HomeMy WebLinkAboutT-5196 - Conditions of Approval - 3/10/2005 T_ City of r.
� REPORT TO THE PLANNING COMMISSION
F�1 AGENDA ITEM NO. IX-A
COMMISSION MEETING 7/7/04
July 7, 2004 FILE
C APPROVED BY
naJA
FROM: STAFF, Planning Divisio DEPARTMENT DIRECT7'*4J0r_
Planning and Development epart
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-03-78, VESTING NTATIVE
TRACT MAP NO.5196/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL
ASSESSMENT NO. R-03-78/T-5196
EXECUTIVE SUMMARY
Rezone Application No. R-03-78 proposes to change the zone district of a 20-acre site from the AE-20/UGM
(Exclusive Twenty-Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district. The site is located on the southeast corner of South
Armstrong Avenue and East Kings Canyon Road. The applicant, Synergy Golden Dawn, L.L.C, has also filed
Vesting Tentative Tract Map No. 5196/UGM proposing to subdivide the subject property into a 84-lot single
family residential subdivision at an overall density of 4.54 units per acre. The applications will bring the
zoning and uses forthe property into conformance with the 2025 Fresno General Plan and the Roosevelt
Community Plan.
PROJECT INFORMATION
PROJECT A 84-lot single family residential subdivision on approximately 20 acres
of property to be developed at an overall density of 4.54 units per acre
APPLICANT Synergy Golden Dawn, L.L.C. (Engineer: Yamabe & Horn)
LOCATION Southeast corner of South Armstrong Avenue and East Kings Canyon
Road (Council District 5, Councilmember Dages)
SITE SIZE 20 acres
LAND USE Existing - Vacant
Proposed - Single Family Residential
ZONING Existing -AE-20/UGM (Exclusive Twenty-Acre Agricultural/Urban
Growth Management)
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION Proposed R-1 zone district and 84-lot single family residential
AND CONSISTENCY subdivision is consistent with the 2025 Fresno General Plan and
Roosevelt Community Plan designation of the site for medium-low
density residential land use (2.19 to 4.98 units per acre)
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130) issued on June 10,
2004
PLAN COMMITTEE The Roosevelt Community Plan Advisory Committee unanimously
RECOMMENDATION recommended approval of the rezone and tract map at its meetings
on May 17, 2004, and June 28, 2004.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-78
Vesting Tentative Tract Map No.T-5196/UGM
July 7, 2004
Page 2
STAFF RECOMMENDATION Recommend approval of rezone application and approve vesting
tentative tract map subject to compliance with the Conditions of
Approval for T-5196/UGM dated July 7, 2004
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Use
North State Route 180 State Route 180 State Route 180
South Medium-Low Density R-1 Vacant
Residential Sin le Family Residential
East Medium-Low Density AE-20 Rural Residential
Residential Exclusive Twenty Acre Agricultural
West Low Density Residential County Rural Residential
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-03-78/T-5196 considered potential
environmental impacts associated with the subject rezone and tentative tract map request. The study indicates
that the project, if approved,would conform to the land use designation and land use policies of the 2025 Fresno
General Plan and is within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has
issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130) dated June 10, 2004, which incorporates a MEIR Mitigation
Monitoring Checklist. This environmental finding was properly published and noticed on June 11, 2004,with no
comments received to date.
BACKGROUND / ANALYSIS
The applicant, Synergy Golden Dawn, L.L.C., has filed Rezone Application No. R-03-78 and Vesting Tentative
Tract Map No. 5196/UGM,for 20 acres of property located on the southeast corner of South Armstrong Avenue
and East Kings Canyon Road. The rezone application is requesting a zone change from the AE-20/UGM
(Exclusive Twenty-Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management)zone district. Vesting Tentative Tract Map No.5196/UGM is proposing
to subdivide the subject property into 84 single family residential lots for a density of 4.54 units per acre.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General
Plan which updated the Roosevelt Community Plan. The updated community plan designates the subject
property for medium low density residential land use(2.19-4.98 units per acre). The R-1 zone district conforms
to the medium low density residential land use designation as indicated by the 2025 Fresno General Plan's
"Planned Land Use and Zone District Consistency Matrix."
Surrounding land uses are characterized by vacant land to the south and rural residences to the east and west.
The traffic generated by this project can be accommodated by the planned circulation system with street
improvements completed by the project as required by development standards and Master Environmental Impact
Report No. 10130 mitigation measures. Sewer and water infrastructure availability and service demands have
been verified by the Department of Public Utilities and appropriate improvement requirements have been
included in the Conditions of Approval for Vesting Tentative Tract No. 5196/UGM dated July 7, 2004.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-78
Vesting Tentative Tract Map No. T-5196/UGM
July 7, 2004
Page 3
Roosevelt Community Plan Advisory Committee
The Roosevelt Community Plan Advisory Committee reviewed the proposed rezone and tract map on May 17,
2004. The committee unanimously recommended approval of the rezone and moved to deny the tract map due
to the lack of open space proposed on the map and requiring the developer to enhance the entry ways into the
subdivision. The applicant, at the request of staff, scheduled a meeting with representatives of the Roosevelt
Community Plan Advisory Committee and members of the Sunnyside Estates Homeowners Association. The
meeting was held on June 8, 2004, to allow the developer to personally address the concerns of both the
committee and homeowners association. The issues of open space and enhanced entry ways into the
subdivision were discussed and have been addressed in the conditions of approval for the tract map dated
July 7, 2004.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates South Armstrong Avenue as a collector street requiring 86 feet of
right-of-way width. The developer will be required to dedicate and construct improvements for South Armstrong
Avenue. Other improvements include the construction of curb, gutter, sidewalk, and transition paving within the
limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to
South Armstrong Avenue for all residential lots adjacent to this street frontage. The 2025 Fresno General Plan
designates East Kings Canyon Road as a arterial street requiring a 110-foot'of right-of-way width. The
developer will be required to dedicate and construct improvements for East Kings Canyon Road. Other
improvements include the construction of curb, gutter, sidewalk, and transition paving within the limits of the
tract;. construction of an underground street lighting system; relinquishment of access rights to East Kings
Canyon Road for all residential lots adjacent to this street frontage; and construction of an 80-foot bus bay.
These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5196/UGM
Conditions of Approval dated July 7, 2004.
Streets and Access Points
This subdivision is proposed to have two access points to South Armstrong Avenue. The Public. Works
Department Transportation Planning Section has reviewed the rezone and tentative tract map applications.
Public Works staff has determined that the streets adjacent to and near the subject site will be able to
accommodate the quantity and kind of traffic generated.
Landscaping/Walls
Given that the proposed subdivision abuts a planned arterial and collector street,the developer will be required,
in accordance with the Roosevelt Community Plan Policy No.2-3.9,to install 15 feet of landscaping along South
Armstrong Avenue and 25 feet of landscaping along East Kings Canyon Road. In addition, the applicant will be
required to install a solid wall at the rear of the required landscape setback which will mitigate the adverse effect
of noise generated by vehicles traveling on the adjacent major streets.
Open Space
The developer will be required to provide at least five percent of the total project area for public or private
common open space per Roosevelt Community Plan Policy No. 1-17.3. Alternatively, an equivalent amount of
area may be provided in conjunction with approved public or quasi-public open space within one-quarter mile
of this development.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-78
Vesting Tentative Tract Map No. T-5196/UGM
July 7, 2004
Page 4
Lot Dimensions
The R-1 zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. Lots in the
subdivision will meet or exceed the minimum lot size requirement. The subdivision map, based on the required
findings for approval and subject to the recommended conditions of approval, and the standards and policies
of the 2025 Fresno General Plan and Roosevelt Community Plan, complies with applicable zoning, subdivision,
and UGM requirements. Therefore, staff recommends approval.
Tentative Tract Map Findings
The Subdivision Map Act(California Government Code Section 66400 et sequentes) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5
below is made in the negative. In addition, State law requires that a subdivision be found to provide for future
passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent with the City's
2025 General Plan (there is not an applicable specific plan), because the Roosevelt Community Plan
designates the site for medium low density residential land uses and subject to Section 12-403-B of
the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for
development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because conditions of
approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and considerable
damage to the natural environment,including fish,wildlife or their habitat, because of the urbanized nature
of the area in which the site is located.
4. The proposed subdivision design and improvements are not likelyto cause serious public health and safety
problems because the conditions of approval have shown and will ensure that the subdivision conforms
with City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site, because
conditions of approval will ensure noninterference with any existing or proposed public easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or
cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping
plant materials and because of the orientation of the proposed lots.
The subdivision map,subject to the recommended conditions of approval,complies with the design and property
development standards of the Zoning Ordinance and local Subdivision Ordinance.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-78
Vesting Tentative Tract Map No. T-5196/UGM
July 7, 2004
Page 5
Based upon the plans and information submitted by the applicant and the recommended conditions of project
approval, staff has determined that these findings can be made.
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Vesting Tentative Tract Map No. 5196/UGM dated
April 29, 2004,and the Conditions of Approval for T-5196/UGM dated July 7, 2004.
Action by the Planning Commission regarding the rezone application will be a recommendation to the City
Council. Planning Commission action of the proposed tentative tract map, unless appealed to the Council, is
final.
California Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has
submitted the attached comments dated May 12, 2004, and June 16, 2004, indicating that the proposed project
in and of itself is not expected to create significant impacts to the state highway system.
CONCLUSION / RECOMMENDATION
Based upon staff's review and analysis of this request, it has been determined that Rezone Application No. R-03-
78 and Vesting Tentative Tract Map No. 5196/UGM can be found consistent with the planned land use.
Therefore, staff recommends that the Commission:
1. RECOMMEND APPROVAL to the City Council of the environmental finding of Environmental Assessment
No. R-03-78/T-5196 that the project proposal conforms to the provisions of the 2025 Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130).
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-03-78 which proposes to
rezone the project site from the AE-20/UGM (Exclusive Twenty-Acre Agricultural /Urban Growth
Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone
district.
3. APPROVE Vesting Tentative Tract Map No. 5196/UGM subject to compliance with the Conditions of
Approval dated July 7, 2004.
KACommon\Master Files-Tract Maps\Tract 5196 Paul Bernal(R-03-78)1PC Report-R-03-78-T-5196.wpd
Attachments: Vicinity Map
2002 Aerial Photograph of Site
Vesting Tentative Tract Map No. 5196/UGM dated April 29, 2004
Conditions of Approval for T-5196/UGM dated July 7, 2004, including letters from
Fresno Metropolitan Flood Control District(5/13/04), San Joaquin Valley Air Pollution Control
District(5/10/04), Parks Department(5/10/04), Sanger Unified School District (5/06/04), and
Fresno Irrigation District (5/11/04)
Letter from Caltrans dated May 12, 2004
Environmental Assessment No. R-03-78/T-5196 Finding of Conformity to 2025
Fresno General Plan MEIR No. 10130 dated June 10, 2004
S4, To
.■. s_ . r.,' �Q`•■ er•
m -14
» r '•
93 a
AE-20/UGM
so
nTll
r< rs
R o
n
toM
z COLD
sy
or to
E INM [ • z
� w r ST c�Tw
! A M •• M 4011141110 .o' w ! .r Is _ Ri 1�l�71�/ z
vunor
M
MONO WF— M _- r. '
• I
P. S.H. No. 4 -- I E. KINGS CANYON ROAD o• H--NO.47
r
a AE-20—UGM
c�
z
0
•
a
t -
�I N L M O ! « Ir j Y'
Ld
or a n n .. .. » j J AE-20 .1
_ N
N ' R r JO'
�.
f• N
or t• J
N I Y M
u
re
To rr r. •s •• w „ a : to
AVE. { �. �� • d
re n u or u w e *
J .1 '•
A y I
AVL-- 1 i AE-20 `
a n_.1_.All
VICINITY MAS' PLANNING & DEVELOPMENT
REZONE APPLICATION NO. R-03-078 N DEPARTMENT
From AE-20/UGM to R-1/UGM �'.� A.P.N.:_3.1.3-.04Q_1.0__._......_._..___._.._______
W .✓=_�E
VESTING TENTATIVE TRACT MAP NO. T-5196 i' ZONE MAP:
6533 E. KINGS CANYON ROAD NOTT s SCALE BY/DATE: _._J..J--6-72.5-04-._.__..______.
e I.; G j; i9 ems' j gs 3 RYt$ t
s e sa• _ ¢g y � }- C
a { ^'hky� ��i4 e�Y�� ,� � r•„.S � � T } f �' ,,� `�' h�# 71x Catz Tt�{�� -� qy ��''
-„ f res... ...... � "., 'ut a 12+�:2'¢•r1'3.:�s''a,�;..� ".x�•''�.�•" �. eY r� � �o..'
.atY�' � SS" `�l$ �A� t yT[�itt��� ria������ �� • �...�._ `� �- — — ���
�j(i jS7
-
t
. �+ �..` F p ��a�. �,a 'M�� n y f a}�d"� _�'� � • .. �b >.�.w:ems'm.,r�.. o k x5 �" h�F
�pai:•t F t F s P "+ p a ti uc.7L�`.5x� ''''A ti r'" }�
its,—
_
{p f } Sr
�ZRftwoj
o �\ 1e G: Ft ai•^Ma.'�a i�53'�` '� �k� '�."� '� I "� �� '' '"rte �. i '
f F 1 i �� 'C^•^•+ "I'C•M v"T'r°'^.�3+Y4' �{Mt +6µt }t
' "
"T �'WF a�ws`y.sa,t rl :;..� ?'m4s,t•ema,a r y- .-yV-417 P
14M
r
f tM d ! is
�,� `� bZt *•'i'snekr @ #v��r°�c '� % 2 '`""r: e ria„ro�.'asa y� rkr ,tY d, -r 5�w Z
k ! k h111Km I g t,..¢# i
r S:G $F$.�Y 5, trot Sud+� SZ'
` e l �i•r 3}?y�~
.r• Kw •f$ +kz
A', '*t '° + C r' rf .,,wt,t 7 rr� 'c''• "sa,"
k x PAX
�' s,x,�,� M 4 ,. �7 iP,+d� ,e• -4v f t'}'x' x' f -4" '�"
t � } '�"3h>rr �a d�o n} t Yrf r !z •e 1, �,». '� P' .. 1�—�.
°" '"Y�
ra �. `N P�'r°L ,� s 3 , ,�.ryn'c r �. s x ,>�'ks•' u sVl-
aa* '„�`F.k,M r pai pats srx r. c + ?
n•.•+ - '.A aw yy�'t� 'q� ; a;� '`� *3� E- d'a .t s., S :-`�'"r' tr`C�^w %Ry: �,,i
��'sF'
,,r. �:,� � va- t ° awx t��f '� ��� �' t � v- " „e,� �'r»'�s".n .> c.,, ^+'>kr'�k "`�,,�,e-•.aS� -�T� d'
�iY 9 i t1 ,µ v,- a'1§ea. »4 t i &v-t�"•" �, r'#� AK.a`=•• r.., h '�'S w.ri?ti'w-i,v.. .** '3' w,"t n& 1. .kit 'C q^,e;� eGy� $ .r t
x
:i ,� -� �. 4a,}ar"ve-a.� •r, " ` ��. `r'+3'><�`a � �` ',t�` w- •��'"` '" "c. x rra .
r:
'� �.��•'� .5, A-� f 's�7"�i-' a �. '� sa xs s`• ,� s>.«�.'a'�3,".�-F�.fe,� '���`�"a�T� �, �' �
VV
Y '
yam,
i t." - '�'• .7 r�
� y.,...�
'!:• '��r�r{ y _•rar:ria4`=e+ce:ar..•.Y.MYrihi'i'R.M -`.a.:...' �. J.. �:,. aY,r y
mow•- 1,,..
jj
.t y r^1'�s t T.. �'erjR�tJ ',*} �,, .'.T"-' 'C•:..4 <'Z+` ����� r °�Tw'- � p �
..f
r:
I .y.. Yr•,/y, 7 wS•r1•M
y. • s 1 '
S r
eF'v
■
��' �iS• ��� yye � � g as`�. q
_ 3kV 30WHURR luaoN i2F ' 0 €
ju
Mi ; 1
GSJi RRIT
_ ~�Np u ��} M 2 W
SQS BQ �y' q ygy =yj, N ]i I< `� rc Q
�Ky91 >s 9 yM �� 7gpgy €I€^Ci Z� N2D Wi 1G O O G 961 1`2j :!
'NV 01OiI11iN9M KWON Ti4 1H 2 �F� W=N� � MdSg IrCE P $3 G Ish N �1 ^�O ,\ 919§9AAA
I �g s�€ - a : fit �Y Ya&as 13 u
Ya
�L19z 25
� � k
(001 31noa 3LY1S)env N&A!I SOM 3 ® R
9e
pi� iSll 1101 iAY ipii3O� iA9 i,09 iA9
I
e 9
E F a
a 1i l M
tj
Af
.0 o i -f.c9 ■ ---�- �
e
• c I
p
I —— —— J9Y+➢i9M --- i
F�n¢
Y I I n v � NU•8
-- — �
< a A
CL $�i m tri
I >- a bm
_
i.Lfl i,i9^
s
p LSO
1[r�� A —.09- —F,0 F,O9• .0 -iAH i ,- O O J
o I a b3 0 3 m^fir
i,Bll F.09 F,09_ 5,09 05,09^ F,OH- 5.09 F.OH i.iC - �+_ r Q W Y T
JrAG4W 39Y7 LSY3R 0 I U r0
.rqH al'ain mrrw n'•`b�' xo-�iri WC,
W<<G W U R u
a<�al o
.OJ uWWirc-m ^ S �m�mm
�IJF Q 32 �iV� O
a w ww aw'0= 7 <ia
x
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS.OF APPROVAL
July 7, 2004
VESTING,TEHTAT1VE TRACT'MAP NO. MWILIGus,
Southeast corner of North Armstrong Avenue and East Kings Canyon Road
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific
conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM)
Service Delivery Plan requirements are included in the following conditions of approval and are
designated by the caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the
imposition of fees, dedications, reservations or exactions for this project are
subject to protest by the project applicant at the time of approval or
conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservations or exactions imposed on the
development project.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5196/UGM entitled
"Exhibit A," dated April 29, 2004, the subdivider may prepare a Final Map in accordance
with the approved tentative map.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and
12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any
required walls and indicate the proposed width of required landscape easements or strips.
Approval of the grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading, public sanitary sewer system, public water system, street lighting
system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work and
applicable processing fees.
Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved, the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 2
4. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and shall
be dedicated by separate instrument at the time of Final Map approval. The relocation of
existing utilities necessitated by the required public improvements shall be paid for by the
subdivider. The subdivider is responsible to contact the appropriate utility company for
information.
5. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal
Code, Article 10, Chapter 12, "Subdivision of Real Property"; Resolution No. 68-187," City
Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002
Edition, and any amendments thereto.
6. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs,water service,
sewering, and inspections in accordance with the City of Fresno Master Fee Schedule(City
Resolution Nos. 79-606 and No. 80-420)and any amendments, modifications,or additions
thereto; and in accordance with the requirements of State law as related to vesting tentative
maps.
7. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete
all the public improvements prior to the approval of the Final Map by the City. If, at the time
of Final Map approval, any public improvements have not been completed and accepted
in accordance with the standards of the City, the subdivider may elect to enter into an
agreement with the City to thereafter guarantee the completion of the improvements.
8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right, title or interest and the nature of their interest
per State law.
Z-9. Relinquish access rights to South Armstrong Avenue and East Kings Canyon Road from
all residential lots which abut these streets. Ref. Section 12-1011 of the Fresno Municipal
Code.
10. The outlot shall be proposed for future development with the property located to the east.
The developer shall be required to complywith the City of Fresno's"Remnant Parcel Policy"
for the outlot.
11. The developer shall provide enhanced entryways into the subdivision as recommended by
the Roosevelt Community Plan Advisory Committee at their May 17, 2004 meeting.
Landscaping and Walls
12 Pursuant to Roosevelt Community Plan Policy No. 1-17.3 the developer/owner shall
designate and develop at least 5 percent of the total project area for the public or private
open space such as lakes, community recreation or passive open space. Alternatively, an
equivalent amount of area may be provided in conjunction with approved public or quasi
public open space within one quarter mile of the development.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 3
The City is currently processing a plan amendment to the above-noted policy of the
Roosevelt Community Plan to allow for the payment of fees for open space-park purposes
in lieu of the actual development of the required 5 percent open space. If this amendment
is approved prior to the approval of a final map for Vesting Tentative Tract No. 5196, then
this option would be available for this project.
13. Provide a 25-foot landscaped easement (and irrigation system) along the north property
lines of lots which back onto East Kings Canyon Road.
14. Provide a 15-foot landscaped easement (and irrigation system) along the west property
\ lines of lots which side onto or back onto South Armstrong Avenue.
When the grading plan establishes a top of slope beyond the required landscape easement
noted and the construction of the required wall is to be established coincident with the top
of slope then the required minimum easement width shall be expanded to include the full
landscaped area up to the wall location.
15. Maintenance of the required landscape easement along East Kings Canyon Road and
South Armstrong Avenue, may be the responsibility of the City's Community Facilities
District No. 2. Contact the Public Works Department, Engineering Services Division Staff
for information regarding the City's District. The property owners shall petition the City for
annexation to the City's District prior to final map approval.
16. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District No. 2, he/she shall be required to provide the City of Fresno, Department
of Public Works, with copies of signed acknowledgments from each purchaser of a lot
within the subdivision, attesting to the purchasers understanding that the lot will have an
annual landscaping maintenance assessment and that he/she is aware of the estimated
amount of the assessment.
17. Should the City Council not approve the annexation of such landscape areas then the
property owner/developer shall create a homeowner's association for the maintenance of
the landscape areas and proposed private streets, utilities, and walls/gates. The proposed
Declaration of Covenants, Conditions, and Restrictions (CC&R's) and the proposed
instruments for the homeowners association shall be submitted to the Planning and
Development Department for review two weeks prior to final map approval. Said
documents shall be recorded with the final map or alternatively submit recorded documents
or documents for recording prior to final acceptance of subdivision improvements. Said
documents shall include assignment of responsibility to the homeowners association for
landscaping and other provisions as stated in the Planning and Development Department
Guidelines for preparation of CC&R's dated January 11, 1985.
18. Improvement plans for all required landscaping and irrigation systems shall be submitted
to the Planning and Development Department for review prior to Final Map approval.
19. Construct a solid masonry wall or combination of solid masonry wall and berm in
accordance with the Acoustical Analysis conducted by Brouwn-Buntin Associates, Inc. for
Vesting Tentative Tract Map No. 5196 dated April 19, 2004.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 4
20. Construct a 6-foot high solid masonry wall along the side or rear property lines of all lots
that abut South Armstrong Avenue at finished grade of proposed site(solid wall to meet the
requirements of Section 12-306-H, Fresno Municipal Code).Construction plans for required
walls showing architectural appearance and location of all walls shall be submitted to the
Planning and Development Department for review prior to Final Map approval.
21. In order to achieve compliance with the 45 dB DNL interior noise level requirement of the
City of Fresno, all lots adjacent to State Route 180 shall be built with single story homes
only.
Building Setbacks
22. Building setbacks shall be in accordance with the R-1 zone district as shown on Exhibit"A"
of Vesting Tentative Tract No. 5310 dated April 29, 2004, and the provisions of Section 12-
207.5-E-1-c of the Fresno Municipal Code.
Information
23. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Sanger Unified School District in accordance with the school district's
adopted schedule of fees.
24. Contact the United States Postal Service., Fresno Office, for the location and type of
mailboxes to be installed in this subdivision.
25. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the
subdivider to file multiple Final Maps shall not limit the authority of the local agency to
impose reasonable conditions relating to the filing of multiple Final Maps,"any multiple final
maps filed by the subdivider on this tract shall fully and. independently conform to all
provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property.
26. The developer/owner shall obtain any and all permits required for the removal or demolition
of any existing building or structure located within the subdivision boundaries. The
developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool, and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the Fresno
Municipal Code.
27. If archaeological and/or animal fossil material is encountered during project surveying,
grading, excavating, or construction, work shall stop immediately.
If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: 559-268-0109; after hours the contact phone number is
559-488-3111 for the Fresno County Sheriff's Department). If remains or other
archaeological material is possibly Native American in origin,the Native American Heritage
Commission (phone number 916-653-4082) shall be immediately contacted, and the
California Archaeological Inventory/Southern San Joaquin Valley Information Center(phone
number 805-644-2289) shall be contacted to obtain a referral list of recognized
archaeologists.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 5
An archaeological assessment shall be conducted for the project, the site shall be formally
recorded, and recommendations made to the City as to any further site investigation or site
avoidance/preservation measures.
If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist; if the paleontologist determines the material to be
significant, a recommendation shall be made to the City as to any further site investigation
or preservation measures.
1 28. Apportionment of Special Assessment: If,as part of this subdivision,a division will be made
of any lot or parcel of land upon which there is an unpaid special assessment levied under
any State or local law, including a division into condominium interest as defined in Section
783 of the Civil Code, the developer/owner shall file a written application with the City of
Fresno Director of Public Works, requesting apportionment of the unpaid portion of the
assessment or pay off such assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the
following information:
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and
C. Written consent of the owner(s)of each such lot, parcel, or interest to the requested
apportionment.
The application shall be filed prior to the approval of the Final Map(s) by the City and shall
be accompanied by a fee in an amount specified in the Master Fee Resolution for each
separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to
be divided. The fee shall be in an amount sufficient to pay all costs of the City and the
Engineer of Work responsible for determining the initial assessment in making the
requested apportionment.
29. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
30. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The
method of collection to be utilized in this tract shall be subject to approval of the Solid
Waste Manager(see below-noted conditions).
31. The subdivider shall obtain any and all permits required forthe removal or demolition of any
building or structure located within the subdivision boundaries. The developer shall also
obtain any and all permits required for the closure of any septic tank, cesspool or water
well. All permits shall be obtained prior to commencement of such work, in accordance with
Chapter 13 of the Fresno Municipal Code.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 6
PARK SERVICE
32.," The developer/owner shall comply with the requirements in the attached memorandum from
the Parks Division dated May 10, 2004, for Vesting Tentative Tract No. 5196/UGM.
Urban Growth Management Requirements
33. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time
of final map approval. Fee payment may be deferred until time of building permit issuance
in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code.
FIRE SERVICE
34. This project is within 3 miles from Fire Station No. MV88 and Fire Station No. 15; however,
this station has not been constructed.
y, 35. Lots 1 through 16 will require fire sprinklers because of the over length dead end street.
-- ' Covenant agreements will be required for fire sprinklers.
36. Access is not acceptable as shown. Provide a cul-de-sac or other approved turn around
- between lots 70 and 71 at the east end of East Alta Avenue.
37. Provide residential hydrants and fire flows per Public Works Standards with two sources
of water.
Urban Growth Management Requirements
38. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time
of final map approval. Fee payment may be deferred until time of building permit issuance
in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code.
SOLID WASTE SERVICE
39. The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately
4 feet apart and shall not block any vehicle accesses in accordance with the City of
Fresno's Solid Waste Management Division Standards.
40. As per the Fresno Municipal Code, Section 9-404 Solid Waste Disposal Regulations,
Section C-10, no solid waste container nor residential rubbish shall be allowed to remain
at the curb line after 8:00 p.m. on the collection day.
41. Developer shall provide a temporary turn around at the end of Easi9k#erAvenue. The turn
around shall be large enough to accommodate a solid waste truck.
42. There shall be no parking in any cul-de-sac on the solid waste service day. Lots 7 through
11 shall be clear of all vehicles by 6:00 a.m.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 7
STREETS AND RIGHTS-OF-WAY
43. The subdivider shall furnish to the city acceptable security to guarantee the construction of
the off-site street improvements in accordance with all applicable provisions of the Fresno
Municipal Code and the State Subdivision Map Act.
44. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the tract.
Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.),
a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American
Disabilities Act requirements. If necessary, dedicate a pedestrian easement to
accommodate for the 4-foot minimum unobstructed path requirement.
45. All of the required street improvements shall be constructed and/or installed in accordance
with the City of Fresno Standard Specifications (2002 Edition). All required signing and
striping shall be done by, and paid for, by the developer/owner. Signing and striping plans
shall be prepared per current California Department of Transportation standards and shall
be submitted to the Transportation Section of the Public Works Department for review and
approval.
46. The subdivider shall install all existing and proposed utility systems underground in
accordance with Fresno Municipal Code Section 12-1011(H).
47. The subdivider shall construct an underground street lighting system per Public Works
Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to
Public Works Standards for local streets. Height, type, spacing, etc., of standards and
luminaries shall be in accordance with Resolutions Nos. 68-187, 78-522, 81-219 and
88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map
approval. Upon completion of the work by the subdivider and acceptance of the work by
the City, the street lighting system shall be dedicated to the City. Submit engineered
construction plans to the Public Works Department for approval.
48. All dead-end streets created by this subdivision shall be properly barricaded in accordance
with City standards within seven days from the time the streets are surfaced or as directed
by the Engineer.
49. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control
District for the control of fugitive dust requirements from paved and unpaved roads.
50. Underground all existing offsite overhead utilities within the limits of this map in accordance
- with Fresno Municipal Code Section 12-1011, 8-801, and Resolution No. 78-522/88-229.
Major streets
South Armstrong Avenue (Collector)
51. Dedicate 47 feet to 86 feet of property from section line for public street purposes within
the limits of this subdivision to meet the current City of Fresno Collector Standards.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 8
52. Construct concrete curb,gutter,and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10-foot residential pattern within the limits of this tract and
transition paving as necessary.
53. Construct 20-feet of permanent paving (measured from face of curb) along the frontage
within the limits of this tract.
r 54. Construct an underground street lighting system to Public Works Standard E-1 within the
limits of this tract. Spacing and design shall conform to Public Works Standard E-8 for
Collector Streets.
55. Relinquish direct vehicular access rights to South Armstrong Avenue from all lots within
this tract.
East Kings Canyon Road (Arterial) State Route 180
56. Dedicate 48-feet of property from section line for public street purposes within the limits
of this subdivision to meet Caltrans standards. Provide a dedication for the A.C. transition
as required by Caltrans design standards.
57. Construct concrete curb, gutter, and sidewalk to Public Works Standard P-5. Construct
sidewalk to a 10-foot residential pattern.
�a 58. Construct 20-feet of permanent paving within the limits of this subdivision. Construct
transition paving based on Caltrans design standards.
59. Construct an 80-foot bus bay curb and gutter at the southeast corner of East Kings
Canyon Road and South Armstrong Avenue to Public Works Standard P-73,complete with
a 10-foot monolithic sidewalk.
60. Construct an underground street lighting system to Public Works Standard E-1 within the
limits of this subdivision. Spacing and design shall conform to Public Works Standard E-7
for arterial streets.
61. Relinquish direct vehicular access rights to East Kings Canyon Road from all lots within
this subdivision.
Interior streets
62. Design and construct all curb,gutter,sidewalk(both sides),permanent paving,cul-de-sacs,
and underground street lighting systems on all interior streets to Public Works Standards.
Sidewalk patterns shall comply with Public Works API Standards for 50-foot and 54-foot
streets.
63. Any dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Public Works Standard P-44.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 9
Specific Requirements
64.,; South Armstrong Avenue at East Lane Avenue: Install yellow flashing beacons and a
school crosswalk for the intersection of South Armstrong Avenue and the most northerly
alignment of East Lane Avenue. Provide curb ramps on both sides of South Armstrong
Avenue adjacent to the crosswalk.
65. The first order of work shall include a minimum of two points of vehicular access to the
major streets for any phase of this development.
Urban Growth Management Requirements
66. This map is in a UGM major street zone D-1/E-1; therefore pay all applicable UGM fees.
South Armstrong Avenue
67. Dedicate and construct two 17-foot center section travel lanes within the limits of this
subdivision. An additional 6 feet of right-of-way and paving is required on both sides
adjacent to the 250-foot left turn pocket south of East Kings Canyon Road.
East Kings Canyon Road
68. Construct a raised concrete median island within the limits of this subdivision.
69. Dedicate sufficient right-of-way and providing grading and/or transitions to accommodate
Caltrans design standards.
70. Reconstruct traffic signals and equipment at the southeast and southwest corners of East
Kings Canyon Road and South Armstrong Avenue.
SANITARY SEWER SERVICE
The nearest sanitary sewer main capable of servicing the project is a 48-inch sanitary sewer main
located in South Fowler Avenue at East Butler Avenue. Currently sanitary sewer mains are under
construction in East Butler and South Armstrong Avenues from South Fowler Avenue to the project
site. Sanitary sewer service through the city's sewer system would require the following prior to
connection.
71. Extension of an 8-inch sewer main in South Armstrong Avenue across the tract map
frontage.
72. Connection to the East Kings Canyon Road sanitary sewer main shall not be allowed.
/,. 73. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service
to each lot created.
n �, 74. Separate sewer house branches shall be provided for each lot created.
■
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 10
75. A preliminary sewer design layout shall be submitted for review and subject to the
Department of Public Utilities approval prior to submitting engineering improvement plans
for city approval.
76. Public sewer facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
77. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the sanitary sewer system.
Urban Growth Management Requirements
78. Payment of appropriate sewer connection charges at the time of Final Map approval subject
to deferral to building permit issuance as appropriate.
WATER SERVICE
The nearest City of Fresno water main capable of serving the project is an 14-inch main located
in South Armstrong Avenue and a 14-inch main located in East Kings Canyon Road. The following
conditions are required to provide water service to the tract.
79. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing a minimum total demand of 500 gallons per minute sufficient
to serve peak water demand for the project.
Well site(s) shall be a size(s) and at a location(s) acceptable to the Water Systems
Manager. The cost of acquiring the well site(s) and construction of the well(s) shall be
established by UGM policies.
80. Water well construction shall include wellhead treatment facilities if required and provided
there are insufficient funds available in e e ea reatment Fund of the area.
The cost of construction wellhead treatment facilities shall be reimbursed from UGM
Wellhead Treatment Service Area Fund 501 s in accordance with established UGM policies.
�. 81. Water mains (including installation of City fire hydrants) shall be extended within the
proposed tract to provide water service to each lot created.
82. Two independent sources of water meeting Federal and State Drinking Water Act
Standards are required to serve the tract including any subsequent phases thereof. The
two-source requirement may be accomplished through any combination of water main
extensions, construction of supply wells, or other acceptable sources of water supply
approved by the Water Systems Manager.
83. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the city water system.
-`,84. Separate water services with meter boxes shall be provided to each lot created.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 11
85. Installation of public fire hydrant(s) is required in accordance with City Standards.
86. All public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
87. Payment for installation of water service(s) and/or meter(s) is required.
88. Payment for installation of public fire hydrant(s) is required.
89. Payment of appropriate water connection charges at the time of final map approval subject
to deferral to building permit issuance as appropriate.
Urban Growth Management Requirements
90. Payment of appropriate water connection charges at the time of Final Map approval subject
to deferral to building permit issuance as appropriate.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
91. The developer of property located within the UGM boundaries shall comply with all sewer,
water and street requirements and pay all applicable UGM fees imposed under the Urban
Growth Management process(with appropriate credit given for the installation of required
UGM improvements)in accordance with the requirements of State Lawas related to vesting
tentative tract maps.
92. The developer will be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM improvements.
Right-of-Way Acquisition
93. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must be
determined at the project design stage based on the existing conditions and detailed design
information.
In the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department
to receive procedural guidance in such acquisitions.
Should such acquisition not be accomplished by the subdivider prior to Final Map approval,
the subdivider must request and grant to the City the full authority to attempt acquisition
either through negotiation or through its power of eminent domain. The subdivider shall
furnish to the City Public Works Department, Engineering Division/Real Estate Section, an
appraisal report or a request for an estimated appraisal amount (to be determined by the
City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 12
The subdivider shall submit adequate security in the form of a cash deposit to guarantee
payment of all costs associated with the acquisition, including staff time, attorney's fees,
appraisal fees, court costs, and all related expenditures and costs necessary to effect the
acquisition of such easements or rights-of-way.
FLOOD CONTROL AND DRAINAGE
94. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
95.' The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments
or modifications to those requirements which may be granted by the FMFCD Board of
Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements
are identified in the District's letter to the Planning and Development Department dated
May 13, 2004.
96. Any temporary ponding basins constructed or enlarged to provide service to the subdivision
shall be fenced in accordance with City standards within 7 days from the time the basin
becomes operational or as directed by the City Engineer. Temporary ponding basins will
be created through a covenant between the City and the Developer prior to final map
approval. Maintenance of the temporary ponding basin shall be by the Developer until
permanent service for the entire subdivision is provided.
FRESNO IRRIGATION DISTRICT
97. ., The developer/owner shall comply with the requirements in the letter from the Fresno
Irrigation District dated May 11, 2004, for Vesting Tentative Tract Map No. 5196/UGM.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
98.1. The developer/owner shall comply with the requirements in the letter from the San Joaquin
Valley Air Pollution Control District dated May 10, 2004, for Vesting Tentative Tract Map
No. 5196/UGM.
SANGER UNIFIED SCHOOL DISTRICT
_ 99. The developer/owner shall comply with the requirements in the letter from the Sanger
Unified School District dated May 6, 2004, for Vesting Tentative Tract Map No. 5196/UGM.
DEVELOPMENT FEES AND CHARGES
100. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE / RATE
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree
City installed tree
• CONDITIONS OF APPRO\. -
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 13
PARKS DEPARTMENT FEE / RATE
c. Street Tree Inspection fee $30.00/tree
Developer installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection Fee $29/Hour
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE
g. Metropolitan Flood Control District Fee $86,651.00
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
I. Oversize Charge $0.05/sq. ft. (to 100' depth)
j. Trunk Sewer Charge $344/living unit
Service Area: Fowler
k. Wastewater Facilities Charge $2,119/living unit
I. House Branch Sewer Charge n/a
m. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
n. 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.
o. Frontage Charge $6.50/lineal foot
p. Transmission Grid Main Charge $560/gross acre
q. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
r. UGM Water Supply Fee
Service Area: 501-S $507/living unit
s. Well Head Treatment Fee
Service Area: 501 $207/living unit
■
• CONDITIONS OF APPRO\,/. _
Vesting Tentative Tract No. 5196/UGM
July 7, 2004
Page 14
WATER CONNECTION CHARGES FEE RATE
t. Recharge Fee
Service Area: 501 $61/living unit
u. 1994 Bond Debt Service
Service Area: 501 $244/living unit
DEVELOPMENT IMPACT FEE
v. Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
w. UGM Fire Station Capital Fee
Service Area: 15 $605/gross acre
x. UGM Park Fee
Service Area: 2 $1,650/gross acre
y. Major Street Charge
Service Area: D-1/E-2 $2,180/adj. acre
z. Major Street Bridge Charge
Service Area: D-1/E-2 $210/adj. acre
aa. Traffic Signal Charge $860/adj. acre
bb. UGM Grade Separation Fee n/a
cc. Trunk Sewer Charge n/a
Service Area:
dd. *Street Acquisition/Construction Charge n/a
K:\Common\Master Files-Tract Maps\Tract 5196 Paul Bernal(R-03-78)\T-5196-C0A-1wpd.wpd
' File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager SYNERGY
Planning & Development Department 15230 BURBANK BLVD., STE. 108
City of Fresno VAN NUYS, CA 91411
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5196 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " BM - DRAINAGE AREA BM $86,651.00
DATE DRAINAGE AREA - -
�` TOTAL FEE $86,651.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
5190 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
1 r
CITY OF FRESNO - ENVIRONMENTAL ASSESSMENT / INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130 RECEIVF0
Pursuant to Section 21157.1 of the California Public Resources Code DATfM�C�1
(California Environmental Quality Act) the project described below is �Y
determined to be within the scope of the Master Environmental Impact CITY CLERK. FRESNO r^I
Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan.
Initial Study is on file in the Planning and Development Department
City Hall, 2600 Fresno Street, Fresno, California 93721
559 621-8277
Applicant: Synergy Golden Dawn, LLC. Initial Study Prepared By:
15230 Burbank Blvd, Suite 108 Paul Bernal, Planner II
Van Nuys, CA. 91411 June 10, 2004
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-03-78 & Southeast corner of East Kings Canyon Road and South
Vesting Tentative Tract No. 5196 Armstrong Avenue.
APN: 313-040-10
Project Description:
Rezone Application No. R-03-78 is a request to rezone 20 acres of property from the AE-20/UGM (Exclusive
Twenty Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family
Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5196 is requesting to
subdivide the 20 acres of property into a 84-lot single-family residential subdivision. The property is within the
jurisdictions of the Roosevelt Community Plan and the 2025 Fresno General Plan. Both plans designate the
property for medium low density residential planned land use (2.19-4.98 units per acre). Pursuant to Table 2
"Planned Land Use and Zone District Consistency Matrix"of the 2025 Fresno General Plan the R-1 zone district
is consistent with the planned land use of medium low density residential. Rezone Application No. R-03-78 will
bring the subject property into conformance with the 2025 Fresno General Plan and Roosevelt Community Plan.
The proposed project density of 4.54 units per acre is permitted in the medium low density residential planned land
use.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
As previously indicated,the recently adopted 2025 Fresno General Plan designates the subject parcel for medium
low density residential planned land use. The requested rezone conforms to this medium low density residential
land use designation as indicated by the 2025 Fresno General Plan "Planned Land Use and Zone District
Consistency Matrix" as well as the adopted Roosevelt Community Plan.
The Planning and Development Department staff has prepared an initial study and environmental checklist and
evaluated the requested rezone and tentative tract map in accordance with the land use and environmental
policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report
(MEIR) No. 10130. The subject property is proposed to be developed with residential uses at an intensity and
scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the rezone
and tentative tract map will not facilitate an additional intensification of uses beyond that which already exists or
would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the existing
and future development, per the requested rezone and tentative tract map, will adversely impact existing city
service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings have
been verified by the Public Works and Public Utilities Departments. It has been further determined that all
applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that the
project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant
effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
Finding of Conformity Under MEIR No. .30
Environmental Assessment No. R-03-78 & T-5196
Page 2
June 10, 2004
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be
determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause
significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific
project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use
designations, include impacts associated with the medium low density residential land use designation specified
for the subject parcel. Based on this initial study, the project does not change the land use indicated for the
subject parcels and will not generate additional significant effects not previously identified by the MEIR and no new
additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as
defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of
the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to
the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided
regarding staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the
California Public Resources Code (CEQA provisions).
filbert I Haro Date
Planning Manager, C:. rfFresno
KAMaster Files-Tract Maps\Tract 5196 Paul Bernal(R-03-78)\MEIR-finding of conformity.wpd
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. R-03-78 & T-5196
Mitigation Monitoring Checklist(MEIR No. 10130) for Environmental Assessment No. R-03-78 &
T-5196
ENVIROi,jVIENTAL ASSESSMENT (EA) CHEUKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. R-03-78 & T-5196
1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2.0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site)
1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas
1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation
1 2.3 Generation of objectionable odors
1 2.4 Generation of dust except during construction 12.0 HAZARDS
1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances
1 12.2 Site subject to flooding
3.0 WATER 1 12.3 Adverse change in course of flow of flood waters
1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents
use 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.2 Use of large quantities of ground water
1 3.3 Wasteful use of ground water 13.0 AESTHETICS
1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view
1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions
1 13.3 Removal of street trees or other valuable vegetation
4.0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area
1 4.1 Reduction of the numbers of any unique, rare or
endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeological
1 4.3 Premature or unnecessary conversion of prime site
agricultural land 1 14.2 Construction or activity incompatible with adjacent
historic site
5_0 ANIMAL LIFE
1 5.1 Reduction in the numbers of any rare, unique or 15.0 ENERGY
endangered species 1 15.1 Use of substantial amounts of energy or fuel
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of
energy
1 6.0 HUMAN HEALTH 1 15.3 Wasteful use of energy
7.0 NOISE EXPLANATION OF RATINGS
1 7.1 Increases in existing noise levels
1 7.2 Exposure to high noise levels "0" Insufficient Information
Insufficient information is available to determine the potential
8.0 LIGHT AND GLARE environmental effects which may result from the proposed
1 8.1 Production of glare which will adversely affect residential project in this category.
areas
1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect
The proposed project will not have an adverse environmental
9.0 LAND USE effect in this category, or any such effect is not substantial)
1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also
1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the
1 9.3 Induces unplanned growth particular project under consideration.
1 9.4 Adverse change in existing or planned area
characteristics "2" Moderate Environmental Effect
The proposed project will have an adverse environmental
10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be o
1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. However, this effect is not substantial
deficiencies on existing street system enough in itself to require the preparation of an Environmental
1 10.2 Cumulative increase in traffic on a major street for which Impact Report, and is mitigable through project changes and
capacity deficiencies are projected conditions.
1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians
1 10.4 Routing of non-residential traffic through residential area "3" Significant Adverse Environmental Effect
1 10.5 Insufficient or poorly located parking The environmental effect identified in this category
1 10.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that the
proposed project has a potentially significant adverse effect on
the environment sufficient to require the preparation of an
Environmental Impact Report.
O m LL X X4� �
XN r UOrk `!� `� 3'i d 7A ix ^yr7O
ac ILJ k S j q�♦ T
� Cnd
cc
� �� � .ti�S t e .ri�� 'fit_j f ey:b•. �q!'���V.P'r�4�`••
= 4) 3 L r`u7�Ae �yrJ M'l fdk: „ r a4 t1�YY'' J � •ti.,'.
0.(o (o ° O Q ti to
C m O
a Z 'Z e':. ., ..•.i+'. h'. iF, ?tom ;l1,
QmU � W LL �
(a. 0) CL 0) CL a)—
Z Q C C E C C E C C E
0 Q W Y .� m Q Y m Q Y 2 m Q
M J o c a o o c a o o c a o
r G 1.L U N C �; U N C U CL CL.
to C
Q W -0 C C -O Q C C -O Q -0 C C .O Q
O () > 7 m C a) 7@ c a) 7@ C d
Z a � a too aCl. mo af- a too
w o c o c o c
W E
W
_ Z Z o> .� o> . o
Z U) W W as = as = as =
_ O o O
J Y J o c v cq cmi cn cmi
O a a `o 00
CL -jt C) a` Cm a` Ca aim
W Q (> � —
o
LL Li � _ d N (n a) = C to (n 7 Y -0
~ Z C m � a Z E`o N c o -J o c m o � L � £ am
Q W �L- o X � a tcN E o � 3 or � F- 3 u, o m .E
-W Cr LU c LLI ad a) :? 0 < .0 io a =° stn c � i;
Q Q O
> c co 2 o in O -mo •3 v c o m c v = o to too '� to
O G Boas o a0itn � ) o 0 `O � > tL° 0mN 0 > 0o
C m � C 'O m m C y an d 7 m .
J N G °Dcn c > � m Cc LU u°�i � m E a) 0 m E 0 m ami
QL C E N a) :? = a ° of a°s'~ � E c °
r W O p m o m L O O 0 O O 0 c `)' o 4) N OJ •C >
Z -W .O N ° L U C L E U a a) 0 U a c = m a)
cn
W (.L.. R d O N U w 3 m = > (o o �p ° (o O a) •� to 0
C LO tM Q z E �O .�.. tf) — 0 L. N_ L_ 2 N L... N_
CD io
N = a c c No o a c to C m - c to 4) .c c
O N to O N W N O M � m ° d to M Lu Cw w e
0 oN a) � � mm ,o m m o .o ami U) m m o mm � E T
rn - y _U ' Oy v w Q to
a) w a) W O m a) m O � 'o E J O C N 'O C O C
oa > Qa a' o N � Q2O C 0 c Q O 0 c 0 �' m
W ° cam a N Cm0c � �c a) m — ONo � m - 0 � mmm .�
C o CD
C
a o u1 m Q c w O E _ cLU cn Cc -0M � �o c � Q> � m m
U2 W mOcno)oa mccm) � 0 � mcc moa) °
W LU a)a) as0 ua)i aa) am o m E am o = � 0w
Uw Z w_ " � a) wa c v ° � d Qm m - 2
E > to min Q'o O 0 0
Q o a 3 c a) 0 3 a) L m m 3CC
c o a m o m
ca N � ~Q m = 0 U) as Nm4U) c) as � m� 75d
07 Y ' O to N U to 0 co 7 O fn Ur w O > in C7 0
r U Q U to 0 O C to J to a) a S Q- to N > C C L O 0
o to H o Qm o N o � m Qm m o � C m ° L O
amN ami c m c m = .� m -o o o .c o m oc 3 � o m
= c � E m a) o cc) m y Qv o °) m m c m o
� o ° w a< O C 0 m � � 'E O a-c w .0 an d o � (CO o �
1 o to m c N Q c m o E c L m e d o m m d to
to to U m v 0 m Q a) c to Q p m to = N
A ESE _ vm 0iEEc vm � 3 ° vwtn � ° omvo
O o Q > .E O ° O 0) O - -o Ln 4)N C U .O C a) C O C vN
m O c atnHcmyc aa) a) CDE ai m � om �•S
Z a) O m a) tO Q y C a) U O U a 0 o w O N N m C .E w a
E o E E m o E - E m L
O C O aC O aam 0. a) . ) U) a- :3 - O c >+`
Q ooa a) 00mcE00 oa) -0o o � mm •Lu 0 m .o - mo
w u) CD
C 0o J > c o E o .m :> > �' u') cn -o E > a_ ° _c m r m L o
V _c m _� Q > a.0 p No O in > p c o > ° m m
?� U 0 W .O c O o 0 'C N c 7 O m L Q N N 'a - a)
O O a) a) r CO m a a CO N C 'Lu
= m o a M C N OE L m c O L
i oa, O m � io .� 3m0 m0 'Lu a0oa � H � mLo
C. i° a £ z
C)
o ti
WX X Xy'r,..
Q X
HX
Vm �c m CY'c a o).. a m
m 0 C C 0 c c
Z p c c E ❑ c c E ❑ c c E ❑ c c E
O Q Y O m a O m a O m a O m a
r J FE -a. cm m tea0- 0 c - ca) ° )o m
rn c ❑ rn c ❑ rn c ❑ �n c ❑ o
O Q W c c a :Ec c .0 a c c c .0 a :Ec c 'o a
:3 m LL
(� ! 0 :3m m c a) o c a) :3c`a m c 0 °
Z cl. E mc ❑ Cl. EL m cl. 0- m cl. m ❑ o °
W O O D U
E O a
W
CL
Z Z O .� O O C) a ° a
v Z y.+ _ � a c Q O c CL CL N O m o
m N o m 7 a)CL m w .m`_. c d Z
� J � J ohm oOEm oo �n O ww
aJ a ° tea
c La
W�/ �/ V dim � 00) m aaE
w w - fn - T - 0 c O 0 "O c L_ ' 0 0 U m-
r W C L U o m O L O C U m m � in L .> .c a) 0 -0
r _ CD, 3 CD O a � 30 aoM U
U Z •L- C O > rO c CD m 0 - U .9 L � .0 U o C d a >
LL 0 O - O O
Q (' .~�' .9 Eis 45 au') 0 E m a�`� L cmmn w 3 c m a := c a m c
a C o f 0 o .U " °? u' c � > a 0 �, 0w o) 00 c m 0 '� p) O
� O O m 'E Ecz � O00 NE � � oc3 a�i � E mc �� .X IL (n >,
c .m0 o - c ° 0 m 'n -0 0 0 m m 0 U
J � mm maiw0-75a) ° w � 'a (na) 0 � '0 'C: vc
Q C a) a � '� m a) = � aUi ° E 0 > ia 0w o m
H W p c°i � 7010 0cc � 0 ` o a0 o0 - oE = a�i � 0c aQ
m om Eo . rn0p0 c0 m LUa? maMm0 c0
W w o c c _� a0i o m Y 0 0 o c `n > m a E C
ALO � a:rm0 � a.ao0 E '0ca) Dai 00 0 �
c Om mmww � - a00a) cwm _� > � 'o 00
ZO �`= vi aoE > 00 �? c c a) m 0 (no m 3 a o)
O0 m a- o m 0 V m m > "O a) O m w. L L L E 0
N > vi 0 (n E •-U) � 0 � air c o 0 M 'm
_ w �- 0
�' 0 �' 0 c LU CL CD CD Ec9 E C > >a J 0 c 3 �' g m iso .E U ❑
Z = c L rn mac. N w Y O O m m 7 o fC9 0 .N c .m
v« a o 0 0
uJ Cl) (n `0 75 Ziaa)) -oac) L > � Ow = E u, C00 � 0
Q co ca CD '0
00 . 30 0oE0 c ca•- aC
W ac E ` er >, 0 —cm m La`n) cCD 0 o � j L`ao0 � 0
W Lam' c " cUcaa)) N .DmQ o00o a) isa 0 ` mm3
~ Z 3p c0i •9 0 E c <n m o o E w c o c 0
Q c aE mL 0 0 0 a) - L 0 o c 0 m a E o yCD
0 E o
°? o mO0m0Lmo 0 � '3 �, a Siad) — .- 00
mr; COL =a > � aUi X000 iaa) 000m
G1 C7 c o a c La 0 w a) U o E o c cn T CO
0 - CD~ 0CL 0
0 3m0oLa) LOLc `nOMc Cm � Cm030 v
cma � O -0 � (n ~ E 0 m a0 m - m m E o � 0
0 w e a N m U L 0 a C O 0
c « U m 0 0 0 : 3 0 E m o • S C C 0 � > (A c o
w w •� `� C !n 0 a U fn > 2 C L a 0 rn U O Y m -p O` L Cl.
_� ° m .� a) E C U V m 7 a 7 V 3 CD is m .�. 7 a•� O
c m a) O Q o 3 E -o
�; U O - ia m Ca o a) 0 .0 = .0 0 N E cc ac 0 m e a) c c
A p U U c N U C O` .O O` O 0 -0 rn vi 0 0 0 m C m m 0
Q m _ > L Q a 0 a:.. a) m E U c E in c m = (n 0
CL L •` .0 'm0 > •7 .= 0 O 7 .(n N •° C " d =O 0 .� <n a) 0 L`a -0
c O C " L LL (n U O m E U '0 m .CD .0 CD O m
m U > j m `0 0 .0 ° U > C 0 • L a E C CD = Q c ac
Q E 0 m U -- L c a) c C 0 U m a ` U O 70 0 ° •U ,..; O
Z O.L. m C L 0 c Y U fa 0 m d c E m w o > C O C C ° U
Q a) O ,c g > 0 a)nEaaOE OocE .c � � � mmCOLa
W ° '0 CD N m CL o >o c m 5 0 aa) c c 3 '� 0 0 0 - 0 3 Q m
o .� o am o o CL E m 0 0 CDM U Or aa)
V lLoa) cm Eao . C7 '� H c) E a�'im Z •�-> ° m aEcvi
,O a) L O U •- U o CD U 0 a)
in CL i• ° c o
L- C0 0 o m m CD E °a�° CD ° CD m CD E 2 m o c
a
CD
et p x
N � .:tet f t.,. ,+, ;.ti' t y x•.t,t y'S'�;��;
W x
1) w��,La t..� +` t t; ,�. '� � �`v� ft s• �'+r y..r� y
Q x
W
Um
Z
C Q c M
M J W m M c E
C d' c) n Eo N a)
W caoim c o
d CL
V > d � � tiW o
Z 3 °'
0 � U
W U =
_ n
W ZZ ° Q
N W
..
Z 2 a) 0) d z
� J Y � J O O wLL
p a a
W Q v
L� 0) m 3 w •` m �' m E o m -o n_ m
F" W C (J a) M c O N C L N aI N
> 3 a) N E � z c
Qts
W •L LO Q O m c O to a) x N rn M m
a c c c is v E m aci c CL c g E �_ n m c
C O . O to c O C m 0 0 M O M 0' O Z a) O 7 m U
JZ mN mE ENm c ° > c) 50 � `� � m
Cl) aL � 2 - ME a) = O7 " ` o
m
Q W C �-C a o a) � '� o o N vi o .3 c>i E c o as
C 7 c C U U C M �- C N w N a)
{L (0 n n m n () a) a) O '0 N m E C
Z '++ 0 -od E 0) E c �' C a) 7 m M
W LL > U m c O M M o c N m o a• C c in
LO C m -C m (9 U n M V U N a) 7 O 01 o c
7 ._ M t c o C w o
04 = Qa m ° Nmc c3 mM n mn n
ON ° o � M ? aEiN E � c°)iE c c mo c > �
^/ C U C ° � L N C Ony CL .O N` .. O 'C
{L C 2 a) d)
n �
W � •� 75 NL w ma > E N m o c c d) c UD
Z Amo SEN � °� 'ota) E N � E "'�
O C 7 a) a) 7 c fA .
W U c E N m E o W M W c c c a)
c W 7 •0 c n 0 c Q f`9 aI O .L...o o O c E U to c M io o E
W me U Mm o () m a� 0 �0 50)
W C a) c0i d a) 3 c w N � c E a C c N
a) > C vi M - a) UO c 7 ° U vEi ° d m C •V .
Cl) Q
cm c m a) '0 c a m -a 0 1
G cO Q M O M o C� N C �_ O to vi O E C W ` :>
Q1 (� c N E n L U O M N 20 U)
n (9`9 C to N W T N
_o c Y_ c c _ E 7w ` � E CM -C w 7 o a
~ c M vi cr i -C c 'm E o n c c w m °) -o 0
c M M n c o x •o M m n 3 M 2
Om
m m M cin > o m E o m �, n m
-C a) o c -a v) c M E m c n c c E c 0 ai
M o a°i a o` a to c n c ° � c Q m � a) E M � N a
O tca am 0 - � Mo Via) •co cm U oc E W m
3 _c' m cc m � `�) 0 � c � m ca`�i E � cm V ° a) fO `) om
c 3 " .0 co E W m ° m o m n - Si a a E `�° o N m a M
O oo - an Nc >, n E t cc mm n7 > oa)
Z m o C m N C E C O'Y T-C �, C 01 0 c �° N C
Q CL-C o-0 m � ani > c � 7c °) � o cc co � oN 0) cm „
W O D >+ > M C O �+ 7 7 C -0 O' a) c O V c) N C j d (9 U N Q m
V c $ .ie 0 0 U m °n U o m ~ in m in U -C m a
_ 7 `
m n
L U tLn 'm m .0 U •0 U O (0 CV 0
a
O LL X4 X
N r ' ;
W X ;' X V) X J `7(`}^ X X Vit' r
X r •• X
w� y .ti Fy t ti' 1dr..]•�♦a�A"�� t fti a R�'P` yy s.
U
m �
Z 0 m _
Q rn 'U c O N ,o c 0 LD - c - c
: c0Ca) c =CD SCD c = cmc cmc E
O d u' N E 0_ N ma E � mnE E5 0) c. mCD aE m
2 � o o r or- 0 � 0 o
W O coo w C a) m U •C N m m U C N m .0 a) m 2
O ca n_ c >m m nuc > n n� c > n c > n a-
u aco
U � co ) :. e m am m m m
) e co a) m a)
Z > -0 0 � n 0 00. 0. 00 00. d00 a00 0
cc
W ULU
.Q
ZZ m m 0) m m m Q
N W W
v Z 2
a U
om m 0om ) 0) ) n. Z
` ` ` `
oo oo oow LLO a
�
Lu U
p� cm c cE mo 42) 'o a) o
m y_LU CD 0 CDc
Z w t N c a)cc U ' c acc) c "0 C
QLJJ G :_ � w ona) -0o n.c = 0 ` cc a coo
,^ c 0 wwE0 -00 -0mc E as c
d v N N n _ U c ID m n C U a) n 0
`O cc 3 U C L cc
L O o �N n E � � am cc C � c > > a
Z Urn m m r 0 c o 0 C
JV) Q .` m a0i3cNo cm m !E om
~ � O Lu � Q n cc
m0ao0 aEio `) cam 3c c °)
Z ++ 2 c c y o cD cm (A nom > -
W u' (nc a) mU m j m c S > 3 3 o c
� - o
N i.
auric o � � m > o `mcc or N
0 ON oU > EccNmc m3 0 'En Cc U -o � CK
U Ucc cc
- EnU CD 2 o U
d' 2:1 cli CD
U c o �; E — u0i 'a c n t p 0
o m w m N n_ t > c o c o C)
Z m c w - c m o t 0 U m c U
m w = m '� m Sc - o
LU Cl) comms mm �o � o '> c 'n " oa) m X00
�/ Q � m ` o c0 i>>omaD 0
LL W > O L .m. c � � U fo > c m LL � c C i d
W Q t 0 U m o N ? c > 3 c E m t
w C ` U � na) o m m o c cc
Q O oc > o rncncwcn (D- CD C.
� c �
F- m o c c14 m m w 2 rn w > " M m
CL c m m c m
Q1 O m c m co L Uo N O V C c z o ami 0 o coo
r a�imc o ,. c � E wa omc�° o � � � a� a�i
0 m ui c y o c c o o c
tai - rn c _ 75 CC t2
F' o r 'co CCc En CD�_ m a) CD m 3 LL m e CD > o
w m 0 10 :'C. O w 3 :3 N m N u=i c a) d w N c w c 0.
CO c N w ` •V N c m 0 rn E wCD p w " Cc > a) O
a) 3 ? C c w +O. a) C
CD CD A E 0 c > m a � = o o 3 3 0d � > j 0
O � Z .0 oa o 3 > m x E = m 0 :?
c n c a) E n u0i a) = m n cc co `o ` 0 Z a) 3 � o
on
E j � mew N N -0 E N o 3 N t naL 0 c>
w w U n f0
L rp N w m 'O m N ._ f0 U O L cco 'm >, L
Z N n m L C c L O O m t 0 n N C
Q > m w 3 rn m m L) o m w e 0) > > m E'
w � L . 0 � cn .. � E
W U o m U �_ U m a> o •0 U m U o :� o U m m Q m
L O C m U a) c _ O U ?i m ur n a)
o ~ v p v H a cc CD c N t m p
H
cD
'0 ri X m c.i N E 0 ri ! m �F .m X o c cn m CL
E
d U w E D E c cn o U m 0 m m D a).-
0 LL
o W X x x x }
'��`ti.lt,��°a m�S)��.i`.. r)+yd�{��+v, N'iM�� d'!�'• :L::k', �i' `e�`. k c
v
Q m ;+��ii '"';T�.: ,r''1` �• L�.�.? {� '�^ F t,is }•'�..'i`. "i:, � r•
W �.
U m
O
M JW CUa) c � a) c mCD E
T— LL E a) E () a) = a) a) E a) m
O d cmnE E � E � E � c' o E
c o r E o r r r r c o r o
C 5 c a) ma m — m _ ma _ c 5 m
OW c > n c > n n�o n�c nm c > aa
OV ? a a) a) a) a) a) 7 a) 7 a) 7 M a) a) O
Z a o o a o 0 o a o a o a a o 0 0
co
W U 'a
W F- CL
Z Z
N W
H Q - 2 2 0) 0) 0) 0) 0) 0) a zo
J Y J O O O O O O w LL
p a a
Lu
aW = _ .- m -= -qU a�Ci �� o ami
~ Z �° — � � CU = 0r_ Na E :03
QW ,L 4)) E a) r > o m t 3 CD o m cm0 LO
O oca. M n 3 -co = E �a In m CD d o
CD ' > o E `� � � � o o E t aci 0 4 v) c>i
J Z > c a) o o O O U L -- C7 L a) c
Cl) U C mT._ O N mT � U mT
QL W C 7 C C m7I.: (D CD 2c C O C C O Q
r n mD mD C .�. (n a) mD QI tq O
LL C 2 C a d E d O a) C m E C ] O C CD
W LL a`ni (bcli O E Q? n 0 2 M i ii o c
-o " CD U O > 'S E S i g c
� CL c � o N O
Z O o mEa °D a) 0 CL a>i 'cCD
a�°i o N _� vni
U a)
Q N o c c a) " � W -0 � c CD 0). mu 0 �
'0 0c C W Fu S ' t
' CoW O - C D D m D a) 7 00
O C
> O U
3 3 3 p cti 'U N mn m
CL E � � � 3 � a) -o � � mn � cEQ) E
W �° c � c 0 0) Z6 m e � � � a " 2 f°o n
Q U) o a) � � o c`a3 •� � � c �, � mn � j �
o` ro >c 0 ,2 n Qo Zn o m`n° m° 0W ° �Lmn
oZ C O -o CD C Eo " �' ° Ea " >U
� mo
� CL
O a 76 a o '
ms X ' = > o m c ma in c C C c
F' c i2 E o a) M (n (n :�, o " a) ao; m o s
(� — 3 a) c 2 ._ s v o mn m mn
Q) man) 3 �° c is (D 2 o E= a? CD 3 � -o E c a) c
LO F- mS C C cn O a) n— 7 mD c Q C a) c a)
H Sao :3 0
cc oaciw0 � � nminn
UC E m C o � UE � E 3E mmT � C 0
0 0 is a) = c0i w ma �
CO un) in m a) w c c ma cC'a 2 o aci m g `o ° mn > o
mn O c U 2 O .. O cp0 C
ti C 0 3 0 m ( U O a) E 'c
O c�ac CD -6 > U -0 a) cE ( o a) c 0E6 � EEmca ami
y .` mn m0 a) O C ` mT O 2
,l � y w ->o o j C E m o O a) C � .7 c � -o
LL a) a) C .0 mn mD U in O — •C -O C U — mS a) mn O a)
Q E c mT w mD c L OCL- •- mn O 3 w L a) O O _cm
L () O L > (D > mn O_ > 'O 'O mn — 7 U
ID a) cl
� o w cna nma y w > E ,a) S
a) 0)C U 'coo Qm
v C m a) •c E C a) v E u) L a) '0 U
V f— E U t a H ami v v ~ -o a o ui ~ v c o
Q m0 ti a) 7 °D O N U L L U rn a) O 2
dp .c m ci 0 mn mn O n n m O U mn O c m W mn U n
t>i to.,- r h t
O LL < A S r X !
O W nv X X X i�,' t t :t��,rY � ' •h X .y a
r. •, 1> t t� ,av �': •[yYt ,e (J1;:TL.
= Q �•,� o a=, y ! a :t�� 9�sir t tjry� ��.
w�.r _1�Lliy�t�j �'�`. j t �ff lP T OfI•�*�) X�. �: _.0 IrYT•��
.jc x
jM I;�: ✓�. �; ,
m
W
Um
M J W cmc c a) c c a) c 7 a) C E
o �' o c' o f o m c' o r ocn�-- c m m m
o
OW c > c > > Cl.O
U >
Z Cl. 00 x00 x00 00x00
W V a
ZZ ¢
N W W
... Z 22 m m az
O a m 3 a o 0 0 0 o wLL
U
W Q U
w wm m o C c a) a) T � m
F- W C � � cn Cl) m Z � mm mZ .)
c !n ° a� m .0 m a)
Q W .0 o'3 m � m � `�° o c o di Cl) 2 o c c) 0
c m
d = ac ° C w E c a) aac w p1 0
Cl) > C — O
a C a7 !n a cn
JZ !nm Em a)� m `mc m 0. E me
c �
Q � c ° c wL m �;
!n o C o E
3 m °
!n c _ Cl.
Z w r a0 � s c `� E o m
W LL cC - v :? � o m .2 � a�i ° a) dc � 3N c 'n
f9 p m C !n c ° �, U m !n O > 0 m ° g c
N N Z, `o o C g' U c m c °a Cl)0c � �; O c Cl) o °a
_
p N U cn
o 0 0 m E cn o a m °
w :s v " u c maxim U 0
Z � M aim g3 o a) j 3m � m °
c m a) L o 3
W Cl) f9 � a� a) o c � a o 5 � E m N = mm � Ocn
Q mom -- C 0 U O U O a c9 (n a !n
W a) C7 C m C
W £Z cUL m ° a) U m o a °
Z 2 - � ' � o o c � m :? � £ m e cc :a
Q Oa) � Cl) Cl) m ° c m c = a3 �' - c -
m = 0 a L Cl) a am a• Oc > N aim
tD ~ O c U `n c m °cn c L c °a L o > in U ami Ea m
Q CL ° m e �' w o a� x ° � m a) •N c O a�
O C7 0 .. � m ° m Sao 3 m a) 3 °.2 cn c � � L
� ~ a� •. E a� m � Lc c c p >.� ac) CE ° ,wc � 2
H- c c p16 E cmi ° U m o N c E U v=i
co > oma -0 � N ` °a `' �' E 00°icn cn £ c Cl.
° > � a0 mca.z os ° w>o, o E U ° aai c � L a o
M r- -0m a) a) ate) c0im `� c m m aaa)) S w �° 33 -0 c � C c
CD ° > > c C � � o c �, � L Hca) m cava)
C m 7 ` m a) O ` N a) C U 7 . N d d) U ,0 d T
a) "' m 7 (`9 d m M N N ,C m �O •C C = C N _ O 0 O
L O L a L O O M O O a) a) -0 -0 _ E O a
:3 -C m � cE °� - - c mca `om N3a>> oa)
C N N O L U 3 a� a) E m cn m m g L C ° o ° -0 U
Z Cm N 'cm E o) c a) � � w old � c s
° c w ° a C - c a m a _ m
W C o m m m O o '3 E m N 72 '0 o — c V ° L ¢ m
C', 76 Vias a� a0 c 0m O Uc � 3 .0 a) � �
r 0 LLc aa)) ° 0 a L 'c aa) tmc�0iw 5
F- cn a) F- E 'N .E ° m w E- c a) U n c
O N Cif c a) m w r .N C O C C j E m
L' W E 1 W a) m W !n 0 m .0 U '0 a) lL a) °U L U° LL °U a
CL L-11 I
C LL
l X X
Ouit'
gtA,,k
� 7 t
Ml `
M ✓.;, i'4•gyp �:�'� -y`t:,� �..' ^`y.' �..*}(j :.
(.� }
m CCU w CCU (2)a)
Z U U 010 "o
O Q c o c Cc
M J W 7 7 7 C C a) C 7 a C a) C O E
V- LL a a am Em a CUE c0CE
O n' p ,� p cn p cn m o m p ,n ani d o m cu 0 0 c
O W a- a= a_92 C > n n— a� n > U n >
V � a) : a) :. a� : a� a� a� : a) (2) w
00
Z 00 00 x00 00 i.i_ 00 Q. w00
m
W
W Co °
U
Z C C O O ° Q
R aQ
Z WW C a O C O C
0 o o — — C C m= ._n
o
�C J O O 5 > Z n of C m U C
n C C LU Lt_
Oa v d c o m m C U 0 — o, cn
a -i O n O C C C C
NW N V m O o O o
a) a) O a) ui cn a) a)
H W C m w m C a) °) a`ni aZi C w `"" m 0
Q W O SEa) am) vU) oo ° cE° O L) CU
Cc ti m
cu cu C
(L 0a) 7 C .�. n U .� U .� n a) a) Cn n O
� Q O m � oU) a) Q ° U on 0Nin� E s2 � E �° U
c m
Z m m C w 3 m °� o c a—�i m a a m d a)
J (n 2 osm c 0. Cc o � c6 aa) 3 .m o m
a�
Q W C u) N3Emoo - a) a UY•LE c � CE p` Q
m >, 3 c 0 w m a� U - p w n n o E a)
~ LL = m a� CCCpp E a) ° L 3 ' 73
W (� C m a) C a.L-. 0 U U .L-. w C o m C C p C
c m w O m w a) - O 0 a)
N L C �' m �� o ° .r Cn :E V) � U O C a) m a
Z O a) m C > , U Cn Cn E C O E O
� N ami EEa � � � .E .- Z3w � cn C � � o
w mn � nm aa)) a)
W o � a� m o m — — a u) E C U m � U D
a) - C - C cu m C o 5 L Q o 0
cu O cn CU
W N aa) 3: >° � wmmC maw cn > .w7. 0 mo ° C
Vch
m m v) m C a a) a) a)
W E mU- E0m ° m mc " Ca) o n= U
Z C c w E m > u) O axi CU w — m
Q O m a�io3v� mo � � � o u) CL cc as
� '
C
c m m �U c o c ami w o c 3 a) o c g L w
G CO Q O o CEU E a) h- .Fu a) m o n O C O
E c c) n C .S m > o c 0 iU 2 O c
T- m O a) O m a) d n co o c (n — m C U
c > m w m _ E a)or a- m axi � mo am>i a) a) o
O w m U cn m cU
U LO' m Cp a) m C D m O w Q O C .E m C a) O
w .0 O a3: E ch a�_ w � �U w p) a) � O � c w cn m a 0
co O O L O C rn gi m cn E c O .E CU Cn m O O ° m C ° O
a) m cn a) C 4) C L VI w 7 Cc`U E n O C E
a) CU 0
cu
COcm m m m cu ami > a w > o a:3 2a)) - u) C :?
p
CL a) C m mw c0 O C c O m o c - CU -0
- a) C .E 'a a) E 4) a) cn n .. C O C '> CU °
L � — O �na� oLC0cm
Ems' ° (D (D c) u) m a) cn am
Z 3 cn 0 cu n.0 m o m (n E C U c U
0
a� o U > - - m C ' .- U � U U m cn `n w aCi m•� Q m
W ° o m s (D aD a) c � c m
_� a� U w m 3 E w t ami w r °) m g _o >
V C F- C a.3i E ` a cm) F o ~ .v c U w cn
N ca > u) °? •- = n w cri > a) cu
m o w
.�
u) a)—
O N M m CU J, Q) U OO O m n > O •�
CL. ti n ii 3 cn ti n ,n ii ,n a) C7 n 2 0
x
N ,� x x x , x
! A
OW �F7�x;'nl, � rh ,.� _t ,.rt ..r a. ;Y'•, a�y�:. .iy;^ Y ,�.
C �»t'n �' ' ��'�.'� I► .�+'1 i:', r �� �� z is L �.
16)t�Cb \� �J�A t 14 � t,. � .hY�'�r'��. �✓4�w•.�I,T'.
� (, '�;�il_fia,, ��i,�•��(,, `p �tL t�i �yy��4�.., y µ�,�rte' {
T.`.5�1 ��f+,f�)�Y"'V •.y 1.• � ti.. .'.::"rtt'�y,� �:FT j�l��•:
.J ) s Y 1 ti, ! �Ys Y t' �•Y' 7:(� T`l,. +iF 1 ♦tib,t '.
Q ;f%!i :x�: ,fi'r`[..'."!�tca+'.'.Xr/; ar�•.k r{s,�a }'.`.•t?;.c'tifS:o .'«)��., a.�
U } N N N N a)
Z m p p p p p
O Q W c c c c c c c c c c
r d CME CME CME CME CME c`9
O c C o C o C o C o S ocm
.0 C .0 C .0 C .0 •C a) O
V ; d
Z p d p d p d p d p
a)
Q cc
L
W > > > O O 7 O U a
W F-
-C .2 -cc U O�" U]U
O�
a
WC ] `
LVo o m cra ca oo oo cazao c o a_ 2 � a) o o m � ai oo
W � m> EU > Em c > C > mc > c > mowU-
Cm cc E oooL o2 - c CD coomDa — m
Ocaa m o O m m caa O m m m o O m aci caa o O m aci caa
W aU'iw � cc)� w ° o ° � � m a) '0a�i �
V Z 'i > c 'cn cn m o E m �.' > w m m
Q W +O' acc
Nioai-i - aa � � ' cc cc s `U° ENc a) 0
a C •� C C N _ 3 — ca. u)
m ca �, m � p cc Cam o m U _ U
Z O � ° a ac`� � oa � `° � w � � momcc > ° d vi "
a) a- CD
> a) c
cm CD cn in
Q LU C > ami 3 S s :2 v a) > > L ai E a In w e d Q
F- O cmcc aa) ._> = m cU o c m CDL m S a)
M CWLL ' cc
o o c m m E o . ami o m E o c
L N In m m - X N N c cc U a) c ` a) aa)i U cm a
ZO 3Evi � E (n E 'er mN � � o p � s `� m a)
p N c t�° � o m a) � C a� m m Z m CL
a) oa) S
-0 :E- � N � � > £ cco .>-. Doti
LV a a- •o m o t -p a) •— a) a) In cn m U p
z -0ocm a) a) 3 ° N -o = � � o ° oma oa)
Z fA � m � a c m w m o > = i> T S L
W N C >
O _ '� C U a) O �o C 'C
LL W -p to (E0 U O O .0 �0 �0 a) _ m C '� C O m
W O e U c cc Q O ' m p m cn c E O O c a)
�F• C C 'C L Q1 a) C lL a) a a) m e
v� Z m O m m vi L > m L V) E L a... cn E
Q cn
O N �a L cn E N — m U a) O Z) U m O > 7
CD cn '0 cc O z v) cc L N C _
t0 �Q�t y w � � o a m a Un � o >
Q1 0 � > O m O> cn N � -p L i m � CO N w L �0 m
C C C •C C -0 L a�p 7•. a) �p L O 'Cc mC0 L N
Ln U m a) E C O '> a) N U w m L •` m U
F- °) L E co L m w a) o �>- a) m .a m a) `o L a)
Ca _= . L 3 a L "O >, O 0) U U O C o
ad >1 d a c a) E a) m C F ~ O C :. O m CO C d
CD CD ._ a) > O C a) 0 v)
U) E E m ` cam �-�° oL ma° c
a) - m o a)a) S o a) o a) m m m ca. U cn _a L cc
Q m 0 0 Ncc O C j O O c O .� O N a) O m O
= v -M a) o om OaLa) in E cc a) Lo
O U 0a a) '.- 'O 'O L 'Ocn a) cc O (0 = •a .c U 7 acc
Z m Ew 0. m Fn ami � w o `0s .. m E � c ` CD
o o) c c
- L m E - a) N N In .. m m m 0 0 cn
Wc m a) o f9 c 0 o o � o c) � m c c�i Q m
m L U) •m a) a o f m e ° m o t U) m " m
o > c L c E L L m a) O
v m c a io U L x cn c m
d aE0o ? `-c° v � oa) � 2Lo � a) w � � 3
'O a m i U) 7) o a� a) cn LL 3 a) c ,ri � o
L .- O L n, C� a..J 0 -J
CL v) a " � - .�
LL
N x to tl *fn { rJ l�IR
r it J'}'k� .•.J• t � '� ��y�').i'y.,., •' =w�+�.-,. k
iN
U r�� *� ('1,' � r .N} .•i� yAr.A., t� Ay ll��;t'�� ,�.��,y..
++ r, ,•�. '.Fn E'`�;�'
� r �`is � i Y. •� ,,.
M
Q W \')r1 F } J Nt�ti 1 � Y 3 !f, ,d 1,ti�� v� �G\�`�,'�. J.�y'y t��,!yX~•
U } aai aai ° ar
Co
CWI) J CL co E co E co E co E � O m
O a a) Q" a) Q" Ma. CM Cl ° m cm
r O W c >c > C> O ua'i a
OU > T co > m ° � ar .— ' o ar
Z n o ao n a ao = n. 0 o
•-► ar ar w ca
W oc U
LV F— o at5 .2 -0 $ a
ZZ oCo o` `c° am °c' rQ
�. +r W W .c (n c E o m o
� Q ,N = � noccc nocc n ° a? a cm n. Z
ar .a o m o o)m — c
� J c' > Em " _c' > Eia c = cam O wu
Oa V a ° oar � � pool ° E ° U_
W Q � n c n mac n c =0. cm m of a
U — O ca a) cm -a O m a) ca O uJ Co
W C 7 .0 O O ui a) a) m N L 2:1 > U .� 'O
U Z ��' ' E cum Z Z o' co � s E ComCM M°
Q W O 3 = U a) a) a) co
uJ a) a) 1— O w
ar m
• O Ewm � v) °
� 0 C oco_ cis ° c0 (n �n ma°i � E �" m a uJ >
Z a��ia�i ° oma a) a) j ° � ai •o)Q me
a7 a) '� c L n. U O
Q C m n c a > m ` w a :° c E ° E c
F.. O c`a ` m ot°'. o E oO 00c E- ° °
Ln
U a •a) UZ
LLL . aa) s CO a)c E
N a a) Q a Cc
n�p cm -o -o m a) n. Ea) co c
.= ua) w oZ O a) O i > a m
N `
arw o w a m a U) c Z m
C'aW Co ate uJ E a r c' a _o a aai m e o o NL Uo
c
Z Q m03 Y`o °oarc m � E wmm >'gym
W (� E °� o 3: a) o > 0s u°J accm =0 u'
W > " c Ea= m m > � CL �' a o a) = o o E m
_ '� � marm � i ar (n ° ° •5EuJ UnEU
W cu E a U ca ,� o c >p " c E ac°' uci m .c
n = = w a) 0 a) n. arms s°. m o E ° p
(n Z cr' m E -o L 'uJ E a) c9 0 > c w ur v is
Q O iLc ° cur , s � o a p co w co
tG Q O a) N > y p � m > w NE O
C
C7 O a U a) •_ y a) O V U 'p o C E a) >
r > U _
F, O O 7 y a" a) a) a) O L a) o a) a7 — a)
maw > U) p w o UE arar `� cmm � E � � m
O C 0. 0 rn can y s ° s
p 0 c a) U) m O y i ` O c O
a
uima m vJ c m c a) o o E <n cm
U (p
ti 7 'a 0 o ` L nL C C a) -a) N 7 vEi u' T 7 y p E L .�.• O
C
0 . 0 ,0
< � O p p O uO
al ap 7 J > L cOn
0.
.
C U Oa) a7 0 (n E a7 C
L> o
c y c a7 N N o 30 y U) > Co c > v d p y aw V N p O
s a) ° O O N > O p a) O a) c0 - O)p N O j p a) a) r-
6
° i9
6 3 C'i ° " a)w U
O rn o m u, m ori c m 0) � � m- m T ° E �°, •� � � 5 �
C v s ° o c s a) iu ca c a) to
W a) mm a) .�— > a) c 0) E c ".a o ° 23 � Q' a) ca = uJN Qav
C L O (O j a) w. U) d O 'p O a' cu (9 a) E C ��+ c
w p U '. p o .� 5 E a) m m U c > ° c w a) ar w a) m o
V Q a w a) 0) c Q to a) U Q n Q °
L- E cm 'a ca ur E ai o ai o LUJ
CL
• c X X �� r :a31 X04
=r"
hA~�Ti' t 1
Tp
rRR 'S i
\ FJ.•, x
V m ani m ani ani m an)
Z p p p p p
O Q W c Z c c c c 0 c 0 c
J — m m m m m
E cc
O a � cn ° `° cn cn Ca. c' n a�
r g � Eo .` 2 so � o � o � o 0
O QW C > .2 C > C > C > c > a
V > m (1) mn Co 4) m ° m ° Ca °
Z a p = a` a p a p d p a p o
o'
cc
U
cc
W c c c o .. L) *a
W ~ CD onc: Eo oEm o, o °
Z Z c' c o 4) - QQc c � d
Z W W o Q'— = 0 mmCc °v) aZ
E-• Q •N c Co :. .
J Yw o o � � a oar 0
LU LL
0 C a o � � `° 0 .0
IL ma�yy
w LL in C N CC) N N T C T C) Cn C -' CO
F— W �_ c o .� Os ° No CO m w c w CQ `0t c m
.0 - U "' N N .0 '— = y O
Q CD
W •L mZ .z CL ; jd L N • CO C N c
O _C .— � o m
G. �= m a) co — ami 4) >_ � c a) E c E m o 0-L) m o
Z °U ° U U- E Ch
Z a) -c C 7 .O L .. a a) C
E C p Q > E U °
_ a) _ m
WLL •-' m m � 4 a (2) cc n o too _° Z c �
C o C`p 3 N � Co p rn
L a) EL 0) > T O O a) ° °
ZO n� o m n '0 ° � > oEH 3c > Um o)
L `� CO rn ° ` (n a) Y U o E � c in m
Q N 0 3 in m` 3 = ° o o > m Cw ° o m °
coCr- cc
'0 QZ° c ^ L � � aZW C � N � E
W o a) E C a) C m E a� U Z o o c ° U p
N `� oC� o � Ea iii N .0oU 0 o 'm
Z
C 7 .0. N CO to o - d C "C Mn CD (O UI .0 O >.
W C ° Umm
-0 t--
E � E > °� o `� 3rmco
CM CLW � c3 " 'E E`osc N � co � c � � aU5 -0 ic �• � �
W cinmo n mnLdn °c ani �' � EminE a ° u� °� oo
U) 0Z s � r3 � o nca. ° o m om > o _m T'0 c
Q a) OU a) <n U n O Ncc
N o N w to
` ° n '� m U mcn
m m m E U r o o 0 , m a)
tC Q o d -o o o m ami c w m o az o m o a n c 4) _c
U L E � w CO o N N 2
Q� (' •C C to O` d O O E -O , _in 0) • a)
� �- N N - CO <n a E Cn O a) a) C - O U) N ` o
d _ U O U C O .O C O a) cc •°-� C O C in C U
L [n 'C T a) U U a) O E n �O a) ` c0 rn C1 C o O ,a)
-O o _ $ (`6 c CO E a) O j U - - CO C t X 'c N cn m O E
�1 U) _ N a) CO C n� n a) a) O L a) a) a) N a) (U 4) ,5 CL
0p a _o = c cc m o o m o m> U o in m e 5 E p o
tin"CO C mm L) > neo c ` U ° a) 0c E,
co c c
-°O 0 O O CO a) (D CD a) L tll C L .�. V L U j CO +)
(� a) co Z
COL C U (O a CO C ° O r- U Co O W N - O L _T O <in m On O 4
C a) H o ` - 7 co Z &n a) C) a) '- - N CO _ 3 Y n cl
O a) a) N O L n a) 0_ >,v co C d L N ZT U <n U in o O .�
Z O w N � •C V Y E C •C to `� CO y 0 N j E _U C
E C 0- � C .T. C 0- N o '7 C7)� lCE N w~ C 'O C "L••' N c °
Q ° o c f° U c 4) ca = � '3 a d � v �; o m ° CO c ¢ a
W ) ` � CD L d C(.0 C 30 � w a) -o U � >, CD 'U U a)
.0. lO 7 L C ` C a) E
V m _N H m d oc m o Nmm H m E "� d nncr
C CO CO 'O L Q) O N N
0 � L 'fn a) cn C O Df -O n a) a) C1
`7 U CO Cn N r C N r N O a)
�' in � °c Y Yti � = H E Ycn L) JU m"� mp
Cl.
O LL X
N
W
LLI
CL CL
CU CU
p m i.Y' t . ,•
Z
M J W N O N O
O a a - c' C, cm
O
2 O O
O W c m y am CL
c9 > c9 > CU
�) � � 0 d 0 CU
Z � B
co
W U O
W ~ O Q
Z Z cp cn C ..
Z N = � 0 0 az
JY J O O wLL
p a a
W Q U
LLI c0 C .4
M
V Z d C O r w
QW O " cn
co++ cp d c9 d
a1 C
m m L
0 O c E c cn
cu a CU
.J Z ° m c
cn
AL @ -o o c
QW C O> = m � E C0 cn
n °
a o = a
Z � ++ mo ooc E Cr
LV LL cC w co '� Uc
� Lo C7 m3 Ccn w c c
c 2
N CL = > co
Q m _ m O o` C/3rn
a/ o ca U m = �n U C
\ W C/3y 5 _
/ d 0cu
C = L C
co
W NO> O :22 -O ;O M
= = c cn O
W C _ c3 cm
W Via, � m = 0 co
m = c __ Co
~ Z = � , 7jD— m Cl)
CoQ1 (� O_ cn y 0 Q °` (D
r ° m Q cn c m
CL
F- �= Ems : ° n 0
1=
CU c a) A' o a o
L w C cn > N cp 2
O c0 L a) UI co CL
Go y •j L ~ @
A C
N
ui m O_ °
M m coo . O m
O O� �n � CL N NZ
O - d -0 c d m O
C � is a i
CU `O
O .
Co L C ' U L m y j E
O .0 .X Cc� ..
N N
@ Cn c0 ~
W Uc _ mE
4 a) C) t U -O O U- -
V FL m cu cn y N
d Q1
•O T C Tco 0 G
z m 6 E c >
CL Y
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to Armstrong Avenue and/or
Kings Canyon Road.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan X Final Map
X Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a _500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy
X Does not appear to be located within a flood prone area.
nw 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State.General Permits) require developers
of construction projects disturbing five or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants,prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees O
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5196 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
i
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the.District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendation"requirements.
Gerald E. Lakeman, Project Engineer: Ric tris
District Engineer, Assistant General Manager
C: YAMABE & HORN ENGINEERING
1300 E. SHAW, STE. 176
FRESNO, CA 93710
5196 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
The drainage system cost and fee schedule update is currently underway. The drainage system cost
and fee obligation indicated in this notice is the obligation which is valid at the date of this notice.
Contact the District for a final drainage fee obligation prior to issuance of a building permit or
recording of the final map.
Development No. Tract 5196
en;r\permit\exh i b its2\tract\5196(rl)
160ASan .Joaquin Valley
Air Pollution Control District
May 10, 2004 District No. 287DEV2004
Paul Bernal WECOVEv
Planning & Development
2600 Fresno St., Third Floor MAY 12 2004
Fresno, CA 93721-3604
Planning Division
Usvelopment Department
Subject: R-03-78; T-5196 (APN 313-040-10) or-
Dear Mr. Bernal:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project
referenced above and offers the following comments:
The entire San Joaquin Valley Air basin is classified non-attainment for ozone and fine particulate
matter (PM10). This project would contribute to the overall decline in air quality due to increased
traffic and ongoing operational emissions. Although this project alone would not generate significant
air emissions, the increase in emissions from this project, and others like it, cumulatively reduce the
air quality in the San Joaquin Valley. A concerted effort should be made to reduce project-related
emissions as outlined below:
Based on the information provided, the proposed project will be subject to the following District rules.
The following items are rules that have been adopted by the District to reduce emissions throughout
the San Joaquin Valley, and are required. Current District rules can be found at
http://www.valleyair.org/rules/1 ruleslist.htm. This project may be subject to additional District Rules.
To identify additional rules or regulations that apply to this project, the applicant is encouraged to
contact the District's Small Business Assistance Office at(559)230-5888.
District Rules 4901 (Wood Burning Fireplaces and Wood Burning Heaters) and District Rule
4902 (Residential Water Heaters) to limit the emissions of PM10 and NOx in residential
developments. Please note that on July 17, 2003, amendments to Rule 4901 were adopted by
the District's Governing Board. Amendments to the rule may affect future construction plans for
residential developments. Specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1,2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two(2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase 11 Certified wood burning heaters per
acre in any new residential development with a density equal to or greater than three (3) dwelling
units per acre.
5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per
dwelling unit in any new residential development with a density equal to or less than two
(2) dwelling units per acre.
District Regulation VIII (Fugitive PM10 Prohibitions)- Regulation Vill (Rules 8011-8081) is a
series of rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by
human activity, including construction, road construction, bulk materials storage, landfill
operations, etc. A construction assistance bulletin has been enclosed for the applicant.
Mr. Bernal May 10,2004
R-03-78, T-5196 Page 2
Please be advised that the District is currently amending Regulation VIII and
anticipates implementing revised requirements on or about October 1, 2004. If
construction were to commence on or after October 1, 2004 the applicant should
contact the District to determine where requirements may have changed and how rule
changes may affect the project.
District Rule 4103 (Open Burning) regulates the burning of agricultural material. Agricultural
material shall not be burned when the land use is converting from agriculture to nonagricultural
purposes. In the event that the project burned or burns agricultural material, it would be in
violation of Rule 4103 and be subject to District enforcement action.
District Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance
Operations). If asphalt paving will be used, then paving operations of this project will be subject
to Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt
and emulsified asphalt for paving and maintenance operations.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
measures that could be incorporated into the design of this project to provide additional reductions of
the overall level of emissions. (Note: Some of the measures may already exist as City development
standards. Any measure selected should be implemented to the extent possible.) The measures
listed below should not be considered all-inclusive and remain options that the project proponent
should consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. A brochure has been included for the
applicant.
See http://www.coolcommunities.org
http://www.lgc.org/bookstore/energy/downloads/siv tree guidelines.pdf
http://www.urbantree.or-q
• If transit service is available to the project site, improvements should be made to encourage its
use. If transit service is not currently available, but is planned for the area in the future,
easements should be reserved to provide for future improvements such as bus turnouts, loading
areas, route signs and shelters. Appropriations made to facilitate public or mass transit will help
mitigate trips generated by the project.
• Sidewalks and bikeways should be installed throughout as much of the project as possible and
should be connected to any nearby existing and planned open space areas, parks, schools,
residential areas, commercial areas, etc., to encourage walking and bicycling. Pedestrian and
bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and
bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths.
Sidewalks and bikeways should be designed to be accommodating and appropriately sized for
anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate,
designed to facilitate pedestrian movement through the project, and create a safe environment
for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Mid-
block paths should be installed to facilitate pedestrian movement through long blocks (over 500'
in length) and cul-de-sacs. Sidewalks should be designed for high visibility (brightly painted,
different color of concrete, etc.) when crossing parking lots, streets and similar vehicle paths.
Clearly marked and highly visible pedestrian accesses create a safer environment for both
pedestrians and vehicles. Pathways through the project should be built in anticipation of future
growth.
Specifically: Pathways should be built to connect the sidewalks between the two
sections of Shelly Avenue. Possible locations for walkways include the east edges of
lots 60, 73, 74 and 87.
Mr. Bernal May 10,2004
R-03-78, T-5196 Page 3
• As many energy-conserving features as possible should be included in the design/construction
of the project. Examples include (but are not limited to):
Increased wall and ceiling insulation (beyond building code requirements)
Energy efficient widows (double pane and/or coated)
High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/coolroof/
Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.htmI
Cool Paving. See http://www.harc.edu/harc/Proiects/CoolHouston/
Energy efficient lighting and appliances. See http://www.energystar.gov/
Energy efficient water heaters (such as instantaneous water heaters/indirect water heaters)
Energy efficient heating/cooling systems (such as radiant heating system)
Install solar water-heating system(s)
Programmable thermostat(s) for all heating and cooling systems
Awnings or other shading mechanism for windows
Porch/Patio overhangs
Ceiling fans, whole house fans
Utilize natural lighting systems (such as interior transom windows, skylights, etc.)
Orient the unit(s) to maximize passive solar cooling and heating when practicable
Utilize passive solar cooling and heating designs.
See http://www.eere.energy.gov/RE/solar passive.html
- Install photovoltaic cells on roof(s) or other appropriate surfaces
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- Pre-wire the unit(s) with high speed modem connections/DSL and extra phone lines
- Natural gas fireplaces (instead of traditional open-hearth fireplaces)
- Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to
encourage the use of gas and/or electric barbecues
- Low or non-polluting incentives items should be provided with each residential unit (such items
could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
- Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project
site, etc.
More information can be found at:
http://www.lgc.org, http://www.sustainable.doe.gov/,
http://www.consumerenerqvicenter.org/index.html
http://www.ciwmb.ca.gov/GreenBuildinQ/
• The project should include as many clean alternative energy features as possible to promote
energy self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar
thermal electricity systems, small wind turbines, etc. Rebate and incentive programs are offered
for alternative energy equipment. More information can found at-
http://www.dsireusa.orq/, htti):Hrredc.nrel.gov/, http://www.energy.ca.gov/renewables/
• Construction activity mitigation measures include-
- Require construction equipment used at the site to be equipped with catalysts/particulate traps
to reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low
sulfur diesel fuel (15 ppm). Currently, California Air Resources Board (ARB) has verified a
limited number of these devices for installation in several diesel engine families to reduce
particulate emissions. At the time bids are made, have the contractors show that the
construction equipment used is equipped with particulate filters and/or catalysts or prove why it
is infeasible.
- Use alternative fuel construction equipment.
- Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run
via portable generator set).
- Install wind breaks on windward sides of construction areas.
Mr. Bernal May 10,2004
R-03-78, T-5196 Page 4
- Curtail construction during periods of high ambient pollutant concentrations. This may include
ceasing construction activity during peak-hour vehicular traffic on adjacent roadways, and
"Spare the Air Days"declared by the District.
- Require that all diesel engines be shut off when not in use on the premises to reduce
emissions from idling.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call me at (559) 230-5800 or Mr. Hector R. Guerra, Senior Air Quality Planner, at
(559) 230-5820 and provide the reference number at the top of this letter.
Sincerely,
Chrystal eier
CEQA Commenter
Central Region
Enclosures
c:file
San Joaquin Valley
Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
September 2002
(Update from June 2002)
Fugitive Dust Control at Construction Sites
Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations
regulates activities that.generate fugitive dust. Fugitive dust is emitted to the air from open
ground or caused by activities such as excavation, transporting bulk materials, or travel on
unpaved surfaces. "PM10" is'a term applied to small sized particulate matter - microscopic
dust particles - in the air. The San Joaquin.Valley currently exceeds the air quality
standards for particulate matter. It is for this reason that the District adopted Regulation VIII
in 1993. Significant amendments to Regulation Vlll were adopted in 2001 and became
effective May 15, 2002. The following dust control and administrative requirements are
applicable at construction sites:
Visible Dust Emissions (VDE). Visible dust emissions may not exceed 20% opacity
during periods when soil is being disturbed by equipment or wind at any time. Dust control
may be achieved by means of applying water before and during earth work and on traffic
areas, phasing work to limit dust; and setting up wind fences to limit wind blown dust. VDE
opacity of 20% means the amount of dust that would obstruct the view of an object by 20%.
Soil stabilization. Soil stabilization is required at any construction site after normal working
hours and on weekends and holidays. This requirement also applies to inactive .
construction areas such as phased projects where disturbed land is left.unattended.
Applying water to form a visible crust on the soil is an effective method for stabilizing a
disturbed surface area. Long-term methods include applying dust suppressants or
establishing vegetative cover. Restricting vehicle access from the area will help to maintain
a stabilized surface. Information regarding stabilization standards and test methods are in
Rule 8011 — General Requirements.
Carryout and Trackout. These requirements are found in Rule 8041 — Carryout and
Trackout. Carryout and trackout are materials adhered to vehicle tires and transport
vehicles carried from a construction site and deposited onto a paved public road. Should
carryout_and.trackout occur, it must be cleaned up at least daily, and immediately if it
extends more than 50 feet from the exit point onto a paved road. The recommended clean-
up methods include manually sweeping, sufficiently wetting the area prior to mechanical
sweeping to limit VDE or using a PM10-efficient street sweeper. A blower device, or dry
sweeping with any mechanical device other than a PM10-efficient street sweeper is
prohibited.
Northern Region Office Central Region Office Southern Region Office
4230 Kiernan Avenue, Suite 130 1990 East Gettysburg Avenue 2700 `M" Street, Suite 275
Modesto, CA 95356-9321 Fresno,CA 93726-0244 Bakersfield, CA 93301-2370
(209) 557-6400 ♦ FAX(209) 557-6475 (559) 230-6000 ♦ FAX(559)230-6062 (661) 326-6900 ♦ FAX(661) 326-6985
Access and Haul. Roads. Dust control is required on all unpaved access and haul roads,
and unpaved vehicle and equipment traffic areas at construction sites, per Rule 8021 —
Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities.
Storage Piles and Bulk Materials. The handling, storage, and transportation requirements
for bulk materials are found in Rule 8031 — Bulk Materials. These requirements include:
applying water as materials are handled, stabilizing or covering stored materials, and
installing wind barriers to limit VDE. Limiting vehicle speed, loading haul trucks with a
freeboard six inches or greater, covering haul trucks, or applying water to the top of the load
are options for reducing VDE from vehicle transportation of bulk materials.
Demolition. Wetting of the exterior of a building to be demolished is required. Demolition
debris and the area around the demolition.must also be controlled to limit VDE. Cleaning
up carryout and trackout must be completed according to Rule 8041. Demolition activities
are also subject to the District's asbestos rule, Rule 4002— National Emission Standards for
Hazardous Air Pollutants.
Dust Control Plans. For large construction projects, Rule 8021 requires the owner or
contractor to submit a Dust Control Plan.to the District for approval at least 30 days prior to.
commencing construction activities. This requirement applies to projects that include 40 or
more acres of disturbed surface area or will involve moving more than 2,500 cubic yards per
day of material on at least three days during the project.
Record keeping. All sites subject to the regulation that employ dust control measures must
keep records for each day any dust controls are used. The District has developed record
keeping forms for water application, street sweeping, and for "permanent" controls such as
applying long term dust palliatives, vegetation, ground cover materials, paving, or other
durable materials. Pursuant to Rule 8011, records must be kept for one year after the end
of dust generating activities.
Exemptions. Activities in areas above 3,000 feet elevation are exempt from all Regulation
Vlll requirements. The following exemptions in Rule 8021 apply to construction activities:
• Blasting activities
• Maintenance and remodeling of existing buildings if the addition is less than 50% of
the size of the existing building or 10,000 square feet. These activities, however, are
subject to the District's asbestos rule, Rule 4002.
• Additions to single family dwellings.
• Mowing, disking or other weed control on sites less than '/z acre.
Nuisance. Whether or not the construction activity is exempt from the Regulation VIII
requirements, any activity that creates fugitive dust must not cause a nuisance, per Rule
4102 - Nuisance. Therefore, it is important to monitor the dust generating activities and, if
necessary, plan for and implement the appropriate dust control measures to limit the .
public's exposure to fugitive dust.
This is a basic summary of Regulation VIII as it applies to the construction industry. For
more information contact the Compliance Division of the District office nearest to you.
f
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Paul Bernal, Planner II
Planning Division
FROM: HILARY KIMBER, Parks Supervisor II(621-2924)
DATE: May 10, 2004
Subject: Tentative Subdivision Map T-5196 (Located on the southeast corner of East Kings Canyon and
South Armstrong Avenues)
The Parks Department has reviewed the Vesting Tentative Subdivision Map Tract No. 5196 drawn by
Yamabe&Horn Engineering, Inc., for Synergy Golden Dawn,dated 3/23/04. Parks offers the following
comments regarding the street tree, and buffer/parkway strip conditions . . .
STREET TREE REQUIREMENTS
A. If streets within this subdivision were to be constructed at 50'in width,per Council Resolution#98-129,
the developer would be required to meet Development Department Standards for front yard tree planting.
B. Street trees are required on all 54' internal streets. Tree planting shall be within a Planting and Public
Utility Easement. The Developer shall plant street trees. Tree species to be planted on those streets are
as follows:
E. Lane Ave. Pistacia chinensis(Chinese Pistache)
E. `A' Ave. Sapium sebiferum(Chinese Tallow)
E. Alta Ave. Fraxinus `Autumn Purple' (Autumn Purple Ash)
E. Montecito Ave. Celtis australis(European Hackberry)
E. Monte Ave. Ginkgo biloba `Autumn Gold' or `Fairmont' (Maidenhair Tree)
E Kings Canyon Ave. Existing Trees are Sufficient to Meet Requirements
S. Armstrong Ave. Existing Trees are Sufficient to Meet Requirements
C. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street
tree planting, the developer shall plant one tree for each 60'of street frontage, or one tree per lot having
street frontage, whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public or one tree per lot whichever
is greater.
b. Trees shall be planted in accordance with"Specifications for Developer Street Tree Planting."
The developer shall contact Parks to determine tree species required on each street.
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Parks, Recreation and Community Services Department. A
street tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities,paid with final map, will be released when all landscaping
installed on public and/or city controlled property is in conformance with Parks Division's planting
specifications and meets the specifications of the city.
Parks,Recreation&Community Services May 10,2004
T•5196 Page 2
e. Upon acceptance of the required work, warranty security shall be furnished to or retained by the
city for guaranty and warranty of the work for a period of ninety days following acceptance.
DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT
C. The developer may landscape for inclusion into the Community Facilities District(CFD2), the landscape strip
and right-of-way on the east side of S. Armstrong Avenue.
1. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to
Council approval.-Landscaping plans shall be reviewed and approved by the Parks, Recreation and
Community Services Department. Landscaping shall comply with Landscape Buffer Development
Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply
with Sections 12-306-N -23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient
Landscaping and Buffer landscaping passed by Council on September 20, 1994.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkways strip, the planting concept shall simulate the adjacent landscape design to present a more
uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of
the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed
outside the landscape easement. Maximum slopes shall not exceed 4:1 with l'of level ground between the
slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on
all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover
species approved by the Parks Division.
4. The water meter(s) serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags, signs or identification of any kind shall be permitted in the right of way, within the
city-controlled easement or on the fence or wall facing the street.
6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLANDS
E. NO MEDIAN ISLAND EXISTS:
Median island landscaping is required as per FMC 12-306-N-24. Currently, there is no median island fronting
the project boundaries. Should the Traffic Division require a new median, median island landscaping shall be
required as per FMC.
At the option of the applicant, a fee may be paid in lieu of landscaping the median. The FY2002 approved in
lieu of fee for medians is $9.96/SF. Median islands less that 5 feet in width (face of curb to face of curb
dimensions)shall be exempt from either the landscaping or in lieu of fee requirements. The project proponent
shall consult with the office of Parks, Recreation& Community Services (621-2900)before submitting plans to
coordinate design and constriction activities.
� f
Parks,Recreation and Community Services Department May 11, 2004
T-5196 Page 3
UGMREQUIREMENTS
F. The project is in UGM Zone#2. Please assure that all Parks UGM fees are collected as allowed by FMC.
The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located on the north side of
E. Balch Ave. west of S. Willow Avenue. An additional neighborhood park is proposed at S. Armstrong and
E. Church Avenues. This project is consistent with the Parks Master Plan.
FEES
G. As a reminder,please verify that the following administrative/plan check fees are collected:
1. Collect the 15-gallon Street Tree Inspection fee for tree planting by private party at the rate in effect in
the Master Fee Schedule at the time payment is due(current rate is $30.00 per tree Acct#34859, Fund
#24001, Org#179900).
2. Collect the CFD Plan Review fee of$176.00 (FY2002 rates)(Acct#34599 Fund#10101 Org#17050)
3. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct. (Acct#34599 Fund#10101 Org
#17050)
4. Collect the UGM fee for neighborhood parks.
SANGER UNIFIED SCHOOL DISTRICT
•�,��� 1905 7th STREET•SANGER,CALIFORNIA 93657•(559)875-6521 1237-3171 FAX 875-0311
ASSOCIATE SUPERINTENDENTS
Michael Giovannetti,Ed.D.•Marc Johnson•Lloyd Kuhn
lasso
May 6,2004
MAY 0 7 2004
Paul Bernal Planning Division
City of Fresno,Planning&Development Department Development Department
2600 Fresno Street,Third Floor CITY OF FRESNO
Fresno,CA 93721-3604
RE: Vesting Tentative Tract 5196
Dear Mr.Bernal:
In response to the request for comments on the referenced project, the District submits the following
information:
Schools that presently serve the proposed project are John Wash School (K-6), Washington Academic
Middle School (7-8), and Sanger High School (9-12). Please be advised that with the District's
increasing enrollment, there is no guarantee that students generated by the project will be served by the
listed schools: If a school is overcrowded at one or more grade levels, students who would otherwise
attend that school may be transferred to another school.
In accordance with Section 65995(b)of the California Government Code,the maximum development fees
that a school can charge are currently$2.14 per square foot for residential development. The current fee
of$2.14 per square for residential development is not sufficient to cover the full cost of providing school
facilities to students from new residential development. We anticipate that the fee will be increased
effective July 1, 2004. Findings from the Development Fee Justification Study of 2002 conclude that,
"the residential fee per square foot justified by this report to fully fund the cost of providing school
facilities to students from new development is$4.02 per square foot."
For the construction of new facilities,the District must seek funding from the State of California Office of
Public School Construction. Funding is based on the District's eligibility status at the time of application
and is dependent upon the availability of State Building Funds.
If you have any questions please feel free to contact me at(559) 875-6521.
Sincerely,
J
Richard Sepulveda
Director of Support Services
"A Tradition of EXce((ence"
Trustees: Pete Filippi Jim Gonzalez Paul Hernandez Jim Karle
Ken Marcantonio Steve Mulligan Jesse Vasquez
t ♦ OFF[ OF
lra7vClt
`�y� -•r-s__._ PHONE(559)233.7161
r. � •- �"�" FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
May 11, 2004
Mr. Paul Bernal �►p,Y 12 2aa4
City of Fresno pivision
Planning & Dev. Dept. ?„Py rnc►_,t
2600 Fresno Street, Room 3043 : ; 'r
Fresno, CA 93721-3604
SUBJECT: VTTM 51961UGM Rezone Application No. R-03-78 for SE Corner of
Kings Canyon and South Armstrong Avenues
Dear Mr. Bernal,
FID's comments and requests are as follows:
1. FID does not own, operate, or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for the opportunity to review this item. Please feel free to contact me with any
questions or concerns at 233-7161 extension 341 or sadams(a�,fresnoirrigation.com.
Sincerely,
FRESNO IRRIGATION DISTRICT
Selina Adams
Engineering Assistant
FILE:agencies\city\VTTM 5196 UGNI RA No. R-03-73
FATE OF CALIFORNIA—BUSINESS,TRANSPORTAT AND HOUSING AGENCY ARNOLD SCHWARZENEGGER.Govemor
t � a
DFPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE e
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
FAX (559)488-4088 Be Flu your power!
TTY (559)488-4066 energy efficient!
S12004
May 12, 2004 AY 3
Planning Divislon
Develop OF FRESNO
t;lN 2131-IGR/CEQA
6-FRE-180-64.9+/-
R-03-78 & T-5196
SYNERGY
Mr. Paul Bernal
City of Fresno Development Department
Planning Division
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
We have reviewed the rezone and ,vesting tentative;tract map:;for the proposed 87-lot
single-family residential subdivision located ,on: the southeast corner of East Kings
Canyon Road .(State Route 180) and South Armstrong., Avenue. Caltrans has the
following comments:
The proposed project, in and of itself, is not expected to create significant impacts to the
State Highway System. However, the City should be aware that continued development
has the potential to create cumulatively significant impacts to both transportation and air
quality. As cumulative impacts to these resources were not addressed in the General Plan
LTpdate Master TET_R, the City should consider a mechanism for evalu- is g these i:„pwcts.
We note that the project proponent was required to conduct a noise study. We concur
with the recommendations contained within that study. Caltrans requests clarification,
however, on the criteria the City uses when determining that a noise study will be
required. We previously reviewed a variance for a hotel located on the southeast corner
of State Route (SR) 41 and Friant Road. The variance was to reduce the freeway setback
from fifty feet to twenty-five feet. Such a reduction in the setback will increase the noise
impacts on the.hotel, but this project was not required to prepare a noise study. Please
respond in writing with the -criteria/procedure that the City uses to make these
determinations.
The noise study indicated that a soundwall will need to be constructed. Should work be
required within, under or over the State right-of-way, an encroachment permit must be
"Caltrans improves mobility across California"
Mr. Paul Bernal
May 12, 2004
Page 2
obtained. Activity and work planned in the State right-of-way shall be performed to State
standards and specifications, at no cost to the State. Engineering plans, calculations,
specifications, and reports (documents) shall be stamped and signed by a licensed
Engineer or Architect. Engineering documents for activity and work in the State right-
of-way shall be submitted using Metric Units. However, dual units may be used for
activity and work in the right-of-way costing $1,000,000 or less, or by an exception
approved by the Director. The preferred method of delineating dual units is by showing
the English unit first then the Metric unit next to it in parenthesis. The Permit
Departmentandthe Environmental Planning Branch will review and approve the activity
and work in the State right-of-way before an encroachment permit is issued.
Encroachment permits will be issued in accordance with Streets and Highway Codes,
Section 671.5, "Time Limitations." Questions regarding the encroachment permit process
need to be referred to Kirk Anderson, Transportation Engineer, at (559) 243-8644.
The City should consider a transit alternative for this project and evaluate such an
alternative in the EIR. The project is small, but when combined with other residential
projects in the area, there is sufficient development to support transit, and early planning
could make such an alternative feasible. Caltrans recommends that this project be routed
to Fresno Area Express (FAX) staff for their review and comment. Please see
Attachment Number 1 for other recommended transportation alternatives.
Please be advised that any future development adjacent to a State Route, whether the
entitlement is deemed by the lead agency to be discretionary or ministerial should be sent
to Caltrans for review. If you have any questions, please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
Enclosure
C: Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
aj •� �
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION
ALTERNATIVES
Ongoing development throughout the City of Fresno, including this project, will
make traffic operations significantly worse by adding considerably to delay and
congestion. Transit alternatives can help reduce congestion and delay and reduce
overall degradation of air quality and gridlocked intersections. The City of Fresno
should focus on ways to eliminate trips in addition to enhancing capacity.
Transportation alternatives the City should consider include standard highway
solutions along with the following:
1. Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this
area to provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be
financed through an assessment district and provide a way for individuals
to utilize a park-and-ride facility or commercial area parking lot and be
shuttled to various commercial/office centers within the area. Commuters
who need to go further could use City of Fresno transit if the City planned
for convenient connections. This may help to reduce the Single Occupancy
Vehicle (SOV) demand seeking to use the State Highway System.
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or
monthly transit passes for employees as well as including as a condition of
project approval a covered transit stop as mitigation for project-related
impacts to the transportation/circulation system.
6. Exploring the potential for linking the purchase of a monthly transit pass
with new residential development as partial mitigation for congestion and
air quality impacts, and to ensure the long term viability of public
transportation.