HomeMy WebLinkAboutT-4988 - Conditions of Approval - 2/6/2008 City of
rnNOW. .
AGENDA ITEM NO, Ix-A
REPORT TO THE PLANNING COMMISSION COMMISSION MEETING 2/07/01
APPROVED BY
February 7, 2001
DEPARTMENT DIRECTOR
FROM: STAFarming Division
Develo ent Department
SUBJECT: VESTING TENTATIVE TRACT(VTT)NO. 4988/UGM
PROJECT DESCRIPTION
PROJECT: A 8-lot single-family residential subdivision. The subdivision will be
developed at a density of 1.9 units per acre on a 4.2 acre site.
APPLICANT: Rabe Engineering, Inc.
(Engineer: Jim Prebble)
LOCATION: On the northeast corner of North Brawley and West Palo Alto Avenues
SITE SIZE: Approximately 4.2 acres
EXISTING PLAN AND Bullard Community Plan
LAND USE DESIGNATION: Medium-Low Density Residential
EXISTING ZONING: R-1-B/UGM(Single-Family Residential District)
EXISTING USE: Vacant
BORDERING PROPERTY
INFORMATION:
Planned Land Use ExistingZoning Existing-Use
North: Commercial C-2/EA/UGM Presently being
developed(Ralphs Supermarket)
South: Medium-Low Density Residential R-1/UGM Single-Family Residential
East: Medium-Low Density Residential R-1-B/UGM Single Family Residential
West: Office Commercial AE-5/UGM Vacant
ENVIRONMENTAL FINDINGS
Staff analysis of the project resulted in the filing of a Mitigated Negative Declaration for Environmental
Assessment No. T-4988/UGM
REPORT TO THE PLANNING COMMISSION
VTT-4988/UGM
Page 2
February 7, 2001
BACKGROUND AND ANALYSIS
The Bullard Community Plan designates medium-low density land uses as appropriate for the property.
The Plan shows property to the south and east as planned for medium density residential land use. The
property to the north is designated for commercial (recently approved Ralphs supermarket) land use,
while property to the west is designated for commercial office land use.
Surrounding land uses include vacant and residential land zoned R-1-B/UGM to the east, west and
south. The area to the north is vacant, however it is presently being developed with commercial type
uses, and is zoned C-2/EA/UGM. The proposed single-family residential subdivision is considered to
be consistent with the medium-low density residential land use designation by the Bullard Community
Plan.
Vesting Tentative Tract Map T-4988/UGM proposes to subdivide 4.2 acres of land into 8 single-family
residential lots. The proposed density yield of this single-family subdivision (1.9 units per acre) is
within the allowed density range for a R-1-13 zoned project, the Bullard Community Plan, and the
Sierra Sky Park Airport compatibility policies.
The proposed map is located within the City's Urban Growth Management (UGM) area. Approval of
the project will be in conformance with the requirements as set forth in the City's UGM Services
Delivery Plan.
A Service Delivery Analysis was completed with respect to police, fire, sewer, park and street-related
services. The requirements of the UGM Service Delivery Plan are incorporated into the conditions of
project approval.
The public street section of Vesting Tentative Tract No. 4988\UGM is proposed to be developed with
an interior local street having a right-of-way width of 60 feet as permitted under Alternate Public
Works Standards API-1 and 2.
Installation of sidewalks will be required on both sides of the public street throughout this tentative
map, in addition to installing a sidewalk on North Brawley Avenue.
A portion of the site is partially within the 60 db (decibel) CNEL (Community Noise Equivalent Level)
noise contour and the inner approach zone of the Sierra Sky Park Airport. Development of single
family residential land uses within the 60db noise contour and inner approach zone will be subject to a
development limitation of no more than 2 dwelling units per acre and a requirement that at least 20
percent of the site area be designated as open area, and conditions listed below. These requirements
are pursuant to the Bullard Community Plan and its Sierra Sky Park Airport compatibility policies.
REPORT TO THE PLANNING COMMISSION
VTT-4988IUGM
Page 3
February 7, 2001
The project was routed to and reviewed by the appropriate agencies. All of their concerns and
recommendations have been incorporated in the conditions of project approval. In addition, the
Bullard Community Plan Advisory Committee and the Fresno County Airport Land Use Commission
reviewed the project and recommended approval.
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 General Plan and any applicable specific plan, because the Bullard Community
Plan designates the site for Medium-Low Density Residential land uses and subject to
Section 12-403-B of the Fresno Municipal Code, the project design meets the density and
zoning ordinance criteria for development in 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.
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.
REPORT TO THE PLANNING COMMISSION
VTT-4988/UGM
Page 4
February 7, 2001
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 Exhibit A dated January 29, 2001.
2. Development shall take place in accordance with the Conditions of Approval for Vesting
Tentative Tract No. 4988/UGM dated February 7, 2001.
3. The City of Fresno shall require the dedication of an avigation easement and agreement as
called for in the 1995 Sierra Sky Park Land Use Policy Plan.
4. No structure, tree, or other object shall be permitted to exceed the height limits established in
accordance with Part 77, Subpart C, of the Federal Aviation Regulations (FAR).
5. An acoustical analysis shall be prepared for development within the noise contour area and
any special noise insulation features recommended by the study shall be implemented.
6. Within the Inner Approach Zone:
a. Residential development shall be limited to a density of two dwellings units per-acre.
b. A minimum of 20 percent of open area(having a size and shape such that a small
aircraft could conceivably make an emergency landing without damage to buildings or
serious injury to aircraft occupants) shall be provided.
C. Schools, hospitals, nursing homes, or similar uses are prohibited.
d. All outdoor lighting shall be hooded in a manner that light and glare will not interfere
with aircraft operations.
RECOMMENDATION
Based upon the information and required findings in the staff report, staff recommends that the
Planning Commission take the following action:
1. APPROVE the Negative Declaration for Environmental Assessment No. T-4988.
2. APPROVE Vesting Tentative Tract Map No. 4988/UGM subject to development in
accordance with Exhibit A dated January 29, 2001, and subject to compliance with the
Conditions of Approval dated February 7, 2001.
REPORT TO THE PLANNING COMMISSION
VTT-4988/UGM
Page 5
February 7, 2001
3. APPROVE Vesting Tentative Tract Map No. 4988/UGM subject to the following conditions:
a. The City of Fresno shall require the dedication of an avigation easement and agreement
as called for in the 1995 Sierra Sky Park Land Use Policy Plan.
b. No structure, tree, or other object shall be permitted to exceed the height limits
established in accordance with Part 77, Subpart C, of the Federal Aviation Regulations
(FAR).
C. An acoustical analysis shall be prepared for development within the noise contour area
and any special noise insulation features recommended by the study shall be
implemented.
d. Within the Inner Approach Zone:
1. Residential development shall be limited to a density of two dwellings units per-acre.
2. A minimum of 20 percent of open area(having a size and shape such that a small
aircraft could conceivably make an emergency landing without damage to buildings
or serious injury to aircraft occupants) shall be provided.
3. Schools, hospitals, nursing homes, or similar uses are prohibited.
4. All outdoor lighting shall be hooded in a manner that light and glare will not interfere
with aircraft operations.
AR:I el:\K\Common\PC\TT-4988-RPC
Attachments: Vicinity Map
Subdivision Map
Conditions of Approval for VTT No. 4988/UGM
Negative Declaration of Environmental Assessment No. T- 4988
County of Fresno letter dated September 5, 2000
County of Fresno (ALCU) letter dated August 21, 2000
Parks, Recreation & Community Services Dept. Letter dated January 3, 2001
Fresno Metropolitan Flood Control District memorandum dated December 26, 2000
Solid Waste letter dated December 18, 2000
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
VICINITY MAP
< ��A U.U. « N 71 7a 71 14 1 I i.1 V
43 Kr
1 -�,1Q� --• T �7 Y M- E
i f
AVE - - - - -
y J m -
e C+BA•30•E"GM
- j i •
a
AVE.
W. HERNDON
NN
O/ I
I � 1 LJ 1
1
/CZ M
I _+
j
I �
r ie� yy1 setY Its I ut � . e =3
1'�3m/CzS ■r ■A-f� {
1 V� J e V fr a < a
J
Pro' erty ' Y
f a T `-
W MAG1l L
)AAGILL i b T4 WMAGU a la w
EFV GM 4 toy
Y I
to •5r
4 1
to
- FREMaNTZ 9 1 s aK
a <
I a > la
1 j 1 I < `
w ul I zr ao of
J I 1 -
• AVE I� -
b
qa wfa 104 10+ a+ 101 • a 7 4 6
a 4 w G
:;Y • ' + } w. Los ALTOS AVE. is K
S ALTOS ti
r n i
AVE + + W. waTHEN
Tis
04 4
M 4s Cr m Q M
W WwATHE as 43
T H EN 1
ti .�
AVE y « .� to
04
Q
K r • a is a _ n b
"CINITV MAZE DEVELOPMENT DEPAR'T'MENT
N PLANNING DIVISION
Tentative Tract Map No. T-4988 A.P.N.: __4D6-Q20=31 _
w E
ZONE MAP: 1746._
NE Corner N. Brawley & W. Palo Alto Avenues s
NOT TO SCALE BY/DATE: 1 1-26-01 _
� � VESTING TENTATIVE
yYW£S1cERND N -AVENUE TRACT MAP N0. 4988
! IN ME CITY OF FR8SN0, FRBSNO COUNTY CALIFORNIA
\ CONSISNAW OF ONE SHEET
'f e ` •D Ilu RABE ENGINEERING, INC.
2021 N. CATEITAY BLVD.,FRESNO. CALIFORNIA. 93727
♦ 13 roe4le.. 1 V hob o N ,p e a (S59)252-7229
PORTION OF A.P.N. 406-020-31
---- .a .. � 1'--
v
Gall 79 taI
�. •.\ a mw,u�rortx: yry
`� // 5 $\\ �mos�.vw,n� y N
I / y W
1 1 \'♦q
r�4Wm ro ritlrtt,[q,x��nwu
♦ / / I (I � �� ..o .nw.n
6/
�•
4,4
I I � e j•
a,r co
I ♦7
t 2 r
J t �
UGr• I♦ 1•ars I 9 •� ur.ttw.o...a+wn o.wsl cw+o.t..ac exam.,o
o
ox
'.♦\ .. F'rrS� ° I � 'W 41 ry`Q r o'ry S��']''y.F ,a 'O1 weem.�(a...al� {
G
4 Nb
J
C 4 LOCATION ''�
4
— i VlBCWTY REAP
xr 1 <r l
" 00-056
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11533
The Fresno City Planning Commission at its regular meeting on February 7, 2001, 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. 4988 was filed with the City of Fresno and
proposes a 8-lot single-family residential subdivision on approximately 4.2 acres of land located on
the northeast corner of North Brawley and West Palo Alto Avenues; 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 February 7, 2001, and presented
at the hearing.
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 considered the Mitigated Negative Declaration for Environmental Assessment
No. T4988 issued on January 17, 2001, 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. 4988 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. 4988 subject to the Development Department Conditions of Approval dated
February 7, 2001, including the following modifications:
4. Relinquish access rights to North Brawley Avenue from proposed Lots 1, 2,
3, and 4 of Exhibit"A" dated January 29, 2001. Ref. Section 12-1011-f-3,
Fresno Municipal Code.
6. Limit construction on lots 1 and 4 to single story construction.
19. Lots 1, 2, 3, and 4 shall have a 20-foot rear yard building setback, not including the
10-foot landscape easement (and irrigation system) along the rear of said lots.
Planning Commission Resolution No. 11533
Page 2
February 7, 2001
23. Pay school construction fees to the Fresno Unified School District in
accordance with the adopted schedule of fees, prior to the issuance of building
permits for the subdivision.
41. All interior streets shall be dedicated in accordance with the 60-foot and
standard widths as shown on Exhibit"A" dated January 29, 2001, and fully
improved with standard curb, gutter, sidewalk on both sides of all streets,
street lighting, and full width permanent street pavement.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Eckenrod, seconded by Commissioner Civiello.
VOTING: Ayes - Eckenrod, Civiello, DiBuduo, Stone
Noes - None
Not Voting - None
Absent - Alvarez, Sterling, Treadwell
DATED: February 7, 2001 C P. YOVINO, Secretary
Fr o City Planning Commission
Resolution No. 11533
Vesting Tentative Tract No. 4988
Filed by: Rabe Engineering(Jim Preble)
Action: Approved with Conditions
ar\JAarf11eslreso1utionslper11533.wpd
City of Fresno February 7, 2001
Development Department
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT NO. 4988/UGM
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. 4988
entitled Exhibit"A," dated January 29, 2001.
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 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 West Mckinley Avenue from proposed Lots 1, 2, 3, and 4 of
Exhibit"A"dated January 29, 2001. Ref. Section 12-1011-f-3, Fresno Municipal Code.
5. Submit a "Deed of Avigation of 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.
6. The property owner shall record a covenant providing that it is understood by the owners
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 2
February 7, 2001
and owners' successors in the interest of the real property in question lies close to the
Sierra Park Airport and that the operation of the airport and the landing and taking-off of
aircraft may generate high noise levels which will affect the habitability and quiet
enjoyment of the property. That the owners covenant to accept and acknowledge the
operations of the Sierra Sky Park Airport. The owner shall notify any buyer by-the use of
the real estate disclosure statements of the property. The disclosure statements shall
notify the buyer of the proximity of the property to the Sierra Sky Park Airport and that
aircraft overflights may affect the habitability and quiet enjoyment of the property. The
above easement, covenant, and conditions, and restrictions shall run with the land and
shall be binding upon present and subsequent owners of the property.
7. Comply with letter from the County of Fresno, Planning &Resource Management
Department dated September 5, 2000.
8. 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.
9. 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.
10. 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
11. Provide a 10-foot landscaped easement(and irrigation system) along the rear and side
property lines of all lots which back-onto or side-onto North Brawley Avenue. Reference
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 easement located along North Brawley
Avenue, may be the responsibility of the City Landscaping and Lighting Maintenance
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 3
February 7, 2001
District. Contact Public Works Department, Engineering Services Division staff for
information regarding the City's District. The property owners shall petition the City for
annexation to the City's district prior to final map approval.
13. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District No. 2, he 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 is aware of the estimated amount
of the assessment.
14. Should the City Council not approve the annexation of such landscape areas then the
property owner/developer shall create a homeowner's association for the maintenance of
the landscape areas. The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&R's) and the proposed instruments for the homeowner's association shall be
submitted to the Development Department for review two (2) weeks prior to final map
approval. Said documents shall 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.
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 designed solid
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 easement
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.
Building Setbacks
18. Building setback lines shall be in accordance with the R-1-B/UGM zone district.
19. Lots 1, 2, 3, and 4 shall have a 20-foot rear yard building setback.
20. Provide a 6-foot high solid wall(meeting requirements of the Fresno Municipal Code)
along the rear property lines of lots 1, 2, 3, 4, and 5.
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 4
February 7, 2001
Information
21. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract map shall be subject to approval of the
Solid Waste Manager.
22. 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.
23. 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.
24. Contact the United States Postal Service - Fresno Office for the location and type of
mailboxes to be installed in this subdivision.
25. 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).
26. The County of Fresno will need to review and approve the grading and drainage plans for
this development to insure that storm water runoff from the project site will not adversely
impact surrounding properties under County's jurisdiction.
27. 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
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 5
February 7, 2001
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.
28. Contact the Fresno Irrigation District at 233-7161 for further information regarding
canal/pipeline.
29. Construction permits are subject to assurance that the City of Fresno's community water
system has appropriate capacity and quality to serve this project. Contact Car Carlucci,
Sate Department of Health Services, Division of Drinking Water and Environmental
Management at(559)447-3300 for additional information.
30. 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 of Public 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
31. Comply with the Parks Division memorandum dated January 3, 2001.
Urban Growth Management Requirements
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 6
February 7, 2001
32. 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 pernlit
issuance in accordance with-the requirements of Section 12-4.509-C-3, Fresno Municipal
Code.
FIRE SERVICE
33. Fire service will be provided by Fire Station No. 2. Provide residential hydrants per
Public Works Standards.
Urban Growth Management Requirements
34. 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
35. The subdivider shall make provisions for the physically handicapped in accordance with
the Department of Public Works standards and as required by State law.
36. 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.
37. 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.
38. 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.
39. 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
Conditions of Approval '
Vesting Tentative Tract No. 4988/UGM
Page 7
February 7, 2001
surfaced or as directed by the Engineer.
40. All of the required street improvements shall be constructed and/or installed in
accordance with City of Fresno standard specifications.
41. All interior streets shall be dedicated in accordance with the 60-foot and standard widths
as shown on Exhibit"A" dated January 7, 2001 and fully improved with standard curb,
gutter, sidewalk on both sides of all streets, street lighting, and full width permanent
street pavement.
42. North Brawlev Avenue--within the limits of the tract, shall be dedicated and improved
with standard curb, gutter, sidewalk, street lighting, and 20 feet of permanent street
pavement where not existing in accordance to Public Work standards. The sidewalk
pattern shall be constructed to a residential pattern. Handicap access ramps are required at
all corners within the limits of this tract. Construct transition pavement as required from
the northern limits of the tract to the existing two-way pavement on North Brawley
Avenue.
43. Relinquish direct access to North Brawley Avenue from lots 1, 2, 3, and 4.
44. 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.
45. West Palo Alto—Construct concrete curb, gutter, sidewalk, 20 feet of permanent paving
and underground street lighting system along the frontage of this tract. The sidewalk
pattern shall be constructed to a 10 foot residential patter. Construct transition pavement
as required.
Urban Growth Management Requirements
This project falls withing the UGM Major Street Zone C/D-2
46. Construct the two center 17 foot travel lanes with permanent paving to complete the
southbound and northbound travel portions of North Brawley Avenue. Construct a
median island (with landscaping) to Public Works Standards and a 150 foot(10 foot
wide)northbound left hand turn to the westerly prolongation of the northerly limits of this
tract. Install a 150W safety light and traffic signal pole at the northeast corner of West
Palo Alto and North Brawley Avenues; contact Ernie Garcia at(559) 498-1613 for the
type and size of the pole.
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 8
February 7, 2001
SEWER SERVICE
A 45-inch sanitary sewer main is existing in West Herndon Avenue.
47. Extension of the 8-inch sanitary sewer main is required southerly in North Brawley
Avenue, thence easterly in West Palo Alto to the east boundary of this tract.
48. Separate sewer house branches shall be provided to each lot created.
49. All public sanitary sewer facilities shall be constructed in accordance with Public Works
Department standards, specifications and policies.
SOLID WASTE
50. Comply with Solid Waste letter dated December 18, 2000.
WATER SERVICE
A 14-inch Transmission Grid Water Main is located in North Brawley Avenue, and an 8-inch
water main in West Palo Alto Avenue. The tract may be served from the existing water mains.
No offsite public water main extensions are required.
51. Separate water services shall be provided to each lot created.
52. All public water facilities shall be constructed in accordance with Public Works
standards, specifications and policies.
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.
Right-of-Wqy Acquisition
55. The developer will be responsible for the acquisition of any necessary right-of-way to
Conditions of Approval
Vesting Tentative Tract No. 4988IUGM
Page 9
February 7, 2001
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-way
to 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 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 January 4, 2001.
58. Comply with Fresno Metropolitan Flood Control District memorandum dated January 4,
2001.
59. 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
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 10
February 7, 2001
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.
DEVELOPMENT FEES AND CHARGES
60. This project is subject to the following development fees and charges:
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
a. Metropolitan Flood Control District Fee $13,085.00
PARKS DEPARTMENT
b. Street Tree Landscape Plan Review fee $37.00
C. Street Tree Installation fee
City installed tree $129.00/tree
d. Street Tree Inspection fee
Developer installed tree $28.00/tree
e. Maintenance District Plan Review fee $132.00
f. Maintenance District Inspection fee $293.00
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 $419/living unit
Service Area: Cornelia
j. Wastewater Facilities Charge $2,119/living unit
k. House Branch Sewer Charge n/a
WATER CONNECTION CHARGES
1. Service Connection Charge Fee based on
service(s) and
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 11
February 7, 2001
meter(s) sizes
specified by owner;
fee for service(s) and
Meter(s) established
by the Master Fee
Schedule.
In. Frontage Charge $6.50/lineal foot
n. Fire Hydrant Charge $0.75/100 square feet
(Summation of lot
areas)
o. Transmission Grid Main Charge $560/gross acre
(parcels 5 gross acres
or more)
P. Transmission Grid Main Bond Debt Service Charge $243/gross acre
(parcels 5 gross acres
or more)
q. UGM Water Supply Fee $354/living unit
Service Area: 201 s
r. Well Head Treatment fee $0/living unit
Service Area: 201
S. Recharge Fee $0/living unit
Service Area: 201
t. 1994 Bond Debt Service $0/living unit
Service Area: 201
URBAN GROWTH MANAGEMENT FEES/CHARGE*
U. UGM Fire Station Capital Fee $122/gross acre
Service Area: 2
V. UGM Park Fee $498/gross acre
Service Area: 6
W. Major Street Charge $1,930/adj. net acre
Conditions of Approval
Vesting Tentative Tract No. 4988/UGM
Page 12
February 7, 2001
Service Area: C/D-2
X. Major Street Bridge Charge $65/adj. net acre
Service Area: C/D-2
Y. Traffic Signal Charge $860/adj. net acre
Z. UGM Grade Separation Fee n/a
aa. UGM At-Grade Railroad Crossing Fee $262/adjusted acre
Service Area: C/D-1
bb. Trunk Sewer Charge n/a
Service Area:
cc. Street Acquisition/Construction Charge $3,173.50(flat rate)
arAK\common\coa\TTM-4988.wpd
City of
bliOtiliii
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado • Fresno, California 93706-2014
(559)498-1459
December 18, 2000
To: Robert Lewis
Planner III
Planning Division
From: Robert Weakley
Chief of Operations
Solid Waste Department
Re: Tract No. 4988/UGM
The current recycling/waste removal program utilizes the use of three
toters needing four feet of clearance between them for service. This along with
utility services, cable boxes, mail boxes, light poles, etc. would require
approximately sixty feet of frontage. Please note with this in mind we should
require that all utilities be placed together along property lines to ensure adequate
clearance for container collection. Gates should be at least thirty six inches wide
to accommodate for containers.
0 •
County of
IM IM IMM 1k I
Planning & Resource Management Department
Carolina Jimenez-Hogg
Director
September 5, 2000
David Braun
City of Fresno
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Braun:
SUBJECT: AIRPORT LAND USE COMMISSION REVIEW OF GENERAL PLAN
AMENDMENT NO. A-00-07 AND REZONING APPLICATION NO.
R-00-13
On August 21, 2000 the Fresno County Airport Land Use Commission reviewed
the above referenced application for consistency with the 1995 Sierra Sky Park
Land Use Policy Plan.
The Commission determined that the proposal is consistent with the plan
subject to the following conditions:
1. The City of Fresno shall require the dedication of an avigation easement and
agreement as called for in the 1995 Sierra Sky Park Land Use Policy Plan.
2. No structure, tree, or other object shall be permitted to exceed the height limits
established in I accor dance withl Part 7 7, Subpart C, �f ti Ic Federal r"�ViatlUi I
Regulations (FAR).
3. An Acoustical Analysis shall be prepared for development within the noise
contour area and any special noise insulation features recommended by the
study shall be implemented.
2220 Tulare Street,Sixth Floor/ Fresno,California 93721 /Phone (5.59) 262-40.5.5 /262-4029/262-4302/262-4022 /FAX 262-4893
Equal Employment Opportunity-Affirmative Action•Disabled Employer
x
0 •
Within the Inner Approach Zone, a) residential development shall be limited to
�—� 2 dwelling units per-acre; b) schools, hospitals, nursing homes, or similar uses
are not allowed; c) a minimum of 20% of open area (having a size and shape
such that a small aircraft could conceivably make an emergency landing
without damage to buildings or serious injury to aircraft occupants) must be
provided; d) non-residential structures may be permitted provided that usage
of said structures may not attract more than 10 individuals per acre; and that
uses outside of said structures do not attract more than 25 individuals per acre.
5. Schools, hospitals, nursing homes, or similar uses shall be prohibited within the
Traffic Pattern Zone.
6. All outdoor lighting shall be hooded in a manner that light and glare will not
interfere with aircraft operations.
If you have any questions, please contact me at (559) 262-4196.
Very tru4Underwood,
nna Planning & Resource alyst
Development Services Division
su: ggc
G:\DEVSBPLNIPLANNINGITRANSPIALUCTresno A-00-07 ALUC response.doc
County of
17F1C 01;ice Airport Land Use Commission
Agenda Item No. 4
DATE: August 21 , 2000
TO: Airport Land Use Commission
FROM: Carolina Jimenez-Hogg, Director
Planning & Resource Management Department
Secretary - Airport Land Use Commission
eona Fran e,mes
Development Services Manager
SUBJECT: DETERMINE WHETHER CITY OF FRESNO PLAN AMENDMENT
APPLICATION NO. A-00-07 AND REZONING APPLICATION NO. R-
00-13, PROPOSING THE ACTIONS DESCRIBED BELOW, ARE
CONSISTENT WITH THE ALUC'S SIERRA SKY PARK LAND USE
POLICY PLAN
• Amend the Bullard Community Plan by redesignating an
approximate four acre portion and an approximate 8.5-acre
portion of an existing 12.5-acre parcel from Office Commercial to
Medium-low Density Residential and to Community Commercial.
• Rezone said portions from AE-5/UGM (Exclusive Five-Acre
Agriculture) to R-1-B/UGM (Single-Family Residential) and C-
2/EA/UGM (Community Shopping Center/Expressway Area)
Zone Districts (See Exhibit 1).
PROPOSAL
Plan Amendment Application No. A-00-07 proposes to amend the Bullard Community
Plan by redesignating an approximate four-acre portion and an approximate 8.5—acre
portion of an existing 12.5-acre parcel from Office Commercial to Medium-Low Density
Residential and Community Commercial. The accompanying Rezoning Application
No. R-00-13 proposes to rezone said portions from the AE-5/UGM (Exclusive Five-
Acre Agricultural) to the R-1-B/UGM (Single Family Residential) and C-2/EA/UGM
(Community Shopping Center/Express Area) Zone Districts, respectively. The subject
property is located at the southeast corner of the intersection of N. Brawley and W.
Herndon Avenues.
2220 Tulare Street,Sixth Floor/Fresno, California 93721/Phone(559)262-4022
Equal Employment Opportunity—Affirmative Action—Handicap Employer
AIRPORT LAND USE COMMISSION
August 21, 2000
Page 3
TABLE 1 (portion)
AIRPORT/LAND USE NOISE COMPATIBILITY CRITERIA
Land Use Categoryr6Q65C,IEL.
Residential
Single-Family detached and duplexes` '
Multi-family and transient lodging
Mobile Homes
LEGEND
++ Clearly Acceptable The activities associated with the specified
land use can be carried out with essentially
no interference from the noise exposure.
+ Normally Acceptable Noise is a factor to be considered in that
slight interference with outdoor activities
may occur. Conventional construction
methods will eliminate most noise intrusions
upon indoor activities.
o Marginal Acceptable only by ALUC determination
The indicated noise exposure will cause
moderate interference with outdoor activities
and with indoor activities when windows are
open. The Commission must review uses
that fall within this category on a case-by-
case basis. The Commission may
determine the land use to be acceptable
under conditions where outdoor activities are
minimal and normal construction features
provide sufficient noise attenuation (e.g.,
installation of air conditioning so that
windows can be kept closed). Under other
circumstances, the land use should be
discouraged. .
Normally Unacceptable Noise will create substantial interference with
both outdoor and indoor activities. Requiring
special noise insulation construction can
mitigate noise intrusion upon indoor
activities. Land uses, which have
AIRPORT LAND USE COMMISSION
August 21, 2000
Page 5
TABLE 2 (portion)
INTERIOR NOISE LEVEL CRITERIA
Maximum Acceptable Interior Noise Levels for Commonly
Occurring Individual Noise Events from Exterior Sources
Generalized Land Use �-`'rAcceptAbIb Noise;;_`"J, Basis for Criterion
Residential: Single and
Multi Family Dwellings `,' `? °_=«'-.
1. Living Areas Conversation - 5 feet -
a. Daytime "' - normal voice
Conversation - 10 feet-
b. Nighttime 5 _ normal voice
2. Sleeping Areas 50- Sleeping
2. Airspace Protection
Portions of the site lie within the Approach Surface and Transitional Surface
(Exhibit 3). The FAR Part 77 Airspace Plan allows development within the
Approach and Transitional Surfaces subject to the height limitations as
identified in of Part 77, Subpart C, of the Federal Aviation Regulations.
The majority of the proposed four-acre residential portion of the project is
located within the Approach Surface, with the southwest corner extending into
the Transitional Surface. The entire 8.5-acre portion of the proposed
commercial portion of the project is located within the Transitional Surface.
Development within the Approach Surface can be permitted subject to a slope
limitation of 20:1 and within the Transitional Surface subject to a slope
limitation of 7:1. In the absence of specific information which demonstrates
that the slope limitations are met, the potential for conflicts exists. Therefore,
a project could only be considered consistent with the Plan if a condition is
imposed which requires that structures adhere to the height limitations of Part
77, Subpart C, of the Federal Aviation Regulations.
3. Safety
The proposed project is located within the Inner Approach, Horizontal and
Traffic Pattern Zones of the ALUC's Sierra Sky Park Land Use Policy Plan
(Exhibit 2).
AIRPORT LAND USE COMMISSION
August 21, 2000
Page 3
than two dwelling units per acre.
C. No uses attracting more than 10 persons per-acre.
D. No uses attracting more than 25 persons per-acre.
E. No schools, hospitals, nursing homes, or similar uses.
F. At least 20 percent of area open (having a size and shape such that a
small aircraft could conceivably make an emergency landing without
damage to buildings or serious injury to aircraft occupants). This
requirement does not apply in the traffic pattern zone.
G. Characteristic cannot reasonably be avoided or located outside the-
indicated safety zone.
UNACCEPTABLE: Use is unacceptable due to associated high risk.
4. General Nuisance
Since the proposed project lies within the primary review area of the Sierra Sky
Park Land Use Policy Plan, a condition of approval for any residential subdivision
or zoning change shall be that a dedication of an avigation easement with
agreement by the airport owner or the City of Fresno be required. The terms of the
easement and agreement are specified in the Sierra Sky Park Land Use Policy
Plan.
ENVIRONMENTAL DETERMINATION
The City of Fresno, as the Lead Agency, is responsible for preparing -the
environmental documentation for this project. The Airport Land Use Commission is
a Responsible Agency and must review and consider the environmental effects as
identified by the Lead Agency, prior to acting upon the project.
An Initial Study/Environmental Assessment was prepared by the City of Fresno
(Exhibit 5). The Initial Study resulted in a finding that the proposed project would not
have a significant adverse effect on the environment. This determination was made
due to the incorporation of mitigation measures identified in the Initial Study.
RECOMMENDATION
Staff recommends that that the Commission indicates it has reviewed and considered
the Initial Study/Environmental Assessment and the recommendation for a Mitigated
Negative Declaration as prepared by the City of Fresno.
If the Commission determines the project is consistent with the Sierra Sky Park Land
Use Policy Plan, staff recommends the following conditions:
1. The City of Fresno shall require the dedication of an avigation easement and
agreement as called for in the Sierra Sky Park Land Use Policy Plan.
f EXHIBIT I
. 7
i ♦ w j ►'f 1f Q r
as -
t;
rl a3 4VE.J 5 u -
i ,' ,a W.F i R
Na
000
�•'r�..• �� .-'. - - �•nL�} Yl 'I -I-I
Mt. uai��C o i�.l?fl�.t!.tol• �I':lal
AVE-
fi � J/ r ���•--�; �---------- ------ - - - - �---..;.=
j r d I C-PBA-3 EA/U-- M I -
11
C•i-BA•30-EAUGM r Subject Property
Frem Crce Comm. to Community Ccmm.
+s. _ `�'� ' I _' • Frcm AE-5/UGM to C-2/ENUGIM
• 7 ' -
��+ AVS •` W. N RNDON `'
. e
[a n to
r
34 34 >
I
/j/ /jam% . 31 1 71 }
/x/ tt 2j 37 ,
Y
�\R'gnl
;` MC61.►W1L
Ig -
1 \ r Y Q H
giig
s• v sal JJ�4 -5J JJa \ 1\,\\vEGM \ .
1
:E)A0NT I \ \ i \\ a 13 17 1 3 7 r .W.FP-I)AONT
9-il
36
\\\��\'� \:��.`.:.. 1 t �.3 It7�M •
NNI
AV£r �I; L L )LAR y
- - - - -- -
o
G
lrs afros AVE
u.l
., AV F- I .t 3 a ,. Subject Property
- � From Office Comm. to Med. Low Density Re-c
w I,a I u « M [ m w • tat From AE-5/UGM to R-1-B/UGM
--�ff1G
« u
Z y�
WwaT1IE. « ., u >
i• o m n �a n N
y AVE z u w ■ n ea y A " S` I
"CIUNIIEV 1AP DEVEI,OP11 EitiT DEPARTMENT
CONDITIONAL USE PERMIT N0. C-00-108
N PI��"L\"G DY"SION
PLAN AMENDMENT NO. A-00-007 A.P.N.: 406-020-31
'.v E
REZONING APPLICATION NO. R-00-013 ZONE MAP: -746
6820 N. B RAWLEY AVE. NOT TO SCALE BY/DATE: -J–S—/ 7-18-GO
AUVO vnos d3uv W37au AH"Ldd—
O
---------------
- — _ — W
ter' �' - — —— � _. �. - - - -_ - -- -_ �� - '; •Z— _
- - -
LL,
2c)-— —
—0 — —
Nr
~ .. : -_ -_ —---
z - –
... .........
. .. ........... _
.... ............
... .............
.... .............
....
—
. i`•' ji — 4i —
.. .................
T Y,
..'..'.'.. —
......... — —.�,►_� �- - -- --- �d YINYS— -__ _—_- _.
- - _
CC
x.'!11 O
Ij
-- - ; i
J: - ::•: • _ - _ ��::�� 1. t 1-1- �i� �.. , a
i• _ ::�::. _ _�_- - :�' ..wry^r:•. �c•. -r..--:• ��
_ :p. _—:��� tri: —.1:: � �►T.� .r' t____ ..
�..... .- err-:• - - - - - .r• — i=: :• ......k::.::1
......... .
Lu
•. —— tt Q
t.:E: E:iii
�'� z_ �• fv`:E:::..:::::r::::::::_:::' f� —
::t:: A•' ..
i........'`::::'_. i
- %
- 'i ;::: - —
--
_
U
... - ....� - - :e Jt:.::::
bi
bi
,kt-F-7-11
� � o Piz 4
;:9Zo
\\ \ am33 WVO�Z�'oJ !+ �t� /Y \ \l�`47� I •_�'�1 �
Ilk
IN
" III _ ;1�I I�1 111111 I I-IjpLA..`
LU
��I �'° IS •I I C III I- I I •"�^~ '2 � -
' •r _�1 •t I I`7O I ,� �-;11'< <�_—. max.....:.... '�
t i � o.•
---------------. :I�\h
---- ---a-- o J
- . -- —:-..
� _
ll
---------
- r-
--._... / .... p� M. h
l
-----------------
EnN3AY NOONH3N 1S3M
a41
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Arnoldo Rodriguez, Planner I
Development Department
FROM: DIANE WETZEL, Tree Program Specialist(498.4908)
DATE: January 3, 2001
Subject: Vesting Tentative Subdivision Map T-4988, Located on the Northeast corner of North Brawley
and West Palo Alto Avenues
The Parks Department has reviewed the Tentative Subdivision Map prepared by Rabe Engineering, dated
November 2, 2000. Parks offers the following comments regarding the street tree, and buffer/parkway strip
conditions ...
STREET TREE PLANTING:
A. Street trees are required on N. Gentry and W. Palo Alto. Street trees shall be planted either by the
Developer or by the City Parks Department. Tree species to be planted on those streets are as follows:
N. Gentry Sapium sebiferum(Chinese Tallow)
W. Palo Alto Quercus virginiana(Virginiana Oak)
B. For street tree planting the developer shall select one of the two following options:
1 Option A: Street Tree planting by the Parks Division: The developer shall notify Parks to mark tree
locations and to drill through hardpan upon completion of curb and gutter construction. Street tree fees
shall be paid in accordance with the current Master Fee Schedule.
2. Option B: Street Tree Planting by Developer: For those lots having internal street tree frontage
available for street tree planting, the developer shall plant one tree for each 60'of street frontage, or one
tree per lot having street frontage, whichever is greater.
a. Street tree inspection fees shall be collelcted for each 60' of public street frontage,or one tree
per lot whichever is greater.
b. 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.
c. 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.
d. Performance and payment securities, paid with final map, will be released when all landscaping
installed on public and/or city controlled property is in conformance with Parks Division's planting
specifications and mects the specifications of the city.
e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the
city for guaranty and warranty of the work for a period of ninety days following acceptance.
Parks Recreation and Community Services Department Janaury 3, 2001
T-4988
PAGE 2
DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTSRICT
C. The developer may landscape for inclusion into the Community Facilities District(CFD), the landscape
strip and right-of-way on N. Brawley.
1. Landscape.and irrigation plans 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.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. The street tree species for N. Brawley shall be Ginkgo biloba
(Maidenhair Tree).
3. 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 l' of level ground
between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall
be implemented on all slopes of 4:1, including the use of synthetic erosion control netting in
combination with ground cover species approved by the Parks Division.
4. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows.
5. 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.
6. Street trees designated for this project shall be:
N. Brawley: Ginkgo biloba (Maidenhair Tree)
N. BRAWLEY MEDIAN ISLAND LANDSCAPE INSTALLATION:
D. In accordance with Plan Amendment Application No. A-00-07, and Rezoning Application No. R-00-13,
the applicant shall construct and install the proposed median, to include landscaping and irrigation in N.
Brawley Avenue from Palo Alto to the northern boundary of the tract. Landscaping and irrigation plans
shall be be submitted to Public Works for approval. Plans shall indicate the location and configuration of
the proposed median, existing utilities, including, but not limited to city water lines/service points, sanitary
sewer, storm drains, and electrical lines. Landscape and drip irrigation plans shall be submitted for this
median island to include a full range of ornamental vegetation, including trees, shrubs, and ground covers.
The project proponent shall consult with the office of the Parks Planning Coordinator(498-491 1) before
submitting plans to coordinate design and construction activities.
Parks Recreation and Community Services Department Janaury 3, 2001
T-4988
Page 3
UGM REQUIRMEMNTS:
E. The project is in UGM Zone 46. Please assure that all Parks UGM fees are collected as allowed by
FMC. The nearest regional park to the site is Woodward Park. The nearest neighborhood park is Forkner
Park located at Valentine and Spruce. An addtional neighborhood park is proposed at Figarden and Santa
Fe.
ENVIRONMENTAL ASSESSMENT:
F. This project is consistent with the Parks Master Plan.
FEES:
G. As a reminder, please verify that the following administrative/plan check fees are collected:
1. Option A will require the collection of the 15 Gallon Street Tree Installation fee for City
installed street trees at the rate in effect in the Master Fee Schedule at the time payment is due
(current rate is $129.00 per tree(Acct 434856, Fund#63548,Org#179900).
2. Option B will require the collection of the 15 gallon Street Tree Inspection fee for tree plantings
by private party at the rate in effect in the Master Fee Schedule at the time payment is due (current
rate is $28.00 per tree(Acct#34859, Fund 463548, Org#179900).
3. Collect the CFD Plan Review fee of$132.00 (Acct 434599 Fund 410101 Org#17050)
4. Collect the CFD Field Inspection fee of$293.00 (Acct. (Acct#34599 Fund #10 10 1 Org#17050)
c: Gary Witzel,Utility Design
Jose Benavides,Traffic Engineering
Bob Madewell, Traffic Engineering
Ron Primavera, Director, Parks,Recreation and Community Services
Parks Recreation and Community Services Department Janaury 3, 2001
T-4988
File No. 210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Mark Williamson,Deputy Development Director ZOz/
Development Services Department f=/2 �l321 7
City of Fresno
2600 Fresno Street
Fresno,CA 93721
MAP NO. '¢9B8 TENTATIVE FEE(S)(See below) y
DRAINAGE AREA(S) DRAINAGE AREA
DATE o/-g2o- Zoo/ DRAINAGE AREA
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.
Approval of this development shall be conditioned upon compliance with these District
requirements:
1. OFA rhe r6ta Rh211 he.i:.ectad to
4(Grading and drainage vattems shall be as identified on Exhibit No.
0
c.,,,,,, nr-Aiwi,.e ...,a Flood Genatfol>,re .e_DI
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. See Exhibit No. 1 ,1.1-Alone eegi-ir-ed,
see Paragraph No. 9.
3. 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
v"- Street Plan Water& Sewer Plan Other
CITYTRACTMOV 95469 E. OLIVE.FRESNO,CA 93727 (559)456-3292 • FAX (559)456-3194
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 2
4. 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).
—Zb. 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. Exhibit No.2.
y
5. The proposed developmentapp�does not appear to be located within a39Aea1�A
flood prone area as designated on the latest Flood Insurance Rate Maps available to
the District,
6. The Federal Storm Water Regulations have identified eleven industry types which must
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.
7. 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.
8. 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.
9. 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. 0
•
10. 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.
11. See Exhibit No.2 for additional comments,recommendations and requirements.
Gerald E. Lakeman,District Engineer Project Engineer
c:
6�•-f 1����.�os
Cirv.rsecoNov 95469 E. OLIVE • FRESNO, CA 93727 • (559)456-3292 - FAX(559)456-3194
Construction Requ,. :-ments
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:
HERNDON AVE. THIS DRAWING IS SCHEMATIC.
II —— DISTANCES ARE APPROXIMATE.
f—_
� I
36"
"II
Ld
I
Q I
i
I
WI ---
I
TRACT No. 4988
�I
� 11
)1 24"
PALO ALTO
SIERRA AVE.
-----0-----
-- -
n I
20
25' I
I
I
. I
w
5
5Q 3
al
� I
M I SCALE 1"= 500'
I
I
I
I
I
I
BASIN "AC"
I
LEGEND
25' CONSTRUCTION EASEMENT TO BE ACQUIRED
BY THE DEVELOPER
DK EXISTING 20' STORM DRAINAGE EASEMENT
MASTER PLAN FACILITIES TO BE CONSTRUCTED
BY DEVELOPER - PIPE, INLET & LATERAL.
--EXISTING MASTER PLAN FACILITIES
DIRECTION OF DRAINAGE
TRACT No. 4988
-- INLET BOUNDARY
EXHIBIT N0. 1 DRAINAGE AREA: "AC"
L FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
OTHER REQUIREMENTS
EXHIBIT NO.2
The drainage system cost and fee schedule update is currently underway.The drainage system cost
and fee obligation indicated in this notice is the obligation which is valid at the date of this notice.
Contact the District for a final drainage fee obligation prior to recording of the final map.
The required storm drain inlet located in Brawley Avenue north of Tract 4988, and the required
thirty-six inch(36")parallel storm drain line lying south of Figarden Drive,as shown on Exhibit No.
1,has also been required of the Developer of CUP 2000-108 and TPM 2000-017. If these facilities
are completed prior to the development of this site,the construction requirements for Tract 4988 will
be dropped.
The proposed thirty-six inch(36")parallel storm drain line lying south of Figarden Drive shall be
constructed within an existing permanent twenty-foot (20') storm drain easement as shown on
Exhibit No. 1 and no additional storm drain easement acquisition will be required as this time.
However,the Developer shall acquire a twenty-five foot(25')wide temporary construction easement
to facilitate the construction of the thirty-six inch(36")storm drain line. The District will consider
condemnation proceedings, in order to acquire the easement on behalf of the Developer, if the
Developer can not negotiate an acquisition. The Developer shall deposit with the District the
estimated easement and appraisal costs with the Developer's authorization to proceed with any
acquisition. The deposit shall include all acquisition costs,including,if determined by the District to
be warranted,applicable legal costs. The Developer will receive drainage fee credit for the cost of
the acquisition of the construction easement.
In an effort to improve storm water runoff quality,outdoor storage areas shall be constructed and
maintained such that material which generates contaminants will not be conveyed by runoff into the
storm drain system.
The District encourages,but does not require that roof drains from non-residential development be
constructed such that they are directed onto and through a landscaped grassy swale area to filter out
pollutants from roof runoff.
Runoff from areas where industrial activities,product,or merchandise come into contact with and
may contaminate storm water must be directed through landscaped areas or otherwise treated before
discharging it off-site or into a storm drain. Roofs covering such areas are recommended. Cleaning
of such areas by sweeping instead of washing, is to be required unless such wash water can be
directed to the sanitary sewer system. Storm drains receiving untreated runoff from such areas that
directly connect to the District's system will not be permitted. Loading docks,depressed areas,and
areas servicing or fueling vehicles are specifically subject to these requirements.
Development No. Tract 4988
sgMexhihits\20004act 4988
City of Fresno
2000
DEPARTMENT OF PUBLIC WORKS
Date: December 13, 2000
TO: ARNOLDO RODRIGUEZ, Planner I
Planning Division
From: TEFFRA BELETE, Engineering Technician II
Public Works Department, Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR TENTATIVE MAP OF
TRACT No.4988/UGM
General
The subject site is located at North East corner of West Palo Alto and North Brawley Avenues.
Zone AE-5 UGM.
Sanitary sewer
A 45-inch sanitary sewer main is existing in W. Herndon Avenue.
1. Extension of an 8-inch public sewer main is required southerly in North Brawley
Avenue, thence easterly in Palo Alto Avenue to the east boundary of the tract.
2. Provide a separate sewer house branch for each proposed parcels.
Water service
A 12-inch TGM water main is existing in N. Brawley Avenue, and an 8-inch water main
is existing in W. Palo Alto Avenue. The tract may be served from the existing water mains, no
offsite public water main extensions are required.
c: Eric B. Froberg
Doug Hecker
OFFICES OF
' _ �r.- I�I �1��I,(z1�T�I OI�IE�.�I►�T1�aI C�T��
-
�iiY - PHONE(559)233 7161
Vol
N� --: " ,,: FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
December 22, 2000
Mr. Arnoldo Rodriguez
City of Fresno
Development Department
Planning Division
Land Division Section
2600 Fresno St., Room 3043
Fresno, CA 93721-3604
RE: Vesting Tentative Map of Tract No. 4988/UGM
Dear Mr. Rodriguez,
FID does not own, operate, or maintain any facilities located on the applicant's property. Any
easement and canal/pipeline shown are privately owned. FID suggests that the applicant contact
FID's Engineering Department to determine if any records exist showing landowners who own the
canal/pipeline and the canal/pipeline alignment on the property.
For informational purposes, FID's Bullard Canal No. 124 runs parallel along the south side of
Herndon Avenue, as shown on the enclosed map, but does not appear to be impacted by the subject
proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions or
concerns at 233-7161 extension 317.
Sincerely,
FRESNO IRRI ON DISTRICT
Bret Jo son
Engineering Technician I
BJ: vvs
File:Agencies/CityNTM4988UGM
BOARD OF President EDGAR WALDRON,SAYRE MILLER,EDDIE NIEDERFRANK,
DIRECTORS GILDO NONINI.JACOB C.ANDRESEN,Interim General Manager,GARY SERRATO
--- NOTE --- SUBDIVIDED LAND IN POR SEC. 1, T.13S., R.19E., M.D.B.&M. Tax Rate Area 406-0,,'rTMs map is for Asfe.tsrnenn purposes only.
5-001
h fl not to be construed is po"*g Z 5-u8
legal ownership d Ovisions of land for
purposes of zoning or suboriaslon saw. Z
2s s Bk. 1 Bk.
35 5.00Ac. (:501 2 35136 ��00 � Z.C.:93711 C.T. :42.02- 366
217
�--,
AVE.
1
-0�
B.LI.-6 _ O.P.L.89-03 ^`T I)55.69'
.._.... N.I. .. ���_ W. -�sF'.•.Ro.
Ui
l 'r,,ga \ \ \ \. t +I+I
v/r/• R-8046-E `' �i `f �Ia
o ,�' Ui gi
c����1C16 st, s23 Q ' RT89-72-E /
� i 41 42 i QI �2�
IS P-0-3' 3l
I � 1 12.53Ac.
R-6711-Rev. 1
I `
I _
�1
Bk. II J a U _J �iJ
5U I R-88-30-E >
I J
A
W. PALO ALTO AVE. ! ui
� t
W.P
1
LU
3 69 C6 �Y',
Cr w ¢I
CQ
W.FIGARDEN ��--��-� 73 •—_ J W. SIERRA AVE.
ANNEXATION;709 '�9 ��
874
o4'I 1746
Bullard Lands Irrigated Sub. No. 6- Plat Bk.8, Pgs.25-26 Assessor's Map Bk.406 - Pg. 02
Garden View West, Tr. No. 2664 -Plat Bk.60, Pg.23 County of Fresno, Calif.
NOTE- Assessor's Block Numbers Shown in Ellipses i�99
06 78-9r
Assessor's Parcel Numbers Shown in Circles. � -�'
January 3, 2001
TO: ROBERT LEWIS, Development Department
FROM: BOB MAD EWELL,
JOSE LUIS BENAVIDES
Public Works, TRAFFIC STUDIES DIVISION
SUBJECT: Tract 4988, Public Works Requirements
Site Specific Conditions:
Major Streets:
N Brawley Avenue:
Construct concrete curb & gutter, sidewalk and 20 feet of permanent paving along the frontage
of this tract. The sidewalk pattern shall be constructed to a 10 feet residential pattern. Construct
transition pavement as required from the northern limits of the tract to the existing two-way
pavement on North Brawley Avenue.
Relinquish direct access to North Brawley Avenue from lots 1 through 4 of this tract.
Construct an underground street lighting system per E-1 of PW Standards within the limits of
this tract. Spacing and design shall conform to public works standards for Arterial streets.
Handicap access ramps are required at all corners within the limits of this tract.
Minor Streets: Interior:
Construct all curb, gutter, sidewalk (both sides), permanent paving, and underground street
lighting system on all interior local streets. Sidewalk patterns to comply with Public Works local
street standards for 60 feet streets.
West Palo Alto Avenue
Construct concrete curb & gutter, sidewalk, 20 feet of permanent paving and underground street
lighting system along the frontage of this tract. The sidewalk pattern shall be constructed to a
10 feet residential pattern. Construct transition pavement as required.
T
UGM Requirement
This project falls within UGM Major Street Zone C/D-2
Construct the two center 17ft. travel lanes with permanent paving to complete the southbound
and northbound travel portions of Brawley Avenue. Construct a median island (with
landscaping) to Public Works Standards to provide for a 250 ft. long (4ft. wide) southbound left-
hand turn onto West Palo Alto Avenue and a 150ft. (1 Oft. Wide) northbound left hand turn up
to the westerly prolongation of the northerly limits of this tract. Install a 150W safety light and
traffic signal pole at the NE corner of Palo Alto and Brawley Avenues; contact Ernie Garcia at
(559) 498-1613 for type and size of pole.
CO U�
Human Services System
Department of Community Health
Gary M. Carozza,Director
1856 Q Adult Services Department
Children&Family Services Department
RES Employment&Temporary Assistance Department
December 19, 2000
Arnoldo Rodriguez
City of Fresno
Development Department
2600 Fresno Street
Fresno, California 93721-3604
Dear Mr. Rodriguez:
PROJECT NUMBER: T-4988
PROJECT DESCRIPTION AND LOCATION: Vesting Tentative Tract No.
4988/UGM, 8-lot single family residential subdivision on 3.6 acres of R-1-13 zone
property located on the northeast corner of West Palo Alto and North Brawley
Avenues (APN 406-020-31).
WHAT ADDITIONAL REVIEW SHOULD BE REQUIRED?
[ ] AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to
result in significant adverse environmental impacts.
[X] A NEGATIVE DECLARATION: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to
warrant an Environmental Impact Report.
[ ] NEITHER OF THE ABOVE, INSUFFICIENT INFORMATION TO DRAW ANY
CONCLUSIONS: The following additional information should be provided:
Additional Comments:
• Construction permits for the 8-lot residential subdivision should be subject to
assurance of sewer capacity of the Regional Wastewater Treatment Facility.
Concurrence should be obtained from the California Regional Water Quality
Control Board (RWQCB). For more information, contact staff at (559) 445-5116.
• Construction permits for the 8-lot residential subdivision should be subject to
assurance that the City of Fresno's community water system has the capacity
1221 Fulton Mall/P.O.Box 11867/Fresno,California 93775/(559) 441;_11 s7 /FAX(559) 44�_�17 4
Equal Employment Opportunity-Affirmative Action•Disabled Employer
Arnoldo Rodriguez
T-4988
December 19, 2000
Page 2
and quality to serve this project. Concurrence should be obtained from Carl
Carlucci, State Department of Health Services, Division of Drinking Water and
Environmental Management (DDWEM). For more information call
(559) 447-3300.
• Appropriate measures should be incorporated into the project to minimize
potentially significant short-term localized noise impacts to noise sensitive
receivers caused by the operation of construction equipment. Construction
specifications for the project should require that all construction equipment be
maintained according to the manufacturers' specifications, and that noise
generating construction equipment be equipped with mufflers. In addition,
consideration should be given to limiting noise-generating construction activities
to daytime hours as specified in your municipal code.
REVIEWED BY:
Sheri Clark, Environmental Health Analyst III
s,� (559) 445-3357
SC
T-4988 Palo%pito&Srawley
CITY OF FRESNO
NOTICE OF NEGATIVE DECLARATION
NOTICE IS HEREBY GIVEN THAT the City of Fresno has conducted an
Environmental Assessment and intends to issue a finding that a MITIGATED
NEGATIVE DECLARATION is appropriate for the following projects:
EA NO. T-4983, R-00-46: Vesting Tentative Tract No. 4983/UGM and Rezoning
Application No. R-00-46, a 58-lot single-family residential subdivision with one
outlot to be rezoned from the AE-5/UGM to the R-1/UGM zone district located on
the northeast corner of North Cornelia and West Dakota Avenues.
EA NO. T-4988: Vesting Tentative Tract No. 4988/UGM, 8-lot single-family
residential subdivision with one remainder parcel on 3.6 acres of R-1-13 zone
property located on the northeast corner of West Palo Alto and North Brawley
Avenues.
ANY INTERESTED PERSON may comment on a Negative Declaration to the
Fresno City Planning Commission, 2600 Fresno Street, Fresno, California 93721-3604.
Any comment must be submitted on or before February 6, 2001.
ANY INTERESTED PERSON may file an appeal of the proposed Negative
Declaration to the Fresno City Planning Commission, 2600 Fresno Street, Fresno,
California 93721-3604. An appeal must be in writing and must state (1) the appellant's
name and address, (2) the appellant's interest in or relationship to the project, (3) the
decision being appealed, and (4) the specific reason(s) why such decision should not be
upheld.
Any appeal(s) of the above-listed project(s) must be filed with the Development
Department no later than February 1, 2001.
Additional information on the proposed project, including copies of the Negative
Declaration, may be obtained form the City of Fresno, Development Department, New
City Hall, 2600 Fresno Street, Room 3034, Fresno, California 93721-3604, or
telephone 498-4451.
PUBLICATION DATE: JANUARY 17, 2001
Do Not Publish Sign-off and
Identification Below This Line.
RAYBURN B AC , Planning Manager
Plng Divi
Development Department
City of Fresno
wp51/EANOTICE.FOR
CITY OF FRESNO MITIGATED NEGATIVE DECLARATION
Initial Study and full project description is on file in the Environmental
City of Fresno Development Department Assessment Number:
City Hall,2600 Fresno Street,Room 3043
Fresno,California 93721-3604 Tentative Tract Map
(559)498-4441 No. 4988
APPLICANT: Rabe Engineering Assessor's
2021 N.Gateway Blvd. Parcel Number:
Fresno, CA 93727
406-020-31
PROJECT DESCRIPTION AND LOCATION: Tentative Tract Map No.4988 has Filed with:
been filed relating to 3.63 net acres located on the northeast corner of West Palo Alto REBECCA E. KLISCH
and North Brawley Avenues. The proposed development would divide the 3.63 net acres City Clerk
of land into 8 lots which would be developed with single family dwellings and a 2nd Floor-City Hall
remainder parcel. The site is zoned 2600 Fresno Street
R-1-B/UGM. Fresno,California 93721-3603
The proposed project 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 prof ects 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 Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified by
Section 12-505 of the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: Amoldo Rodriguez SUBMI DB
Planner I
DATE: January 17,2000 Rayburn R. Beach, Plann' nager
DEVELOPMENT DEP ENT
AR\K:\Common\EA\TT-4988NegDec.wpd
ENVIRONMENTAL CHECYI1,IST ARWCommon\EA1TT4988-EAC
Potential Environmental Effects EA 1vv.TT4988
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
2 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 2 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 13.0 AESTHETICS
project 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 1 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 HISTORICAL/ARCHAEOLOGICAL
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 sources of energy
habitat 1 15.3 Wasteful use of energy
1 6.0 HUMAN HEALTH
7.0 NOISE Explanation of Ratings
1 7.1 Increases in existing noise levels "0" Insufficient Information
2 7.2 Exposure to high noise levels
8.0 LIGHT AND GLARE Insufficient information is available to determine
1 8.1 Production of glare,which will adversely affect the potential environmental effects which may
residential areas result from the proposed project in this category.
1 8.2 Exposure of residences to high levels of glare fl 1" No Significant Environmental Effect
9.0 LAND USE The proposed project will not have an adverse
1 9.1 Incompatibility with adopted plans and policies
1 9.2 Acceleration of growth rate environmental effect in this category,or any such
1 9.3 Induces unplanned growth effect is not substantially unusual or of undesirable
1 9.4 Adverse change in existing or planned area magnitude. This rating is also utilized in cases
characteristics where the category is not applicable to the
particular project under consideration.
10.0 TRANSPORTATION AND CIRCULATION
1 10.1 Generation of vehicle traffic sufficient to cause capacity 11211 Moderate Environmental Effect
deficiencies on existing street system
1 10.2 Cumulative increase in traffic on a major street for The proposed project will have an adverse
which capacity deficiencies are projected environmental effect in this category,which is
1 10.3 Specific traffic hazard to motorists,bicyclists,or of sufficient magnitude to be of specific concern.
pedestrians However,this effect is not substantial enough in
1 10.4 Routing of non-residential traffic through residential itself to require the preparation of an Environmental
area Impact Report.
1 10.5 Insufficient or poorly located parking
1 10.6 Substantial increase in rail and/or air traffic 113" Significant Adverse Environmental Effect
11.0 URBAN SERVICES The environmental effect identified in this category
1 11.1 Availability of fire protection substantiates in itself or contributed toward a
1 11.2 Lack of emergency vehicle access finding that the proposed project has a potentially
1 11.3 Adequacy of design for crime prevention significant adverse effect on the environment
1 11.4 Overcrowding of school facilities sufficient to require the preparation of an
1 11.5 Availability of water mains of adequate size Environmental Impact Report.
1 11.6 Availability of sewer lines of adequate capacity
1
INITIAL STUDY
Vesting Tentative Tract Map No. 4988
Project Description:
Vesting Tentative Tract Map No. 4988 proposes to divide 3.63 net acres into 8 single family
residential lots,with one remainder parcel. The subject site is located on the northeast corner of West
Palo Alto and North Brawley Avenues.
The subject site is zoned R-1-B/UGM. The site is located within the Sierra Sky Park Land Use Policy
Plan, thus development is subject to its policies and restrictions. The proposed development is
located within the Bullard Community Plan. According to this plan,the land use designation is
medium-low density residential which was established by Rezone Application No. R-00-013, and
Plan Amendment No. A-00-017 approved by the Fresno City Council on November 14, 2000. The
proposed single family residential subdivision is to be developed at a density of 2 units per acre under
Ordinance No. 2000-77. The proposed development is a total of 4.3 gross acres, which would allow
the proposed development. In addition,the subdivision is located within the City's Urban Growth
Management Area and will be subject to-the appropriate ordinances and policies.
Bordering Property Information:
Planned Land Use Zoning Existing Use
North: Community Commercial C-2/EA/UGM Presently being
developed
(supermarket)
South: Single Family Residential R-1/UGM/cz Residential
East: Single Family Residential R-1-B/UGM Residential
West: Community Commercial AE-5/UGM Vacant
Staff has reviewed the above-referenced project proposal and consulted with all affected agencies.
Approval of the project may contribute to the creation of certain moderate environmental effects or
the project may be adversely impacted by existing environmental situations as addressed below.
1.0--TOPOGRAPHIC, SOIL, GEOLOGIC CONSIDERATIONS
There are no geologic hazards or unstable soil conditions known to exist on the site. The existing
topography is relatively flat with fig trees. Development of the property requires compliance with
Initial Study
Tentative Tract Map No. 4988
Page 2
January 17, 2001
grading and drainage standards of the City of Fresno and Fresno Metropolitan Flood Control District
Standards. Development of the site will require approved grading and drainage plans to assure that
there will be no adverse impacts on the subject property.
2.0--AIR QUALITY
The proposed project will cumulatively contribute to the incremental decline in local air quality.
However, the project's air quality impact in and of itself is not considered significant. The project site
is located in Fresno County,which, in addition to the rest of-the San Joaquin Valley, has consistently
exceeded State and Federal ozone and PM-10 standards. It is a non attainment area for ozone and
particulate matter and, within the Fresno-Clovis Metropolitan Area, a non attainment area for carbon
monoxide.
The San Joaquin Valley Unified Air Pollution Control District(SJVUAPCD), charged with
monitoring and improving local air quality,has developed the San Joaquin Valley 1991 California
Clean Air Act Air Quality Attainment Plan(AQAP), which continues to project non attainment for
the three above-noted pollutants. The plan includes a number of strategies to improve air quality
including a transportation control strategy and a vehicle inspection program.
This project will be subject to those strategies. In addition,the construction phase of the project will
be subject to the San Joaquin Valley Unified Air Pollution Control District(SJVUAPCD)Regulation
VIII, Rule 8020, related to the control of dust and fine particulate matter. This rule mandates the
implementation of dust control measures to reduce the potential for dust to the lowest possible level.
3.0--WATER
The project is not expected to have any adverse impacts on water quality.
4.0--PLANT LIFE; and 5.0--ANIMAL LIFE
There are no significant native plants or wildlife populations known to exist on the project site.
Although the development will remove approximately 200 fig trees on the site, the trees are not being
harvested, thus this project will not affect fig production. The extensive landscaping proposed on the
site will provide habitat for certain small animals suited for an urban environment.
6.0--HUMAN HEALTH
Aside from temporary dust generation during construction, the project is not expected to have any
other impacts on human health.
Initial Study
Tentative Tract Map No. 4988
Page 3
January 17, 2001
7.0--NOISE
The west portion of the subdivision will abut North Brawley Avenue, which is a designated arterial
street. The vehicular traffic will generate a significant amount of traffic noise which may be a
nuisance to residents that abut this street. However,traffic noise will be mitigated by the recommend
Conditions of Approval for the subdivision. The subdivision design will result in four single-family
lots which will abut North Brawley Avenue. Staff will require a 30-foot building setback from the
street right-of-way for these lots, which includes a 20-foot building setback. In addition to the
required building setbacks, staff will require the installation of a 6-foot high solid wall behind a 10-
foot landscape strip along the street to these four lots which will filter some of the noise generated by
traffic.
The north portion of the subdivision will abut a proposed commercial development. Staff will require
the installation of a 6-foot high solid wall along the rear property line of these two lots.
According to an acoustical analysis approved by the Airport Land Use Commission on August 21,
2000, a portion of the proposed subdivision lies within the"Outer and Inner Approach Zones." As a
result the proposed subdivision will also be affected by the noise contours of the Sierra Sky Park
Airport.
Per the Sierra Sky Park Airport Nose Compatibility Criteria of the Bullard Community Plan, single
family residential development is unacceptable when the noise level is 65 db CNEL or greater.
According to the acoustical analysis approved by the Airport Land Use Commission on August 21,
2000,the entire site of Tract No. 4988 is located outside of the 65 db CNEL noise contour. However,
given that a portion of the proposed subdivision is located within the 60 db CNEL noise contour,
several mitigation measure will be included in the Conditions of Approval which will reduce interior
noise levels of the proposed homes to the City's 45 db CNEL standard.
8.0--LIGHT AND GLARE
Although lighting from the proposed subdivision will not adversely affect neighboring resident per se,
lighting from the adjacent streets and commercial development may have a negative impact to its
residential neighbors. However, several measures will be taking in attempt to minimize such
negative impacts. These measures include,that all exterior lighting used to illuminate the parking
and other outdoor areas will be required to be hooded and directed away from residences. In addition,
the required landscape buffers required along the project boundaries (north of the subject property) of
the buildings near the site perimeters will substantially reduce illuminated onto residences.
9.0--LAND USE
Initial Study
Tentative Tract Map No. 4988
Page 4
January 17, 2001
The proposed project is consistent with the Bullard Community Plan which designates the subject site
as appropriate for single family residential per Plan Amendment Application No. A-00-17 and
Rezone Application No. R-00-13 approved by the Fresno City Council on August 16, 2000.
10.0--TRANSPORTATION AND CIRCULATION
The streets and highways relating to the site for the proposed use will be able to carry the quantity and
kind of traffic generated by the proposed use. The primary streets being affected by the subdivision
will be North Brawley and West El Paso Avenues. The applicant will be required to relinquish access
rights to North Brawley from lots 1 through 4, thus north bound traffic on North Brawley will not be
interrupted. In addition, the applicant will be required to construct a concrete curb and gutter,
sidewalk and 20 feet of permanent paving along North Brawley Avenue which will contribute to the
improvement of the street. The applicant will also be required to signalize the North Brawley and
West Palo Alto intersection with separate left turn phasing for northbound and southbound lefts only.
In addition, the applicant will be required to construct a median island on North Brawley Avenue
which should make the street more aesthetically pleasing.
11.0--URBAN SERVICES
11.4 Overcrowding;of School Facilities
The subject site is within the enrollment area of the Fresno Unified School District which is
experiencing overcrowded school facility conditions. The proposed project indirectly contributes to
increased student population by creating employment opportunities that support community
population growth. The district has adopted school impact fees in accordance with current state law,
which will require the development to pay a fee for school facilities per the adopted fee schedule
unless waived by the district.
11.5 Availability of water mains and sewer lines of adequate capacity
The applicant will be required to extend both sewer and water main lines to the proposed
development. The nearest water main is located on North Brawley and West Palo Alto Avenues,
while the nearest sewer main is located on West Herndon Avenues. The proposed development is not
expected to have a significant impact on sewer or water lines.
12.0--HAZARDS
The entire subject site is located within the Primary Review Area of the Sierra Sky Park Airport. A
portion of the subdivision is located within the Inner Approach Zone and the 60 db CNEL noise
contour of the Sierra Sky Park Airport. As a result, the project is required to be reviewed by the
Initial Study
Tentative Tract Map No. 4988
Page 5
January 17, 2001
Fresno County Airport Land Use Commission (ALUC).
The City's Sierra Sky Park Land Use Policy Plan indicates that residential development is permitted
within the Inner Approach Zone provided that development does not exceed three units per acre and
at least 20% of the area is developed with landscaped open space in a clustered configuration. In
addition a condition of approval for any residential development within the Primary Review Area of
the Sierra Sky Park Land Use Policy Plan shall be the dedication of an navigation easement to the
City of Fresno in accordance with the provisions of the Sierra Sky Park Land Use Policy Plan. The
easement surfaces shall be based on Part 77 of the Federal Aviation Regulations.
13.0--AESTHETICS
No public or scenic vista will be obstructed by the development and no valuable vegetation will be
removed.
14.0--HISTORICAL/ARCHAEOLOGICAL
There are no adjacent historical or archaeological sites. To ensure that any possible sites will be
protected,the following conditions have been added to this special permit approval:
1. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
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 further 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.
15.0--ENERGY
Excessive energy consumption is not expected to occur with development of the project.
Initial Study
Tentative Tract Map No. 4988
Page 6
January 17, 2001
Determination
On the basis of this initial evaluation, it is determined that the proposed project is consistent with all
applicable City plans and policies and conforms to all applicable zoning standards and requirements.
It is further determined that the proposed project will not have a significant effect on the environment.
This is because the required conditions of project approval for the subject special permit are
conditions upon which a negative declaration can be recommended. A MITIGATED NEGATIVE
DECLARATION WILL BE PREPARED.
AR\K\COMMON\EA\TT-4988-int.sty.wpd