HomeMy WebLinkAboutT-5129 - Conditions of Approval - 6/12/2006 City o,
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FRESPPlanning and Development Department
2600 Fresno Street • Third Floor Nick P. Yovino, Director
Fresno, Califomia 93721-3604
(559) 621-8277 FAX (559) 498-1012
April 17, 2003 14000Please reply to:
Joann Zuniga
559-621-8032
Leo/Mark Wilson
Wilson Homes
1233 West Shaw Avenue, Suite 105
Fresno, California 93711
Dear Messrs. Wilson:
SUBJECT: ACTION OF THE FRESNO CITY PLANNING COMMISSION
ON VESTING TENTATIVE TRACT MAP NO. T-5129/UGM
At its regular scheduled meeting of April 16, 2003, the Fresno City Planning Commission took the
following action regarding the above-referenced application:
APPROVED Vesting Tentative Tract Map No. T-5129/UGM subject to compliance
with Planning and Development Department Conditions of Approval dated April 16,
2003. The project is a one-lot condominium subdivision on 10.46 acres consisting
of a 188-unit, two-story gated residential community. The project is located on the
southwest comer of North Hickory Hill Drive and East Perrin Avenue.
Enclosed is a copy of the Planning Commission Resolution No. 11839 approving the vesting
tentative tract map. The action of the Planning Commission is final unless appealed to the City
Council within ten days of the date of the Planning Commission decision.
Please feel free to contact me if you have any further questions.
Sincerely,
PLANNING DIVISION
Sar
Joann Zuniga
Management Analyst
Enclosure
c: Stan Harbour
•
FRESNO CIT4P'a INGrhNVIISSION
RESOLUTION NO. 11839
The Fresno City Planning Commission at its regular meeting on April 16, 2003, adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and
the Municipal Code of the City of Fresno.
WHEREAS, a Vesting Tentative Ma Tract o. /UG filed wi�"RRq„�ity of Fresno and
nium
proposes a one-lot condomisu sion on 1W.4 acr andwfte@* at the southwest comer
of North Hickory Hill Drive and East Perrin Avenue; and,
WHEREAS, the Planning Commission conducted a public hearing to review the proposed subdivision
and considered the staff report and invited testimony with respect to the proposed subdivision; and,
WHEREAS, the Planning and Development Department staff recommended approval of the proposed
project subject to all conditions of approvaL contained in the staff report dated April 16, 2003; and,
WHEREAS, no person spoke in either support or opposition to the project.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that there
is no substantial evidence in the record that the proposed vesting tentative tract map may have a
significant effect on the environment and hereby affirms the finding of a Mitigated Negative
Declaration for Environmental Assessment No. TT-5219/C-02-215 adopted by the Fresno City
Planning Commission on March 5, 2003; and,
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of
Vesting Tentative Tract Map No. 5129/UGM, subject to Section 12-403-B of the Fresno Municipal
Code, is consistent with the adopted 2025 Fresno General Plan, the Woodward Park Community
Plan, and the Dominion Planned Community 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. 5129/UGM subject to the Planning and Development Department Conditions of
Approval dated April 16, 2003.
The foregoing Resolution was adopted by the Planning Commission of the City of Fresno upon a
motion by Commissioner Brand, second by Commissioner Vang.
VOTING: Ayes - Brand, Vang, Brown, Harrington, Kissler, White, DiBuduo
Noes - None
Not Voting - None
Absent- None
DATED: April 16, 2003 41Y_O1PIningg
S retaryFresno City Commi sion
Resolution No. 11839
Vesting Tentative Tract No. 5129/UGM
Action: Approved with Conditions
jziiK\Common\Master FilesUract 5129-PCR.wpd
From: Alan Kawakami
To: lorrens
Subject: T-5129
Lorren,
This appears to be a fairly clean project except for some of the Conditions of Approval (COA).
COA-9. Homeowners association requires submittal of DCC&R's ... attached is an excerpt from the
municipal code that must be included in the DCC&R as a separate article/chapter. These are'Rights
of the City"and when isolated as a separate article/chapter to the DCC&R document, reduces the review
time by the City Attorney's office. The DCC&Rs should be submitted asap. When do you plan to
submit?
PLEASE ADVISE: Is the subdivider's intent to satisfy all public improvement requirements before the
final map is approved .. or to enter into a subdivision agreement?
Public Improvements
The public improvements for the final map are required pursuant to the approved Tentative Map
conditions and CUP C-02-215. If all the public improvements have been constructed and accepted by
the city,there will be no need for a subdivision agreement. However, if any of the required public
improvements have not been constructed and accepted at the time we intend to schedule the final map
for city council approval, such un-satisfied public improvements must be identified and secured under a
standard subdivision agreement.
To establish and determine the extent of the un-satisfied public improvement requirements that would
need to be secured under the subdivision agreement,you will need to review the existing improvements
and the CUP conditions with the Public Works Department(both engineering services and traffic
engineering). Based on PW s determination, improvement plans and/or an engineer's estimate will be
required to establish the scope of work and the performance security for the subdivision agreement.
The following COAs will need follow up with appropriate staff/agency:
COA-23. Verify if satisfied w/Public Works if any street lights are required.
COA-24. Construct 15-foot enhanced pattern pedestrian walkway. Verify if satisfied w/Public Works
COA-26a. Provide sewer housebranch. Verify if satisfied w/Public Utilties Department(Doug Hecker)
COA-28a. Provide minimum 2 points of connection to the public water system. Verify if satisfied
w/Public Utilties Department(Doug Hecker)
COA-35. Provide final FMFCD fee amount.
CC: Jon Bartel; Rick Sommerville
f
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`�� REPORT TO THE PLANNING COMMISSION
'7NO AGENDA ITEM NO. VIII-D
COMMISSION MEETING: 4/16/03
April 16, 2003 APPROVED BY
FROM: STAFF, Planning Division DrEPARTMENT DIRECT
'R
Planning and Development Department
SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 5129/UGM
EXECUTIVE SUMMARY
Vesting Tentative Tract Map No. 5129/UGM is a request to subdivide 10.46 acres into a one-lot
condominium subdivision located at the southwest comer of North Hickory Hill Drive and East Perrin Avenue
within the Dominion Planned Community. The project will consist of a 188-unit, two story, gated
condominium development.The property is zoned R-2/UGM,Low Density Multiple-Family Residential/Urban
Growth Management (PC-1, Planned Community One), and is consistent with the medium-high density
residential land use designation shown for the subject property on the adopted 2025 Fresno General Plan
and the Woodward Park Community Plan. The project is also consistent with the apartment designation
shown forthe site in the Dominion Planned Community Specific Plan. Conditional Use Permit No.C-02-215
was filed for the subject property and approved by the Fresno City Planning Commission on March 5,2003,
which will allow the 188-unit multiple-family residential development. Staff recommends approval of Vesting
Tentative Tract Map No. 5129/UGM.
PROJECT INFORMATION
PROJECT: A one-lot condominium subdivision on 10.46 acres consisting
of a 188-unit, two story, gated residential community to be
developed at a density of 17.9 units per acre
APPLICANT: Leo Wilson Homes
LOCATION: Southwest comer of North Hickory Hill Drive and East Perrin
Avenue (Council District 6, Councilmember Duncan)
SITE SIZE: 10.46 acres
LAND USE: Existing -Vacant
Proposed - Multiple-Family Residential
ZONING: R-2/UGM, Low Density Multiple-Family Residential/Urban
Growth Management(PC-1, Planned Community One)
PLAN DESIGNATION Existing R-2/UGM zoning and medium-high density residential
AND CONSISTENCY: land use designation consistent with 2025 Fresno General Plan
and Woodward Park Community Plan; and consistent with the
apartment designation in the Dominion Planned Community
Specific Plan
ENVIRONMENTAL FINDING: A finding of a Mitigated Negative Declaration was filed on
January 13, 2003, and adopted by the Fresno City
Planning Commission on March 5, 2003
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REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No.T-5129/UGM
Page 2
April 16, 2003
PARK FORT WASHINGTON/ Park Fort Washington/Dominion Board of Directors
DOMINION BOARD recommended approval on November 15, 2002
RECOMMENDATION:
PLAN COMMITTEE Northeast Area Plan and Implementation Committee
RECOMMENDATION: recommended approval on December 19, 2002
STAFF RECOMMENDATION: Approval
BORDERING PROPERTY INFORMATION
PLANNED LAND USE EXISTING ZONING EXISTING USE
NORTH Medium-High Density Residential PC-1 (R-2/UGM) Apartments
SOUTH Commercial and PC-1 (C-2/UGM) Commercial and
Medium-Low Density Residential PC-1 (R-1/UGM) Single-Family Residential
EAST Medium-Low Density Residential PC-1 (R-1/UGM) Single-Family Residential
WEST Office Commercial PC-1 (AE-20/UGM) Vacant
ENVIRONMENTAL FINDING
Environmental Assessment No.TT-5129/C-02-215,dated December 8,2002,was prepared for this project
in accordance with the requirements of the California Environmental Quality Act(CEQA)Guidelines. Based
on the environmental assessment and associated list of identified mitigation measures,the staff determined
that there was no evidence in the record that the project would have a significant effect on the environment;
and further, staff found that the number of dwelling units allowable with approval of Conditional Use Permit
No.C-02-215 could be adequately served by existing public utilities and circulation system.The Fresno City
Planning Commission approved the environmental assessment resulting in the finding of a Mitigated
Negative Declaration on March 5, 2003.
BACKGROUND/ANALYSIS
Vesting Tentative Tract Map No. 5129/UGM proposes a one-lot condominium subdivision consisting of a
188-unit, two-story, gated residential community. The overall site (Assessor's Parcel No. 401-050-46) is
10.46 acres in area and is zoned R-2/UGM, Low Density Multiple-Family Residential (PC-1, Planned
Community One).
Conditional Use Permit No. C-02-215 was filed for the subject property and approved by the Fresno City
Planning Commission on March 5, 2003, which will permit the 188-unit, two story gated multiple-family
residential project. Approval of the Vesting Tentative Tract Map will allow for the individual sale of the
residential units as condominium airspace. A one-lot condominium map process is allowed by a provision
of State law. The condominium process allows for the sale of individual air space to individual buyers and
requires that all buyers of residential air space share in common ownership of all buildings, streets, open
space, walls, etc., on the entire site.
c
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. T-5129/UGM
Page 3
April 16,2003
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan, which updated the Woodward Park Community Plan. The updated community plan
designates the subject property for medium-high density residential land use. The applicant wishes to
pursue development of the subject property with 188 two-story multiple-family residential units. The
requested R-2/UGM zone district conforms to this medium-high density residential land use designation as
indicated by the 2025 Fresno General Plan's "Planned Land use and Zone District Consistency Matrix."
The project is also consistent with the apartment designation shown for the site in the Dominion Planned
Community Specific Plan. The Northeast Plan and Implementation Committee and the Park Fort
Washington/Dominion Board of Directors reviewed the project as part of the conditional use permit
application process and recommended approval of the project.
Tentative Tract Map Findings
The Subdivision Map Act(California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further
provides that the proposed subdivision map be denied if any one of Findings Nos. 2 through 5, below, is
made in the negative. In addition, State law requires that a subdivision be found to provide for future
passive and natural heating or cooling opportunities in the subdivision development(Finding No.6 below).
1. The proposed subdivision map,together with its design and improvements, is consistent with the 2025
Fresno General Plan,the Woodward Park Community Plan,and Dominion Planned Community Specific
Plan because the land use element of these plans designate the site for medium-high density residential
and apartment land uses. The proposed density of the project is consistent with these land use
designations.
2. This site is physically suitable for the proposed type and density of development because conditions
of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvements are not likely to cause substantial and considerable
damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized
nature of the area in which the site is located and the area's long-term developed use for residential
development.
4. The proposed subdivision design and improvements are not likely to cause serious public health and
safety problems, because the conditions of approval will ensure that the subdivision conforms with City
health and safety standards including (but not limited to) the extension of sanitary sewer and water
service.
5. The proposed subdivision design will not conflict with public easements within or through the site
because conditions of approval will ensure noninterference with any existing or proposed public
easements.
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REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. T-5129/UGM
Page 4
April 16, 2003
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 units.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and the 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. 5129/UGM, dated
March 4, 2003.
2. Development shall take place in accordance with the Conditions of Approval for Vesting Tentative
Tract Map No. 5129/UGM dated April 16, 2003.
3. Development shall take place in accordance with the mitigation measures identified in the
attached Mitigated Negative Declaration for Environmental Assessment No.TT-5129/C-02-215,dated
December 8, 2002.
CONCLUSION /RECOMMENDATION
1. AFFIRM the finding of a Mitigated Negative Declaration for Environmental Assessment
No. TT-5129/C-02-215 adopted by the Fresno City Planning Commission on March 5, 2003.
2. APPROVE Vesting Tentative Tract Map No. 5129/UGM subject to compliance with the
Conditions of Approval dated April 16, 2003.
jzIIK\PCRPTS\7T-5129/UGM PC Report 4-16-03.wpd
Attachments: Vicinity Map
Vesting Tentative Tract Map No. 5129/UGM, dated March 4, 2003
Conditions of Approval, dated April 16, 2003
Environmental Assessment No. TT-5129/C-02-215, dated December 8, 2002
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
VESTING TENTATIVE TRACT MAP NO. 5129/UGM April 16, 2003
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act,
Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following
specific conditions are applicable to this tentative map. Urban Growth Management (UGM)
Service Delivery Plan requirements are included in the following conditions of approval and are
designated by the caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the
imposition of fees, dedications, reservations or exactions for this project are
subject to protest by the project applicant at the time of approval or
conditional approval of the development or within 90 days after the date of
the imposition of the fees,dedications,reservations or exactions imposed on
the development project.
GENERAL CONDITIONS
1. Upon approval or conditional approval of Vesting Tentative Map No. 5129/UGM entitled
"Exhibit A," dated March 4, 2003, the subdivider may prepare a Final Map in accordance
with the approved tentative map.
2. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Planning and Development Department for grading, public
sanitary sewer system, public water system, street lighting system, public streets, and
storm drainage, including other technical reports and engineered plans as necessary to
construct the required public improvements and work.
Improvement plans shall be approved by the City prior to the approval of the Final Map.
If at the time of Final Map approval such plans have not been approved, the subdivider
shall provide performance security in an amount established by the city to guarantee the
completion of plans.
3. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development,shall be acquired at the subdivider's cost and shall
be dedicated by separate instrument at the time of Final Map approval. The relocation of
existing utilities necessitated by the required public improvements shall be paid for by the
subdivider. The subdivider is responsible to contact the appropriate utility company for
information.
Conditions of Approval
Vesting Tentative Tract Map No. 5129/UGM
Page 2
April 16, 2003
✓ 4. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal
Code,Article 10,Chapter 12,"Subdivision of Real Property;" Resolution No.68-187, "City
Policy with Respect to Subdivisions;" Resolution No. 70-36, "Standard Specifications
1970,"as amended; and Resolution No.84-361, "Public Works Standard Drawings 1984,"
as amended.
5. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction;street trees,street signs,water service,
sewering, and inspections in accordance with the City of Fresno Master Fee Schedule
(City Resolution Nos. 79-606 and No. 80-420) and any amendments, modifications, or
additions thereto; and in accordance with the requirements of State law as related to
vesting tentative tract maps.
6. 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. The subdivider shall complete
all the public improvements prior to the,approval of the Final Map by the City. If, at the
time of Final Map approval, any public improvements have not been completed and
accepted in accordance with the standards of the City, the subdivider may elect to enter
into an agreement with the City to thereafter guarantee the completion of the
improvements.
7. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right, title or interest and the nature of their interest
per State law.
$. The approval of Vesting Tentative Map No. 5129/UGM is subject to the conditions of City
of Fresno Conditional Use Permit No. C-02-215 approved by the Fresno City Planning
Commission on March 5, 2003.
9. The subdivider shall create a homeowners' association for the maintenance of all
landscaped areas within the subdivision. A proposed Declaration of Covenants,
Conditions,and Restrictions(CC&Rs)shall be prepared and the proposed instruments for
the homeowners' association shall be submitted to the Planning and Development
Department for review two(2)weeks prior to Final Map approval. Said document shall be
recorded with the Final Map(s)or alternatively submit recorded documents or documents
for recording prior to final acceptance of subdivision improvements. Said documents shall
include assignment of responsibility to the homeowners' association for landscaping and
other provisions as stated in the Development Department Guidelines for preparation of
CC&Rs, dated January 11, 1985.
Conditions of Approval
Vesting Tentative Tract Map No. 5129/UGM
Page 3
April 16, 2003
Information
10. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Clovis Unified School District in accordance with the school district's adopted
schedule of fees.
11. Contact the United States Postal Service - Fresno Office for the location and type of
mailboxes to be installed in this subdivision.
1 12. The developer/owner shall obtain any and all permits required forthe removal or demolition
of any existing building or structure located within the subdivision boundaries. The
developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool on the
subject property. All such permits shall be obtained prior to commencement of tract
grading work, in accordance with Chapter 13 of the Fresno Municipal Code.
13. 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 (phone number during business hours: 559-268-0109; after hours the contact
phone number is 559-488-3111 for the Fresno County Sheriffs Department). If remains
or other archaeological material is possibly Native American in origin,the Native American
Heritage Commission(phone number 916-653-4082)shall be immediately contacted,and
the California Archaeological Inventory/Southern San Joaquin Valley Information Center
(phone number 805-644-2289) shall be contacted to obtain a referral list of recognized
archaeologists. 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 measures.
If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist; if the paleontologist determines the material to be
significant,a recommendation shall be made to the City as to any further site investigation
or preservation measures.
1 _14. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
developer/owner to file multiple Final Maps shall not limit the authority of the local agency
to impose reasonable conditions relating to the filing of myltiple Final Maps,"any multiple
Final Maps filed by the developer/owner on this tract shall fully and independently conform
to all provisions of Chapter 12, Article 10 of the Fresno Municipal Code (Subdivision of
Real Property).
Conditions of Approval
Vesting Tentative Tract Map No. 5129/UGM
Page 4
April 16, 2003
15. Apportionment of Special Assessment: If, as part of this subdivision, a division will be
made of any lot or parcel of land upon which there is an unpaid special assessment levied
under any State or local law, including a division into condominium interest as defined in
Section 783 of the Civil Code, the developer/owner shall file a written application with the
City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of
the assessment. The application shall contain at least the following information:
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
The application shall be filed prior to the approval of the Final Map(s) by the City and shall
be accompanied by a fee in an amount specified in the Master Fee Resolution for each
separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to
be divided. The fee shall be in an amount sufficient to pay all costs of the City and the
Engineer of Work responsible for determining the initial assessment in making the
requested apportionment.
16. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
PARK SERVICE
Urban Growth Management Requirements
17. The subdivider shall be required to pay the appropriate UGM Park Capital Facilities Fee
at the time of Final Map approval.
FIRE SERVICE
Urban Growth Management Requirements
18. The subdivider shall pay the appropriate Fire Station Capital Facilities Fee at the time of
Final Map approval.
Conditions of Approval
Vesting Tentative Tract Map No. 5129/UGM
Page 5
April 16, 2003
STREETS AND RIGHTS-OF-WAY
19. All required signing and striping shall be done by, and paid for, by the subdivider. Signing
and striping plans shall be prepared per current California Department of Transportation
standards and shall be submitted along with the street construction plans to the
Transportation Section of the Public Works Department for review and approval.
20. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the
tract. Where street furniture is located within the sidewalk area(fire hydrants, streetlights,
etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the
American Disabilities Act requirements.
21. All of the required street improvements shall be constructed and/or installed in accordance
with the City of Fresno Standard Specifications.
22. All existing and proposed utility systems shall be installed underground in accordance with
Section 12-1011(h) of the Fresno Municipal Code.
23. The subdivider 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. Height, type, spacing, etc., of standards and luminaires shall be in
accordance with Resolutions Nos.68-187, 78-522,81-219 and 88-229 or any modification
thereto approved by the City Traffic Engineer prior to Final Map approval. Upon
completion of the work by the subdivider and acceptance of the work by the City,the street
lighting system shall be dedicated to the City.
Frontage Improvement Requirements
East Perrin Avenue (Collector)JEast Champlain Drive (Arterial)1North Hickory Hill Drive
(Local Street) IA00K
24. The subdivider shall dedicate sand construct a 15-foot enhanced pattern pedestrian
walkway within the limits of this subdivision. This enhanced path of travel shall conform,
at a minimum, to the following standards:
Path shall be constructed as a 10-foot residential sidewalk of enhanced material
between property line and planting strip and a 5-fgot planting strip between
sidewalk and street; enhanced material shall be coordinated with that used at the
westerly comer of Perrin Avenue and Champlain Drive.
NOTE: For Hickory Hill Drive, this sidewalk pattern applies only to that portion of
Hickory Hill Drive between East Perrin and East Norwood Avenues.
Conditions of Approval
Vesting Tentative Tract Map No. 5129/UGM
Page 6
April 16, 2003
Urban Growth Management Requirements
25. Vesting Tentative Tract Map No. 5129/UGM is located in UGM Major Street Zone E-1. The
subdivider shall pay the appropriate UGM Major Street fee at the time of Final Map
approval.
SEWER SERVICE
26. A 21-inch sanitary sewer main is existing in East Champlain Avenue and a 10-inch sewer
main is existing in East Perrin Avenue. No public sewer main extensions are required for
Vesting Tentative Tract Map No. 5129/UGM. The following conditions are required to
provide sanitary sewer service to the subdivision:
() Separate sewer house branches shall be provided to each lot created.
b. All public sanitary sewer facilities shall be constructed in accordance with the City of
Fresno standards, specifications, and policies.
c. Sewer utility improvement plans prepared by a Registered Civil Engineer are required
for proposed additions to the City of Fresno's sewer system.
d. The subdivider shall pay the appropriate sewer connection charges at the time of Final
Map approval.
Urban Growth Management Requirements
27. The tract is located in the Hemdon Trunk Sewer Charge Service Area. Upon occupancy
of the project,the subdivider shall pay the appropriate sewer facility charge pursuant to the
- Simple Tiered Equity Program(STEP)as determined by the Department of Public Utilities,
Wastewater Division, Environmental Services Section (559-621-5153).
WATER SERVICE
28. A 14-inch Transmission Grid Water Main is existing in East Perrin Avenue and in
East Champlain Drive. No public water main extensions are required. The following
conditions are required to provide water service to Vesting Tentative Tract Map
No. 5129/UGM:
ra>The tract is required to have a minimum of two points of connection to public water
11 // sources approved by the Water Systems Manager.
b. Separate water services shall be provided to each lot created.
c. All public water facilities shall be constructed in accordance with City of Fresno
standards, specifications, and policies.
Conditions of Approval
Vesting Tentative Tract Map No. 5129/UGM
Page 7
April 16, 2003
d. Water utility improvement plans prepared by a Registered Civil Engineer are required
for proposed additions to the City of Fresno's water system.
e. The subdivider shall pay the appropriate water connection charges at the time of Final
Map approval.
OFF-SITE PUBLIC UTILITIES (SEWER AND WATER)
29. The subdivider shall be required to construct any sewer and water mains necessary to
serve adjacent properties prior to placement of any permanent street surfacing.
ON-SITE PUBLIC UTILITIES (SEWER AND WATER)
30. If on-site public sewer or water mains are proposed, the feasibility of the on-site system
must be approved by the City Department of Public Utilities prior to plan review by the
Public Works Department. Public utility easements must be provided to guarantee
maintenance and repair access to utility pipelines and services and/or private sewer lift
stations.
Urban Growth Management Requirements
31. The tract is located in Water Well Service Area No. 101 S. The subdivider shall pay the
appropriate water supply well charge at the time of Final Map approval.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
32. The developer/owner of property located within the UGM boundaries shall comply with all
sewer,water,and street requirements and pay all applicable UGM fees imposed under the
Urban Growth Management process (with appropriate credit given for the installation of
required UGM improvements)in accordance with the requirements of State Law as related
to vesting tentative tract maps.
33. The subdivider 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
34. The subdivider will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must be
determined at the project design stage based on the existing conditions and detailed
design information.
Conditions of Approval •
Vesting Tentative Tract Map No. 5129/UGM
Page 8
April 16, 2003
In the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department
to receive procedural guidance in such acquisitions.
Should such acquisition not be accomplished by the subdivider priorto Final Map approval,
the subdivider must request and grant to the City the full authority to attempt acquisition
either through negotiation or through its power of eminent domain. The subdivider shall
furnish to the City Public Works Department, Engineering Division/ Real Estate Section,
an appraisal report or a request for an estimated appraisal amount (to be determined by
the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement.
The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect the
acquisition of such easements or rights-of-way.
FLOOD CONTROL AND DRAINAGE
35. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
36. 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 Planning and Development Department dated
March 17, 2003.
DEVELOPMENT FEES AND CHARGES
37. This project is subject to the following development fees and charges:
SEWER CONNECTION CHARGES FEE RATE
A. Lateral Sewer Charge $0.10/sq. ft. (to 100-foot depth)
B. Oversize Charge $0.p5/sq. ft. (to 100-foot depth)
WATER CONNECTION CHARGES FEE RATE
C. Trunk Sewer Charge Service Area: Hemdon S.T.E.P.
D. Wastewater Facilities Charge S.T.E.P.
Conditions of Approval
Vesting Tentative Tract Map No. 5129/UGM
Page 9
April 16, 2003
WATER CONNECTION CHARGES FEE RATE
E. House Branch Sewer Charge n/a
F. Millbrook Overlay Sewer $44/living unit
G. Service Connection Charge Fee based on service and meter
sizes specified by owner; fee for
service and Meter established by
the Master Fee Schedule
H. Frontage Charge $6.50/lineal foot
I. Fire Hydrant Charge $0.75/100 square foot
(to 250 foot parcel depth)
J. Transmission Grid Main Charge $560/gross acre
K. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
L. UGM Water Supply Fee Service Area 101 S $397/living unit
M. Well Head Treatment Fee Service Area 101 S $0
N. Recharge Fee Service Area 101S $0
O. 1994 Bond Debt Service Area $895/living unit
DEVELOPMENT IMPACT FEE FEE RATE
P. Northeast Fresno Policing Area $85/living unit
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
Q. UGM Fire Station Capital Fee Service Area 13 $304/gross acre
R. UGM Park Fee Service Area 1 $2940/gross acre
S. Major Street Charge Service Area E-1 $1,680/adjusted acreage
i
Conditions of Approval
Vesting Tentative Tract Map No. 5129/UGM
Page 10
April 16, 2003
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE"
T. Major Street Bridge Charge Service Area E-1 $175/adjusted acreage
U. Traffic Signal Charge $860/adjusted acreage
V. UGM Grade Separation Fee n/a
W. UGM At-Grade Railroad Crossing Fee n/a
X. Trunk Sewer Charge Service Area n/a
Y. *Street Acquisition/Construction Charge n/a
38. These fees and charges are due as a condition of Final Map approval. At the option of the
subdivider, the payment of certain fees and charges may be deferred to the time of
issuance of a Certificate of Occupancy pursuant to a covenant in accordance with the
provision of Fresno Municipal Code Section 12-4.604.
jzIIK1Common\Masteries\TT-5129 COA 4-1"3.wpd
i
CITY OF FRESNO MITIGATED NEGATIVE DECLARATION RECEIVED
Initial Study and full project description is on file in the F11vIroil III ell ta2003 JAN 13 PM I I: 59l
City of Fresno Planning and Development Department Assessment Number: CITY CLERK. FRESNO Ck
City Hall, 2600 Fresno Street, Room 3043
Fresno, California 93721-3604 C-02-215
559 621-8277
APPLICANT: Leo Wilson Assessor's
1233 W. Shaw Ave. #105 Parcel Number:
Fresno, CA 93711
401-050-46
PROJECT DESCRIPTION AND LOCATION: Filed with:
REBECCA E.KLISCH
Leo Wilson is applying for Conditional Use Permit Application No. C-02-215 and City Clerk
Vesting Tentative Tract Map No. 5129, a one-lot condominium subdivision, that 2nd Floor-City Hall
would authorize construction of a 188-unit, two story, gated condominium 2600 Fresno Street
community. The site has an area of 10.46 acres,is located at the intersection of East Fresno,California 93721-3603
Champlain Drive and East Perrin Avenue, and is zoned PC-1 (implemented by
application of R-2 standards). The Woodward Park Community Plan specifies
Medium High Density Residential uses for the subject property. The District is
consistent with that designation and permits multiple family developments over two
acres, subject to a conditional use permit.
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 toe amine the interrelationship between the
proposed pmject 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 maybe 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 that 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 anda tive if no appeal is filed in the manner specified by Section 12-505 of
the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: Norman Allinder ®RAYBURNR
ED BY:
City Planner II
DATE: December 08, 2002 EACH,Planning Manager
Planning Division
MRONMENTAL ASSESSMEN 'HECKLIST S-02-307
tential Environmental Effects +
1_0 TOPOGRAPHIC SOIL GEOLOGIC 2 11.7 Availability of storm water drainage
CONSIDERATIONSfacilities (on or off-site)
1 1.1 C ologic hazards, unstable soil conditions 1 11.8 Availability of adequate park and
1 1.2 Adverse change in topography or ground surface recreation areas
relief 1 11.9 Unusually high solid waste generation
1 1.3 Destruction of unique geologic or physical features
1 1.4 Increased water erosion 12.0 HAZARDS
1 12.1 Risk of explosion or release of bazardous
2.0 AIR QUALITY substances
2 2.1 Substantial indirect source of pollution(large vehicle 1 12.2 Site subject to flooding
generator) 1 12.3 Adverse change in course of flow of flood
2 2.2 Direct on-site pollution generation waters
1 2.3 Generation of objectionable odors 1 12.4 Potential bazards from aircraft accidents
1 2.4 Generation of construction dust 1 12.5 Potential bazards from landfill and/or
1 2.5 Adverse local climatic changes toxic waste sites
3.0 WATER 13.0 AESTHETICS
1 3.1smut fent ground water available for long-term 1 13.1 Obstructton to public or scenic vista or
project use view
1 3.2 Use of large quantities of ground water 1 13.2 Creation of aesthetically offensive
1 3.3 Wasteful use of ground water conditions
1 3.4 Pollution of surface or ground water supplies 1 133 Removal of street trees or other valuable
1 3.5 Reduction in ground water recharge vegetation
1 13.4 Architectural incompatibility with
4.0 PLANT LIFE surrounding area
1 4.1 Reduction of the numbers of any unique,rare,or
endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of
1 43 Premature or unnecessary conversion of prime archaeological site
agricultural land 1 14.2 Construction or activity incompatible with
adjacent historic site
5.0 ANDMIAL LIFE
1 5.1 Red uction in the numbers of any rare,unique,or 15.0 ENERG
endangered species 1 15.1 Use of substantial amounts of fuel or
1 5.2 Deterioration or displacement of valuable wildlife energy
habitat 1 15.2 Substantial increase in demand upon
existing sources of energy
1 6.0 HUMAN HEALTH-Potentiai for causing illnesses 1 153 Wasteful use of energy
7.0 NOISE Explanation of Ratings
1 7.1 creases in existing noise levels
1 7.2 Exposure to high noise levels rlQn Insufficient Information
8.0 I HT AND GLARE
1 8.1ro uc ono e,which will adversely affect Insufficient information is available for this
residential areas category aad pro ect to determine the potential
1 8.2 Exposure of residences to high levels of glare envunnmentai erects which may result from the
proposed project.
9.0 LAND USE
9.1 compA with adopted plans and policies "1" No Significant Environmental Effect
9.2 Acceleration of growth rate
93 Induces unplanned growth In this category,the proposed project will not have
1 9.4 Adverse change in existing or planned area an adverse environmental effect,or any such effect
characteristics is not substantially unusual or of undesirable magni-
tude. This rating is also utilized in cases where
10.0 I&MSPOLTA77ON AND CIRCULA677ON the eatego is not applicable to the particular
1 10.1 Generation of vehicle traffic sufficient to cause project under consideration.
capacity deficiencies on existing street system
1 10.2 Cumulative increase in traffic on a major street for "2" Moderate Environmental Effect
which capacity deficiencies are projected
1 103 Specific traffic hazard to motorists,bicyclists,or In this category,the proposed project could have
pedestrians an adverse environmental effect which is of suffi-
1 10.4 Routing of non-residential traffic through cient magnitude to be of some concern. However,
residential area this effect is not substantial enough in itself to
1 10.5 Insufficient or poorly located parking require preparation of an Environmental Impact
1 10.6 Substantial increase In rall and/or air traffic Report,and is mitigable through project changes
11.0 URBAN SERVICES
and conditions.
1 11.1 Availability of fire protection 113" Significantly Adverse Environmental Effect
1 11.2 Lack of emergency vehicle access
11.3 Adequacy of design for crimerevention
Q The environmental effect identified in this
11.4 Overcrowding of school facilities
,1 11.5 Availability of water mains of adequate size category substantiates in itself,or contributes
11.6 Availability of sewer line and sewage treatment toward,a finding that the proposed project has a
capacity potentially significant adverse effect on the
environment sufficient to rogwire the preparation
of an 1nvironmental Impact Report.
z -
CITY OF FRESNO
PLANNING ANO DEVELOPMENT DEPARTMENT
Conditional Use Permit No. C-O 2-215
ENVIRONMENTAL ASSESSMENT - INITIAL STUDY
PROJECT INFORMATION
401-05046 18 dwelling units per acre
1224 E. Champlain n ! 18 dwelling units per acre
1551, 1552
PC-1(R-2)
PROJECT DESCRIPTION
Leo Wilson is applying for Conditional Use Permit Application No. C-02-215 and
Vesting Tentative Tract Map No. 5129, a one-lot condominium subdivision, that would
authorize construction of a 188-unit, two story, gated condominium community. The site
has an area of 10.46 acres, is located at the intersection of East Champlain Drive and East
Perrin Avenue, and is zoned PC-1 (implemented by application of R-2 standards). The
Woodward Park Community Plan specifies Medium High Density Residential uses for
the subject property. The District is consistent with that designation and permits multiple
family developments over two acres, subject to a conditional use permit.
ADJACENCIES
Medium High Density Residential PC-1 Single Family Residential
Medium Low Density Residential PC-1 Commercial
x s Medium Low Density Residential PC-1 Single Family Residential
Office PC-1 Vacant
Staff has reviewed the above, referenced,project proposal and consulted with all affected
agencies. Approval of the project may contribute to the creation of certain moderate
environmental effects or the project may be adversely impacted by existing
environmental situation, as addressed below.
Initial Study C-02-215 Page 2 0l 8
January 8.2003
1.0 - TOPOGRAPHY, GEOLOGY, AND HYDROLOGY
There are no geologic hazards or unstable soil conditions known to exist on the site.
Existing topography will 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.
Mitigation Measures:
No Mitigation Measures are necessary. ,
2.0 - AIR QUALITY
Because of the San Joaquin Valley's climate and topography, the San Joaquin Valley Air
Basin(SJVAB)is predisposed to poor air quality. High mountain ranges surrounding the
Valley frequently create-air layer inversions that prevent mixing of air masses. The large
number of sunny days per year and high temperatures in the summer favors the formation
of ozone. In the winter,inversions form that often trap particulate matter.
The project site is located within Fresno County, which. is part of the eight-county
SJVAB for which the San Joaquin Valley Air Pollution Control District (SJVAPCD)has
been created. This regional governmental agency is responsible for the monitoring and
regulation of air pollutant emissions from stationary, indirect and mobile sources within
the air basin. The staff of the SJVAPCD has commented that the proposed urban
development of the project site will contribute to the creation of additional air quality
contaminant constituents. These include ozone (photo-chemical smog) precursors and
PM-10 (fine particulates/dust).
Fresno County, and the eight county portion of the San Joaquin Valley, has consistently
exceeded State and Federal ozone and PM-10 standards. Fresno County has been
classified as a severe non-attainment area for ozone and particulate matter, per federal
ambient air quality standards and is classified as a non-attainment area for ozone and
particulate matter, per state ambient air quality standards. Additionally, the Fresno-
Clovis Metropolitan Area has been classified as a maintenance area for carbon monoxide _
per state and federal ambient air quality standards. - - --
SJVAPCD, responsible for monitoring and improving local air quality, has developed the
San Joaquin Valley 1991 California Clean Air,Act;Air Quality Attainment Plan (AQAP).
The AQAP continues to project non-attainment for ozone and particulate matter. The
AQAP includes a number of strategies to improve air quality including; transportation
control strategies and vehicle inspection program:
SJVAPCD, has indicated that the following levels as thresholds of significance for the
associatedpollutants:
+'^
•amss R > l'P `�
g.,q " i.`% ..�.. .8` .a �s �FCd, i..o-c.K.h.'
Initial Study C-02-215 Page 3 of 8
January 8,2003
Levels of Significance 10 10 100 14.6 27.37511
An analysis of the air quality impacts associated with this project, including fireplaces,
was completed using the URBEMIS 2001 model. The results of that study are as
follows:
x ROG> �>NOx CO = PM10 SQ2
10.33 0.36 9.70 1.31 0.02
t. . ,z . .<..
AUF
3.99 4.50 44.67 0.16 0.03
>ta 14.32 4.86 54.37 1.47 0.03
Therefore based on this study, with fireplaces, the projects' impact on air quality is
considered significant.
Mitination Measures:
There shall be no wood burning devices utilized in conjunction with this development.
With the prohibition of wood burning devices, the impacts upon air quality are less than
significant.
1.71 0.26 0.17 0.00 0.00
3.99 4.50 44.67 0.16 0.03
5.7 4.76 44.84- .16 0.03
In summary, the project as mitigated will not in and of itself significantly,impact local air
quality. The project is part of a planned community that serves many of the complex
service needs and strives for a jobs/commute balance, thereby offering further air quality
benefits.
2.4 - Generation of Construction Dust
Construction of this project 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 SJVAPCD Regulation VIII, Rule 8020, related to control of dust and
fine particulate matter (PM 10). This rule mandates the implementation of dust control
Initial Study C-02-215 Page 4 of S
January B.2003
measures such as cleaning, sprinkling and sweeping of all construction sites to reduce the
potential for dust to the lowest possible level.
An analysis of the air quality impacts occurring during construction of this project was
completed using the URBEMIS 2001 model. The results of that study are as follows:
t ROG NOx` `CO PIVi1 O ;;502
Construction Emisians' 4.10 0.13 0.19 0.02 0.00
Mitieation Measures:
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 twice daily;
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;
5) All clearing, grading earth moving,or excavation activities shall cease during periods
of wind speed greater than 20 mph average over one hour,
6) 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:
1) Equipment engines shall be maintained in good condition and proper tune per
manufacturer's specifications;
From August to October, the construction period shall be lengthened to minimize—
::the-number of vehicles and equipment operating at the same time. _-
3.0—WATER
The Water Division of the Public Utilities Department states that this development will
not adversely affect the city water system. - - -- - -
Mitieation Measures:
No Mitigation Measures are necessary.
Initial Study C-112-215 Page 5 of 8
January 8,2003
4.0 — FLORA
There are no native plants on the project site. The extensive landscaping proposed on the
site will provide habitat for certain species of birds and small animals suited for an urban
environment.
Mitigation Measures:
No Mitigation Measures are necessary.
5.0— FAUNA
There is no significant wildlife population currently inhabiting the site. The proposed
landscaping will provide habitat for some small animals, including birds, as stated in
section 4.0.
Mitigation Measures:
No Mitigation Measures are necessary
6.0 - HUMAN HEALTH
Aside from temporary dust generation during construction, the project is not expected to
have any other impacts on human health.
Mitigation Measures:
No Mitigation Measures are necessary
7.0- NOISE
The proposed project is not within a noise-impacted area. The development of this
project is not expected to generate noise levels that would pose a nuisance or health risk
to the surrounding development.
Mitigation Measures:
No Mitigation Measures are necessary
8.0 - LIGHT and GLARE
The proposed development will utilize lights to illuminate the parking lot and outdoor
activity areas. The lighting used to illuminate the parking area will be hooded and
directed away from adjacent streets or residential development. No adverse impacts are
expected from the light or glare associated with this project.
Mitigation.Measures:
No Mitigation Measures are necessary
Initial Study C-02-215 Page 6 of 8
January 8.2003
9.0 - LAND USE
The proposed project is consistent with the Medium High Residential land use
designation of the site and the PC-1 planned community requirements.
Mitigation Measures:
No Mitigation Measures are necessary
10.0 - TRANSPORTATION and CIRCULATION
The multi-family project is expected to generate approximately 1,238 vehicle trips per
day (V.T.D.). Traffic will be directed onto E. Champlain and E. Perrin Avenues.
Champlain has a capacity of 28,000 V.T.D. and Perrin has a capacity of 24,000 V.T.D.
Most recent traffic volume counts from 1999 indicates a volume of 13,000 V.T.D each,
well within the capacity of both streets. As of recent there have been 3 traffic studies in
the surrounding area in addition to the MEIR for the 2025 General Plan, all of which
noted no traffic deficiencies in the area.
Mitigation Measures:
No Mitigation Measures are necessary
11.0 - URBAN SERVICES
The average daily sanitary sewer flow contribution resulting from this project has been
estimated at 39,480 gallons per day. The projected peak water demand resulting from
this project has been estimated at 399 gallons per minute. The Department of Public
Utilities finds, in accordance with the Woodward Park Community Plan Verification and
Monitoring Procedure, that there is capacity available in the sanitary sewer and water
systems to accommodate this development.
MitiLration Measures:
No Mitigation Measures are necessary .
11.4 - Overcrowding of School Facilities
The subject-site is within the enrollment area of the Clovis Unified School Dist icL
Because of the rapid growth occurring within the district boundaries, the school district -
has advised that the following conditions may exist when development occurs:
1) The elementary school may not have capacity for students from the area and, _
therefore, students may be bused to other elementary schools within the
District, or it may result in the adjustment of school attendance areas within
the District,requiring students to attend another school;
2) The students may attend more than one elementary school during their
elementary school years;
Initial Study C-021-215 Page 7 of 8
January B.2003
3) The students may have to attend elementary, junior high and high schools
that are on double session, extended day, or year-round schedules, or
students may attend new facilities when they are constructed.
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.
Mideation Measures:
Pay development impact fees in accordance with adopted fee schedule.
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. The
multi-family residential project will not utilize hazardous substances during operation.
Mideation 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.proposes a design that is compatible with
surrounding developments. This project will conform to city ordinances requiring
landscaping, setbacks, and shading. In addition, there will be screening of maintenance
areas and landscaping of parking areas(50%)for buffering and shade.
Mitigation Measures:
No Mitigation Measures are necessary
14.0-HISTORICAVAACHAEOLC'GICAL:CONSIDEAATIONS
There are no adjacent lustoncal�or aro aeorog cal sites Tn 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/Southem San
Joaquin Valley Information Center shall be contacted to obtain a referral list of
recognized archaeologists. An archaeological assessment shall be conducted for the
.s• - r�+uB.ar:-,-_,'ane►:'�tkiM .
Initial Study C-82-215 Page 8 of 8
January 8,2003
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.
Mitieation Measures:
No Mitigation Measures are necessary
15.0— ENERGY
In consideration of current energy stores and regulatory issues, any increase in the overall
community energy use must be minim; ed. All new buildings in California shall meet
energy efficiency requirements of; California Code of Regulations, Title 24 and
Appliance Efficiency Regulations, Title 20. Development accomplished in accordance
with these regulations should not cause excessive energy consumption with occupancy of
the development.
Mitigation Measures:
No Mitigation Measures are necessary
DETERMINATION
On the basis of this initial evaluation, it is determined that the proposed project is
consistent with all applicable City plans and policies and conforms to all applicable
zoning standards and requirements. It is further determined that the proposed project will
not have a significant effect on the environment. This is based upon the mitigation
measures required as conditions of project approval for the special permit, which have
been added to the project as defined, are conditions upon which a negative declaration
can be recommended. A MITIGATED NEGATIVE DECLARATION IS
APPROPRIATE AND WILL BE PREPARED.
MITIGATION MONITORING CHECKLIST — C-02-215
2.0 - AIR QUALITY
There shall be no wood burning devices Developer Planning and
utilized in conjunction with this Development Department
development. With the prohibition of wood
burning devices, the impacts upon air quality
are less than significant.
2.4 - Generation of Construction Dust
It is required that watering of the project site Developer Construction Management
occur at least twice daily with complete Division,Public Works
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 twice daily,
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;
5) All clearing, grading earth moving,or
excavation activities shall cease during
periods of wind speed greater than 20
mph average over one hour,
6) All material transported off-site shall be
either sufficiently watered or covered to
miniinize 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;
From August to October, the construction
period shall be lengthened to minimize the
number of vehicles and equipment operating
at the same time.
11.4 - Overcrowdina of School Facilities
WIN, cj
Pay development impact fees in accordance Developer Planning and
with adopted fee schedule Development Department
ti
Fresno
w+tNwCkV
City of
7000
City Hall 559-621-8800 Public Works Department
2600 Fresno Street,Rm 4064 Severo Esquivel
Fresno,CA.9372t-3623 Interim Director
www.fresno.gov
March 20, 2003
TO: Bob Lewis, Supervising Planner
Development Department, Planning Division
THROUGH: Jose Luis Benavides, P.E., Assistant Transportation Manager-�e P--
Public Works, Transportation Section
FROM: David Padilla, Interim Transportation Planning Superviso
Public Works,Transportation Planning
SUBJECT: TT 5129, Public Works Conditions of Approval
The Public Works, Transportation Planning Section, has completed its review of Tentative Tract Map 5129, which
was submitted by Wilson Development. The following requirements are to be placed on this tentative tract map as a
condition of approval by the Public Works Department.
General Conditions:
v Handicap access ramps are required at all corners within the limits of this tract.
All required signing and striping shall be done and paid for by the developer/owner. The signing and striping plans
shall be done per the current CalTrans standards and shall be submitted along with the street construction plans for
this tentative map to the Transportation Section of the Public Works Department for review and approval. Comply
with the condition for approval set forth in C-02-215.
Frontage Improvement Requirements:
Major streets:
East Perrin Avenue (Collector)` ` '` �4e £t f
P
1. Construct 10' residential sidewalk pattern within the limits of this tract.
2. Construct an underground street lighting system per Public Works Standard E-1 within the limits of this
tract. Spacing and design shall conform to Public Works Standard for collector streets.
East Champlain Avenue (Arterial):
1. Construct 10' residential sidewalk pattern within the limits of this tract.
2. Construct an underground street lighting system Public Works Standard E-1 within the limits of this tract.
Spacing and design shall conform to Public Works Standard for arterial streets.
- 1 -
1:\Tracts\tract5 l 29Champ lai n_Perri n.doc
Minor street(North Hickory Hill Drive):
Design and construct all curb, gutter, sidewalk and underground street lighting systems per Public Works Standard
E-2.
UGM Requirements:
This Map is in UGM major street zone E-1; therefore pay UGM Major Street fees.
C:Reading File
- 2 -
J:\Tracts\trac t5129Champ lain_Perri n.doc
Fresno
bAd
'1IIP Gtyof
City Hall 559-621-8686 Public Works Department
2600 Fresno Street,Room 4019 Severo Esquivel,Interim Director
Fresno,California 93721-3623
Date: Revised March 12, 2003
TO: ROBERT LEWIS, Supervising Planner
Planning and Development Department, Current Planning
Through: ERIC FROBERG,Assistant Manager
Public Works Department,Engineering Services
From: JOHN ALLEN,Engineer"
Public Works Department, gmeering Services
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR TENTATIVE TRACT
No.51�9/UGM
General
The subject site is located at the southeast corner of East Champlain Drive and East Perrin
Avenue. The subject tentative tract map proposes to develop for condominium purposes 10.46
acres. Rezoning from AE-20/UGM to PC-1/UGM.
The developer shall be required to construct any sewer and water mains necessary to serve
adjacent properties prior to placement of any permanent street surfacing.
Sanitary sewer
A 21-inch sanitary sewer main is existing in East Champlain Drive and a 10" sewer main is
existing in East Perrin Avenue.No public sewer main extensions are required. The following
conditions are required to provide sanitary sewer servicetothe subdivision.
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Dedication of a site on which to construct a sewer lift station. The location shall be
determined by the Department of Public Utilities.
2. Separate sewer house branch shall be provided to each lot created.
3. All public sewer facilities shall be constructed in accordance with City of Fresno standards,
specifications, and policies.
Water service
14-inch water mains are existing in East Champlain Drive and East Perrin Avenue. No public
water main extensions are required. The following conditions are required to provide water
service to the tract.
1. The tract is required to have a minimum of two points of connection to public water
sources approved by the Water Systems Manager.
2. Separate water services shall be provided to each lot created.
3. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
On-site Public Utilities (Sewer& Water)
If on-site public sewer or water mains are proposed, the feasability of the on-site system must be
approved by the City Department of Public Utilities prior to plan review by the Public Works
Department. Public utility easements must be provided to guarantee maintenance and repair
access to utility pipelines and services and/or private sewer lift stations.
tr.
City of Fresno
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DEPARTMENT OF PUBLIC UTILITIES 1 I
Date: 03/04/2003
Development Application #: TT-5129 2000
APN: 401-050-46
Address: ?1224 E. Champlain Drive
Project Description: Development of 188 multiple family residential units on 10.46 ac. of R-2/UGM zoning.
Reviewed by: John Moser
Sanitary Sewer Service
C3 It has been determined that the Project will contribute an estimated average daily discharge to the
sanitary sewer system of 39,480 gallons and capacity is available in the Sanitary Sewer System
to serve the Project, and
C3 Sanitary Sewer facilities are currently or would be available to provide sanitary sewer service to
the site subject to the following requirements:
✓ Separate sewer house branches are required for each lot.
✓ Sewer Connection Charges are due and shall be paid for the Project.
✓ No extensions required.
Water Service
C3 It has been determined that the projected peak water demand for the Project has been estimated
at 399 gallons per minute and an adequate source of potable water is available to meet City,
State, and Federal standards during periods of peak demand in the City Water System serving
this project, and
C3 Water facilities are currently or would be available to provide water service to the site subject to
the following requirements:
✓ Two independent sources of water are required to serve the Project.
✓ Payment for installation of water service(s)and/or meter(s)is required.
✓ Payment for installation of public fire hydrant(s)is required.
✓ Water Connection Charges are due and shall be paid for the Project.
✓ No extensions requred.
Special Conditions
C3 Woodward Park Community Plan Findings for the availability of water and sanitary sewer service
is required for this project. Comply with conditions.
City of Fresno
DEPARTMENT OF PUBLIC UTILITIES 1 111
2000
March 4, 2003
VERIFICATION AND MONITORING PROCEDURE
FOR THE AVAILABILITY OF PUBLIC SERVICES
WITHIN THE WOODWARD PARK COMMUNITY PLAN
Application: Vesting Tentative Tract No. 5129
Location: 1224 E. Champlain Drive
Project Description: Development of 188 Multiple Family Residential Units
Zoning (Acreage): R-2/UGM/(10.46)
SANITARY SEWER SERVICE
In compliance with the Woodward Park Community Plan Verification and Monitoring Procedure for
Sanitary Sewer Service, it has been demonstrated and determined that sanitary sewer service is available
to this project in the Hemdon/Cornelia Trunk Sewer. The average daily sanitary sewer flow contribution
resulting from this project has been estimated at 56,259 gallons per day.
WATER SERVICE
In compliance with the Woodward Park Community Plan Verification and Monitoring Procedure for
Water Service, it has been determined that an adequate source of potable water is available to meet
City, State, and Federal standards during periods of peak flow in the City water system serving the
Woodward Park Community Plan area for this project including existing demand and all other
approved development. The projected peak water demand resulting from this project has been
estimated at 284 gallons per minute.
This document is a determination of capacity available in the sanitary sewer and water systems.
Conditions or requirements imposed as a result of this finding are in addition to all other requirements
set forth. This project shall further comply with applicable provisions of the City ordinance, adopted
standards, and policies for extension and connection to the sanitary sewer and water systems.
arti clntyre, Directoroel Aranaz, Acting Fire Chiu
Department of Public Utilities Fire Department
Sego\Findings\VTT5129.tnd.wpd
c: Joel Aranaz,Acting Fire Chief
Jpann Zuniga -TT-5129 Page 1
From: Doug Hecker
To: David Braun; Joann Zuniga
Date: 4/8/03 4:15PM
Subject: TT-5129
Dpu met with Stan Harbour& Leo Wilson concerning conditions on his subdivision (T7-5129) on 4/7/03.
Dpu required the condition/mitigation measure for the dedication of a site for a Sewer Lift Station upon
this subdivision. The condition/mitigation measure should be within his conditions of approval. This
condition can be disregarded upon TT-5129,
CC: Jim Bier
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SUBD W iv1EETING
Tentative Tract No. 5129
a
A preliminary Subdivision Review Committee meeting regarding this tentative tract map is scheduled
for Thursday, March 13, 2003 at 10:00 a.m. in the Development Department, Room No. 3052-5,
Third Floor, South Wing, City Hall.
The Subdivision Review Committee will review this vesting tentative tract map with the subdivider and
project engineer on Thursday, March 20, 2003, at 1:15 p.m. in the Development Department,
Room No. 3052-5, Third Floor, South Wing, City Hall.
Your attendance at the review meetings will be appreciated. However, if you are unable to attend and
you have comments you wish to make, please send them prior to the meeting date to:
Development Department
Planning Division
Land Division Section
2600 Fresno Street, Room 3043
Fresno, California 93721-3604
The subdivision is tentatively scheduled to be considered by the Fresno City Planning Commission on
April 16, 2003.
NOTE: Subdivisions in the Urban Growth Management (UGM) Area no longer require final action by
the City Council. Council action will only be required if the proposed subdivision is appealed
following Planning Commission consideration. However, Council consideration of any related
rezoning application is required by the Fresno Municipal Code.
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DEVELOPMENT DEPARTMENT
DATE MARCH 4, 2003
TRACT
MAPS
TO: (1) RANDI EISNER, Fire Department
(1) CAPTAIN MARTIN, Police Department
(1) NICK YOVINO, Director
(1) GIL HARD
(1) NORTHEAST AREA COMMITTEE (Dave Braun)
(1) ALAN KAWAKAMI
(1) RICK SOMMERVILLE
(1) JON BARTEL
(1) JOHN SLATER Ll 1 /0 .3
(1) PAUL BERNAL (Addressing)
(1) JERRY BISHOP nn
Development Department NE �a►v
(1) SEVERO ESQUIVEL, Acting Director /
(1) MARK I WILLIAMSON, PE, /
(1) ERIC FROBERG
(1) JIM PALSGROVE/JOE PAFF
(1) GARY WITZEL
(1) JOSE BENAVIDES/ROBERT MADEWELL -e
Public Works Department
(1) NEIL MONTGOMERY
(1) DOUG HECKER
(1) ROBERT WEAKLEY
Department of Public Utilities
(1) DANNY YRIGOLLEN, FYI -Transportation
(1) MICHAEL MC HATTEN, Parks Division
(1) NANCY MORRISON, Parks Division
(1) FRESNO COUNTY DEPARTMENT OF RESOURCES/Stop #54
(2) FRESNO COUNTY DEVELOPMENT DEPARTMENT/Stop #53
(1) FRESNO COUNTY ASSESSORS OFFICE/Stop #19
(2) JERRY LAKEMAN, Fresno Metropolitan Flood Control Dist.
(3) PACIFIC GAS AND ELECTRIC COMPANY, (Fresno Div. Land)
(3) PACIFIC BELL (Jack Kinch, R-W Manager)
(1) FRESNO IRRIGATION DISTRICT
(1) CLOVIS UNIFIED SCHOOL DISTRICT
(1) U.S. DEPT. OF HOUSING AND URBAN DEVELOPMENT, Fresno
(1) AT&T BROADBAND/CABLE (Construction Management)
(1) CRAIG SAKAGUCHI, Analyst, U.S. Postal Svc., Main Br.
(1) AMERICAN TELEPHONE AND TELEGRAPH COMPANY
FROM: DAVE BRAUN, Planner III
Planning Division
SUBJECT: VESTING TENTATIVE MAP OF TRACT NO. 5129/UGM
REZONING APPLICATION NO.
CONDITIONAL USE PERMIT NO.
Location: The southwest corner of North Hickory Hill Drive and East Penin
Avenue
ann Zunga-Tract Map 5129 Page 1
From: Daniel Yrigollen
To: Dan Card; David Braun
Date: 3114/03 2:10PM
Subject: Tract Map 5129
Residential subdivision located at the southeast corner of Champlain and Perrin Avenues.
Department of Transportation Review
Anticipate no adverse impacts on the Fresno Yosemite International Airport or Fresno-Chandler
Downtown Airport.
Danny Y.
Airports Projects Supervisor
phone: 559-621-4526
fax: 559-498-5549
E-mail: Daniel.Yrigollen@ci.fresno.ca.us
Fresno Yosemite International Airport
CC: Kevin Meikle
-ES OF
hI T�.I0A�.f'O'N I► TiR�I'C
PHONE(559)233-7161
�•••r?,�•- r X'� FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource•Water
March 6, 2003
Mr. Dave Braun
City of Fresno
Development Department
Planning Division
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
SUBJECT: VTM No. T-5129/UGM
Dear Mr. Braun,
FID's comments and requests are as follows:
1. FID does not own, operate, or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this for our review. Please feel free to contact me with any questions or
concerns at 233-7161 extension 317 or bjohnson(a,fresnoirrigation.com.
Sincerely,
FRESNO IRRIGATION DISTRICT
Bret Johnson
Engineering Technician I
BJ: vm
BOAi;U)OF Presidem JACOB C.ANDRFSF\,Vice-Pregident FDDIE NIEDF:RFRA\,K.
DIRE(TORN JEFF BOSWELL.JEFF\EELY,FDGAR W,\LDRON (ieneral\IanaverGAR1 )ERRATO
FILE: agencies\city\VTM-T-5129UGM
t
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation,reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 .,09E
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood
Control Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan Final Map
Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
X a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District
recommends temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a _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.
5129.xi. 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
a
File No. 210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER 04
Mr. Alan Kawakami, Chief Engineering Tech.WILSON DEVELOPMENT
Development Services Department 1233 W. SHAW AVE.,#105
City of Fresno FRESNO, CA 93711
2600 Fresno Street -
Fresno, CA 93721 0
MAP NO. 5129 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " DK " " - " DRAINAGE AREA " DK It $324)116.00
DATE DRAINAGE AREA - -
TOTAL FEE $329116.00
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 O
in cooperation with the City and County has developed and adopted the Storm Drainage and
Flood Control Master Plan. Compliance with and implementation of this Master Plan by this ■
development project will satisfy the drainage related CEQA/NEPA impact of the project
mitigation requirements. L"
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities 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.
5129.x1s 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 4of4
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.
46�' A&A,_ 6..-- g� � s . LP�--
Gerald E. Lakeman, District Engineer Project Engineer: Elle Phetdaovieng
C: HARBOUR& ASSOC.
375 WOODWORTH AVE., STE 103
CLOVIS, CA 93612
5129.:v 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 a Notice of Intent to be covered and must pay a permit fee to the
State Water Resources Control Board (State Board), develop and implement a Z
storm water pollution prevention plan, eliminate non-storm water discharges, O
conduct routine site inspections, train employees in permit compliance, and
complete an annual certification of compliance. ■
Under the Phase II federal storm water quality regulations a State General
Construction Storm Water Permit will be required for all activities that disturb Ul
one acre no later than March, 2003. i
b. State General Permit for Storm Water Discharges Associated with Industrial
Activities,April, 1997 (available at the District Office.) A State General
Industrial Permit is required for specific types of industries described in the
NPDES regulations or by Standard Industrial Classification (SIC) code. The
following categories of industries are generally required to secure an industrial
permit: manufacturing; trucking; recycling; and waste and hazardous waste
management. Specific exemptions exist for manufacturing activities which
occur entirely indoors. Permittees are required to: submit a Notice of Intent to
be covered and must pay a permit fee to the State Water Resources Control
Board, develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for
pollutant indicators, and annually submit a report to the State Board.
5129AS 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
i
NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
J
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W
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o
CITY
WELL �\
NZ
LEGEND SCALE i"=300'
Y---- EXISTING MASTER PLAN FACILITIES
DIRECTION OF DRAINAGE
------ INLET BOUNDARY
TRACT 5129
DRAINAGE AREA: "DK"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
J:\ENGINEERING\AUTOCAD\DWGS\OEXHIBIT\TRACTS\5129.DWG /� R�
f
OTHER REQUIREMENTS
EXHIBIT NO. 2
The proposed development of Tract 5129 is located in an area that has historically provided a
passage for major storm flows from areas north of Hickory Hill across the proposed site to
Champlain Drive. The Developer shall be required to construct improvements within Tract 5129 to
convey major storm flows from Hickory Hill to Champlain Drive. A major storm flowage easement
shall be granted to the District for the major storm passage area.
Development No. Tract 5129
engr\permits\exhibitsNracts\5129(ep)
�+�i�"'� REPORT TQ .E PLANNING COMMISSION
MESMW�.. AC-1,14DA ITEM NO. V1II-A
COMMISSION MEETING 3/5/03
March 5, 2003 1/11To1 3)hl
DEPARTMENT DIRECTOR
FROM: STAFF, Planning Divisi
nt e
Planning and Developmepartment
SUBJECT: CONSIDERATION OF APPEAL OF DIRECTORS APPROVAL OF CONDITIONAL USE
PERMIT APPLICATION NO. C-02-215
EXECUTIVE SUMMARY
Leo Wilson is applying for Conditional Use Permit Application No. C-02-215 and Vesting Tentative Tract Map
No. 5129, a one-lot condominium subdivision, that would authorize construction of a 188-unit, two story, gated
condominium community. The site has an area of 10.46 acres, is located at the intersection of East Champlain
Drive and East Perrin Avenue,and is zoned PC-1 (implemented by application of R-2 standards). The Woodward
Park Community Plan specifies Medium High Density Residential uses for the subject property. The District is
consistent with that designation and permits multiple family developments over two acres,subject to a conditional
use permit.
The Director's approval of this application has been appealed by nearby residents because of concerns over the
proposed site design. Staff supports the Director's approval of this use permit and finds it to be consistent with
the 2025 General Plan, Woodward Park Community Plan and provisions of Planned Community One.
PROJECT INFORMATION
PROJECT: Leo Wilson is applying for Conditional Use Permit Application No.
C-02-215 and Vesting Tentative Tract Map No. 5129, a one-lot
condominium subdivision, that would authorizeconstruction of a 188-
unit,two story, gated condominium community. The site has an area
of 10.46 acres and is zoned PC-1 (implemented by application of R-2
standards). The Woodward Park Community Plan specifies Medium
High Density Residential uses for the subject property. The District
is consistent with that designation and permits multiple family
developments over two acres, subject to a conditional use permit.
APPLICANT: Leo Wilson
LOCATION: Spanning between the intersections of East Champlain Drive and East
Perrin Avenue, see map (Council District 6, Council member
Duncan).
SITE SIZE: 10.46 acres (17.9 units/acre)
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-021-21 15
P a"C
March 5, 2003
LAND USE: Existing - Vacant
Proposed - Multiple Family Residential
EXISTING ZONING: PC-1 Planned Community One (Implemented by R-2 standards)
PLAN DESIGNATION Medium High Density Residential (2025 General Plan — Woodward
AND CONSISTENCY: Park Community Plan -Planned Community One)
Consistent
ENVIRONMENTAL FINDING: Negative Declaration Filed January 13, 2003
PLAN COMMITTEE Northeast Plan and Implementation Committee recommended
RECOMMENDATION: approval on December 19, 2002. The Dominion Board of Directors
recommended approval of the project on November 15, 2002.
STAFF RECOMMENDATION: Deny Appeal
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Use
North Medium High Density Residential PC-1 Single Family Residential
South Medium Low Density Residential PC-1 Commercial
East Medium Low Density Residential PC-1 Single Family Residential
West I Office PC-1 Vacant
BACKGROUND/ANALYSIS
Conditional Use Permit Application No. C-02-215 and Vesting Tentative Tract Map No. 5129, a one-lot
condominium subdivision, would authorizeconstruction of 188-unit,two story,gated condominium community.
The site has an area of 10.46 acres and is zoned PC-1 (implemented by application of R-2 standards). The
Woodward Park Community Plan specifies Medium High Density Residential uses for the subject property. The
District is consistent with that designation and permits multiple family developments over two acres, subject to
a conditional use permit.
REPORT TO THE PLANNING COMMISSION
Conditional Use Permit Application No. C-02-215
PICC 3
March ;. _1003
Appeal
The Director's approval of this application has been appealed by nearby residents because of concerns over the
proposed site design. There were originally three appeals submitted by James O'Neal, Richard Matoian, and
Robert Miranda. After clarification by developer of the alignment and design for the trail Mr. Miranda and
Matoian withdrew their appeals. Mr.O'Neal has concerns over the proposed site design and how it interfaces with
the commercial and single family uses.
Open Space
The development agreement for PC-1 states that there will be clusters of single family residential,multiple family
residential, commercial, and office uses. These clusters of development will be connected by a trail system that
affords residents the opportunity to connect to commercial and office services without the use of an automobile.
This system of trails has been altered since the concept was approved in the early 1980's. The most recent changes
to the system have moved portions of the system near the intersection of Perrin and Champlain, which were
internal to the block structure, out to the streets to prevent mid-block crossings. These adjustments to the trail
were made at the request and recommendation of the Dominion Board of Directors, Trails Sub-Committee, for
purposes of safety and supported by staff.
The adjustment of the trail alignment required that portions next to the street be a 15 foot pedestrian right of way.
This 15 foot path consists of 5 foot of planting strip between the curb and side walk and a 10 foot enhanced
pattern sidewalk to accommodate bicycles. The 10 foot side walk is required to meet the requirements for a Class
I bicycle facility, which mandates a minimum of 8 feet.
Interfaces
The proposed site plan has appropriate interfaces with the pending commercial development and the existing
single family use as required by the Fresno Municipal Code, 2025 General Plan, Woodward Park Community
Plan, & Planned Community One. Further, the proposed site plan gives consideration to the suggestion by the
Northeast Plan and Implementation Committee to provide a grade differential adjacent to the single family use.
The proposed grading plan shows between 4 feet and 10 feet lower grade than the adjacent single family use to
minimize its effective height.
Traffic
The multi-family project is expected to generate approximately 1,238 vehicle trips per day(VTD). Traffic will
be directed onto E. Champlain and E. Perrin Avenues. Champlain has a capacity of 28,000 VTD and Perrin has
a capacity of 24,000 VTD.Most recent traffic volume counts from 1999 indicates a volume of 13,000 VTD each,
well within the capacity of both streets. As of recent there have been 3 traffic studies in the surrounding area in
addition to the MEIR for the 2025 General Plan, all of which noted no traffic deficiencies in the area.
REPORT T'O THE PLANNING COMMISSION
Conditional Use Pennit Application No. C-02-215
Page 4
March 5. 2003
CONSISTENCY
The 2025 General Plan, Woodward Park Community Plan,& Planned Community One designate Medium High
Density Residential land uses for the subject site.The submitted use permit application is consistent these adopted
plans.
ENVIRONMENTAL FINDING
Environmental Assessment No. C-02-215, resulting in a Mitigated Negative Declaration, was filed on February
27, 2003. The number of dwelling units allowable with approval of this use permit can be adequately served by
existing public utilities and circulation system. Additionally,the site has no value as habitat for endangered,rare,
or threatened species.
COMMITTEE RECOMMENDATION
The Northeast Plan and Implementation Committee heard the application on January 19,2003 and recommended
approval. The Dominion Board of Directors heard the application on November 15, 2002 and recommended
approval.
CONCLUSION / RECOMMENDATION
1. Approve Environmental Assessment No. C-02-215, dated January 13, 2003, resulting in a Mitigated
Negative Declaration.
2. Deny the appeal and uphold Director's approval of Conditional Use Permit C-02-215
K.-Master Files--2001-20021 C-02-215-l 88UnitCo ndos-NLA I C-02-215-PC Report.wpd
Attachments: Vicinity Map
1999 Aerial Photograph
Site Plan and Elevations of Project
Environmental Assessment No. C-02-215, dated January 13, 2003
Conditions of Project Approval
Appeal Letters
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VICINITY MAP PLANNING & DEVELOPMENT
CONDITIONAL USE PERMIT NO. C-02-215 N DEPARTMENT
A.P.N.: 401-050-46
W E
ZONE MAP: 1552
1224 E. CHAMPLAIN DR. s BY/DATE: J.S./ 9-20-02
NOT TO SCALE
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CITY OF FRESNO MITIGATED NEGATIVE DECLARATION RECEIVED
[nitial Stud}' and full project description is on file in the f:nvironrllcnIal
2903 JAN 13 PM 11: 59
City of Fresno Planning and Development Department Assessment Number: CITY CLERK. FRESNO C/,
City Hall, 2600 Fresno Street, Room 3043
Fresno, California 93721-3604 C-02-215
559 621-8277
APPLICANT: Leo Wilson Assessor's
1233 W. Shaw Ave. #105 Parcel Number:
Fresno, CA 93711
401-050-46
PROJECT DESCRIPTION AND LOCATION: Filed with:
REBECCA E.KLISCH
Leo Wilson is applying for Conditional Use Permit Application No. C-02-215 and City Clerk
Vesting Tentative Tract Map No. 5129, a one-lot condominium subdivision, that 2nd Floor-City Hall
would authorize construction of a 188-unit, two story, gated condominium 2600 Fresno Street
community. The site has an area of 10.46 acres,is located at the intersection of East Fresno,California 93721-3603
Champlain Drive and East Perrin Avenue, and is zoned PC-1 (implemented by
application of R-2 standards). The Woodward Park Community Plan specifies
Medium High Density Residential uses for the subject property. The District is
consistent with that designation and permits multiple family developments over two
acres, subject to a conditional use permit.
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 that 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 afive if no appeal is filed in the manner specified by Section 12-505 of
the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: Norman Allinder S ED BY:
City Planner II
DATE: December 08,2002 RAYBURN ZACH.Planning Manager
Planning Division
dVIRONMENTAL ASSESSMEN' HECKLIS I S-02-307
ential Environmental Effects
1_0 TOPOGRAPHIC SOIL GEOLOGIC 2 11.7 Availability of storm water drainage
NSID E RAT 10 N S facilities(on or off-site)
1 1.1 ?7 ologic hazards, unstable soil conditions 1 11.8 Availability of adequate park and
1 1.2 Adverse change in topograph}, or ground surface recreation areas
relief 1 11.9 Unusually high solid .caste generation
1 1.3 Destruction of unique geologic or physical features
1 1.4 Increased water erosion 12.0 HAZARDS
1 12.1Ris of explosion or release of hazardous
2.0 AIR QUALITY substances
2 2.1 Substantial indirect source of pollution (large vehicle 1 12.2 Site subject to flooding
generator) 1 12.3 Adverse change in course of flow of flood
2 2.2 Direct on-site pollution generation waters
1 2.3 Generation of objectionable odors 1 12.4 Potential hazards from aircraft accidents
2 2.4 Generation of construction dust 1 12.5 Potential hazards from landfill and/or
1 2.5 Adverse local climatic changes toxic waste sites
3.0 WATER 13.0 AESTHETICS
1 3.1 -s to ficient ground water available for long-term 1 13.1 bstruchon to public or scenic vista or
project use view
1 3.2 Use of large quantities of ground water 1 13.2 Creation of aesthetically offensive
1 3.3 Wasteful use of ground water conditions
1 3.4 Pollution of surface or ground water supplies 1 13.3 Removal of street trees or other valuable
1 3.5 Reduction in ground water recharge vegetation
1 13.4 Architectural incompatibility with
4.0 PLANT LIFE surrounding area
1 4.1 Reduction of the numbers of any unique,rare,or
endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.2 Reduction in acreage of agricultural crop 1 14.1 emova o historic building,disruption of
1 4.3 Premature or unnecessary conversion of prime archaeolotical site
agricultural land 1 14.2 Construction or activity incompatible with
adjacent historic site
5.0 ANIMAL LIFE
1 5.1 Reduction m the numbers of any rare,unique,or 15.0 ENERGY
endangered species 1 15.1 rse of substantial amounts of fuel or
1 5.2 Deterioration or displacement of valuable wildlife energy
habitat 1 15.2 Substantial increase in demand upon
existing sources of energy
1 6.0 HUMAN HEALTH-Potential for causing illnesses 1 15.3 Wasteful use of energy
7.0 NOISE Explanation of Ratings
1 7.1 Increases in existing noise levels
F 7.2 Exposure to high noise levels 11011 Insufficient Information
8.0 LIGHT AND GLARE
1 8.1 Production o are,which will adversely affect Insufficient information is available for this
residential areas category and pro'ect to determine the potential
L 8.2 Exposure of residences to high levels of glare environmental elrects which may result from the
proposed project.
9.0 LAND USE
l 9.1 Incompatibility with adopted plans and policies "1n No Significant Environmental Effect
r 9.2 Acceleration of growth rate
9.3 Induces unplanned growth In this category,the proposed project will not have
l 9.4 Adverse change in existing or planned area an adverse environmental effect,or any such effect
characteristics is not substantially unusual or ofundesirable magni-
tude. This rating is also utilized in cases where
10.0 TRANSPORTATION AND CIRCULATION the category is not applicable to the particular
1 10.1 aeration o vehicle traffic sufficient to cause project under consideration.
capacity deficiencies on existing street system
1 10.2 Cumulative increase in traffic on a major street for 112" Moderate Environmental Effect
which capacity deficiencies are projected
1 10.3 Specific traffic hazard to motorists,bicyclists,or In this category,the proposed project could have
pedestrians an adverse environmental effect which is of suffi-
1 10.4 Routing of non-residential traffic through cient magnitude to be of some concern. However,
residential area this effect is not substantial enough in itself to
10.5 Insufficient or poorly located parking require preparation of an Environmental Impact
l 10.6 Substantial increase in rail and/or air traffic Report,and is mitigable through project changes
11.0 URBAN SERVICES and conditions.
_ 11.1 Availability of fire protection "Y' Significantly Adverse Environmental Effect
11.2 Lack of emergency vehicle access
11.3 Adequacy of design for crime prevention The environmental effect identified in this
11.4 Overcrowding of school facilities
11.5 Availability,of water mains of adequate size category substantiates in itself,or contributes
_ toward,a finding that the proposed project has a
11.6 Availability of sewer line and sewage treatment
capacity potentially significant adverse effect on the
environment sufficient to require the'preparation
of an Environmental Impact Report.
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
Conditional Use Permit No. C-O 2-215
ENVIRONMENTAL ASSESSMENT - INITIAL STUDY
PROJECT INFORMATION
z per acre
ses 'a 401-050-46 ov�+abje - s
18 dwellin g units
ON x
1224 E. Champlain ;' 18 dwelling units per acre
1551, 1552
PC-1 (R-2)
PROJECT DESCRIPTION
Leo Wilson is applying for Conditional Use Permit Application No. C-02-215 and
Vesting Tentative Tract Map No. 5129, a one-lot condominium subdivision, that would
authorize construction of a 188-unit, two story, gated condominium community. The site
has an area of 10.46 acres, is located at the intersection of East Champlain Drive and East
Perrin Avenue, and is zoned PC-1 (implemented by application of R-2 standards). The
Woodward Park Community Plan specifies Medium High Density Residential uses for
the subject property. The District is consistent with that designation and permits multiple
family developments over two acres, subject to a conditional use permit.
ADJACENCIES
I Nm
. .
Medium High Deni tyResidential P
C-1 Single Family Residential
u; Medium Low Density Residential PC-1 Commercial
11 41 - 1
East Medium Low Density Residential PC-1 Single Family Residential
R.
Office PC-1 Vacant
Staff has reviewed the above, referenced, project proposal and consulted with all affected
agencies. Approval of the project may contribute to the creation of certain moderate
environmental effects or the project may be adversely impacted by existing
environmental situation, as addressed below.
Initial Study C-02-215 Page 2 Qf 8
January 8,2003
1.0 - TOPOGRAPHY, GEOLOGY, AND HYDROLOGY
There are no geologic hazards or unstable soil conditions known to exist on the site.
Existing topography will 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.
Mitigation Measures:
No Mitigation Measures are necessary.
2.0 - AIR QUALITY
Because of the San Joaquin Valley's climate and topography, the San Joaquin Valley Air
Basin (SJVAB) is predisposed to poor air quality. High mountain ranges surrounding the
Valley frequently create air layer inversions that prevent mixing of air masses. The large
number of sunny days per year and high temperatures in the summer favors the formation
of ozone. In the winter, inversions form that often trap particulate matter.
The project site is located within Fresno County, which is part of the eight-county
SJVAB for which the San Joaquin Valley Air Pollution Control District (SJVAPCD) has
been created. This regional governmental agency is responsible for the monitoring and
regulation of air pollutant emissions from stationary, indirect and mobile sources within
the air basin. The staff of the SJVAPCD has commented that the proposed urban
development of the project site will contribute to the creation of additional air quality
contaminant constituents. These include ozone (photo-chemical smog) precursors and
PM-10 (fine particulates/dust).
Fresno County, and the eight county portion of the San Joaquin Valley, has consistently
exceeded State and Federal ozone and PM-10 standards. Fresno County has been
classified as a severe non-attainment area for ozone and particulate matter, per federal
ambient air quality standards and is classified as a non-attainment area for ozone and
particulate matter, per state ambient air quality standards. Additionally, the Fresno-
Clovis Metropolitan Area has been classified as a maintenance area for carbon monoxide
per state and federal ambient air quality standards. -
SJVAPCD, responsible for monitoring and improving local air quality, has developed the
San Joaquin Valley 1991 California Clean Air Act;Air Quality Attainment Plan (AQAP).
The AQAP continues to project non-attainment for ozone and particulate matter. The
AQAP includes a number of strategies to improve air quality including; transportation
control strategies and vehicle inspection program.
SJVAPCD, has indicated that the following levels as thresholds of significance for the
associatedpollutants:
a,. ROG' NOX CO': PM10 SO2
Initial Study C-02-215 Page 3 of 8
January 8,2003
Levels of Significance 10 10 100 14.6 27.375
An analysis of the air quality impacts associated with this project, including fireplaces,
was completed using the URBEMIS 2001 model. The results of that study are as
follows:
NOx . C0 PM I O SO
`�xeaou�rce Fsso�as . 10.33 0.36 9.70 1.31 0.02
+C�peratlAnal Enuss�onsyl,' 3.99 4.50 44.67 0.16 0.03
isx, 1432 4.86 54.37 1.47 0.03
___JJ
Therefore based on this study, with fireplaces, the projects' impact on air quality is
considered significant.
Mitigation Measures:
There shall be no wood burning devices utilized in conjunction with this development.
With the prohibition of wood burning devices, the impacts upon air quality are less than
significant.
s
1.71 0.26 0.17 0.00 0.00
'4F<
` 3.99 4.50 44.67 0.16 0.03
Y"
Alm
}1,,
a 5.7 4.76 44.84 .16 0.03
In summary, the project as mitigated will not in and of itself significantly,impact local air
quality. The project is part of a planned community that serves many of the complex
service needs and strives for a jobs/commute balance, thereby offering further air quality
benefits.
2.4 - Generation of Construction Dust
Construction of this project 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 SJVAPCD Regulation VIII, Rule 8020, related to control of dust and
fine particulate matter (PM10). This rule mandates the implementation of dust control
Initial Study C-02-215 Page 4 of 8
January 8,2003
measures such as cleaning, sprinkling and sweeping of all construction sites to reduce the
potential for dust to the lowest possihle level.
An analysis of the air quality impacts occurring during construction of this project was
completed using the URBEMIS 2001 model. The results of that study are as follows:
ROG NOx CO PiVI10 ;SO2
Construction Emissions` 4.10 0.13 0.19 0.02 0.00
Mitigation Measures:
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 twice daily;
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;
5) All clearing, grading earth moving, or excavation activities shall cease during periods
of wind speed greater than 20 mph average over one hour;
6) 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:
1) Equipment engines shall be maintained in good condition and proper tune per
manufacturer's specifications;
From August to October, the construction period shall be lengthened to minimize'the
number of vehicles and equipment operating at the same time.
3.0—WATER
The Water Division of the Public Utilities Department states that this development will
not adversely affect the city water system.
Mitization Measures:
No Mitigation Measures are necessary.
Initial Study C-92-215 Page 5 of B
January B.2003
4.0 — FLORA
There are no native plants on the project site. The extensive landscaping proposed on the
site will provide habitat for certain species of birds and small animals suited for an urban
environment.
Mitization Measures:
No Mitigation Measures are necessary.
5.0 — FAUNA
There is no significant wildlife population currently inhabiting the site. The proposed
landscaping will provide habitat for some small animals, including birds, as stated in
section 4.0.
Mitigation Measures:
No Mitigation Measures are necessary
6.0 - HUMAN HEALTH
Aside from temporary dust generation during construction, the project is not expected to
have any other impacts on human health.
Mitieation Measures:
No Mitigation Measures are necessary
7.0- NOISE
The proposed project is not within a noise-impacted area. The development of this
project is not expected to generate noise levels that would pose a nuisance or health risk
to the surrounding development.
Mitination Measures:
No Mitigation Measures are necessary
8.0 - LIGHT and GLARE
The proposed development will utilize lights to illuminate the parking lot and outdoor
activity areas. The lighting used to illuminate the parking area will be hooded and
directed away from adjacent streets or residential development. No adverse impacts are
expected from the light or glare associated with this project.
Miftation Measures:
No Mitigation Measures are necessary
Initial Study C-02-215 Page 6 of 8
January 8,2003
9.0 - LAND USE
The proposed project is consistent with the Medium High Residential land use
designation of the site and the PC-I planned community requirements.
Mitigation Measures:
No Mitigation Measures are necessary
10.0 - TRANSPORTATION and CIRCULATION
The multi-family project is expected to generate approximately 1,238 vehicle trips per
day (V.T.D.). Traffic will be directed onto E. Champlain and E. Perrin Avenues.
Champlain has a capacity of 28,000 V.T.D. and Perrin has a capacity of 24,000 V.T.D.
Most recent traffic volume counts from 1999 indicates a volume of 13,000 V.T.D each,
well within the capacity of both streets. As of recent there have been 3 traffic studies in
the surrounding area in addition to the MEIR for the 2025 General Plan, all of which
noted no traffic deficiencies in the area.
Mitigation Measures:
No Mitigation Measures are necessary
11.0 - URBAN SERVICES
The average daily sanitary sewer flow contribution resulting from this project has been
estimated at 39,480 gallons per day. The projected peak water demand resulting from
this project has been estimated at 399 gallons per minute. The Department of Public
Utilities finds, in accordance with the Woodward Park Community Plan Verification and
Monitoring Procedure, that there is capacity available in the sanitary sewer and water
systems to accommodate this development.
Mitigation Measures:
No Mitigation Measures are necessary .
11.4 - Overcrowding of School Facilities
The subject:site is within the enrollment area of the Clovis Unified School District. `-
Because of the rapid growth occurring within the district boundaries, the school district
has advised that the following conditions may exist when development occurs:
1) The elementary school may not have capacity for students from the area and,
therefore, students may be bused to other elementary schools within the
District, or it may result in the adjustment of school attendance areas within
the District, requiring students to attend another school;
2) The students may attend more than one elementary school during their
elementary school years;
Initial Study C-02-215 Page 7 of 8
January 8,2003
3) The students may have to attend elementary, junior high and high schools
that are on double session, extended day, or year-round schedules, or
students may attend new facilities when they are constructed.
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.
Mitigation Measures:
Pay development impact fees in accordance with adopted fee schedule.
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. The
multi-family residential project will not utilize hazardous substances during operation.
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 proposes a design that is compatible with
surrounding developments. This project will conform to city ordinances requiring
landscaping, setbacks, and shading. In addition, there will be screening of maintenance
areas and landscaping of parking areas(50%) for buffering and shade.
Mitigation Measures:
No Mitigation Measures are necessary
14.0 - HISTORICAUARCHAEOLOGICAL-CONSIDERATIONS
There are no adjacent historical or arc�iaeological 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
Initial Study C-02-215 Paye 6 of 6
January S,2003
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.
Mitieation Measures:
No Mitigation Measures are necessary
15.0 — ENERGY
In consideration of current energy stores and regulatory issues, any increase in the overall
community energy use must be minimised. All new buildings in California shall meet
energy efficiency requirements of; California Code of Regulations, Title 24 and
Appliance Efficiency Regulations, Title 20. Development accomplished in accordance
with these regulations should not cause excessive energy consumption with occupancy of
the development.
Mitigation Measures:
No Mitigation Measures are necessary
DETERMINATION
On the basis of this initial evaluation, it is determined that the proposed project is
consistent with all applicable City plans and policies and conforms to all applicable
zoning standards and requirements. It is further determined that the proposed project will
not have a. significant effect on the environment. This is based upon the mitigation
measures required as conditions of project approval for the special permit, which have
been added to the project as defined, are conditions upon which a negative declaration
can be recommended. A MITIGATED NEGATIVE DECLARATION IS
APPROPRIATE AND WILL BE PREPARED.
MITIGATION MONITORING CHECKLIST — C-02-215
2.0 - AIR QUALITY
s a,x 4 x t 8 xT Tis H �% - ♦�rlll `h 5
1VLtigaf�onR# -
-nen
,�o$y
, . .. .. ... ...... ._,. r ...
There shall be no wood burning devices Developer Planning and
utilized in conjunction with this Development Department
development. With the prohibition of wood
burning devices, the impacts upon air quality
are less than significant.
2.4 - Generation of Construction Dust
Y...
Y
It is required that watering of the project site Developer Construction Management
occur at least twice daily with complete Division, Public Works
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 twice daily;
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;
5) All clearing, grading earth moving,,or
excavation activities shall cease during
periods of wind speed greater than 20
mph average over one hour,
6) 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:
1) Equipment engines shall be maintained in
good condition and proper tune per
manufacturer's specifications;
From August to October, the construction
period shall be lengthened to minimize the
number of vehicles and equipment operating
at the same time.
11.4 - Overcrowding of School Facilities
npi emep... x m V, erified By,
Pay development impact fees in accordance Developer Planning and
with adopted fee schedule Development Department
w
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
SPECIAL PERMIT CONDITIONS OF APPROVAL
Conditional Use Permit No. C-02-215 January 14, 2002
PART A - PROJECT INFORMATION
1. Assessor's Parcel No. 401-050-46
2. Job Address: 1224 E. Champlain
3. Street Location: Intersection of East Champlain Drive and East
Perrin Avenue.
4. Existing Zoning: PC-1 (R-2)
5. Project Description: Leo Wilson is applying for Conditional Use Permit
Application No. C-02-215 and Vesting Tentative
Tract Map No. 5129, a one-lot condominium
subdivision, that would authorize construction of a
188-unit, two story, gated condominium
community. The site has an area of 10.46 acres, is
located at the intersection of East Champlain Drive
and East Perrin Avenue, and is zoned PC-1
(implemented by application of R-2 standards). The
Woodward Park Community Plan specifies Medium
High Density Residential uses for the subject
property. The District is consistent with that
designation and permits multiple family
developments over two acres, subject to a
conditional use permit.
PART B- GENERAL CONDITIONS AND REQUIREMENTS
The Development Director on January 27, 2003, approved the special permit application
subject to these list of conditions and Exhibits C-02-215-A, -C, -C-2, & -D Dated 9-13-
02.
This approval is subject to the completion of the notice and appeal period for the
department's finding that the proposed project will not have a significant impact on the
environment.
A notice of the finding of negative declaration was published on January 16, 2003,
providing any interested party with an appeal and comment period of 20 days. Notice of
Conditions of Approval Conditlonu. Jse Permit No C-,112 2 5
the approval of the special permit was mailed to surrounding property owners on January
28. 2003, The deadline date for submittal of appeals in response to the mailed notice is
February 13, 2003.
Approval will become effective if no appeal is received in response to the mailed notice
or the published negative declaration notice. If an appeal is filed in response to either
notice, the matter will be set for public hearing before the Fresno City Planning
Commission.
Building permits will not be issued for this project until the 20-day appeal and comment
period has elapsed.or, in the event of an appeal, until the Planning Commission has acted
on the appeal.
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of discretionary conditions of
approval. These include conditions based on adopted City plans and policies, those
determined through site plan review and environmental assessment essential to mitigate
adverse effects on the environment including the health, safety and welfare of the
community, and recommended conditions for development that are not essential to
health, safety and welfare, but would on the whole enhance the project and its
relationship to the neighborhood and environment.
Discretionary conditions of approval are listed in the last section of this list of conditions,
under the heading "Part F - Miscellaneous" and may be appealed. All code requirements,
however, are mandatory and may only be modified by variance, provided the findings
pursuant to Fresno Municipal Code Section 12-405.A can be made. All discretionary
conditions of approval will ultimately be deemed mandatory unless appealed in writing to
the Director within 15 days.
In the event you wish to appeal the Director's decision or discretionary conditions of
approval, you may do so by filing a written appeal with the Director. The appeal shall
include a statement of your interest in or relationship to the subject property, the decision
or action appealed and specific reasons why you believe the decision or action appealed
should not be upheld. Your appeal must be filed by February 18, 2003.
Approval of this special permit shall be considered null and void in the event of failure by
the applicant and/or the authorized representative, architect, engineer or designer to
disclose and delineate all facts and information relating to the subject property and the
proposed development, including but not limited to the following:
1) All existing and proposed improvements including but not limited to buildings and
structures, signs and their uses, trees, walls, driveways, outdoor storage and open land
use areas on the subject property and all of the preceding which are located on
adjoining property and may encroach on the subject property;
January 14, 2003 Page 2
Conditions of Approval Conditio. Use Permit No, C-02-215
2) All public and private easements, rights-of-way and any actual or potential
prescriptive easements or uses of the subject property;
3) Existing and proposed grade differentials between the subject property and adjoining
property zoned or planned for residential use.
Approval of this special permit may become null and void in the event that
development is not completed in accordance with all the conditions and
requirements imposed on this special permit; the Zoning Ordinance and all Public
Works Standards and Specifications. The Development Department shall not
assume responsibility for any deletions or omissions resulting from the special
permit review process or for additions or alterations to construction plan not
specifically submitted and reviewed and approved pursuant to this special permit or
subsequent amendments or revisions.
No uses of land, buildings or structures other than those specifically approved pursuant to
this site plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes, etc., shown on all original site plan exhibits (dated September
13, 2002) to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE
LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST
PROVIDED BY THE PLAN CHECK PROCESS.
To complete the backcheck process for building permits relative to planning and zoning
issues comply with the following ten days before applying for building permits; submit
eight copies of this corrected, final site plan, together with six copies of the elevations,
landscape, and irrigation plans, and any required covenants and/or studies or analyses to
the Planning Division. The Planning Division must complete the backcheck process
prior to issuance to building permits, please allow for ten days to complete this process.
Copies of this final approved site plan, elevations, landscape, and irrigation plans
stamped by the Planning Division must be substituted for unstamped copies of same in
each of the four sets of construction plans submitted for plan check prior to issuance of
building permits. The final approved site plan must also include all corrections identified
in the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped
approved site plan, elevations, landscape, and irrigation plans are included in the plan
check file copy.
Please call for an appointment for final sign-off for building permits following your
receipt and substitution of the four copies of the stamped, corrected, approved
exhibits in the plan check sets. Call Norman Allinder at 559/621-8063.
January 14, 2003 Page 3
Conditions of Approvai Condition,, Jse Permit No. C-02-215
PARI' C - PUBLIC IMPROVEMENT REQUIREMENTS
'The following requirements are based on city records and the accuracy of the existing and
proposed on-site and off-site conditions depicted on the exhibits submitted.
Requirements not addressed due to omission or misrepresentation of information, for
which this review process is dependent, will be imposed whenever such conditions are
disclosed.
Questions relative to dedications or street improvements may be directed to Public Works
at 559/621-8812 and questions relative to utility connection charges and Urban Growth
Management fees may be directed to Rick Sommerville at 559/621-8075 of the Planning
and Development Department, Building and Safety Services Division, Land Division and
Engineering Section.
1) STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS
a) Exhibit "A" is required to include the location of all street furniture, e.g.: public
utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail
boxes, news stands, trash receptacles, tree wells, etc., within the existing and
proposed public rights of way.
i) A minimum 4-foot wide path of travel is required along the public sidewalk
on all frontages of the property as required by Title 24 of the California
Administration Code. An on-site pedestrian easement and construction of a
path may be required if Title 24 requirements cannot be met within the
existing public rights of way.
b) ENCROACHMENT PERMITS. The construction of any overhead, surface or
sub-surface private structures and appurtenances extending within the public
rights-of-way is prohibited unless an encroachment permit is approved by the City
Engineer. For encroachment permit information, contact the Public Works
Department, Engineering Services Division (David Coker) at (559) 621-8693.
Encroachment permits must be approved prior to the issuance of building
permits.
c) DEDICATIONS. The following dedication requirements must be satisfied prior
to the issuance of building permits:
i) Dedicate pedestrian easements at all drive approaches.
ii) Dedicate corner cut-off at Perrin and Champlain entrances (see Exhibit A).
d) VACATIONS. The vacation of the following easements shall be satisfied prior to
the issuance of building permits:
i) No vacations required at this time.
January 14, 2003 Page 4
Conditions of Approval Conditic. ise Permit No C-02-2'
?) STREET IMPROVEMENTS
a) STREET WORK PERMIT. The perfonnance of any work within the public
street rights-of-way (including pedestrian, water and sewer utility easements)
requires a Street Work Permit issued by the Public Works Department,
Engineering Services Division (Gary Witzel) at (559) 621-8681, prior to
commencement of the work. All required street improvements must be completed
and accepted by the City REj2E to final occupancy.
b) The property shall be improved in accordance with the provisions of FMC Section
11-208. All public street improvements shall be constructed in accordance with
the Standard Specifications of the City of Fresno, Public Works Department and
the engineered street construction plans required and approved by the City
Engineer. The final corrected exhibit (Exhibit A) shall incorporate all required
dedications, parking lot geometrics and improvements required as conditions of
approval for the development.
c) Install permanent paving, paving transitions, concrete curb, gutter, sidewalk and
driveway approaches, street tree wells and irrigation, bike paths, bus bays, right
turn lanes, etc. as determined by the City Engineer on all street frontages.
Wheelchair ramps shall be installed at all curb returns. Additional requirements
are noted on Exhibit A.
d) Driveway approaches less than 8' in depth (refer to Public Works Department
Standard Drawing Nos. P-2 and P-3 for details) requires the installation of a
concrete pedestrian walkway behind the driveway approaches to provide a 4'wide
clear path. A pedestrian easement is required for the path area located outside the
public street easement.
e) Install three E-1 type streetlights along Champlain Dr. and two E-1 type
streetlights along Perrin Ave. per City Standard Drawings, as determined by the
City Traffic Engineer (see Exhibit A for locations). Engineered street lighting
plans are required and must be approved by the Public Works Department, Traffic
Engineering Division (559) 498-1436 prior to commencement of the work.
f) Existing concrete improvements to remain in place shall be repaired if damaged
and/or off grade as determined by the Public Works Department, Construction
Management Division (559) 498-1451. Such repairs must be completed prior to
final occupancy.
3) WATER AND SEWER SERVICE REQUIREMENTS AND CONNECTION
CHARGES
a) SEWER CONNECTION CHARGES (FMC Section 9-503-a). The following
sewer connection charges are required and will be payable at the fee rate listed in
the Master Fee Schedule at the time payment is due. New sewer connection
January 14, 2003 Page 5
e
Conditions of Approval -onditionu„ use Permit No. C-02-215
charges adopted by the Council prior to the issuance of building pen-nits may also
be applied.
i) Lateral Sewer Charge(based on property frontage to a depth of 100')
ii) Oversize Sewer Charge (based on property frontage to a depth of 100')
iii) Wastewater Facilities Sewer Charge (based on living units; applicable only to
residential development consisting of less than 4 living units)
iv) For additional information on the STEP and EDP, contact the Department of
Public Utilities, Administration Division at(559) 621-8600.
(1) Trunk Sewer Charge (based on living units; applicable only to residential
development consisting of less than 4 living units)
(2) For additional information on the STEP and EDP, contact the Department
of Public Utilities, Administration Division at (559) 621-8600.
b) WATER CONNECTION CHARGES (FMC Sections 14-107 to 14-110). The
following water connection charges are required and will be payable at the fee
rate listed in the Master Fee Schedule at the time payment is due. New water
connection charges adopted by the Council prior to issuance of building permits
may also be applied.
i) Frontage Charge (based on property frontage)
ii) Transmission Grid Main Charge(based on acreage)
iii) Transmission Grid Main Bond Debt Service Charge(based on acreage)
iv) Fire Hydrant Charge(based on square footage to a depth of 250')
v) UGM Water Supply Fee (based on living units, living unit equivalents or
acreage)
vi) Wellhead Treatment Fee(based on living units or living unit equivalents)
vii)Recharge Fee(based on living units or living unit equivalents)
viii) 1994 Bond Debt Service Charge (based on living units or living unit
equivalents)
ix) Service Charge(based on service size required by applicant)
x) Meter Charge (based on service size)
January 14, 2003 Page 6
Conditions of Approval Conditic Jse Permit No. C-02-215
4) POLICE SUB-STATION FEE FOR NORTHEAST FRESNO
a) The sub-station fee is required and will be payable at the foe rate listed in the
Master Fee Schedule at the time of issuance of building permits.
5) URBAN GROWTH MANAGEMENT (UGM) REQUIREMENTS AND FEES
a) UGM FEES (FMC Sections 12-4.500 to 12-4.510). The following UGM fees are
required and will be payable at the fee rate listed in the Master Fee Schedule at
the time of payment is due. New UGM fee rates adopted by the Council prior to
issuance of building permits may also be applied. For information relating to
UGM fees contact the Development Department, Land Division & Engineering
Section(Frank Saburit) at(559) 621-8077.
i) Fire Station Fee (based on gross acreage, service area and zoning)
ii) Neighborhood Park Fee (based on gross acreage, service area and zoning)
iii) Major Street Charge(based on acreage and service area)
iv) Major Street Bridge Charge (based on acreage and service area)
v) Traffic Signal Charge(based on acreage)
vi) Grade Separation Charge(based on acreage and service area)
vii)At-Grade Railroad Crossing Charge(based on acreage and service area)
viii) Major Street Right-of-Way Acquisition Charge(based on actual costs)
ix) Millbrook Overlay Sewer Service Area (based on acreage)
PART D- PLANNING/ZONING REQUIREMENTS
PLANNING
1) Development is subject to the following plans and policies:
a) Woodward Park Community Plan and Planned Community One Development
Agreement
2) Submit final landscaping and irrigation plan to Planning and Development
Department, Planning Division 10 days prior to issuance of building permits.
3) Submit operational statement as to how entrance and exit gates will function.
January 14, 2003 Page 7
Conditions or Approval Conditlonu. ise Permit No. C-02-215
BUILDING SETBACKS AND YARDS
4) Provide the following minimum landscaped building setbacks:
a) 20 feet along Perrin Dr. and Champlain Ave. property lines (front yard standard);
b) 20 feet along southeast property line (rear yard standard);
c) 10 feet along Hickory Hill Dr. (side yard adjacent to street and residential
interface);
d) 5 feet along west/northwest property line(adjacent to commercial lot).
i) With the additional right of way required to be dedicated as a function of the
amended trial alignment the layout of the buildings do no conform to this
zoning standard. Resubmit site plan with corrections 10 days prior to issuance
of building permits.
5) Provide the following minimum fence setback for any fence over 3 feet (4 feet for
wrought iron):
a) 10 feet along all property lines.
i) The submitted plan does not comply with this requirement, resubmit site plan
with corrections 10 days prior to issuance of building permits.
6) No structures of any kind may be installed or maintained within the above-landscaped
areas. No exposed utility boxes, transformers, meters, piping(excepting the backflow
prevention device), etc., are allowed to be located in the landscape areas or setbacks
or on the street frontages of the buildings. All transformers, etc., shall be shown on
the site plan. The backflow device shall be screened by landscaping or such other
means as may be approved (Put this note on the site plan).
LANDSCAPING
7) Trees shall be maintained in good health. However, trees may not be trimmed or
pruned to reduce the natural height or overall crown of the tree, except as necessary
for the health of the tree and public safety; or as may otherwise be approved by the
Development Department. (Put this note on the site and landscape plans).
8) Landscaping must be in place before issuance of the certificate of occupancy.
(Include this note on the site plan and landscape plan).
9) Prior to final inspection, a written certification, signed by a landscape professional
approved by the Director, shall be submitted stating that the required landscaping and
January 14, 2003 Page 8
Conditions of Approval Conditioi Jse Pefmit tie -02-215
irrigation system was installed in accordance with the landscaping and irrigation
plans approved by the Planning Division, Development Department. (Include this
note on the site plan).
OFF-STREET PARKING
10)A minimum of 282 automobile parking spaces is required. This requirement has been
met. All parking stalls shall be marked with striping, as approved by the City of
Fresno.
11)No parking area or parking space which is provided for the purpose of complying
with the provisions of this Zoning Ordinance shall hereafter be relinquished, reduced
or altered in any manner below the requirement established herein, unless equivalent
facilities are provided elsewhere, the location of which is approved by the City of
Fresno.
12)Provide a minimum of 7 handicapped parking stalls in accordance with the State of
California Building Code. All handicapped parking stalls shall be of a width
providing at least 14 feet of usable space. Refer to the "Development Requirements
for Handicapped Accessibility" of above-mentioned code.
13)All handicapped stalls shall be marked with the international symbol of spaces and a
warning that vehicles in violation of Section 10-1017 of the Municipal Code shall be
towed away. The international symbol and tow-away warning shall be posted
conspicuously on seven-foot poles. (Include this note on the site plan).
14)All handicapped parking stalls shall be placed adjacent to facility access ramps or in
strategic areas where the handicapped shall not have to wheel or walk behind parked
vehicles while traveling to or from handicapped parking stalls and ramps. Include
this note on the site plan).
15)Lighting where provided to illuminate parking, sales or display areas shall be hooded
and so arranged and controlled so as not to cause a nuisance either to highway traffic
or to the living environment. The amount of light shall be provided according to the
standards of the Department of Public Works. (Include this note on the site plan).
OPEN SPACE
1 b)In lieu of trail as denoted on Dominion Master Plan, dedicate and construct a 15-foot
enhanced pattern pedestrian walkway. This enhanced path of travel shall conform, at
a minimum, to the following standards:
a) Path shall be constructed as a 10-foot sidewalk, of enhanced material, between
property line and planting strip and a 5-foot planting strip between sidewalk and
street.
b) Materials shall be coordinated with those used at the northwest corner of Perrin
Ave. and Champlain Dr.;
January 14, 2003 Page 9
Conditions of Approval Conditionu, Jse Perm!t r*., 02-215
O L,A
fp PCC cXwGoc> DQ -
0 Enhanced sidewalk shall be installed around the perimeterNof project site and
interface appropriately v,,ith adjacent sidewalks;
d) All street trees listed in Part E of this document shall be planted within the planter
strip.
OUTDOOR ADVERTISING
17)Signs, other than directional signs. if a0licable, are not approved for installation as
part of this special permit. Submit for a separate or Sign Review Application.
Applications and requirements for submittal are available at the Planning Division's
Public Front Counter.
18)Currently an illegal off-site subdivision sign is located on site. Prior to the issuance
of building permits all illegal signs shall be removed from site.
PART E-CITY AND OTHER SERVICES
FLOOD CONTROL REQUIREMENTS
1) Comply with the attached Fresno Metropolitan Flood Control District memorandum,
dated October 09, 2002. (Contact Fresno Metropolitan Flood Control District at
559/456-3292 for further information).
2) A $29,701 Fresno Metropolitan Flood Control District drainage fee must be paid
prior to issuance of building permits.
3) Submit a grading plan to Fresno Metropolitan Flood Control District for review prior
to issuance of building permits.
FIRE PROTECTION REQUIREMENTS
4) All construction work on this project is subject to interruption if the road system
becomes impassable for fire apparatus due to rain or other obstacles. (Include this
note on the site plan).
5) Comply with requirements of the attached Fire Service memorandum dated October
01, 2002, and notes on Exhibit A for fire hydrants and/or emergency access. (Contact
Fire Prevention, 559/498-1023 for further information).
STREET TREE REQUIREMENTS
6) Comply with Park Division street tree requirements, per Section 11-304, Fresno
Municipal Code, see attached memorandum, dated October 08, 2002. Provide a
minimum of 14 London Plane street trees along Hickory Hill Dr., a minimum of 9
Chinese Tallow street trees along Perrin Ave. and a minimum of 7 Raywood Ash
street trees along Champlain Avenue.
January 14, 2003 Page 10
Conditions of Approval Conditic. Jse Permit No. C-02-215
• 7) A Parks Division fee of $900, to inspect street trees, must be paid prior to the
issuance of building permits.
SOLID WASTE COLLECTION
8) Provide a covenant stating that garbage collection will be at designated areas due to
limited access by collection vehicles. Denote pickup areas on site plan. These
requirements must be met prior to the issuance of building permits.
9) Provide signed agreement, satisfactory to the Department of Public Works, Solid
Waste Division, that all green waste will be removed from site by landscape
contractor and recycled in accordance with ordinances and policies of the City of
Fresno.
HEALTH PROTECTION REQUIREMENTS
10)Comply with the requirements of the County of Fresno Department of Health, dated
November 20, 2002 (Contact Fresno County Health Department at 559/445-3271 for
further information).
PART F- MISCELLANEOUS
1) Roof-mounted and detached mechanical equipment shall be screened from view and
acoustically baffled to prevent the noise level rating for the equipment from
exceeding 55 Ldn measured at the nearest property line. (Include this note on the
site Wan .
2) The construction phase of the project will be subject to the San Joaquin Valley Air
Pollution Control District Regulation VIII, Rule 8020, related to the control of dust
and fine particulate matter. Contact the District at (559) 230-6000 for their
requirements and/or permits.
3) If archaeological and/or animal fossil material is encountered during project
surveying, grading, excavating, or construction, work shall stop immediately.
i) 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.
fl) If animal fossils are uncovered, the Museum of Paleontology, U.C. Berkeley
shall be contacted to obtain a referral list of recognized paleontologists. An
January 14, 2003 Page 11
Conditions of Approval Conditionu. Jse Permit No. C-02-215 '
assessment shall be conducted by a paleontologist and, if the paleontologist
detcnnines the material to be significant, it shall be preserved.
All discretionary conditions of approval will ultimately be deemed mandatory unless
appealed in writing to the Development Department Director within 15 days.
NLAK:Maste6C-02-215
Enclosed: Exhibits and Comments
January 14, 2003 Page 12
RECORDING REQUESTED BY AND RETURN TO: IIII IIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIII IIIIIIII
PACIFIC GAS AND ELECTRIC COMPANY FRESNO County Recorder
Land Services—Fresno Robert C. Werner
650"O"Sbeet, Bag 23 DOC— 2005-0009370
Fresno, CA 93760-0001 Check Number 517
Location: Ciyy/Un _ Thursday, JAN 13, 2005 13:28:14
Recording Fee _ Ttl Pd $15.00 Nbr-00@1708631
Document Transfer Tax s JZG/R2/1-3
f 1 Comput on Full value of Property Conveyed, or
I 1 comput i F%01 Value Less Liens a Encumbrances
Remai of ale.
Slgnaturdyo t or agent determining tax (SPACE ABOVE FOR RECORDER'S USE ONLY)
(Applicant: son Dominion Apartments PM 30293957) EASEMENT
LEO WILSON CO., 1NC. , a California Corporation,
hereinafter called first party, hereby grants to PACIFIC GAS AND ELECTRIC
COMPANY, a California corporation, hereinafter called second party, an easement and
right of way to construct, reconstruct, install, inspect, maintain, replace, remove, add to, and
repair, at any time and from time to time, underground conduits, pipes, manholes, service
boxes, wires, cables, and electrical conductors; aboveground marker posts, risers, and service
pedestals; underground and aboveground switches, fuses, terminals; and transformers with
associated concrete pads; and fixtures and appurtenances necessary to any and all thereof
(underground easement),as second party deems necessary; and one or more underground pipes
with suitable service pipes and connections, as second party deems necessary for the
conveyance of gas (gas easement); together with the right of ingress thereto and egress
therefrom; in, on, over, under, across and along that certain real property located in the
County Of Fresno , State of California, described as follows:
APN 401-050-46
The strips of land of the uniform width of 10 feet, the
approximate center lines of which are delineated upon second party's
map Exhibit "A", attached hereto and made a part hereof, lying within
the parcel of land conveyed by Redlaw Development Company, a General
Partnership to Leo Wilson Co., Inc., a California corporation by deed
recorded January 15, 1991 as Document Number 91005814, Fresno County
Official Records.
First party further grants to second party the right to assign to another public utility as
defined in Section 216 of the California Public Utilities Code the right to install, inspect,
maintain, replace, remove and use communication facilities along said route or within said
strip(s) or said parcel(s)of land. (including ingress thereto and egress therefrom).
The legal description herein, or the map attached hereto, defining the location of this utility
distribution easement, was prepared by Pacific Gas and Electric Company pursuant to
Section 8730(c) of the Business and Professions Code.
P. t�PY 0 .
Description:Fresno,CA Document-Year.DocID 2005.9370 Page: 1 of 3
Order:k Comment:
All _
First party shall not erect or construct any building or other structure or drill or operate any
well within said strip(s)or said parcel(s) of land.
The provisions hereof shall inure to the benefit of and bind the successors and assigns of
the respective parties hereto.
Dated I�' -r", -, +
LEC) WILSON CO. , INC., a California
Corporation
Area 9—Fresno LSO By.
Distribution Department �('�� /� ' ,t��,r,^
M.D.B.& M., T. 12 S.,R. 20 E. , JO Ft W x.11„
SEC. 23, NW 1/4 OESW 1/4
NE 1/4 OF SW 1/4
FERC #: N/A By:
PG&E DWG.NO. 30293951
AF/RE: N/A
TOI: 4, 5, 43, 53
SBE #: N/A
Quitclaim %: N/A
PM # 30293957
JCN: N/A
Fresno County
UNN: N/A
Prepared by: NJM
Checked by: JEN
Plat 1220233 a 1220236
621202 Notary(General)Re�v.8j/91
STATE OF CAPACITY CLAIMED BY SIGNER
SS.
COUNTY OF ))erdniduet(s)Signing Far OneadVrav awhres
��
On «. .4 efore m;,the undersigned,a Notary Public for said State,personally I)Corporate t>f S)ofurAbove NsnadC-poraom s)
appeared
1 1 Guardian of the Above Named k4viduags)
M-fersonally known to ntc-OR-I (proved to me on the basis of satisfactory evidence to be the person(s)whose I I Panner(s)of the Above Named Partnersrsp(s)
name(s)isfarc subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
histher/thcir authoiizcd cupacity(ics),and that by his/IterAkir signaturc(s)on the instrument the pcoon(s),or I IAeorner(*Hr+Fadotthe Above Amu dRinow(s)
the entity upon behalf of which the person(s)acted,executed the st m•tt.
✓�R 1 I Truvee(s)of the Above Netted TfUat(s)
WITNESS my hand and official seat, COI)frt1UM 01{234H
'r NO"Pubic-Caftmia I I Other
PfM/10
MyCanns.btpft,pn I 420G7
ignature
Description: Fresno,CA Document-Year.DocID 2005.9370 Page:2 of 3
Order:k Comment:
EXHIBIT "A "
I
� 1
elec.i � 11
LEGEND
u �
APPROXIMATE CENTERLINE
Of W EASEMENT STRIP
•`� • \ i PROPERTY UNE
NEW SERVICE LINES
aloc e
z 1
1
LEC] WILSON CO., INC.,
A CALIFORNIA CORPORATION
ARN# 40 1 -050-46
DOC# 91005614 F.C.O.R.
xc.&M.
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eloc.I .IOL 17
NW 1/4
OF
SW 1/4
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NE 1/4
Unless otherwise shown ", " OF
oil courses extend to or °f
olong boundories or lines —]I
\ SW 1/4
Applicant: SCALE DATE
Wilson Dominion Apartments I,ts 11/15/04
SECTION TOWNSHIP RANGE I MERIDIAN COUNTY OF.FRESNO CITY OF: Fresno
23 12S 20E MD6&M F.B: n/0 DR.BY: NJM CH.BY:
PLAT MAP 1220233 & 1220236p G&E FRESNO 100865135 30293957
REFERENCES 3029652OGas 30293957EIec DIVISION AUTHORIZ DRAWING NO.
Description: Fresno,CA Document-Year.DoclD 2005.9370 Page:3 of 3
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