maintenance assessment and that he is aware of the estimated amount of
the assessment.
15. Improvement plans for all required landscaping and irrigation systems shall be
submitted to the Development Department for review prior to final map approval.
16. Construct a 6-foot high solid masonry wall, or approved architecturally designedsolid
fence (solid wall or fence to meet requirements of Section 12-105-W-2, and Section
12-306-N-19, Fresno Municipal Code),.at the rear of the required landscaped strip
noted in Condition No. 11, above.
17. Construction plans for required walls showing architectural appearance and location of
all walls shall be submitted to the Development Department for review prior to final
map approval.
18. The developer shall install a noise barrier in the form of a concrete block wall or
wall/earth berm combination along the east and north side of the proposed subdivision
in conformance with the Acoustical analysis prepared for Tract No. 4831 by Brown-
Buntin Associates, Inc. dated December 5, 1997 including an amendment to the
analysis dated December 24, 1997.
No building permit shall be issued for any dwelling unit in the tract until the noise
attenuation construction design of the units, as identified by the acoustical analysis, is
approved by the Development Department. In addition, no building permit shall be
Conditions of Approval
Vesting Tentative Tract No. 4831/UGM 612
Page 4
April 1, 1998
issued for any dwelling unit on lots adjacent to the railroad right-of-way, and no
occupancy permit shall be issued on any of the remaining dwelling units in the tract
until the noise barrier is provided as identified by the acoustical analysis, and per the
Railroad/Residential Interface Standards of the Bullard Community Plan.
Building Setbacks
19. The existing R-1/UGM Zone District requires a minimum 20-foot front yard building
setback. Variations in the front yard setback above the required minimum are
encouraged:
20. Building setbacks shall be as shown on Exhibit "A" dated January 23, 1998 for
Vesting Tentative Tract No. 4831, which includes a 30-foot rear yard building setback
for all lots which back-onto West Spruce Avenue, a 20-foot side yard building set
back for all lots which side-onto West Spruce Avenue and a 10-foot building setback
on the keylot side of all Keylots.
Information
21. Pay school construction fees to the Central Unified School District in accordance with
the adopted schedule of fees, prior to the issuance of building permits for the
subdivision.
22. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract shall be subject to the approval of the
Solid Waste Manager. _
23. Contact the United States Postal Service - Fresno Office for the location and type of
mailboxes to be installed in this subdivision.
24. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of
the subdivider to file multiple final maps shall not detract from the authority of the
local agency to impose reasonable conditions relating to the filing of multiple final
maps," any multiple final maps filed by the subdivider on this tract shall fully and -
independently conform to all provisions of Chapter 12, Article 10 of the Fresno
Municipal Code (Subdivision of Real Property).
25. The subdivider shall obtain any and all permits required for the removal or demolition .
of any building or structure located within the subdivision boundaries. The developer
Conditions of Approval
Vesting Tentative Tract No. 4831/UGM 612
Page 5
April 1, 1998
shall also obtain any and all permits required for the closure of any septic tank,
cesspool or water well. All permits shall be obtained prior to commencement of such
work, in accordance with Chapter 13 of the Fresno Municipal Code.
26. Apporkionment of Special Assessment - If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment
levied under any State or local law, including a division into condominium interest as
defined in Section 783 of the Civil Code, the subdivider shall file a written application
with the City's Director of Public Works, requesting apportionment of the unpaid
portion of the assessment. The application shall contain at lease the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of
how such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
C. Written consent of the owner(s) of each such lot, parcel, or interest to the
requested apportionment.
The application shall be filed prior to the approval of the final map by the City
.and shall be accompanied by a fee, in an amount specified in the Master Fee
Resolution, for each separate lot, parcel or interest into which the original
assessed lot, parcel or interest is to be divided. The fee shall be in an amount
sufficient to pay all costs of the City.and the Engineer of.Work responsible for
determining the initial assessment in making the requested apportionment.
PARK SERVICE
27 Comply with the Parks Division standard requirements and policies for. street-tree .
planting and landscape strips.
Urban Growth Management Requirements
28. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the ..
time of final map approval. Fee payment may be deferred until time of building permit
issuance in accordance with the requirements of Section 12-4.509-C-3, Fresno
Municipal Code.
Conditions of Approval
Vesting Tentative Tract No. 4831/UGM 612
Page 6
April 1, 1998
FIRE SERVICE
29. The developer shall provide two points of public street access or a temporary secondary
access approved by the Public Works Director and the Fresno Fire Department.
Urban Growth Management Requirements
30. The subdivider shall.be required to pay the appropriate Fire Station Capital Fee at the
time of final map approval. If appropriate, fee payment may be deferred until time of
building permit issuance in accordance with the requirements of Section 12-4.508-D-3,
Fresno Municipal Code.
STREETS AND RIGHTS-OF-WAY
31. The subdivider shall make provisions for the physically handicapped in accordance with
the Department of Public Works standards and as required by State law.
32. All existing and proposed utility systems shall be installed underground in accordance
with Section 12-1011(h) of the Fresno Municipal Code. The subdivider's attention is
directed to the installation of street lights in accordance with Resolution Nos. 68-187,
78-522, 81-219 and 88-229.
33. The subdivider shall construct a complete underground street light system as approved
by the Traffic Engineer prior to final acceptance of the subdivision. Height,.type,
spacing, etc., of standards and luminaires shall be in accordance with Resolution Nos.
78-522 and 88-229 or any modification thereto approved-by the City Council prior to,
installation, and shall be approved by the City Traffic Engineer prior to final map
approval. All lights shall be dedicated to the City upon completion. Submit engineered
construction plans to the Public Works Department for approval.
34. The subdivider shall-furnish to the City acceptable security to guarantee the
construction of the off-site street improvements in accordance with all applicable
provisions of the Fresno Municipal Code and the State Subdivision Map Act..
35. All of the required street improvements shall be constructed and/or installed in
accordance with City of Fresno standard specifications.
Conditions of Approval
Vesting Tentative Tract No. 4831/UGM 612
Page 7
April 1, 1998
36. All dead-end streets created by this subdivision shall be properly barricaded in
accordance with City standards within seven (7) days from the time the streets are
surfaced or as directed by the Engineer.
37. All interior streets shall be dedicated in accordance with the 54-foot and the alternative
50-foot street standard widths as shown on Exhibit "A", and fully improved with
standard curb, gutter, sidewalk on both sides of all streets, street lighting, and full
width permanent street pavement.
t38. West Spruce Avenue, within the limits of the tract shall be improved with sidewalks
and street lighting.
Urban Growth Management Requirements
The nearest major street complying geometrically with the master plan of streets and
highways is West Spruce Avenue. In accordance with the City's Urban Growth
Management Policy relative to major street extensions and other street improvements
necessary to provide adequate emergency and service vehicle access, UGM improvements
are not required for this tract.
SEWER SERVICE
The subject site is within the,Grantland Sewer Service Area and has been previously
included, with Tract No. 4148, for interim service to the Cornelia Trunk Sewer by Council
Resolution No. 90-49. -There is an existing temporary sewer lift station,wvhich serves the
project vicinity, however, lift station capacity calculations previously submitted by the
subdivider's engineer indicate that the lift station may need to be upgraded to handle the
addition flow from the proposed tract. Plans and calculations for the lift station upgrade
shall be submitted for review with the tract's sewer improvement plans.
An--eight-inch sanitary sewer is existing in West Spruce Avenue from.North Carnegie
Avenue and continues easterly. - - -
39. A separate sanitary sewer house branch shall be provided to each lot created to connect-
each lot to a public sewer main. --_
40. Sanitary sewer mains constructed within the public right-of-way shall be installed in
accordance with the Public Works Department's standards, specifications and policies.
Conditions of Approval
Vesting Tentative Tract No. 4831/UGM 612
Page 8
April 1, 1998
41. The Developer shall pay any applicable Wastewater Facilities Sewer Charge in effect at
the time of final map approval.
Urban Growth Management Requirements
42. The tract is located within the service area of the Grantland Avenue Trunk Sewer
Service Area. The developer shall pay the applicable trunk sewer charge in effect at
the time of final map approval.
WATER SERVICE
A fourteen-inch transmission grid water main is located in West Spruce Avenue adjacent to
the tract. The following conditions are necessary to provide water service to the tract:
43. A minimum of two independent sources of water are required to serve the tract or each
individual phase of the development.
44. A separate water service connection to a public water main shall be provided for each
lot created.
45. Water facilities constructed within the public rights-of-way shall be installed in
accordance with the Public Works Department's standards, specifications and policies.
Urban Growth Management Requirements
46. The tract is located in Water Well Service Area No. 201-S. The appropriate water
supply well charge is required to be paid prior to final map approval.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
47. The developer of property located within the UGM boundaries shall comply with all
sewer, water and street requirements and pay all'applicable UGM fees imposed under
the Urban Growth Management process (with appropriate credit given for the
installation of required UGM improvements) in accordance with the requirements of
State Law as related to vesting tentative tract maps.
48. The developer will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM
improvements.
Conditions of Approval
Vesting Tentative Tract No. 4831/UGM 612
Page 9
April 1, 1998
Right-of-Way Acquisition
49. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required UGM improvements.
Rights-of-Way acquisition shall include any rights-of-way necessary for proper
drainage, signing, pole relocation, and shoulder grading. In general, this will require
right-of-way to be provided approximately 10 feet outside the traveled flan. The exact
requirement must be determined at the project design stage based on the existing
conditions and detailed design information.
In the event an acquisition of any easement or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to final map approval.
The developer should contact the Real Estate Section of the Public Works Department
to receive procedural guidance in such acquisitions.
Should such acquisition not be accomplished prior to final map approval, the developer
must request and grant to the City the full authority to attempt acquisition either
through negotiation or through its power of eminent domain. The developer shall
furnish to the City Public Works Department, Real Estate Section, an appraisal report
or a request for an estimated appraisal amount (to be determined by the Real Estate
Division) prior to preparation of a Subdivision Agreement. The developer/owner shall
submit adequate security in the form of a cash deposit to guarantee payment of all costs
associated with the acquisition, including staff time, attorney's fees,appraisal fees,
court costs, and all related expenditures and costs necessary to effect-the-acquisition of
such easements or rights-of-way.
FLOOD CONTROL
50. The subdivider shall be required to pay any applicable storm drainage fees to comply
with Chapter 13, Article 13 of the Fresno Municipal Code.
51. The subdivider shall be required to comply with the specific requirements imposed by
the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any
amendments 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 District's letter to the Development
Department dated March 5, 1998.
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Art Wahlenmaier, Supervising Planner
FROM: DIANE WETZEL, Tree Program Specialist
DIMITRIOS GEORGES,Parks Planning Coordinator
DATE: 4/2/98
SUBJECT: Tract 4831 Vesting Tentative Subdivision Map
The Parks,Recreation&Community Services Department has reviewed the Engineering plan submitted for review
by Gianetta Engineering dated 10/31/97. The plans,as submitted are incomplete. However, as a courtesy to the
applicant,he/she should consider the following conditions before submitting additional plans for Parks Department
review ...
A. BUFFER LANDSCAPING AND DEVELOPMENT COMMENTS:
1. The developer may landscape for inclusion into the Community Facilities District#2 (CFD), the landscape
buffer and parkway strip right-of-way landscaping fronting the project along West Spruce Avenue.
2. Landscape and irrigation plans shall be submitted through the Development Department, Land Division, to.
Public Works with the proposed street plans prior to Council approval. Landscaping plans shall be reviewed
and approved by the Parks, Recreation and Community Services Department.
3. Landscape plans shall indicate grade and show fencing or wall details. All fencing shall be placed outside
the landscape easement. Maximum slope gradient within the buffer parkway strip shall not exceed 10:1 with 1'
of level ground between the slope and the back of the curb, face of wall, or back of sidewalk.
4. No private flags, signs or identification of any kind shall be permitted in the right of way within the city
controlled easement or on the fence or wall facing the street.
5. Street trees designated for the parkway strip planting on West-Spruce Avenue shall be Sapium sebiferum.
6. Landscape and irrigation plans shall comply with FMC sections 12-306-N 23 &24 regarding Landscaping
and Water Conservation of the d by Council on September 20, 1994.
B. STREET TREE COMMENTS:'
The developer shall designate the method of tree installation in the public right of way:
OPTioN A: Street Tree Planting by Parks Division-Parks may plant one tree for each 60' of street frontage, or
one tree per lot having street frontage,whichever is greater. Fees shall be collected for any-sidelot frontage at-the=----
rate of one tree for the first 60',two trees when the frontage is 61 - 120'.
7. The developer shall notify Parks to mark tree locations and to drill through hardpan upon completion of curb
and gutter construction.
8. Home buyers shall be informed that Parks will be planting a minimum of one street tree in the landscape =
easement right-of-way or park strip of each lot.
9. Street trees shall be planted prior to-occupancy in lots used for model homes. The developer shall contact
Parks Department Comments (4/2/98)
T-4831
Page 2
Parks to coordinate tree planting such that planting can occur concurrently with front yard landscaping.
10. Street tree planting fees shall be paid in accordance with the Master Fee Schedule.
OPTION B. Street Tree Planting by Developer-At each residential home site where front yard landscaping is to
be installed as part of the lot sale,the developer may plant one tree for each 60' of street frontage,or one tree per
lot having street frontage,whichever is greater. For any side lot frontage,trees shall be planted at the rate of one
tree for the first sixty feet,two trees when the frontage is 61 to 120'.
11. Trees shall be planted in accordance with "Specifications for Developer Street Tree Planting". The
developer shall contact Parks to determine tree species required on each street.
12. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall be reviewed
and approved by the Parks,Recreation and Community Services Department. A street tree planting permit shall
be required for all residential street tree planting.
13. Performance and payment securities,paid with final map,will be released when all landscaping installed on
public and/or city controlled property is in conformance with Parks Division's planting specifications and meets
the specifications of the city.
14. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for
guaranty and warranty of the work for a period of ninety days following acceptance.
15. Street trees shall be planted prior to opening in lots used for model homes and within 30 days after
occupancy for the balance of the homes. The developer shall contact Parks to coordinate tree planting such that
planting can occur concurrently with front yard landscaping.
16. Street tree inspection fees shall be paid in accordance with the Master Fee Schedule.
C. PARKS DEPARTMENT FEES TO BE COLLECTED
Collect the CFD Plan Review fee of$88.00,(Acct.#950816-3177)
Collect the CFD Field Inspection fee of$210.00(Acct.#950816-3178)
Collect the Street Tree Landscape Plan Review fee of$36.00(Acct.#781963-3184)
Depending on the options selected above the following fees shall be collected for street trees:
Option A: Collect the 15 Gallon Street Tree Installation fee(for City installed street trees)@ $129.00 per tree
(Acct. #781963-3205).
Option B: Collect the Street Tree Inspection fee(for tree plantings by private party)-@$27.33 per tree(Acct.
#781963-3210).
File No. 210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Mark Williamson, Development Manager McCaffrey Development
Development Services Department P.O. Box 16369
City of Fresno Fresno, CA. 93755
2600 Fresno Street
Fresno, CA 93721 r
MAP NO. Tract 4831 TENTATIVE FEE(S) (See No. I & 10 below)
DRAINAGE AREA(S) "EG" DRAINAGE AREA "EG" $ 119,297.00
DATE 3"5-18 DRAINAGE AREA
Approval of this development shall be conditioned upon compliance with these District r
requirements.
1. 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 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:
a) Fees related to undeveloped or phased portions of the project may be deferable.
b) Fees may be calculated based on the actual percentage of runoff if different than
that 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.
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.
2. TvR411tee front the ske ehetl-be-direetea te
.//Grading and drainage patterns shall be as identified on Exhibit
No. 1 // 0
•
3. 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. See Exhibit No. 1 //-Nene
NffiimdT see Paragraph No. 10.
4. The following final improvement plans shall be submitted to the District for review prior
to final development approval.
✓ Grading Plan ✓ Storm Drain Plan ✓ Final Map
✓ Street Plan ✓ Water&Sewer Plan ' Other
crrr.T"Acrmec s6469 E.OLIVE•FRESNO,CA 93727 • (209)456-3292 FAX(209)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 2
5. Availability of drainage facilities
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. 3 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. Exhibit No. 2.
6. The proposed development appeals,//does not appear to be located within a 399=ear-N
flood prone area as designated on the latest Flood Insurance Rate Maps
available to the District, geffie t Re6en. see
amehed
7. The Federal Storm Water Regulations have identified eleven industry types which mu'st
secure an industrial storm water discharges permit in compliance with the U.S.E.P.A.'s
NPDES regulations (CFR Parts 122-124, Nov. 1990). Industrial activities required to
secure a permit include, but are not limited to: trucking terminals; municipal passenger
service facilities; manufacturing facilities; and other industrial activities which might
generate contaminated runoff. The industrial permit is secured by filing a Notice of
Intent and paying a fee to the State Water Resources Control Board,30 days prior to the
beginning of operation. The permittee must also develop and implement a storm water
pollution prevention plan, reporting plan, and monitoring plan, and eliminate all
prohibited non-storm water discharges.
8. Construction activity including grading, clearing, grubbing, filling, excavation,
development or redevelopment of land that results in a disturbance of 5 acres or more
(or less than 5 acres but part of a larger common plan of development or sale) must
secure a construction storm water discharge permit in compliance with U.S.E.P.A.'s
NPDES regulations (CFR Parts 122-124, Nov. 1990). The construction permit is
secured by filing a-Notice of Intent and paying a fee to the State Water Resources
Control Board prior to the commencement of construction. The permittee must also
develop and implement a storm water pollution prevention plan, monitoring plan,
reporting plan, and eliminate all prohibited non-storm water discharges.
9. The proposed development shall implement all applicable BMPs presented in the
Construction Site and Post-Construction Storm Water Quality Management Guidelines
(available at the District Office),to reduce the release of pollutants in storm water runoff
to the maximum extent practicable.
10. 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.
11. 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.
12.
Gerald E. l:.akema istrict Engineer j ngineer
C: Giannetta Engineering
MY.UACTIMC v5469 E.OLIVE•FRESNO,CA 93727 (209)456-3292 . FAX(209)456-3194
s
VV11J Vl YLV V1Vaa aYVy4aa VLLL
Exhibit 1
The cost of construction of Master Plan facilities, excluding dedication of storm
drainage easements, is eligible for credit against the drainage fee of the drainage
area served by the facilities. A development agreement shall be executed with the
District to effect such credit. Reimbursement provisions in accordance with the
drainage fee ordinance will be included to the extent that developer Master Plan
costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area, the
difference shall be paid upon demand to the City or District.
Fee credit for basin excavation is provided only when the excavation is required
by the District and the material is not utilized by the_Developer. Removal of
material from.a basin requires a 'District excavation permit.
NOTE:
THIS DRAWING IS A SCHEMATIC
ALL DISTANCES ARE APPROXIMATE.
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LEGEND
Moster Plcn Focilities to be Constructed by
Developer - Pipeline (size shown) & Inlet.
—— Existing Moster Plcn Focilities
Direction of Droinoge
------ Inlet Boundory
— — Droinoge Arec Boundory
Scale I"=400
TRACT No. 4831
EXHIBIT N0. 1 Drainage Area BC"
Q
FRESNO METROPOLITAN FLOOD CONTROL* DISTRICT
nso za'�d
W\0WLS\0C=H191T\7RACTS\483 I,DWG
CITY OF FRESNO [MITIGATED] NEGATIVE DECLARATION
Initial Study is on file in the Development Environmental
- : �?
Department, City Hall, 2600 Fresno Street, Assessment Number: 93 HAR 3 AM 11
T_4831
Fresno, California 93721 (209) 498-4441 CITYCL
APPLICANT: Assessor's Parcel
McCaffrey Development Number:
P.O. Box 16369 503-020-31
Fresno, California 93755
PROJECT DESCRIPTION AND LOCATION: Vesting Tentative Tract Filed with:
No. 4831/UGM 612, a 100-lot single-family residential subdivision on REBECCA E. KLISCH, City Clerk
23.6 acres ofR-l/UGM approved land located on the north side of 2nd Floor - City Hall
West Spruce Avenue between North Gregory and West Fir Avenues. 2600 Fresno Street
Fresno, California 93721-3603
The proposedproject has been evaluated,with respect to each item on the attached environmental
checklist. This completed checklist reflects comments of any applicable responsible agencies and
research and analysis conducted to examine the interrelationship between.the proposed project and.the
physical environment. The information contained in the Environmental Assessment Application, the
checklist,and any attachments to the checklist,combine to form a record indicating that an initial study
has been completed in compliance with the State CEQA Guidelines and the California Environmental
Quality Act.
Any rating of "2" on the checklist indicates that a specific adverse environmental effect has been
identified in a category which is of sufficient magnitude to be of concern. Such an effect may be inherent
in the nature and magnitude of the project or may be related to the design and characteristics of the
individual project. Effects rated in this manner are not sufficient in themselves to require the preparation
of an Environmental Impact Report and/or have been mitigated to the extent feasible.
All new development activity and many non-physical projects contribute directly or indirectly toward a
cumulative impact on the physical environment. The incremental effect contributed by this project toward
such a cumulative effect is not considered substantial in itself.
The proposed project is not expected to result in any significant adverse:effects�in terms of the factors
considered on the environmental checklist,including any such factors for which minor effects have been
identified. Cumulative effects of a significant nature are also not expected. The proposed project will
not result in any adverse effects which fall within the "Mandatory Findings of Significance" contained in
Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed project
will clearly not have a significant adverse effect on the environment.
This [Mitigated] Negative Declaration will be deemed final and effective if no appeal.is.filed in the manner
specified by
Section 12-513 of the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: SUBMITTED BY:
Robert Lewis, Planner III
DATE: February 26, 1998 MARK I. WILLIAMSON
Building and Safety Services Division Manna er
MNDt4831
ENVIRONMENTAL CHECKLIST
Potentid Environmental Effects EA NO. T-4831
1.0 TOPOGRAPHIC, SOIL, GEOLOGIC 10.0 TRANSPORTATION AND CIRCULATION
CONSIDERATIONS 1 10.1 Generation of vehicle traffic sufficient to
1 1'..1 Geologic hazards, unstable soil conditions cause capacity deficiencies on existing
1 1.2 Adverse change in topography or ground street system
surface relief 1 • 10.2 Cumulative increase in traffic on a major
1 1.3 Destruction of unique geologic or street for which capacity deficiencies are
physical features projected
1 1.4 Increased water erosion 1 • 10.3 Specific traffic hazard to motorists,
bicyclists, or pedestrians
2.0 AIR QUALITY 1 10.4 Routing of non-residential traffic through
1• 2.1 Substantial indirect source of pollution residential area
(large vehicle generator) 1 10.5 Insufficient or poorly located parking
1 2.2 Direct on-site pollution generation 1 10.6 Substantial increase in rail and/or air
1 2.3 Generation of objectionable odors traffic
1 2.4 Generation of dust except during
construction 11.0 URBAN SERVICES
1 2.5 Adverse local climatic changes 1 1.1.1 Availability of fire protection
1 11.2 Lack of emergency vehicle access
3.0 WATER 1 11.3 Adequacy of design for crime prevention
1 3.1 Insufficient ground water available for 1 11.4 Overcrowding of school facilities
long-term project use 1 11.5 Availability of,water mains of adequate
1 3;.2 Use of large quantities of ground water size
1 3:3 Wasteful use of ground water 1 • 11.6 Availability of sewer lines of adequate
1 3.4 Pollution of surface or ground water capacity
supplies 1 11.7 Availability of storm water drainage
_L 3.5 Reduction in ground water recharge
facilities (on or off-site)
1 11.8 Availability of adequate park and
4.0 PLANT LIFE recreation areas
1 4.1 Reduction of the numbers of any unique, 1 11.9 Unusually high solid waste generation
rare, or endangered species 12.0 HAZARDS
1 4.2 Reduction in acreage of agricultural crop
1 4.3 Premature or unnecessary conversion of 1 12.1 Risk of explosion or release of hazardous
prime agricultural land substances
1 12.2 Site subject to flooding
5.0 ANIMAL LIFE 1 12.3 Adverse change in course of flow of
1 5.1 Reduction in the numbers of any rare, flood waters
unique, or endangered species 1 12:4 Potential.hazards from aircraft accidents
1 5.2 Deterioration or displacement of valuable 1 12.5 Potential hazards from landfill and/or
wildlife habitat toxic waste sites
1 6.0 HUMAN HEALTH 13.0 AESTHETICS
1 13.1 Obstruction to public or scenic vista or
7.0 NOISE view
1 7.1 Increases in existing noise levels 1 13.2 Creation of aesthetically offensive
2 7.2 Exposure to high noise levels conditions
1 13.3 Removal of street trees or other.valuable
8.0 LIGHT AND GLARE vegetation
1 8.1 Production of glare, which will adversely 1 13.4 Architectural incompatibility with
affect residential areas surrounding area
1 8.2 Exposure of residences to high levels of.
glare 14.0 HISTORICAL/ARCHAEOLOGICAL
1 14.1 Removal of historic building, disruption of
9.0 LAND USE archaeological site
1 9.1 Incompatibility with adopted plans and 1 14.2 Construction or activity incompatible with
policies adjacent historic site
1 9.2 Acceleration of growth rate
1 0.3 Induces unplanned growth 15.0 E Y
1 9.4 Adverse change in existing or planned 1 15.1 Use of substantial`amounts-of fuel'or'_" _
area characteristics energy
1 15.2 Substantial increase in demand upon
existing sources of energy
1 15.3 Wasteful use of energy
b SEE REVERSE SIDE FOR EXPLANATION OF RATINGS
:Proj.EmChklist
Explanation of Ratings
Insufficient Information
Insufficient information is available to determine the potential environmental effects which may result.from the
proposed project in this category.
No Significant Environmental Effect
The proposed project will not have an adverse environmental effect in this category,or any such effect is not
substantially unusual or.of undesirable magnitude. This rating is also utilized in cases where the category is
not applicable to the particular project under consideration.'
11211 Moderate Environmental Effect
The proposed project,.will have an adverse environmental effect in this category, which is of sufficient
magnitude to be of specific concern. However, this effect is not substantial enough in itself to require the
preparation of an Environmental Impact Report.
11311
1311 Significant Adverse Environmental Effect
The environmental effect identified in this category substantiates in itself or contributed toward a finding that
the proposed project has a potentially significant adverse effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
Initial Studv
Environmental Assessment No. T-4831
PROJECT DESCRIPTION
Vesting Tentative Tract No. 483 l/UGM 612 would provide for the development of a 100-lot
single-family residential subdivision on approximately 23.6 acres of R 1/UGM zoned property
located on the north side of West Spruce Avenue between North Gregory and West Fir
Avenues. The subdivision will be developed at a density of approximately 4.2 units per acre.
The tract map is located within the City's Urban Growth Management(UGM) Area and will be
subject to the appropriate UGM ordinances and policies.
ANALYSIS
The Bullard Community Plan, a refinement of the 1984 Fresno General Plan, designates the
subdivision site for medium density residential(4.99 to 10:37 units per acre)land uses. The
plan designates property to the northeast for medium-low density residential uses. The
properties to the west and south are designated for medium density residential land uses and
the;property to the southeast is designated for commercial/office land uses.
Surrounding land uses and zoning are single-family residences, zoned R 1/UGM, on the north,
south and west. To the southeast is the vacant land zoned C-P/EA/UGM. The Santa Fe.
Railroad abuts the project site along its northwest boundary.
The proposed single-family residential subdivision, to be developed at a density of 4.2 units
per,acre under the R-l/UGM zone district is considered to be consistent with the medium
density residential land use designation of the.Bullard Community Plan.
Staff has reviewed the above-referenced project proposal and detmmined.that approval of the
project may contribute to.the creation of certain additional moderate environmental effects or
the project may be adversely impacted by existing environmental situations as addressed
below.
2.1--Substantial Indirect Source of Pollution
The proposed project will cumulatively contribute to the incremental decline in.local air
quality. However,the projects air quality impact in and of itself is not felt to be significant._,. .
The project site is located in Fresno County, a nonattainment area for ozone and particulate
matter air pollution and within the Fresno-Clovis Metropolitan Area, a nonattainment area for
carbon monoxide air pollution. The San Joaquin Valley Unified Air Pollution Control District
Initial Study EA TA831
Page 2
February 26, 1998
(SJVUAPCD) charged with monitoring and improving local air quality, has developed the
1982 Fresno Clean Air Plan which continues to project nonattainment for the three
above-noted pollutants. That plan includes a number of strategies to improve air quality
including a transportation control strategy and a vehicle inspection program.
The City of Fresno,in addition to the measures proposed by the SJVUAPCD, is proposing
additional measures to improve local air quality including the full implementation of Measure
"C" funded transportation improvements, implementation of community planning procedures
which.are sensitive to air quality, computerization of all of the City's.traffic.signals and
improvements to the City's mass transit system. However, even with the combined efforts of
both the SJVUAPCD and the City of Fresno, mandated State air quality standards may not be
attained.
7.2 Noise Exposure
The proposed subdivision is located west of the Atchison,_Topeka and Santa Fe Railroad
mainline. This railroad is a significant source of noise and vibration which can disrupt the
habitability of a residential area.
This noise problem can be alleviated, however, by the implementation of the mitigation
measures identified in the acoustical analysis for Tract No:4831 prepared by Brown-Bustin
Associates, Inc. dated December S., 1997 and the addendum dated December 24,. 1997. .These
measures include the installation of a noise barrier in the form of masonry wall or waU/berm
combination ranging in height from 12.2 feet to 14.2 feet and located at the rear/or side of
proposed Lots 19 through 63.
Therefore, approval of the tentative and final maps of.Vesting Tentative Tract.No, 483l/UGM
612-shall be conditioned such,that no occupancy permit.shall be issued for the<affected .
dwelling units in the tract unless the noise tarsiers are provided as identified,by the acoustical
analysis submitted to the City of Fresno Development.Department that the required noise
barriers have reduced noise levels within outdoor activity areas to a level consistent with the
standard established by the City of Fresno General Plan/Noise Element.
A portion of the subdivision will abut West Spruce Avenue,.a designated"collector" street.
The vehicular traffic which will ultimately utilize this street will generate a significant
amount of traffic noise and may result in potentially dangerous traffic access situations for
the single family homes adjacent to the street. _ _.
Initial Study EA T4831
Page 3
February 26, 1998
The traffic noise and access problem at this street will be mitigated, however, by the
recommended conditions of approval for the subdivision. The lots which will back-onto or
side-onto this streets will incorporate a 6-foot solid wall or fence behind a 10-foot landscape
strip into their design. The wall and landscape strip will not only prohibit direct access from
those lots to this street but will also provide some noise relief to the inhabitants of the lots
nearest this street. The landscape strip will also help to make the street more aesthetically
pleasing in appearance. In addition, a 30-foot rear-yard or 20-foot side-yard building
setback will be imposed on the lots which back-onto or side-onto,this major street.
10'.2—Cumulative Increase in Vehicle Traffic Necessitating Traffic
Stu
The California.Department of Transportation(CALTRANS), in response to City staffs request
for comments on this project believe a study should be completed as part of the project
approval process in order to assess the project's impact on State-Route 99, its
Grantland/Herndon interchange to determine the project's pro rata responsibility for area-wide
circulation improvements.
It is the City's position that these area-wide circulation issues were addressed.in the adopted
Environmental Impact Report for the Bullard Community Plan Update (EIR No. 10096). The
EIR addressed the effect of development in the Bullard Plan Area on the Grantland/Herndon
Avenue interchange to State Route 99. Additionally, since the subject site is currentlyplanned
for urban development on the Bullard Community Plan, the EIR allowed for the proposed
residential_development of the subject site and addressed the future traffic to be generated by
the residential development of the subject site, and,its effects>on.the,surrounding circulation
system.
10.3—Potential Traffic Hazard to.Bicyclists or Pedestrians
The subject site is within the Central Unified School District.
Vehicular.traffic originating from and traveling through this proposed subdivision may be a
potential hazard to those children residing in the subdivision and in ther surrounding area who
may be expected to walk to and from bus pick-up points outside the subdivision. -
The inclusion of pedestrian sidewalks.into the design of the proposed subdivision should-help -- -
to mitigate this potential hazard. Sidewalk installation will be required on both sides of all
streets, as a condition of approval of the tentative map.
Initial Study EA T4831
Page 4
February 26, 1998
11.4--Schools Overcrowding
The project site is located within the enrollment area of the Central.Unified School District.
The Fresno City Council has adopted findings that conditions of overcrowding will exist upon
development of numerous residential projects proposed and pending within the District
boundaries.
The District has addressed the problem of overcrowding through the assessment of
development fees to construct school facilities. The development-fee-assesses fees on all
residential, commercial and industrial developments. Any long-term solution to the
overcrowding problem must occur as a result of district-wide and communitywide action.
Although this project may contribute to an increase in school overcrowding,the collection of
development fees should help to insure that the overcrowding problem.is mitigated for this
particular tract.
11.6--Availability of Sewer Lines of Adequate CapacitX
This site is master planned to be in the service area of the future Grantland Avenue trunk
sewer. Permanent sanitary sewer is not available to this tract.
The Bullard Community Plan advises that the Herndon trunk sewer flows into the Cornelia
trunk line and that there is not enough capacity in the Cornelia trunk line to bold the
anticipated flows from the Herndon Service Area,when combined with the flows expected
from the Cornelia Service Area.
The future Grantland trunk line will act to alleviate;.this..situation:by.removing.,the.Herndon
trunk line flows from the Cornelia trunk line. The Grantland trunk line.will also provide
capacity for development within its service area, which is generally aocated--w_ est of North Polk
Avenue.
The nearest sanitary sewer facility to the tract capable of providing temporaw service is the
sewer located in West Spruce Avenue. As noted, permanent capacity does not exist in the
Cornelia trunk system to serve this tract. The granting of temporary service to this tract from
the Cornelia trunk sewer may limit development of comparable property within the Herndon•.
and Cornelia trunk service areas until the Grantland trunk sewer is constructed. Because
permanent capacity for this site does not exist, specific Council approval is required to allow
temporary service to the Cornelia trunk line for this subdivision. The Council has approved[a
temporary service connection to the Cornelia trunk for this site with the approval of temporary
service for Tentative Tract No. 4148. '
Initial Study EA T4831
Page 5
February 26, 1998
The City of Fresno's Wastewater Treatment Plant, with an estimated hydraulic treatment
capacity of 60 million gallons of effluent per day(MGD) average dry weather flow, is
currently treating between 53 and 55 MGD on a yearly basis with some daily total flows of 60
MGD. The treatment plant is approaching its overall design capacity. This project, as
proposed, will cumulatively contribute to the short-term reduction of capacity at the plant. In
order to address this situation and to reduce the chance of eventual curtailments in.the City's
development process, the City has initiated proceedings to expand the plant's capacity by 20
MGD. The City has hired design consultants and is currently conducting an Environmental
Impact Report on the proposed expansion. The City will be establishing an area wide major
public facilities fee and has continued to work with monitoring agencies to insure the
timeliness of planned improvements. However, it must be noted that capacity for new
development will be reserved only on a first-come, first-serve basis and not all approved
development is guaranteed sewer capacity pending the successful completion of the plant's
expansion. It is estimated that there is sufficient capacity remaining to accommodate
development until the anticipated completion of the phased expansion.
12.:4--Aircraft Hazards
The entire site of Vesting Tentative Tract No. 4582 is located within the Sierra Sky Park's
"Conical Zone" and a small portion is located in the primary review area as defined by the
City's adopted Sierra Sky Park Land Use Policy Plan. Property in the "Conical Zone" of the
airport is subject to aircraft flyover which may lead to a safety and noise hazard to both aircraft
and residents of the proposed development.
The proposed development type and density,however,-is:consistent with-the,-policies of the
Sierra Sky Park Land Use Policy Plan relating to`residential:development=in.the "Conical : .
Zone" and, therefore, will not be subject to special aircraft.noise°mitigation measures because
this project site is located outside of the airport noise impacted area.
Inorder to mitigate any potential safety hazards due to aircraft flyover, the Federal.Aviation
Regulations will require the dedication of an avigation easement over the site. The easement
surfaces acquired shall be based on Part 77 of the Federal Aviation Regulations.
14:0--HISTORICAL/ARCHAEOLOGICAL
There are no adjacent historical or archaeological sites. To.ensure that any possible sites will
be;protected, the following conditions will be placed on Tentative Tract.
No. 4831:
1. If archaeological and/or animal fossil material is encountered during project surveying,-
grading, excavating, or construction, work shall stop immediately.
Initial Study EA T4831
Page 6
February 26, 1998
2. 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 shall be immediately contacted, and
the California Archaeological Inventory/Southern San Joaquin Valley Information Center
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 farther site investigation or site
avoidance/preservation.
3. If animal fossils are.uncovered, the Museum of Paleontology, U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall.be
conducted by a paleontologist and, if the paleontologist determines the material to be
significant, it shall be preserved.
FINDING FOR MTTIGATED.NEGATIVE DECLARATION
Based upon the information received from various public agencies and based upon the
information available in the public record, there is no substantial evidence to indicate that the
proposed project may have a significant effect on the environment and a negative declaration is
appropriate.. However, there are certain specified conditions to the issuance of this Negative
Declaration, therefore, this environmental finding shall be considered a Mitigated Negative
Declaration. The mitigation measures which are the conditions to the issuance of the Negative
Declaration shall be monitored in accordance with the attached monitoring checklist for
Environmental Assessment No. T-4831.
Initial Study EA T4831
Page 7
February 26, 1998
CITY OF FRESNO
MONITORING CHECKLIST FOR
ENVIRONMENTAL ASSESSMENT (EA)NO. T4831
This monitoring checklist for the above noted environmental assessment is being
prepared in accordance with the requirements of the California Environmental
Quality Act(CEQA) and is intended to establish a reporting/monitoring-program-for
Vesting Tentative Tract No. 4831/UGM 612, as required under Assembly:Bill 3180.
Implementation of mitigation measures as noted below will be required upon the request for entitlements for
the subject property in Environmental Assessment(EA)No. T-4831.
7.2 Noise Exposure.
MITIGATION MEASURE IMPLEMENTED BY WHEN IMPLEMENTED VERIFIED BY
7.2
Approval of the proposed Development Prior to occupancy of Development
project shall be Department; Land any dwelling unit Department,
conditioned upon Division and within the project Building Section
compliance with the Engineering Section adjacent to Polk and
acoustical analysis for Bullard Avenues
Tract No. 4831 prepared
by Brown-Buntin
Associates, Inc. dated
December 5, 1997 and the
addendum dated
December 24, 1997 and
providing 20- or 30-foot
building setbacks and a
solid wall or fence at the
side or tear of all lots
which side or back-onto
t West Spruce Avenue.
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a
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