HomeMy WebLinkAboutT-5071 - Conditions of Approval - 7/25/2006 ,i
• 'airy of
Planning and Develoament Deaartment
' 2600 Fresno Street • Third Floor Nick P. Yovino
Fresno, California 93721-3604 Director
(559) 621-8003 FAX (559) 488-1020
September 12, 2001 Please reply to:
Robert Lewis
(559) 621-8055
Jeff Callaway
Ingels-Braun and Associates
875 West Ashlan Avenue, Suite 102
Clovis, California 93612
Dear Mr. Callaway:
SUBJECT: ACTION OF THE FRESNO CITY PLANNING COMMISSION RELATING TO
VESTING TENTATIVE TRACT NO. 5071/UGM AND REZONING APPLICATION
NO. R-02-19
The Fresno City Planning Commission at its regular meeting of October 16, 2002, took the
following actions regarding the above-referenced applications:
1. APPROVED the Mitigated Negative Declaration for Environmental Assessment No. T-5071,
R-02-19.
2. RECOMMENDED APPROVAL to the City Council approval of Rezoning Application
No. R-02-19, to become effective for any portion of the Tract for which a final map of Vesting
Tentative Tract No. 5071/JGM is recorded.
3. APPROVED Vesting Tentative Tract Map No. 5071 subject to compliance with the Conditions
of Approval dated October 16, 2002.
Because the rezoning of the property requires final action by the City Council, the rezoning application
will be placed on the Council's Calendar for review and adoption on November 19, 2002 at 10:45 a.m.
Enclosed are copies of the Planning Commission resolutions approving the tentative tract map and a
copy of the resolution recommending approval of the rezoning application to the City Council. The
action of the Planning Commission on the tentative tract map, unless appealed to the City Council, is
final.
i -n,�
1
Jeff Callaway
Page 2
November 12, 2002
If you have any additional questions concerning this matter, please contact this office.
Sincerely,
PLA?TG DIVISION
Robert Lewis
Supervising Planner
fcA:JAm1rd a\dmumenU\PCALT5071
Enclosures
c: Centex Homes
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 11756
The Fresno City Planning Commission at its regular meeting on October 16, 2002, adopted the
following resolution pursuant to the Subdivision Map Act of the Government Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, a Vesting Tentative Map of Tract No. 5071/UGM was filed with the City of Fresno
and proposes a 129-lot single family residential subdivision with one outlot, on approximately 43
acres of land located on south side of West Clinton Avenue between North Brawley and North
Blythe Avenues; and,
WHEREAS, the Planning Commission conducted a public hearing to review the proposed
subdivision and considered the staff report and invited testimony with respect to the proposed
subdivision; and,
WHEREAS, the Development Department staff recommended approval of the proposed project
subject to all conditions of approval contained in the staff report dated October 16, 2002, and the
amendments presented at the hearing; and,
WHEREAS, no person spoke in opposition to the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission finds that there is no
substantial evidence in the record that the proposed tract map may have a significant effect on the
environment and considered the Mitigated Negative Declaration for Environmental Assessment
No. T-5071, R-02-19, issued on September 25, 2002.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of
Vesting Tentative Tract Map No. 5071 is consistent with the adopted General Plan, any
applicable specific plan, and the findings required pursuant to Section 66410 et. seq. of the
Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves
Vesting Tentative Tract No. 5071/UGM subject to the Development Department Conditions of
Approval dated October 16, 2002, and the following correction:
4. Relinquish access rights to North Brawley,North Sonora and West Clinton
Avenues from all residential lots to these streets. Ref. Section 12-10114--3, Fresno
Municipal Code. Relinquish vehicular access from Lot 129 to North Hanover
Avenue, Lot 91 to West Weldon Avenue, the west 40 feet of Lot 68 to West
Weldon Avenue and the south 40 feet of Lot 1 to North Hanover Avenue.
1 1
PLANNING COMMISSION RESOLUTION NO. 11756
Vesting Tentative Tract No. 5071/UGM
Page 2
October 16, 2002
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion
by Commissioner alvarez, seconded by Commissioner Brand.
VOTING: Ayes- Alvarez, Brand, Harrington, Kissler, Vang, DiBuduo
Noes - None
Not Voting- None
Absent - Sterling
Ity
NOVINO, Secretary
Fresn Planning Commission
DATED: October 16, 2002
Resolution No. 11756
Vesting Tentative Tract No. 5071
Filed by: Centex Homes
Action: Approved with Conditions
rc1\JArc1fi1es\documents\PCR 11756
FRESNO CITY PLANNING COMNUSSION
RESOLUTION NO. 11757
The Fresno City Planning Commission at its regular meeting on October 16, 2002, adopted the
following resolution relating to Rezoning Application No. R-02-19.
WHEREAS, Rezoning Application No. R-02-19 has been filed with the City of Fresno to rezone
property as described below:
Requested Zoning: AL-20 (County)(Agricultural Limited-Twenty Acres - County)
Existing Zoning: R-I/UGM(Single-Family Residential/Urban Growth Management ,
Area)
Applicant: Centex Homes
Location: South side of West Clinton Avenue between North Brawley and
North Blythe Avenues
APN: 312-082-28, 47& 48
Legal Description:
PARCEL 1
THE SOUTH 208.71 FEET OF THE EAST 208.71 FEET OF THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 26,TOWNSHIP 13 SOUTH,RANGE 19 EAST,MOUNT
DIABLO BASE AND MERIDIAN,IN THE COUNTY OF FRESNO,STATE OF CALIFORNIA.
EXCEPTING THEREFROM THE EAST 20 FEET THEREOF.
PARCEL 2:
THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER,LESS THE EAST TWENTY(20)
FEET THEREOF,ALSO LESS THE WEST FIFTY-SDC(56)OF THE EAST SEVENTY-SDC(76)FEET OF
THE NORTH TWO HUNDRED NINETY(290)FEET,AND ALSO LESS THE SOUTH TWO HUNDRED
EIGHT AND SEVENTY-ONE ONE HUNDREDTHS(208.71)FEET,OF THE EAST TWO HUNDRED
EIGHT AND SEVENTY-ONE ONE HUNDREDTHS(208.71)FEET,OF SECTION TWENTY-SIX(26),-
TOWNSHIP THIRTEEN(13)SOUTH,RANGE NINETEEN(19)EAST,MOUNT DIABLO BASE AND
MERIDIAN, ACCORDING TO THE UNTIED STATES GOVERNMENT TOWNSHIP PLATS,SUBJECT
TO EASEMENTS OF RECORD.
EXCEPTING TIMREFROM PARCELS A THROUGH F,INCLUSIVE,OF PARCEL MAP NO. 95-04,IN
THE COUNTY OF FRESNO,STATE OF CALIFORNIA,AS PER MAP RECORDED IN BOOK 56,
PAGES 80 AND 81 OF PARCEL MAPS,FRESNO COUNTY RECORDS.
APN: 312-082-28, 47& 48
Planning Commission Resolution No. 11757
Rezoning Application No. R-02-19
Page 2
October 16, 2002
WHEREAS, the Fresno City Planning Commission on October 16, 2002, conducted a public hearing to
consider this application; and,
WHEREAS, the Fresno City Planning Commission received a staff report recommending approval of
the rezoning application; and,
WHEREAS, the Fresno City Planning Commission invited testimony regarding the rezoning application;
and,
WHEREAS, no person spoke in opposition to the rezoning application; and,
WHEREAS, the Fresno City Planning Commission hereby finds and determines that there is no
substantial evidence in the record to indicate that Rezoning Application No. R-02-19 may have a
significant effect on the environment.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission considered the
Environmental Assessment No. T-5071, R-02-19, and recommends to the City Council that R-1/UGM
zoning be approved for the subject property.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Alvarez, seconded by Commissioner Brand.
VOTING: Ayes - Alvarez,Brand, Harrington,Kissler, Vang, DiBuduo
Noes- None
Not Voting- None
Absent - Sterling
NICK YOVINO, Secretary
Fresno City Planning Commission
DATED: October 16, 2002
Resolution No. 11757
Application No. R-02-19
Filed by Centex Homes
Action: Recommended Approval
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n = "'� REPORT TO a r1E PLANNING COMMISSION AGENDA ITEM NO. VIII—C
'��i►� COUNCIL MEETING 10/16/02
October 16, 2002 APPROVED BY
FROM: nning Division DEPARTMENTD/RECTO
ST
ent Department
SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 50 AND REZONE
APPLICATION NO. R-02-19
EXECUTIVE SUMMARY
Vesting Tentative Tract Map No. 5071 is a request to subdivide approximately 43 acres. The subdivision will
consist of 129 single family residential lots. Rezone No. R-02-19 proposes to change the zone designation of
the subdivision site from the AL-20 (County) zone district to the R-1/UGM zone district. Staff is supportive o
both the map and the rezoning.
PROJECT INFORMATION
PROJECT: A 129 single family residential subdivision on approximately 43
acres of property to be developed at an overall density of 3 units per
acre.
APPLICANT: Centex Homes(Engineer: Ingels-Braun and Associates)
LOCATION: South side of West Clinton Avenue between North Brawley and
Blythe Avenues
(Council District 1, Councilmember Boyajian)
SITE SIZE: 43 acres
LAND USE: Existing- Vacant/Rural Residential
Proposed - Single Family Residential
PLAN DESIGNATION Fresno High-Roeding Community Plan
AND CONSISTENCY: Medium Density Residential
ENVIRONMENTAL FINDING: Findings of a Mitigated Negative Declaration issued on
September 25, 2002
PLAN COMMITTEE No Committee.
RECOMMENDATION:
STAFF RECOMMENDATION: Project approval subject to compliance with the conditions listed
below.
s
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 2
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Use
North Medium Density R-1/UGM and Single Family Residences and
Residential and C-l/UGM Neighborhood Shopping Center
Neighborhood
Commercial
South Medium Density R-R(County) Rural Residential and Agricultural
Residential
East Open Space./Ponding R-R(County) Ponding Basin
Basin
West Medium Density R-1/UGM Single Family Residential
Residential
BACKGROUND /ANALYSIS
Vesting Tentative Tract Map No. T-5071 proposes a single-family residential subdivision consisting of
129 single family residential lots. The site is 43 acres in area and is zoned AL-20 (County), Agricultural-
Limited Twenty Acres Minimumt. The applicant has also filed Rezone No. R-02-19 which proposes to
change the zone designation from AL-20(County)to R-1/UGM, Single Family Residential/Urban
Growth Management.
The site is located within the Fresno High-Roeding Community Plan, a refinement of the 1984 Fresno
General Plan, which specifies a land use designation of Medium Density Residential for the subject
property. According to the Fresno High-Roeding Community Plan, the Medium Density designation
allows 4.99 -10.37 residential units per acre. The proposed subdivision would yield 3 units per acre.
Although the applicant is proposing to develop the site at 3 units per acre rather than the required 4.99-
10.37 units per acre, Section 12-403-b(1)of the Fresno Municipal Code(FMC) states that the density
shall not be-less than the minimum density of the next lowest land use designation. The R-1 zone district
is consistent with the Fresno High-Roeding Community Plan land use designation and permits use of the
site for single family residential homes.
Major Streets
According to the Fresno High-Roeding Community Plan Circulation Map,North Brawley and West
Clinton Avenues are classified as a collector streets with a capacity of 28,000 vehicle trips per day. The
Public Works Department, Traffic Division has reviewed the proposed development and has determined
that the streets relating to the site will be able to carry the quantity and kind of traffic generated subject
to recommended modifications, which includes the installation of concrete curb and gutter, and
s
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19,
Page 3
permanent paving for the streets adjacent to the site. The applicant will also be required to relinquish
access rights to North Brawley and West Clinton Avenues from lots 15 lots which side-onto or back.
onto these major streets.
Landwaping/Walls
Given that the proposed subdivision abuts collector streets the developer will be required to install
fifteen(15)feet of landscaping along these street. In addition, the applicant will be required to install a
concrete wall at the rear of the required landscape setback which will attenuated potential noise
generated by vehicles traveling on North Bmwley and West Clinton Avenues.
Lot Dimensions
The R-1/UGM zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision.
All of the lots in the subdivision equal or exceed the minimum lot size requirement.
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 Flan and any applicable specific plan(Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2-
5 below is made in the negative. In addition, State law requires that a subdivision be found to provide
- for future passive and natural heating or cooling opportunities in the subdivision development(Finding
No. 6 beloV).
1. The proposed subdivision map, together with its design and improvements is consistent with the
City's General Plan and any applicable specific plan,because the Fresno High-Roeding
Community Plan designates the site for Medium Density Residential land uses and subject to
Section 12-403-B of the Fresno Municipal Code, the prgject design meets the density and zoning
ordinance criteria for development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will insure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fiskmaildlife 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
• 1
1
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 4
and safety problems, because the conditions of approval have shown and will insure that the
subdivision conforms with City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the
site, because conditions of approval will assure noninterference with any existing or proposed
public easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural
heating or cooling opportunities in the subdivision, because of the appropriate use and placement
of landscaping plant materials and because of the orientation of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance.
Based upon the plans and information submitted by the applicant and the recommended conditions of
project approval, staff has determined that these findings can be made.
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Vesting Tentative Tract Map No. 5071 dated
August 16, 2002.
2. Development shall take place in accordance with the Conditions of Approval for Vesting Tentative
Tract No. 5071/UGM dated October 16, 2002.
3. Development shall take place in accordance with the mitigation measures identified in the Mitigated
Negative Declaration dated September 25, 2002.
Action by the Planning Commission for the rezoning application will be a recommendation to the City
Council.
RECOMMENDATION
1. APPROVE the Mitigated Negative Declaration for Environmental Assessment No. T-5071,
R-02-19.
2. RECOMMEND to the City Council approval of Rezoning Application No. R-01-019, to become
effective for any portion of the Tract for which a final map of Vesting Tentative Tract
No. 5071/UGM is recorded.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5071 &
Rezone Application No.R-02-19
Page 5
3. APPROVE Vesting Tentative Tract Map No. 5071 subject to compliance with the Conditions of
Approval dated October 16, 2002.
RCLIK\PCRPTS\PCITT-5071,R-0:2-19
Attachments: Vicinity Map
Tentative Tract Map No. 5071 dated August 16, 2002
Environmental Assessment No. T-5071, R-02-19
Conditions of Approval for TT No. 5071
Parks Division memorandum dated September 10, 2002
FWCD memorandum dated September 5, 2002
San Joaquin Valley Air Pollution Control District letter dated August 28, 2002
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VICINITY MAP N DEVELOPMENT DEPARTMENT
VESTING TENTATIVE TRACT NO. 5071/UGM w g APN: 321-082-28, 47 & 48
REZONING APPLICATION NO. R-02-19
ZONE MAP: 2246
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CITY OF FRESNO MITIGATED NEGATIVE DECLARATION
Initial Study is on file in the Development Environmental
Department, City Hall, 2600 Fresno Street, Assessment Number: ,� ^
Fresno, California 93721 (209) 498-4441 T-50711,13-02-119
APPLICANT: Assessor's Parcel
Centex Homes Number:
1840 South Central Avenue 312-082-28,47,48
Visalia, California 93277
PROJECT DESCRIPTION AND LOCATION :Vesting Tentative Tract No. 5071 Filed with:
and Rezoning Application No. R-02-019, a 129-lot single-family REBECCA E. KLISCH, City Clerk
residential subdivision and rezoning from the AL-20(county) to the 2nd Floor - City Hall
R-1/UGM zone district, on 43 acres located on the south side of West 2600 Fresno Street
Clinton Avenue between North Blythe and North Brawley Avenues. Fresno, California 93721-3603
The proposed project has been evaluated with respect to each item on the attached environmental
checklist. This completed checklist reflects comments of any applicable responsible agencies and
research and analysis conducted to examine the interrelationship between the proposed project and the
physical environment. The information contained in the Environmental Assessment Application, the
checklist, and any attachments to the checklist, combine to form a record indicating that an initial study
has been completed in compliance with the State CEQA Guidelines and the California Environmental
Quality Act.
Any rating of "2" on the checklist indicates that a specific adverse environmental effect has been
identified in a category which is of sufficient magnitude to be of concern. Such an effect may be inherent
in the nature and magnitude of the project or may be related to the design and characteristics of the
individual project. Effects rated in this manner are not sufficient in themselves to require the preparation
of an Environmental Impact Report and/or have been mitigated to the extent feasible.
All new development activity and many non-physical projects contribute directly or indirectly toward a
cumulative impact on the physical environment. The incremental effect contributed by this project toward
such a cumulative effect is not considered substantial in itself.
The proposed project is not expected to result in any significant adverse effects in terms of the factors
considered on the environmental checklist, including any such factors for which minor effects have been.
identified. Cumulative effects of a significant nature are also not expected. The proposed project will
not result in any adverse effects which fall within the "Mandatory Findings of Significance" contained in
Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed project
will clearly not have a significant adverse effect on the environment.
This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner
specified by Section 12-505 of the Fresno Municipa Code.
INITIAL STUDY PREPARED BY: S ITT BY:
Robert Lewis, Supervising Planner
DATE: September 25, 2002 RAYBURN CH
Planning Manager
MND
ENVIRONMENTAL CHT KUST .•
Potential Environmental Effects EA NO. T-5071, R-02-19 .
1.0 OIL. GEOLOGIC 10.0
1 10.1 Generation of vehicle trams sufficient to
1 1.1 Geologic hazards, unstable soil conditions cause capacity deficiencies on existing
1 1.2 Adverse change in topography or ground street system
surface relief 1 10.2 Cumulative increase in traffic on a major
1_ 1.3 Destruction of unique geologic or street for which capacity deficierucies ari
physical features projected
1_ 1.4 Increased water erosion 1 10.3 Specific traffic hazard to motorists,
bicyclists, or pedestrians
2,0 1 . 10.4 Routing of non-residential traffic through
, 2 2.1 Substantial indirect source of pollution residential area
(large vehicle generator) 1 10.5 Insufficient or poorly located parking
_]_ 2.2 Direct on-site pollution generation 1.. 10.6 Substantial increase in rail and/or air
1 2.3 Generation of objectionable odors traffic
2.4 Generation of dust except during
construction 11.0
_1_ 2.5 Adverse local climatic changes 11.1 Availability of fire protection
11.2 Lack of emergency vehicle access
3.0 _]_ 11.3 Adequacy of design for crime pr�aventbn
1_ 3.1 Ins ant ground water available for _.1 11.4 Overcrowding of school fac�das
long-term project use .1 11.5 Availability of water mains of adequate
, 1 3.2 Use of large quantities of ground water size
A3.3 Wasteful use of ground water 1_ 11.6 Availability of sewer lines of adequate
3.4 Pollution of surface or ground water lies 1 11.7 capacity
va lability of storm water dralnage
,1_ 3.5 Reduction in ground water recharge facilities (on or off-site)
1_ 11.8 Availability of adequate park and
4.0 PLANT LIFErecreation areas
1_ 4.1 Reduction of the numbers of any unique, 1. 11.9 Unusually high solid waste generation
rare, or endangered species 12.0
1_ 4.2 Reduction in acreage of agricultural crop tJAZARDS
1_ 4.3 Premature or unnecessary conversion of 1_ 12.1 Risk of explosion or release of hazardous
prime agricultural land substances
1_ 12.2 Site subject to flooding
5.0 6NIMU 1. 12.3 Adverse change in course of flow of
1_ 5.1 Reduction In the numbers of any rare, flood waters
unique, or endangered species 1_ 12.4 Potential hazards from akcraft eocl wts
-1_ 5.2 Deterioration or displacement of valuable . 1 12.5 Potential hazards from landfill and19r
wildlife habitat toxic waste sites
1_ 6.0 HUMAN HEALTH 13.0
1_ 13.1 Obstruction to public or scenic vista or
7.0 view
7.1 Inc-mass ln-existing.noise levels _.1 13.2 Creation of-asethstica ly oNir�elw
7.2 Exposure to high noise levels condition=
1_ 13.3 Removal of street trees or other,v'SN"
80 LJGUI iSND!9L6RF vegetation
1_ 8:1 Production of glare, which will adversely 1. 13.4 Architectural lncompatit0ty with
affect residential areas surrounding area
1_ 8.2 Exposure of residences to high levels of
glare 14.0 HISTORICAI.!ARCHAEOLOGIt'
1_ 14.1 Removal of historic buNi Mot wsr"wtlon c
9.0 LAND USE archaeological site
1 9.1 Incompatibility with adopted plans and 1_ 14.2 Construction or activity incompatiblo wit
policies adjacent historic site
1_ 9.2 Acceleration of growth rate
1_ 9.3 Induces unplanned growth 15.0 EN
1_ 9.4 Adverse change in existing or planned 1_ 15.1 Use substantial amounts of fuel or
area characteristics energy
1_ 15.2 Substantial increase in demand upon
existing sources of energy
1_ 15.3 Wasteful use of energy
SEE REVERSE SIDE FOR EXPLANATION OF RATINGS
:Proi.EnvChklist -
Explanation of Ratings
11011
1011 Insufficient Information
Insufficient information is available to determine the potential environmental effects which may result from the
proposed project in this category.
lilt 1 lilt No Significant Environmental Effect
The proposed project will not have an adverse environmental effect in this category, or any such effect is not
substantially unusual or of undesirable magnitude. This rating is also utilized in cases where the category is
not applicable to the particular project under consideration.
11211 Moderate Environmental Effect
The proposed project will have an adverse environmental effect in this category, which is of sufficient
magnitude to be of specific concern. However, this effect is not substantial enough in itself to require the
preparation of an Environmental Impact Report.
11311 Significant Adverse Environmental Effect
The environmental effect identified in this category substantiates in itself or contributed toward a finding that
the proposed project has a potentially significant adverse effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
CITY OF FRESNO
DEVELOPMENT DEPARTMENT
ENVIRONMENTAL ASSESSMENT-INITIAL STUDY
TENTATIVE TRACT MAP NO. 5071 AND REZONE APPLICATION NO. R-02-19
Project Information
Assessor's Parcel 312-082-28, 47&48 Existing Zoning AL-20, (County)
No.
Job Address VTT 5071 Proposed R-1/UGM, Single Family
Zoning Residential/Urban Growth
Management
Street Location West side of North Allowable 4.99 to 10.37 units per acro
Brawley Avenue Density
between West Clinton
and West McKinley
Avenues
Zone Map 2050 Proposed 3 units per acre
Number .Densi
Project Description:
Vesting Tentative Tract Map No. 5071 proposes to divide 43 acres into 129-single family
residential lots. The site is located on the west side of North Brawley Avenue between West
Clinton and West McKinley Avenues.
The site is presently zoned AL-20(County), Twenty Acre Limited Agricultural zone district. The
applicant has filed Rezone Application No. R-02-19,which proposes to change the current zoning
to the R-1/UGM, Single Family ResidentiaWrban Growth Management zone district. The
proposed development is also located within boundaries of the Fresno High-Roeding Community
Plan. According to this plan the site is designated for medium density residential type uses. The
subdivision will be developed at an overall density of 4.4 units per acre. According to the Fresno
High-Roeding Community Plan land use consistency table, 4.98 - 10.37 units per acre aro
appropriate. The proposed density is consistent with the Fresno High-Roeding Community Plan
and the FMC, given that the medium density plan designation permits 4.98 - 10.37 units per acre.
In addition the tract map is located within the City's Urban Growth Management(UGM)Area
thus it will be subject to its ordinances and policies.
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 2
SURROUNDING LAND USES
Planned Land Use Existing Zoning Existing Use
North Medium Density R-l/UGM and Single Family Residences and
Residential and C-1lUGM Neighborhood Shopping Center
Neighborhood
Commercial
South Medium Density R-R(County) Rural Residential and Agricultural
Residential
East Open Space/Ponding R-R(County) Ponding Basin
Basin
West Medium Density R-1lUGM Single Family Residential
Residential
Staff has reviewed the above-referenced project proposal and consulted with all affected agencies.
Approval of the project may contribute to the creation of certain moderate environmental effects or
the project may be adversely impacted by existing environmental situations as addressed below.
1.0—TOPOGRAPHIC. SOIL, GEOLOGIC CONSIDERATIONS
There are no geologic hazards or unstable soil conditions known to exist on the site. Existing
topography would be preserved to the fullest extent practical by limiting earth work to that which is
necessary for the development of building sites and improvements(roads, utilities, etc.). Grade
differentials at property lines must be limited to one foot or less or notification must given to affected
adjoining property owners. The site is not located within a flood prone area,thus no negative
impacts are anticipated.
Mitigation Measures:
No mitigation measures are necessary.
2.0—AIR QUALITY
The proposed project will cumulatively contribute to the incremental decline in local air quality.
However, the project's air quality impact in and of itself is not considered significant. The project
site is located in Fresno County which, in addition to the rest of the San Joaquin Valley, has
consistently exceeded State and Federal ozone and PM-10 standards. It is a nonattainment area for
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 3
ozone and particulate matter and, within the Fresno-Clovis Metropolitan Area, a nonattainment area
for carbon monoxide. Therefore, it is necessary for all projects to analyze, quantify and mitigate
short term construction impacts on air quality.
It is required that watering of the project"site occur at least twice daily with complete coverage
during the clearing, grading and earth moving phases of the project to cut down substantially on
PM-10 emissions. To mitigate fugitive dust emissions during project construction, the following
measures are required:
1. On-site vehicle speed shall be limited,to 15 mph;
2. All areas with vehicle traffic shall be watered.periodically;
3. Roads shall be treated with a petroleum-based dust palliative;
4. Streets adjacent to the project site shall be swept as needed to remove
silt, which may have accumulated from construction activities so as to
prevent excessive amounts of dust.
Ozone emissions will be mitigated during construction by the following measures:
1. Equipment engines shall be maintained in good condition and proper
tune per manufacturer's specifications;
2. From August to October,the construction period shall be lengthened
so as to minimize the number of vehicles and equipment operating at
the same time.
The San Joaquin Valley Unified Air Pollution Co trol District(SJVUAPCDI charged with
monitoring and improving local air quality, has developed the San Joaquin Valley 1991 California
Clean Air Act Air Quality Attainment Plan(AQAP), which continues to project nonattainment for
the three above-noted pollutants. The plan includes a number of strategies to improve air quality
including a transportation control strategy and a vehicle inspection program.
An analysis of the air quality impacts associated with this project was completed using the
URBEMIS 7G model. The results of that study are as follows:
ROG NOx CO PM10 SO2
Construction 5.94 0.17 0.26 0.03 0.00
Area Source 7.10 0.36 6.66 0.90 0.01
Total Emissions 4.49 5.31 52.60 0.19 0.03
(tonslyear)
r
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 4
These numbers represent an incremental contribution to the decline of local air quality. The projects
impact on air quality, however, is not considered to be significant.
The City of Fresno, in addition to the measures proposed by the SJVUAPCD, is proposing additional
measures to improve local air quality including the full implementation of Measure "C" transportation
improvements, implementation of air quality sensitive community planning, computerization of all of
the City's traffic signals, and improvements to the City's transit system.
2.4--Generation of Construction Dust
Construction of 80 single-family dwellings will contribute to short-term impacts on air quality in the
form of increased dust and particulate matter. However, these impacts are local in nature and will
cease upon completion of the project. The construction phase of the project will be subject to the
San Joaquin Valley Unified Air Pollution Control District(SJVUAPCD)Regulation VIII, Rule 8020,
related to control of dust and fine particulate matter(PM10). This rule mandates the implementation
of dust control measures such as cleaning, sprinkling and sweeping of all construction sites to reduce
the potential for dust to the lowest possible level.
A. On-site vehicle speed shall be limited to 15 mph;
B. All areas with vehicle traffic shall be watered twice daily;
C. Roads shall be treated with a petroleum-based dust palliative;
D. Streets adjacent to the project site shall be swept as needed to remove silt, which may
have accumulated from construction activities so as to prevent excessive amounts of
dust;
E. All clearing, grading, earth moving, or excavation activities shall cease during periods
of wind speed greater than 20 mph average over one hour;
F. All material transported off-site shall be either sufficiently watered or covered to
minimize dust.
Ozone emissions will be mitigated during construction by the following measures:
G. Equipment engines shall be maintained in good condition and proper tune per
manufacturees specifications;
H. From August to October, the construction period shall be lengthened so as to
minimize the number of vehicles and equipment operating at the same time.
Mitigation Measures:
Compliance with District Rule 4901 and 4902 related to wood burning devices.
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 5
To mitigate fugitive dust emissions during project construction, the following measures are required
(District Regulation VIII):
Implementation/VeriGcation:
This mitigation measure, and all other measures relative to construction, shall be implemented by the
contractor as specified by the applicant during the construction phase and verified by the Public
Works Department, Construction Management Division.
3.0—WATER
3.4 Pollution of Surface or Ground Water Supplies
Fresno is one of the largest cities in the United States still relying entirely on groundwater for its
public water supply. The city maintains an extensive network ofwells, water mains, and recharge
basins to serve the city. While the aquifer exceeds a depth of 300 feet and is large enough to provide
adequate quantities of safe drinking'water to the metropolitan area well into the twenty-first century,
groundwater degradation, increasingly stringent water quality regulations, as well as high
consumptive use of water on a per capita basis(267 gallons per day per capita), have resulted in a
decline in the total usable:potable water supply. Because of the extent of pumping in the
metropolitan area, groundwater flows are generally toward the developed portions of the city.
Groundwater quality from wells located in the project area are adequate. The City of Fresno is
currently implementing a number of strategies aimed at managing existing groundwater resources,
including location and construction of groundwater recharge facilities to purify and replenish the
groundwater, routine testing of groundwater to identify contaminants, and the construction of well
head treatment ficHities to remove contaminantsfrom-ttue-Smadwater-.
There would be an increase in water use with the proposed projects in comparison to the existing
land use. The Department of Public Utilities has indicated that there is an adequate amount of water
to supply the proposed project for domestic and fire protection services. Public water mains of
adequate size are available to serve the project generally located within major streets. Each project
will be subject to payment of all applicable Water Connection Charges prior to issuance of building
permits. In addition,with continued implementation of the Water Resources Management Plan,the
city's and region's long-term water supply is protected and would continue to be adequate to meet
planned demands.
The project site is-located within a groundwater salt plume created by a-Southern-Pacifie Railroad
Company water-softening and ice-making plant that was located near Shields Avenue and the
Southern Pacific Railroad yard. The plume is advancing at a rate of approximately 200 feet per year
to the southwest, currently having traveled approximately 11,800 feet from the point of original
contamination. Domestic water wells located within the salt plume area characteristically may
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 6
encounter high levels of chloride salts.
It is noted, however, that the City wells are presently drilled to a depth well below the ground layers
affected by the salt plume and thus water potability should not be adversely affected for this
subdivision.
A water demand analysis of the project indicates a total peak demand of 255 gpm. The computer
analysis of the area including this additional demand indicates there would be sufficient volume,
pressure, and fire flow available to meet minimum City Standards during periods of peak flow for all
approved demand when connected to the water supply.
The Water Division of the Public Works Department states that the development will not have an
adverse impact on the city water system.
Mitigation Measures:
No mitigation measures are necessary.
4.0--FLORA
4.2 -Reduction in acreage of agricultural crop
The subject site is not utilized for agricultural purposes and has been planned for urban development
by adopted plans and policies. The Final Environmental Impact Reports No. 10085 prepared for the
1984 Fresno General Plan, discuss the loss of agricultural lands in a thorough manner. These EIR
conclude that agricultural lands in the Plan area as a whole are considered to be less valuable for
continued long-term agricultural use than several areas on the metropolitan fringe which are being
converted to rural residential uses. In order to protect adjacent County agricultural land uses, the
owner will be required as a condition of subdivision approval to execute a right-to-farm covenant.
Mitigation Measures:
Record a right-to-farm covenant on the subdivision site.
5.0--FAUNA
There is no significant wildlife population currently inhabiting the site. The landscaping to be
installed would provide habitat for certain species of birds and small animals accustomed to an urban
environment. No adverse environmental effects are expected as a result of this project.
y
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 7
Mitigation Measures:
No mitigation measures are necessary.
¢.O--HUMAN HEALTH
The proposed project provides safe ingress and egress for both vehicular and pedestrian traffic as
well as adequate access for fire and police in an emergency. The proposed project is not expected
to create unsafe conditions and would not result in adverse effects on human health.
Mitigation Measures:
No mitigation measures are necessary.
7.0--NOISE
7.2--Noise Exposure
A portion of the subdivision will abut West Clinton Avenue and North Brawley Avenue, a designated
"Collector"streets. The vehicular traffic which will ultimately utilize these street will generate a
significant amount of traffic noise and may result in potentially dangerous traffic access situations for
the homes adjacent to the:streets.
The traffic noise and access problem at this street will be mitigated, however, by the recommended
conditions of approval for the subdivision. The lots which will-back-onto or side-onto these sbreats
will incorporate a 6-foot high solid wall or fence behind a.15-faot;.landscepe stripp into-their deiV..
The wall and landscape strip will not only prohibit direct access from these lots to these-streets but
will also provide some noise relief to the inhabitants of the lots nearest these streets. The landscape
strip will also help to make the street more aesthetically pleasing in appearance.
Mitigation Measures:
Wave access to West Clinton and North Brawley Avenues and construct noise wall or fence at the
rear of the 15-foot landscape strip.
8.0—LIGHT AND GLARE
Although lighting from the proposed subdivision will not adversely affect neighboring resident per se,
lighting from the adjacent streets and the railroad lines may have a negative impact on its residential
neighbors. The required landscape buffer required along the eastern property line will substantially
reduce light and glare onto residences.
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 8
9.0--LAND USE
The proposed subdivision and its design are consistent with the Fresno General Plan and any Specific
Plan.
Mitigation Measure:
No mitigation measures are necessary.
10.0--TRANSPORTATION AND CIRCULATION
10.1 --Generation of vehicle traffic sufficient to cause capacity deficiencies on existing street
system.
The Fresno High-Roeding Community Plan designates the site for medium density residential
uses. The Public Works Department Traffic Engineer advises that the proposed 120-lot, 27-acre,
R-1 zoned project would generate approximately 1149 vehicle trips per day (VTD) and that West
Clinton Avenue and North Brawley Avenue will each have a capacity of 28,000 VTD. The
available capacity on the nearby major streets, together with the conditions of approval for
Vesting Tentative Tract No. 5071, will provide for adequate circulation for traffic generated by
this tract.
Mitigation Measures:
No mitigation measures are necessary.
11.0—URBAN SERVICES
11.4--Overcrowding of School Facilities
The subject site is within the enrollment area of the Central Unified School District. Because of the
growth occurring within the district boundaries, the school district has advised that the district has
adopted developer fees in accordance with current state law, which will require the developer of this
project to pay a fee for school facilities per the adopted schedule of fees. In addition, the District has
requested that the owner/subdivider provide the above information to all prospective purchasers of
property within the proposed project.
11.6--Availability of sewer lines of adequate capacity
The City of Fresno's Wastewater Treatment Plant, with an estimated hydraulic treatment capacity of
80 million gallons of effluent per day(MGD) average dry weather flow, is currently treating between
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R4)2-19
Page 9
53 and 55 mgd on a yearly basis with some daily total flows of 80 mgd. The treatment plant is
approaching its overall design capacity. This project, as proposed, will cumulatively contribute to
the short-term reduction of capacity at the plant. In order to address this situation and to reduce the
chance of eventual curtailments in the City's development process, the City is in the process of
expanding the plant's capacity to 90 MGD.
The average daily sanitary sewer flow contribution resulting from this project has been estimated
at 41,400 gallons per day and it has been determined by the Public Works Department that that
will be adequate sewer capacity to serve the project.
11.7—Availabilily of storm water drainage facilities on or off site
In order to avoid or reduce the discharge of pollutants into the storm water sewer system, the U.S.
Environmental Protection Agency requires that a Notice of Intent for a general National Pollutant
Discharge Elimination System permit be filed for a variety of industrial uses and for any construction
site of 5 or more acres of land. The property owner of this development site has boon informed of
that requirement and of his, and any business owner's, responsibility to ensure that the Notice of
Intent is filed in accordance with the regulations published in Volume 55, No. 222 of the Federal
Register.
Mitigation Measures:
No mitigation measures are necessary.
12.0--HAZARDS
Some hazard may be associated with the use of construction equipment but this is not expected to be
significant and will be mitigated by a surrounding construction fence.
Mitigation Measures:
No mitigation measures,are necessary.
13.0—AESTHETICS
No public or scenic vista will be obstructed by the development and no valuable vegetation will be
removed: The developer proposesto use an architectural design which is compatible with
surrounding developments.
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 10
Mitigation Measures:
No mitigation measures are necessary.
14.0--HISTORICAL/ARCHAEOLOGICAL
There are no adjacent historical or archaeological sites. To ensure that any possible sites will be
protected, the following conditions have been added to this special permit approval:
1. If archaeological and/or animal fossil material is encountered during project
surveying, grading, excavating, or construction, work shall stop immediately.
2. If there are suspected human remains, the Fresno County Coroner shall be
immediately contacted. If the remains or other archaeological material is possibly
Native American in origin, the Native American Heritage Commission shall be
immediately contacted, and the California Archaeological Inventory/Southern San
Joaquin Valley Information Center shall be contacted to obtain a referral list of
recognized archaeologists. An archaeological assessment shall be conducted for the
project, the site shall be formally recorded, and recommendations made to the City as
to any further site investigation or site avoidance/preservation
3. If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall
be conducted by a paleontologist and, if the paleontologist determines the material to
be significant, it shall be preserved.
Mitigation Measures:
No mitigation measures are necessary.
15.0--ENERGY
Excessive energy consumption is not expected to occur with occupancy of the development.
Mitigation Measures:
No mitigation measures are necessary.
J �
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 11
FINDING FOR MITIGATED NEGATIVE DECLARATION
On the basis of this initial evaluation, it is determined that the proposed project is consistent
with all applicable City plans and policies and conforms to all applicable zoning standards and
requirements. Based upon the information received from various public agencies and based
upon the information available in the public record, there is no substantial evidence to
indicate that the proposed project may have a significant effect on the environment and a
negative declaration is appropriate. However, there are certain specified conditions to the
issuance of this Negative Declaration, therefore, this environmental finding shall be
considered a Mitigated Negative Declaration. The mitigation measures which are the
conditions to the issuance of the Negative Declaration shall be monitored in accordance
with the attached monitoring checklist for Environmental Assessment No. T-5071,
R-02-019.
Initial Study
Vesting Tentative Tract Map No. 5071 &
Rezone Application No. R-02-19
Page 12
CITY OF FRESNO
MONITORING CHECKLIST FOR
ENVIRONMENTAL ASSESSMENT (EA)NO. T-5071, R-02-19
This monitoring checklist for the above noted environmental assessment is being prepared in accordance
with the requirements of the California Environmental Quality Act(CEQA) and is intended to establish a
reporting/monitoring program for Vesting Tentative Tract No. 5071 and Rezoning Application
No R-02-19, as required under Assembly Bill 3180.
Implementation of mitigation measures as noted below will be required upon the request for entitlements for the subject
property in Environmental Assessment (EA)No. T-5071,R-02-19
MITIGATION MEASURE IMPLEMENTED BY WHEN IMPLEMENTED VERIFIED BY
4.2
Approval of the subdivision Contractor, Public During construction Contractor, Public
shall be conditioned upon Works, Construction Works, Construction
compliance with the Management Division Management Division
SJVUAPCD Regulation
VIII,Rule 8020
7.2
Approval of the proposed Development Prior to occupancy of any Development
project shall be conditioned Department, Land dwelling unit within the Department, Building
upon Tract No. 5071 Division and Engineering project Section
providing a 25-foot side Section
yards and 3 5-foot rear yards
and a solid wall or fence at
the side and rear of all lots
which side-onto or back-
onto the major street.
City of Fresno October 16, 2002
Development Department
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT NO. 5071lUGM
All tentative subdivision maps are subject to the applicable provisions of the State
Subdivision Map Act;, Fresno Municipal Code, City policies, and Standard
Specifications. The following specific conditions are applicable to this subdivision
map. The Urban Growth Management (UGM) Service Delivery Plan requirements are
included in the following conditions of approval and are designated by the caption
"Urban Growth Management Requirements".
NOTICE TO PROdE(:T APPLICANT
In accordance with the provisions of Government Code§66020(dxl),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 CQNDITI:ONS
1. Preparation of the final map in accordance with Vesting Tentative Tract Map
No. 5071 entiticA "Exhibit A," dated September 25, 2002.
2. Submit grading plans and soils report to the City of Fresno, Development
Department, for verification prior to final map approval. Ref. Sections 12-1022
and 12-1023, Fresno Municipal Code. Approval of grading plan is required
prior to final map approval. Grading plan shall indicate the location of any
required walls and indicate the proposed width of required landscape easements
or strips.
3. Public utilities easements, as necessary, shall be dedicated to the City of Presno.
Any required relocation of existing utilities necessitated by required street
improvements will be paid for by the appropriate utility company or the
developer of the project. Contact the appropriate utility company for
information.
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 2
October 16, 2002
4. Relinquish access rights to North Brawley and West Clinton Avenues from all
residential lots to these streets. Ref. Section 12-10114--3, Fresno,Municipal
Code. Relinquish vehicular access from Lot 129 to North Hanover Avenue,
Lot 91 to West Weldon Avenue, the west 40 feet of Lot 68 to West Weldon
Avenue and the south 40 feet of Lot 1 to North Hanover Avenue.
5. Comply with the conditions, policies and standards set forth in the City of
Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real
Property"; and Resolution No. 68-187, "City Policy with Respect to
Subdivisions"; Resolution No. 70-36, "Standard Specifications 1970," as
amended; and Resolution No. 84-361, "Public Works Standard Drawings 1984,"
as amended.
6. The subdivider shall pay applicable fees for, but not limited to, street trees,
street signs, water fees, sewer fees, and inspection fees in accordance with
Resolution No. 79-606 and Resolution No. 80-420 (Master Fee Schedule), or
any amendments, modifications or additions thereof and in accordance with the
requirements of State law as related to vesting tentative tract maps.
7. The subdivider shall furnish to the City a subdivision guarantee of a title
company listing all parties having any right, title or interest and the nature of
their interest per State law.
Landscang and Walls
8. Provide a 15-foot landscaped easement (and irrigation system) along the rear or
side property lines of all lots which side-onto or back-onto North Blythe Avenue
and a 15-foot landscaped easement ( and irrigation system) along the side and
rear property lines of all lots which side-onto or back-onto West Clinton
Avenue. Ref. Section 12-10114--3, Fresno Municipal Code.
When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall is to be established
coincident with the top of slope then the required minimum easement width shall
be expanded to include the full landscaped area up to the wall location.
9. Maintenance of the required 15-foot landscape easement located along North
Brawley and West Clinton Avenues, may be the responsibility of the City's
J
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 3
October 16, 2002
Community Facilities District No, 2. Contact the Public Works Department,
Engineering Services Division Staff for information regarding the City's
District. The property owners shall petition the City for annexation to the City's
District prior to final map approval.
10. If the developer/subdivider elects to petition for annexation into the City's
Community Facilities District No. 2, he shall be required to provide the City of
Fresno, Department of Public Works, with copies of signed acknowledgments
from each purchaser of a lot within the subdivision, attesting to the purchasers
understanding that the lot will have an annual landscaping maintenance
assessment and that he is aware of the estimated amount of the assessment.
11. Should the City Council not approve the annexation of such landscape areas into
Community Facilities District No. 2, then the property owner/developer shall
create a homeowner's association for the maintenance of the landscape areas.
The proposed Declaration of Covenants, Conditions, and Restrictions (CC&R's)
and the proposed instruments for the homeowner's association shall be submitted
to the Development Department for review two (2) weeks prior to final map
approval. Said documents shall be recorded with the final map or alternatively
submit recorded documents or documents for recording prior to final acceptance
of subdivision improvements. Said documents shall include assignment of
responsibility to the owner's association for landscaping and other provisions as
stated in the Development Department Guidelines for preparation of CC&R's
.dated January l 1, 1985.
12. Improvement plans for all required landscaping and irrigation systems shall be
submitted to the Development Department for review prior to final map
approval.
13. Construct a 6-foot high solid masonry wall, or approved architecturally designed
solid fence (solid wall or fence to meet requirements of Section 12-105-W-2, and
Section 12-306-N-19, Fresno Municipal Code), at the rear of the required
landscaped easement noted in Condition No. 9, above.
14. Construction plans for required walls showing architectural appearance and4
location of all walls shall be submitted to the Development Department for
review prior to final map approval.
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 4
October 16, 2002
15. The developer shall provide two medium size trees in each front yard area of
each lot located on a 50 and 54-foot API public street. The owner shall execute
a covenant agreement running with the land to insure maintenance of the two
trees to be provided in the front yard area of each home by the homeowner.
Building Setbacks
16. Building setback lines shall be in accordance with the R-1/UGM zone district.
Information
17. Vesting Tentative Tract No. 5071 is subject to Council approval of related
Rezoning Application No. R-02-19. Rezoning of the site from the AL-20
(County) Zone District to the R-l/UGM for all of the property encompassed by
Vesting Tentative Tract No. 5071.
18. If archaeological and/or animal fossil material is encountered during project
surveying, grading, excavating, or construction, work shall stop immediately.
If there are suspected human remains, the Fresno County Coroner shall be
immediately contacted. If the remains or other archaeological material is
possibly Native American in origin, the Native American Heritage Commission
(phone. 916-653-4082) shall be immediately contacted, and the California
Archaeological Inventory/Southern San Joaquin Valley Information Center
(phone. 805-644-2289) shall be contacted to obtain a referral list of recognized
archaeologists. An archaeological assessment shall be conducted for the project,
the site shall be formally recorded, and recommendations made to the City as to
any further site investigation or site avoidance/preservation.
If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley
shall be contacted to obtain a referral list of recognized paleontologists. An
assessment shall be conducted by a paleontologist, and if the paleontologist
determines the material to be significant, it shall be preserved.
19. Pay school construction fees to the Central Unified School District in accordance
with the adopted schedule of fees, prior to the issuance of building permits for
the subdivision.
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 5
October 16, 2002
20. Contact the United States Postal Service - Fresno Office for the location and type
of mailboxes to be installed in this subdivision.
21. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right
of the subdivider to file multiple final maps shall not detract from the authority
of the local agency to impose reasonable conditions relating to the filing of
multiplefinal maps," any multiple final maps filed by the subdivider on this tract
shall fully and independently conform to all provisions of Chapter 12, Article 10
of the Fresno Municipal Code (Subdivision of Real Property).
22. The subdivider shall obtain any and all permits required for the removal or
demolition of any building or structure located within the subdivision
boundaries. The developer shall also obtain any and all permits required for the
closure of any septic tank, cesspool or water well. All permits shall be obtained
prior to commencement of such work, in accordance with Chapter 13 of the
Fresno Municipal Code.
23. Apportionment of Special Assessment If, as part of this subdivision, a division
will be made of any lot or parcel of land upon which there is an unpaid special
assessment levied under any State or local law, including a division into
condominium interest as defined in Section 783 of the Civil Code, the subdivider
shall file a written application with the City's Director of Public Works,
,.requesting apportionment of the unpaid portion of the assessment. The
application shall contain at least the following information:
a. A full description of each assessed lot, parcel or interest to be divided and
of how such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on do
assessment in accordance with applicable law; and
C. Written consent of the owner(s) of each such lot, parcel, or interest to the
requested apportionment.
The application shall be filed prior to the approval of the final map by the City
and shall be accompanied by a fee of 2,970.00, or in an amount specified in the
y
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 6
October 16, 2002
Master Fee Resolution, for each separate lot, parcel or interest into which the
original assessed lot, parcel or interest is to be divided. The fee shall be in an
amount sufficient to pay all costs of the City and the Engineer of Work
responsible for determining the initial assessment in making the requested
apportionment.
PARK SERVICE
24. Comply with the Parks Division requirements in there memo date September 10,
2002.
Urban Growth Management Requirements
25. The subdivider shall be required to pay the appropriate UGM Park Capital Fee
at the time of final map approval. Fee payment may be deferred until time of
building permit issuance in accordance with the requirements of Section
12-4.509-C-3, Fresno Municipal Code.
FIRE SERVICE
Urban Growth Management Requirements
26. The subdivider shall pay the appropriate Fire Station Capital Fee at the time of
final map approval. If appropriate, fee payment may be deferred until the time
of building permit issuance in accordance with the requirements of Section
12-4.508-D-3, Fresno Municipal Code.
STREETS AND RIGHTS-OF-WAY
27. The subdivider shall make provisions for the physically handicapped in
accordance with the Department of Public Works standards and as required by
State law.
28. All existing and proposed utility systems shall be installed underground in
accordance with Section 12-1011(h) of the Fresno Municipal Code. The
subdivider's attention is directed to the installation of street lights in accordance
t
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 7
October 16, 2002
with Resolution Nos. 68-187, 78-522, 81-219 and 88-229.
29. The subdivider shall construct a complete underground street light system as
approved by the Traffic Engineer prior to final acceptance of the subdivision.
Height, type, spacing, etc., of standards and luminaires shall be in accordance
with Resolution Nos. 78-522 and 88-229 or,any modification thereto approved
by the City Council prior to installation and shall be approved by the City
Traffic Engineer prior to final map approval. All lights shall be dedicated to the
City upon completion. Submit engineered construction plans to the Public
Works Department for approval.
30. The subdivider shall furnish to the City acceptable security to guarantee the
construction of the off-site street improvements in accordance with all applicable
provisions of the Fresno Municipal Code and the State Subdivision Map Act.
31. All of the required street improvements shall be constructed and/or installed in
accordance with City of Fresno standard specifications.
32.. All dead-end streets created by this subdivision shall be properly barricaded in
accordance with City standards within seven (7) days from the time the streets
are surfaced or as directed by the Engineer.
33. All of the required street improvements shall be constructed and/or installed in
accordance with City of Fresno standard specifications.
34. All interior streets shall be dedicated in accordance with the 50-foot and 54-foot
standard widths as shown on Exhibit "A", including those portions adjacent to
designated "not included" parts and fully improved with standard out, gutter,
sidewalk on both sides of all streets, under ground sheet lighting, and full width
permanent street pavement. 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.
35. North Brawlev ,Avenue--within the limits of the tract, shall be improved to a
94-foot collector street standard width. The developer shall dedicate an 59-foot
easement for public street right-of-way purposes within the limits of the tract
A'
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 8
October 16, 2002
measured from the section line and improved with standard curb, gutter,
sidewalk, under ground street lighting, and 20 feet of permanent street
pavement. The sidewalk patter shall be constructed to at 10-foot residential
pattern. The developer shall construct an underground street lighting system per
Public Works Standard E-1 within the limits of the tract. Spacing and design
shall conform to Public Works Standards for Collector streets.
Handicap access ramps are required at all corners within the limits of the tract.
36. The Developer shall construct along the Fresno Metropolitan Flood Control
District ponding basin "AL" concrete curb, gutter, and a 10-foot wide solid side
walk, 20-feet of permanent paving, an underground street lighting system per
E-1 of the Public Work Standards and any transition paving necessary. Spacing
and design of the street lighting system shall conform to Public Works Standards
for collector streets. The Owner/Developer should seek credit(s) from the Flood
Control District for these frontage improvements.
37. West Clinton Avenue--within the limits of the tract, shall be dedicated and
improved to a 94-foot collector street standard width and improved with standard
curb, gutter, sidewalk, underground street lighting, and 20 feet of permanent
street pavement. The sidewalk pattern shall be constructed to a 10-foot
residential pattern.
The developer shall construct an underground street lighting system per Public
Works Standard E-1 within the limits of the tract. Spacing and design shall
conform to Public Works Standards for Collector streets.
Handicap access ramps are required at all corners within the limits of the tract.
38. The developer shall comply with Rule 8060 of the San Joaquin Valley Air
Quality Pollution Control District for the control of fugitive dust requirements
from paved and unpaved roads.
Urban Growth Management Requirements
The nearest major street complying geometrically with the master plan of streets and
t
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 9
October 16, 2002
highways is North Brawley Avenue at the northeast boundary of the tract. In
accordance with the City's Urban Growth Management Policy relative to major street
extensions and other street improvements necessary to provide adequate emergency and
service vehicle access, the following improvements are required.
39. North Brawlev Avenue- within the limits of the tract the developer shall
construct the center two 17-foot travel lanes.
SEWER SERVICE
A 15-inch PVC sanitary sewer main is existing in West Clinton Avenue and an 8-inch
PVC sanitary sewer man is existing in North Brawley Avenue to serve the proposed
subdivision. A public sewer main extension is required.
40. An 8-inch public sewer main extension is required within North Brawley Avenue
along the tract frontage.
41. Separate sewer house branches shall be provided to each lot created. The
developer shall be required to construct any sewer necessary to serve adjacent
properties prior to placement of any permanent street surfacing.
42. All public sanitary sewer facilities shall be constructed in accordance with Public
,Works Department standards, specifications and policies.
Urban Growth Management Requirements
43. The tract is located in the service area of the Cornelia Trunk Sewer, therefore,
the developer shall pay the appropriate trunk sewer charge in effect at the time
that building permits are issued.
WATER SERVICE
A 14-inch Transmission Grid Water Main is existing in West Clinton and North
Brawley Avenues adjacent to the tract to serve the proposed-subdivision.
44. A 14-inch Transmission Grid Water Main shall be extended in North Brawley
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 10
October 16, 2002
Avenue along the tract frontage.
45. Two independent points of connection to the City Water System are required to
serve the tract or any phase of the tract. The developer shall be required to
construct any water mains necessary to serve adjacent properties prior to
placement of any permanent street surfacing.
46. Separate water services shall be provided to each lot created.
47. All public water facilities shall be constructed in accordance with Public Works
standards, specifications and policies.
Urban Growth Management Requirements
48. The tract is located in Water Well Service Area No. 301-S. The developer shall
pay the appropriate water supply well charge in effect for this area at the time of
final map approval.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL
49. The developer"of property located within the UGM boundaries shall comply with
A 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.
50. 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
51. The developer will be responsible for the acquisition of any necessary
right-of-way to construct any of the required improvements.
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 11
October 16, 2002
Rights-of--Way acquisition shall include any rights-of-way necessary for proper
drainage, signing, pole relocation, and shoulder grading. In general, this will
require right-of-way to be provided approximately 10 feet outside the traveled
lane. The exact requirement must be determined at the project design stage
based on the existing conditions and detailed design information.
In the event an acquisition of any easement`or right-of-way is necessitated by the
subject development, said acquisition will be accomplished prior to final map
approval. The: developer should contact the Real Estate Section of the Public
Works Department to receive procedural guidance in such acquisitions.
Should such acquisition not be accomplished prior to final map approval, the
developer must request and grant to the City the full authority to attempt
acquisition either through negotiation or through its power of eminent domain.
The developer shall furnish to the City Public Works Department, Real Estate
Section, an appraisal report or a request for an estimated appraisal amount (to be
determined by the Real Estate Section) prior to preparation of a Subdivision
Agreement.
The developer/owner shall submit adequate security in the form of a cash deposit
to guarantee payment of all costs associated with the acquisition, including staff
time, attorney's fees, appraisal fees, court costs, and all related and
costs necessary to effect the acquisition of such easements or rights-of-way.
FLOOD CONTROL
52. The subdivider shall be required to pay any applicable storm drainage Bees to
comply with Chapter 13, Article 13 of the Fresno Municipal Code.
53. The subdivider shall be required to comply with the specific requirements
imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the
subdivision or any amendments or modifications to those requirements which
may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307
of the Fresno Municipal Code. These requirements are identified in the
District's letter to the Development Department dated September 5, 2002.
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 12
October 16, 2002
54. Any temporary ponding basins constructed or enlarged to provide service to the
subdivision shall be fenced in accordance with City standards within seven (7)
days from the time the basin becomes operational or as directed by the City
Engineer. Temporary ponding basins will be created through a covenant
between the City and the Developer prior to final map approval. Maintenance of
the temporary ponding basin shall be by the Developer until permanent service
for the entire subdivision is provided.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
55. Comply with letter from the San Joaquin Valley Air Pollution Control District dated
August 28, 2002.
DEVELOPMENT FEES AND CHARGES
56. This project is subject to the following development fees and charges:
PARKS DEPARTMENT
a. Street Tree Landscape Plan Review fee $37.00
b. Street Tree Installation fee
City installed tree $102.00/tree
C. Street Tree Inspection fee
Developer installed tree $28.00/tree
d. Maintenance District Plan Review fee $132.00
e. Maintenance District Inspection fee $293.00
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
f. Metropolitan Flood Control District Fee $102,715.00
SEWER CONNECTION CHARGES
g. Lateral Sewer Charge $0.10/square foot (to
100' depth)
h. Oversize Charge $0.05/square foot (to
100' depth)
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 13
October 16, 2002
i. Trunk Sewer Charge S419/living unit
Service Area: Cornelia
j. Wastewater Facilities Charge S2,119/living unit
k. House Branch Sewer Charge n/a
1. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES
M. Service Connection Charge Fee based on
service(s)and
meter(s)sizes
specified by owner,
fee for service(s)and
Meter(s)established
by the Master Fee
Schedule.
n. Frontage Charge S6.50/lineal foot
o. Fire Hydrant Charge $0.75/100 square feet
(to 250 feet parcel
depth)
P. Transmission Grid Main Charge S560/gron acre
q. Transmission Grid Main Bond Debt Service Charge 5243/gross acre
r. UGM Witter Supply Fee; S442/living unit
Service Area: 301s
S. Well Head Treatment fee S192/tMM unit
Service Area: 301
t. Recharge Fee n/a
Service Area: 301
U. 1994 Bond Debt Service S60/living unit
Service Area: 201
From
Conditions of Approval
Vesting Tentative Tract No. 5071/UGM
Page 14
October 16, 2002
DEVELOPMENT IMPACT FEE
V. Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEES/CHARGE'
W. UGM Fire Station Capital Fee $1,242/gross acre
Service Area: 16
X. UGM Park Fee $1,230/gross acre
Service Area: 4
Y. Major Street Charge $2,435/adj. acre
Service Area: E-4
Z. Major Street Bridge Charge $135/adj. acre
Service Area: E-4
aa. Traffic Signal Charge $860/adj. acre
bb. UGM Grade Separation Fee n/a
cc. UGM At-Grade Railroad Crossing Fee n/a
Service Area:
dd. Trunk Sewer Charge n/a
Service Area:
ee. Street Acquisition/Construction Charge n/a
rclU:\rclfiles\documentsVCOAT5071
w
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Robert Lewis, Supervising Planner '
Planning Division
FROM: Nancy Morrison, Parks Planning Coordinator,(559.621.2927)
DATE: September 10, 2002
Subject: Vesting Tentative Map T-5071,Located on the South side of West Clinton between North
Brawley and North Blythe Avenues.
The Parks Department has reviewed the Tentative Subdivision Map Proposed by Centex Hanes,Inc.,on
engineering drawings plans prepared by Dunkel Associates. The Parks Division offers the following
continents regarding the street tree,and buffer/parkway strip conditions...
1. STREET TREE REQUIREMENTS
A. Streets within this subdivision that are to be constructed at 50'/54' in width require that a*oeat
sidewalks be constructed. Per council Resolution#98-129,the developer is exempt from the street
tree requirements as normally required in subdivisions. However,Conditions of Approval adopted by
City Council requires two street trees per lot. Lots 18,24,25,37,38,50,51,52,69,79,90,91,80,
102, 103,110, 113, 114, 118 and 129 shall have one of the two required trees in the front portion of
the side yard.
2. BUFFER PLANTING ADJACENT TO NORTH BRAWLEY AVENUE AND WEST CLINTON
AVENUE
A. The developer is required to provide installation and long term provision for midntenance of
landscaping in the merrnent and right-of-way adjacent to North Brawley Avenue and West Cliirrlon
Avenue. The developer may do this by establishing a homeowners association.
B. As an alternative:the developer may petition to annex buffers to the Community Facilities District
#2(CFD2).
3. DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT
A. For land to be annexed to the CFD2,landscape and irrigation plans for buffers shall be submitted to
the Parks Division for review and approval prior to Council approval. Landscaping plans shall be
reviewed and approved by the Parks,Recreation and Community Services Department Landscaping
shall comply with Landscape Buffer Development Standards approved by the City Council on Oclober
2, 1990 as well as with Sections 12-306-N-23 &24 and 14-121 of the Fresno Municipal Code
regarding Water Efficient Landscaping and Buffer landscaping passed by Council on September 20,
1994.
B. Should the proposed landscape buffers and/or parkway strips be located need to an e:,riistiog bdk
and/or parkway strip,-the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. The street tree species for N. Brawley Avenue shall be Ginkgo
biloba(Cift fto). The street tree species for West Clinton Avenue is Cinnamomum camphora,
(Camphor)
' 1
Parks r.ccrealion and Co- mily Services Department Comments on T-5071
Septet •her 10,2002
Page
C. Landsca plans shall indicate grades and show fencing or wall details. All fen..;ing shall be place]
outside the 1. escape easement. Maximum slopes shall not exceed 4:1 with l'of le vel ground betwee
the slope an?- Lhe back of the sidewalk and/or face of fence. Erosion control measures shall be
implementer ;n all slopes of 4:1, including the use of synthetic erosion control nett;ng in combination
with ground over species approved by the Parks Division.
D. The wat: meter(s) serving the buffer landscaping shall be sized for the anticipz ted service flows.
E. No priva, flags, signs or identification of any kind shall be permitted in the right of way, within the
city-contrc: :.d easement or on the fence or wall facing the street.
4. ENVIRONML.iITAL ASSESSMENT
A. This is r jest is consistent with the Parks Master Plan.
File No.210.45 f�
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Alan Kawakami, Chief:Engineering Tech.CENTEX HOMES
Development Services Department 1840 S.CENTRAL AVE.
City of Fresno VISALIA,CA 93277
2600 Fresno Street -
Fresno,CA 93721
MAP NO. 5071 PRELIMINARY FEE(S)(See below
DRAINAGE AREA(S) to AL to - DRAINAGE'AREA of AL " $102,715.00
DATE DRAINAGE AREA
TOTAL FEE $1029715.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the. Z
California Environmental Quality Act and the National Environmental Policy Act. The District
in cooperation with the City and County has developed and adopted the Storm Drainage and 0
Flood Control Master Plan. Compliance with and implementation of this Master Plan by this ■
development project will satisfy-the drainage related CEQA/NEPA impact of the project
mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s)or the timing or form of fee paymeurt:
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 be constructed,or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
5071..r 3469 E.OLIVE - FRESNO.CA 93727 - (559)4564292 - FAX(50)45WI94 IW*akfd dbaM W
V •
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. 14-2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood
Control Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
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 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 City of Fresno that runoff can be safely conveyed
to the 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 _500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy.
X Does not appear to be located within a flood prone area.
sm1.3a. 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
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities(State General Permits)require
developers of construction projects disturbing five or more acres,and discharges associated
with industrial activity not otherwise exempt from National Pollutant Discharge Elimination
System(NPDES) permitting,to implement controls to reduce pollutants,prohibit the
discharge of waters other than storm water to the municipal storm drain system,and meet water
quality standards. These requirements apply both to pollutants generated during construction,
and to those which may be generated by operations at the development after construction.
a. State General Permit for Storm Water Discharges Associated with Construction
Activities, August 1999 (available at the District Office.) A State General
Construction Permit is required for all clearing,grading,and disturbances to the
ground that result in soil disturbance of at least five acres(or less than five acres
if part of a larger common plan of development or sale). Permittees are required
to: submit i1 Notice of Intent to be covered and must pay a permit fee to the
State Water Resources Control Board(State Board),develop and implement a Z
storm water pollution prevention plan,eliminate non-storm water discharges,
conduct routine site inspections,train employees in permit compliance,and O
complete an annual certification of compliance.
Under the Phase 11 federal storm water quality regulations a State General
Construction Storm Water Permit will be required for all activities that disturb
one acre no later than March,2003.
b. State General Permit for Storm Water Discharges Associated with IndusbW
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. Ther
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 waxer runoffand test it for
pollutant indicators,and annually submit a report to the State Board.
�mi.d,
$469 E.OLIVE - FRESNO,CA 93727 - (559)436-3292 - FAX(Sff)45"194 nm MWed dMini i - '
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.
A OAA" J- L
Gerald E. Lakem istrlct Engineer Project Engineer: Lakhwinder Dhillon
C: INGLES-BRAUN &ASSOCIATES
875 W. ASHLAN AVE., STE 102
CLOVIS, CA 93612
5071.ds 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)-456-3194 Two sided document,.,- _-
t
• NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
CLINTON AVE.
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LEGEND
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER - PIPELINE (SIZE SHOWN) & INLET.
S{.IAI.E 1"-300'
-- EXISTING MASTER PLAN FACILITIES
FUTURE MASTER PLAN FACILITIES
EXISTING TYPE 'E' TEMPORARY INLET
6 EXISTING TYPE 'E' TEMPORARY INLET TO BE ABANDONED
DIRECTION OF DRAINAGE
------ INLET BOUNDARY
• DRAINAGE AREA BOUNDARY TRACT 5071
DRAINAGE ARBA: "AL"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT -
�:�emHova,rocn�owcs�oEx�nracrs�so�,.owc - ,w.RAa ae�a�
a
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.
Development No. Tract 5071
engr\permit\exhibitsT&3Ct\507I(Id)
San .Joaquin valley
Air Pollution Control District
August 28, 2002 RECEWED 20020506 ,
SEP 0 1 2002.
Robert Lewis
Planning Division DEPARTMENT
Development Department CITY OF FRESNO
2600 Fresno Street
Fresno CA 93721-3604
Subject: T-5071. R02-19(129 single-family lots on 27 acres)
Dear Mr. Lewis:
The San Joaquin Valley Untried Air Pollution Control District(District)has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley is non-attainment for ozone and fine particulate matter (PM10). This
project would contribute to the overall decline in air quality due to increased traffic, operation of lawn and
garden equipment, and space and water heating If gas-fired appliances are used. Although this project
alone would not generate significant air emissions, the Increase in emissions from this project,and others
like it, cumulatively reduce the air quality in the San Joaquin Valley. The project would make It rlior8
difficult to meet mandated emission reductions and air quality standards. A concerted effort should be
made to reduce project-related emissions as outlined below. These recommendations should be made
available to the applicant.
Prior to any renovation or 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 as
In accordance with CAL-01SHA requirements. If you have any questions concerning asbestos related
requirements, please contact Mr. Dwayne England of this office at 230-5973, or contact CAt-OSHA at
454-1295, A synopsis of the District's Asbestos Compliance Assistance Bulletin has been endosed for
your review.
The construction phase of this project would be subject to certain aspects of District Regulation VIII,which
Is a required series of rules designed to reduce PM10 emissions generated by human activity. A synopsis
highlighting many of the requirements of this regulation has been enclosed.
The following items are rules that have been adopted by the District to reduce emissions throughout the
San Joaquin Valley, and are required:
1. District Rules 4901 and 4902 regulate the sale, installation and transfer of both wood burning
devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx. A synopsis
highlighting many of the requirements of these regulations has been enclosed.
David L. Crow
Executive Director/Air Pollution Control Officer
Northern Region Office Central Region Office Southern Region Office
4230 Kiernan Avenue, Suite 130 1990 East Gettysburg Avenue 2700 M Street, Suite 27S
Modesto-,,CA 93356.9322- - Fresnoi CA 93726-4244 Bakersfield, CA 93301-237.3
(209) SS7-6400 - FAX (2(19) SS7.647S (SS9) 230.6000 - FAX (SS9) 230-6061 --- -(661 -326-6900 - FAX(661) 326-699S
www.valleyair.org
s S .
s �
Mr. Lewis August 28, 2002
T-5071, R02-19 Page 2
2. District Regulation VIII - Fugitive Dust Rules is a series of rules designed to reduce PM10
emissions generated by human activity, including construction, road building, bulk materials
storage, landfill operations, etc. A synopsis highlighting many of the requirements of this
Regulation has been enclosed.
3. District Rule 4103 regulates and the burning of agricultural material. Agricultural material may not
be burned if the land use is converting from agriculture to nonagricultural purposes.
Current District rules can be found at http://www.valleyair.org/rules/1 ruleslist.htm.
There are a number of mitigation measures that should be incorporated into the design of this project to
reduce the overall level of emissions. (Note: Some of the mitigation measures may already exist as City
development standards. All other measures should be implemented to the fullest extent possible.) This
list should not be considered all-inclusive. The District encourages innovation in measures to reduce air
quality impacts.
i
• As many energy conserving features as possible should be included in the design/construction of
the projects. Examples include(but are not limited to):
o Increased wall and ceiling insulation (beyond building code requirements)
o Energy efficient lighting
o High efficiency appliances
o Solar-assisted water heating
o Awnings or other outside shading mechanism for windows
o Attic fans
o Ceiling fans
o More information can be found at:
• hft0twww.coolcommunities.org
• http://www.consumerenergycenter.org/index.html
• http://www.eneLgv.ca.aov/cootc6mmunity/strategies.html
• Any gas-fired appliances should be low nitrogen oxide (NOx) emitting gas-fired appliances
complying with California NOx Emission Rule#1121.
• Trees should be carefully selected and located to protect the building(s) from energy sapping
environmental conditions. This measure should be implemented on all exposures. A brochure
has been included for the applicant.
o Trees should be planted to shade the lot(s)to mitigate the'heat sink'effect created by the
project. Heat sink created by this and similar projects contribute to the reduced air quality
in the valley by heating ozone precursors. Heat mitigation should be considered for this
project.
(See http)/www.coolcommunities.orn or
http://www.energy.ca.cov/coolcommunity/stratenies.html or
http://www.loc.om/bookstorefeneray/downloads/siv tree ouidelines.pdf)
o Deciduous trees should be considered for the South and West sides of the building(s)
since they provide shade in the summer and allow the sun to reach the building(s) during
the cold winter months.
o Evergreen trees should be considered for the North exposure because they create a
windbreak against the cold winter wind.
• If transit service is available to the project site, improvements should be made to encourage its
use. If transit service is not currently available, but is planned for the area in the future,
appropriate easements should be reserved to provide for future improvements such as bus
turnouts, loading areas and shelters. Appropriations made to facilitate public or mass transit will
help mitigate trips generated by the project.
• Low-emitting, EPA-certified fireplace inserts and/or wood stoves or natural gas fireplaces, as
opposed to traditional open-hearth fireplaces,should be installed.
Mr Levels August 28, 2002
T-5071, R02-19 Page 3
• Natural gas lines (if available to this area) and electrical outlets should be installed in backyard or .
patio areas to encourage the use of gas and/or electric barbecues.
• Electrical outlets should be installed around the exterior of the units to encourage use of electric
landscape maintenance equipment.
• Housing units should be oriented to maximize passive solar cooling and heating when practicable.
• Sidewalks and bikeways should be installed throughout as much of the project as possible and
should be connected to any nearby open space areas, parks, schools, commercial areas, etc. to
encourage walking and bicycling. Such pedestrian and bike-oriented design reduces motor
vehicle usage and their effects on air quality. Pathways through the project can be built or
appropriated in anticipation of future growth.
• Low or non-polluting incentives items should be provided with the purchase of each residential
unit. Such items could include electric lawn moweii�or gas or electric barbecues.
• Exits onto adjoining streets should be carefully designed to reduce time required to re-enter traffic
from the project site.
• Neighborhood parks, gardens and food garden areas should be created to encourage residents to
travel less for recreation.
• For new or expanded residential developments, planning and should be made to accommodate
appropriate infrastructure of residential areas including but not limited to;local grocery stores,gas
stations, parks/gardens/recreation areas and transit strictures including bus turnouts,seating and
shade for public transit and pathways for pedestrian and bike use. Planning to encourage this
Infrastructure will reduce 'trips' generated by this and similar projects as well as build a sense of
community.
• Residential streets should be narrow (24' across) with trees planted along the lengths to shade
the pavement. Sidewalks, at least 5' wide and separated from the curbs, should be built
throughout the project. By creating narrower inviting streets the project will slow through-traffic
and encourage residents to walk and bike instead of drive.
(See htta:/ .loc-2ro/community design/street.htmll
• Common fadlides for daily use should be but to encourage residents to travel We for recreation
and build a sense of community. Shared fadlities allow residents to complete activities or share
activities that would' otherwise require trips outside the community. Creating a sense of
community has been tied to decreased crime and increased property value. Research.
organization meetings(such as Boy Scout's, or Interest dubs)and similar activities can be served
by fadlides that Include(but are not Iknited to):
o Common Kltc hen, Dining Area,Sitting Area,Children's Playroom.
o Common Workshop,Library,Crafts Room
o Play ground
o Common garden area for Ornamental Gardens, Orchard, or Food Garden require less
space than individual gardens as well as allow easy distribution of excess produce grown.
o Other Recreation Areas
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information,please call me at 230-5835.
Sin cerel
�i
Chrystal L Aeier
CEQA Intem
Enclosures