HomeMy WebLinkAboutT-5232 - Report - 6/6/2007 City of
REPORT TO THE CITY COUNCIL
AGENDA ITEM NO.
COUNCIL MEETING
May 15, 2007 APPROVED BY
Wment
DEPARTMENT DIRECFROM: NICK YOVINO, DirectorPlanning and Development DepaCITY MANAGER
BY: DARRELL UNRUH, Planning Manager
Planning Division
SUBJECT: APPROVING THE FINAL MAP OF TRACT NO. 5232
KEY RESULT AREA
One Fresno
RECOMMENDATIONS
1. ADOPT the attached Resolution:
a. Approving the Final Map of Tract No. 5232 and accepting the dedicated public uses therein except
for dedications offered subject to City acceptance of developer installed required improvements.
2. AUTHORIZE the Public Works Director to execute the:
a. Subdivision Agreement with Addendum for Right-of-Way Acquisition.
b. Statement of Covenants Affecting Land Development for Maintenance of Certain Public
Improvements.
c. Deed of Avigation and Hazard Easement for Fresno Yosemite International Airport.
3. AUTHORIZE the Public Utilities Director to execute the:
a. Statement of Covenants Affecting Land Development Providing Special Solid Waste Disposal
Services for Certain Lots.
4. AUTHORIZE the Planning and Development Director to execute the:
a. Statement of Covenants Affecting Land Development Deferring Certain Sewer Connection Charges,
Water Connection Charges, Urban Growth Management Fees and Development Fees to the time
of issuance of Certificate of Occupancy and Creation of Lien.
b. Statement of Covenants Affecting Land Development for Acknowledging Right-to-Farm Law.
c. Statement of Covenants Affecting Land Development for Airport Operations.
5. AUTHORIZE the Fire Chief to execute the:
a. Statement of Covenants Affecting Land Development Requiring Construction and Maintenance of
Fire Sprinkler Systems.
6. AUTHORIZE the City Manager or his designee to negotiate the amount of the improvement security posted
by the subdivider, as required by the Subdivision Agreement for the Final Map of Tract No. 5232, to insure
construction of the off-site improvements required as conditions of approval for Vesting Tentative Map
No. 5232 so long as the amount of the security is sufficient to satisfy the applicable conditions of approval
for Vesting Tentative Map No.'5232 and meets the minimum requirements of Government Code§66499.3
and Fresno Municipal Code § 12-1016.
REPORT TO THE CITY COUNCIL
Final Map of Tract No. 5232
Page 2
EXECUTIVE SUMMARY
The Subdivider, Centex Homes, a Nevada General Partnership, has filed for approval, the Final Map of Tract
No. 5232, The project, a Final Map of Phase 1 of Vesting Tentative Map No. 5232/UGM, a 412-lot
single-family residential subdivision with 18-outlots on 116.9 acres, is located on the northwest corners of East
Kings Canyon Road and North Fowler Avenue. The Final Map is technically correct and conforms to the
conditionally approved tentative map, the Subdivision Map Act and local ordinances; It is consistent with, and
implements the 2025 General Plan and the Roosevelt Community Plan. The provisions of Sections 66457 and
66474.1 of the Subdivision Map Act require that such final map be approved by the City Council.
KEY OBJECTIVE BALANCE
Council action regarding this final map optimizes the three Key Objectives of Customer Satisfaction, Employee
Satisfaction, and Financial Management. Affirmative action by the Council will result in timely deliverance of
the technical review, processing and filing of the final map as is reasonably expected by the customer. Prudent
financial management is demonstrated by the expeditious completion of this final map in as much as the
customer has paid to the City a fee for the processing of this final map and that fee is, in turn, funding the
operations of the Planning and Development Department. Employee satisfaction is derived from the fact that
the staff, who have reviewed and made a recommendation on this final map, have done so in a thorough and
professional manner, thereby enhancing the sense of accomplishment in the completion of the final map
process.
PROJECT INFORMATION
PROJECT The project, a Final Map of Phase 1 of Vesting Tentative Map No. 5232/UGM,
a 412-lot single-family residential subdivision and 18-outlots on 116.9 acres.
LOCATION Northwest and northeast corners of East Kings Canyon Road and North Fowler
Avenue (Council District 5, Council Member Dages)
SUBDIVIDER Centex Homes, a Nevada General Partnership
Scott Travis, Division Controller, Central Valley Division
LAND USE & ZONING Medium density residential; R-1/BA-15/UGM/cz (Single-family
Residential/Boulevard Area,15-foot landscape setback/Urban Growth
Management/conditional zoning) and Low density Multiple Family residential;
R-2/BA-15/UGM/cz(Single-family Residential/Boulevard Area, 15-foot landscape
setback/Urban Growth Management/conditional zoning) is effective pursuant to
Rezone Application No. R-04-14.
PLAN CONSISTENCY The project is consistent with the 2025 Fresno General Plan and the Roosevelt
Community Plan designation of the site for Medium Density Residential land
uses.
COMPLIANCE WITH The Final Map conforms to all requirements of the Subdivision Map Act and local
SUBDIVISION MAP subdivision ordinances applicable to the conditions of approval of Vesting
ACT AND LOCAL Tentative Map No. 5232/UGM; the completion of all public improvement
ORDINANCES requirements have been guaranteed and applicable fees paid.
BACKGROUND
Tentative Map Approval: The Fresno City Planning Commission on June 15, 2005, adopted Resolution
No. 12226, conditionally approving Vesting Tentative Map No. 5232/UGM (Tentative Map) for the subdivision
of 448 single family residential lots on 140.8 acres for the R-1 portion and 239 single family residential lots on
32.2 acres for the R-2 portion with 25 outlots for public park and pedestrian purposes and pedestrian trail and
landscaping purposes, to be developed at an overall density of 3.97 units/acre and Conditional Use Permit No.
C-04-079 approving reduced minimum lot sizes; the front, side, and rear building setbacks for the R-2 portion
REPORT TO THE CITY COUNCIL
Final Map of Tract No. 5232
Page 3
687-lots. The Director of the Planning and Development Department on May 12, 2006, approved the Revised
Vesting Tentative Map No. 5232. The Planning Commission was notified on June 21, 2006 to the minor
revision that increased the number of lots by three due to the elimination of two street segments and increased
the number of outlots by two for the purpose of private streets. The project is consistent with the medium
density residential designation of the Roosevelt Community Plan pursuant to the provisions of Section 12-403-
B-2 of the Municipal Code.
The approval of the Vesting Tentative Map remains in effect until June 15, 2007
Subdivision Agreement, Securities, Fees & Covenants: The Subdivider has executed the Subdivision
Agreement and has posted securities in the amount of$13,748,000 for performance and $6,874,000 for labor
and materials to guarantee the installation of the required public improvements and $54,100 to guarantee
completion of certain improvement plans. The securities include the cost for all mitigation measures required
for Rezone Application R-04-14. The Subdivider has paid cash in the amount of$866,562.58 for applicable
fees and has entered into a covenant to defer the payment of certain sewer connection charges, water
connection charges, Urban Growth Management fees and development fees in the amount of$412,651.97 to
the time of issuance of Certificates of Occupancy. The Subdivider has also entered into covenants providing
for Maintenance of Certain Public Improvements, Special Solid Waste Disposal Services, Acknowledging
Right-to-Farm Law, Construction and Maintenance of Fire Sprinkler Systems, Airport Operations and a Deed
of Avigation and Hazard Easement.
Addendum to Subdivision Agreement for Acquisitions of Street Easements. The conditions of approval of the
Tentative Map and the City's Urban Growth Management Policy relative to major street extensions imposed
the requirement to improve 12-parcels along segments of East Belmont Avenue, North Fowler Avenue and
Kings Canyon Road. The Subdivider has been unable to acquire and/or facilitate the dedication of such
easements to the City prior to the date the Final Map will be presented to the City Council for action. To satisfy
such easement requirements,the Subdivider has executed the Subdivision Agreement with an addendum that
provides for the City to negotiate and/or exercise it's power of eminent domain, to acquire the necessary rights
of way easements and requires the Subdivider to post an initial deposit in the amount of $542,400 for the
estimated acquisitions and legal costs.
The subdivider, in conjunction with the submission of the required securities, has filed a letter, dated May 4,
2007, protesting $1,661,103 of the total security required pursuant to the Subdivision Agreement for this Final
Map claiming that this amount is in excess of its fair-share contribution for off-site street improvements
necessary for the overall Fancher Creek Project, of which this Final Map is a part. Staff has indicated to the
applicant that it intends to work with the applicant and other developers involved in the development of the
Fancher Creek development to reach agreement as to the proportionate share each developer should pay for
the off-site street improvements associated with the Fancher Creek development. These negotiations may
result in a determination that the security this subdivider should be required to post should be reduced from the
amount set forth in the Subdivision Agreement. Accordingly, staff is requesting Council authority to adjust the
amount of this security for off-site improvements so long as the final amount of the security will be sufficient
to insure the construction of the off-site improvements required by the conditions of approval associated with
this Final Map and meets the minimum requirements of Government Code § 66499.3 and Fresno Municipal
Code § 12-1016.
The subdivision documents,securities and resolutions have been reviewed and approved by the City Attorney's
office.
Maintenance District: A condition of approval of the Tentative Map is to install and maintain the landscaping
and irrigation system within public right-of-way, landscape and trail easements, outlots and features within and
adjacent to the northeast corner of Kings Canyon Road and North Fowler Avenue in accordance with the
adopted standards of the City. The Subdivider satisfied the maintenance requirement by annexing the
subdivision into the City's Community Facility District No. 11 (CFD-11) on March 27, 2007.
REPORT TO THE CITY COUNCIL
Final Map of Tract No. 5232
Page 4
The Subdivider has executed the covenant for Landscape Maintenance and as a condition of the Subdivision
Agreement, is required to provide every prospective purchaser of each lot of the subdivision the "Notice of
Special Tax", in accordance with the provision of Section 53341.5 of the California Government Code. The
maximum annual assessment is$875.00 per lot with an annual 3% adjustment plus the increase., if any, in the
construction cost index for the San Francisco Region.
Street Improvements: All interior streets, shall be dedicated in accordance with the 50-foot, 54-foot and 60-
foot standards and will be fully improved with standard curb, gutter, street lighting, permanent pavement, and
sidewalks on both sides of the streets.
Offers of Dedication Subject to Acceptance of Improvement: The Subdivider is required improve and
dedicate in fee, certain Outlots (A-E, G-J , L and M) for open space purpose. Upon the Subdivider installing
the required improvements for such outlots and the City accepting such improvements upon completion, the
City will subsequently accept such dedications pursuant to a resolution of the City Council and the recording
of such resolution.
Attachments: Vicinity Map
Revised Vesting Tentative Map No. 5232/UGM
Final Map of Tract No. 5232
Resolution Approving the Final Map of Tract No. 5232
13
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"CINITV MAP PLANNING a& DEVELOPMENT
DEPARTMENT
VESTING TENTATIVE TRACT MAP NO. 5232/UGM 313-021-19;313-060-26
CONDITIONAL USE PERMIT NO, C-04-079 w.
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CONDITIONAL A.P:N.: 313-270-01;, 13-280-0.1, 3
`T ZONE MAP: 2656
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RESOLUTION NO. 2007-182
RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO,
CALIFORNIA, APPROVING THE FINAL MAP OF TRACT NO. 5232 AND
ACCEPTING DEDICATED PUBLIC USES THEREIN EXCEPT FOR
DEDICATIONS OFFERED SUBJECT TO CITY ACCEPTANCE OF
DEVELOPER INSTALLED REQUIRED IMPROVEMENTS
WHEREAS, Centex Homes, a Nevada General Partnership, has offered for approval a Final
Map designated as Tract No.5232, ("map"), pursuant to approved Vesting Tentative Map No. 5232/UGM
("tentative map"); and,
WHEREAS, all the certificates which appear on the map(except the approval certificate of the
Council of the City of Fresno and the recording certificate of the Recorder of the County of Fresno) have
been signed and acknowledged and said map has been filed for approval; and,
WHEREAS, the subdivision lies within the boundaries of the City of Fresno; and,
WHEREAS, the map conforms to all of the requirements of the Subdivision Map Act of the
State of California,and City ordinances, resolutions and standards,except that Section 66492 and 66493
of the Subdivision Map Act may not be fully complied with at the time of passage of this resolution and
owner having previously filed with the Clerk of the Board of Supervisors of Fresno County a Tax
Compliance Certificate Request along with copies of the map considered herewith by the Council; and,
WHEREAS, the Council finds that the proposed subdivision, together with the provisions for
its design and improvement, is consistent with all applicable general and specific plans of the City; and,
WHEREAS,the Subdivider and the Owners,whose signatures appear on the map,and others
have offered for dedication certain streets, public utility easements, access rights and other public
properties and uses as shown and delineated upon said map;and have provided funds for the acquisition
of property not otherwise offered for dedication on such map; and,
WHEREAS, the Planning Commission of the City of Fresno, by formal resolution, approved
said tentative map.
gppu'd a
v
Resolution Approving the
Final Map of Tract No. 5232
Page 2
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as follows:
1. That the map is hereby approved and all of the streets, public utility easements, access rights
and other public properties and uses offered for dedication on the map are hereby accepted,
unless it is stated on the Final Map that said dedications are subject to City acceptance of
developer installed required improvements, subject to complete compliance with Sections
66492 and 66493 of the Subdivision Map Act prior to release of the map for recording.
2. The Council finds that the map is in substantial compliance with said tentative map, any
deviations therefrom being deemed to be approved by the Council.
CLERK'S CERTIFICATE
Resolution Approving the
Final Map of Tract No. 5232
Page 3
jt
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Resolution was
adopted by the Council of the City of Fresno, California, at a regular meeting held on the 15th day
of May 2007.
AYES: Calhoun, Dages, Duncan, Sterling, Westerlund, Xiong, Perea
NOES: None
ABSENT: None
ABSTAIN: None
REBECCA E. KLISCH, CMC
City Clerk
dF
By: w9mi-oz
APPROVED AS TO FORM:
JAMES C. SANCHEZ
City Attorney
By;
n W. Fox, Deputy City'Attorney
Date: IAV Z):z
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