HomeMy WebLinkAboutT-5137 - Conditions of Approval - 6/4/2008 City of
� Planning and Development Department
_.......................-----............. - _..__ _
2600 Fresno `street « Third Floor Nick P.Yovdno
Fresno, Catitornia 93731-36€14 Director
(559" 691-8003 • FFAX (559; 498-1013
�vrewr.#resno,gov
March 4, 2003 .Pl�ame.Re,& To:
Sandra Brock
(559) 621-8€ 41
Azo: Lucas
Lars Andersen & Associates
4634 West Jacquelyn Avenue Suite 119
Fresno, California 9372.2
Dear Mr. Lucas-
SUBJECT. ACTION OF THE FRESNO Crl"Y PLANNING COMMISSION*
RELATING TO TENTATIVE TRACT MAP NO. 5137;`UGM
The Fresno City Planning Commission,at its regular meeting of February 19,2003,took the following
actions regarding the above-referenced application.:
I. APPROVED the Mitigated Negative Declaration issued on January 1.4, 2043, .for Environmental
Assessment No. '17-5137, subject to compliance with the mitigation measures specified in the
Mitigation Monitoring Checklists for this environmental assessment.
`?. APPROVED Tentative Tract No.51.37/ GM subject to compliance with Development Department
Conditions of Approval dated February 19,2043. The project is a 131-lot single-family residential
subdivision on 28.47± acres of land located on the southeast corner of Nest McKinley and
North Polk Avenues,with a 6.31-x-acre remainder which was previously zoned for commercial use.
' he section of the Planning;Commission on this tentative tract neap has not been appealed,and is final.
Enclosed is a copy of the Planning Commission resolution approving the tentative tract map and
Mitigated Negative Declaration prepared for the project, a copy of the Conditions of Approval for
Tentative Traci Map No. 5137/UGM; a copy of the.Mitigated Negative Declaration with mitigation
measure checklists.- and a copy of the cover sheet for the Notice ofDetern-.ination package filed with
the Fresno County Clerk(a California.Environmental Quality Act procedure relating to the posting;of
approved environmental assessment documents).
Pursuant to our recent discussion,soil testing should be done for lead residues in any area of potential
battery dumping(e.g.,at the southeast corner of the subdivision),as past of the soil testing required for
Final Tract Maps.
RLE
Art.Lucas, Lars Anderson& Associates, hicorporated
RE- FINAL APPROVAL LETTERFOR TENTzV]'IVE'TRAC'TMAP No. 5,137""U&III
March 4, 20f)I
Page 2
'if you have any additional questions conceming this project, ;)Ievw contact our'o-ffilce.
Sincerely,
PLAIN�NIIIINN DIVISIONT
Sandra Brock
Planner U
ESBPROATT-5 137 16
Enclosures: Copy of Plarming Commission Resolution No. 11814,dated.February 20, 2003
Copy of Conditions of Approval for"Tentative:Tract Map No. 5137SIUGM'
t1ated.February 19, 21003
Copy of Environmental Assessment No.T-5137(Mitigated Negative Declaration filed on
January 14, 2003 and Corrected Final Initial Study dated February 19,200)
Copy of Notice of Detennination cover sheets and receipt,dated,March 4,2003
C'. David McEntire, President, Amstar Homer,
Fae Perry,Trans-Universal Corporation
-----FRES O CITYPLANNING C0N- 4M[S'SI(__)N
RESOLI.710111N NO. I 18 14
The Fresno City Planning Commission at its regular meeting on February 19, 2003, adopted the
followinc,resolution pursuant to the Subdivision Map Act offhe Government Code of the State of
Calift)rnmand the Municipal Code of the City of Fresno.
WHEREAS, a Tentative Map of Tract No. 5137.11UGM was filed with the City of Fresno and
proposes a 131-lot single family residential subdivision on approximatelyA1 .47 acres of land plus
an. approximate 6.31-Mere remainder, located southeast of the intersection of West McKinley
Avenue and North Polk 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,
W'HEREAS, the Development Department staff recommended approval of the proposed project
subject to all conditions of approval kind mitigation measures contained in the stafl.'report dated
February 19, 2003; and,
WHEREAS,two persons spoke in opposition to the project with regard to the previously approved
Director's Determination for the right-of-way of North Polk Avenue between West McKinley and
West Floradora Avenues; and
\VHEREAS, the Commission deliberated and did not advise changing the established Director's
Classification for the right of way of North Polk Avenue south of West McKinley Avenue.
NOW,THEREFORE, BE IT RESOLVED that the Planning Commission considered the proposed
N—litigated Negative Declaration and Initial Study prepared for Environmental Assessment
No, T-5137, issued on January 14, 2003, that the Commission finds that there is no substantial
evidence in the record that the proposed tract map may have a sign]ficant adverse effect on the
environment;and that the Commission hereby approves Mitigated Negative Declarationtoo.T-5137.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of
1"entativeTract Map No, 5137 is consistent with.the adopted General Plan, the adopted West Area
Conn-nunity Plan, any applicable specific plan, and the findings required pursuant to California
Government Code Section 66410 el seq..
BE IT FURTHER. RESOLVED that the Fresno City Planning Commission hereby approves
Tentative Tract No. 5137'J'JG.M subject to the Planning and Development Depai tment Conditions
ot'Approval dated Febivary 19, 2003
PLr' NNINC; COM M1SS1()N RESOLURON NO11414
ental;v£;Tract.Map No, J'711 .�
� €:jM
Febru=-ry 21, 2003
Page d
The foregoing Resolution was adopted by the Fresno City Planning Commissi£3n upon a motion by
`omniissioner I1arrington, seconded by Commissioner K.issler.
VOTING, Ayes - Harrington, Kissler, Brown, Fang, Brand, DiBudue
Noes - None
Not Voting - None
Absent- None
P. YOVINO. Secretary
Fresno City Planning;Commission
DATED. Febtuary 21, 2002
Resolution No. 11414
Tentative Tract No. S 137.,UC"ri'Vl
Filed by: Astaar Homes, Inc. and
Tran.-[.Universal Company
Action. Approved with Conditions
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VICINITY IWA N' PLANNLNG & IPETVELCIPAIENT
NOTICE OF PUBLIC HEARING N DEPARTMENT
TENTATIVE TRACT MAP NO. TT-51 37/UGA,,l A. .N,: ...._.........
W4.
ZOITE, MAP.224 ..._.._
South of W, McKnley, East of N, Polk Avec. BY/DAT . ...... � .,..1...1� :.�� _....
NOT TC3 SCALE
f••••••rot. !:7. wawmroa m.r...vsw✓mwuw
REPORT TO Tk..z PLANNING COMMISSION AGEIiOA ITEM NO. vZJ1_C
•.
COMMISSIONMEETING: 2119113
etruary 19, 2003PPR{' VEP SY
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E
FROM. STAFF. Planning Divisio 4
in
Development Departmen DiEP RTNIEN Ts [)!RECTOR
SUBJECT. CONSIDERATION OF TENTATIVE TRACT MAP NO. 51371UGM F
EXECUTIVE UMMA Y
Tentative Tract Map(TTM)Application leo. 5137 is a request to subdivide approximately 34.3 acres located
southeast of the intersection of West McKinley Avenue and North Polis Avenue. The subdivision will consist
of 131 single family residential lots on 25.47 acres, with a 6,31-acre remainder zoned for neighborhood
shopping enter development. This property has a dual designation for medium-density residential use and
for public facilityr`middle school in the 2025 Fresno general Plan and West Area Community Plan.
The portion of the property being subdivided by T M 5137/UGM already has R-1,'t GM/cz zoning
(Single-Family Residential District., Urban Growth Management Area, conditional zoning) which has been
perfected (and conditions of zoning satisfied) through obtaining a City of Fresno Public Works Director's
Determination for North Polk Avenue arterial street alignment and by dedicating the required right-of-way
on Nest McKinley Avenue and on Forth Palk Avenue in conformance with the existing City Council-accepted
Director's Determination for the right-of-way and alignment of this segment of North Polk Avenue. Staff
recommends approval of this Tentative Tract Map.
PROJECT INFORMATION
I
s
PROJECT: A 131-lot single family residential subdivision on 28.47±acres
to be developed at an overall density of 4.6 units per acre
APPLICANT, Amstar Homes, Incorporated and Trans-Universal Company �
LOCATION: Southeast of the intersection of 'west McKinley and North Polk
,Avenues (Council District 3, Cynthia Sterling)
SITE SIZE: 34.3 acres (including 5.31 zcre remainder)
x LAND USE: Existing - Vacant
Proposed- Single Family Residential
PLAID DESIGNATION 'west Area Community Plan dual designation for
AND CONSISTENCY, Medium Density Residential or Public Facility/Middle ol
ENVIRONMENTAL FINDING: Proposed Mitigated Negative Declaration issued and noticed in
the Fresno Bee on January 14, 2003 re-noticed in the Fresno
Bee on January 25, 2003; comment/appeal period ended
February 13, 2003
a PLAN COMMITTEE West Area Citizens Advisory Committee recommended
RECOMMENDATION-, approval with conformance to applicable West Area plan
standards and a solid wall between the future shopping center
l on the remainder and abutting tract lots.
i
STAVE RECOMMENDATION, Approval of project, subject to compliance with the conditions
listed below and conformance with mitigation measures of
Environmental Assessment No. T-5137 _
l
REPORT TO THE PLANNING COMMISSION
Vesting Ter-tative Tract Map No, T-51371UGM
Page 2
February 13, 2003
BORDERING PROPERTY INFORMATION
PLANNED LAND USE XISTING ZONING EXISTING USE
Arterial Street W. McKinley Avenue
(W, McKinley Ave.) _y (center two-lanes developed,
and AF- f U M, median island delineated, with turn
Exclusive Agricultural, pocket developed for N. Palk Ave,)
NORTHMedium-High DensityFivt-Acrt Minimum and
Residentialand Parcel size/UrbanPublic Facility, Growth ManagementF FCU Ponding BasinCl
Ponding Basin Area (fenced; less than 1/4 excavated)
and vacant lead (along Polk Ave.)
Elementary School
SOUTH and Medium Density P-51U M vacant lend
Residential
(dual designation)
AE-5/UG vl (incorporated
portions; R-1/Ur
zoning expired with Tract
�s� Medium Density zoning
rural residential and vacant land
No. �1���
Residential and (expired City Tract leap No. 414011
R-R, Rural Residential
(unincorporated portion) `
Arterial Street undeval ed right-of-way
(N. Polk Ave.) (the wesf belt of this 110`-wide
R-R arterial is dedicated; acquisition of
and (unincorporated parcel) thr half of this UCS major
WEST strnter section is pending)
Office Commercial rural residential with agriculture
_(residence and fruit trete
BACKGROUND l ANALYSIS
Tentative Tract Map No.T-5137IU A proposes a single-family residential subdivision consisting of 131 lots,
The overall site (Assessor's Parcel Number 312-101-36) is 34.8±acres in area. The proposed tract map
would subdivide 28.47 acres zoned R-11U M/cz, Single-Family Residential District/Urban Growth
Management Area/conditional zoning. There would be a 0.31-acre remainder at the corner of North Polk
and West McKinley Avenues(this remainder is already zoned C-I/UG 1ltcz, Neighborhood Shopping Center
District/Urban Growth Management Area/conditional zoning).
Zoning for this property was assigned through City of Fresno Rezoning No. R- - 8 and the conditions of
this zoning were satisfied when a City of Fresno Public Works director's Determination was approved for
the abutting segment of North Poly Avenue(a planned arterial street which has not yet been constructed in
this area) and through dedication of right-of-way for North Polk Avenue and Meat McKinley Avenue along
the western and northern boundaries of APN 312-101-36,
REPORT TOTHE PLANNING COMMISSION
Testing Tentative Tract Map No. T-5137/UGM
Page 3
F=ebruary 19, 2003
The TTM 137,/UGM site is located within the newly created West Area Community Plan, which replaced
the western half of the Fresno-High Roeding Community Plan, The West Area Community Plan and the
2025 Fresno General Plan designate the tract map site for two alternative possible uses: Medium Density
Residential use (which is being exercised by this tract reap) or Public FacilitylMiddle School (a use which
Central Unified School District could exercise if it were to purchase this property).
The school district reviewed the tentative tract map arta commented on it within the statutory time required
y the Subdivision Map Act (see memorandum from Central Unified's Facilities Planning Manager, dated
December 12, 2002). These comments did not state that this tract map would adversely impact the school
district, provided that sidewalks and street improvements were made to facilitate student transportation.
After the statutory comment period had ended, the school district seat a letter to the Planning and
Development Director elated January 3,2003). This letter requested that processing of tentative tract map
be halted. The Planning and Development Director replied can January 6, 2003, explaining that the
Subdivision Map Act has statutory processing timelines that do not allow processing of a map to be halted
for this reason, (if the City of Fresno were to withhold approval of the tentative tract reap for this reason,
the property owner could claire that inverse condemnation was being used.)
Central Unified School District has,thus far,not entered an agreement to purchase the TTM 137/UGM site.
This leaves the property owner free to exercise the land's alternative residential land use plan designation
and apply for subdivision and development permits, Residential development of this site may require that
Central reified School District find another alternative middle school site, if the school district were
somehow unable to find any replacement middle school site, it could still use its powers of eminent domain
to acquire the TTM-5137/U M site even after homes are constructed and occupied.
Central Unified School'District was furnished with a copy of Environmental Assessment No,T_3137 and has
sent another letter with some technical corrections—but the district did not lodge an appeal of the proposed
finding that a Mitigated Negative Declaration is appropriate for this project. The suggested corrections have
been incorporated into the text of the Final Initial Study (the corrected text is dated February 14, 2003)<
According to the land use consistency table (or "matrix") adopted for the 2025 General flair (and applied
within all community plans),a Medium Density Residential designation allows 4.99-10,37 dwelling units per
acre. The proposed subdivision would yield 4.6 units per acre. Although the applicant is proposing to
develop the site at a density under the lower threshold of "Medium Density," Fresno Municipal Code
Section 12-403-b(l)states that a developed residential density can be as low as the minimum density of the
next-lowest residential lana use designation. The City of Fresno's next-lowest density designation,
"Medium-Low Density Residential," allows 2.19 to 4.93 dwelling units per acre. Therefore,'Tentative Tract
Map No. 51371UGM is consistent with the West area Community Plan's land use designation and permits
use of the site for single family residential homes.
Notices of the planning Commission hearing on this tentative tract reap were mailed to the school district
and to all property owners having land within a 310-toot radius of the tract map's boundaries. Fresno
County Assessor's records are used to obtain the property owner mailing list.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No, T-5137/03M
Page 4
February 19, 2003
Lot Sizes and Dimensions
TTM 137""UGM is also consistent with the previously-assigned R-1 (Single Family Residential District)
zoning. All of the lots in the subdivision equal, or exceed, the rninirnurn lot size requirement of the R-1 zone
District.
Major Streets
According to the 2025 Fresno General Plan (arid West Area Community Plan) Circulation Map;
West McKinley and North Polk Avenues are classified as a arterial streets. Fully developed arterial streets
have a capacity of 31,700 to 47,900 vehicle trips per day. When the center section (center two travel lanes.)
are developed—a requirement of the City's Urban Growth Management (UGM) Ordinance--the estimated
capacity is at least 10.000 vehicle trips per day.
The Public Works Department, Traffic Division has reviewed TTM 5137/UGM and has determined that the
streets relating to the site will be able to carry the quantity and bind of traffic generated, subject to
recommended conditions, These conditions include improvement of the West McKinley Avenue frontage
of this property with bike lane, gutter, curbing, and sidewalk, the construction of the center section of
North Polk Avenue from Floradora Avenue to McKinley Avenue (also a requirement for final tract maps filed
for Vesting Tentative Tract Map 4493 to the west), and construction of TTM 5137's full frontage along
North Polk Avenue. The applicant for TTM 5137/UGM will be required to relinquish all direct access rights
to Vest McKinley from the two TTM 137/UGM lots which side-onto that major street(Lots 48 and 49) and
to relinquish direct access to North Polk Avenue from the eleven lots which back-onto or side-onto that major
street.
When development is proposed, an applicant is generally required to dedicate major street right-of-way
through the exaction process (quid pro quo, granting development rights in exchange for public
improvements), When no development is proposed along one or both halves of a required major street
segment, that right-of-way has to be purchased by the City (and is typically paid for by a development fees
assessed upon the project for which major street access is required). In the case of TTM-5137/UGM, the
owners of APN 312-101-36 have already dedicated their portion of additional right-of-way on West McKinley
Avenue and have already dedicated their planned(easterly)half of Polk Avenue right-of-way already. These
dedications were made to satisfy conditions of, and to perfect, City of Fresno Rezoning oning No. -08.
The westerly half of Polk Avenue right-of-way, however, still needs to be purchased. This right-of-way is
deeded to construct the UGM-required center section of forth Polk Avenue for this project(TTM 13 a 1UGM)
and also for final tract maps filed perVesting Tentative Tract Map ( TTM) 4493/UGM. (VTTM 4493rUGM
is located on the south side of gest McKinley Avenue west of North Polk Avenue. Three final reaps have
been filed under °cr''ITM 4493/UGM. The first phase of VTTM 449 aUGM, taking its access from 'West
McKinley Avenue, is already under construction and homes are offered for sale.)
In considering Rezoning No. 95-08 .and Vesting Tentative Tract Map 4.493 to the west, the Planning
Commission and City Council reviewed and upheld the City of Fresno Public storks Director's Determination
for this segment of forth Polk Avenue;, This Director's Determination established a precise alignment and
right-of-way for forth Polk Avenue pursuant to Fresno Municipal Code Section 11- 08(d),
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract flap No, T-5137iUG%,1
Page
Febr nary 19, 2003
The alignment for this segment of forth Polk Avenue was based upon the very longstanding practice of
taking half of a major street's right-of-way on either side of a Section line, using the historic Township,
Range, and Section surveying pattern of original `€arid grants in the West. 1n this way, property owners on
either side of a major street will be expected to provide equal amounts of right-of-way along a major street
frontage. Deviations from this practice have only been done to reflect previous(historic)County right-of-way
determinations and to go around significant physical features to avoid impacts.
The Directors Determination for the McKinley to dive of North Polk Avenue has, in the past, been opposed
by owners of property on the gest side of the segment. These property owners have sought to shift the
street alignment eastward,sparing more of their property. This would shift the majority of the land dedication
requirement to the east side of the Section line. In order to provide the planned 11 t3`standard arterial street
right-of-way,the property owners on the east side would have to dedicate more than twice as much right-of-
way as those on the west side of the section line (77' of right-of-way on the east side of the Section line,
versus ' on the west side of the Section lime),
A letter was received on February 10 from one of the owners of this property, David Simonian, requesting
that the Planning Commission require Tentative Tract flap 51 7.UGM to be conditioned upon moving the
right-of-way for North Polk Avenue another 20 to 25 feet farther eastward (see attached letter from David
Simonian, dated February 10, 2403),
If the Commission were to impose the requested condition, it would remove approximately one acre of land
from Tentative Tract Map No. 5137.1UGM and its remainder. This right-of-way "take"'would be in addition
to the 55` gide strip of.land already dedicated for Polk Avenue by the applicants when.they satisfied
conditions of Rezoning R-95-08 by dedicating their full half of the right-of-way. As noted in the March, 1998
City Council report that qtr. Simonian attached to his letter, it is the opinion that shifting Polk Avenue
eastward in this manner would adversely and disproportionately affect the property owners on the east side
of this planned major street.
Imposing a condition to re-align North Polk Avenue eastward would not be in conformance with Tract map
Conditions previously approved by the Commission and City Council for Tentative Tract trap 449 F`UGM and
memorialized in the Subdivision agreements for the three Final Tract daps filed under TT 4493/U M.
Re-aligning North Palk avenue would require that street construction plans for North folk Avenue be
redrawn by that developer's professional engineer (and re-reviewed by the City and County Public Works
staffs).
Re-aligning this segment of North Folk avenue as requested by lir, Simonian would require that transitions
(appropriate curves) for a meandering right-of-way would need to be designed north and south of this
segment. This would have further impacts on other property owners north of McKinley and south of
Rioradora avenue.
Mr. Simonian attempts to use the North folk right-of-way at West Dakota Avenue to justify his request.
Dakota avenue is 1% miles and three major street intersections north of the subject property, and there is
no justification for shitting a-2-mile segment of Polk avenue eastward all the way from Dakota to Ploradora
Avenues, The Polk/Dakota intersection was designed by Fresno County and it is possible that the City of
Fresno will need to re-design it and adjust the Polk avenue right-of-way when the City does its ultimate
Official Plan Line for Polk avenue.
REPORT TO THE PLANNING COMMISSION
'Jesting Tentative Tract Map No,T-513i.1,'UGM
Page 6
February 19, 2003
Finally, shifting this segment of North Polk Avenue off Mr. Simonian's property as requested would require
that another Director's Determination be done for this segment of North Polk Avenue, or that a Polk Avenue
Official Plan Line ("CPL'°), a type of specific plan for major street alignment, be done.
Fresno Municipal Code Section 11-208(d) empowers the City Public Works Director to do a Director's
Determination. However, Section 11-208(d) does not give the Planning Commission that major street
design/engineering authority. Therefore.the Commission could not impose a Tract Map condition that sets
a new alignment for North Polk Avenue and effectively mares a new"Director's" Determination.
The City of Fresno .still intends to do an Official Plan Line for the entirety of Borth Polk Avenue, from the
Test.Shaw Avenue/Freeway 99 interchange to the southern limit of Fresno's Sphere of Influence, however,
that comprehensive Official Plan Line project is still not feasible, given that Cal-Trans has not yet finished
designing the Shaw/99 interchange which will greatly affect the northern end of Polk Avenue,
The California Subdivision Map Act requires that tract maps be consistent with general and specific plans
in place at the time of acceptance of the tentative map. The Map Act also requires that subdivision maps
be processed expeditiously. Since there is no adopted North Polk Avenue OPL, Tentative Tract Map
No. 5137/UGM cannot be delayed until an CPL is completed, nor can it be made to conform to an
undetermined future specific plan.
Planning and Public Works Engineering staff have met extensively with Mr. Simonian on this issue in the
past, and have explained these matters to him. Pursuant to Mr. Simonian's request, the Director's
Determination for this segment of North Polk Avenue was reviewed by the Fresno City Council in 1998. After
conducting a public hearing and considering the request to re-align Polk Avenue eastward, the Council
declined to take action to amend the Director's Determination for this segment of Borth Polk Avenue and
thereby declined to require ars additional right-of-way dedication from the property owner who has now
submitted TT-5137't.1CM.
The:adapted 2925 Fresno General Plan and West Area Community plan show the that the unincorporated
10+ acre property immediately to the west of Tentative Tract Map 5137IUCM as planned for office
commercial use. This property currently has County RR (.Rural Residential) zoning and does not yet have
any rezoning or development application in process; it is being used for residential and specialty tree fruit
agriculture (pomegranates and apples). As related in his letter, the owner of this property has entered a
tentative agreement for the City of Fresno to acquire 33'of right-of-way to construct this DCM major street
center section (center two travel lanes,the first step in major street improvement), When the owner of this
property applies to rezone this land from County RR to a more intensive district consistent with planned
development potential of the site; the property will be referred for annexation to the City and the City
Director's Determination will be applied to that entitlement (or,.perhaps the City will be able to adopt an
Official Plan line by then).
In the interim, any acquisition of right-of-way across the City boundary in the unincorporated area is sent to
the Fresno County Board of Supervisors for review. On February 5"',the Board of Supervisors is scheduled
to consider the City of Fresno Real Estate Section's request for permission to proceed with acquisition of
North Palk Avenue street right-of-way sufficient to construct the required center section (center two travel
lanes of forth Polk Avenue).
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. T-5137/UGM
Page 1,
February 19, 2003
At this point, Planning and Public Works staffs see no material reason for altering the previous Director's
Determination for this segment of North Polk Avenue, and there is no substantive reason to delay or
disapprove TT-5137/UGM or the Mitigated Negative Declaration prepared for it. Street dedications require
conversion of all types of land uses to major streets (agricultural, residential, commercial, industrial, and
public facility land). Dedication of major street right-of-way to serve these more intensive uses is considered
a standard quid-pro-quo exaction. Properties abutting major streets benefit from full improvement of abutting
major streets, which creates traffic-carrying capacity and prevents traffic congestion. Use of Section lines
as center-lines for these major street rights-of-way equalizes the dedication requirement for owners on both
sides of major streets.
LandscapinglWalls
Given that this proposed subdivision abuts two arterial streets, the developer will be required to install and
maintain twenty feet (20') of landscaping along these streets. In addition, the applicant will be required to
install a concrete wall at the rear of the required landscape setback which will attenuate potential noise
generated by vehicles traveling on West McKinley and North Polk Avenues. (The solid wall will also prevent
direct access by subsequent owners of the lots where access to the arterial street is prohibited).
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 and the West Area Community Plan because the land use element diagrams of
these plans designate the site for Medium Density Residential land uses and Fresno Municipal Code
Section 12-403-B allows the proposed density of the project. The project design meets the applicable
General and Community plan policies and zoning ordinance criteria for development.
4.
2. This site is physically suitable for the proposed type and density of development because conditions of
approval will insure adequate access and drainage on and off the site.
3. The proposed subdivision design and 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 uses for agriculture
and rural 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 insure that the subdivision conforms with City
health and safety standards including (but not limited to) the extension of sanitary sewer service and a
large community water system utility to each dwelling.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. T-51371UGM
Page 8
February 19, 2003
S. The proposed subdivision design will not conflict with public easements within or through the site,
because conditions of approval will assure noninterference with any existing or proposed public
easements.
n The design of the subdivision provides, to the extent feasible, for future passive and natural heating or
cowling opportunities in the subdivision, because of the appropriate use and placement of landscaping
plant materials and because of the orientation of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and 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 tape place in accordance with Tentative Tract Map No. 5137/U M, dated
January 30, 2003.
2. Development shall take place in accordance with the Conditions of Approval for Tentative Tract
No. 5137/UGM dated February 19, 2€ 03.
3, Development shall tape place in accordance with the mitigation measures identified in the Mitigated
Legative declaration for Environmental Assessment No, T-5137, dated January 14; 2003,
RECOMMENDATION
1. APPROVE the Mitigated Legative Declaration for Environmental Assessment No. T-5137.
2. APPROVE Tentative Tract Map No,5137/UCM subject to compliance with the Conditions of approval
dated February 19, 2003
Attachments: Vicinity Map
Tentative Tract Map No, 5137 dated January 30, 2003
Memorandum fro€r9 Central Unified school District, dated December 12, 2002
Letter from Central Unified School District, dated January 3, 2003
Letter replying to Central Unified School District, dated January 6, 2003
Letter from David Simonian, dated February 10, 2003
Warks, Recreation and Community Services memorandum, dated January 2, 2063
Fresno Metropolitan Flood Control District!`Notice of Requirements, dated January 14, 2003
Environmental Assessment No. T-5137, proposed Mitigated Negative Declaration
Conditions of Approval for TT No. 5137/UGM
J;., BPRzoaM-5937 93 Pc Reprrt.v
K,,.P;PPTSaT-5*-37 13 Pc Report.wpd
CO
9• PPP
53
DATE: February 25, 2003
TO: Board of Supervisors
FROM: Richard L. Brogan, Director
Department of Public Works and Planning
SUBJECT, Request by the City of Fresno to Acquire Road Right-Of-Way in the
County
RECOMMENDED ACTION:
It is recommended that your Board approve the City of Fresno's request to
acquire road right-of-way along the west side of Polk Avenue south of McKinley
Avenue, and along the Carnegie Avenue alignment north of Olive Avenue, as
indicated on the attached exhibits,
The City of Fresno has been improving land located generally in the southwest
quadrant of the McKinley/Polk Avenues intersection area in conjunction with their
approval of Tentative Tract Map No. 4493 for the development of a 284-lot subdivision,
The City is currently processing Tract No. 5082, which is Phase 3 of this tentative map.
This is the third request made by the City to acquire right-of-way in conjunction with the
original tentative map.
The proposed street improvements on Polk Avenue extend south from McKinley
Avenue, and the right-of-way to be acquired in the County is along the west side of Polk
Avenue. The proposed street improvements on Carnegie Avenue extend north from
Olive Avenue and connect to the subdivision street improvements, and right-of-way to
be acquired in the County is along this Carnegie Avenue alignment. The City requests
permission to acquire right-of-way in the unincorporated area along the west side of
Polk Avenue south of McKinley Avenue and along the Carnegie Avenue alignment
north of Olive Avenue, and to make the necessary street improvements.
ADMINISTRATIVE OFFICE REVIEW Page f Of
BOAR DATE- F.e.b.r ar 25, 0 APPROVED AS RECOMMENDED XXX OTHER
0090 AMP df
UNANIM� XXX ANDERSON- ARAMBULA CASE_ LARSON- WATERSTON-
Board of Supervisors
February 25, 2003
Page 2
FISCAL. IMPACT;
The City will acquire road right-of-way and construct road improvements with no fiscal
impact to the County General Fund or Road Fund. Thereafter, each agency will be
responsible for maintaining the improvements lying within their respective road right-of-
way.
Section 1310 of the California Streets and Highways Code states that "a City may
acquire, by purchase or eminent domain, property outside its boundaries in the
unincorporated area of the county in which the city is located, if it is necessary to
connect or widen the existing streets of the acquiring city and if the county consents to
the acquisition. The portion of the acquired property used to connect or widen a city
street shall be deemed a city street for all purposes.'
Currently southbound Polk Avenue steps at McKinley Avenue. The subdivision
improvements from Phase 2 prodded for the construction of Polk avenue from
Floradora Avenue south to dive Avenue. Phase 3 of the subdivision improvements will
complete the connection of Polk Avenue between Floradora and McKinley Avenues,
Polk Avenge is a designated arterial street in the County's General Plan.
The road improvements on the west side of Polk Avenue across the subdivision
frontage include a median island, curb, gutter and sidewalk within a -foot half right-of-
ways Along the east side of Polk Avenue is the balance of the median island and a 17-
foot
7-foot travel lane,
In the right-of-way area to be acquired, the road improvements will generally include
half of the median island and a 17-foot travel lane within a 33-foot half right-of-way.
Additional right-of-way and pavement will be provided at the southwest corner of
McKinley and Polk Avenues to provide pavement width capable of supporting a
turnaround movement. The turnaround is necessary because of the proposed
construction of a median island in Folk Avenue. The proposed right-of-way acquisition
will require the removal of two rows of pomegranate trees. Ultimately, ars additional 22
fleet of right-of-way will be required for buildout of the curb, gutter and sidewalk area..
Previous phases of the subdivision improvements have provided for the connection of
the subdivision streets to McKinley Avenue along the Carnegie Avenue alignment, and
for the connection of the subdivision streets to Polk avenue along the Floradora
Avenue alignment, Through this phase of the reap, the City proposes to connect the
subdivision streets to dive Avenue along the Carnegie Avenue alignment.
EXHIBIT " o
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Memorandum
" �`� E.dtsxativn
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To; Sandy Brock, Land Division Section
City of Fresno - Planning Division � 10
2600 Fresno St,, Rm, 3943
Fresno, CA 93721-3604 "
From David Reel, Facilities Planning Mgr.
Central Unified School District
Date. December 12, 2002
Re: Tentative Tract 51
Central Unified School District has the following comments/conditions for
Tentative Tract Map 5137,
1, Sidewalks provide the necessary identifiable boundary between students
and traffic and provide a safe place for students walking to and from the
existing school site andfor bus stops. Therefore, concrete
sidewalks/curbs/gutters on both sides of the interior streets should be
required in a manner consistent with the existing subdivision (Tract 4493)
to the west of the project.
2, Sufficient area must be maintained along the proposed Folk Avenue
R-O-W and McKinley Avenue for bases to pull oft, stop, and loan! / unload
students. Normally, interior subdivision streets are not utilized by District
buses to load and unload students. Therefore, perimeter Arterial street
Widths should be constructed to be consistent with City of Fresno R-O-
street width standards.
3, The developer shall flay school fees for the subject subdivision, in
accordance with development fees adopted by the Central Unified School
District, pursuant to Govemrnent Code section 65995 and Educational
Code section 17620.
r
CENTRAL UNIFIED SCHOOL DI
4605 NC?R"i'!# p*:vsL.fi AV£i - F#tE5!r•Cr. C:R+>:d'722.53.34•;` . ", ? Y e�34-41: .
Larry L. Powell
January 3, 2093 TRUSTEE S-
Cindy Betube
erry Crux
judith Geringer
Theresa Hargans
Diana Milla
Phil€lusconi
Nick Yovino €+/like Yada
Development Director
City of Fresno
2600 Fresno Street
Fresno, CA 93721
®ear Mr. Yovirio:
We are in receipt of a latter dated December 9, 2002 regarding Subdivision Review
Committee meetings scheduled to consider Tentative Tract Map No. 5137. This
proposal involves a 28.5 acre parcel located on the southeast corner of Polly and
McKinley Avenues, which currently carries a dual use designation of middle
school/medium density residential on the 2025 General Plan Map,
In accordance with the agreed upon objective of using the dual use designation to
improve the planning process, we request that the processing of this map be suspended
until we have had an opportunity to either attempt to acquire the site or to relocate to
another area,
incerely,
n Mulligan
,assistant Superintendent, Business
JM/df
€EOFFRErY M.GARRATr JOHN MULLIGAN SARAH K OL€ €AN
Assistant.Superintendent,Personne€ Assistan? Superintendent, Assistant super€rtenclent, Instruction
(569)276-5224 (.559)276-5200 (559) .276-3-115
FAX.(5.59)27.6-2983 FAX 1559E 275-0394 PAY tRAM�M-11W
city of
. : ON� i o
1..L P`:.at ninr and Gavel---- ----- .Fek3$rt€YtE rtk
2600 Fresno Street • Thin! Roor Nick P.Yovino
Fresno, California 93721-3604 Director
(559) 621-8003 • FAX (559)498-10-12
tats+w.fresno,gov
Ja€€uarry 6, 203 P1
_&ase Rev1v to;
Sandra Brock, Planner 11
5i -48.271 9
John Mulligan, assistant Superintendent, business
Central Unified School District
4605 North Polk Avenue
Fresno, California 93722
SUBJECT: TENTATIVE TRACT MAP(TTM)No. 5137
Dear Mr. Mulligan,
We are in receipt of your January 3 letter(copy enclosed). Please be advised that, due to rigorous
mandated timelines for processing tract maps, we are not permitted to `suspend" processing of a
tentative reap due to the existence of a dual land use designation. Please refer to the portion of the
California Government Code that pertains to land division, the California. Subdivision Map Act
(hereinafter referred to as "SMA"). Chapter 3, ,article 3, Section 66455,7 governs the routing of
tentative tract reaps to school districts and the requirement that districts respond promptly with their
recommendations. TTM 5137 was routed to the Central Unified School District on.December 10,2€01
On December 12,a response was received from Central. Unit l.'s Facilities Planning Manager(copy
enclosed), This memorandum did not express any concerns regarding the dual designation of this site
as a middle school, When this memorandum was received, my planning staff took the extra step of
contacting mitral Uni ed's Facilities Planning Manager to inquire about the dual designation. As of
the statutory deadline of December 2.5,no recotmnendation was received from,your district regarding
the middle school designation or the site's dual land use designation Tease refer to SMA subsection
66455.7 ))c [SMA Section 66478 outlines requirements forplanned elementary school sites,but there
does not appear to be any SMA section.which sets similar procures for middle or high school sites.]
During preparation of the General Plan, the Advanced Planning Section management met with you
several titres regarding school siting,,and it has been explained to you that the purpose of a dual
designation is to ailow for private property owners to proceed with development of any property
planned for public uses, but not yet acquired by (or otherwise controlled by) the public agency,
requesting the public facility land use designation. Having dual. designations prevents inverse
condemnation situations while ging school districts and other public; agencies General Plan
consistency to pros-ed with site acquisitions.
Private development ofproperdes designated as potential public facilities will inevitably necmitate that
public agencies seck alternative locations for some facilities,if your district has not entered agreements
to acquire or control the school sites. We will be glad to work-with your district on seeking an alternate
location, for the middle school planned for this property.
FILE Ck 0P
< aJ. :A R 0!ef:<:y%i.".:.}<!....t:':NMn•XA^.Y•K✓<..✓E.... ..,..::4it.'A.:. .. ..h.. .. .:..:5:: ✓SQ,.. .. ...
John Mulligan, Assistaia Superintetdetitt. ffislness, Ceram! 1-;'n3fied Scliool 1-)j..3tr'
ct
R.E: REQ1.JESTT0 SLiSPEND PROCESSING OF-l"I'M 51377
laiwary 6, 2003
Pat '.2
Given the SMA requirements for processing subdivision maps, the Planning and Development
Department cannot suspend processing ofTentative Map No, 5137 due to its dual designation as
a middle school site. However, we will notify your district of any hearings scheduled on this map, so
that you may present information regarding the status of your district's acquisition.of the site for middle
school use. We will also be glad to facilitate a meeting (or teleconference) between you and the
applicants/owners of this proposed subdivision.
Sincerely,
tic t.. Yovirio
D Iree or
r
JASBPROATT-5137 41-01 Itr to CUSS 03-01-06.wTd
encs,
C: David McEntire,President
Amstar Homes, Incorporated [tract map applicant/subdivider]
4570 South Eastern Avenue,Suite C-28
has Vegas,Nevada 89119
phone: 702-650-292-3
fax.- 702-650-2926
Trans-Universal Company,a California Partnership &
Ruby Nakano,Trustee of the Takumi Sunada Revocable Tnast[property owners]
Post Office Box 458
Santa Barbara,California 93101,
phdnc-. 805-963-6851
LArs Anderson&Associates,Incorporated [tract snap engineer]
Attention: Ait Deas
4630 West Jacqueline Avenue,Suite 119
Fresno,California 93722.
phone: 559-276-2790
fax: 559-2764)850
1Mk
5529 %Y est :is C`..:n l e y
Fresno, Ca 93722
February .10 , 2003 FEB 13 2003
Planning I)Msio€
DGY191OPment Depanment
Y OF FRESNO
Fresno City Planning Commission
n
Tenative Tract: Mai; 5137
History.
1978 Property was acquired by a Santa Barbara partnership;
noir known as Tram UniVersa1 .
Dec 1980 ; Tentative tract map a?plicat.i,on 3339 request for
rezoning for commercial and amendment 31.94 filed.
Fresno County Planning Commission approved tentative tract
map 3339 but denied amendment for commec.ial zoning .
October 1987 ; P operty annexed into City of Fresno.
October 1995 : rezone application 95--08 (Page 1 attached)
was approved with certain conditions
a Dedicate 55 feet of North Polk Avenue east of section
line
b City staff directed to establish an Official Plan Line
for North Polk Avenue from Clinton to Olive. (See Page 5)
c Applicant advised that they may be required to dedicate
additional right of way. (see Page )
September 1.2 , 1997 : Letter from City of Fresno to applicant
advising of sates for establishing the OPL and advising
Directors Determination could not be made bec:azse of protests
by property owners. (see Page 7 & 8)
1.-6-98 : City Council motion. to Direct Staff to process a new
plan line for North Pols Ave. (See page 9)
3-24 �98 : Letter from Fresno County Board of Supervisors to
be included in process . (See Page 14 & 11)
3-31-98 : Upon, appeal of a Directors Determination the City
Council took no action on the appeal.
2-11-03 The property owner to the Test of this development
entered into a tenative agreement for the City of Fresno to
acquire 33" of Right of Way to the West of the Section. Line
on North Polk Ave.
Based on the background the following is recommended action,
by the property owners immediately we.si of the apnlicant.
Pale G
it is recommended the P lanninq vommis:.on upon its own motion
approve the tentative tract map 5137 with the
conditions :
in the absence of an official Llan line for North :••olk VaSys.nue
the developer 3e required to dedicate an additional 22-25
feet east of the current dedication.
This d6d.ication also would bring Polk Avenue in alignment with
Polk at Dakota Avenues. In addition o.roperty owners on the
West Side of Polk from McKinley to Clinton would not be adversely
affected in the future when Polk becomes a arterial street.
The property immediately north of this development is currently
vacant and not in vin=eyard as shown on the man. Instead of having
to acquire property from 4 property owners on the west side
of Palk currently in Fresno County the<i,ty would only have
to deal with only one vacant parcel and. one owner on
the east
side of Polk, for the first quarter mile. I am sure a transition
road will be required north of Me kinley and this would restrict
acquisition to having to negotiate with only one owner.
Thank you for your consideration.
...........................
(-'TFY OF FRESNO FEBRUARY 19, 20,03
PLANNIN-3 & DFVELOPMENT DEPARTMEN-F
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 51.31/UGM
All tentative subdivision maps are subject to the applic.able provisions of the State
Subdivision Map Act, Fresno Municipal Code, City poticies, and ('-"itv of Fresno Public
Works Standard Specifications. The following specific conditions are applicable to this
subdivisiori map. Urban Growth INManagement (UGM) Service Delivery Plan
requirements are included in thefollowing conditions ofapproval and :are designated by
the caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
lit accordance with the provisions of Government Code §66020(d)(1)9 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 QQNIIQITIQNS
le f'repare of final inap(s) in accordance with Tentative Tract Map No. 51-37
entitled "Exhibit A," dated January 30, 2001
-nit grading plans and a soils report to ffie City of Fresiao Planning and.
Subt 1--3
Development Department for verification prior to final map approval (Reference:
Sections 12-1022 and 1-2-1023 of the Fresno Municipal Code). Approval of
grading plan is required prior to final map approval. Grading plan shalt indicate
the location of a.ny required walls and indicate the proposed width of required
landscape easements or strips,
3, Ptiblic utilities easements, as necessary, shall be dedicated to the Clity of Fresno.
.Any required relocation of existing utilities necessitated by required street
improvements will be paid for by the appropriate utility company or the
developer/owner of rke tract.. Contact the appropriate utilitv compariv for
information,
Conditions of An-proval
t ,
Tentative Tract. Map No. 5 137UGIM
February 19, 20011
4. 1.telinquish all access rights t,,-)North Polk Avenue and West McKinley Avenues
from all residential lots to these streets (Reference. Fresno 20unicipal. Code
11
Section 1'--1011-f-3). Relinquish.vehicular access frorn Lots I and II to "Street
A" as shown on corrected Exhibit A, dated January 30., 2003.
.5. Comply with the conditions,policies and standards set forth in tfie City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Propertyl"
Resolution No. 68-187, "City ['oticy with Res ecu to Subdivisions;" Resolution
No. 70-36, "Standard Specifications 1970," as amended; and Resolution
No. 84-361, "Public Works Standard Drawlnp-s 1984," as amended.
6. T'he developer/owner shall pay applicable fee: for, but not timited to, plan checks
for street ii-riprovementsand other gradiqg and construction; street trees, street
signs, water service, sewering, and inspectioris, in accordance with the City of
Fresno Master Fee Schedule RCSOILItion Nos, 79-606 and No. 80-420) and
any arnendrnenc.s, Y.-nodifications, or additiom; dierero; and in accordance with the
F
requirements of State law as related to tentative tract maps.
ge
The County of Fresno will need. to review and. approve the gradil-I g and draina-
plans for this development, to ensure that storm water runoff from the project site
will not adversely impact surrounding properties under the County's jurisdiction.
8. The developer/owr.ier shall furnish to the City a subdivision guarantee of a title
company, listing all parties having terry right, title or interest and the nature of
their interest per State law.
9. Prior to final map approval, the owner of the subject prc-)perty shall execute a
"Right to Farm" covenant with the City of Fresno. Said.covenant is to run with
the land and shall acknowledge and agree that the subject property is near
agricultural districts arid riat residents of this property should be prepared to
accept the inconveniences and disc onifort associated with normal farm.activities.
The"Right to Farm"covenant shall be recorded prior to,or concurrently with.,the
recordation of final inap(s) f6r Tentative Tract No. 513 7[UGM.
odltions ,3r Apprcival
{Tt'_Ilt.ifit.tS,'f.'. t�bp No. 513M.?
.......................
Cu'riditior's of Approval
Tentative Tract: Map No. 513WUCtit
Pa,;v 4
February 19, 2,0,0.5
responsibility to the homeownersassociation for landscaping and other provisions
as stated in the I)evelopment Department Guidelines for preparation.of CC&Rs,
dated January 11, 1.985.
4. -)r all required landscaping and irrigation systems shall be
Improvement plans ft I
subrui tted to the Development Department and Department of Parks, Recreation,
and Community Developrnent for review prior to final map approval.
15. Construct a. 6-foot high solid masonry wall or fence, to meet requirements of
Sections 12-105-W-2 and 121-306-19 of the Fresno Municipal.Code, at the rear of
the required landscaped easements noted above in Condition No. 9 (Ref.-
Section .121-1011-f-:3 of the Fresno MunicipalCode.)-
I.& Construction plans for required vwalls sh(-.)wincy architectural appearance and
k-7
location of all walls shall be submitted to the Development Departrnent for review
prior to final map approval.
17. The developer/owner shall provide two medium size trees in the front yard area of
each lot located.on the 50-foot and'54-foot wide Alternative Public Improvement
(API) standard public streets in.the interior of this tract. The owner shall.execute
a covenant agreement running with the land to insure inaintenance of the t-,v(.)
trees provided in the, front yard area of each horne by the homeow-ner.
Building Setbacks
18. Building setback lines shall be in accordance with the R-1 zone district.
19. Tentative Tract. No. 513-1/IJGM is subject to the conditions of City of Fresno
Rezoning No. R-95-08 which assigned R-I/U('-')Nll'cz zoning. The conditions of
zoning have been deemed satisfied through the City of Fresno's Public Works
Director's Determination for Nort.h. Polk Avenue aligninent and right-of-way.
The property owner has already perfected this Rezoning R-95-08 through
dedication of right-of-way for North Polk and West McKinley Avenue.
g
G)ndltioiis of'Apr.?-Oval
"Fencativel 1.vfiap No , 51,371UUM
R.-Ige 5%
Fel ruary 10: 200.3
.70. In order to accommodate telephone and cable service, a ten-foot. (10') P'Liblic
Utility Easer.rient (PUE) is required to be dedicated on i.nterior -streets. In order
to facilitate the placement of electrical, telephone, and cable facilities at the rear
of the required landscaped easements and at the base of the required wall along
West McKinley and North Polk Avertues, the PUE there should be twenty feet
Telephone, cable, and other public utilities which propose above-ground
facilities determined by the Plarining and Development Director to be oversized
shall be located in an additional easement area outside of the landscape strips
required along major streets.
211. Prior to the issuance ot'building permits f(-,)r the subdivision, school construction
fees shall be paid to the (__;entrat Unified School District in accordance with the
school district's adopted schedule of fees.
T
2 2. ContactU theited States Postal Service - Fresno Office for ffie location a-rld type
of mailboxes to be installed in this subdivision.
23� The developer/owner shall ob ta in any and all permits required for the remova I or
demolition of any bui Iding or structure located within thesubdivision boundaries.
The developer/I ownershall also obtain any and all permits required for the proper
abandonment/closure ofany water well,septic tank-/leach field or cesspool.on the
subject property. A.U. Such permits shall be obtained prior to commencement of
tract grading work, in accordance with Chapter 13 of the Fresno Municipal C'Ode.
24. If archaeological arid./or animal fossil material is encountered during project
surveying, grading, excavating, or constrUction, work shall stop itninediately.
It' there are suspected hurnan remains, the Fresno County Coroner shall be
immediately contacted(phone number duringbusiness hours. 5)9-268-010 after
hours the contact phone tiumber is 559-488-3111 for the Fresno County Sheriff's
Department). If remains or other archaeological material. is possibly Native
An.ierican in origin, the Native American Heritage Corritnission (phone number
916-653-408 2)Shall be irriniediately contacted,and the Califon-lia Archaeological
Inventory/Souffi.erri Sari Joaquin Valley Information Center (phone number
805-644-2289) shall be contacted tc) obtain a referral list of recognized
In
Core itions of:Approval
..1'eiltadve Im''t l,,la.tp No. 51 3 i 11JI N1
I'ag; 6
February 19, 2003
archaeologists. An archaeological assessment sl-tall be conducted for the project,
the site shall be formally recorded, and recommendations made to the City as to
any ftirther site investigation or site a'L'oi.dance/preservarion r11east,MS.
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 cotiduc.ted by as paleontologist; if the paleontologist deterni.ines the
material to be significant, a recommendation shall be made to the City as to any
further site investigation or preservation measures.
2.5. Pursuant to rection 664.56.1 of the Subdivision Map Act(which states,"The right
of the developertowner to file multiple final maps shall not detract from the
authority of the local agency to impose reasonable conditions relating to the filing
of multiple final maps"), any multiple final snaps filed by the developer/0-twier on
this tract shall fully and independently conforms to all provisions of Chapter 12,
Article 10 of the Fresno Municipal Code (Subdivision of heal Property).
26. Apportionment of Special Assessment: If, as part of this subdivision, a division
will be made of arty- lot or parcel of land capon which there is an unpaid special
assessment levied under any State or local taw, including as division. into
condominium interest as defined in Section 783 of the (";ivil C"-;ode, 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 frill description of each assessed lot., parcel or interest to be divided a.n.d
of hoax.- such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on
the assessinent in accordance with applicable law; arid.
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 a=pproval of the final map(s) by the City
and shall be accompanied by a tee of.$2,970.00, or 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 slial.l be in an
l.,ortdrt iolis C-,+t Apprc.vat
Tenw€die Tract. NL p'• Noi
P a€- 7
February c:, 2003
amount sufficient to pay all costs of the City and the Engineer of A,,ork
responsible fear determining the initial assessrr€era in making tete recittested
,apportionment.
PARK SERVICE
2 `. Comply rly i.t.h the 1':arks, Recreation & Community �Servic:.es ep,rtr�r.r,ezr.t.
Parks Division requirements as set forth in the irtrleRlOrancicrtr.r regllyding Teritative
Tract: 51.3-1, dated January 2, 2003.
Parks l._ roan Growth. Management Re c€irements
28. The developer/owner shall be required to pay the appropriate UGM Park Capital
Facilities Fee at tlr.e tirne of finial map approval. Fee payment may be deferred
until time of building pertn.it issuance in accordance with the requiren-lents of
Section 12-4-509-C-3, Fresno Municipal Code.
FIFE SERVICE
29.
Provide residential hydrants and fire floes, with two sources of warer, per City of
Fresno Public. Works standards.
Dire Service Urban. Growth Manag,!arent Rec uirernents
30. The developer/owner shall p<-ay the appropriate Fire Station Capital Facilities Fee
at die t.irne of final map approval. If appropriate, fee payment may he deferred
until die time ofb building permit issuance inaccordance with the requirements of
Section 12-4--O8-D-3, Fresno Municipal Code.
STREETS AND RIGHTS-OF-SIA
31. Street construction.tion.plans are required to Ile prepared by the developer,/c,3wricar an d
tic€hraitted to the City of Fresno Public;. Works Department for review prior to, or
concurrently With, s€.rb:i-ittal of firial €iap(s) for this prc:b'c�i.t.
Conditlioa,s ,,)f Approval
Tentative "Fract Ntap No. 5 1-3"'7/UGM
Page 8
Fel -uary 19, 20 0.33
32, All required s.igning and striping shall be done by, arld paid for, by the
developer/owner. Signing and striping plans shall be prepared per curret)t
Cali.forr-lia Department of Transportation stand=ards and shall Inc'. part ofthe street
construction plan,,; for Tentative Tract No. 513^17/LJGXfI
33. The developer/owner shall. make provisions for disabled persons in accordance
with the Department of Public Works standards arid ,is required by State law.
Handicap access rarripsare required to be constructed in sidewalks at all corners
within the limits of the tract, WIere .street- fiirniture is located within the
sidewalk area (fire hydrants, streetlights, etc.), a mi.nii-num of 48 inches of
unobstructed path shall be rnaintained to satisfy the Americari. Disabilities Act.
requirements.
34. 'nie developer/owner shall furnish to the City acceptable security to guarantee the
construction of the off-site street improvements in accordance with all applicable
provisions of the Fresno Municipal Code and the State Subdivision Map Act.
35. All of the required street improvements shall. be constructed and/or installed in
accordance with City of Fresn4� standard specifications. See Condition No. 33,
above, for disabled. access requirements.
3& North Polk A-venue—If riot already dedicated, dedicate an easement for street
right-of-way within the limits of this, tract to meet the City of Fresno's current
arterial street standards, and improve this right-of-way wirh.'210 feet of permanent
paving (including striped bicycle lane) and standard curb, gutter, sidewalk, and
L- 11-1
underground street lighting. The sidewalk shall be designed and Constructed to
the City of Fresno's 1.0-foot residential pattern. See Condition No. 3 3, -above, for
disabled access requirements,
3 I 17, %X/est McKineAvenuc—lf not alreadv dedicated,dedicateem
an easement for street
ly
right-of'-way within the limits of this tract to meet the City of Fresno's current
arterial street standards, and improve this right-of-way with 20 feet of perinan.ent
paving (including striped bicycle lane) and standard curb, gutter, sidewalk, and
Underground street lighting. TI-ie sidewalk shall be designed and constructed to
the City of Frensno's 10-foot. residential. pattern. See Condition No. 33, above,
for disabled access requirements.
...........
k-01)didons of Approval
'"ren t::a c i V t�
. Tr:.Ict Map No. 51-3)".7/1JUNI
9
rebujan, 19. 2003
3d, Road improvement plans for aH new and/or reconstructed roads which are
adjacent to (',bunty roads or which traverse properties under the (_'county's
JuriMiction shall be reviewed and approved by the (.,ounty of Fresno Departme-l'ir
Of Public. Works and Planning7l. In addition, an encroachment permit shall be
obtained froin the(_'ouncy for any street work done within the ('_'.ountv's rialits-of-
way.
39. All interior ("local") streets in this subdivision shall be dedicated in accordance
with Alternative Public Improvement (API) standard for 50-foot and 54-foot
widths as shown on Exhibit. . , dated January 30, '1003, including those portions
adjacent to designated "not included" parts. Interior streets shall. be fully
improved with full width permanent street pavement, standard curb, gutter,
underground street lighting, and sidewalks on both sides of all streets per API
streer standards. See CC)ndition. No. 33, above, for disabled access requirements,
40. 71-te alignment for West Floradora Avenue approved with Tract No. _5)051 oil the
west side of North Polk Avenue is centered on the quarter-mile point between
West McKinley and West Olive Avenues. If the developer/owner chooses to
COntinUe West Floradora. Avettue throe- f
zli Tract 513' in final map(s), then this
alignment must be maintained on the east side of North Polk .,-'Ivenue. If the
devetoper/owner chooses not t<,)continue WestHovadora Avenue,then the nunor
(interior) street opening onto North Polk Avenue shall be offset a minimum of
1601 north of the Floradora/Polk intersection.
41. Any stub streets proposed in final map(s) shall require a revised Tentative map for
Tract 5137/UGM.
42. All dead-end streets created by this subdivision shall he properly barricaded in
accordance with Clity standards within seven (7) days from the time the streets are
surfaced or as directed by the Engineer.
43. All existing and proposed utility systeuts, shall be installed underground in
accordance with Section I mo-1011(1) of the Fresno Municipal Code.
44, '"nw developer/owner shall construct an underground street lighting system per
Public Works Standard E.-I within the Iii-nits of the tract. Spacing and design
shall conform to Public Works Standards for Arterial streets. Height, type,
k-,()Ildirions of Approv,.11
Tentative Tnact Mav No. 513 7JA-:(3&4
Pave 10
February 19:
spacin", etc., of standards and luminairesslia.H.1-%e in accordance with.Resolutions
Nos. 68-18$17, 78-52'12-, 81.219 and.88-.Z'29 or any modification.thereto approved by
t:1-€e City Traffic Engineer prior to final map approv,.a[. Submit engineered
construction plans to the City of Fresno Public Works Departinent for approval.
Alt lights shall be dedicated to the City upon completion. .
45). 'The developer/owner shall comply with Regulation VIII of the San Joaquin Valley
Air Quality Pollution Control District for the control of particulate matter and
fimitive dust during construction of this project,
Major street Urban Growth \Mqna,.-YeLnenr Requirements
11e nearest rfiajor street complying geometrically with the master plan of streets and
highways is West McKinley Avenue as segments of that arterial have been improved east
and west of this tract. In accordance with.tt-i.e('-"ity's*L'rba.T.-i.('-"xrowdi'Mana mentPolicy
relative to majJor street extensions arid other street improvements necessai-y to provide
adequate emergency andservice vehicie access,dieffillowing improvements,.Lase required.
46. Ni--)rrh L-,,lk0
Avenue— the developer/ vvner shalt construct two 1746ot center
travel lanes within- r1te westerly limits of Tentative Tract No. 5137 from tt-w
intersection of West Floradora and North Polk Avenues (die southerly limit of
this tract) to the intersection of North 1'e31k. and West McKinley Avenues.
A raised concrete median island shall be cof-istructed within the tract's Polk
Avenue frontage to accounnodate a L"'50-foot left turn pocket at West McKinley
Avenue. If West Floradora -.venue is to be extended in final map(s), then a terra
pocket for West Floradorai-k-venue shall. also be constructed.
47. West McKinley Avenue-- the developer/owner shall construct nvo 17-foot center
travel lanes front the intersection of North Polk Avenue to the easterly Iirflit of
'Tentative Tract No. 5137. A raised concrete median islands-liall be constructed
within the tract's frontage to accouirnodate a 250-foot left turn pocket at North
Polk Avenue.
48. Install a 150-watt safety light at the its ultimate location on.the southeast corner
of West McKinley and North Polk Avenues. This safety light shall be protected
with a raised conCrete Curb return.
Conditions of Approval
Tentative- ,.s..ract Mal) No.
Page. 1 l
February 19, 2003
SEWER SERVICE
A 45-inch. sanitary sewer main is existing in West McKinley Avenue and North Pall:.
Avenue to serve the proposed subdivision. leo extension of sewer main is necessary for
Tentative 'Tract 5.13 7i'1_iGl`v`l.
49. Separate sewer house branches shall be provided to each lot created. Sewer
Connection Charges are due and shall be paid throe h the finial map approval
process.
50. All public sanitary sewer facilities shall be constructed in accordance with Public.
Works Department standards, specifications and policies.
Sewer Service Urban Qrowrh. Manaemglt Re iairernimts
.51. The tract is located in the service area of the Cornelia Trunk.Sewer; therefore, the
developer1owner shall pay the appropriate trunk sewer charge in effect at the time
that building perrnit.s are issued.
%ATE.R SERVICE
A. 14-inch Transmission (arid `mater Main is existing in Fest McKinley Avenues
adjacent to the tract to serve the proposed subdivision.
52. Two independent points of connection to the City Water System. ars required to
serve this tract or any phase of this tract..
53. 1,:300 feet of 14-in.c;h Transmission Grid (TC N4) Water t'vf.ai.n shall be installed
along tract: frontage in 'forth Polk. Avenue, extending from. Fest Floradora
Avenue to West McKinley Avenue.
54. All public: water facilities shall be constructed in accordance with City of Fresno
Public;Works standards,specifications and policies and City of Fresno Department
of Public Utilities requirements. Water utility improvernent plazas prepared by a
Registered Civil Engineer are required for proposed additions to the City of
Fresno's water systern.
€.-,rich€c.€a:s of Approval
Tentative.Trac.-.t Map No. 5L'371/1-1("'M.
Page 1
February 19, 200,.3
55. Separate water services shall be provided to each lot created. Payment of
connection charges, and payment for installation of water services and meters, is
required through the final map approval. process.
56. Payment for installation office hydrants i t required t:l.�.rotg,;h the final map approval
process.
57. if irrigation for the required landscaping along West 4lc ;inl.ey and North Polk
Avenues is riot provided through the City's Community Facilities District No. 2,
then one or more separate water services fc.)r this landscaping`hall be provided by
the developer/owner for these landscaped easements. Payment of connection
chaaxoes, arr.cl payment for installation.of this/these water servic:.e(s ) and meter(s),
is required throUCfh the final reap approval process. a
�`'ater Service Urban Qrt)wth Mana. e1lient R.e.c uirements
8. The tract is located in WaterWell Service Area No, 301s. "Die developer/oa;vner
shall pay the appropriate water supply well charge in effect for dais area at the t.itne
of final map approval.
URBAN. OROWTH ;41.'`i.N.i'1.°..JEMENT REQUIREMENTS GENERAL
59. Uie developer of property located within the UGM boundaries shall comply with
all sewer,water and street requirements and pay all applicable I..K.31 1 fees irnposed
under the Urban Growth Management process (with appropriate credit given.for
the: installation. of required [. GNI improvements) in aacc ord arac.e with the
requirements of State l..aw as; related to vesting tentative tract: maps.
60. The developer/owrier will be responsible for the relocation or reconstruction of
any existing improvements or facilities necessary to construct any cat the required
i 1C TM improvements.
Ri ht-of-Waa- Acquisition
dl. " 'lie developer/owner will be responsible for the acquisition. of ::3.ny necessary
right-of-way to construct aan.y of the required improvements.
Conditions of Approval
Tenutrive Tract N-11ap No513-11UGNAI
R,ige I
February 19, 2003
Rights-of-Way acquisition shall include any rights-of-way necessary for proper
I
drainage, signing, pole relocation, rand. shoulder grading. In general, this will
require right-of-way t.(-)be provided approximately 10 feet outside the travel lane.
TI-ic exact requirement 11-lust be determined at the project design stage based on
the existing conditions and derailed design information.
In the event an acquisition of any easement or right-of-way is necessitated by thke
subject developinent, said acquisition will be accomplished prior to firial map
approval. -flie developer/owner should contact the Real Estate Section of the
Public Works Departmen..t to receive procedural guidance in such acquisitions.
Should such acquisition not be accomp]ished developer/owner prior to final 111ap
approval., the developer/owner must request and grant to the City the full
obabon or
authority to attempt an nec,cquisitioeither through through its power
of eminent domain. The ldle�,eloper/owner shall furnish to the City Public Works
Department, Encineering Divisio.n, Real Estate Section ari appra isal rep
ort or a
request for an.estunatedappraisat arnount (to be determined by the City of Fresno
Real Estate Section.) prior to preparation of as Subdivision Agreement,
The developer/owner shall submit adequate security in the form of a cash.deposit
to guarantee payment of all costs associated.with the acquisition, including staff
time, attorney!s fees, appraisal fees, court costs, and all related expenditures and
costs necessary to effect the acquisition Of Such easements or rights-of-way.
62. Right-of-way acquisition in the County of Fresno niust be approved by the Fresno-.)
CX311n.ty Board of Supervisors.
FLOOD CONTROLAND DRAINAGE
63. The developer/owner shall be required to pay any applicable storm drainage fees
to comply with Chapter 13, Article 13 of the Fresno Municipal Code.
64. The developer/o,%,ner shall be required to comply with the specific requirements
imposed by the FresnoMetropolitan Flood Ccmtrol District (FiNvIR:',D) for the
subdivision Or any amendments or modifications to those tequi.rerney:ius wl.i,icl-i.fnay
Coiiditions of Approvi-d
Tentadve Tract N14ap o. .5 1'37/UG,`A
Page 14
Februalry 19, 200.3
be granted ley the BAFCD Board ref Directors, pursuant to Section 133-1307 of the
Fresno Municipal C. These requireinents are identified in the District's letter
to the Developtnent Departmei:i.t dated January 14, '2003,
65. A temporary ponding basin is required by BeffC.1) to provide dralTiage to the
subdivision. This pondin.g basin will be created through a covenant between d-ie
City and the developer/owner prior to final niapapproval. Any tey'aporary ponding
basins constructed to provide service to the Subdivision shall be fenced in
,accordance with City staxidards within seven (7) days from. the tinle the basin
becornes operational.., or as directed by the City Encyineer; fencirwx shall allow
access as needed by maintenance personnel and the mosquito abatement district.
Mainten.axice of the tery.-iporary ponding basin (including weed control) shall be
zn
by the developer/owner until permanent service for the entire subdivision is
provided,
ERIC ATE IRRIGATION PIPELINE
66, A private irrigation pipeline traverses the proposed subdivision. Pursuant to
Fresno Municipal Code Section 1.21-1012(,1), the developer/property oxrner shall
be required to provide the easement(s) necessary to accommodate the pipeline
prior to final rnap approval. In lieu of providing the easernent(s), the
devetoper/property owner shall provide accepts:ale evidevice thatal.] users of the
pipeline have relinquished their rights to its use.
SANT JOAQUINT VALLEY UNIFIEQ AIR PULLiTION CONTROL DISTRICT
67. Comply with San.Joaquin Valley Unified Air Pollutit--)n C'.(--)nt.rol Districtfules arid
Regulations.
Conditions of Approval
Tenr.,3tive Tnict 1&ip No. 'i 13,1113
'5
Page .
February t9. f�'003
DEVEL 1-114 NT FEES ANL) (:3I11-QES
68. '.Mis project is subjects to tete following c.eveloprne, r fees and charges-
ARKS,k .. Ir'I EATIO C✓ MMIT IT ' SERVICES DEPARTMENT
a. Street Tree Landscape Plan. Review fee $56.00
b, Street Tree Installation fee
(City installed street tree option) 1'219, lllr`trec
C. Street Tree Inspection I:ee
(Developer installed street tree option) `A' . O'tree
d. Maintenance District Plan Review fee $176,00
C. Maintenance District Inspection fee $305.00
FRESNO METROPOLITAN FLOOD CONTROL DtsTRICT
f, l~..M CDrainage,Fee S 151,0 8.3'.00
SEWER CONNECTION CHARGES
& Lateral Seaver Charge $0,1 0s€uare foot(to l 00' parcel depth)
h. Oversize Charge e ` 0.05/square fiat(to 100' parcel depth)
i. `l'runk Sewer Charge 419.1"living unit
Service Area.: Cornelia
, Wastewater Facilities Charge $2,1191"liv.ing rant
k, Douse Branch SeNver Charge mar
1. Ivt:ill.brook Overlay Sewer n./a
of Approvall
Tentative"Fracr klt-ip No, ')'137Ik';K"'YM
Page 16
February 113, 21003
WATER CONNECTION CHARGES
MI. Service Connection Charae Fee based on service(s) and meter(s) sizes
specified by owner; fie for sm.,,ice(s) and
Meter(s.) established by the Master Fee
SchedLile,
n. Frontage Charge $6,50/lineal fbot
0, Fire Hydrant Charge $0.7-511"100 square feet(to 250' parcel depth)
P. Transmission Grid Main Charae $560/gross acre
q. Transmission Grid Main $243x' rocs acre(parcels
Bond Debt Set-vice Charge 5 gross acres or more)
r. UGM Water Supply Fee $442.11livina, unit
Service Area: 301
s, Well I-lead 'I'reatment fee $192.,"1iving unit
Service Area. 301
t. Recharge Fee n.,"a ($04iving tinit)
Service Area: 301
U. 1.994 Bond Debt Service $60""living-Lmit
Ser-vice Area. 201
DEV ELOPM ENT IMPACT FEE
V, Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEESICHARGE*
W. UGM Fire Station Capital Fee $1.2421".,4ross acre
Service Area: 16
X. UGN4 Park Fee 1,2.311/gross acre
Service Area: 4
Conditions ot'Approval
Tentative Tract Map No. 5I.3 A.1t.M
Page. a
i;ebrLyary I.L . 2003
V. Major Street.Charge &71,4 15/a(cJusted gross acre
Sup.-ice Area.E-4
Z. Major Street Bridge Charge 13S!adjusted gross acre
Service Area: B-4
aa. Trafiic Sigrial Charge 860.1"adjusted grass acre
bb. I.TGM Grade Separation flee n0a
CC. UGM At-Grande railroad Crossing Fee nla
Service Area:
aid. IYunk Sewer Charge IVa
Service Area:
CC. Street.Acquisitiom"C onstruction.Charge not yet determined by City cif Fresno
Department of Public Works
J. SIifsRO)t TT-51 s i 06 cewselaciow.wpd
K:1 PC
R.178\17-At li 08 c{mclstiotas.wN
FRES;,e4,J,9 REPORT TO THE CITY COUNCIL .-...- _ .. _ ....
AGENDA IT N0. i`t , 3 C a
COUNCIL MEETING / :Z
BY
March 2 1998
rTY MANAGER
i ,
FROM: PUBLIC WORKS DEPARTMENT
I
BY: RAYMOND G. SALAZAR, Public Works Director
SUBJECT": PUBLIC HEARING PERTAINING TO PROPOSED DIl TOR'
DETERMINATION FOR N. POLK AVENUE BETWEEN W. OLIVE
,AND W. McKINLEY AVENUES
BACKGROUND
On February 9s 1998, the Council directed staff to schedule a noticed public hearing on a
Director}s Determination ination for Polk between Oliva and McKinley Avenues which would establish
the ultimate right-of-way for a 4 lane divided arterial. Council's action was prompted by a
1 request from Mr. David Simonian, the property owner at the southwest corner of Polly and
McKinley, who protested the establishment of the right-of-way limits along Polk Avenue without
the affected property owners being afforded due process. Mr. imonian's property is not located .
in the city limits.
Following previous Council direction, Public 'Warps developed a
instead of pursuing the more time consuming Official Marr Lina PL) process. The property
owner at the southeast comer of folk and McKinley Avenues is processing a tract map and
Bars the Citys protracted OIL process .may delay his project. In order not to hold cep the tract
map, it was decided to continue working on the OPL and at the same time develop a Director's
Determination.
The Directoes Determination wasre ared pursuant to FMD Section t 1 p g8 and can usually
p p p Y
be completed in a relative short time period when compared with the more formal OPL process
which can tape as long as six months to a year. The OPL process is legally required to follow
a prescribed procedure involving noticed public hearings before the Planning Commission and
City Council, whereas the Director's Determination is not.
Today's public hearing is being held at the direction of the Council to allot Mr. Simonian, and
other property owners, an opportunity to comment on the proposed Director's Determination.
The right of stay along Polk Avenue will be set at 110 feet centered about the section line.
Approval of the Director's Determination will not require a dedication of land until adjacent
property is developed to its intended purpose. Mr, Simonian has requested the City consider
an alternative alignment that would establish a right of way of 110 feet, split 20 feet to the gest,
and 90 feet to the east, of the section line. Staff contends that this would place a
disproportionate burden on those properties having to dedicate 90 feet of right of way and may
raise legal issues relative to excessive dedications.
I
Pr,€.XDD.33i
tie
REPORT TO THE CITY COUNCIL
Page 2
March 26, 1998
All property owners abutting the proposed Director's Determination were sent notices of today's
public hearing.
CONCLUSION AND RECOMMENDATION
It is recommended that the Council conduct the public hearing and, after hearing testimony,
confirm the Directors Determination, as proposed by Public Works, and direct staff to record the
Directors Determination for Polk Avenue with the County Recorder.
FISCAL IMPACT OF RECOMMENDATION
None. A Director's Determination is a planning tool which establishes the width and alignment
Of a future street and does not obligate the City to acquire(purchase)any property at this time.
RGS/DPWpolkdd-331
loe POLKDD,331
? rata 4
2600 Fresno Street ® Third Floor .__ ..,..... Alvin P. Scl s, AJC-P
�resi c- ,�;c`%i1jCW rn.- 93721"36043 - _ DirP.<lo..'
September 12, 199-17
Glennon D. Mueller, Vice President
The Trans-Universal Company .
42€7 East Carrillo Street
Santa Barban California 93 101
Dear Mr. uelle.t:
SUBJECT: k T'I`ICH ATED SCHEDL7;E FOR ADOPTION OF
THE POLK A gMJE OFFICLU PLAIN LLNI TE (OPQ
FOR. STREET SIGHT-OF-WAY (RON )
As you were informed by the City Department of Public Works, I head the Planning Division
of the Development Dep&—nent, which is now doing project management for adoption of
Official Plan Lines (CIPLs), As of this fiscal ye-1, the Development Department has
undertaken most of the noticing, public meetings, environmental analysis, and report
preparation for adoption of OfflEcial Plan Lines (OPLs) for major circulation elements in the
City of Fresno Sphere of Influence, Public Works will retain engineering design, traffic
analysis, and other technical aspects of these projects, :This is being done as a cost savings
and efficiency measure, to utilize staff, to their hent advantage. it allows engineers to
concentrate on technical aspects, and lets planners handle procedural matters related to
Mian, line adoption.
I understand your concerns with regard to how long it has taken to adopt an CPL for Polk
Avenue. As a condition, of your property's 1995 Plan. Amendment and Rezoning, the Poll,-
Avenue
olkAvenue ROW has to be determined before your development at Polk & McKinley can
proceed.. I apologize if you misunderstood, or were not Billy informed, as to the procedural
requirements for creating or arnending an CPL,
A Director's Determination cannot be done when there are property owner objections (or
inter-agency disagreements) as to the location of a major sn-eet ROW, in this case, we have
been put on written notice (see attached) that a property owner along folk Avenue is
objecting to the proposed location of Polk.. Avenue ROW. Before final adaption of a Polk
Avenue alignment and ROW, we anticipate that there may be other property owner
of fections.
Furthermore, significant half-width and full-width portions of Polk lie mi the unincorporated
area (in Fresno County jurisdiction., outside City limits), Adoption of an CPL for those
portions requires participation of Fresno County in the design stage and formal concurrence of
the Board of Supervisors. The board, like the City Council, will want to know that all its
area constituents were given a chance to participate in hearings and project review.
Septcmbc� 12, 1997
Page 2
Therefore, die in-bouseDirector's Deltermu ration process could not be applied to sertina the
"uture l�� Y of Poly fi�vent:e; an OPL is needed. Under the Fresno Municipal C cede, CIPi s
are a type of specific pian, requmng public information meetings, full environmental
assessment, and approval by the Fresno Planning C ons-nzssion and City Council (the County
also requires public hearings).
The timing of any EPL adoption. process is determined by City Council prig= "--tic.n, Circ-
Manager, direction, and available, funding. You should be encouraged to hear that Polk-
Avenue
olk.venue was placed high on the priority list due to your plan amendr-cent and rezoning. Polk
,venue is one of the OPLs that the Development Department has committed to processing in
this fiscal year. Currently, we are working on OPLs for Peach Avenue, and for the Hug e-s-
West Diagonaliest Avenue & Kearney Boulevard, These projects have top priority because
their timelines are tied to State Highway 180 construction projects (commitments preceding
your rezoning).
Work on the Polk Avenue OPL will be next We will start work on it when the Hughes-
West/West & Kearney project is nearly concluded, We anticipate starting work. on Polk
,avenue OPL adoption around the end of November (Public 'Forks has told us they have
about two more Months of design work to do on Poly ,venue segments). We anticipate
completing this project in four to six months, so lona as (landing and staffrna levels remain
and we do not incur litigation expense on the OPLs we committed to adopting this fiscal year.
Please feel free to contact my staff(Sandy Brock, 209-498-2710) on the progress of Polk
Avenue OPL adoption., We wiU send you and Rabe Engineering (Greg Merrill) notices on
public meetings and hearings related to the Polk Avenue CPL project. Again., l apologize on
behalf of the City for any inconvenience that the wait for this OPL is causing you. Please be
assured that vie. will get the project done as soon as we can.
Sincerely,
iis P. Yovino
PI n i g Manager
etncl€asure. Copy of correspondence memorializing formal protest to adoption of
an OPL which would create gages in the ROW for Palk avenue
CC. Alvin P. Solis, Development Director
Ray Sala=, City Public Works Director
Carl Kassabian, City.Design Engineer
Ad Gaylord, Fresno'County Public work & Development Services
Gregory T. Merrill, P.E., Rabe Engine-. g
i:S.Sf#f:P�,SPaiu'XL;i.:s
do
4
Brief discussion ensued on the on-going self-insurance fund, repaynient of funds, and an annual repon
submitted to auditors on pending litigation and potential .liabilltv
.1
Councilmember Steitz expressed his strong opposition to the motion stating it was setting a dangerous
precedent and explained. (7- 0) Upon question, Mr. Souza reiterated staff was opposed to utilizing either fund
as they were insurance funds and not designed to purchase equipment.
C
On motion of Councilmember Perea, seconded by Councilmember Ronquillo,duly carried, RESOLVED,
staff directed to allocate S 100,000 from the General Liability Self`Insurance Fund to purchase 115 police radios
and 50 Beretta handguns for Police Reserve Officers, by the following vote.
Ayes Bredefeld, Perea, Ronquillo, Mathys
Noes Briggs, Quintero, Steitz
Absent None
(5B) REQUEST STAFF TO MODIFY THE CITY'S OFFICIAL PLAN LINE
PROGRAIJ FOR POLL AVENUE TO SEPARATELY AND PROMPTLY
PROCESS A NEW PLAN LINE FOR POLK AVENUE BETWEEN MCKTLES
AND OLIVE AVENUES
Briefly reviewed by Vice President Briggs, A motion and second to approve the request was acted upon
after discussion. Councilmember Ronquillo, left the meeting at 3:34 p.m. and returned later in the meeting.
Planning Manager Yovino explained the, OPT program and responded to questions of Councilmember
Bredefeld relating to reason for modifying the plan line, process, staff support of the modification, and a
proposed development in the subject area.
Dirk Poeschel, representing the developer, Universal Intentional, stated at issue was a condition of
zoning facing the developer and explained, stated they would support any process used, and requested the
Director Determination process be used to save time and money. Brief discussion ensued on the process.
On motion of Vice'President Briggs, seconded by President Mathys, duly carried, RESOLVED, staff
directed to modify the City's Official Plan Line Program for Polk Avenue to separately and promptly process
a new plan line for Polk Avenue between McKinley and Olive Avenues, by the following vote:
ayes Bredefeld, Briggs, Perea, Quintero, Steitz, Mathys
Noes None
Absent Ronquillo
1/6/98
m:...,. Pani:2':1
84ndra Brock -TTM 513 r wpd Pa
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---_---—-------------------------__...._......._--------_......._----....................-....._......_......_..------—-----.—-----._...................................................._................_....._------- ........—..............._.........._...............—.......................-------- ---—-----—------......
a
GOVERNMENT CODE 6602 (1)(1) Y
A protest file pursuant to scibdivision (a) shall be filed at the time of approval or
conditional approval of the development or within 90 days after the data of the j
imposition of the fees, dedications, reservations, or other exactions to be unposed on a
development project. Each local agency shall provide to the project applicant a notice
in writincd at the time of the approval of the project or at the time of the imposition of the
fees, dedications; reservations, or other exactions, a statement of the amount of the
fees or a description of the dedications, reservations, or other exaCtions, and
notification that the 90-day approval period in which the applicant may protest has
begun. '
Tentative Tract Map No. 5137t.
i
SEWER CONNECTION CHARGES FEF RATE
1. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
2. Oversize Charge $0.05isq, ft. (to 100' depth)
r
3. Trunk Sewer Charge 419/living unit
Service Area. Cornelia
4. Wastewater Facilities Charge $2,119/living unit x
i
5. douse Branch Sewer Charge n/a
6. Millbrook Overlay Sewer n a
'CATER CONNECTION CHARGES FEE RATEg
i
7. Service Connection Charge Fee based on service(s) and s
meter(s) sizes specified by owner; fee for service(s) and Meter(s)
established by the Master Fee Schedule.
8. Frontage Charge $6,50/lineal foot
9. Fire Hydrant Charge $0.751100 square feet(to 250 F
feet parcel depth)
f
4 .
10. Transmission Grid Main Charge $560/gross acre (parcels 5 gross
acres or more)
11, Transmission Grid Main Bond Debt x
Service Charge $243/gross acre (parcels 5 gross
acres or more)
k
5
12. UGM Water Supply Twee $442/living unit
Service Area. 001
r
13. Well plead Treatment Fee $192/living unit
Service Area. 301
14, Recharge Fee $0/living unit
s
GOVERNMENT CODE 66020(4)(1)
A protest filed pursuant to subdivision(q)shall be filed at the time of approval or conditional
approval of the development or within 30 days after the date of the imposition of the fees,
dedications, reservations, or ether exactions to be imposed on a development project.
Each local agency shall provide to the project applicant a notice in writing at the time of the
approval of the project or at the time of the imposition of the fees, dedications,
reservations, or other exactions, a statement of the amount of the fees or a description of
the dedications, reservations, or other exactions, and notification that the 90-day approval
period in which the applicant may protest has begun.
Tentative Tract Map No. 5137
SEWER CONNECTION CHARGES FEE RATE
1, Lateral Sever Charge 0.101'sg. ft. (to 10th' depth)
2. Oversize Charge $0,05/sq. ft. (to 100' depth)
3, Trunk Sewer Charge $419/living unit
Service ,area: Cornelia
4. Wastewater Facilities Charge $2,119/living unit
, louse Branch Sewer Charge n/a
6. Millbrook Overlay Serer n/a
WATER CONNECTION CHARGES FEE RATE
7, Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by
owner; fee for service(s) and
Meter(s) established by the
Master Fee Schedule.
8, Frontage Charge $6.50/lineal foot
9, Fire Hydrant Charge $0,75/100 square feet (to 250
feet parcel depth)
10, Transmission Grid Dain Charge $569/gross acre (parcels 5 gross
acres or more)
11. Transmission Grid blain Bond Debt
Service Charge $2431gross acre (parcels 5 gross
acres or more)
12. UGM Water Supply Fee $442/living unit
Service Area: 301
13. Well Head Treatment Fee 19211living i_init
Service Area: 301
14. Recharge Pee 0/living unit
Service Area: 361
16, 1994 Send Debt Service 60/living unit
Service Area: 361
DEVELOPMENT IMPACT FEE
16. Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEE t ATEI HAt E*
17, UGM Fire Station Capital Fee $1242/gross acre
Service Area. 16
18, UGM Park Fee $1230/gross acre
Service Area: 4
19, Major Street Charge $2435/adj, acre
Service Area; EW4
26. !Major Street Bridge Charge 1136/adj, acre
Service Area: Edo
21. Traffic Signal Charge $660/adj. acre
22. UGM Grade Separation Fee n/a
23, UGM At-Grade Railroad Grassing Fee n/a
Service Area:
24, Trunk Suer Charge n/a
Service ,Area
25, *Street Acquisition/Construction Charge n/a
cAmyriles wpitract5,t 37itenta.<v, €m
File No.210,43
FRESNO METROPOLITAN FLOODCONTROL DISTRICT
NOTICE OF REQUIRElVIENTS
PUBLIC AGENCY DEVELOPER
Mr. Alan.Kawakami, Chief Engineering Tech..AMSTAR HOME
Development Services Department 4570 S..EASTERN AVE., STE C-2
City of Fresno LAS VEGAS,N T f
2600 Fresno Street m
Fresno, CA 93721
NU%P NO. 5137 PRELIMINARY FEE(S) (See below) 04
DRAINAGE AREA(S) C.f CK DRAINAGE AREA " C1 "
DATE DRAINAGE ARE
TOT FEE $1.51,083.00
The proposed development will generate storm rarioff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the z
California Environmental.Quality pct and the National Environmental.policy Act. The District
in cooperation with the City mid County has developed and adopted the Storm Drainage and 0
Flood Control Master flan. Compliance with and implementation of this easter Flan by this
development project will satisfy the drainage related CF FPA impact of the project
mitigation requirements. L
The proposed development shall pay drainage lees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in etiect at the time of such approval, The fee
indicated above;is based on the tentative:map. Contact the F FCD project engineer prior to
approval of the fmal reap 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) easter flan storm drainage facilities may be constructed,or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master flan drainage system facilities is
credited against the:drainage fee obligation.
5 I MS 5469 E,OLIVE - FRESNO,CA q3727, - (5 S�)456-3292 , FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2-. of 4
e) When the, actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made, for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
I 4L Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1.
-C, The grading and drainage patterns shown on the site plan conform to the
ad-opted Storm Drainage mid Flood Control Master Plan.
2. The proposed development shall construct argil or dedicate Storm Drainage and Flood
Control Master Plan facilities located wiUn the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown.on Exhibit No. I a: "Master Pl&i
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
• Grading Plan X Storm Drain Plan X Final Map
• Street Plan. X "Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff cmi 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.
X c. Permanent drainage service will.Trotbe available. District
recommends temporary facilities until permanent service is available.
wailable-direuo,
d. dee Exhibit No. 1
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.
5469 C 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 f=ederal Clean Water Act and the State; General Permits for Storm 'Fater Discharges
Associated with Construction and Industrial Activities(State General Permits) require
developers of construction projects disturbing five or more acres,and dischar=ges 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, 0
a. State General .Permit for Storm Water Discharges Associated with.Construction Mi
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.live 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 tater Resources Control Board (State Board), develop and implement a z
storm water pollution prevention plan., eliminate non-storm water discharges,
conduct routine site inspections,train employees in permit compliance,and 0
complete an annual certification of compliance. ■
Under the Phase II federal storm,water quality regulations a State General
Construction Storm Water Permit will be required for all activities that disturb
one acre no later than March,2003. i
b. State General Permit for Storm eater Discharges Associated with Industrial
Activities,April, 1.997(available at the District Office.) A State General
Industrial Permit is required for specific types of industries described in the
PDES regulation;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 mater 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.
�t�7 5469 E OLIVE - FRUSNO,CA 43727 - (559)456-3292 - FAX(559)456-3194 Two sided docum+eM
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select wid implement stomi 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.eater 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 requirement,-,, or revise
fees, as necessary to accommodate changes made in the proposed development by the
developer or requirements made by other agencies,
9. X See Exhibit No. 2 for additional comments, recommendations and requirements,
__—
Gerald E. La-eman,District Engineer -Project igineer,�Kirk Duncan
C: LABS ANDERSEN & ASSOCIATES,INC.
4630 W. JACQUELIN, AVE,,#1.19
FRESNO, CA 93722
5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-;,1194 Two sided document
NOTE:
THIS DRAwiw IS SCHEMATIC,
3 DIS'CANC KS ARE a 1 I OXIhSATE,
EXISTING' *AN* !I
BASIN FAIClUTI-ESit
LAJ
F
FUTURE OUTFAIll it <
ul �` E€ t1 � is
..rid'' E @iLL
it
I...........:.....,..m .�......_
�..d..�..,, .m.®...
o�
McKINLEY AVE.
t ; 18 REUF It
.�_ UNE It ,y
I "Cfl4*l � 3g{ M°�t`I� .
Lij
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TRACY DrlCH
! ( tt 0
E I € ti i 11
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5137 11
€ € 24" It €
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LEGEND
0' STORM DRAIN TO BE DEDICATED
TO DISTRICT BY DEVELOPER
ITER PLAN PROJECT FACILITIES TO BE CONSTRUCTED BY
DEVELOPER — PIPELINE (SIZE SHOWN), INLET & LATERAL
—Oo EXISTING MASTER PLAN FACILITIES 100
SCALE .I"=400'
FUTURE MASTER PLAN FACILITIES
W DIRECTION OF DRAINAGE
INLET BOUNDARY
DRAINAGE AREA. BOUNDARY
TYPE 'E' INLET TRACT 5137
EXHIBIT No1
FRESNO. METROPOLITAN FLOOD CONTROL DISTRICT
wlr-e9A0 a•
OTHER REQUIREMENTS
EXHIBIT NO. "
----
The cost of construction.of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against. the drainage fee sof the drainage area served by the facilities, A
Development Agreement shall be executed with.the'District to effect such credit, Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed€ e fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or:District.
A storm drain easement will be required whenever storm drain facilities are located on private
proper. No encroachments into the easement will be permitted including, but not limited to,
foundations, roof overhangs, swimming pools, and trees.
Development No. Tract 5137
rt�rnitrxhibitsZ"tract,5 137(kd)
PARKS, RECRE ATION & COMMUNITY SERVICES DEPARTMENT
TO: Sandy Brock,Planner 11
Planning Division
FROM: Nancy Mon icon,PARKS PLANNING COORDINATOR,(.559.62119.27)
DATE., January 2.2003
Sullecv Vesting Tentative Map T-5137, Located on the South side of West McKinley between North
Polk and North Cornelia Avenues.
The Parks Department has reviewed the Tentative Subdivision Map proposed by Amstar Homes,Inc,, on
engineering drawings plans prepared by Lars Andersen Associates, frac. The Parks Division offers the
following comments regarding the street tree,and buffi~rlparkway strip conditions ...
I. STREET TREE REQUIRENIENTS
A, Fresno Municipal Code requires I street tree per 60 linear feet of frontage within the landscape
easement on West McKinley and North Polk Avenue. Street trees shall be planted either by the
developer or the City Parks Department.
i. The developer shall notify Parks to mark tree
locations and to drill through hardpan upon completion of curb and gutter construction.
Street tree fees shall be paid in accordance with the most current version of the Master Fee
Schedule.
ii. Street Tree Planting ILN, Developer: The developer may plant one tree for each 6t1°of
street frontage. The developer is to provide a landscape and irrigation plan. whichisto be
reviewed by Parks,Recreation and Community Services Department.
B. Street tree requirement-,will be addressed as remainder parcels are., improved.
2. BUFFER PLA ADJACENT TO NORTH FOLD AVENUE AND WEST McKINLEY
AVENUE
A. The developer is required to provide installation and long term provision for maintenance of
landscaping in the easement and right-of-way adjacent to lots 42'arid 43 on West.McKinley Avenue
and adjacent to lots 61-7.1. and lot I on North Polk Avenue , The developer may do this by
establishing a homeowners association.
B. As an alternative the developer may petition to annex buffers to the Community Facilities
District#2(CFD2).
3. DEVELOPER PLANTING FOR CONBfUNUY FACILITIES DISTRICT
A. For land to be annexed.to the CFD2,landscape and irrigation plans for buffers shall be
submitted to the Parks Division for review and approval prior to Council approval. Landscaping
plans shall be reviewed and approved by the Parks.Recreation and Community Services
Department. Landscaping shall comply with I-andscape Buffer I)evelopinent Standards approved
by the Cih,Council on October 2, 1990 as well as with Sections 12-306-N-23 &24 and 14-121 of
the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping passed
Parks Recreation and Community Seni=De"rtraenl Commemi on T-5 13 7
Jamw 6,2003
Page 2
by Council on September 20, 1994.
B. Should the proposed landscape buffers and/or park-way strips be located next to an existing
buffer ancLior parkway strip, the planting concept shall simulate the adjacent adJ landscape e design to
present a more uniform appearance on the street. 'rhe street tree species for North Polk Avenue
shall be Sapium sebiferum,(Chinese Tallow 717ree). 'rhe street tree species for West McKinley
Avenue is Koelruettviapaniculata, (Golden Rajn,rree-).
C. Landscape plans shall indicate grades and show fiencing or wall details. All fencing shall be
placed outside the landscape easement. Maximurn.slopes shall not exceed 4:1 with l'of level
ground between the slope,and the back of the sidewalk and/or face of fence. Erosion control
m mures shall be implemented on all slopes of 4:1. including die use ol'synthetic erosion control
netting in combination with ground cover species approved by the Parks Division.
D. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service
flows,
E. No private flags,sigans or identification of any kind shall be permitted in the right of way,
within die city-controlled easement or on the fence or wall facing the street.
4. ENVIli ONAIE-NTAL ASSESSMENT
A, This is project is consistent with die:Parks.Master Plan,
. GO REQS REQUIRE-MT-N-T-S
A. The project is in,UGM ZAine#4. Please assure that all Parks UG M fees are collected as
allowed by FMC. The nearest regional park to the site is Roeding Park. The nearest neighborhood
park is located at Clinton and Brawley. An additional neighborhood park is proposed at*Dakota
and Milburn.
West Area Citizen Advisory Committee
2600 Free—no Street,Rm 30ffi - Fresno.CA 937-21-3604
MFFTING rV11NUTES
OF
DECEMBER 23, 2002—4.00 P.M
FRESNO CITY RALL—SECOND FLOOR—MEETING ROOM"C"
L ROLL CALL. Ed Bergthold*.Jeff Barret
* Chaired meeting
11. ACTION YrEMS
A. OLD BUSLNESS
& NEW BUSINESS
Tentative Tract Ma j2 No.5137
Project Proposal: Request approval of above-referenced tract map in order to develop a
131 lot single-family residential subdivision on approximately 129 acres located along the
easterly side of North Polk Avenue,south of West McKinley.Avenue.
Current planned land use: Public Facilities/Middle School/Eleinentary School
Underlying planned land use: Medium Density Residential
Zoning, R-t/UGNVcz(Single Family Residentiall' Urban Growth Management area./
conditions of zoning)zone district
Assessor Parcel No.: 3 1.2-10 t-36
Area of site, 29acres
Staff Analyst- Sandra Brock
Action, Approved subject to the installation of a six-foot, masonry block wall along
common property-line bemeen proposed residential subdivision and commercial
development at southeast corner of N.Polk and N. McKinely Avenues and the
application of appropriate development policies as specified by the adopted West Area
Community Plan. (Refer to attached West Area Community Plan policies.)
Apply 20-ft building setback requirement along North tAcKin ley and North Polk Ave's
per West Area Community Plan Policy No. W-3-b
f1f. REPORTS
IV. UNSCHEDULED 01tAL COMMUNICATIONS
VADMINISTRATIVENNIATTERS
VL ADJOURINAMENT
West Area Citizen Advisory Committee
2WJFre.snoStreet,RmX)% - Fresno,CA.93721-3RX
AGENDA
DECEMBER 23, 2002—4:00 P,N1.
FRESNO CITY HALL—SECONYD FLOOR-4VIEETIING ROOM"C"
I. ROLL CALL
II. AcTiON ITEMS
A. OLD BUSINESS
B. NEW BUSLNIESS
Tentative Trag!_M� a o>5137
Project Proposal: Request approval of above-referenced tract map in order to develop a
131 lot single-family residential subdivision on approximately 29 acres located along the
easterly side of North Polk Avenue,south of West McKinley Avenue.
Current planned land use, Public.Facilities/Middle SchooU Elementary School
Plan Alternative land use, Medium Density Residential (shallapply if not acquired for
a school facility)
Zoning: R-1/UGMI cz(Single Family Residential/ Urban Growth Management areal
g
conditions of zoning)zone district
,Assessor Parcel No.: 312-101-36
Area of sitc 29 acres
Staff Analyst: Sandra Brock
Action:
1IL REPORTS
IV. IRNSCHEDULED ORAL CONTIWINIC. TIO NS
V. 4.l) TMST RATI VEAIATFEKS
VT. ADJOURNMENT
provision of additional major street travel lanes(beyond the currently
required two center larges) when projected traffic volumes or safety
conditions warrant.
establishment of a service area, and UGM fee for design and
construction of planned overcrossings of Freeway 99 and for north-
south traffic flow improvements within the West Area, including the
rantland Diagonal.
W-2-e. Prsllcye In order to provide neighborhood park facilities in a timely manner, the
city shall commit to developing every UGNI-f nded park within two years
of the time that 95 percent of the UGM fees are collected within that parks
UGM service area. �` t
W-3, OBJECTIVE.- Provide streetscapes which create a positive image of the'west area and
contribute to the West Area Community's quality of life.
W-3-a. Policyt Designate Grantland Avenueand the GrantlandDiagonal between Shields
€.
Avenue and its intersection with the right-of-way of the Soot ern.Pacific
S
Railroad tracks as a boulevard area, with a 30-foot landscaped setback
required, Planned elements of the city's roaster trait system may be
17
located partially within this setback.
-0/ W-3-b. Policy;,' Provide a 20-foot landscaped setback along all designated arterial streets.
Planned elements of the city's master trail system may be heated partially
U. within this settbaclt.
r
-3- Policy. Provide a 15-foot landscaped setback, or the setback required by the
' Fresno Municipal Code, whichever is greater, along all collector stree
and along the Gettysburg alignment transportation corridor. Planned
elements of the city's master trail systema may be located partially within
this setback.
W-3-d. Polio ro When fees are paid for median island landscaping in the West area, the
funds collected shall not be transferred for use in other community or
specific plana areas, A prioritized list of median island landscaping
projects in the West krea shall be developed annually and presented to the
West area Plan Implementation Committee,for review.
-4. € BJECTIV : Provide ' acceptable design standards for single-family residential
development, to establish and maintain safe, attractive, and ;table
.residential neighborhoods', to preserve the long-term integrity of the
community,
.
`
* -a. ~Polis , At the following standards to all development proposed within areas
designated for medium-low and medium density uses:
2015 Frvrm General Plan
West z4ma C arrrneareaty;Nan -204- 02-01-02 ' R
in areas planned for medium-low density residential use,minimum lest
size shall be 6,000 square feet or larger, except when approved as a
cloistered planned development pursuant to a special permit:
• in areas planned for medium density residential use, clustered and
nonclustered planned development tracts shall require a special
pen-nit. fn such nonclustered planned developments-
1 ! _ lets ander 6,000 square feet(reduced-size lots)shall not comprise
'
over 25 percent of all the lots in a final tract map,
reduced size lots shall be at least , square feet in area and,
except for curl-de-sac and comer lots,shall have a.minimum width
of 60 feet.
rog reduced size lots shall be distributed throughout ut a tract.
{-
W4 b. Poli . The following policies shall apply when a remainder parcel is within the
Y"
boundaries of a residential subdivision,
The remainder- parcel shall be rezoned to a zone district which is
consistent with the planned land use designation.
Access to the remainder parcel shall be reoriented to a local street
%± whenever feasible,
a �
When the remainder parcel abuts a major street and is not a corner lost,
r, right of way dedications and installation of improvements including
back-up landscaping treatment and, where feasible, fencing)shall be
required along the major street.
When the remainder parcel is a comer lot abutting one or more major
streets, right of way dedications and installation of improvements
(including back-up landscaping and,where feasible,.f cueing)shall be
required along any major street frontage of the parcel Haat is less than
330 feet.
Wm -c9 Po t r ,. The following design standards shall be required for development of
homes and garages in nonclustered residential subdivisions, including
planned developments:
single-wfamily residential lists shall not be allowed to front on a
designated major street unless it can be satisfactorily demonstrated
that no feasible alternative means of access can be provided,
Evaluation of alternative means of access shall include the
consideration of frontage roads, back-up treatment, and substantial
redesign of the subdivision proposal,
roofing material shall consist of one of the following, except for
roofing used over rear yard patios'.
architectural grade composition roofing guaranteed by the
manufacturer for at least�€�years.
cement or clay tile.
treated mood.shakes.
M21 <nrw .P *Pew air
Wed*ea C;oaaeaata aityPlan -205- 02-01-0„
ar hitecturalmgrade metal and coated non-glare decorative metal
roofing products.
fall ffont yard lands cirt ..and ^irriat ral ... e._ c..... rio
..._..
W ocpappy:.....
ro
city sidewalk standards adopted in 1993 shall be applied (sidewalks
with park strips wide enough to accommodate street trees on both
sides of all residential and major streets). if the general platy is
w� r amended in the future to change this standard, alternative sidewalk
l
c; s, patterns with unitary curb/sidevvalk and landscape strips in the
right-of-way inside the sidewalk may be considered, subject to the
design and implementation of an acceptable street landscape plan.
W-5., O CT e Provide for the appropriate distribution and design of multiple-family and
clustered residential uses, to establish and maintain safe, attractive, and
stable residential neighborhoods and to preserve long-term integrity of the
West Area Community.
ma.Q Policy: in order to provide a desirable range and distribution of housing
opportunities, the designation of additional medium-high density
residential uses (by plan amendment).nay be considered for sites which
comply with the following criteria,
® new medium-high density residential uses shall be distributed to avoid
excessive demands upon limited public facilities and services, yet
provide adequate housing opportunities with immediate access to
employment, shopping, .services, public schools, and transportation,
for each proposed medium-high density site, the city shall provide
assurance that, at occupancy, public facilities and services will
accommodate demand increases or characteristics (peak daily traffic
volumes, sewer flows, and water usage; fire suppression water
requirements;prevention of disruptive traffic movements; et al)in a
manner that will maintain acceptable levels of service to the proposed
use and to the surrounding community in accordance with adopted
plans, policies, standards of service, and development standards.
• the medium-high density site shall either have direct access to a major
street or to a local street of sufficient vehicular capacity which does
not pass through an existing or planned single-family residential street
prior to intersecting a major street.
• evelopmnent of the medium.-high density site shall not prevent
completion of a local street identified as necessary to serve a single-
family neighborhood.
variations ofthe building footprints with indentations,prqJections,
and offsets,
. variations in the exterior walls by use of a variety of materials and
features such as wainscoting, decorative trim, balconies, bay
windows, verandas and entryways,
- varied roof forms with slopes, ridges and valleys.
. fences and walls that are architecturally compatible with the
project, aesthetically pleasing, and durable.
The following design measures,as well.ass any measures identified by
the Police Department and Development Department., to promote
controlled access and community surveillance of all common areas
and facilities-
pedestrian and vehicular entrances,walkways,parking areas,open
spaces, common facilities, structures, and fencing shall be
designed to inhibit uncontrolled access by nonresidents and
facilitate surveillance by residents, property managers and law
enforcement/security personnel.
in projects with five or more dwelling units,fencing or walls shall
-f nces
have a 6 bot minimum height,with gated pedestrian entra to
control pedestrian access. These access control structures shall be
sited and designed in consultation with the Fire and Police
Departments, and, in the case of sound control walls, with the
Public Works Department. When feasible and safer pedestrian
access through sound or security walls should be provided near
transit stops, schools, parks, shopping center, and other activity
centers,
fully enclosed garages should be provided for the required covered
parking spaces on sites of one acre or less in size, unless
alternative design measures are approved to restrict access to
parking areas by unauthorized persons, Vehicular access gates
may be required for project sites larger than one acre in net size,
unless fully enclosed garage spaces are provided.
W-6. OBJECTIVE: Establish compatible relationships between housing types and densities,
and. provide standards for interfaces between urban and rural residential
land uses and between single-family and multiple-family residential
projects�
W-6-a. Policy: The'following interface standards shall be mandatory when proposed
single-family subdivisions with lots averaging less than 1'-),,;00 square feet
in size abut one or more rural residential parcels)that isiare(1)between
one-half andtwo acres in size and(2)developed with at least one dwelling
unit.
There shall be a minimum rear yard building setback according to the
following standards:
2023 Fr esm Ge ml Plan Appendh W
Wev Arm commwdtv Pian _208- 02-01-02
for single-story structures, the rear yard setback shallbe t3 feet.
Rear-yard encroachments may be permitted for single-story
structuress per the provisions of the Fresno Municipal Code.
However, in no case shall the rear yard setback be reduced to less
than 20 feet by means of these encroachments.
for two structures.,the minimum building setback shall be 40
feet. For those t��?rs-str�rg,structures with norearWfacir� windows
above the first floor, or for those portions of two-story structures
which have no rear-facing windows above the first floor,rear yard
encroachments may be permitted per the provisions of the Fresno
Municipal Code. However, in no case shall the rear-yard setback
be reduced to less than 20 feet by means of these encroachments.
`here shall be a 6-foot high solid wall or approved architecturally-
designed solid fence(meeting requirements of the Fresno Municipal
Code) provided along the side and rear property= lines between new
single-family ily uses and the above-defined rural parcels.
W-6-b. Policy, The following interface standards shall be mandatory when proposed
multiple-family or clustered residential uses abut one or more rural
residential parcel(s)that are(1.)between one-half and two acres in size and
( )developed with at least:one dwelling unit.
There shall be a minimum rear yard building setback according to the
following standards:
W for single-story structures,, the rear yard setback shall be 30 feet.
Encroachments into this rear yard setback may be approved in the
initial special permit(site plan or conditional use permit),or may
be subsequently approved in an amended special permit,provided
that the special permit approval or amendment process includes
the public noticing, appeal, and hearing provisions of the Fresno
funicipal Code, However, in no ease shall the rear yard setback
be reduced to less than`0 Feet by means of these encroachments.
for two-story structures,the minimum building setback shall be 40
feet. EXCEPTIONS: For those two-story structures with no rear-
facing windows above the first floor,or for those portions of to-
story structures which have no rear-facing windows above the first
floor, near yard encroachments into this building setback may be
permitted. Such encroachments may be approved in the initial
special permit or subsequently approved in an amended special
permit, provided that the special permit approval or amendment
prods includes the public noticing, appeal, and hearing
provisions of the Fresno Municipal Code. However, in no case
shall the rear-yard setback be reduced to less than `0 feet by
means of these encroachments,
202.E P<'reow Gemml PIMpg �asda�t3`
The following implementation measures(property design standards)will
be applied to all nonresidential development entitlements. The standards
may be waived or modified where adjacent land is developed with a
nonresidential use or is approved for nonresidential development(by an
entitlement such as rezoning or special permit).
These standards are to be applied through the city's special permit issuance
and appeal process and may be modified or waived through that process
in order to best serve the community's health, safety, and welfare, if the
Development Department director, the planning commission, or the city
council find that appropriate architectural design, screening, noise
attenuation,and'oroperational measures have been provided to adequately
protect adjoining residential property..
Wa-7-a, policy: No nonresidential. structure taller than two stories or 35 feet shall be
constructed or enlarged within 40 feet of the property tine of abating,
properties that are zoned, planned, or otherwise approved for residential
uses,
f-7mh, Policy; Nonresidential structures that are less than two stories or 3 5 feet in .height
may be constructed within 20 feet of the property line of abutting
properties that are zoned, planned, or otherwise approved for residential
uses.
W-7-c Policy: A landscaped bu er strip,containing deciduous and evergreen trees,is to
be planted and maintained along local streets abutting nonresidential uses,
and along all the property lines that lie between nonresidential uses and
abutting properties that are zoned, planned, or otherwise approved for
residential uses, The landscaped buffer shall be at least 10 feet gide(or
wider, as may be required by the Fresno Municipal Code or through the
special permit issuance and appeals process),
W-7-d9 Policy: -Provide wall and/or earth berm, separation to protect the integrity of
residential areas adjacent to nonresidential development.
[,�. : , • A masonry wall, or combination masonry wall and earth. bean,
j}
providing a. continuous barrier three , and one-half feet to
six and one-half feet in height, shall be erected on, or along, the
setback line ten to twenty feet from, and parallel with, the right-of-
way
i €t-of-
,.x way line of abutting local streets"
Earth berms shalt be planted with grass or ground cover and
maintained by the property owner.
£-7-es Policy: All loading spaces shall be located not less than. 150 feet from the
} boundary of any residential property, however, the proximity of loading
arm may be reduced when adequate design and operational measures
(such as restricted hours for loading activities) are approved to mitigate
WraArm i.:amffxldypfras -�f1- 112-€1C 112
,t AN C 44AM CENT U1F FAA NO 510 P,2:'2
CENTRAL UNWIED SCHOOL DISTRICT T � f,%
3x l t
4605 NOe'Ttj F OUK AVE M}p?NO, CA 92722-51)4-f$59)2745- Jg•;gowcli Vccznrutvsid k iu.cx.ua
'DIS- a5..4 Vl fl`S.az`-++ 1,1 xwYa;'i� Q , ,+°C y�� Aee•
Larry La Powell
January 3, 2003 TRUSTEE3-
Cindy Bekruoa
er•:s Cox
Judith Gwringa.r
Theresa Hagaita
Diana l'Ahla
Phtt rbc :can:
Nick Yovino Me Yaol-I
Development Director
Pith' of Fre�tir�
2600 Fresno Stree>
Fresno, CA 913 2`
Dear Mr, Yovino,
We are in receipt of a letter dated Der-ember 9, 2002 regardinguladivissoil Review
Committee meetings schadul d to consider Te,ntaUive IF,act Map No. 5137. This
proposal involves a 28.5 acre parcel located on the southeast corner of Polk and
McKinley Avenues, w, hich currently carries a dual use designation of middle
schoolirnediurn density residential on the 2025 General Plan Map,
In accordance with the agreed open oblective of using the dual use d algnatlon t
-improve the planning process, we request that the processing of this map be suspended
tintil ante have had an eppertunity to either attempt tc acquire the site or t€� relocate to
another area.
, incerely,
J1�n Mulligan
Assistant Superintendent, Business
M1 d f
GEOFFRcy tat,t,aAr'',r�A`�- �i0;it�P,t ULLIGAs°1 SA KC UG:AN
rL--Sislant SUL'intanden£, Assistant ku��srint�:��aS?>e 5,391 tes:, Assistant S Ds 6mansierst, snv:ructon
(559)2,6•5�24 f:r69) 276-,5200 ;zz �'76-3t?5
FARC'f$59)? 6_29f13 FAJ (859) 13-03-�',4 FAX(369)-276-3-102
Facific Gas and
flectric Company
�Mai i .................................
Sow- a<2ev Lat "ar-r,
esno, '93 760,
5519-2111,111.172.11,!,
inte,nal: —19-,
.W.ED
January 14., 2003 C�
t
OEVeuopmeg DEPARTMEW
Development Department
I-ry or.rr� st4o
Engineering Services Division
Land Division Section
Attn: Ms. Sandy Brock
2600 Fresno Street, Room 3043
Fresno, CA. 93721-3604
Dear ifs. Brock,
Thank you for the opportunity to review Tentative Tract Map No. 5137.
Pacific Gas and Electric Company (PG&E) will not object to the recording of said parcel map
provided the final map conforms to the preliminary map you have provided.
If PG&E has an existing pole line facility that serves the property and the existing pole line
crosses proposed property lines and is not covered by an existing easement, it is the property
owner's responsibility to provide PG&E with adequate rights-of--vvay satisfactory to PG&E,
If the property owner needs PG&E to help assist in making the determination if an easement
will be necessary, the property owner or their agent may contact the undersigned for
assistance.
If you have any questions, please contact me at 559-263-7375,
Sincerely
Nick Minas
Land Technician
NJM,.dkj
cc: Mike Crain, PG&E
JAN-08-2003 10:ZT FROM-Lars Andersen & Associates 5592760350 T-912 P,001/001 F-653
LARS ANDERSON & ASSOCIATES, INC- SCC IT A.MIOMNIER,VZ
C114L ENGINEERS o LAND SURVEYORS *PLANN'W PRESIDENT
4630 W TACQUET-YN AVEINTUE, SLJffE#119 ROBERT CROENI,FZ
FRESNO,CkLITORNNIA 937722-6405 JOVI RTOR10,FE,
(559)276-2,790- FAX(550)276,96 €) NOEL G.BUCU,PE
January 8, 2003
Memo to, Amstar Hornes Incorporated-David McEntire
.Fax. (702) 650-2926
From: Arthur L. Lucas
Re: Tentative TTact Map No, 5137-Fresno, CA
SEC W. McKinley& N. Polk Avenues
Yesterday, Jantiary 07, 2003, ScottMommer, President of LarsAndersen&Associates,
Inc. had a discussion with John Mulligan @ Central Unified School District,regarding
the issue of the District's inquiry of the development site as a possible school site.
Pleasebe advised, per John Mulligan, that the Central Unified School District will not be
proceeding with pursuiag the development site for school use.
After your review of the above, should you have wiv questions or require further
clarification, feel free to contact me at (559)276--21i90Ext 24,
ALL,'all
cc- File
Cityof Fresno/Planning Dep
g , aament-Sandy Brock
Central Unified School District-John Mulligan
Lars Andersen&_ Associates, Inc,-Scott M.ornmer
..................:............
A 98-2GU3 15:20 FROM-Lars Andarsan A Asscciatas 5592T69950 T-922 P.901/001:. r-TOT
10 L S ANDERSON & ASSOCIATES, L-4 C. SCO'rr A,MOMIMER.r F.
€1V.ILENGINEERS - LANDS! MrS a PLANINERS .I'USID...E.N1
4630 add.JACQUELYN AVENUE,SUITE#119 ROBERT OWENL RS_
FRESNO,CALIFORNIA"3;",22-W5 J®VI R.TORtO,RE,
(559)276-2790► FAX(559)2176-€78.51 NOEL Q 8UCU,RE.
January 8, 2003
llvlerno to andra Brock
;:its•of Fresno
Planning&Development Department
Fax, (559) -1020
From'. Art Lucas
Re; Arnstar 11ornes Incorporated
Tentative Tract Map No, 5137-Fresno, CA.
1 talked with David McEntire @ .f .root w 1 io.rnes, Inc. tli:is date, as to w etber he would be
proposing fireplaces in his homes for the above referenced project.
David said that he.would be inclined to ellini nate"wood-burning' fireplaces in the
homes, and would offer, as ars o tiorL "gas-fired"appliances,
After review of she above, should you have any questions or require further
feel free to contact me at(559) 276-2790, ext 24.
cc. File
. ustar Homes Inc.-David McEntire
Scott M+ainmer
"f Fresno
.,r �,.
17 lU;
0-AmmicaCRy
2000
DEPARTMENT OF PUBLIC UTILITIES
Late; 12/17r2002
Development Application ; T-5137
APS. 312-101-36
Address; 5431 W. McKinley Avenue
Project Description: A 139-Lot single family subdivision on the south side of W. McKinley, bet. N. pelf and N,
Cornelia Avenues, on 28.5 ac. of -I/UGM,`cz zonmg.
Reviewed by: John Moser
artit.ary q er_ erylge
J It has been determined that the Project will contribute ars estimated average daily discharge to the
sanitary sever system of 45,195 gallons and capacity is available it the Sanitary Sewer System
to serve the project, and
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 shell be paid for the Project,
No extensions required.
Water=service
It has been determined that the projected pear water demand for the Project has been estimated
at 278 gallons per minute and an adequate source of potable water is available to meet City,
Mate: and Federal standards during periods of pear demand in the City Water System serving
this project, and
Water facilites are currently or wou d be available to provide eater service to the site subject to
the fallowing requirements:
V. A 1.300 foot water main extension is required in accordance with adapted ordinances,
specifications and as directed by Department of Public Utilities req€airements.
V Two independent sources of water are required to serge the Project,
Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
Payment for installation of;pater service(s)and/or meter{s) is required.
v' Payment for installation of public fire hydrant(s) is required,
V ',Mater Connection Charges are due and shall be paid fear the project.
y
0 Fresno
Imn Ing-%L.
DEPARTMENT OF PUBLIC WORKS
Date: December 15. 2002
TO.- SANDY BROCK,Planner 11
planning and Development Department, Current Planning
Through: ERR FROBERG. Assistant Manager VV
Public Works Departrtient, Engineering Division
From: JOHN ALLEN, Engineer II
Public Works Department, .: gineering Division
Subject- Sik- NITARY SEWER AND WATER REQ UIRFNIENITS FOR TENTTATIVETRACT
No.5137/t.,"GM
General
'The subject site is located on the southeast comer of West McKinley and North Polk Avenues.
The subject tentative tract map proposes to create 131 single family.residential lots on 28.5 acres.
Existing zoning is R-I' UGM/cz-
The developer shall be required to construct any sewer and water mains,necessary to serve
adjacent properties prior to placement of any pernianent street surfacing.
Sanitary.sew e
.A 45-inch sanitary sewer is existing in West McKinley and North Polk Avenues to serve the
proposed subdivision.No public sewer main extensions are required, 'rho following conditions
are required to provide sanitan, sewer service to the subdivision.
I Separate sewer house branch shall be provided to each lot created.
2. All public seNver facilities shall be cotistructed in accordance with City of Fresno
standards, specifications, and policies.
Water sendee
A 14-inch water main exists in West McKinley Avenue to serve the proposed subdivision. The
followin(Y conditions are required to provide water service to the tract.
1)
I. 14-inch Transmission Grid(rG.M) water main shall be installed in North Polk Avenue
from West McKinley Avenue to Floradora along the subdivision frontage,
I'lic tract or any phase of the. tract is required to have a rainimum of two points of
connection to public water sources approved by the Water Systems Manager.
I. Separate water services shall be provided to each lot created.
4. All public water facilities shall be constructed in accordance with Public Works
Department standards, specifications, and policies.
c: Doug, H.ecker
City of Fresn Sewer & Wa " 'Br Facilities
__......................._................................................_.. .............................
Water Mains i
Actiw—e-
.. .� 'dater Mains
i
-private 1.. ........ i
..
t
—Proposed
nSewer Mains
W.mcKWL-ty
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Parcels j
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City Limits
r:
Fresno County
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FEET
http.,',cfpuweb2.ci.fresrio.ca,Lmf r fMGW ip.mwf Monday, December 16,2002 9:54 AM
City of
�s+r LIMA
low
.................... ................
C':ty
I-lall 39_6%1-81500 Nbhc'Works DeDartrnnent
2600 Fmmw Street,Rin 4064 Esqu'vel Seven)
F:1Z1..1;>,CA.93721:..3A'3 lnte6in A-.,sist=Director
.S;W.w'ftesno.gov
January 9, 2003
TO, Bob Lewis,Supervising Planner
Development Depatt.-nent, Placating Division
THROUGH: Jose Luk Benavides,P,E,,Assitant'fransportation Manager
Public Works,Transportation Section
FROM: David Padilla. Int.enn Transportation Planning Superivo�_�
Public Work&Transportation Planning
SUBJECT: TT 51''t'7,Public Works Conditions of Approval
The Public Works,Transportation Planning Section,ha-;completed its;review offentative'Fract Map 3113',
which vias submitted by Arristar Homes,Incorporated.The 1561J.0.wing requirements are to be placed on this
tentative tract inav as a condition of approval by the Public Works Department,
General Conditions
Randicap access ramps are required at all comers within the limits orLha:tract,
All required iigacing anal striping shall be done arid paid for by Lhode-veloper/owner, 'rhe si ingand
gn �'
striping plans shall be done per the current Caffrans standards and shall be a part of the street construction
plans ,or this tentative Inap to the Public Works DeparUiient for review wid approval,
Frontage 1mprov_e_mtnt Requirements:
Major streets:
West I,TcKintev Aygj!q..(&t riga:
- 4vay vurooses within the limits of this tract t meet for
Dedicate an easement for street.rig 411-of
ew-rent City of Fresno arterial streetstandards,
I Construct concrete curlo, gUtter,sidewalk,and 20-feet ofpermanent paving within the limits of this
tract,The sidewalk pattern shall be constructed to a 10-foot residential pattern,
3. Construct-,in underground street lighting systein.to Public Works Standard E-I within the limits of
this tract. Spacing and design shall con.form to Public Workts Standard for arterial itreets.
4. Relinquish direct vehicular access rights to West McKinley Avenue from all lots within this tract,
Mc1Cnley__1'olk,dx
Major streets:
North Polk Avenue(Arteriab.,
I. Dedicate an eiiernent ff'or street right-of-wally purposes within the finifts of this tract to ineet for
c-urrent City of Fresno arterial street standards,
2. Castruct concrete curb,gutter, sidewalk, and 20-feet of permanent paving and transition as
necessary within the limits of this tract. The sidewalk pattern shall be constructed to a I 0-foot
residentlit pattern,
1
Construct an underground street lighting systeni to Public Works Standard E-1 within the litnits of
this tract. Spacing and.design shall conforni to Public Works Standard for arterial streets.
4. Relinquish direct vehicular access riOnt,;to Nortffi Pork Avenue ffoin all lots within this tract.
Minor streets(Interior):
Design and construct all curb,ghitter,sidewalk(both sides),permanent paving,and underground
street lighting systems on all interior local streets. Sidewalk patterns to coniply with Public Works
API Standards for 50ft and 54ft.atreets,
2. The approved W,Floradora Avealignment of.-Trut.5051 is located at.the V4-trifle point on the west
side of N. Polk Ave.,therefore the proposed allgrunent of said street on the east side of N.Polk
Ave should be redesigned to alipi with the previously approved intersection.. If the developer
cho.,.,,--,not to alim)said street.,then, it shall be offi-et a inirtinium of 160 1-:et-north of said
intersection. This division recorrunends that the intersection be placed between lots 65 mid- 66.
3. -en lot- and 31 triust be el' flinated,
Stub street between 02, 3 in.
UGM R.Uguirements:
This Map is in UGM inaJor street 2!one E-4,therefore pay UGM 'Yfajor Street fees.
Street UGM construction Is required with this tract.
0 Instal I a 15€?-watt safety light at its ultimate location on the southeast corner of-'McKinleyand-Polk
Avenues, 'The safety light.will need to be protected with raisedconcrete.curb return.
N'.qqh-Polk Avenue:
a Construct the two 17-foot center section travel lanes wri.thin the southerly limits, of this tract to the
intersection with West McKinley Avenue, Construct a raised concrete median island within the
frontage o is tract to acconunodwte for a 2504�>ot left turn pocket at West McKinAv
ley enue,
f th
West McKinjev Avenue
• Construct the two 17-tout Center section travel lanes within the easterly limits of this tract to the
intersection with North Polk Avenue.Construct a raised concrete median island within the
frontage of this tract to accorriniodate Ebt a 250-foot left turn pocketatNorth Polk.Avenue,
C:'Reldulg File
CENTRAL UNIFIED SCHOOL DISTRICT
s
............—
............ ..........--.. . I
46W NORTH FCLl< AVE. FIUSNNO, CA 937 22-.15334 276-52016 k:2,cu.its 1,
DISTRICT SUPERINTENDENT
FAX TRANSMrrTAL
Larry L, Powell WON-- ------
i
--To* Fmm
February 12, 2003 co, CO- CeMMI Unified Sdwl Ms?
phow 0T R R.US i' E Sc:
Gindy Berube
Fax* Fa. Prry Cox
(209)275-01-04 Judith, GeinnerSandy Brock, Planner 11 ......... Theresa Hagans
City of Fresno — Planning Division Diana Mi;Ra
2600 Fresno Street— Third Floor Phil Rusconi
M a Mike Yaeja
Fresno, CA 93721 n"rCE]FVEw--
FEB 14 2003
Subject: Initial Study EA No. T-5137 DEVELOPMENT DEPARTMENT
CITY OF FRESNO
Dear Ms. Brock:
Thank you for providing the Initial Study and faxing the missing page #18. Central
Unified School District (Central USD) appreciates your efforts to provide information on
the impacts of proposed Tentative Tract Map 5137 on existing school facilities within the
District. However, the following points of information are provided to update and/or
correct information contained in the Initial Study: Section 11.4 — Overcrowding of School
Facilities.
As noted in the Initial Study, statistical information was obtained from the Education
Data Partnership website (h.ftp:i,'wmv.ed-data,kl2.ca.us). Please note that information
obtained frorn this particular web site is outdated and based on data from the 2000-
2001 school year. For this reason, Central USD would be more that happy to provide
district enrollment data rather having city planning staff surf the website for this
information.
With regard to the Initial Study, the following issues are relevant,
* The District boundary south of Herndon Avenue runs along Cornelia Avenue to
Freeway 99 and not along Blythe Avenue,
a Central USD has 17 schools and a total enrollment of just over I 1 000 ADA,
0 Central USD is .not currently experiencing overcrowding, In fact the District's
teacher:student ratio for K-3 grade students is 1:`18.8 and the ratio for 4-12 grade
students is 1.28.5.
GEOFF REE-Y M, )A.RRA:T— JOHIN MULUGAN SAnAHKOUGiAN
Personnel Assist3nt IS u`Werintendelnt, Business Assistant Supprint-�mzdant, instruc%on
59115,
,..539' 276-5224 559 (5 ) 276-3
276-5200
FAX(559276-2983 FAX SAY
February 12, 2003 page2
TT5137-IS response
S Enrollment figures for the 2002-2003 school year at McKinley Elementary were 846
students with a capacity of 360 students. Enrollment figures at El Capitan Middle
School were 788 students with a capacity of 1000 students.
M Prior to the passage of Proposition 47 (Nov. 2002), Central USD took precautionary
steps to prepare, in the event that Prop 47 failed, for updating its fee study and
possibly increasing developer fees. However with the passage of Drop 47, our fee
study is not under revision and any unpublished data has not been reviewed or
accepted by the District.
• The recent bond measure referred to in the Initial Study was passed in 1002 --over
ten years ago. Monies from this bond were earmarked and spent entirely for the
construction of the new 2400 student high .school carpus on NWC of Dakota and
Cornelia Avenues.
The 166 acre property on the NEC of Grantland and Ashlan Avenues, is to be
developed with an elementary, middle, and high school along with a stadium.
Whether or not the loss of the dual designation on the subject site for proposed
Tentative Tract Map 5137 will expedite construction of the middle school planned for
the rantland/Ashlan property has yet to be determined.
The District thanks the City for the opportunity to comment and provide updated and
current information. Again, the District would be more than happy to provide district
related information to city planning staff. Should you have any questions or need
additional information, please contact David Deel at ddeel¢raluscl.k12.ca.us or at
(559) 276-5203.
Sincerely
John Mulligan
Assisstant Superintendant, Business
DD.dd
u 3:I BI T 5
co
P \, HAh_ DELIVERED
Juan Arambula
Board sof Sczerscrrs
t
is-6 t
YYr �
March 24, 1998
Mayor James Patterson
and City Council Members
CITY OF FRESNO
2600 Fresno Street
Fresno, CA 93721,
Dear Mayor Patterson and City Council Members:
SUBJECT. Proposed Director's Deten-nination for Polk Avenue, Olive to
McKinley
This morning the Fresno County Board of Supervisors discussed the City's
proposal to eat the alignment of a four-lane divided, roadway on Polk Avenue
from Clive to McKinley through a Director's Determination, We understand the
matter has been has been continued for consideration by the City Council on
March 3 1, 1998.
In the interest of working with the City to serve both City and County residents
along Polk Avenue, we would like to request that no action be taken regarding
this Director's Determination until such time as County and City staff have jointly
reviewed the proposal and the appropriate public meetings have been held. At
the meeting all present would be able to consider the potential impacts and
possible alternatives concerning the Polk Avenue alignment.
Portions of Folk Avenue within the proposal area are sender the Jurisdiction of the
County. Several County residents have identified concerns with the proposal to
which our staff has been unable to respond for lack of information. Our staffs
understanding, based on a September 12, 109 , letter from the City's
Development Staff(attached), is that an Official Plan Line would be developed
for Polk Avenue which would provide for a fs l public process involving both
agencies in the-development and decision-making process.
Room 300, Half of Record3/2281 Tulare Street/Fresno,California 93',"21-2198/(209) 488-3531;r (20911488-6830/1-800-742-1011
Fqus€Emp#xry=exut..oppcintnicy•Allir adve hc,6*n-Dis*bkd Erna€*ysr
Mayor Jaynes Patterson
and City Council ! embers
March 24, 1998
Page Two
We support continued pursuit of a Plan Line proposal as the appropriate means
to address the Palk Avenue issue as a corridor rather than incrementally
addressing a matter involving multiple interests. Further, we appreciate your
consideration of our position and trust that our views will be taken under
advisement in your decision process,
Very tray yours,
/Auan Arambula, Chairman
Fresno County Board of Supervisors
JA:LHG:g d
pokl-0s2\g.pubr;w Design
Attachment
c: Board of Supervisors
Carolina Jimenez-Hogg, Director
Public Works & Development Services Department
Street Name Checks
Ito
T.M-51.37 0
Street Name Status Recommended Change
West McKinley Avenue Good
West line Avenue Change West Oslin Avenue
}blest Home Avenue Good
.West Floradora Avenue ?
North Polk Avenue i Good
North Ellendale Avenue Goof
North State Avenuehence forth State Street
'Btank' ? ��
North Danta Avenue Chane forth Barcus Avenue
`.�itv 3i
f" US Development Department
2600 Fresno Street • Third Floor Nick P.Yovino
Fresno, California 93721-3604 Director
(559)498-1591 • FAX(559)493-1012
Ydwwxi,f resmca.us
January 22, 2003 Please Reply :
Sandra Brack
(559) 621-8041.
Art Lucas, AIA -
Lars Andersen& Associates, Iaacoiporated
4d3€J West Jacqueline Avenue, Suite 119
Fresno, California 93722
Bear fir. Lucas,
SUBJECT: PROPOSED MITIGATED.N,'E ATTVE DECLARATION FORTENTATIVE TRACT
MAP No, T-5137/'UGM, AMENDED NOTICE OF CONU E TI.APPE AL. PERIOD
AND AMENDED PUBLIC HEARING LATE
Enclosed Please find the proposed Mitigated legative Declaration prepared for this project. This
document was prepared and stamped-in by the Fresno City Clerk on January 14". This Mitigated
Negative Declaration and a February 5, 2003 Planning;Conunission hearing date were noticed in the
Fresno Bee on January 15'x.
However, I made a mistake on the notice by omitting the project location. With that omission,it could
have been alleged to be a deficient notice lander the California Environmental Quality Act(CEQ A).
An amended notice is required,and is scheduled to be published in the Fresno Bee can January 25,2003.
A copy of the submitted amended notice is enclosed. Because CEQA provides for a 20-day public;
comment period, the deadline for submitting conaarrents and appeals will end on February 13, 2003.
This re.-noticing requirement also moves the Planning Commission hearing from February 5' to
February 19, 2003.
1 sincerely apologize for this error and any inconvenience that may result from it.
However, we are still within statutory timelines for processing Tentative Tract No. 5137 under
Subdivision heap .Act (California Government Code] Section 66452.1(c). I understand that you are
con.Eerring with.Amstar Homes and the other interested parties regarding some tract design issues(such
as the realignment of proposed West Floradora Avenue). Perhaps this slight delay will turn out to be
fortuitous by enabling us to present a more refined and clarified rn.ap to the Planning Commission. In
addition,if there are appeals or comments received by the new February 131 deadline,I will be able to
respond to them in the Planning Commission staff report, which will be finalized on the afternoon of
February 14". (Feburary 14'is the:new date when the staff report will be made available to you).
FILE COPY
A.rf Lucas, AIA, Larstkndersen& Associates
RE: Tr-5137JU--GM lynviroranental Finding; Ainended Notice of Commem/App al Period. and
A.rnended Planning Commission Hearing Date
January 22, 2003
Page 3
On Friday, February 7", individual notices of the Planning Com mission hearing on this Mitigated
Negative Declaration and Tentative Tract Map No,T-5 1317�U lei will he mailed out to property owners
within a 350'radixes. (We use Fresno County akssessor records to generate the mailing list.)
If you,as applicant,have any comments on the Initial Study,or if you wish to appeal any of the findings
or mitigation measures in the proposed environmental finding, please contact this department within
the time limit given in the Amended Notice of Proposed Mitigated Negative Declaration.
If you have; any questions, please feel free to call nae at 559-621-8041.
Thank you for your patience and consideration in this utter.
Sincerely,
Sandra.Brock-
Planner 11
cc: David McEntire,Amstar Horses
Fae Perry,Trans-Universal Corporation
enclosures: Proposed litigated legative Declaration for Tl"-5137E`LJGM
Amended Notice of Proposed.N. 1itigated legative Declaxation/Amended Notice of Public
Hearing, to be published January 25,2003
I{SBPROPTT-5!3"06 Applicant Mi(Neg Dec&Amend Ntc-Iica€iag.[t.;Tci
z-
CITY OF FRESNO
AMENDED NOTICE OF
PROPOSED MITIGATED NEGATIVE DECLARATION
AND AMENDED NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN THAT the City of Fresno has conducted an Environmental
Assessment (EA No. T-5137) and intends to issue a finding that a MITIGATED NEGATIVE
DECLARATION is appropriate for Tentative Tract Map No. 5137/UGM. This 131-lot
subdivision is proposed on 28.47 acres (a portion of APN 312-101-36), zoned R-1/UG1 /cz
(Single-Family Residential/Urban Growth Management Area/conditional zoning), and
located southeast of the corner West McKinley Avenue and the North Polk Avenue
alignment,
ANY INTERESTED PERSON may comment on a Mitigated Negative Declaration to
the Fresno City Planning Commission, c/o the City of Fresno Planning and Development
Department, 2600 Fresno Street, Fresno, California 93721-3604, Any comment should be
made in writing and must be submitted on or before February 13, 2003 at 5:00 Pm PDT,
ANY INTERESTED PERSON may file an appeal of the proposed Negative
Declaration to the Fresno City Planning Commission, 2600 Fresno Street Room 3043,
Fresno, California 93721-3604. An appeal must be in writing and must state (1) the
appellant's name and address; (2) the appellant's interest in, or relationship to, the project;
(3) the decision being appealed; and (4) the specific reason(s) why the decision to issue a
Mitigated Negative Declaration for this project or the decision to approve this project
should not be upheld, Any appeal(s) of the above-listed project(s) must be filed with the
City of Fresno Planning and Development Department no later than February 13, 2.363 at
5.00 Pm PDT.
The Fresno City Planning Commission will hold a PUBLIC HEARING to consider EA
No. T-5137 and Tentative Tract No. 6137/UG M on Wednesday, February 19, 2003, at
6:00 Pm or thereafter in the Fresno City Council Chamber, located on the second floor of
Fresno City Hall, 2600 Fresno Street, Fresno, California.
ADDITIONAL INFORMATION on the proposed project, including copies of the
proposed Mitigated Negative Declaration, may be obtained from the City of Fresno
Planning and Development Department, Fresno City Hall Room 3043, 2600 Fresno Street,
Fresno, California, or, you may telephone the Planning and Development Department at
559-621-8277,
PUBLICATION DATE: January 25, 2003
[Do Not Publish Sign-off and Identification Below This Line.]
RAYBURN BEACH, Planning Manager
Planning Division
Development Department
City of Fresno
J:.\S8PR0j1,T-6137 03-8 Amended Ntc.wpd
(7,
w .„m w
CITY OF FRESNO
MITIGATED NEGATIVE DECLARATION RECEIVED
ED
Initial Study and fuii project description on file at: Environmental 2003 JAN 14 PM 4: 51
Planning & Development Department Assessment No, i�En FRESNO fid:.
Fresno City Hall Room 3943 (3 Floor) CITY
2699 Fresno Street, Fresno, CA 93721-3604 T-5137
(559) 621-9277
APPLICANTS Amstar Homes, Incorporated, Assessor's
4570 S. Eastern Ave. Ste D-26t Las Vegas, Parcel No. (APN):
NV 69119; and Trans-Universal Company, 312-101-36
PO Box 456, Santa Barbara, CA 93161 (portion)
PROJECT DESCRIPTION AND LOCATION: Tentative Tract Map Filed with.,
Application No. 51371UGM proposes the development of 131
medium-density residential parcels,streets,utility infrastructure,soundwall, REBECCA E. KLISCH, City Clerk
and landscaping on 28.47 acres(excluding 6.31 acres of the above APN), Fresno City ball 2`d Floor
located .at the southeast comer of West McKinley Avenue and the 2699 Fresno Street, Room 2133
North Poly Avenue alignment. The project site was previously planned and
zoned for medium-density residential uses (Rezoning No. Pa95-089 Fresno, California 93721-3693
assigning zoning of Ra1/UGM/cz. Single Family Residential/Urban Growth
Management Area/conditional zoning).
------------
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
checidist,combine to form a record indicafing that an initial study has been completed in compliance Vith the State
EQA Guidelines and the California Environmental Orality 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 mannerare 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, a
The proposed project is not expected to result in any significant adverse effects in terms of the factors considered
on they environmental checklist, including any such factors for which minor erects have been identified.
Cumulative effects of a significant nature are also not expected. The proposed project will not result in any
adverse effects which fall within the Wandatory Findings of Significance"contained in Section 15965 of the State
CEA Guidelines, The finding is therefore made that the proposed project will clearly not have a significant
adverse effect on the environment,
This Mitigated Negative Declaration will be deemed final and effective If no appeal is filed in the manner specified
by Section 12-595 of the Fresno Municipal Bode.
INITIAL STUDY PREPARED BY. Su
Sandra Brock Planner 11 9ASWRONXT-613u705kthWSU*
DATE: January 14, 2003 PAYBURN 6EACH, Planning Manager
CITY OF FRESNO
PLANNINGT AND DEVELOPMEYJDEPARTMENT
,117
ENV URON MENTA L .ASSESS-N ''N'I-' - INITIAL STUIDN'
TEN'TATIVE TRACT MAP NO. 5137/UGM
PROJE.CT INFORMA'riON
A SS E S S 0 R'S 312-1-101-36 R.-1.`I.IGM""Cz
PARCELEXISTING (Single Family Residential/
Township l" South ZONING Urban Cxrowtl� Management
Numtu',R&
T.R. S. Range IVEasl Area, conditional zoning)
Section 34, MDB&M
JOB TT-5137",'UGM [no change proposed]
ADDRESS ZONING
Medium-DensityRe,sidential
Southeast comer of West ALLOWABLE designation allows 4.99 to
LOCATION McKinley Avenue anti the I O.-37'Urlit,per acre; and
North Polk Avenue alignment DENSI'lY F\14C Section 12-403-13(l)
allows 219 to 4.98 units/acre
ZONE I AP 2245 PROPOSED 4.6 units peracre
NuNiiw! DENSITY
PROJEC DESCR1rJL1_0N:
Tentative Tract Map No. ("TT") 5 137/UGM proposes to divide 29,10 gross acres(±-.28.47 net acres)
into 131 residential lots,leaving a 6,31 acre remainder at the comer of West McKinley Avenue and the
North Polk Avenue alignment. (This remainder area was previously planned and zoned for
neighborhood commercial uses, but has not yet been developed). The tract is to be located at the
southeast comer of W. McKinley and N.Polk Avenue alignment,south and east of the commercially-
zoned land.
The site is presently vacant and not used to cultivate any agricultural crop. It is zoned R-11"UGM/cz,
Single Family Residential.,"Urban Growth Management Area, conditional zoning. This zoning was
granted pursuant to City of Fresno Rezoning No, 95-08 and was perfected through the dedication of
right-of-way on the abutting major street. The site is located within the new West Area Community
Plan,which was created with the adoption of the 2025 Fresno General Plan. Previously, the site was
in the westerly portion of the I° High-Roeding Community Plan. In both previous and current
plans,the project site carried a plan.designation fin medium density residential uses. In the West Area
Community Plan/2025 Fresno General Plan, it was assigned a dual. designation for a public
facilityfiniddle school, in order to provide Gene-ral Plan consistency should Central Unified School
District intend to acquire this site. However, the Central Unified School District has not entered an
agreenient to purchase this site,
Final Initial Study for EA No,T-5137, prepared for Temative'rract Nlap No. 51 37/ GM
February 14, 2003
Page 21
This tentative tract map has been reviewed and recommended for approval by the West Area Advisory
Committee. The Committee made specific recommendations for asolid wall to separate the tract lots
fi-orn the adjacent shopping center(this is also a Fresno Municipal Code requirement), and listed the
appropriate West Area Community Plan policies which would be applicable to this single-family
development,
The subdivision will be developed at an overall density of 4,60 units per acre, According to the2025
Fresno General Plan land use consistency table(and the preceding Fresno High-Roeding,Community
Plan land use consistency table, which has been superseded by the 2025 Fresno General Plan),4.99 to
10.37 dwelling units per acre would be the appropriate density range for the Medium Density
Residential land use designation of this property. However, Section 12-403-13(I.)of the,City of Fresno
Zoning Ordinance(Chapter 12 of the Fresno Municipal Code,or"FMC-)states that residential density
shall not. be less than the minimum density of the next lowest land use designation.. In other words,
residential projects may be developed at one density level lower than their assigned land use
designations. In this case, the next lowest residential density level is Medim-n-Low Density, which
allows frorn 2.19 to 4.98 dwelling units per acre. Thus,the proposed density of this project is consistent
with the FMC, the 2025 Fresno General Plan the, and West Area Community Plan (ws well as the
preceding Fresno High-Roeding Community Plan).
The project has been.reviewed and recommended for approval by the West Area.Advisory Committee,
which requested that a solid masonry wall be constructed between the tract and the proposed shopping
center(this is already a FN' 4C.requirement);that twenty-foot(20')wide landscaped buffers be installed
along McKinley and Polk venues (per West Area Community Plan policies); and that
This tract rnap is located within the City's Urban Growth Management(UGM)Area,m a-k-ing it subject
to UGM requirements for extension and construction of the City's urban infrastructure elements(,such
as major streets, water, sewer, fire stations, traffic signals, neighborhood parks, etc.) per the Urban
Growth Management Ordinance, UGNI requirements have been determined necessary to provide tbr
maintaining public health and safety standards as% development occurs at the City's fringes.
As noted above,this project is located at the urban fringe. On the following page is a table showing the
land uses immediately surrounding Tr-5137.UGM, There are no properties adjacent to this site Which
are in an agricultural conservation contract. The 10:x:acre rural residential,property to the west is being
farmed to produce pomegranates and apples.
Final Initial Study for EA No,T-513;, prepared for Tentative Tract ? tap No, 513 i"LIG i.
Febr in! 14. 2603
Page 3
Pt„ANNM) LAND tiSF ExisTI G ZONING Exi..STI:°G Use:
`arterial Street -W W. McKinley Avenue
(W,McKinley Ave.) (center two lanes developed., median
island delineated, with.turn pock-et
arzcl. developed for N. Polk Ave.)
NORTH AE-5,"UGM, and
Medium. -High Density Exclusive.Agricultural, FMF{:;D Ponding Basin C1
Residential and Public Fivc-Acre. inirnum (fenced-- less than 1./4 excavated)
Facility., Ponding Basin Parcel sizetUrbarr Growthand vacant land(along Polk Ave)anagerrtent Area
Elementary School
OUTU and Nlediurn Density AE-S/UGM vacant.land
Residential
(dual designation)
AE-5,,'Lr :a (incorporated
portions; R-LIUI gM
zoning expired with Tract
l�lediurri Tensity rural residential and vacant land
EAST ;residential Map Pio"41.46) No. 4146
and (expired C°ity Tract Map
R-R,Rural.residential
(unincorporated portion)------------------
Arterial Street r€ght-of-wav
( I. Polk rave.} rundevelo�ped
_11al f oi' I I '-�x7ide polls Ave.
R-R dedicated; acquisition of alf of
WES'r and (unincorporated par-.el) C1GM center section pendinj,
and
b�
rural residential with agriculture
3ftzce Commercial s%zr�le residence 9d fruit tre�sl S�
INITIAL STUDY CHECKLIST:
Staff has reviewed the above-referenced project proposal,has consulted with all affected agencies,and
has incorporated those responses into this Initial Study. Following is a summary environmental impact
checklist,prepared using the City ofFresn.o's condensed fort at as approved by the Mate Clearinghouse
(California Office of the Governor, Office of.Planning and Research)" Together with the text of the
Initial Study, the Mitigation Measure Checklist, it covers the issues outlined in CEQA Guidelines
Appendix F in presenting information on,this project's environmental setting in relation to potential
environmental impacts; what potential impacts may be created by this project, whether the adverse
impacts are of a magnitude which could be charactedzed as significant; and what features are being
incorporated into the project in order to mitigate adverse impacts below significance,
TT-15 1,3 7
ENVIRONINMENTAL ASSESSMENT SUM.MARY CHECK[JST EA No.
J
1lo.t.Q.n.11al Environniental Effects:
i.O TOPQGRAPHIC,SOIL.GEOI.OGIC CONSIDERATION'S 1 L'7 Availability of stonn water drainage facilities.
1 1.1 Geologic hazards,unstable sodcondoitions (oft of-ofl,sI te)
1 1.2 Adverse change in topography or ground surface relief I 11,8 Availabihty of adequate park and recreation areas
1 13 Destruction of unique geologic or physical features I 11.9 Unusually high solid waste generation
1 1.4 Increased water erosion
12.0 HAZARDS
4,0 AIR QUALITY 1 12.1 Risk of explosion or release ofhazardous
I Substantial indirect source.of pollution(large vehicle trip substances
generator/attractor') l12'..2 Site subject to flooding
1 2 2) Direct oa-site pollution generation 123 Adverse change in course of flow of flood waters
1 2.3 Generation of objectionable odors
12-4 PotentLai I hazards from aircraft accidents
1 2,4 Generation of pollutants during construction 1 12.5 Potential hazards from landfill arittor toxic waste.
1 2-5 Adverse local climatic changes site's
3,0 WATER 13,0 AESTHETICS
1 11 Insufficient ground water available for long-terin project use 1 13,1 'ru
Obst ction to public or scenic vista or view
1 3.21 Use of large quantities of ground water 1 13,2 Creation of aesthetically offensive conditions
1 3.3 Wasteful use of ground water 1 133 Removal of street trees or other valuable
_L_ 3.4 Pollution ofsurface or ground-water supplies vegetation
1 3,5 Reduction in ground water recharge 1 13.4 Architectural incompatibility with surrounding
4.0 PLAN7 LIFF
1 4.1 Reduction of the numbers of aiiy unique,rare,or endangered 14,0 CULTURAL RESOURCES
species 1 14,1 Removal of historic, building,disruption of
1 4,2 Reduction in acreage of agricultural crop archaeological or paleontological site
43 Premature or utmecessary conversion of prime agriculniral 1 14,2 Construction or activity incompatible with
land adjacent hi,,;toric,,archae.ologl-c,pa]Lo site
5,0 Al 11MAL LIFE 15,0 E-`ERG Y
5.1 Reduction in the numbers of any rare,unique,or endangered 1 14;,1 Use of substantial amounts of fuel or enerµy
species 1 15,2 Substantial increase in demand upon existing
5.2 Deterioration or displacement of valuable wildlife habitat sources of energy
153 Wasteful use of energy
1 6,0 HUMAN HELum--Potential-for causing iqjury/illnesses
7,0 NOISE Fxplangion of Ratings
7.1 Increases in existing noise levels
1 7.2 Exposure to high noise levels
8.0 1AGHT AND GLARE t€11:: Insufficient Information
1 8.1 Production of glare,adversely affecting residential areas
lasufficient information is available for this category
8.2 Exposure of residences to high.levels of glare, and project to determine the potential environmental
LISA
effect,,,which may result from the proposed project,
9,0
9,1 Incompatibility with adopted plans and policiesrg
9.2 Acceleration of growth rate No Significant Environmental Effect
1 93 Induces unplanned growth
1 9.4 Adverse charge in existing or planned area characteristics in this category, the proposed project will not have an
adverse environmental effect,or any such effect is not
I OO 'rRANSPORTAII()NN.Nr).CIRC ULA' ION substantially unusual or of undesirable magnitude. This
1. 10.1 Generation of vehicle traffic sufficient to cause capacity rating is also utilimd in cases where the category is not
deficiencies on existing street system applicable to the particularproject under consideration,
10,2 Cumulative increase in traffic on a major street fr)r which 2
capacity deficiencies are projected t1 ?8Mo4erate Euvironmental Effect
10.3 Specific traffic hazard to inotorists,bicyclists,or pedestriams
1 10.4 Routing of non-.residential traffic through residential area In this category, the proposed project could have an
_L 10.5 Insufficient or poorly located parking adverse environmental effect which is of sufficient
1 10.6 Substandai increase in rail andior air traffic magnitude to be ofsome concern. However,this effect
is not substantial enough in itself to require preparation
I I.O URBAN SERVICES of an Environmental Impact Report, and is mitigable
211.1 Availability of fire protection through project changes and conditions,
11.2 Lack of ernergency vehicle access,
1 11.3 Adequacy of design for crime preventiOn "Y Significantly Adverse Environmental Effect
11.4 Overcrowdina of school facilities
2 11.5 Availability;'f water mains ofadequate size The envlrorunenwl effect identified in this category
1.1.6 Availability of sewer line and sewage treatment capacity
substantiates in itself, or contn'butes toward, a
findiTlg that the proposed project has a potentially
sigrilFicantadverse effect on the environment sufficient
to require the preparation of an Environniental Impact
Final Inl6a] Study for EA No. T-5137, prepared. forTentative Tract Map No. 5137111'(11111M
February 14, 2003
Page 5
1.0--TOPO!L,RAPHIC, SOIL. GEOLOGIC CONSIDER.-ATIONS
There are no geologic hazards or unstable soil conditions known to exist on the site. The parcel is
relatively flat, with no significant drainage features and no unique geologic features. Existing
topography will be preserved to the fullest extent practical by lin-ifting earth work to that which is
necessary-for the development of building sites and improvements(roads,utilities,etc.)per the City of
Fresno Drainage Ordinance. Grade differentials at property lines must be limited to one foot or less or
a cross-drainage covenant must be executed with affected adjoining property owners. The site is not
located within a flood prone area--it is in "Zone X." per Federal Emergency Management Agency
Flood hisurance Rate Ma-p Panel No. 06019C 1545F,
Erosion is to be controlled through. best management practices for stormwater pollution prevention.
Fresno Metropolitan Flood Control District maintains a master stormwater discharge, and provides
inf'ormation on these practices. The project manager will be responsible for preparing and
implementing a Stormwater Pollution Prevention Plan (SPPP) as part of the construction stormwatcr
discharge permit requirements imposed by the Central Valley Regional Water Quality Control Board
pursuant to the National Pollutant Discharge Elimination System.
For at discussion of soils was related to agriculture,
please refier to EA Section 4.0--PLANIT LIFE.
Mitioation Measures-
t�p
The requirement that the developer will be required to obtain a constniction storrnwater discharge
permit and to prepare and implement a Stormwater Pollution Prevention Plan is referenced on page 4
(Measure D-4) of the Mitigation Checklist prepared f(-,,r the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130). This Checklist is attached hereto as Exhibit A.
2,Q--AYII_0'U'AL[TY
The project site is located within Fresno County, which is part of the eight-county San Joaquin.Valley
Air Basin for which the San Joaquin Valley Unified Air Pollution Control District(S.TV'LJ.APCD) has
beery created. This regional agency is responsible for the monitoring and regulation of air pollutant and
pollutant precursor emissions from stationary, indirect and mobile sources within the air basin.
Criterion pollutants(regulated by the federal Clean Air Act and the California Clean-Air Act) include
particulate matter{mostly comprised of fugitive dust and smoke)and the,airborne chemicals which are
precursors of ozone(or oxidants;also referred to as photochemical.smog). nitrogen oxides and volatile
reactive organic gases. Due to the. lack of demonstrated urban development in the project vicinity this
project site is not yet considered to be wit1iin the Fresno Urbanized Area. (The California Air
. ...... ............................ ...............
Final InIbin Stud v toy EA NO .T-5137,
prepared for,rentative'rract Map No, 5l 37AJC)M
February 14, 2001
Page 6
Resources Board's Urbanized Area maps are re-drawn after each decennial Census is analyzed, and.
was last revised per the 1990 Census; at some future point, it is probable that this project location will
be considered by the Air Resources Board to be within the Fresno Urbanized Area.)
Fresno County, like most of the rest of the San Joaquin Valley Air Basin, has consistently exceeded
Federal and State eight-hourozone standards and particulate matter(Pb 10)standards. The San Joaquin
Valley Air Basin is designated by the UY, S. Environmental. Protection Agency as a Serious
Nonattainment arca.tbr PM 10.
The area is also a Severe Nonattainment Area for ozone, and is destined soon to be re-designated as a
Extreme Nonattainment Area for ozone,due to failure to adequately cut emissions of ozone precursors.
such as reactive organic ga.,.,*es (ROG) and oxides of nitrogen (Nox). The SJVUAPCD does not have
jurisdiction over tailpipe emissions and cannot mandate new smog controls or different engine/fuel
technoto,gies;therefore,it cannot control themobile source component of these enlissions and can only
regulate point sources ("smokestack"or industrial operations) and non-point or"area"sources (such
as combustion appliances,off-road.-vehicles and equipment,and"indirect''sources,landuses which are
attractors or generators of mobile source pollution,
The Fresno Urbanized Area fonnerly was a Moderate Nonattainment Area for carbon monoxide(CO),
but imposition of smog control rules for vehicles resulted in drastic reductions in CO emissions. Since
1998.the Fresno Urbanized Area leas been.designated as,a Maintenance[of Attainment!,Area.for carbon
monoxide. This area has not exceeded National Ambient Air Quality Standards or California Air
Quality standards for oxides of sulfur(SOx) and is in Attainment status for that pollutant.
Fresno City Council Resolution No. 2002-378 certified the Master Environmental Impact Report
(MEIR) completed for the West Area Community Plan and the 2025 Fresno General Plan (City of
Fresno EIR No. 10130, State Clearinghouse No. 2001071097; copies available at the City of Fresno
Planning and Development Department). Certain significant unavoidable adverse environmental effects
resulting from pr(�Iect implementation were identified in MEIR No. 10 t 30,including cumulative effects
on air quality in the region. The air quality effects.resulting from the planned land uses identified in the
Bullard Community Plan are mitigated to the extent feasible through.the mitigation measures identified
in, MEIR No. 10130 and outlined in the Master Environmental Impact Report Mitigation Monitoring
Checklist attached hereto as Appendix A. Specifically,the following measures are incorporated within,
and implemented by, this project:
I. Land use patterns of the West Area Community Plan have been arranged to minimize the length
and number of vehicular trips. Although this project is not itself a mixed use pr( ject,it is proximal
to planned office commercial, retail commercial, and institutional sites and the neighborhood
therefore allows .for integrated land uses which will act to reduce vehicular trips;
Final Initial Study for EA No. T-5137, prepared f rr"Fentative;T act Map No. 5137/t.:�C;lit
February K 1400",
page ,
The 20125 General .Plan(and'west Area Community PIxm)call for bikeways on every€ iajor street,
and sidewalks are required on both sides of all.;streets developed for this tract. These inf astructure
improvements will promote the use of non-rnotonzed transportation.
3. The mrr_jor street plan and transportation policies of the 2025 General Plan and West Area
Community Plan are designed to promote smooth and efficient traffic flow, expansion of bus
transit, and exploration of light rail and other mass transit modalities.
4. The City has adopted Best available Vontrol Measures to implement the SJVU APC D's air quality-
attainment plans, and through h its. inspection prograrn.s helps to ent"brce the SJVUA.PC D's Aust
control measures,
.5. The project applicant(Arxrstarllotnes,via design f.rrn bars Andersen&associates)has stated that
wood-burning appliances will not be installed in new homes, that all fireplaces will be dedicated
gas-burning omits; this is also reflected as a requirernent in the project-specific: checklist of
additional mitigation measures for TT-51371UGM, attached hereto as Appendix B.
G. This project has been routed to the SJV .Pty D's Environmental section for review and comment,
and the response of the District has been. incorporated into project requirements,
This project Inas been analyzed with IRB.EMI S, air pollution impact estirnating(modeling) sof fare
developed by the California fir Resources Board in conjunction with the SJVIJA.PC D. UR.BEMIS
estimates the amounts of air pollutants and pollutant precursors which will be den-rated during
construction of a project and after the project is occupied and in use. URBE.MIS adds up direct
pollution sources("area sources,"such as emissions from construction equipment engines,dust daring
grading and from travel on roadways,fireplace soot,water heaters,furnaces,etc.)and indirect pollution
sources (the tailpipe emissions generated from vehicle travel.to and from the occupied project).
IIie model generates pollution estimates with (or without) application of mitigations such as
SJVU,i%,PC D (or City) air pollution control rules. such as controls on the types of paints and solvents
("architectural Coatings"), asphalt paving re=gulations, and dust control measures. Since those rules
are in effect, tlrr°y were applied in the URBT M15 analysis of this project. Table 1 below,presents the
construction.and occupancy results of the UR.BE'.1 IS model, and reflect the fact that no fireplaces.or
wooed stoves will be installed by the builder.
The SJVUAP(,'.D has adopted thresholds of significance for air pollutants which cause Nonattainrrrent
(presented at the bottom of each Table), URB.EMIS analysis shows that this project does not generate
particulate matter or ozone precursors in excess of those thresholds. Therefore,the project's air quality,
impacts, in and of themselves, are; not significant.
Final Initial Study for EA No,T-51;37, prepared ibr Tentative Tract Map.No. 5137,11IGNI
February 1.4. 2003
Page 9
Table 1: ANNUAL ENDS ION MUM USE/0(XUPANCY estimated in tons per year)
OZONF PRECURSORS
ROG NOx Co PM.10 S02
AREA EMISSIONS 1.21 0.0 6.3 0.02 0 0I
VE111CULAR EMISSIONS 443 5.22 51.75 0,18 0.03
SJVUAPCD
THRESHOLDS OF 10 1.0 100 14.6 27.375
SIGNIFICANCE
Adverse air quality impacts are mitigated to the extent feasible through the mitigation measures
incorporated into project construction (Appendix B measures and application of SJV_UAPCD air
pollution Rules governingArchitectural Coating,Asphalt Paving,Mobile Equipment,and Fugitive Dust
Control rules)and operation(SJVIJAPCD Rules for water and space heaters-, the builder's declaration
not to install woodbuming appliances), and to the extent applicable and feasible through the 2025
General Plan and West Area Community Plan MEIR mitigation measures (outlined in. Appendix A).
However, all construction activity and new development ultimately contributes to cumulative adverse
-air quality impacts within the region, and implementation of the above mitigation measures in this
project will not abate regional air pollution to a less than significant level, nor can it or completely
obviate this project's contribution to regional air pollution. In Resolution No. 2002-378 certifying the
MEIR, the Fresno City Council adopted a statement of overriding consideration with respect to air
quality in the region, which recognized the following facts in a formal statement of findings-
• Regional air quality problems in the San Joaquin Valley are primarily caused by climate
and geography,causing disproportionately more air pollution per capita than most major
metropolitan areas in the United States or California. The City of Fresno cannot change
basic climatology.
• The. solutions to air quality problems involve coordinated long-range planning and
implementation of meaSUreS (for instance, vehicle engine technology) which are largely
beyond the scope of any individual development project.,or the City of Fresno,to address.
• Rapid population growth will continue to occur in Fresno. Population growth is a factor
that the City must respond to,and one that the City cannot mitigate or control because of
air quality. Increasing population will create IncTeasing air pollution, and the City can
only initigate some of that effect through planning and mass transit programs,
Final Initial Study ftm-EA No, T-5137. prepared for Tentative Tract Map No, 513"ILS M
February 14,
paae. 9
• An increasing population has needs for housing (including affordable housing),
employment, public facilities, and commercial goods. These needs must be met by
redevelopment and new development, notwithstanding regional air quality problems.
The 2025 Fresno General Plan's policies regarding more intensive land use(as compared
with County rural residential densities),proNrision of infrastructure,land use coordination
to integrate residential,shopping,employment and public facilities,and -ability to provide
.mass transit,mike controlled and guided urban development in the City a preferable and
workable means to accommodate population with the least adverse impact on air quality.
The statement of over-ridim, considerdtions was adopted pursuant to Section 150935 of the California
Environmental Quality Act. (CEQ.A) Guidelines.
Under Section 15831 of CEQA.. for projects that are consistent with the allowed densities specified for
the planned land use designation adopted by the General Plan/Community Plan, a public agency may
Iii-nit its examination of environmental effects to those which the agency determines are peculiar to the
project or parcel on which the project would be located. The proposed project is consistent with the
planned land use designation identified in the West Area Cominunity Plan,and the project's cumulative
impacts on air quality have been identified to di.e. extent feasible and mitigated per the 2025 General
Plan MEIR checklist (in Appendix A to this EA) and the additional project-specific measures in the
Mitigation Checklist for TT-5 I 37.JJIGM (EA Appendix B).
2.4—C,eneration of air pollutants during construction
"Fable 2, below,presents the URBEMIS model's estimate of pollution that would be generated during
the construction phase of this project. These emissions are tabulated by U RBEMIS separately from.its
"operational" (occupancy/residential use) phase because the subdivision will not be constructed and
have a year of occupancy all within the same year.
Table 2: CONS'I'RL
OZONE PRECAIRSORS
ROG NOx co PM10 S02
PROJECTEMISSIONS 5.81 1,00 0,-16 1.16 0.09
SJVU'APCD
THRESHOLDS OF 10 1.f1 100 14,6 22.375
SIGYNIFICANCE
*this estimate used the URBEMIS default construction.period of 2iO days
Final Initial Study for EA No. T-5137, prepared for Tentative Tract Map No. _5137/11(im
February 14, 2003
Page 10
Construction of the proposed project would contribute to short-tenm impacts on air quality in the form
of increased dust and particulate matter. However, these Impacts are local in nature and Would cease
upon completion of the project.
The construction phase of the project would be subject to SJVt.jAPCD Rule 2280(governing emissions
from portable equipment of 50 hp or greater) and to Regulation V111, a series of Rules fior controlling
particulate matter("fugitive dust") generated during construction activities. Regulation VIll rules are
numbered 80 l. 1 etsea. Rule 8021 specificallypertains to construction.,grading,and other earthmoving
activities, Rule 8031 governs storage pilesand bulk materials.,which may be involved in construction.
Generally, there is a prohibition on generating visible dust.necessitating active dust control measures
such as watering/sprinklering roadways,keeping paved surfaces free of tracked-out or erosion-deposited
dirt, covering dry piles of stockpiled material. planting vegetation on denuded areas, and so forth. A
Dust Control Plan must be prepared and subtnitted to the SJVUAPCD at least 30 days before work
begins on any large job(a lob involving disturbance on.40 or more acres,or the movement of more than.
2,500 cubic yards of material per day for at least three days). Under Rule 8011 (the general dust control
regulation.),the project manager is required keep a record of the Dust Control Plan and its implementing
activities for at least one year after dust-generating activity is concluded,
Later in construction.,Rules 4902(Residential Water Heaters)and 4601. (Architectural Coatings)would
apply. As noted previously,the applicants will not be installing any woodburning appliances in these
homes(no fireplaces or wood stoves). If subsequent buyers intend to add them,they would be regulated
under SJV-UAPCD's Residential Wood Burning Rule(Rule 4901 and any successor amendments to that
Rule)as well as the City's Woodburning Ordinance(chaptered into the City of Fresno Building Code,
FMC Section 13-200.911. et seq.).
Mitigation Nleasures
SJV`UAPCD Rules and regulations apply to construction activity, as noted above. MSIR No. 10 130
specifies I
s les-further mitigation measures applicable to this project(see the MSIR Mitigation Checklist in
Appendix A). -
In addition, the following measures shall be required by the City of Fresno, in order to reduce the
potential amount of dust and other air pollutants from t1lis project. The following mitigation measures
care attached hereto in Appendix B, theY['-5137/`UGM project-specific Mitigation Checklist :
PM 10 emissions will be mitigated during project constiuction through the following measures:
I. On-site vehicle speed shall be limited to 15 miles per hour(mpl-i),-
2. All areas with vehicle traffic shall be watered at least twice daily;
Fitial Initial Stu& t-or EA No. T-5 137, prepared for'TentatIvel"r�ct N-Map No. 513 7il_it:NI
February 14, 2003
pa!Ye I I
3. Roads shall be treated with a petroleum-based dust palliative.
4. Streets adjacent to the prq�ject site shall be swept as needed to rennove deposited dirt and silt,
which may have accumulated from construction activities or storrn water runoff,
5. All clearing,grading,earth moving,or excavation activities shall cease Buri ng peliods of wind
speed greater than 210 mph average over one hour-,
6. All bulk material transported or stored shall be either sufficiently watered or covered to
minirnize dust,
Ozone emissions will be mitigated during construction by the following:
L Equipment engines shall be maintained in good condition and proper tune per manufacturer's
specifications.-
2. From August to October, the. construction period shall I be lengqhened so as to minimize the
number of vehicles and equipment operating at the sayne time,
ImplementationNerification-
This mitigation measure, and all other measures relative to consaiuction, shall be implemented by the
contractor as specified by the applicant during the construction phase and verified by the City of Fresno
Public Works Department/Construction Management Division, by the inspectors of the Planning and.
D
:evelopment Department; and by the SJVUA PCD Compliance Division.
WATER
HeSIU.) is one Of the largest cities in the United States relying upon groundwater for its public water
supply. The city maintains an extensive and dispersed network-of wells(over 3 50 have been developed
and acquired by the City of Fresno),inter-tied water mains, and recharge basins. As a large municipal
utility, the City of Fresno water system is subjected to the highest degree of regulation with frequent
testing and punfication treatment required.for all substances listed in Safe Drinking Water regulations.
In order to maintain a safe and sufficient supply of water to serve the metropolitan area and.to protect
the aquifer,the city worked with other area agencies to develop a Witter Resources Management Plan.
The Management Plan identified the need to construct water supply infrastructure (including water
mains and surface water treatment facilities), to install wellhead treatment units on certain wells, and
to improve groundwater recharge to best protect the aquifer,
Fresno has one of the hicliest rates of water consumption in Cali fornia., an average 267 gallons per day
n - I
per person. Over time, consumption in the urban area has resulted in a significant decline in static
Final Initial Study for EA No. T-5137, preplired for 1'entative'I"r-act Map No. 5 1 3-T,"UUM
February 14, 2003
Page 12
water levels below the metropolitan area(i,e .depth to groundwater has increased in niosit areas.), it has
also reduced the in- able water. While the saturated zone of the aquifer beneat'
ground storage of us-� II
Fresno is still over 300 feet in depth and is. projected to be capable of providing adequate safe drinking
water for the metropolitan area well into the twenty-first century, the City is pursuing the option of
treating its surface water entitlement to diversify supply options and to combat Service delivery
problems caused byareas ofdegraded groundwater,by increasingly stringent waterquality regulations,
0
and by localized areas of overdrafUdeficlent recharge,
Historically, prevailing groundwater flow direction (groundwater flow vectors) in the Fresno
metropolitan area have been generally westward fi-ointhe Sierra Nevada on the east and southward from
the San Joaquin riparian area on the north. Because of the extent. of gfoundvvater pumping in the
metropolitan area, groundwater flows have been altered over time and are no-w generally from the
agricultural fringes of Fresno toward the developed portions of the city, (Similarly, increased
groundwater extraction in Madera County has altered flows from north Fresno so that the aquifer is now
tilted toward the San.Joaquin River in northeast Fresno, instead of flowing a-way ftom the San Joaquin
R iver),
Groundwater elevations tend to be higher in the West Area than they etre in central or north Fresno,due
to a number of factors:
• The surface topography of Fresno clines toward the west,so this area has received the most runoff
fi-orn precipitation.
• The San Joaquin River provides a high degree of recharge in northwest Fresno.
Is The West Area has numerous irrigation canals and has had a large extent of irrigated farmland and
vacant, undeveloped land which allows natural percolation of rainfall.
* The West Area has,to date,had a lower population density and very little commercial or industrial
development to increase groundwater dernand and purnping.
* An iramense amount of recharge is produced at the Fresno-Clovis Regional Wastewater Treatment
and Reclarnation Facility(WWI'RF). (However, the WWTR.F is sufficiently distancedfrom the
site of Tl'-5137/UGM that this"inound" of groundwater would not affect this tract.)
The City of Fresno is currently implementing a number of strategies aimed at managing existing
groundwater resources,including routine testing of groundwater to identify contaminants,location and
construction of groundwater recharge facilities to replenish the groundwater and contain expansion of
contamination plumes and.the construction of well head treatment facilities to remove contaminants
from the groundwater,
Final tnitiaa.l Study for EA No.T-5l 37, prepared for"t entaali.ve`T`rac.t No. 51 3-JUG -t
February 14, /1-00,,
Page 13
Groundwater quality from wells located in this project area is usable, but is likely to require wellhead
treatment with granular activated carbon to remove dibroinochloropropane (.I BCP), as pesticide
formerly used to treat root nematodes in vineyards. Northeast of the project site; a fon-fler railroad ice
plant discharged salt brine into the ground and created a "salt plurne" that has been expanding
southerdvesterly saver time. However,the discharge was.halted many years ago,the salt plume has been
diluted with expansion and recharge,and is not seen as a problem for providitu ad.ocluaite water supplies
in the project vicinity.
This project would increase water use,comparted) to the existing land use on the site(fallow land with
no permanent plantings). The Department of Public utilities estimates peak water usage of this project
to be 3380 gallons per minute (gpm) and has indicated that there: is an adequate amount of water to
supply the proposed project for domestic and fire protection services. per state law, each home in this
subdivision .is required to be equipped with ai water meter, but until or unless the City Charter is
amended or superseded by State or Federal Law,the.City cannot charge metered residential water rates
to single family housing. The City is using public education to achieve residential water conservation
and reduce the per capita mate of water cons uniption.
City.Purnp Stations 138, 174, and '2'47 are the developed well sites nearest to this project., and those
municipal water wells are expected to furnish.this tract's supply(until, or unless, additional wells are
developed in the area).
Public water mains of adequate sire are available to serve the project. .A. 14"diameter transmission grid
main('l'GM)already exists in West.McKinley Avenue, and and will be extended to the project and its
homes. Per Urban Growth Management requirements, the subdivider will be required to provide a
second plaint of water supply by'installing ai 14" TGM in North folk Avenue from McKinley to the
Floradora Avenue alignment, Each home requires a separate water sen ice(and the landscape strips
will require individual service). .each. hone is subject to payment of applicable Water Connection
Charges prier to issuance of'building permits. Tart of the Department of Public-Utility's water utility
mate structure is devoted to providing for ongoing and expanded groundwater recharge activities.
Withcontinued impldrrientation ofthe Water Resources Management Plan,,including infrastruc,tureasnd
funding to be provided by development of this subdivision, the city's and region's long term water
supply is protected and will continue to be adequate to meet planned dernands.
Mitigation Measures;
No mitigation measures are required other than those specified in MI IR No. 101 30 (see Mitigation
Checklist in Appendix A), with the standard conditions imposed on development and buildout of this
tract pursuant to the City's Urban Growth Management Ordinance and utility connection regulations.
Final Initial Ski& for EA No, 'T-5137, prepared forTerlativeTract Map No. 5137"UGNI
February 14, 2663
Page 14
4.0-PLANN- 1 LIFE
This site does not have any know special status plant species extant. Itis-fallow and harbors significant
weed growth,making it areservoir of weed propagules(seeds.). Weeds observed on field check include
some noxious weeds (e.g., tumbleweeds, a/k-,,"a russian thistle). Development of this property will
remove undesirable plants and lessen weed control burdens on -adjacent property owners,
The Natural Resources Conservation Service(fornierly the U, S.Soil Conservation Service)of the U.S.
Department of Agriculture published a Soil Survey for Eastern Fresno County in 1971. The Soil Survey
inapped soils throughout the eastern portions of the county and described their properties and
agricultural value. 'rhe soils at this site arc identified as Sart Joaquin Sandy Loam, shallow, slopes 0
to 3 percent ("SdA" designation on soil map No, 39"1. This soil. typically has a gritty surface, low
content of nitrogen and phosphorus(plant nutrients),and a clay laver that-forms hardpan one to two feet
below the surface. Due to this, it has a relatively low Storie Index (23) and is not considered a prime
agricultural soil. the Soil Survey suggests fig cultivation,"dil-farnied" field crops such as barley, or
grazing- permanent crops require deep-ripping or even blasting, and irrigation would have to be
carefully monitored to prevent re-fonning the hardpan by deep-watering and saturating the clay laver.
The California Department of Conservation Farmland Mapping- Program depicts this site as having
-unique f4rinland," defined as, "non-prime soils which can be used to grow crops important to the
region or state." In this case,the suitability of Fresno's climate for figs is the main justification for the
"unique farmland"designation. However,the subject site is not utilized for agricultural.purposes,has
not been cultivated for several years, and has long been planned for urban development by adopted
plans and policies. As a commodity, figs have not been strongly economically viable., and most fig
orchards in the Fresno-Clovis Metropolitan Area are being taken out of production.
The subject property has a buried.private irrigationline connected to as well on adjacent property to the
east. In order to ensure that.removal of this line will not adversely impact farming activities on that
adjacent property,City policy requires that the,subdivider execute arc easement to retain this irrigation
line,or obtain a written release from the adjacent land owner stating that the line is not needed and can
be removed,
Final Environmental. Impact Report No, 10085 pre-pared for the 1984 Fresno General Plan (which
updated.the Fresno fligh-Roeding Community Plan.) and Final Master Environmental Impact Report.
No. 10 130 prepared for the West Area Comi-nunity Plan and the 2025 Fresno General Plan discuss the
loss of agricultural lands in.a thorough manner. These EIRs conclude that, within the Fresno Sphere
of Influence, loss of agricultural land is considered tinavoidable, and that de-velopinent of this land at
planned urban densities is preferable to conversion to rural residential uses (which is the County's
planned use of this area),in that urban development accommodates more people on less land and Slows
Final Initial Study for EA No, T-5137, prepared for Tentatlive'l"'ract Map-1111\1o, 5137/U(.;M
FebrUary 14, 2003
Page 15
the rate of conversion of prime farmland. For MEIR No. 10130, a statement of over-riding
considerations for conversion of agTicultural land was adopted, pursuant to CEQA Guidelines
Section 1.5093.
Mitigation Measures-
No project-specific mitigation measures are necessary, other than the requirement to obtain a release
for removal of the on-site private Irrigation line and the standard mitigation rneasures for t'arrnland
conservation reflected in IMEIR No. 10130(see the MSIR Mitigation Checklist M .Appendix A)
5.0--ANINIMAL LIFE
The California Department of Fish & Game Diversity Database indicates that no special status bird,
marnmal., arnphlbian, reptile, or insect species is known to occur at this property. There is no
sic,nificant wildlife population currently inhabiting the site.
The landscaping to be installed wotild provide habitat for certain species of birds and small animals
accustomed to an urban environment, No adverse envi ronmental effects are expected as a result.of this
pro3ect.
Mitigation Measures-
No proji ect-specific mitigation measures are necessary(MEIR N1 o. 10 130 measures for special status
species protection do not apply, since the site is not important habitat for any listed species
I P
6.0--HUMAN HEALTH AND SAFETY
The proposed project is not expected to create unsafe conditions and would not result in adverse effects
ori'human.health. The property is not on the Cortese List of known contarninated sites,and is not near
any documented source of air toxics. To the extent possible, health is protected by Citv policies and
project conditions,such as 2025 Fresno General Plan MSIR mitigations and project-specific meassures
for air quality protection,noise control,traffic safety, municipal water utility service,sanitary severing,
and drainage and flood control (see appropriate sections of this EA for specific measures).
The project developer will be subject to California Occupational Safety and Health Administration
regulations for workplace saflety, and all site work and off-sits; work- (including street work) will be
subject to City safety regulations for fencing, road barriers, signage, etc.
Final Initial Study for EA N(, 'l'-5137, prepared for"l elitafive'Tract. NAap No, 5137/1,IGM
ary 14, 2003
Page 16
The temporary on-site ponding basin will be regulated fol-weed control and mosquito abaternent by the
Consolidated Mosquito Abatement District and. by the Cites of Fresno Code Enforcement Division.
Mitigation Measures;
No additional mitigation measures are necessary, beyond these identified in MEIR No. 10130 for air
quality, water, sewer, and hazardous Materials (see the MSIR. Mitigation C:heck.list. in Appendix A).
In this EA sections 2.0—AiR.Qt.rmm/and 7.0—NOISE provide protection for human health and safety,
in addition to existing rules and regulations of the City for construction site; protection, rules and
regulations of occupational health and safety agencies; and rules and regulations of the € os€luito
abatement district.
10-4NC tS <
There; will be an increase in the a€nbient noise levels during the construction phase of the; proposed
project, poise levels will depend on the equipmentused but would
generally range from 60 to 80 dB,
at a distance. of 50 fe=et from equipment in use. .However, noise would diminish as site construction
work is completed, homes are erected, and construction moves to interiors, final site work would
include landscaping equipment(utilizing trucks,augers;,mowers,and similar machinery),with expected
noise levels ranging from 65 to 75 dBA at a distance of 50 feet from equipment in use. The City of
Fresno Noise Ordinance limits the duration of construction activity to allow- quiet time at night.
t.
The westerly portion of the;subdivision will abut North Polly Avenue(a designated arterial street) and
the northerly portion of the subdivision abuts West McKinley Avenue, also an arterial stru=t. The
vehicular traffic on McKinley .Avenue (artd traffic which will occur on Polk Avenue when it is
constructed) will generate a significant amount of traffic noise.
Traffic noise will. largely be mitigated, however, by the recommended conditions of approval for the
subdivision. Direct access to these major streets is required ro be waived,except for a limited number
of local street openings to :boll€.and McKinley, Residential lots which will back- or side-onto these
major streets. "Backup"treatment requires a 6-foot high solid wall. The 'Fest Area Coen-unity Plast
requires 20-foot landscape strips along the arterials.to be installe=d between the wall and the roadways.
These soundwalls and landsc=ape strips will not only block direct access from these lets to the arterials,
they will also provide some noise reliefto the inhabitants of the lots nearest these streets. Median
islands planne=d for arte=rial streets allow for additional distancing and scattering,of traffic noise.
California Title; 24 energy e=fficiency requirements act to mitigate indoor noise. The City of Fresno
implements'Title 24 through construction plan check and structural inspection activities.
Final Initial Study for EA No,'-I'-5137, prepared Mail Ni-.). 5137/1riGM
February 14, 2003
Page 17
The MEIR for the 2025 Fresno General Plan conceded that, in seine locations, traffic noise would be
a significant and potentially unmitigable impact upon sensitive uses. Pursuant to CEQA Guidelines
Section 15093, a statement of over-riding considerations for these impacts.
Mitigation Measures:
The noise mitigation measures outlined in the Mitigation Checklist for MEIR.No. 100.10 are located
in Appendix A to this EA (Page I 1). The pr( Ject-speclfic measures which would mitigate noise
impacts are incorporated into the project by City ordinances,and policies requirements(these measures.
include a rnasonry soundwall behind 20' wide landscape sups along the major streets abutting this
project;"back-up"treatment and no direct access forhomes along major streets with limited local street
access openings). No additional projJect-specific mitigation measures are necessary.
&O—LIGHT AND GLARE
Street lighting will be required to be installed along Polk and McKinley Avenues" This lighting is
down-directed and is required for safety. It will also help in crime prevention surveillance. Additional
light will be derived from interior residential lighting, outdoor lighting installed on homes, and
headlights of vehicles associated with this housing development, The required landscape buff;Dr and
m.asonry wall will.substantiallv reduce light and glare onto residences from the abutting major streets,
and mill help contain light and glare associated with.the subdivision, The Uni-forni Electrical Code also
contains provisions that prohibit lighting installed in a inanner that directs glare on.to adjacent
properties.
Mitigation Measures:
No mitigation measures are necessary beyond standard City glare control measures (requirement for
down-directed outdoor lighting) and Uniform Electrical Code requirements, See Appendix A for
measures spec if ied by MEIR No. 101.030.
2-11-AXID U, E
5_
The proposed project reflects plan designations assigned in the previous conununity phm for this area,
the Fresno High.-Roedirig Community Plan. The intersection of Polk and McKinley Avenues was
planned as an "activity center" in the 1977 Fresno High-Roeding Community Plan, allowing for
commercial and residential uses to be zoned on the subject APN.
The proposed project is consistent with the West Area Community Plan, which Mas superseded the
Fresno High-Roed ing,Community Plan with the adoption of the 2025 Fresno General Plan. The West
Final Initial Study for EA No,T-5137, prepared f7or'Fentative 1'ract Mal) No. 5137/LiGM
February 14, 2603
Page 18
Area Community Plan and 2025 Fresno General Plan assigned a dual designation to this site:
Public Facility/Middle School, and Mediuna-Derisity Residential, If the Central Ulnified School
District had purchased ;his site, it would have had General Plan conformity. In the absence of any
school district purchase agreement, the property owner remains free to proceed with development of
a single-.family housing tract.
Dual desig
�nations such as this are used by the Citvof Fresno for sites proposedfor public facilities,but
not yet owned by public agencies, in order to avoid. inverse condetrination and to preserve private
property rights consistent with U. S. Supreme Court land use decisions.
The West Area.Community Plan contains provisions to inte7gate new single-t1imily urban development
with abutting rural residential lots and active agricultural properties. The design ofthis subdivision map
implements these policies, Both adjacent parcels are not being actively farmed (neither is under
Agricultural.Preservationi'"Wil liarnson Act"contract.); and both are over two acres in size,too large to
be considered"rural residential.." The tract map allows f-br the abutting parcel to be re-subdivided and
integrated into the neigJiborhood, and the do vc1oper's. requirement to install the center section of
North Polk Avenue(two travel Lanes) facilitates deve4opment of the west side of Polk t-;D.,r office uses.
This site has been formally designated for single-fitmily development for several years. City of Fresno
Rezoning No. R-95-08 was approved on October 17, 1995 (City of Fresno Ordinance No. 95-77),
granting C-l/'UGNVcz zoning (Neighborhood Shopping District/Urban Growth Management
Area/conditional zoning)to approximately 6.5 acres on the southeast comer of Polk&McKinley,and
R-1,," GM/c zoning(Single-Family Residential District/Urban Growth Management Area,conditional
zoning) to the remainder of this 33.6-± acre parcel, where 7f'-5l37/UCW1 is currently proposed.
Conditions of this Rezoning were that right-of-way be dedicated fbrMcKinle.y and Polk Avenues,and
that a [City of Fresno Public Works] Director's Determination. be made for the alignment and.
right-of-wav of N. Polk Avenue. These conditions were deemed by the [Planning and] Development
Department to have been satisfied (see to]lowing section on Transportation and Circulation for detai led
inforniation on the N. Polk Avenue Director's Determination).
Subsequent construction of homes inTT-5137/UGM is.,.�.,ub
J Ject.to Fest.Area Conununity P Ian policies
related to aesthetics. and to City of Fresno Design Guidelines adopted with the 2025 Fresno General
Plan(see Appendix C. attached hereto),
Mitigation Measures-
No project-specific mitigation measures are necessary. See Appendix A for measures specified by
MEIR. No. I 0130.
.........................................
Final hiitial Study for EA No. T-5137, prepared for Tentative Tract: Map No. 5137/UGIM
February 14, 2003
Page 19
1.0.0--TRANSPORTATION AND CIRCULATION
The property is currently vacant land, consequently, its development will generate additional traffic
which will utilize local and major streets in the vicinity. However the Public Works Departine-rit,
Traffic Division has concluded that the projected traffic is not expected to have a significant adverse
impact. The project is within walkable distance(approximately one mile) to aii existing bus stop on
Line 39, and the project will be required to improve its share of bike lanes on abutting major streets.
The developer of this tract is required to construct its half of McKinley and Polk Avenues,the abutting
major streets (both arterials). These required improvements include sidewalks, curbing, gutter, street
lighting, signage,bike lanes, and disabled access sidewalk cuts. Pursuant to the City's t Jroan Growth.
Management Program,this subdivision will also be required to install or pay for a traffic signal at the
corner of Polk and McKinley.
McKinley Avenue is already largely constructed and striped in a two-lane configuration.{the south half
of the street has additional paving,and a turn pocket for Polk Avenue). For this tract,-further McKinley
Avenue improvements are required to improve the street with bike lane, curb, gutter, sidewalks
(including disabled access ramps at corners), and c,,
si.on ZO:a ; si giialization.
The subdivider of this project will also be required to improve the center section of Polk Avenue.
Right-of-way for the western half of Polk Avenue will need to be obtained ftom the adjacent property
owner, pursuant to the Director's Determination for the plan line of this segment of Polk Avenue.
The Director's Determination was based on the longstanding planning practice of aligning major streets
with Section and Quarter-Section lines, boundaries used for original subdivision of land in the area
under the Township.,"Range/Section surveying and Property description system. A half-mile grid pattern.
for Fresno major streets was,originally established in the early 1900s(per the Cheney Plan)as method
of ensuring sufficient streets to serve thearea.and as an equitable means of acquiring street right-of-way
(property owners on either side of a Section line are each expected to provide half ffieright-of-way),
Pursuant to adopted street patterns, the subdivider of 17-5137.1"UGM may also elect to create a local
street on the adopted alignment of West Floradora Avenue, straddling the Quarter-Section line--III
which case, right-of-way would have to be obtained from the property owner to the south. Other
subdivision requirements support good traffic flow and function on the arterial streets bordering this
property, the waiver of individual lot access, the limited number of local street intersections with
arterial streets; separated, striped bike lanes on arterial streets; and provision of separated pedestrian
access(sidewalks).
At full-build, arterial streets such as West McKinley and North Polk Avenues have a capacity of at
31,700 up to 47,900 vehicle trips per day while still fun "
ctioning at acceptable Levels of
..........
Fffial Initial Studv for EA No. 1"-5137, prepared fbrTentilive Tract Map No� 5137/UR..';[M
February 14, 2003
}gate ,2 0
Service("LOS"), Levels of Service are estimated.using analysis techniques developed by the Florida
State Department of Transportation. LOS determinations are somewhat subjective--they involve a
series of criteria,such as average speed and waiting times--and they are influenced by multiple factors:
street classification, number of lanes, lane width, lane separations,, signalization, intersecting local
streets, visibility, and driver behavior. The 2025 Fresno General Plan indicates that LOS "E" would
be acceptable in some areas, but LOS "D is the standard minimum acceptable LOS. Wien partly
improved to a two-lane configuration, major streets can still accommodate over 10,000 trips per day
with LOS "D"or better.
Estimated trip generations for the proposed subdivision were calculated based upon *131 homes,
applying the Institute of Traffic Engineers (ITE) Manual average of 10 vehicle trips per day: the
estimated traffic to be generated by this project is 1,310 vehicle trips per May. The addition of trips to
McKinley anal Polk Avenues by this subdivision will not cause significant adverse impacts to those
major streets. Currently, NIcKinley Avenue has 1,741. to 1,821 trips per day in the segment between
Cornelia and Hayes Avenue (bracketing the prqJIect area). The; segment of Polk Avenue north of
McKinley Avenue has 300 to 460 trips per day. Adding 1,310 trips to either street would not cause a
significant adverse impact, and distribution of this tract's 1,310 total daily trips between both major
streets would have even less impact.
Traffic coming to and from this subdivision will be distributed throughout the TrIetropolitan region,
where it may incrementally add to cumulatively significant adverse traffic impacts. To the extent
possible,the City is mitigating those cumulative traffic impacts by enhancing its mass transit programs,
initiating light rail planning, and adding alternative transportation routes such as bikeways and trails.
Nonetheless, there will be areas elsewhere in Fresno where traffic congestion is anticipated to cause
LOS to drop below"D." When the Fresno City Council certified MEIR No. 10 130 for the 2025 Fresno
General Ilan, a statement of over-riding considerations was adopted for traffic impacts,
pursuant to
CEQA Guidelines Section 15093.
Mitigation Measures
No mitigation measures are required other than those required in MEIR. No. 10 130 (see the MSIR
Mitigation Checklist in Appendix A.) and the measures incorporated into this project by requirements
for the City standard major street improvements and Urban Growth Management policies 1 reflected
in design of and conditions imposed upon, the pro ect).
Final Initial Study for EA No. T-5137, prepared for Tentative Tract Map No. 513-7/1,T NI
February 14, 20W
Page:W 1
11.1 Availability of Fire Protection
The Fresno Fire Department reviewed the;proposed tentative tract mop and certified that it is located
within three; Miles of City Fire ;station No. 16. The subdivider is required to pay IJGM fees toward
irnproventent of that lire station. Purs€.ia:tt to its review of this proposed subdivision, the City's Fire
Prevention Bureau, detetnzined that access (i,e., the tract's street pattern) is adequate for fire engines.
The Fire prevention Bureau is requiring that residential hydrants be provided (installed.) in the
subdivision, connected to the City's water supply so as to provide standard l-.ire flow,
Mitigation Measures
No project-specific mitigation measures are required other than those measures incorporated into this
project by requirements for the City fire protection standards. See Appendix A for measures specified
by 1' EI . No. 10130.
11. Overcrowding of School. Facilities
The subject site is within the enrollment area of the Central Unified School Disttict, which serves
northwest and west.Fresno. Central. Unified's approximate;boundaries extend from the San:Joaquin
River (at its intersection with the Edythe avenue ali menti southward along Blythe Avenue to
Herndon Avenue, where the District boundary moves westward to Cornelia Avenue. The boundary
extends southward along Cornelia Avenue to Freeway 99, continues southeasterly aloe Freeway 99
to its intersection with Marks Avenue,then continues southward on the:'Marks Avenue alignment until
Ca.l€forma Avenue. The Central Unified School District boundary then turns westward along California,
jogs north to Nielsen Avenue, and continues westward to a point beyond the: edge of the; City of
Fresno-'s Sphere of Influence;.
Central Unified is the second lamest schoot district in the City of Fresno in geographic extent. It has
17 schools and a total enrollment of just over 11,000 students. Dike other Fresno area school districts.
Central Unified is experiencing rapid growth and expansion: an increase of three schools and 1,000
students since 2000, The District's increasing enrollment("student generation"}is primarily due to new
construction.within the District. Central Unified is not experiencing overcrowding, since its average
teachenstudent ratio for Kindergarten through 3'grade;(".K-3") is 1.x 1.8.8 and the ratio for 4" through
12"' (,grade is 1:28.5.
Central Unified. has adopted school impact fees in accordance with current state; law. These fees
require that the developer of this tract will have to pay fee,, fi:.)r school facilities per Central Unified's
Final ffiifial Study for EA No.T-5137, prepared for J.'eritallve Tract Nlap No, 5137'."LIGM
February 14. 200 i
Page 2.y
adopted fee schedule(unless fees were waived by the District). In the most recent approved School Fee
Study(2000), it was determined that each new single-family housing unit generated 0.362 elementary
(K-6)students,0,076 middle school (-11"and 8"'grade)students.and 0.124 high school 19,x'through 12"
grade} students. Prior to the passage of California Proposition 47 in November of 2002, the District
commissioned some research on student generation, in case an update were needed ibr its fee study.
Preliminary,unpublished data ftoni that study(data which has not yet been reviewed or accepted by the
District) shows a slight increase in the above student generation figures for sing]e-J.amily housing:
0.400 K-6 students; 0.086 7"- 8" grade students; and 0.155 high school students generated per new
home.
Therefore, TT-5137.AJGM Would be expected to contribute some 52 elementary school students, 11
middle school students, and 20 high school students, As housing stock ages, local studies done for
other districts in the Fresno-Clovis Metropolitan Area indicate that the number of students per single-
family residence increases slightl-y. i
0.418 K-6 students; 0.127 Th-8"' grade students; and 0.226 high
school students(these are data from the most recent Clovis Unified School district school construction
fee study, which looked at student generation from single-family housing over five years old). Over
time, the numbers of students ftcrrn"(7T'_.513'7J'UGM would probably increase proportionately,
The nearest elementary school serving this site is McKinley Elementary School, a K-6,fiacility located
on the northwest comer ofMcKinlev and BI.Nilie Avenues (just over a.mile from the project site). A
new elementary school site has recently been acquired near Clinton and Polk Avenues.
Groundbreaking ern this new school site is targeted tbr late summer of 2003.
The district has requested that sidewalks be incorporated into the TT-5137/UGM project, to facilitate
students walking to school.. This is a condition being imposed on this tract map. Even with sidewalks,
it is likely that students would need to be transported by school bus, given the arterial status of and
traffic on, McKinley Avenue and the lack of develop W- sidewalks along the entire,route to elementary
school.
The district has requested that McKinley and Polk Avenues be developed to their full arterial width to
give sufficient paved shoulder width to accommodate school bus stops, since school bus routes
normally do not extend into subdivision interior streets. Full cross-section street development on Polk
and McKinley Avenues is also being required of the developer on the sides of the streets abutting
TT-51.37/UGM.
According to Central Unified's Eacilities Planning staff., McKinley Elementary has a capacity 860
students and currently has 846 students. (The 815 enrollment data for McKinley Elementary posted
by the Callfbrrua Department of Education on the Education Data Partnership website,
www,ed-data.02.ca.us, is two years old and out of date.) '.Phis Department of Education information
website characterizes McKinley Elementary as being located at the urban fringe of a large city and as
Fin,al Initial Study for EA No, T-5117, prepared forTentanve Tract Map No. 51317.111(iM
Febn.;,a*, 14, 2003
having an average class size of 26.2 students and as ranked in the 5:' decile in. the; Academic
Performance Index (API) ratings with a notation that it did not ineet its 21001.-2002 growth in API
score] target.
TT-5137x1. GM could Lenerate enough students to make McKinley Etementai-,go over-capacity, and
Elementary
this subdivision is not the only new housing developnient in the immediate vicinity, However,Central
LTnified has several available measures to deal with this contingency. Elementary school attendance
boundaries are expected to be adjusted with construction of the new school at. Clinton and Polk
Avenues. (This would also change student transportation plans and might require,a longer transport for
TT-5137i"LiGM students). It is also possible that modular classroorns could be added to the existing
elementary school..
The property immediately south of TT-5137.1l'UGM is also dual-designated (planned) for elementary
school use. This site's underlying alternative land use designation is also for single-family residential.
That elementary school site is currently vacant, No rezoning err subdivision reap hens yet been submitted
to the City for alternate devil- opment.
The n mest middle school serving this site is El Capitan Junior High School, which is a middle or
intermediate school serving 7"'and 8"'grades. It is located on Blythe Avenue just north of McKinley
.Avenue, immediately adjacent to McKinley Elementary School. (The Education Data Partnership
website mis-classifies this school as an elementary school.. Interestingly, this websitecharacterizes El
Capitan Jr, High as being in. a large city, while the immediately adjacent elementary school was
characterized is being on the urban fringe of a large city), Capacity of El Capitan Junior High is given
by Central Unified School District. Facilities Planning staff as 1,000� Its current enrollment is 788
students(down from the 8213 students reported for 2000-200 1 on the Educational Data website, with
a reported average class size of 26.2 -students). The Educational Data website notes that El Capitan
Junior High has an API rating in the 5"decile and that it did achieve its goal of 5%improvement I n A Pf.
scores. It is enrolled in the state's Immediate Intervention/'L,:ndeTerfc)rmi.ng Schools program.
As noted previously, TT-51371UGM would add about 50 students and would not, in itself, cause
El Capitan Junior High to)exceed its capacity. As discussed in this EA's prqicct description and in EA
Section 9.0--L&ND USE,this subdivision.is being developed,on land which was dual-designated in the
20215 Fresno General Plan and West Area Community Plan for single-family residential development
-or- public facility/middle school ("intermediate"or",junior high;" accommodating 7" and 8" grade
students). The District has not entered an agreement to purchase the subject property,and did not have
the purchase of this middle school site programmed for the tie ar future.
In 1992, CU S1) passed a bond measure-which greatly assisted in the acquisition and construction of
a new high school cat-npus at Dakota and Cornelia Avenues (Central East High School), Central
Unified has another high school site as well (Central West). Per the District's prioritization of school
Final Initial Study for EA.No.T-5137, prepared fc,.r Tentative;Traci:Matz :No. 51:3711,11 .IM
February 14, 2003
Page 24
site acquisition.a 155-acre property on the northeast corner of Grantland and Ashlan avenues has been
selected for development of an educational center with elementary school, middle school, and high
school campuses, slang with s high h school stadium. Whether TT-5I.37 and/Or other residential
development in western Fresno will expediter construction of the middle:school at Gra:ntland&Ashlan
has yet to be detennined by Central Unified.
The District has eminent domain authority and could still.purchaser the TT-5137/LiGM project location
for middle school use;(be;ftrre,or after,development of tract and housing improvements)—subject to the
District Board of Trustees making the required finding; of public necessity, and subject to a
determination of flair market value. For fiscal reasons,development of this proposed tract could require
that Central Unified ultimately seep another middle school site;to serve this vicinity,
School planning at Fresno's urban (rin e; and in the Central Unified School District has been a
somewhat fluid process,dependent upon lamed avail abilit.y,development and student generation patterns,
and District policies regarding school site development. Due to the amount of Rural Residential and
"estate farm" development in the; West Area, urban density housing construction is not occurring in
defined sectors or phases and buildout dates for discrete;school areas cannot be predicted, The c hanging
development patterns in the West Area could prompt the District to refine and amend its facilities plan.,
so that a different middle school location may be dete;rrriined to best serve future;creeds of this project
and other development in the vicinity,
Mitigation mesasures<
No project-specific mitigation me=asures required,other than payment of"school construction fees when
building permits are requested. Se=e Appendix A for measure=s specified by MEIN No. 10130.
11� - Availability of water mains of adequate size
As noted previously in the: Water section of this EA, the City of Fresno's water supply system is
comprised of dispe=rsed production,wells and water transmission mains laid out along the:City's major
street grid(hence,the appellation"Transmission Grin Main,"abbreviated'rGM). These elements of
City infrastructure;are supported by groundwater recharge basins(in the WestArea,owned and ope=rated
by Fresno Metropolitan Flood Control District). These basins collectrunoff from precipitation, take
deliveries of surface water via Fresno Irrigation District canals, and percolate this water back into the
aquifer.
The;City's Urban.Growth.Management Ordinance and its Water Resources Management Flan ide=ntify
the need to construct new transmission lines to better transport water from one region to wi..other, to
install wellhead treatment units on certain wells, and to improve the balance; between water
consumption.and water recharge(see Edi. Section 3.0--WATER).
Final Initial Study for EA No. *T-5 1_17, prepived for"Tentative 1'ract klap No, 5 1 37JJ;G,1V1
February 14, 2003
Pa c4e/2
The Water Division of the Public Works Department has indicated that.this developil-writ is consistent
with its water deliver.y plans, and that it will not have an adverse impact on the overall City water
system. A 14"diarneterTGM is already installed in West McKinley Avenueand will serve this proiect.
The applicant will be required to install another 14" TGM in.Polk Avenue from the Floradora Avenue
all anment to McKinley Avenue, to provide two points of service and to propoilionately complete the
infrastructure network in this fringe developinent area.
Mitigation Measures:
No project-specific mitigation measures required,other than.stanlard City requirements forconnecting
homes to the municipal water utility by individual house lines and payment of connection fees. The
subdivider is required to provide fin installation of water lines in local streets, and under the City's
Urban Growth Management Ordinance the subdivider is also required to provide for aproportionate
sbareof installationof major City water infrastructure,in this case;ane-%v tra- ismission grid main(TGM)
to be installed in Polk.Avenue and connected to the LTG existing i M-required TGMin McKinley Avenue,
See Appendix A for uniform mitigation measures specified by MEIR No, 10130,
11.6 Availability of sewer line and sewage treatment capacity
'1 iris proposed tract is located within the Cornelia Trunk Sewer Service Area and is required to pay
.connection charges, for that tract. for laterals, for the oversized line installed to serve the area, in
addition to the sewer treatment i4cilities charge. to support construction and improvement of the
Fresno-Clovis Regional WastewaterTreatment and Recl=iation Facility( N TRF). Thatfacilitywas
recently improved. to process 80 million gallons per day, and this project will not individually or
cumulatively adversely impact its service capacity. The Regional Water Quality Control Board is
requiring-that Fresno and Clovis find measures to abate groundwater "mounding" at the WINTRF's
percolation field, and the two cities are negotiating solutions for that Issue.
"I'lie City's Department of Public Utilities reviewed this tentative tract map and determined that a
45-inch diameter sewer main is already installed in West McKinley Avenue and North Polk Avenue.
It is required pursuant to standard City regulations and the UGM ordinance that the subdivider provide
for extending these facilities to adjacent properties as necessary ("stub out" lines) before surfacing
streets,that each house in the tract have a separate house branch to the sewer line to be installed in the
local streets,and that all facilities be constructed in accordance with City standards,specifications.and
policies.
------------------
Final Initii] Study for EA No. T-5137, prepared for Tentative Tract Map No. 5137/UGM
February 14, 2003
Pave 26
Nlifigation Measures:
MEIR No. 10130 contains City-wide measures for maintaining adequate sewenng service (see
Appendix A, page 7). No other mitigations are necessitated for this subdivision bevond those
incorporated into the project per standard City requirements for connecting homes to the municipal.
seweringsystern by individual house branches,sewer mains installed in local streets,and Urban Growth
Management requirements to develop major sewer infrastructure in fringe areas and provide
proportional funding for sewer trunks and sewage treatment capacity.
1.1.7- Availability of Storm Water Draina,"re.Facilifles (On-or Off-Site)
The Fresno Metropolitan Flood Control District(FMFCD)is responsible for storm water management
within the Fresno-Clovis metropolitan area. FMFCD has developed and adopted a Storm Drainage and
Flood Control Master Plan. Within. the metropolitan area, precipitation -runoff produced by land
development is to be controlled through a system of curb and gutter conveyance, leading to a limited
number of storm drain pipelines and an expansive network of large storm drainage retention basis
(which are also used to rechargegrou
, -ndwater). Each property contributes its pro rata share to the cost
of this public drainage system, and may be required to dedicate easements for storm drainage and to
construct on-site interim storm.drainage conveyance and collection facilities when the service network
in its drainage area is not yet complete.
Because of hard surfacing(paved streets, driveways, sidewalks, roofs), 17*_5l37/U1GM will produce
storm runoff at a level greater than the existing vacant land use. This prqject is located in Drainage
_tkrea"Cl," and FMFCD has acquired a ponding basin located on the-north side of McKinley Avenue
across from this project. However, Basin CI is not yet improved. (only some minor excavation has
commenced on it) and thestorm sewer network is not yet in place,
FNIRID has reviewed this tentative tract map and developed the list of requirements for its storm
drainage. These requirements will inClUde dedication of casements, installation of drains, and a
temporary on-site ponding basin which the subdivider will lie required to construct and maintain(keep
clear of weeds, trash, and mosquito breeding) until the tract can be connected to the storm drainage
network; at that time, the on-site basin is required to be tilled in and cornpacted under grading permit.
Prior to final map approval, FMFCD will review grading and street plans for the subdivision to assure
that the storm drainage system will be flinctional within the tract and that major facilities will be
adequate to service the site. If the project produces more runoff than the existing system was designed
for,the developer will be required to mitigate the impact of the additional runolf. The requirement to
Protect surtiace waters and the aquifer through stormwater pollution prevention is addressed in EA
Section 3.0-WATER.
Final Initial Study for EA No. "I'-51 37, prepared for]"entaitive Tract Map No. 5137'I.iGM
February 144. 24'(03)
Page 27
Mitigation Measures:
No project-specific measures required"other than implementation of the City's Drainage Ordinance and
I=IL�II��C`D prgjec:t requirements for TT-5137J, M. See Appendix A for measures :specified by MSIR.
No, 101314).
fY9 - Unusually high solid waste generation
Solid waste services are provided by the. City of Fresno. Solid waste: is transported to the American
Avenue Landfill,the City of Fresno's designated landfill;per contract with the Fresno County Resource
Management Division, This4, 40-acre site is located southwest of'the cit;, of'Ke€man, It is permitted
by the Integrated Waste; Management. Board as a "Class 111" solid waste facility, a"municipal" type
landfill which does not accept hazardous or "designated" wastes. Its operating permit allows it to
receive 2,200 tons per day. In its I5-year lit; the American Avenue Landfill has already accepted over
34 million.tans of solid waste. It has over 32 million cubic yards of remaining capacity. This capacity
is deemed sufficient to last at least until year 2024.),although full implementation of recycling and other
solid waste diversion programs could.extend Arnerican Avenue's useful life; by 30 wears.
As required. by State Assembly Bill 939 (AB 939} the city has developed and implemented a draft
Integrated Waste Management Plan and is taking actions to improve its solid waste diversion(recycling)
rate. The City of Fresno was in compliance with Ala 939's Phase l required 25 percent diversion goal,
but has not yet been able to achieve the Phase .Il mandated 541 percent diversion rate. Solid waste
diversion measures will need tic) be implemented and strengthened in all area cities and in the
unincorporated portion of.Fresno County in circler to maximize the useful life of'the American Avenue
Landfi 11,
This project.will not,in itself,have excessive waste generation or createan adverse impact on land..filI
capacity. In order to fully implen-ient AB 939 measures, the City's Solid Waste Division will require
that every horne have,and properly use,Tins for trash.collection,recycling,and green waste. The Solid
Waste Division has reviewed the tentative tract map and finds than access will be adequate for trash
trucks, given.the City's local and major street improvenient standards.
Mitigation Measures
None required,beyond these specified in HEIR No. 141130(see Page S of Appendix A),urban sm ices
routinely provided for City solid waste and curbside recycling; and City, County, and I4MFC D
requirements for proper disposal of construction waste and household hazardous waste.
final Initial Swdy for EA No.T-51117, prepared for'Yentative Tract Nlap No. 5137/UGM
February 14, 2003
Page 28
12.0--HAZARDS
The proposed subdivision was routed to the City of Fresno Airports Depart-ment and was tbund not to
be located within any of the airport land use review areas in the Fresno-(--'lovIs Metropolitan Area. As
noted Previously under EA Section 6.0—I1u-NI.A:N HEALTH AND SAFE�TY, this property is not on the
Cortese List of hazardous material sites and is not adjacent to known reportable quantities of hazardous
materials.
The households which will comprise this project will generate small quantities of matenals which may
not be accepted in regular trash pi&up or dispersed of the American Aven Lie land.fil 1. Inconjunctio.ri
with Fresno Courity Health and Human Semices and the Fresno County Resources Division, periodic
Household Hazardous Waste collections ocew- in Fresno, allowing materials such as paint, solvents,
batteries., and electronic equipment(computers, cathode ray tubes ftom TVs and computer monitors)
to be collected for property processing and recycling. Permanent waste oil collection points are also
located h throug
,,.out the City, to prevent used oil and antifreeze from being dumped into -yards or the
storm drainage system.
Mitigation Measures.
No project-specific mitigation measures are necessary, See Appendix A f6r meastwes specified by
MEI R No. IOIX
13.0—AESTRETICS
13.2 - Creation of Aesthetically Offensive Conditions
During construction of theproposed project,temporary creation of an aesthetically offensive condition
can be expected in terms of the general appearance of the site. This condition Would be limited to the
localized area and would only exist temporarily.
Ultimately, the property's aesthetics will be improved over current conditions by removal of existing
weeds and creation of maintained landscaped strips along the major ;street frontages, in addition to
Citywidedesign standards and West Area Community Plan requirements for front yard landscaping and
building materials,
Final Initial Study for EA No, T-5137, prepared for Tentative.1'ract flap No. 513 r'f, (:iM:
February 14, 2003
page 49
Mitigation measures
Citywide design standards and West Area Community Plan requirements for aesthetic building
treatment and landscaping are outlined in EA appendix. C.
Implementation and Verification
The Cityof Fresno Planning and Development Department will implement these requirements through
Final tract reap review and building permit review for homes to be constructed in this tract.
"11iere,are no adjacent historical, archaeological,or paleontological sites known to the City of Fresno.
To ensure that any possible sites will be protected,M E IR leo. 101130 contains standard protocols,should
any cultural material be revealed during construction of this tract. }.
Miduation Measures:
.leo prcjectwspecific mitigation measures are necessary. See pages 10 and 1 l of EA Appendix A for
measures specified by ME1ft.No. 10130 for protection of cultural resources.
15.0 - NI ERGY
The proposed project would net require an excessive use of energy. 'rhe Subdivision Map Act and the
City's Subdivision.Ordinance require that subdivision design provide fo energyeffic;ienccrthroughsolar
access and passive solar measures to maximize winter heat gain and mi nim.ize su€nmer heat gain. These
measures will be achieved through orientation. of buildings and landscaping. The; City requires all
structures to conform.to California Title 1.4 energy efficiency standards,and has also modified its front
yard setback to allow the projection of covered porches as an energy efficiency measure,
No significant adverse ener�,y impacts elects are expected as a result of this project, although all raew
construction consumes energy and adds to energy generation demands. IMEI.R.No, 10130 contains a
mitigation measure for this potential cumulative impact(see Appendix A, .page 1.1).
Mitigation : easures-
No project-spec€fie mitigation measures are necessary beyond those.identi f ied iat M Eli:'Vo. 1031 303(see
Page f 2 of EA Appendix A).
Final Initial Study for EA No. T-5137, prepared for Tentative Tract Map No. 5 1 3TUGM
February 14, 2003
Page 30
MANDATORYFINDINGS OF SIGNIFICANCE
In sunimary of all the information presented and referenced in the preceding Initial Study.
0 This project.does not have environmental impacts which will cause substantial adverse effiects on
human beings, neither directly nor indirectly,
0/ 'niis project does not have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish/wildlife or native plant species(or cause their population to drop below
self-sustaining levels),does not threaten to eliminate a native plant or animal community,and does
not threaten or restrict the range of a rare or endangered plant or animal,
0 This project does not eliminate important examples of elements of Calitbrnia history or prehistory.
This project does not have impacts which would be cumulatively Considerable even though
individually limited.
Therefore,there are no mandatory findings ofsignificance and preparation of an Environmental
Impact Report is not warranted. for this project.
DETERM11.NA..'JJQN
On the ba'sis of this Initial Study evaluation, it is determined that the, proposed project is
consistent with all applicable city plans and policies and conficirms to all applicable zoning
standards and requirements. It is further determined that the proposed project will not have a
significant adverse effect on the environment, This is because there are rniti-ation measures
required as conditions of prcliect approval for this tentative tract map.,and these conditions have
been added to the project as defined;these are conditions upon which a negative declaration Cali
be recommended. A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED.
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