HomeMy WebLinkAboutT-5062 - Conditions of Approval - 2/2/2006 City of REPORT TO.THE PLANNING COMMISSION V111-B
AGENDA ITEM NO.
rn�
COMMISSION MEETING 2/01/06
APPROVED BY
February 1, 2006
FROM: STAFF, Planning Division �EPARTM oR
Planning and Develo ent rt nt
SUBJECT: CONSIDERATION OF TENTATIVE TRACT MAP NO. 5062/UGM AN
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT
NO. T-5062
EXECUTIVE SUMMARY
Tentative Tract Map No. 5062/UGM is a request to subdivide approximately nine acres of property into a
one common lot condominium subdivision located at the east side of North Blythe Avenue between
West Ashlan and West Dakota Avenues. The project consists of 104 two-story residential units and
gated access drives. A one common lot condominium map process is allowed by a provision in the
State Subdivision Map Act (Government Code §§66410-66499.58) permitting the sale of individual
airspace to individual buyers and requiring that all buyers of residential air space share in common
ownership of all buildings, streets, open space, walls, etc., on the entire site. The property is zoned
R-2/UGM, (Low Density Multiple Family Residential District/Urban Growth Management) zone
district which is consistent with the medium-high density residential planned land use
designation as shown for the subject property on the adopted 2025 Fresno General Plan and the
West Area Community Plan. Conditional Use Permit Application No. C-03-078 was filed for the
subject property and approved by the Planning and Development Department Director on September
25, 2003, which approved the construction of 104 multiple-family residential units. The tentative tract
map is supported by staff and the,West Area Advisory Committee.
PROJECT INFORMATION
PROJECT A one common lot condominium subdivision on approximately nine
acres of property consisting of 104 two-story residential units and
gated access drives. The condominium process allows for the sale of
individual airspace to individual buyers and requires that all buyers of
residential air space share in common ownership of all buildings,
streets cpcn= ^paw,-4wa11v, _eto, .ori :tno ent,a 6 site -tl a8 7:s
developed'at a:.density of 11.55 units"per acre
APPLICANT R.W. Greenwood Associates Inc., on behalf of DMP Development
LOCATION East side of North Blythe Avenue between West Ashlan and West
Dakota Avenues
(Council District 1, Councilmember Boyajain)
SITE SIZE Approximately Nine Acres
LAND USE Existing Vacant
Proposed A one common lot condominium subdivision
consisting of 104 two-story residential units approved
on September 25, 2003 by Conditional Use Permit
Application 'No. C-03-078.
ZONING Existing R-2/UGM (Low Density Multiple Family Residential
District/Urban Growth Management)
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 2
PLAN DESIGNATION The proposed subdivision is consistent with 2025 Fresno General
AND CONSISTENCY Plan and the West Area Community Plan land use designation of the
site for medium-high density residential planned land use
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental.Impact Report (MSIR No. 10130) dated December 15,
. 2005
PLAN COMMITTEE The West Area Advisory Committee approved the tentative tract
RECOMMENDATION map
STAFF RECOMMENDATION Approve Tentative Tract Map No. 5062/UGM
BORDERING PROPERTY INFORMATION
Planned Land Use. Existing Zoning Existing Land Use
C-6/UGM/cz
Heavy Commercial DistrialUrban_
North Community Commercial Vacant
Growth Management/with conditions
of zoning
Medium-Low Density AE-5/UGM
South Residential Exclusive Five Acre Agricultural Vacant
District/Urban Growth Management
R-2/UGM/cz
East Medium-High Density Low Density Multiple Family Vacant
Residential Residential District/Urban Growth
Management/with conditions of zoning
AE-5/11JIGM Rural Single Family
West Medium-Low and Medium-High Exclusive Five Acre Agricultural Residences y
Density Residential District/Urban Growth Management
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. T-5062 considered potential
environmental impacts associated with the subject tentative tract map. .The study indicates that the
project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno
General Plan and is within the scope of the Master Environmental Impact Report No. 10130. Therefore,
staff has issued a finding of conformity to the 2025 Fresno General Plan Master Environmental Impact
Report (MEIR No. 10130) dated December 15, 2005, which incorporates a MEIR Mitigation Monitoring
Checklist. This environmental.finding was properly published and noticed on December 15, 2005, with
no comments received.
BACKGROUND/ANALYSIS
;. The applicant, R.W. Greenwood Associates, Inc., on behalf of DMP Development, has filed Tentative
Tract Map No. 5062/UGM for approximately nine acres of property located on the east side of North
Blythe Avenue between West Ashlan and West Dakota Avenues. The subject site is within the
jurisdiction of the 2025 Fresno General Plan and the West Area Community Plan and is zoned R-2/UGM
(Low Density Multiple Family Residential DistricbUrban Growth Management). Both plans designate the
site for medium-high density residential planned land uses which is consistent with the existing R-2 zone
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REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 3 i
t.
district as identified in Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025
Fresno General Plan and applied within all community plans.
The property owner had previously filed Rezone Application No. R-03-27 and Conditional Use Permit
Application No. C-03-078. The rezone application was a request to reclassify the subject site from the
AE-5/UGM (Exclusive Five Acre Agricultural DistrictlUrban Growth Management) zone district to the.
R-2/UGM zone district. The conditional use permit application was a request to develop the site with
104, two-story multiple family residential units with gated access drives. The rezone application was
approved by the Fresno City.Council on August 19, 2003 and adopted as Ordinance Bill No. 2003-87.
The conditional user permit application was approved by the Planning and Development Department
Director on September 25, 2003. The applicant has since filed Tentative Tract Map No. 5062/UGM
which is proposing to subdivide the subject site into a one common lot condominium subdivision. The
one common lot condominium subdivision will allow for the individual sale of the residential units as
condominium airspace. A one common lot condominium map process is allowed by a provision of the
California State Subdivision Map Act (Government Code §§66410-66499.58) permitting the sale of
individual airspace to individual buyers and requiring that all buyers of residential air space share in
common ownership of all buildings, streets, open space, walls, etc., on the entire site.
Surrounding land uses are characterized by vacant property to the north and east while property to the
south and west are developed with rural single family residences
West Area Advisory Committee
The West Area Advisory Committee recommended approval of Tentative Tract Map No. 5062/UGM.
Public Services
Water Resources and Public Water Supply
The Water Division of the Public Utilities.Department has determined that there is an adequate source
of water available to serve the project with the implementation of the Urban Growth Management (UGM)
service delivery requirements and the environmental impact mitigation measures. It should also. be .
�- noted that,adverse grcgndd ^ter cend tion-s,ef—li. --supp4�� cor PYEi o -catty have bee Leda i
. =T'd'ocumentecf by planning, "env'ironinental impact'report;an tecfinical stutlies o`ve`rtFe past` 0 years
including the Master Environmental Impact Report-No.-10130 for the 2025 Fresno General Plan, Final
EIR No. 10100, Final EIR No. 10117, Final EIR No. SCH 95022029 (Fresno Metropolitan Water
Resource Management Plan) et al. These conditions include water quality degradation due to DBCP,
arsenic, iron, and manganese concentrations; low water well yields; limited aquifer storage capacity and
recharge capacity; and, intensive urban or semi-urban development occurring upgradient from the
Fresno Metropolitan Area. Asa result, if approved, the proposed project would be required to contribute
to short-term and long-range water supply and distribution remediation projects in order to adequately
address this deficiency.
The Fresno Metropolitan Flood Control District has indicated that a portion of this project may be
accommodated by their facilities, however the remaining portion will be required to be served by
temporary facilities until permanent service is available.
Sewage Collection System Capacity
The Cities of Fresno and Clovis share jointly in the treatment capacity of the Fresno-Clovis Regional
Wastewater Treatment and Reclamation Facility. In 1998, the treatment capacity was expanded to
accommodate up to 80 million gallons per day,' and was upgraded with modernized equipment to
safeguard against equipment failures. However, in an attempt to serve the anticipated 790,000
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 4
metropolitan area population for the year 2025, one or more sub-regional treatment and reclamation
facilities will be required. However, sanitary sewer service is available to serve the site, subject to the
mitigation measures imposed with the environmental assessment, and any necessary sewer main
extensions and connections.
Fire Protection Services
The project site is located within the city's UGM area and must comply with the applicable service
delivery requirements necessary to provide not.less than the minimum acceptable level of fire protection.
facilities and services appropriate for urban uses. Fire service will be provided by City of Fresno Fire
Station No. 16 within three.miles of the subject property.
Central Unified School District
The project site is served by the Central Unified School District and is within the attendance boundaries
of Steinback Elementary, Rio Vista Middle School and Central High School (East Campus). .
Circulation Element Plan Policies and Major Street System Traffic Capacity
The development of the project site with the 104 multiple-family residential units, and the surrounding
planned land uses designated by the 2025 Fresno General Plan and West Area Community Plan, will be
required to complete the planned major street network in accordance with applicable development
policies and standards including the UGM program. Both plans designate North Blythe Avenue as an
arterial street. Arterial streets are typically developed with two travel lanes in each direction with
somewhat limited access to abutting properties. However, the street standards provide for a widened
pavement width at major street intersections to allow for exclusive left-turn and right-turn lanes as well
as bus.bays or turnouts. Furthermore, the applicant will be required to dedicate and install concrete
curb, gutter and sidewalks along the frontage of the subject site (i.e. along North Blythe Avenue) in
addition to constructing an underground street lighting system to arterial street standards. These street
improvements are outlined in more detail in the Conditions of Approval dated February 1, 2006.
Subdivision Design/Streets and.Access Points
prop® ed..p j ct:-' eII-Ahvc tvo .acre pmonts -to JVorth - ytheven+�ee Public Cares -
Department,'TransliditAtiIon.Plann6g Section has.reviewed the`tbntative tract map-and has.:determined
that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind
of traffic generated, subject to the dedication and improvements of North Blythe Avenue to. its ultimate
planned width.
Landscaping/Common Open Space
Given that the proposed subdivision abuts a planned Arterial Street, the developer will be required to
install 20-feet of landscaping along North Blythe Avenue. In addition, the applicant will be required to
install a solid wall at the rear of the required landscape setback, which will mitigate the adverse effect of
noise generated by vehicles traveling on the adjacent major streets.
Tentative Tract Map Findings
The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 5
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).
i
1. The proposed subdivision map, together with its design and improvements, is consistent with the
City's 2025 General Plan (there is not an applicable specific plan), because the West Area
Community Plan designates the site for medium-high density residential land uses and 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 ensure 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 ensure 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 buildings.
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—
Ba.sed
rdinance Based upon the plans and information:.submittedby the applicant and the recommended conditions of .
project approval, staff has determined that these findings can be made. Planning Commission action on
the proposed tentative tract map, unless appealed to the City Council, is final.
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations
has reviewed the proposed tentative tract map and as indicated in their letter dated November 1, 2005,
they had provided comments where issued on the prior rezone and conditional use permit applications.
f The project was conditioned to pay $6,645.46 to provide mitigation for project-related impacts to the
.State Route 99/Ashlan Avenue interchange. Caltrans and the applicant have entered into an agreement
for this amount and the mitigation fee will be paid prior to the issuance of the occupancy permit.
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REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 6
Conditions of Approval
1. Development shall take place in accordance with Exhibit A `Tentative Tract Map No. 5062/UGM",
dated February 1, 2006.
2. Development shall take place in accordance with Exhibit B "Conditional Use Permit Application No.
C-03-078".
3. Development shall take place in accordance with the Conditions of Approval for Tentative Tract
Map No. T-5062/UGM, dated February.1, 2006.
CONCLUSION/ RECOMMENDATION
Staff recommends the Planning Commission take the following action:
1. APPROVE the environmental finding for Environmental Assessment No. T-5062 dated
December 15, 2005, that the project proposal conforms to the provisions of the 2025 Fresno
General Plan Master Environmental Impact Report (MEIR No. 10130).
2. APPROVE Tentative Tract Map No.T-5062 subject to compliance with the Conditions of Approval,
dated February 1, 2006.
K:\Master Files-Tract MapsV5000 to 5299 maps\Tract 5062 Paul Bernell(C-03-78 condo)\Planning Commission Report T-5062 2-1-06.doc
Attachments: Vicinity Map
2005 Aerial Photograph of Site
Exhibit A Tentative Tract Map No. 5062/UGM, dated February 1, 2006
Exhibit B Site Plan for Conditional Use Permit Application No. C-03-078
Conditions of approval for Tentative Tract Map No. 5062/UGM, dated February 1, 2006,
including letters from Public Works Department dated July 7, 2005, November
14, 2005 and November 21, 2005; Public Utilities Department dated October 26,
2005, November 2, 2005, and November 14, 2005; Fresno Metropolitan Flood
0ontrol4Distri-t dated November 3, 2005, San.Juaqui, Valley Al, Poltut-ion
Contr-ol�District dated October 27, 2005; and,Central Unified School District --
dated December 15; 2005
Letter from Caltrans dated November 1, 2005
Environmental Assessment No. T- 5062, Finding of Conformity to the 2025 Fresno
General Plan Master Environmental Impact Report (MEIR No. 10130) dated
December 15, 2005
I� •
CITY OF.FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
..CONDITIONS OF APPROVAL
FEBRUARY1,2006
TENTATIVE TRACT MAP N0. 5062/UGM
EAST SIDE OF NORTH BLYTHE AVENUE BETWEEN WEST ASHLAN AND WEST DAKOTA AVENUES
All tentative maps are subject to the applicable provisions of. the State Subdivision Map Act,
Fresno Municipal Code(FMC), City policies, and City of Fresno.Standard Specifications. The
following specific conditions are applicable to this vesting tentative 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. Upon conditional approval of.Tentative Tract Ma No. 5062/UGM a one lot condominium
P PP P
map entitled "Exhibit A," dated February 1, 2006, the subdivider may prepare a Final
Map in accordance with the approved tentative tract map.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification.prior to Final Map approval ,(Reference Sections 12-1022
.
- :end 12-iC23-of the FMC): Gr-adir g plans shaEf ii.dicaterthe lacationr of any required mvalls
_ .
and indicate theproposedwidth of:required landscape easements or. strips: Approval of
the grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street
lighting system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
4. Engineered construction plans shall be approved by the City prior to the approval of the
Final Map...lf, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
Conditions of Approval
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 2
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and
shall be dedicated by separate instrument at the time of Final Map approval. The
relocation of existing utilities necessitated by the required public improvements shall be
paid for by the subdivider. The subdivider is responsible to contact the appropriate utility
company for information.
6. Comply with•the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property;" Resolution No.
68-187, "City Policy with Respect to Subdivisions;" and City of Fresno Standard
Specifications, 2002 Edition, and any amendments thereto.
7. The developer/owner shall pay applicable fees for, but not limited to, plan checks for
street improvements and other grading and construction; street trees, street signs, water
and sewer service, and inspections in accordance with the City of Fresno Master Fee
Schedule (City Resolution No. 79-606 and .No. 80-420) and any amendments,
modifications, or additions thereto; and in accordance with the requirements of State law
as related to tentative tract maps.
8. 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
FMC and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the time of Final
Map approval, any public improvements have not been completed and accepted in
accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
9 As a condition of Final Map approval, the subdivider shall _furnish to the City a
subdivision g Oarantee fisting ail partwes having any r%9 �l:e or;b :terest nd the nature t5f _
f :.. - - -
their interest per State law.-
71
10. Prior to final map approval, the owner of the subject property shall execute a "Right to
Farm" covenant with the City of Fresno. Said covenant is to run with the land and shall
acknowledge and agree that the subject property is in or near agricultural districts
located in the County of Fresno and that the residents of said property should be
prepared to accept the inconveniences and discomfort associated with normal farm
If activities. The "Right to Farm" covenant shall be recorded prior to or concurrent with the
recording of the Final Map of Tentative Tract.No. 5062/UGM.
11. The subdivider shall create a homeowners' association for the maintenance of all
landscaped areas within the subdivision. A proposed Declaration of Covenants,
Conditions, and Restrictions (CC&Rs) shall be prepared and the proposed instruments
for the homeowners' association shall be submitted to the Planning and Development
Department for review two (2) weeks prior to Final Map approval. Said document shall
be recorded with the Final Map(s) or alternatively submit recorded documents or
Conditions of Approval
' Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 3
documents for recording prior to final acceptance of subdivision improvements. Said
documents shall include assignment of responsibility to the homeowners' association for
landscaping and other provisions as stated in the Development Department Guidelines
for preparation of CC&Rs, dated January.11, 1985.
12. Relinquish access rights to North Blythe Avenue from all residential lots which abut this
street. Ref. Section 12-1011-f-3 of the FMC.
Landscaping and Walls
13. Pursuant to Policy W-3-b of the West Area Community Plan the developer/owner shall
provide a 20-foot landscape easement (and irrigation system) along the western
property line which abuts North Blythe Avenue.
14. Construct a six-foot high solid masonry wall(at finished grade of proposed site) pursuant
to the solid wall requirements of Section 12-306-H of the FMC at the rear of the required
20-foot landscape easements along North Blythe Avenue. Construction plans for
required walls showing architectural appearance and location of all walls shall be
submitted to the Planning and Development Department for review prior to Final Map
approval.
15. Provide anti-graffiti landscaping for the required wall along North Blythe Avenue.
16. .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.
17. Maintenance of the :required landscape easements., streets, curbs and gutters,
iclev�ralks,_ E� ?i 'df�d-_ Soreo
t furCiiau _rre�Y.. tr _-respar- iii o� Th 'S
Community Facilities District. Contact the_ Public Works ..Department, Engineering
Services Division, at (559) 621-8695 for information regarding the City's District. The
property owners may petition the City for annexation to the City's District prior to final
map approval. If approved by City Council, the following features may be maintained by
the Community Facilities District see attached letter dated July 7, 2005:
a. Landscaping and irrigation systems as approved by the Parks Department at the
following locations:
Within the street easements (including median to centerline) and the landscape
easement along the property line that abuts North Blythe Avenue.
b. All local streets, curbs and gutters, sidewalks, medians and street furniture as
approved by the Public Works Department within the boundary of the map.
Conditions of Approval.
Tentative Tract.Map No. 5062/UGM
February 1, 2006.
Page 4
c. All curbs and gutters, sidewalks, medians, street furniture and street (to centerline)
within North Blythe Avenue as approved by the Public Works Department along the
map frontage.
d. All street lights as approved by the Public Works Department within the boundary of
the map.
18. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District, he/she shall be required to provide the City of Fresno, Department of
Public Works, with copies of signed acknowledgments from each purchaser of a lot
within the subdivision, attesting to the purchasers understanding that the lot will have an
annual maintenance assessment and that he/she is aware of the estimated amount of
the assessment. The developer/subdivider shall execute and record a covenant on
each lot providing notice that the subject property is subject to annual payment of
the Community Facilities District assessment.
19. Should the City Council not approve the annexation of any or all of the maintenance
items listed above, then the property owner/developer shall create a homeowner's
association for the maintenance of these items and proposed private streets, utilities,
and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions
(CC&Rs) and the proposed instruments for the homeowners association. shall be
submitted to the Planning and Development Department for review two 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 homeowners association for landscaping and other provisions as stated in the
Planning and Development Department Guidelines for preparation of CC&Rs dated
January 11, 1985.
_Err?mrou------9aRtj oll r c dir �a�irls�, per? `r� st ifl e �� 9ttecf _
to the:Planning and Development Department forreviewprior-to-Fina[Map approval
Building Setbacks
21. Building setbacks shall be in accordance with the Exhibit B "Conditional Use Permit No.
C-03-078 approved by the Planning and Development Department Director on
September 25, 2003.
Information
22. Prior to the issuance of building permits for the subdivision, school construction fees
shall be paid to the Central Unified School District in accordance with the school districts
adopted schedule of fees.
23. Contact the United States. Postal Service for the location and type of mailboxes to be
installed in this subdivision.
Conditions of Approval
.Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 5
24. Pursuant to Section 66456.1 of the Subdivision Map Act, which states 'The right of the
subdivider to file multiple Final Maps shall not limit 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 FMC Chapter 12, Article 10, Subdivision of Real Property.
25. The developer/owner shall obtain any and all permits required for the removal or
demolition of any existing building or structure located within the subdivision boundaries.
The developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the Fresno
Municipal Code.
26. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
27. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: (559) 268-0109; after hours the contact phone number is
(559) 488-3111 for the Fresno County Sheriff's Department). If remains or other
archaeological material is possibly Native American in origin, the Native American
Heritage Commission (phone number (916) 653-4082) shall be immediately contacted,
and the California Archaeological Inventory/Southern San Joaquin Valley Information
Center (phone number (805) 644-2289) shall be contacted to obtain a referral list of ,
recognized archaeologists.
28. 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-
- a�ICTrI�i:l�a.SiIFeS
i>
29. If animal fossils are uncovered, the Museum of Paleontology at the University of
California, Berkeley shall be contacted to obtain a referral list of recognized
paleontologists. An assessment shall be conducted by a paleontologist; if the
.paleontologist determines the material to be significant, a recommendation shall be
made to the City as to any further site investigation or preservation measures.
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 developer/owner shall file a written
application with the City of Fresno Director of Public Works, requesting apportionment of
the unpaid portion of the assessment or pay off such assessment in full
Conditions of Approval :.
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 6
If the subdivider elects to apportion the assessment, the application shall contain 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.
d. The application shall be filed prior to the approval of the Final Map(s) 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.
31. .The subdivider shall comply with Regulation Vill of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
32. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract shall be subject to approval of the Solid
Waste Manager (see below-noted conditions).
SOLID WASTE SERVICE
I _
F Com with the [*ffmQranctr =torn ;Dosffaotiit � ... artrrca � '
M6 9 pt
`Solid Waste'Division_dated November"14, 2005.
PARK SERVICE
. 34. Comply with the memorandum from Anne Lillie of the Public Works Department dated
November 21, 2005.
Urban Growth Management Requirements
35. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the
time of Final Map approval. Fee payment may be deferred until time of building permit
issuance in accordance with the requirements of Section 12-4.509-C-3 of the FMC.
Conditions of Approval
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 7
FIRE SERVICE
36. This project is within three miles from Fire Station No. 16.
37. Provide residential hydrants and fire flows per Public Works Standards with two sources
of water.
38. Access is acceptable as shown on Tentative Tract Map No. 5062/UGM dated February
1, 2006.
39. This project is subject to UGM Fire Service fees for Fire Station No. 16.
Urban.Growth Management Requirements
40. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the
time of final map approval.
STREETS AND RIGHTS-OF-WAY
41. 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
FMC and the State Subdivision.Map Act.
42. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area (fire hydrants,
streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to
satisfy the American Disabilities Act requirements. if necessary, dedicate a pedestrian
Jot�J first r1 footer`fi14, Ea unp. st,.uet_ed`patk
43. All of the required street improvements shall be constructed and/or installed in
accordance with the City of Fresno Standard Specifications (2002 Edition). The
following shall be submitted as a single package to the Pubic Works Department for
review and approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans; and,
c. Landscape and irrigation plans (median island and street trees within all
parkways).
Conditions of Approval
Tentative Tract Map No. 5062/UGM
February 1,2006
Page 8
44. The subdivider shall underground all existing off-site overhead utilities and proposed
utility systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No.
78-522, 88-229.
45. The subdivider shall construct an underground street lighting system per Public Works
Standards within the limits of the tract. Spacing and design shall conform to Public
Works Standards for arterial (North Blythe Avenue). Height, type, spacing, etc., of
standards and luminaries shall be in accordance with Resolution No. 68-187, 78-5221
81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer
prior to Final Map approval. Upon completion of the work by the subdivider and
acceptance of the work by the City, the street lighting system shall be dedicated to the
City. Submit engineered construction plans to the Public Works Department for
approval.
46. All dead-end streets created by this subdivision shall be properly barricaded in
accordance with City standards within seven days from the time the streets are surfaced
or as directed by the Engineer.
47. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution
Control District for the control of fugitive dust requirements from paved and unpaved
roads.
48. Comply with the memorandum from the Public Works Department, Engineering Division
PY P 9 9
dated November 14, 2005.
MAJOR STREETS
North Blythe Avenue (Arterial):
rrsr =WVO iffp_i lir_aI
of this subdivision-to meet the-City of'Fresno Arterial Standards:
50. Construct concrete curb, gutter, and sidewalk to Public Works Standard P-5. Construct
sidewalk to a 10-foot residential pattern.
51 Construct 20-feet of permanent paving (measured from face of curb) within the limits of
this subdivision.
52. Construct an underground street lighting system to Public Works Standard E-1 within the
limits of this subdivision. Spacing and design shall conform to Public Works Standard
E-7 for Arterial Streets.
53. Relinquish direct access rights to North Blythe Avenue from all lots within this tract
,. (Reference Section 12-1011 of the FMC).
Conditions of Approval
Tentative Tract Map No. 5062/UGM �..
February 1, 2006
Page 9.
INTERIOR STREETS
54. Entry: Provide a 75-foot minimum gate storage length (measured from gate to back of
sidewalk. Provide detail entry to the Public Works Department, Engineering Division for
final approval.
55. Gated entry, to provide for turnaround without backing up. Provide turning template
overlay on detail.
SPECIFIC REQUIREMENTS
56. The intersection of:
a. North Blythe Avenue and the proposed entrance shall be limited to left-in, right-
in and right-out turns. -
b. The first order of work shall include a minimum of two points of vehicular access
to the major street for any phase of this development.
57. The first order of work shall include a minimum of two points of vehicular access to the
major streets for any phase of this development.
TRAFFIC SIGNAL MITIGATION IMPACT FEE
58. The. project shall pay its TSMI fee at the time of building permit based on the trip
generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount for Tentative Tract Map No. 5062/UGM is 414.69 per single family unit (fee
rate as shown in the Master Fee Schedule).
Urban Growth Management Requirements
59. This map is in UGM major street zone E-4-,-therefore, pay all applicable-UGM fees.
North Blythe Avenue
60. Dedicate and construct two 17-foot center section travel lanes and a raised concrete
median island within the limits of this subdivision. Construct a raised concrete median
- with 250-feet left turn pockets at all major intersections. Details of said street shall be
depicted on the approved 'tentative tract map. Dedication shall be sufficient to.
accommodate arterial standard and any other grading or transitions as necessary based
on a 55 MPH design speed.
61. Construct frontage improvements from the north boundary of this subdivision north to the
south boundary of APN 311-210-01. See Exhibit C. Frontage improvements required
beyond the limit of development: FMC Section 11-266(f) (6) and the 2025 Fresno
General Plan Policy No. E-1-c, E-1-j, E-1-n and E-3-e.
Conditions of Approval
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 10
SANITARY SEWER SERVICE
62. The following conditions are required to provide sewer service to the tract:
63. Construct an eight-inch sewer main in North.Blythe Avenue from West Dakota Avenue
north across the project frontage.
64. Sanitary sewer mains shall.be extended within the proposed tract to provide sewer
service to each lot created
65. Separate sewer house branches shall be provided for each lot created.
66. On-site sanitary sewer facilities shall be private.
67. Abandon all existing on-site private sanitary sewer system.
68. Public sewer facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
69. Engineered improvement plans prepared by a Registered Civil Engineer shall be
submitted to the Department of Public Utilities for review and approval for any proposed
additions.to the sanitary sewer system.
Urban Growth Management Requirements
70. The project is located within Sewer Oversize Reimbursement Service Area No. 21.
71. Sewer lateral, Oversize Sewer, Trunk Sewer and Wastewater Facilities charges are due
and shall be paid for the project.
WATER SERVI 4
72. The following conditions are required to provide water service to the tract:
73. Separate water services with meter boxes shall be provided to each lot created:`
74. Two independent sources of water meeting Federal and State Drinking Water Act
Standards are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through any combination of water main
extensions, construction of supply wells, .or other acceptable sources of water supply
approved by the Water Systems Manager.
75. Seal and abandon existing on-site wells in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by the California Department of
Water Resources and City of Fresno standards.
r
Conditions of Approval .
Tentative Tract Map No. 5062iUGM
February 1, 2006
Page 11
76. All public water facilities shall be constructed in accordance with the Department of
Public Works standards,.specifications, and policies.
Urban Growth Management Requirements
77. Payment of appropriate water connection charges at the time of final map approval
subject to deferral to building permit issuance as appropriate.
78. Payment for installation of water service(s) and/or meter(s) is required.
79. Pay UGM water fees for Water Service Area 301s.
URBAN GROWTH MANAGEMENT REQUIREMENTS(GENERAL)
80. 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.
81. 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-Way Acquisition
82. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
:3 _.nights i r :a-acquisition,, hall.-include,acnyrrgt3ts cif way c css ry fior:;pr par r � i:rdge,,
_ signing, pole relocation, and shoulder grading.. 1n.general;.this will-require right-of-way.-to
be provided approximately 10 feet outside the travel lane. The exact requirement must
be determined at the project design stage based on the existing conditions and detailed
design information.
84. 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/owner should contact the Real Estate Section of the Public Works
Department to receive procedural guidance in such acquisitions.
Conditions of Approval
Tentative Tract Map No. 5062/UGM
February.l, 2006
Page 12
85. Should such acquisition not be accomplished by the subdivider prior to Final Map
approval, the subdivider must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain. The
subdivider shall furnish to the City Public Works Department, Engineering Division/ Real
Estate Section, an appraisal report or a request for an estimated appraisal amount (to be
determined by the City of Fresno Real Estate Section) prior to preparation of a
Subdivision Agreement.
86.. The subdivider 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 AND DRAINAGE
87. 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 FMC. These
requirements are identified in the District's letters,to the Planning and Development
Department dated November 3, 2005.
88. Any temporary ponding basins constructed or enlarged to provide service to the
- subdivision shall be fenced in accordance with City standards within seven days from
the time the basin becomes operational or as directed by the City Engineer. Temporary
ponding basins will be created through a covenant between the City and the Developer
prior to Final Map approval. Maintenance of the temporary ponding basin shall be by the
Developer until permanent service for the entire.subdivision is provided.
RE;�ii1:0=1Rl i rA 1 ION � IS T�RICT_ .--
I -F
89. The Fresno Irrigation District has no requirements for Tentative Tract Map No.
5062/UGM dated February 1, 2006.
I
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
90. The developer/owner shall comply with the requirements in the letter from the San
Joaquin Valley Air Pollution Control District dated October 27, 2005.
CENTRAL UNIFIED SCHOOL DISTRICT
91. Comply with Central Unified School District's letter dated December 15, 2005.
fir.
Conditions of Approval
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 13
DEVELOPMENT FEES AND CHARGES
This project is subject to the following fees and charges:
SEWER CONNECTION CHARGES FEE RATE
b. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
c. Oversize Charge* $0.05/sq. ft. (to 100' depth)
d. Trunk Sewer Charger $419/living unit
Service Area: Cornelia
e. Wastewater Facilities Charge* $2,119/living unit
f. House Branch Sewer Charger N/A
WATER CONNECTION CHARGES FEE RATE
g. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by owner;
fee for service(s) and Meter(s)
established by the Master Fee
Schedule.
h. Frontage Charge* $6.50/lineal foot
i. Transmission Grid Main Charge* $643/gross acre
M (parcels 5 gross acres or more)_ `
j. . Transmission Grid Main $243/gross acre ;
Bond Debt Service Charge (parcels 5 gross acres or more)
k. UGM Water Supply Feer $508/living unit
Service Area: 301s
I. Well Head Treatment Fees $221/living unit
Service Area: 301
m. Recharge Fees $0/living unit
Service Area: 301
n. 1994 Bond Debt Service* $60/living unit
Service Area: 301
Conditions of Approval
Tentative Tract Map No. 5062/UGM
February 1, 2006
Page 14
DEVELOPMENT IMPACT FEE FEE RATE
o. Fire Impact Fee Citywide .$539/living unit
p. Park Facility Impact Fee Citywide+ $3398/living unit
q. *Quimby Parkland Dedication Feer $1120/living unit
r. Police Facilities Impact Fee- Citywide♦ $624/living unit
s. Traffic Signal Charge* $331.75/living unit
URBAN GROWTH MANAGEMENT FEE RATE
t. Major Street Charge* $2798/adj. acre
Service Area: E-4
u. Major Street Bridge Charge* $94/adj. acre
Service Area: E-4
v. UGM Grade Separation Fee* . $443/adj. acre
Service Area: E-4-A
w. Street Acquisition/Construction Charges N/A
Notes:
*This amount if paid is creditable against the Park Facility Impact Fee.
DuE.at°tamp=of subeJa�oort. _ -77
_
TM
4 Due at time of development.
Due at occupancy:
* Deferrable through.Fee Deferral Covenant.
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LEGEND
® Subject Property U.G.M.Area
VICINITY MAP PLANNING & DEVELOPMENT
TENTATIVE MAP OF TRACT NO. 5062/UGM DEPARTMENT
(Condo C-03-078) A.P.N.: 311-210-22 23 24,29,30
- µ' E
ZONE MAP: 2046
East of Blythe btwn Ashian and Dakota Aves. NOT To SCALE BY/DATE: J.S. / 10-21-05 __-
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Pity of
T. PUBLIC WORKS DEPARTMENT
DATE: July 7 2005
. ,TO: PAUL BERNAL, Planner II
Planning and Development Department
FROM: JOE PAFF, Senior Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5062 AND COMMUNITY FACILITIES
DISTRICT .
1. The long term maintenance of the following items is the ultimate responsibility of the owner/developer.
The following features shall be maintained by the Home Owner's Association.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
- Department-within the:street easements (including 1/2,of the median)..and.the landscape ;
easements along the property lines adjacent to N. Blythe Avenue.
2. Should the Council or owner/developer choose not to include the maintenance of the items listed in
section 1 above in the HOA,the property owner/developer shall provide for the maintenance of all of the
above items by the property owners.
Any change affecting the Items in these conditions requires revision of this letter of conditions.
If you have any questions, please call me at 621-8695
c:PW File No. 10770 File:\word\cfd2\ttmapreview\tt5062 conditions
City of
a
i�
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DATE: November, 14,2005
TO: Paul Bernal, Planner II[ -
Development Department, Planning Division
THROUGH: Scott Mozier, P.E., Traffic Engineering Manager ,
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Divisio
SUBJECT: TT 5062, Public Works Conditions of Approval
(Blythe between Ashlan and Dakota)
The Public Works Department, Traffic Planning Section, has completed its review and the following
requirements are to be placed on this tentative map as a condition of approval by the Public Works
Department.
General Conditions:
Provide curb ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011 and Resolution No. 78-522/88-229.
Submit a Geometric Approval Drawing (GAD) to Traffic Engineering for review and approval, per the
attached checklist, prior to submittal of street plans.
Submit the following plans, as applicable, in a single package, to the Planning and Development
Department for review and approval: Street Construction, Signing, Striping, Traffic Signal and Streetlight
and Trail,-Lighting,Signing and Striping:
Frontage Improvement Requirements:
Major Streets:
Blythe Avenue: Arterial
1. Dedicate 55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards.
2. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. ..Construct
sidewalk to a 10' residential pattern:
3. Construct 20' of,permanent paving within the limits of this subdivision.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Arterial
Streets.
5. Relinquish direct vehicular access rights to Blythe Avenue from all lots within this subdivision.
Page 1 of 3
C:\Louise\TRACT MAPS\T-5062 BLYTHE BTWN ASHLAN&DAKOTA.doc
Interior Streets: Private
1. Entry: Provide a 75"minimum gate storage length. (measured from gate to back of walk) Provide
detail 1 week prior to Planning Commission hearing.
2. Gated entry to provide for turnaround without backing up. Provide turning template overlay on
detail.
Specific Mitigation Requirements:
1. This tract will generate 53*a.m./65 p.m. peak hour trips; therefore, a Traffic Impact Study (TIS) is
not required.
2. The intersection of
a. Blythe and the proposed entrance shall be limited to left-in, right-in and right-out turns.
3. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
.Traffic Signal Mitigation Impact Fee:
This project shall pay its Traffic Si rfal Mitigation Impact Fee (TSMI Fee) at the time of building-permit
based on the trip generation rate(s) as set forth in the latest edition of the ITE Generation Manual. The
fee amount is $414.69 per single family unit, (fee rate as shown in the Master Fee Schedule).
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
Blythe Avenue: Arterial
1. Dedicate and construct (2) 17'. center section travel lanes and a raised concrete median island
within the limits of this subdivision. Construct a raised concrete median with 250' left turn pockets
at all major intersections. Details of said street shall be depicted on the approved tentative tract
map. Dedication shall be sufficient to accommodate arterial standard and any other grading or
transitions as necessary based on a 55 MPH design speed.
2. Construct frontage improvements from the north boundary of this subdivision north to the south
boundary of APN 311-210-01. See Exhibit-_"C". Frontage Improvements required beyond the
U devP.loprr�enY F yC SPGtro►� 1;, 2.I-J.�6) end �'��5 r' neraj-Pias i P.e?licy..:rlt,mbers - _p,
E-1-j, E-1=n and E-3-e.
Page 2 of 3
CALouise\TRACT MAPS\T-5062 BLYTHE BTWN ASHLAN&DAKOTA.doc
D EPA R T M E N T O F P U B L I C W O R K S
TO: Paul Bernal, Planner III
Planning Division
FROM: Ann Lillie, Senior Engineering Technician (559.621.8690)
DATE: November 21,2005
SUBJECT: Tentative Subdivision Map T-5062(Located east side of North Blythe between West
Ashlan and Dakota Avenues)
The Department of Public Works has reviewed the Vesting Tentative Subdivision Map proposed by
Yosemite Pointe Partnership, on engineering plans prepared by R. W. Greenwood Associates, Inc., dated
July 26, 2005. The Department of Public Works offers the following comments regarding the Street Tree,
Buffer/Parkway and Median Island Landscape conditions.
GENERAL REQUIREMENTS
STREET TREES REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and the dedication
planting and buffer landscaping easements. Street trees shall be planted at the minimum rate of one
tree for each 60'of street frontage. Street trees shall be planted by the Developer. The subdivider is
required to provide automatic irrigation with bubblers for all street trees. The irrigation system shall
comply with FMC 12-306-23. Tree species to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
North Blythe Avenue Fraxinus americana`Autumn Applause' -Ash
2. Street Tree Planting by Developer: For those lots having internal street tree frontage available
for street tree planting, the developer shall plant one tree for each 60'of street frontage, or one tree
per lot having street frontage,whichever is greater.
a:'Street tree inspection fees sliali be coilected`for eacdh 60'ot.puhl c street frontage or Me`free
per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno,Department of Public
Works "Standard Specifications.
c. Landscape Plans shall indicate street tree planting locations and species. Landscape Plans
shall be reviewed and approved by the Department of Public Works,Engineering Services. A
street tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map,will be released when all
landscaping installed on public and/or city controlled property is in conformance.with the
Specifications.of the City of Fresno.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by
the city for guaranty and warranty of the work for a period-of ninety days following acceptance.
BUFFER.LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape
easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities
District, or may form a Home Owner's Association.
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map. These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District.
1. Landscaping shall comply with Landscape Buffer Development Standards approved by the City
Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping.and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
,and/or parkway strip,the planting.concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades on a cross-section detail to include fencing or wall details.
All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1
with 1 foot of level ground between the slope and the back of the side walk and/or face of fence.
Erosion control.measures shall be implemented on all slopes of 4:1, including the use of synthetic -
erosion control netting in combination with ground cover species approved by the Department of
Public Works/engineering Services Division.
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.
7_1 (, I anon aping%ir t1?�i�ght of Way acid iaii&c-ape::setback.add acerit�to�vate�vvel-1 i€es shall`t e the ' -
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project,.applicants shall be required to
submit plans showing the location and configuration of all median islands fronting the proposed
project for review and evaluation for median island landscaping requirements. Existing utilities,
including,but not limited to city water lines/service points, sanitary sewer, storm drains, electrical
lines,existing landscaping including trees,shrubs,ground cover beds,irrigation facilities,and other
miscellaneous landscape features shall also be clearly defined. If new median islands are required
to be constructed,median island landscaping is required and shall be applied in accordance with the
City of Fresno standards and FMC section 12-306-24. The Public Works Department requires 2 foot
wide colored concrete strips on all proposed median islands with a 12 inch by 12 inch slate pattern
in brick red.
OUTLOTS
1. The Department of Public Works will not be responsible for the maintenance of any outlots if they
are not included into the CFD2.. If-the outlots are to"be included into the CFD2,the Department of
Public Works will require approving landscape and irrigation plans prior to inclusion into the CFD2.
BIKE PATH
1. All .proposed Multipurpose 'Paths shall be constructed in accordance with City requirements and
standards. Cross-sections will be required with submittal of Street Plans and Landscaping/Irrigation
Plans for review and approval.
II
T
City of
WATER DIVISION
Date: October 26, 2005
To: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Administration
Through: NEIL MONTGOMERY, Chief Engineering Technician
Department of Public Utilities, Water Division
From: MICHAEL CARBAJAL, Senior Engineering Technician
Department of Public Utilities, Water Division
Subject: WATER REQUIREMENTS FOR TENTATIVE TRACT NO. 5062/UGM
The following conditions are required to provide water service to the tract:
1. Separate water services with meter boxes shall be provided to each lot created.
2. Two independent sources of water, meeting Federal and State Drinking Water Act
Standards, are required to serve the tract including any subsequent phases thereof.. The
two-source requirement may be accomplished through a combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
3. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
4. Seal and abandon existing on-site well(s) in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by California Department of Water
Resources and City.of Fresno standards:
TAPROJMIMEMConditions of Approvall5062102605.doc
City of
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DEPARTMENT OF PUBLIC UTILITIES
Date: November 2, 2005
To: PAUL BERNAL, Planner III
Planning and Development Department,Current Planning
From: DOUG HECKER, Supervising Engineering Technician
Department of Public Utilities, Planning and Engineering
Subject: SANITARY SEWER AND WATER REQUIREMENTS FORT-5062
General
Tentative Tract No. 5062/UGM proposes a one-lot Multi-family residential condominium project of an
approved apartment project (C-08-78) on 9.6 acres located the east side of North Blythe Ave.between
West Ashland and West Dakota Avenues.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but impacts
can be mitigated without further study or are not serious enough to warrant an Environment Impact
Report.
Sanitary Sewer Requirements
The nearest sanitary sewer main capable of serving proposed project is a 15-inch sewer main located in
West Dakota Avenue. Sanitary sewer service through the City's Sewer System shall require the following
prior to connection.._ -
1. The following off-site sanitary sewer main extensions are required:
a) Construct an 8-inch sewer main in North Blythe Avenue from West Dakota Avenue north
across the project frontage.
2. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each
lot created.
3. Separate sewer house branches shall be provided for each lot created.
4. On-site sanitary sewer facilities shall be private.
5. Abandon all existing on-site private sanitary sewer systems.
6. Public sewer facilities shall be.constructed in accordance with the Department of Public Works
standards, specifications, and policies.
7. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
Sanitary Sewer Fees
The following.Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Area: #21
3. Trunk Sewer Charge: Cornelia
4. Wastewater Facilities Charge (Residential Only)
Water Requirements
Comply with.the attached City of Fresno Water Division memo, dated October 26, 2005, for water
requirements for Vesting Tentative.Tract Map 5062.
Fresno
r
City of
����■ � O®®� z000
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado Fresno, California 93706-2014
(559)498-1452
November 14, 2005
TO: Paul Bernal,Planner III
Planning and Development Department
T b Chief of
THROUGH: Robert Weakley, C Operations�&-p.
Department of Public Utilities, Solid Waste Division
FROM: 'Donna Leslie;Provisional Management Analyst I
Department of Public Utilities, Administration
SUBJECT: TT 5062, Solid Waste Conditions of Approval
The Department of Public Utilities, Solid Waste Division,has completed a review of the Vesting
Tentative Tract Map 5062. The following requirements and conditions are to be placed on this
vesting tentative tract map as a condition of approval by the Department of Public Utilities.
General Requirements:
• Project will be serviced by the City of Fresno, Solid Waste Division.
• Project will be serviced with multi-residential bin service, in sizes and service days
acceptable for this type of project.
_ ... -
Developer shall'provide standard 2-cell trash enclosures throughout the property. The
number of enclosures (6) and locations are acceptable.
• Enclosures are to be built to the current standard of 22'x 10' 8".
Enclosures shall be constructed out of 8" (eight inch)concrete block wall with,2 metal gates
on each cell (No chain link is allowed).
• Owner shall provide a minimum of.52 cubic yards of solid waste service per week for a
104 unit complex.
• Developer shall provide a minimum of 18' of unobstructed clearance(from face of curb to
face of curb) at the entrance/exit gates. Need access to gates by 6:00 a.m.
Attachments:Copy of Current Solid Waste Standards
J:\Conditions of Approval Tr5062.wpd
CITY OF FRESNO_PUBLIC WORKS DEPARTMENT
GAD PLAN CHECK GUIDE & REQUIREMENTS LIST
RECORD PLAN INFORMATION IN PLAN CHECK LOG
❑ LANE CONFIGURATIONS MATCH CONDITIONS OF APPROVAL
❑ TURN POCKET LENGTHS ARE CALLED OUT AND CORRESPOND TO QUEUE LENGTHS IN TRAFFIC
IMPACT STUDY
❑ EXISTING AND PROPOSED CURBS AND MEDIAN ISLANDS ARE CLEARLY SHOWN
❑ PERTINENT FEATURES SUCH AS EXISTING PARCELS, RAILROADS, FID CANALS
❑ CONFORMS TO EXISTING CONDITIONS AT PROJECT LIMITS
,EIEXISTING LANE.WIDTHS ARE CALLED OUT.AT CONFORM AREAS
❑ GAD SHOWS PROPOSED WIDTH OF STREET RNV, CURB-TO-CURB DISTANCE,ALL TRAFFIC LANES,
BIKE LANES, PARKING LANES AND MEDIAN ISLANDS
❑ GAD CALLS OUT TRANSITION LENGTHS AND TAPERS EXPRESSED AS TRANSITION LENGTH PER
OFFSET WIDTH (I.E. 50:1 TAPER WOULD BE A 600'TRANSITION FOR A 12' OFFSET)
❑ ALL CURVE DATA IS CALLED OUT. WHERE CURVES ARE CONCENTRIC, ONLY,THE C/L OR CURB LINE
NEEDS TO BE CALLED OUT.
❑ THE C/L IS MATHEMATICALLY DEFINED WITH HORIZONTAL CONTROL IN CASES WHERE THE C/L
DOES NOT FOLLOW THE SECTION LINE
❑ BEARINGS AND DISTANCES ARE PROVIDED WHERE THE C/L OF CONSTRUCTION (NEW C/L OR
SECTION LINE) IS NOT PARALLEL TO THE PROPOSED RNV, OR WHERE THE TWO SIDES OF A DIVIDED
ROADWAY ARE NOT PARALLEL.
❑ SHOW TRUCK TURNING'TEMPLATES FOR ALL DUAL LEFT OR DUAL RIGHT TURNS AND
ROUNDABOUTS
❑ CROSSWALK LAYOUTS MEET CITY STANDARDS (4' FROM FACE OF CURB AT RAMP, 10'WIDE, NO
DOGLEGS, MEDIAN NOSES CLEAR OF CROSSWALK)
❑ PLANS INCLUDE PROJECT REFERENCE INFORMATION(Site,Plan No.,C.U.P. No., Rezone No., Parcel
Map No. or C.I.P. No. (PW ID, Fund, Org, KRA), NORTH ARROW, SCALE, TITLE BLOCK, OWNER'S NAME, .
ENGINEER PREPARED BY)
❑ FOR PROJECTS INCLUDING SIGNIFICANT VERTICAL GRADE CHANGES INCORPORATING MULTIPLE
GRADE BREAKS OR VERTICAL CURVES, THE GAD SHOULD INCLUDE A PROPOSED MAJOR STREET C/L
PROFILE (NOT NECESSARY FOR TYPICAL ROUTINE PROJECTS)
Page 3 of 3
C:\Louise\TRACT MAPS\T-5062 BLYTHE BTWN ASHLAN&DAKOTA.doc
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A,C, PATH 44 8,
14'
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EP W.. / MD-UNT- MED CONCRETE:
ABLE DIKE I IAN . CURB
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36'-42' ---�
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ABLE DIKE
FrAacle Improvomerr,s roctuirod begond limit of developmerrb
FAL, Section 11=226( f)(6)
2025 General Plan Policy{ �+c, �+j, �`1'n. G-5-c
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE-OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager YOSEMITE POINTE PARTNERSHIP
Planning& Development Department PO BOX 278
City of Fresno MADERA, CA 93639
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5062 PRELIMINARY F w
06 REL MINARY EE(S) (See below)
DRAINAGE AREA(S) AK - DRAINAGE AREAAK $43,108.00
DATE /I-.3—aS DRAINAGE AREA f f _
TOTAL FEE $43,108.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
California Environmental Quality Act and the National Environmental Policy Act. The District
in cooperation with the City and County has developed and adopted the Storm Drainage and
Flood Control Master Plan. Compliance with and implementation of this Master Plan by this
development project will satisfy the drainage related CEQA/NEPA impact of the project
mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior
to approval of the final map at the rates in effect at the time of such approval. The fee indicated
above is based on the tentative map. Contact the FMFCD project engineer prior to approval of O
the final map for the fee.
Consf?lerations.,which.may_wffeet he aee.;obligation(,—or,the,timinoror.form of fee.payment:4.
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may 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.
5062 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 . .Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from future
fees collected by the.District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 #=Z7
c. The grading and drainage patterns shown on the-site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall:construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District.for review prior to
final development approval:
X Grading Plan X Storm Drain Plan Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage.facilities:
a. Permanent drainage service is available provided.the developer can verify to
_the satisfaction of:the Cl«aPresno,that runoff Lane safely co�yeyed to she.-
Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No. 2 hereof will provide
permanent drainage service:
c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d: ` See Exhibit No. 2.
5. The proposed development:
Appears to be located within a 100 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District,necessatmg appropriate
floodplain management action. (See attached Floodplain Policy.)
5062 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559).456-3194 Two.sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3.of 4
Appears to be located within a 500 year flood prone area as designated on the latest
Flood Insurance Rate Maps available to the District,. .. Nq
.
X Does,not appear to be located within a flood prone area.
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits)require developers
of construction projects disturbing one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants,prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
..requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction, -
a.
State General Permit for Storm Water Discharges Associated with Construction O
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
thatresult iiisoil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections,train employees
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries are
generally required to secure an industrial permit:manufacturing; trucking; recycling; and
waste and hazardous waste management. Specific exemptions exist for manufacturing
activities which occur entirely indoors. Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control
Board, develop and implement a storm water pollution prevention plan, eliminate non-.
storm water discharges, conduct routine site inspections,train employees in permit
compliance, sample storm water runoff and test it for pollutant indicators, and annually
submit a report to the State Board.
5062 - 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office)to meet
the requirements of the State General Permits, eliminate the potential for non-storm
water to enter the municipal storm drain system, and where possible minimize contact
with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify,reduce or add to these requirements,or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies:
9. X See Exhibit No. 2.for additional comments,recommendations and requirements.
Gerald E. Lake n, Project Engineer: Mike Hill
District Engineer
C: RW GREENWOOD ASSOC.
2558 E. OLIVE AVE.
FRESNO,.CA 93701
5062 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 FAX(559)456-3194 Two sided document
;;. NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
J ' - ASHCAN AVE.
r,
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I
. - W
-
Q j 1
I.
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W
I 1 f
4-4
J i I
m
I
SCALE 1"=300'
I � IL7L'
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I 0
I
30Prop. Line i 24' 1
—... --
EXISTING 15' STORM j24 24" �Jll GRIFFITH WAY
DRAIN EASEMENT 15'
p. f
® 15' PERMANENT STORM DRAINAGE EASEMENT TO BE OBTAINED BY DEVELOPER
® 30' TEMPORARY CONSTRUCTION EASEMENT TO BE OBTAINED BY DEVELOPER
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER PIPELINE (SIZE SHOWN) & INLET.
® NON-MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER TYPE I,E„ INLET.
--- EXISTING MASTER PLAN FACILITIES
DIRECTION OF DRAINAGE
--------- INLET BOUNDARY TRACT 5062
EXHIBIT N0. 1 DRAINAGE AREA: "AK"
:rs!
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
RAD. 074907
J:\ENGINEERING\AUTOCAO\OWGS\OEXHIBIT\CIT/CUP\2003-078 REV.DWC
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. . A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the.Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
The developer shall acquire a fifteen-foot(15')wide storm drain easement and thirty-foot(30')wide
temporary construction easement as necessary for the construction of the 24" storm drain. No:
encroachments into--the easement-will-be permitted including, but not limited to, foundations, roof
overhangs,swimming pools,and trees. The District will consider condemnation proceeding for the
easements on the behalf of the developer if he cannot negotiate an acquisition. Should there be any
costs associated with the easement acquisitions the cost-shall be fee creditable.
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.
Development No. Tract 5062
engr\permit\exh ibit2\tract�5062(mh)
San Joaquin valley
Air Pollution Control District
October 27, 2005 Reference No 020050143:8
u - Com'!_-U t
City of Fresno 0 C T 3
Planning Division
Development Department -vision;n;,�g Civision
Attn: Paul Bernal
2600 Fresno Street
Fresno, CA 93721-3604
Subject: T75062-.3626 North Blythe Avenue (AP,N:.311-210-22, -23, -24, -29, -30)
Dear Mr. Bernal:
The San Joaquin Valley Unified Air Pollution Control District (District) has previously commented on this
project and offers the following comments in addition to previous comments.
Previous comments:
To Gene Grinstead for C-03-078, R-03-27. Sent May 12, 2003, Ref. No. 223DEV2003.'
To Gene Grinstead for.0-03-078, R-03-27. Sent July 8, 2003, Ref. No. 344DEV2003.
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. This project may be subject to additional District Rules. To identify
additional rules or regulations that apply to this project, or for further information, the applicant is strongly
encouraged to contact the District's Small Business Assistance Office at (559) 230.5888... Current District
rules can be found at http://www.valleyair.oro/rules/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions)-Regulation VIII (Rules 8011-8081) is a series of. rules
designedto Fed uce.PM-1O-:emissions-(pre.dominantly dust/di t.) generated b.Y hug yen activit includin _--
construction and demolition activities; road construction, bulk materials storage; paved and unpaved
roads, carryout and tracko��t,.landfill operations, etc. If a residential project is 10.0 or more acres in
area or will include moving, depositing, or relocating more than 2,500 cubic yards per day of bulk
materials on at least three days, a Dust Control Plan must be submitted as specified in Section 6.3.1
of.Rule 8021.
The District's compliance assistance bulletin for construction sites. can be found at:
htti)://www.valleyair.org/busind/comply/PM 10/Req%20VI I I°/a20CAB.pdf.
A template of the District's Dust Control Plan is available at:
http://www.valleyair.org/busind/comply/PM1 0/form s/DCP-Form%20-%2010-14-2004.odf
Rule 4002 (National Emission Standards for Hazardous Air Pollutants). In the event that any portion
of an existing building will be renovated, partially demolished or removed, the project will be subject to
District Rule 4002. Prior to any demolition activity, an asbestos survey of existing structures on the
project site may be required to identify the presence of any asbestos containing building material
(ACBM). Any identified ACBM having the potential for disturbance must be removed by a certified
asbestos-contractor in accordance with CAL-OSHA requirements. If you have any questions
concerning asbestos related requirements, please contact Mr. Brian Dodds of this office at (559) 230-
5962, or contact. CAL-OSHA at (559) 454-1295. An Asbestos Requirements Bulletin has been
FF"
Mr.Bema! October 27, 2005
T-5062 Page 2
enclosed for the applicant. The District's Asbestos Requirements Bulletin can be found at:
http://vaIleVair.org/busind/comply/`asbestosbuItn.htm
Rule 4102(Nuisance) applies to any source operation that emits or may emit air contaminants or
other materials. In the event that the project or construction of the project creates a public nuisance,
.. , it could be in violation and be subject to District enforcement action.
Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings.
This rules specifies architectural coatings storage, clean up and labeling requirements.
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt,. Paving and Maintenance Operations). If
asphalt paving will be used, then paving operations.of this project will be subject to Rule 4641. This
rule applies to the manufacture and use of cutback.asphalt,.slow cure asphalt and emulsified asphalt
for paving and.maintenance operations.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this. project to provide additional
reductions of the overall level of emissions. (Note: Some of the measures may already exist as City
development standards. Any measure selected should be implemented to the fullest extent possible.)
The suggestions listed below should not. be considered all-inclusive and remain options that land-use
authority should consider:
• The applicant should implement measures to reduce the amount of vehicle traffic to and from the
residential area(s) that further reduce air pollution in the valley. This could include providing an
information center for residents to coordinate carpooling. Check out the"Spare the Air"section of our
website www.vallevair.org
• The applicant should use CARB certified alternative fueled engines in construction equipment where
practicable. Alternative fueled equipment may be powered by Compressed Natural Gas (CNG),
Propane (LPG), electric motors, or other CARB certified off-road technologies. To find engines
certified by the CARB, see their certification website
- -:11th://www:arbca: cV�rr ti-.;ro /offroad/cert/c��.ph ear rn ,nfcr matioA �•
�..t ,�i .;r� G e;nat;ve:fue! enr�ss -
please call-Mr:
Chris Acree;Senior Air Quality.:Specialist,at (559)23-0-:5829. -
• Construction equipment should have engines that meet the current off-road engine emission standard
(as certified by the CARB), or be re-powered with an engine that meets this standard. Tier I and Tier
II engines have significantly less NOx and PM emissions compared to uncontrolled engines. To find
engines certified by the CARB, see http://www.arb.ca.gov/msprog/offroad/cerUcert.php. This site lists
engines by type, then manufacturer. The "Executive Order" shows what Tier the engine is certified
as. For more information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality
Specialist, at (559) 230-5831.
• Construction activity mitigation measures include:
Install sandbags or other erosion control measures to prevent silt runoff to public roadways from
sites with a slope greater than one percent
- Limit area subject to excavation, grading, and other construction activity at any one time
- Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use
Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via
a portable generator set)
Mr.Bernal October 27, 2005
T-5062 Page 3
j,
Apply idling time limits or require that all diesel engines be shut off when not in use on the
# premises to reduce emissions from idling.
Curtail construction during periods of high ambient pollutant concentrations; this may include
ceasing of construction activity during the peak-hour of`vehicular traffic on adjacent roadways,
and "Spare the Air Days"declared by the District.
Implement activity management(e.g. rescheduling activities.to reduce short-term impacts)
During the smog season (May through October), lengthen the construction period to minimize the
number of vehicles and equipment operating at the same time. .
- Off road trucks should be equipped with on-road engines when possible.
Minimize obstruction of traffic on adjacent roadways.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that .are associated. with this project.. If you have any questions or require further.
-_information, please call me at (559) 230-5820 and provide the reference number-at the top,of this letter:
Sincerely,
ector R. G a
Senior Air Quality Planner
Central Region
HRG:cxt
Enclosures
CENTRAL UNIFIED SCHOOL DISTRICT w�
. U � Eduntian -
S
4605 NORTH POLI{AVE • FRESNO,CA 93722-5334 • (559)276-5206.•mryder@centralusdkl2.ca.us Ey
m s ¢
DISTRICT SUPERINTENDENT SOL D I
Marilou Ryder,Ed.D.
TRUSTEES:
Cindy Berube
Terry Cox
December 15, 2005 �f --il -}'� '`� V ,. .G Judith Geringer
/ Theresa Hagans
Diana Milla
Phil Rusconi
Mike Yada
City of Fresno r v
Planning Department
2600 Fresno Street -'
Fresno, CA 93721
Attn: .Paul Bernal --
Subject: TT 5062 E/S Blythe btw Dakota &Ashlan
Central Unified School District has the following conditions/Comments for the above project(s):
Condition of approval: :
1. School Developer Fees 'shall be paid on all new residential construction within the
proposed subdivision, in accordance with a resolution adopted by the Central Unified
School District, pursuant to Government Code section 65995 and Educational Code
section 17620.
2. Install concrete sidewalks/curbs/gutters on both sides of the interior streets for the
proposed project in a manner consistent with the existing subdivisions in the area and
to City standards.
- 3:, Construct a 4-foot wide asphalt concrete pedestrian walk way from the southern-most-
point of the Tract 5062 along Blythe Avenue, south to the intersection of Dakota and
Blythe Avenues, west along the north side of Dakota Avenue to Milburn Avenue, then
north along the east side of Milburn Avenue and connected into the existing side walk
at the southern most point for Steinbeck Elementary school, located on the eastside of
Milburn Avenue north of Dakota Avenue.
4. Install pedestrian cross walk stripping 'across Blythe Avenue at the intersection of
Blythe and Dakota Avenues.
JIM YOVINO JOHN MULLIGAN SARAH KOLIGIAN
Assistant Superintendent,Personnel Chief Financial Officer Assistant Superintendent,Instruction
(559)276-5224 (559)276-5200 (559)276-3115
FAX(559)276-2983 FAX(559)275-0394 FAX(559)276-3102
y
Comments:
The proposed project will add approximately 60, K-12 grade students to.the District's average
daily attendance.
Number of lots / units _ 104
Grade Level: # of Students Generated
K-6 grade students 37
7-8 grade students 10
9-12 grade students 13
TOTAL K-12 grade 60
The District will be able to accommodate these new students at the schools of attendance
indicated below. To offset the cost to house these students, the District currently levies.
development fees of $2.24 per square foot for residential development and. $0.36 per square"
foot for commercial /,industrial development. As -a. point-of information, development fees are
subject to increase every two years by the State Allocation Board. Any new development on the
property will be subject to the development fees in place at the time development fee certificates
are obtained.
Bus transportation will be provided to those students in accordance with the following District
policies in effect at the time of enrollment:
• K-8'h grade students residing at least one We or more from their school of attendance;
• 9`h-12th grade students residing at least two miles or more from their school of
attendance.
Sidewalks along interior neighborhood streets and major exterior streets provide the necessary
identifiable boundary between. students and traffic, and provide a safe place for students
walking to and from existing school sites and bus stops.
The. District is an advocate for safe walking routes. At this time, however, an identifiable safe
walking route does not exist to one or more of the indicated schools of attendance. The District
" req sl .that ane it velo"per cvr�s rug c a':4. root wi6e aSphdlt°c X0 FIC pPdest an walk way rro '
-..southern most point"of'the`Tract 5062 to connect'into the existing side walk at the,sbuthern
most point for Steinbeck Elementary school, located on the eastside of Milburn Avenue north of
Dakota Avenue.
The following school of attendance information is provided:
Please note: The District has plans.to construct a phased "educational center" on the NEC of
Grantland and Ashlan Avenues. The Educational Center will be home to an 800 student
Elementary school (open Aug. 2007), a 1000 student Middle school (open Aug. 2008) and.a
2500 student High school (open Aug 2010). Also proposed is the 5000 seat "Deran Koligian
" Stadium" (open April 2006) along with the District Service Center- District Administration (open
TBD) and Transportation Facilities, (open 2007). This Educational Center may but has not vet
affected the attendance boundary of the following schools:
• Elementary School Information:
School Name: Steinbeck Elementary
Address: 3550 N. Milburn Ave.
• Middle School Information:
School Name: Rio Vista
Address: 6240 W. Palo Alto Ave.
• High School Information:
(a) School Name: Central High School - East Campus
Address: 3535 N. Cornelia Ave
(b) Currently, Central High School - West Campus is a mandatory attendance 9th
grade school with optional programs for grades 10th-12th
The California =;.Department -0f Education ; has current ;. API scores__ seer .
http:%/www.cde.ca.00v/ta/ac/ap/index.asp (however this site does not have current District
enrollment data - see: hftp://www.ed-data.kl2.ca.us/.) -
The District appreciates the opportunity to`comment on above project. Should you have
questions or . need additional information, please contact me at 559-276-5203 or
ddeel(a),centralusd.k12.ca.us.
Sincerely,
David Dee[
Facilities Planning Manager
STATE OF CALIFORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHW ARZENEGGER Govemor
?DLPARTMENT OF TRANSPORTATION -
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 i —` ---« " Fles our ower!
I� L Ir J y tent!
FAX (559)488-4088 11 energy� alI
TTY (559)488-4066 -
G V
November 1, 2005 '
ri n , r f:s cr7
213 1-IGR/CEQA
a: -99-26.5+/-
6-FRE
T-5062
(C-03-078 &R-03-27)
Mr. Paul Bernal
City of Fresno DevelopmentDepartment
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Mr. Bernal:
We have completed our review of the proposed tract map to allow the development of
condominiums. The project is located on the east side of North Blythe Avenue, south of West
Ashlan. Caltrans has the following comments:
Caltrans commented on this project during"a prior rezone and use permit stage. The project was..
conditioned to pay$6,645.46 to provide mitigation for project-related impacts to the State Route
99/Ashlan Avenue interchange. Caltrans has entered into.an agreement with the applicant for
this amount. Per this agreement,the mitigation will be paid prior to issuance of the occupancy
permit.
The current map does not indicate that there will be a change in the number of units for the
proj ect W E liavr'frrercioi determined that ine previously ag>eek Co mitigation is adequate"t®
mitigate this project's impacts to the State Highway System.
If you have any questions,please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning-
District 06 _
C:Mr. Michael Pistoresi, Yosiemite'Pointe Partners
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
CITY OF FRESNO ENVIRONMENTAL ASSESSMENT/INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECERED: EAVE&G:
(California Environmental Quality Act) ' the project described below is
determined to be within the scope of the Master Environmental Impact Report 2005 DEC 15 AM. I f: 29,
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan
CITY CLERK. FRESNO CA
Initial study is on file in the Planning and Development Department, City Hall,
2600 Fresno Street, Fresno, California 93721
(559) 621-8277
Applicant: Initial Study Prepared By:
R.W. Greenwood Associates Inc., 'on behalf of DMP Paul Bernal, Planner III
Development December 15, 2005
2558 East Olive Avenue
Fresno, California 93701
Environmental Assessment Number: Project Location (including APN):
Tentative Tract Map No. 5062/UGM East side of North Brawley Avenue between West
Ashlan and West Dakota Avenues
APN: 311-210-22-24, 29-30
Project Description:
R.W. Greenwood Associates Inc., on behalf of DMP Development has. filed Tentative Tract Map No.
T-5062/UGM pertaining to approximately nine acres of property located on the east side of North Brawley
Avenue between West Ashlan and West Dakota Avenues. Tentative Tract Map No. T-5062/UGM, is
proposing to subdivide the subject property into a one common-lot subdivision for condominium purposes.
The property is within the jurisdiction of the West Area Community Plan and the 2025 Fresno General Plan.
These plans designate the property for medium-high density residential land uses, which is consistent with
the existing R 2/UGM (Low Density Multiple Family Residential District/Urban Growth Managemeno zone
district as identified in Table 2 (Planned Land Use and Zone District Consistency Matrix) of the 2025 Fresno
General Plan and applied within all community plans. The subject property is currently vacant and is
surrounded by vacant property to the north and.east while property to the south and west is developed with
rural single-family residences:
Conformance to Master Environmental Impact Report(MEIR NO. 10130):
The 2025 Fresno General Plan and West Area Community Plan designate the subject parcel for medium-high
density residential.planned land_uses The existing R 2/UGM zone district for the subject_property; nforms;
to f e rr ed�uni=high ue �sity-fesiden ial planned;-IaMd�use 6e-sigh
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed development in .accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed for development with residential uses at an intensity and scale
(10.38 to 1.8.15 dwelling units per acre for medium-high density residential planned land use) that is permitted
by the existing planned land use and zoning designation for the site. Thus, the development of the site with a
104-unit, multi-family residential development (11.55 units per acre) will not facilitate an additional
intensification of uses beyond that which already exists or would be allowed by the above-noted planned land
use designation. Moreover, it is not expected that the development will adversely impact existing city service
systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have
been verified by the Public Works and Public Utilities Departments. It has been further determined that all
applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that
the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible
significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
l
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No. T-5062 ,
Page 2
December 15, 2005
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MSIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
_ land use designations, include impacts associated with the medium-high density residential planned land use.
designation specifiedfor the subject parcels. Based on this initial study, the proposed project does not.
change the land use indicated for the subject parcel and will not generate additional significant effects not
previously identified by the MEIR and no new additional mitigation measures are required. Therefore, the
project proposal is within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
i •v57
Gilbert J. o Date
Planning Manager, City of Fresno
K.Waster Files-Tract Maps\'5000 to 5299 maps\Tract 5062 Paul Semall(C-03-78 condo)\T-5062 FINDING OF CONFORMITY.doc
Attachments: Environmental Checklist/]nitial Study for Environmental Assessment No. T-5062
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. T-5062
ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO.,T-5062
1_0 TOPOGRAPHIC, SOIL.GEOLOGIC 11.0URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3. Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2.0 AIR QUILITY 1_ 11.7 Availability of storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes. 12.0 HAZARDS
1 12.1- Risk of explosion or release of hazardous
3_0 WATER substances
1 Ti Insufficient ground water available for long-term project 1 12.2 Site subject to flooding
use 1 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water. 1 12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or groundwater supplies sites
1 3.5 Reduction in ground water recharge
.13.0 AESTHETICS
4.0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique, rare or 1' 13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable .
1 4.2 Reduction in acreage of agricultural crop vegetation .
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area .
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal.of historic building,disruption of
1 5.1 Reduction in the numbers of any rare,unique or archaeological site
endangered species 1 14.2 Construction or activity incompatible with adjacent
1 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6.0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel
7.0 NOISE 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
ter_. EXPLANATIOIy OFRATINGS
1 8� Produc`t�oii of gi�re"whie,h viii advwsejy�affect
residential areas_ "0 Insufficient Information
1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the
potential environmental effects which may result from the
9.0 LAND USE proposed project in this category..
1 9.1 Incompatibility with adopted plans and policies "1 No significant Environmental.Effect
1 9.2 Acceleration of growth rate
The proposed project will not have an adverse
1 9.3 Induces unplanned growth
1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is
characteristics not substantially unusual or of undesirable magnitude.
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause.capacity "2" Moderate Environmental Effect
deficiencies on existing street system The proposed project will have an adverse environmental
1 10.2 Cumulative increase in traffic on a major street for which
capacity deficiencies are projected . effect in this category, which is of sufficient magnitude to
1 10.3 Specific traffic hazard to motorists, bicyclists, be of specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through
1 10.5 Insufficient or poorly located parking project changes and conditions.
1 10.6 Substantial increase in rail and/or air.traffic "3" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project has a potentially significant adverse
effect on the environment sufficient to require the
Dreoaration of an Environmental Impact Reoort.
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