HomeMy WebLinkAboutT-5247 - Conditions of Approval - 3/30/2006 " 7 FINAL MAP CHECKLIST
K
} � �t�,�,� G4l�i'�¢ C C LIST
r. I CItY d
>Ci9 c"Alp REPORT TO THE PLANNING COMM[ -T-SACT NO. 5396/ UG1VI
PHASE III OF VESTING TENTATIVE TRACT NO. 524:
i' June 2, 2004
nrrnv.cu v 1
FROM: STAFF, Planning Division' / !-. 14
Q � Z
Planning and Development Department DEPARTMENT DIRECTO
SUBJECT: CONSIDERATION OF PLAN AMENDMENT NO.A-03-21,REZONE APPLICATINO.R-03-83,
CONDITIONAL USE PERMIT APPLICATION NO. C-04-42, VESTING TENTATI TRACT MAP.
NO.T-5247/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO.
A-03-21/R-03-83/C-04-42/T-5247
EXECUTIVE SUMMARY
Plan Amendment Application No. A-03-21, Rezone Application No. R-03-83, Conditional Use Permit Application
No. C=04-42 and Vesting Tentative Tract Map No.-T-5247/UGM, filed by Granville Homes, pertain to 159 acres
of property,located on the east side of North Grantland Avenue,between West Sierra and West Barstow Avenues.
Plan Amendment Application No.A=03-21'proposes to amend the 2025 Fresno General Plan and the West Area
Community Plan relating to 9 acres of property, located on the northeast corner of North Grantland and West
Bullard Avenues,•from the neighborhood commercial planned land use designation to the medium density;
residential land use designation. The plan amendment application also requests to amend the above-noted plans,
relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenue,from
F" the public facility planned land use designation to the neighborhood commercial (4 acres)and medium density
residential (15 acres)planned land use designations. Rezone Application No. R-03-83 proposes to rezone a 4-
acre portion of the site located at the northeast corner of North Grantland and West Barstow Avenues from the
R-R_(Rural Residential-Fresno County) zone•district to the C-1/UGM (Neighborhood CommerciallUrban Growth
Management)zone district and to rezone 54 acres of property located on the east side of North Grantland Avenue,
between West Barstowand West Sierra Avenues from the R-R(Rural Residential-Fresno County)and AE-5/UGM
(Exclusive Five Acre AgriculturallUrban Growth Management) zone districts to the R-1/UGM (Single Family
ResidentiallUrban Growth Management)zone'district. The rezone application also proposes to rezone a 21-acre
portion of the site, located on the west side of North Bryan Avenue, between West Barstow and West Bullard
Avenues, from the AE-5/UGM(Exclusive Five Acre AgriculturallUrban Growth Management)zone district to the
R-1/UGM(Single FamilyResidential/Urban Growth Management)zone district and to rezone-the adjacent parcels,. ;
totaling 27 acres, from the R-R (Rural Residential_Fresno County) zone district to the R-1/UGM (Single Family
r_^ ResidentiallUrban Growth Management)zone district. Vestlng.Tentative Tract Map No T-5247/UGM proposes
to subdivide-a 122-acre portion of the site, on the east side of North Grantland Avenue, between West Barstow
and West Bullard Avenues, into a 417-lot single family residential subdivision with 5 remainder parcels and 2
outlots. Conditional.Use Permit Application No. G-04-042 requests authorization to develop the property with a
residential planned development which will allow the residential subdivision to be developed with design
modifications including.decorative street lighting and,paving,reduced lot widths and area for approximately 67 lots
' and reduced front-yard setbacks on selected lots to facilitate the use of side entrance garages and other ,
alternative building designs.
PROJECT INFORMATION
PROJECT A 417-lot single family residential subdivision on the southerly 122".
acres of the project site is proposed to be developed at an overall
density of 4.0 dwelling units per acre. The northerly 55 acres of the
project site are being planned and zoned for a future single family
residential subdivision.
APPLICANT Granville Homes(Engineer: Gary Giannetta)
LOCATION Southeast and Northeast corners of West Bullard and 'North
Grantland Avenues (Council District 2, Councilmember Calhoun)'.
SITE SIZE 159 acres
i
t ,I
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-03-21
Rezone Application No. R-03-83
'Conditional Us.e Permit Application No. C-04-42
Vesting Tentative Tract Map No.T-5247/UGM
June 2, 2004
Page 2_
LAND USE Existing - Vacant
Proposed - Single Family Residential
ZONING Existing: R-1/UGM (Single Family Residential-Agricultural/Urban
Growth Management), AE-5/UGM (Exc/usive,Five Acre
Agriculture/Urban Growth Management) and R-R(Rural
Residential-Fresno County)
Proposed: R-1/UGM (Single Family Residential/Urban Growth
Management)and C-1/UGM(Neighborhood CommerciaU
Urban Growth Management)
PLAN DESIGNATION Proposed R-1/UGM zone district and 417-lot single family residential
AND CONSISTENCY subdivision is consistent with the proposed amendment to the 2025
Fresno General Plan and West Area Community Plan to designate
' the site for Medium Density Residential land uses. Proposed C-1/ .
UGM zone district is consistent with the proposed Neighborhood
t { Commercial land use designation:
ENVIRONMENTAL FINDING Mitigated Negative Declaration issued on May 12, 2004.
PLAN COMMITTEE The West Area Citizens Advisory Committee recommended
RECOMMENDATION approval of th-e proposed project at their May 10, 2004 meeting.
STAFF RECOMMENDATION Recommend.approval of plan amendment and rezone applications
and approve conditional use permit and vesting tentative tract map `
applications subject to compliance with the Conditions of Approval for
Conditional Use Permit Application No. C-0442,dated May 26, 2004
and Vesting Tentative Tract Map No. 5247/UGM dated June 2,2004: -
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning- Existing Use
:.' North. Light Industrial R-R Rural Residential
Rural Residential(Fresno"County)
Heavy Commercial R-R
Rural Residential,(Fresno County)
South Medium High Density AE-5/UGM Agriculture/Vacant
Residential Exclusive Five Acre Agriculture/ :
Urban Growth Management k `.
REPORT TO THE PLANNING COMMISSION
Plan Amendment,Application No. A-03-21
Rezone Application No. R-03-83
Conditional Use Permit Application No. C-04-42
Vesting Tentative Tract Map No. T-5247/UGM
June 2, 2004
Page 3
East Medium Density Residential R-R Rural Residential
Rural Residential(Fresno County)
Medium Low Density R-1/UGM
Residential Single Family Residential/Urban
Growth Management
Regional Commercial C-3/UGM
Regional Commerciall
Urban Growth Management
West Low Density Residential R-R Rural Residential '
Rural Residential(Fresno County)
Medium,Density Residential R-R
Rural Residential(Fresno County)
Medium High Density R-R
Residential Rural Residential(Fresno County)
Office Commercial R-R
(Proposed for Medium Density Rural Residential(Fresno County)
Residential b A-04-04 (Proposed R-1/UGM by-R-04-09)
ENVIRONMENTAL FINDING -
"'The initial study prepared for Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 considered
potential environmental impacts associated with the subject plan amendment, rezone, conditional use permit and
` tentative tract map request. The study indicates that a portion of the project(28 acres)would not conform to the,
-land-use designation-and land"use policies of the 2025 Fresno General Plan although the:majority of the site{131 - --..
'acres). However, it is not within the scope of Master Environmental Impact Report No. 10130. Therefore, staff
has issued a finding of a mitigated negative declaration which incorporates mitigation measures from MEIR No.
10130 as well as project specific mitigation measures. The mitigated negative declaration was issued on Maya12,
2004.. This environmental finding was properly noticed with no comments filed within the 20-day review and
comment period.
BACKGROUND /ANALYSIS
The°applicant,Granville Homes,has filed Plan Amendment Application No.A-03-21,Rezone Application No.R-03-
83,Conditional Use Permit Application No.C=04-42 and Vesting Tentative Tract Map No.5247/UGM for 159 acres
of property located on the east side of North Grantland Avenue,between West Sierra and West Barstow Avenues.'
The applications will provide for the appropriate land use and zone districts for the following future developments:
a 417-lot single family residential subdivision on 122 acres of property located on the south side of West Bullard ~
Avenue,between North Bryan and North Grantland Avenues,a 117-lot single family residential subdivision located
at the northeast comer of West Bullard and North Grantland Avenues, and a 3.9 acre neighborhood commercial
center at the northeast corner of West Barstow and North Grantland Avenues. Tentative tract map and conditional
use permit applications for the 117-lot subdivision and the neighborhood commercial center have notyet been
filed.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No.A-03-21
Rezone Application No. R-03-83
Conditional Use Permit Application No. C-04-42
Vesting Tentative Tract Map No. T-5247/UGM
June 2, 2004
1.
Page 4
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General
Plan. Resolution No. 2002-379 also adopted the West Area Community Plan. The West Area Community Plan
designates the subject property for medium (4.99-10.37 dwelling units per acre) density residential land uses,
neighborhood commercial land uses and public facilities-elementaryschool land uses. The applicant wishes to
pursue development of the subject property with two single family residential subdivisions and a 3.9 acre
neighborhood commercial center. The requested R-1/UGM and C-1/UGM zone districts are considered consistent
•g
with the proposed and existing residential and commercial planned uses. The proposed development of Vesting
Tentative Tract Map No. T-5247/UGM, for a 122-acre portion of.the site, with:an average density:of 4.0 dwelling
units pre acre demonstrates that the project site will. be developed within the overall range of dwelling units
anticipated by the 2025 Fresno General Plan and West Area Community Plan as provided by Fresno Municipal
Code Section 12-403-B-2.
Surrounding land uses are characterized by vacant,agriculture and rural residences to the north, south,west and
east.There is also an existing single family residential subdivision to the south and an approved tract map for 71.4
acres located east of the project site. Access to the subject site will be from North Grantland, North Bryan, West
Bullard and West Barstow Avenues, which are all major(arterial and collector) streets. 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, Urban Growth Management(UGM)Service Delivery policies 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 with required facilities to be located
in North Grantland, North Bryan, West Bullard and West Barstow Avenues.
Water Resources and Public Water Supply
The Water Division of the Public Utilities Department has determined that there is an adequate source of water
available to serve the project with the implementation of.UGM service delivery requirements and environmental
impact mitigation measures. The nearest presently available water service lines are located in West Barstow and
NorthBryanAvenues. Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master
Environmental Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures
identified by the project environmental assessment/initia1 study will provide an adequate, reliable and sustainable
water supply for the project's urban domestic and public safety consumptive purposes.
The Fresno Metropolitan Flood Control District(FMFCD)has indicated that this project can be accommodated by
the district. The developer will be required to construct FMFCD "Master Plan facilities" as determined by the.
district.
Sewage Collection System Capacity
Several major facility improvement projects have been implemented at the City of Fresno's Regional Wastewater
Treatment and Reclamation Facility in order to accommodate the projected rates of population and employment .
.growth up to a projected population holding capacity of 590,000 people. These improvements have been
completed to provide an expanded wastewater treatment and reclamation capacity of 80 million gallons per day
(MGD)which is sufficient-to accommodate continued planned urban development including the proposed project.
The Public Utilities Department has determined that adequate sanitary sewer service is available to serve-the
project, subject to the mitigation measures imposed with the environmental assessment. The nearest public.
sanitary sewer mains to serve this project are located in North Grantland, West Bullard and,West Barstow
Avenues.
v
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-03-21
Rezone.Application No. R=03-83
Conditional Use Permit Application No. C-04-42
Vesting Tentative Tract Map No. T-5247/UGM
June 2, 2004
Page 5
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates West Bullard, West Barstowand.North Bryan Avenues as collector
streets, which typically require 94-foot right-of-way width, and designates North Grantland Avenue as an arterial
street, which typically requires a 110-foot right-of-way. The developer will be required to dedicate and construct
improvements for Bullard, Barstow, Bryan and Grantland Avenues. 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 North Grantland, North Bryan, North "F", West Roberts,
West Bullard and West Barstow Avenues for all residential lots adjacent to the major street frontages.. These
street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5247/UGM Conditions of
Approval dated June 2, 2004.
The proposed future development of 534 single family residences on 153 acres of the project site can be expected..
to gererate an average of 5,110 vehicle trips per day(VTD). The proposed future development of neighborhood
commercial uses on 3.9 acres(assuming 25% build-out,or 42,000 square feet of building area)of the project site
can be expected to generate an.average'of 1,803 vehicle trips per day (VTD). Of these combined vehicle trips
(6,913 average weekday VTD)for both the commercial and residential components of the project, it is projected
that 443 will occur during the morning (7:00 to 9:00 a.m.) peak hour travel period and 696 will occur during the
evening (4:00 to 6:00 p.m.) period hour travel period. A modest proportion of these projected'trips are expected
to access State Route 99. In comparison,if the site were developed as it is currently planned, with 135 acres of
medium density residential uses (assuming 4.5 dwelling units per acre, or 621 units), 19 acres of public facility-
elementaryschool(assuming 2.0%o build-out,or 165,500 square.feet of building area)and 9 acres of neighborhood `
commercial uses(assuming 25%o build-out,or 99,000 square feet of building area), the total vehicle trips per day
generated by the project would be 12,183. The proposed plan amendment will result in a 43% decrease.in the
amount of traffic projected to be generated by the project site.
-' A-substantial portion of the peak hour vehicle trips are expected to utilize Grantland and Bryan Avenues 16-the
north and south of the project site, and Bullard and Barstow Avenues to the west and east. Because some of the
immediately surrounding area is not developed,the.planned major street and intersection improvements have not
yet been completed as required by adopted plans, policies and development standards. However, the proposed
project, as well as other urban land uses developed as.planned by the 2025 Fresno General Plan,will be required
to construct the planned major street system consistent with the public facility and service delivery requirements
of the Urban Growth Management Program. In addition, development of the project site will be subject to the
payment of all applicable development fees including updated, or new, urban growth management fees. The
developer of this project,in accordance with the mitigation measures of Master Environmental Impact Report(No.,
10130)which was certified by the Council with the adoption of the 2025 Fresno General Plan,will also be required
to pay impact fees specific to the traffic signalization of the major street intersections.
The California Department of Transportation (Caltrans),,District 6, Office of Intergovernmental Relations has,
commented that development of the proposed residences will result in additional vehicle trips during the peak hour
traffic periods which will impact the State Route (SR) 99 interchange at Herndon and Shaw Avenues. It is
recommended by.Caltrans that a traffic impact study be prepared"in order to assess the project-related impacts
to the State Highway System and the pro-rata share towards area-wide circulation improvements."
Although the proposed project will marginally contribute to the peak capacity deficiencies of the freeway system,
major freeway improvements are the responsibility of Caltrans and any fee related assessments imposed by
Y
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-03-21
'Rezone Application No. R-03-83
Conditional Use Permit Application No. C-04-42
Vesting Tentative Tract Map No. T-5247/UGM
June 2, 2004
Page 6
t
Caltrans must comply with applicable legal parameters. The city staff has not recommended that a state facility
traffic impact fee be imposed as a condition of project approval, as it is not evident that Caltrans has accurately
-documented a project description and its cost, a reliable estimate of funding sources, a justifiable nexus or
connection between the project and the need for the state facility improvements, and the reasonable
proportionality of the project's share of the improvement costs that are necessary to justify the imposition of a
traffic impact fee for the improvement of State facilities. The city's conclusion has been based upon Caltrans's
submission of varying descriptions of the necessary freeway improvements, the imprecise estimate of costs and
probable funding sources, and the lack of adequate information to comply with Fee Mitigation Act requirements
(California Government Code §§ 66000 et sequentes) applicable to the City of Fresno. In the absence of this
documentation it is not-legally permissible for the City to impose the requested traffic impact fee.
An.appropriate, reasonable and legally permissible method of addressing capacity deficiencies has been
presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning
and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model,
Caltrans is responsible for providing a master facilities plan, development fee schedule and assurances of
compliance with constitutional and statutory requirements (Mitigation Fee Act-AB 1600)which apply to the City
of Fresno. Should Caltrans develop a master facilities plan and development impact fee program consistent with
this model, it will be applied to any final tract map or other applicable development entitlement for this project.`
It is also noted that the City of Fresno's staff has met with Caltrans representatives to review citywide impacts on
State facilities;`the CEQA process; and the legal requirements for determining the nexus (demonstration of the
direct relationship between the project and the potential impact).and the proportionality(fair share contribution
towards mitigating the impact) required by State law. The City of Fresno again transmitted a written explanation
of the above concerns, dated March 31, 2003, :to Caltrans District 6 Office of Transportation Planning which
identified potential mechanisms to establish impact fees,such as a memorandum of understanding or joint powers
agreement. A previous letter from the Caltrans District 6 office has indicated that the City of Fresno's request to
be indemnified with respect to legal challenges_protesting the imposition of a_state facility_fee_exaction could not
be granted. Subsequent correspondence received from Caltrans staff has not clarified the District's position with
respect to pursuing the city's suggested cooperative mechanisms but has continued to reiterate a conclusion that
it is1he sole responsibility of the City of Fresno as the lead agency to apply exactions through the California
Environmental Quality Act(CEQA) process:
Although Caltrans representatives have not endorsed a state transportation facilities impact agreement, a
partnership in planning grant was obtained by the Council of Fresno County Governments through,which the City
of Fresno and Caltrans are participating, along with other local jurisdictions, to complete a freeway deficiency
study. This study will detail the traffic impacts anticipated to occur to freeway facilities within the greater Fresno-
Madera-Clovis Metropolitan Area. This study-will focus upon facilities identified to be most impacted by the
projected increases in traffic;identification of the-sources!of the vehicle traffic within the greater metropolitan area;
and the improvements necessary to provide adequate vehicular capacity. Findings from this study may allow "
proportionate traffic impact fees to be legally implemented by the cities of Fresno and Clovis as well as the County
of Fresno upon adoption by the respective jurisdictions.
Streets and Access Points
Vesting Tentative Tract Map No. T-5247/UGM proposes to have two access points to North Grantland Avenue, ,
two access points to West Bullard Avenue, one access point to West Barstow Avenue and four access points to
-i
f.
C
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No.A-03-21
Rezone Application No. R-03-83
Conditional Use Permit Application No. C-04-42
Vesting Tentative Tract Map No.T-5247/UGM
June 2, 2004
Page 7
North Bryan Avenue. The Public Works Department, Transportation Planning Section has;reviewed the plan
amendment, rezone, conditional use permitandtentative 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,subject to the dedication and improvement of adjacent portions of Barstow,Bullard, Bryan and
Grantland Avenues to their ultimate planned width.
Landscaping/Walls
Given that the proposed subdivision abuts planned arterial and collector streets, the developer will be required to
install 10 feet of landscaping along North "F", North Bryan, West Roberts, West Barstow and West Bullard
Avenues and 20 feet of landscaping,along.North Grantland.Avenue. 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.
Lot Dimensions
The R-1/UGM zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. Conditional
Use Permit Application No. C-04-042 was filed to allow reduced size and widths for 67 lots in the subdivision.
These lots are located in the southwestern portion of;the proposed subdivision. The proposed reduced size lots
meet the minimum size requirements(all reduced size lots will have a minimum of 5,400 square feet)for a planned
development. In addition, a portion of the lots will.also have reduced width (minimum width of 50 feet, except on
cul-de-sac lots); however;the depth will meet the requirements(100 feet)of the R-1 zone district. The.conditional
use permit would also allow a 15-foot front yard setback for all 417 lots where homeowners choose a model with
a side access garage which may also be constructed as.a bonus room.
The subdivision map, based.on the required findings for approval and subject to-the recommended conditions of.
and--the standards and policies of the 2025 Fresno General Plan and-West Area 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. seq.) requires that a proposed
Y subdivision not be approved unless the map,togetherwith 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 West Area Community Plan designates
the site for medium,density residential and neighborhood commercial land uses', as amended. by Plan
Amendment Application No. A-03-21, 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 insure adequate access and drainage on and off the site.
... s
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No. A-03-21
Rezone Application No. R-03-83
Conditional Use Permit Application No. C-04-42
,Vesting Tentative Tract Map No. T-52471UGM
June 2, 2004
Page 8
' 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 likely to cause serious public health and safety
problems,because the conditions of approval have shown and will insure that the subdivision conforms with
City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site, because.
conditions of approval will assure noninterference with any existing or proposed public easements.
6. The design of the,subdivision provides, to the extent feasible, for future passive and natural heating or.'
cooling opportunities in the subdivision, becauseofthe appropriate use and placement of landscaping plant
materials and because of the orientation of the proposed lots:
The subdivision map, subject to the recommended conditions of approval,complies with the design and property '
development standards of the Zoning Ordinance and local Subdivision Ordinance.
Based upon the plans and information submitted by the applicant and the recommended conditions of project
.approval; staff has determined that these findings can be made.
Conditional Use Permit Findings
Based upon analysis of the conditional use permit application and subject to the applicant's compliance with all
of the conditions of approval noted below,staff concludes that the following required findings of Section 12-405-A-
2 of the Fresno Municipal Code (FMC) can be.made.
FINDINGS PER FRESNO MUNICIPAL COOE SECTION 12-405-A-2.
"a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate
in size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences,
parking, loading, recycling areas, landscaping, and other required features; and,
�.tFlnding a The subject site is approximately 1.22 acres in size and has an adequate amount of space, if
developed in accordance with.the project's site plan, to meet all applicable requirements of the
�`°'-, --.�• �'::; ;� Code and as established in the Special Permit Conditions of Approval dated May 26, 2004, ;
�' � }� Y `� including yards, spaces, walls-.and fences, parking, landscaping and other required features.
'J..J....w.... ...F... ::.v:f: .hii.""ii ....�.....:u.. :i:..:3I.,.'.'x�w_v,� .��i�.;�-TS�� g@ e1'e• ea+�r_a¢ro{{T� 9 ,g` r ,t (r..,.'�'.,',J`..iw`.i .,.',«':..r?:?�
b. The site for the proposed use relates to streets and highways adequate in width and pavement type to
carry the quantity and kind of traffic generated by the proposed use; and,
Finding b.• ':. Staff from the Transportation Planning section of the Public Works Department has estimated that
al the proposed development will generate approximately 3,990 daily vehicle trips which can be
accommodated by the adjacent streets once constructed. The proposed project will construct the
required improvements necessay for the traffic generated by the project.
Ft•.
REPORT30 THE PLANNING COMMISSION
Plan Amendment Application No.A-03-21
-Rezone Application No. R-03-83
Conditional Use Permit Application No. C-04-42
-Vesting Tentative Tract Map No.T-5247/UGM
June 2, 2004
. , Page 9
c: The proposed use will not be detrimental to the public welfare or injurious to property or improvements in the
area in which the property is located. The third finding shall not apply to uses which are subject to the '
provision of Section 12-306-N-30 of this Code.
�• 7S-7
addretge: w The staff of the Planning and Development Department has determined that the proposed use will
not be detrimental to the public welfare or be injurious to property or improvements in the area in
TV
179
which the property is located if developed in accordance with the various conditions/requirements
- established through the plan.amendment, rezone, conditional use permit and tentative tract map
application review process.
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Vesting Tentative Tract Map No. T-5247/UGM dated
February 20, 2004, and the Conditions of Approval for T-5247/UGM dated June 2, 2004.
2 Development shall take place in accordance with Conditional Use Permit Application No.C-04-042 Exhibits
A, B-1, B-2, B-3, B-4 and B-5, all dated April 9, 2004, and the Conditions of Approval for C-04-042 dated
May 26, 2004.
Action by the Planning Commission regarding the plan amendment and rezone applications will be a
recommendation to the City Council. Planning Commission action of the proposed tentative tract map and
conditional use permit applications, unless appealed to the Council, is final.
CONCLUSION / RECOMMENDATION
It is recommended that'the Plan ning Commission take the following actions:
1. RECOMMEND APPROVAL to the City Council of a finding of Mitigated Negative Declaration for
Environmental Assessment No. A-03-21/R-03-83/C-04-042 =5247 dated May 12, 2004.
2. RECOMMEND APPROVAL to the City Council of Plan Amendment Application No. A-03-21 which
proposes to amend the 2025 Fresno General Plan and the West Area Community Plan from the
neighborhood commercial to the medium density residential land use designation and the public facility
to the medium density residential and neighborhood commercial land use designations, as depicted on
the attached Exhibit A(vicinity map).
3. RECOMMEND APPROVAL to the'City Council of Rezone Application No. R-03-83 which proposes to
' rezone portions of the project site from the R-R (Rural Residential-Fresno County) and AE-5/UGM
(Exclusive Five Acre Agriculture/Urban Growth Management)zone districts to the R-1/UGM(Single Family
Residential/Urban Growth Management) and the C-1/UGM (Neighborhood Commercial/Urban Growth
Management) zone district.
4- APPROVE Conditional Use Permit Application No.C-04-042 subject to compliance with the Special Perrnit
Conditions of Approval dated May 26, 2004.
REPORT TO THE PLANNING COMMISSION
Plan Amendment Application No.A-03-21
Rezone Application No. R-03-83
,Conditional Use Permit Application No. C-04-42
Vesting Tentative Tract Map No.T-5247/UGM
June 2,'2004-
4'
,
,`2004r',Page,10
.5.' " APPROVE Vesting Tentative Tract Map No. 5247/UGM subject to compliance with the Conditions of
;-
'-Approval dated June 2, 2004.
. .` KAMaster`Files-2003\—PIAN AMENOMENTS\A-03-21,R-03-83-C-04-42-T-5247-SAC\A-03-21-R-03-83-C-0442-T-5247-RPC.wpd
Attachments: Vicinity Map
Vicinity Map with proposed tentative tract map boundaries
Vesting Tentative Tract Map No. 5247/UGM dated February 20, 2004
Conditional Use Permit Application No. C-04-042 Exhibits A, B-1, B-2, B-3, B-4 and B-5, all dated'
April 9, 2004
Conditions of,Approval for T-5247/UGM dated June 2, 2004, including letters from Fresno
Metropolitan Flood Control District (05/13/04) and San Joaquin Valley Air Pollution Control.,
District (01/16/04) -
Conditions of Approval for C-04-042, dated May 26, 2004
Letters from Caltrans dated January 26, 2004 and May 25, 2004
Environmental Assessment No. A-03-21/R-03-83/C-04-042/T-5247 (finding of a Mitigated
Negative Declaration), issued on May 12, 2004
A, ! a.
AWL
I R•I
1
�j
• C
00
U
LEGEND
PLAN AMENDMENT PLAN AMENDMENT REZONE APPLICATION - REZONE APPLICATION
NO.A-03-021 � .. From
Schoo 1 NO..-03-083 From
AE-5183
From Neigh.Commercial From School/Resid. From..-R(County) From AE-5lUGM
to Med.Density Resid. to Community Comm. to R-1/UGM to R-1/UGM
REZONE APPLICATION
NO.R-03-083 '
From R-R(County)
to C-1/UGM
VICINIZ r P PLAT NING & DEVELOPMENT
PLAN AMENDMENT NO.A-03-021 N DEPf11iTlVIENT
From School/Resid_&Neigh.Commercial 504-080-18,63,64:
to Med.Density Res.&Neigh.Commercial w /,tip E. A.P.N.:dos-a7nalas 14 u27�2e 2x,30
REZONE APPLICATION NO. R-03-083 ZONE MAP: 1843
From R-R(County)&AE-5/UGM to C-1/UGM&R-1/UGM
East of Grantland btwn Fwy 99 & Barstow NOT TO SCALE BY/DATE:
M--UGM,
zz-.
4%
-- s
R-I.
IRA p11 TAW*
rt
0/
...........
r
LEGEND
PLAN AMENDMENT PLAN AMENDMENT REZONE APPLICATION REZONE APPLICATION
NO.A-03-021 ��\\ NO.A-03-021 NO.R-03-083. NO.R-03-083
From Neigh.Commercial ;.�`�.� From SchooUResid. From R=R(County) From AE-5/UGM
to Med.Density Resid. to Community Comm. to R-1/UGM to R-1/UGM
REZONE APPLICATION
NO.R-03-083
From R-R(County)
to C-1/UGM
VICINITY NP PLANNING & DEVELOPMENT
PLAN AMENDMENT NO.A-03-021 N DEPARTMENT
504-080-18,63,64;
From School/R.Density Res 8 Neigh.Commercial A.P.N..:—905_070-03S._t4-1Z,27_Z8,29.,30
to Med.Density Res.8 Neigh.Commercial w �j;,:' E
REZONE APPLICATION NO. R-03-083 ; '. ZONE MAP:-18-4a-'
From R-R(County)&AE-5/UGM to C-1/UGM&'R-1/UGM
East of Grantland btwn Fwy 99.& Barstow NOT TO SCALE BY/DATE: -J_SJ—5--Z4=Q4_ ,
�N « A ��;�` � 1�� EE � a� � a c
o ■ �! f s9a Q ., , � �C1
,
' 9�Si�n ex
00919 Oa A"-„ e1e111`1,1,� _ ,4YQy�Y
V)� CL
e�C6fi fi �Ya�9000
w «
au Dft'JVA
-!. 7mm�. rnw www
It
3 -- own
ntl � a e 9 i a Imo•? a n � F —•� `}�. ' _ £ �� q a � # ,
!
■
i r;� 's•
i 4�a ■
!� i A 7 � r •y i� ■
. '”' xn. - ! �waan R R• � �.� q ,' q i �R q q $ § s !G
a
ti x ' ; ' .q 77
11 q i 0
ov15
h�OKI,1;.•` f l�;�r�;'l'r'a
a.
0.
oho J � �•�3...i'a � � k �, y C H �T, ` L��l �,
f .ZPq7
�.�.X�,, I ;'� ~P „I� � ���:��!i.J Cir�.�___s'••�_I__1} �
�a
f_L—ift--� yfi
'-r-� '•;J-r"s��..�1;x.� a�:,.. nom' a � r � qqa � 5 � �g � e
'�.. I y i.,r—,r'i;•l$I �I $ 1f� o.-� � � � � � O 9 �� �Tg R E� 9 .-
�' f '•, y a � � i1 �y� "d y 9 '
;_S 3 ,•y', ��-�I t�•�� � ��TTs,..;y q � �� g� 5 � � �� � �a 6i '�� 9 � � ,
o
- :: - - 5
�x 1� v�raT OpApACVICSSI�1d�
$ 3 1 d 1 S 3 YL¢A q"W3'awl to•r. -P-9 1w 96n
cJ�A I cl c 103
1 G 1
# M
o # � z
ties
W
® L 3 R-
� ® O
oc
LL
4
!_...........
k
S 3 1 d 1 S 3
14V6 JP2V—°10 SI 0 _
0NI
's:Rxox R714h �<
L n
o p
f1 Z
' N
a°L 9:g9�
f a:u_ s
N
F
o bl w
9 _
d,
r L
•••+•r 0060-9MOSS)—w--4-y
S 3 1 V 1 S 3 W6QIP-'—q is•w lq-4 iW v6n t
V W
n I d d o
Ni rsawoH J-riInuV2iQ
n r
O
r L,
r n
ir
LU
o
4
_ a
F- flxt�
4
W
z
O
OC
x
f�-
o
� z
• a �
- s 9
Y
aoo Noaoo
�000Q
Noao �
�aoo W m000 W
Joao W M000W
P
U-
Y
1 w .J, 0060-90IMS1—4d•--,9 -
S 3 1 V 1 S. 3 466 q�lnJ o"', 'a+u* w>M4 w-Sea
�. � n I� Li�d d O o 'ONIIcz
's��coH ���tnud�� r
r
8
9
+ Qc
sa
---••-
-y.
0060-WMOSSI—4d--v
S 3 1 d 1 S 3 ncc6 mow-.--1 10•vs -P-41—960
x
Alan d d O ��i 'S3WOH..3TIIA VT)
I
a
O
9 u• z
.. J
-z
a q z
a of
.. 1. lei 1 �� •i �a s u
• F-4 O 00 O�� OOH
W i
X'
O
m m
m m Q Q
aBig,
W
LU w
o �u lot
a;. .
u I � II II
C u
w -
W
m W
JY
- O .
"
' f
�rww.�i OOEO-OCD165SI�d���+q
S 3 1 V 1 .S 3 Urd WWW--q Id°Y* wPur4 nw 96a
A I OD ort 'sawoH 3��inr�ddo
. Z
10 :1L 9
............'
' t ,
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12025
The Fresno City Planning Commission at its regular meeting on June 2, 2004, adopted the following
resolution relating to Plan Amendment Application No. A-03-21.
WHEREAS, Plan Amendment Application No. A-03-21 has been filed with the Cit" of Fresno sob Granville..,
e.
PP Y _
Y
Homes to amend the 2025 Fresno"General Plan and the West Area Community Plan relating to 9 acres of
" property located on the northeast corner of North Grantland and-West Bullard Avenues, from the ;
neighborhood commercial planned land use designation to the medium density residential land use
designation and relating to 19 acres of property located at the northeast comer of North Grantland and West
Barstow Avenues,from the public facility planned land use designation to the neighborhood commercial(4
acres)and medium density residential (15 acres) planned land use designations; and,
WHEREAS, on June 2, 2004 the Fresno City Planning Commission conducted a public hearing to review "
the proposed plan amendment, received public testimony and considered the Planning and Development"
Department's report recommending approval of the proposed plan amendment; and,
" WHEREAS, the Fresno City Planning Commission has reviewed the environmental-assessment prepared
for this plan amendment, Environmental Assessment No.A-03-21/R-03-83/C-04-42/T-5247, dated May 12,.
2004 and is"satisfied that the project conditions of development will adequately reduce or.alleviate any
potential adverse impacts either generated from the project,or impacting the project from an offsite source,
and hereby concurs with the issuance of a mitigated negative declaration.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds there is no
substantial evidence in the record that the proposed plan amendment may have a significant effect on the
environment and hereby approves the finding of a mitigated negative declaration prepared for Environmental
Assessment.No. A-03-21/R-03-83/C-04-42/T-5247.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City
Council that Plan Amendment Application No.A-03-21 be approved amending the 2025 Fresno General Plan
and the West Area Community Plan relating,.to.0 acres of property located on the northeast comer of North
Grantland and West Bullard Avenues, from the neighborhood commercial planned land use designation to
the medium density residential land use designation and relating to 19 acres of property located at the
northeast corner of North Grantland and'West:Barstow Avenues,.from the public facility planned land use
designation to the neighborhood commercial.(4 acres)and medium density residential (15 acres)planned.
land use designations, as shown on the attached Exhibit A.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Vang, seconded by Commissioner Brown.
VOTING: Ayes - Vang, Brown, Brand, DiBuduo
Noes -* None
Not Voting - None
Absent- Kissler, White
DATED: June 2, 2004 NICK P. YOVINO, Secretary
Fresno City Planning Commission
Resolution No. 12025
Plan Amendment Application No. A-03-21
Filed by Granville Homes
Action: Recommend Approval
KAMaster Files-2003\—PLAN AMENDMENTS\A-03-21.R-03-83-C-04-42-T-5247-SAC\A-03-21-PC Resa 12025.wpd
EXHIBIT A
i� M• LLCM• i-
"
- - r
rr:rr/ r
/
/
R-I f7
\C�
w -
00
, y
. I �
• a
\\\
---
LEGEND
PLAN AMENDMENT k
. PLAN AMENDMENT REZONE APPLICATION �—�REZONE APPLICATION
NO.A-03-021 NO.A-03-021 NO.R-03-083NO.R-03-083
From Neigh.Commercial �� From School/Resid. From R-R(County) From AE-SIUGM
to Med.Density Resid. to Community Comm• to'R-1/UGM to R-1/UGM
REZONE APPLICATION
NO.R-03-083
From R-R(County)
to C-VUGM
VICINITY MAP PLANNING & DEVELOPMENT
PLAN'AMENDMENT NO.A-03-021 N DEPARTMENT
From School/Resid.&Neigh.Commercial 504-080-18.6 iA 1
to Med.Density Res.&Neigh.Commercial. w y'k,' E A.P.N.:Soy-079-035]31Z v�B 29.3il
REZONE APPLICATION NO. R-03-083 �`; ZONE MAP: 1843
.From R•R(County)&AE-5LUGM to C-1/UGM&R-11UGM
-East of Grantland btwn.Fwy 99 & BarstowNOT To SCALE BY/DATE: J. S. 15-24-04 _
,n
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12026
The Fresno City Planning Commission, at its regular meeting on June 2, 2004, adopted the following
resolution relating to Rezone Application No. R-03-83.
WHEREAS, Rezone Application No. R-03-83 has been filed with the City of Fresno to rezone the property
as described below:
REQUESTED ZONING: R-1/UGM(Single Family ResidentraUUrban,Growth Management)zone district
EXISTING ZONING: AE-5/UGM(Exclusive Five Acre AgriculturaUUrban Growth Management)zone.
district and R-R (Rural Residential-Fresno County) .
APPLICANT: Granville Homes
LOCATION: Northeast corners of West Bullard and North Grantland Avenues and West
Barstow and North Grantland Avenues
APN: 505-070-03,.14, 17, 27, 28, 29, 30;504-080-18, 63, 64
LEGAL DESCRIPTION: From R-R(County)to R-1/UGM:
Lots 721, 722, 723, 724, 727 and 728 of J.C. Forkner Subidivision NO. 7
recorded in-Book 10, Page 17 of Plats, Fresno County Records
From R-R(County)to C=1/UGM:
The South 727 feet of the West 236 feet of Parcels 1, 2 and 3 of Parcel Map
No. 2159, recorded in. Book 17, page 26 of Parcel Maps, Fresno County
Records.
From R=R(County)to R-1/UGM:
Parcels 1,'2, 3 and 4 of Parcel Map No. 2159, recorded in Book-17, page 26
of Parcel Maps, Fresno County Records.
EXCEPTING THEREFROM the South 727 feet of the West 236 feet thereof.
From R-R(County)to R-1%UGM:
The East half of the Southwest Quarter of the Northwest Quarter of Section 9,
Township 13 South, Range 19 East, Mount Diablo Base and Meridian
according to the Oficial Plats thereof.
EXCEPTING THEREFROM the South 610.00 feet of said East Half.
From_AE-5/UGM to R-1/UGM:
The North Half of the Easterly 1,321.00 feet of the South Half of the Northwest ,
Quarter of Section 9, Township 13-South, Range 19 East, Mount Diablo Base
and Meridian, according to the Official Plat thereof and the East.81.00 feet of
the South Half of the South Half of the Northwest Quarter of said.Section 9.
Planning Commission Resolution No. 12026
- Rezone Application No. R-03-83
Page 2
June 2, 2004
WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to
allow for a proposed single family residential subdivision; and,
WHEREAS;the Fresno City Planning Commission on June 2,2004,reviewed the subject rezone application ,
in accordance with the policies of the West Area Community Plan and the 2025 Fresno General Plan; and,
WHEREAS, during the.June 2, 2004 hearing, the Commission received a staff report and related
information, environmental documents and considered testimony regarding the requested zoning change.
NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and
determines that there'is no substantial evidence in the record to indicate that Rezone Application No. R-03-
83 may have a significant effect on the environment as identified by the Mitigated Negative Declaration dated
May 12, 2004, prepared for Environmental Assessment No. A-03-21/R-03-83/C-04-42[T-5247.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the.City
Council that the requested R-1/UGM zone district be approved.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
�4 Commissioner Vang, seconded by Commissioner White.
VOTING: Ayes - Brown, Brand, Vang, DiBuduo -
Noes - None
Not Voting - None
Absent - Kissler, White
DATED: June 2, 2004 NICK P. YOVINO, Secretary
Fresno City Planning Commission
Resolution No. .12026
Rezone Application No. R-03-83
k. Filed by Granville Homes
Action: Recommend Approval
s
K:1Master Files-20031—PLAN AMENDMENTSW-03-21,R-03-83-C-04-42-T-5247-SAMR-03-83-PC Reso 12026.wpd
M•
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12027
The Fresno City Planning Commission at its regular meeting on June 2, 2004, adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and
the Municipal Code,of the City of Fresno.
WHEREAS, a Vesting Tentative Map of Tract No. 5247/UGM was filed with the City of Fresno and
proposes a 417-lot single family residential subdivision on 122 acres (net)of land located on the south
side of West Bullard Avenue,between North Grantland and North Bryan Avenues; and,
WHEREAS,the Fresno City Planning Commission conducted a public heating on June 2,2004,to review
the proposed subdivision and considered the staff report and invited testimony with respect to`the
proposed subdivision; and,
WHEREAS, the Planning and Development Department staffrecommendedapproval of the proposed
project subject to all conditions of approval`contained in the staff report dated June.2, 2004; and,
WHEREAS, the Fresno City Planning Commission hereby finds and determines that-there 'is no
substantial evidence in the record to indicate,that Vesting Tentative Tract Map No. 5247/UGM may have.
a significant effect on the environment'as identified by the Mitigated Negative Declaration issued on May
12, 2004, prepared for Environmental Assessment No. A-03-21'/R-03-83/C-04-42/T-5247.
NOW,THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that approval
of Vesting Tentative Tract Map,No.-5284/UGM.subject to Section 12-403-B.of the Fresno Municipal
Code,is consistent with the adopted 2025 Fresno General Plan and West Area Community Plan and the
.findings required pursuant to Section 66410 et. seq. of the Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting
Tentative Tract'Map.No. 5247/UGM subject to the Planning and Development Department Conditions
of Approval dated June 2; 2004 and subject to the following clarifications, modifications and additions
to Condition Nos. 47, 52, 57, 63, 69; 83 and 89;6f the Conditions of Approval pursuant to the Planning .
Commission action of June 2, 2004:"
~ 47. Construct concrete curb, gutter and sidewalk, within the limits of this subdivision to Public Works _
- -- ' - Standard P-5. The-sidewalk pattern shall be-constructed to:a ten (10) foot,esidendel pattern.
See cross section A A.
52, 57.and 63 will be amended to read the same asnumber 47, above.
69. Cross sections identifying median islands shall be revised to provide a minimum of 18'i^e'-from
curb to curb with exception of south half of Dovewood Avenue. Reference: The Public Works
Policies and Procedures Manual!Number FY 03-02:
83. Stamped concrete street paving is outside of the standard maintenance program for residential
development: The developer shall provide for the maintenance of the stamped concrete street
paving. The developer may pay a'one time fee of$20.00 per square foot of stamped concrete,
or a fee determined'by the:'Public Works Director, for the continued maintenance/replacement
of the stamped concrete area. Maintenance of stamped concrete shall be included in the
ordinance adopted for maintenance,of improvements and landscaping for this tract.
}
Planning Commission Resolution No. 12027
Vesting Tentative Tract Map No. 5247/UGM
Page 2
':June'2, 2004
:.
o-r -
89. Dedicate'and construct two (2) center 17-foot center section travel lanes and a raised concrete
median island from Barstow to Bullard. an
"{
required an both sides adjacent to the 259'leff fum packets on
Details of said street shall be depicted•on
Granttand at Bbftrd and oh
mdand at . the approved tentative.tract
map. Dedication shall be sufficient to accommodate arterial standard and any other grading,or
transitions as necessary.
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
'Commissioner Vang, seconded.by Commissioner Brown.
VOTING: Ayes Vang, Brown, Brand, DiBuduo
Noes None
Not Voting None
w
Absent - Kissler;°White
DATED: June 2, 2004 NICK.P. YOVINO, Secretary
Fresno.City Planning Commission
Resolution No. 12027
Vesting Tentative Tract Map No. 5247/UGM
,: iled'by Granville Homes
' R Action:Approve
4' ' K 1Master Files-20031—PIAN AMENDMENTS%A-03-21,R-03-83-C-04-42-T-5247-SAMT-5247-PC Reso 12027.wpd
RESOLUTION NO.
'. A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA,
AMENDING THE 2025 FRESNO GENERAL PLAN AND THE WEST AREA
COMMUNITY PLAN (PLAN AMENDMENT APPLICATION NO. A-03-21)
WHEREAS, on November 19, 2002, by Resolution No. 2002-379, the City Council adopted
the 2025 Fresno.General Plan which correspondingly adopted the 2002 West Area Community Plan
and by Resolution No. 2002-378 certified Master Environmental lmpact.Report No. 10130 which.
evaluated the potentially significant adverse environmental impacts of urban development within the
City of Fresno's designated urban boundary line and extended sphere of influence; and,
WHEREAS, Granville Homes filed an application to amend the land use designations of the
aforementioned plans, relating to 9 acres of property located on the northeast corner of North
Grantland and West Bullard Avenues, from the neighborhood commercial planned land use
designation to the medium density residential land use designation and relating to 19 acres of
property located at the northeast comer of North Grantland-andWest Barstow Avenues, from the
public facility planned land use designation to the neighborhood commercial (4 acres) and medium
' density residential (15 acres) planned land use designations; and,
WHEREAS, the environmental assessment conducted for the proposed plan amendment
resulted in the filing of a mitigated negative declaration; and,
- WHEREAS, on-June 2;2004, the Fresno City-Planning-Commission-held a-public hearing#o--
consider Plan Amendment Application No. A-03-21 and associated mitigated negative declaration for
:. Environmental Assessment No. A-03-21/R-03-83/C44-421T-5247; and,
WHEREAS, the Planning Commission took action, as evidenced in Planning Commission
Resolution.No. 12025, to recommend approval of the mitigated negative declaration for
Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247 dated May 12, 2004; and,
WHEREAS, the Fresno City Planning Commission also took action, as evidenced in Planning.
,Commission Resolution No. 12025, to recommend approval of Plan Amendment Application
No. A-03-21, which would amend the planned land use designations for the subject sites from the
Resolution No.
Plan Amend ment Application No. A-03-21
Page 2
June 29, 2004
neighborhood commercial and public facility designations to the medium density residential and
neighborhood commercial designations; and,
WHEREAS, on June 29, 2004, the Fresno City Council held a public hearing to consider Plan
Amendment Application No. A-03-21 and received both oral testimony and written information
presented at the hearing regarding Plan Amendment Application No. A-03-21.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno, based upon the
testimony and information presented at the hearing and upon review and consideration of the
environmental documentation provided, as follows:
1. The Council finds that there is no substantial evidence in the record that Plan
Amendment Application No. A-03-21 may have a significant effect on the environment ;.
and hereby adopts the mitigated negative declaration dated May 12, 2004.
2. The Council.finds the adoption of the proposed plan amendment as recommended by
the Planning Commission is in the best interest of the City of Fresno.
3. The Council of the City of Fresno hereby adopts Plan Amendment Application
- - -- --No.A=03=21 amending the-2025 Fresno-General Plan and West-Area-Community Plan - - — -
from the planned land use designations for the subject sites from the neighborhood
commercial and public facility planned land use designations to the medium density
residential and neighborhood commercial"planned land use designations as depicted
1
on Exhibit A, attached hereto and incorporated herein`by reference.
CLERK'S CERTIFICATION
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
day of ,2004:
AYES:
NOES: Y
ABSENT:
ABSTAIN:
REBECCA E. KLISCH
City Clerk
By:
APPROVED AS TO FORM
HILDA CANTO MONTOY
Cit-y Attomey_ - - -
By: . Plan Amendment Application No. A-03-21
Deputy Filed by Granville Homes
APN Nos.505-070-27,28,29,30 and 504-080-18
K:\Master Files-2003\—PLAN AMENDMENTS\A-03-21,R-03-83-C-0442-T-5247-SAMA-03-21-CCResolution.wpd
X I�BIT A
_
.. -
1
}
a �
o
f
LEGEND
PLAN NO.A-03-02 DMENT �� NO.A-03-021'DMENT _ NO. R-03-083 REZONE LIGATION NO.R-03-083 LIGATION
From Neigh.Commercial \� From School/Resid: From R•R(County) From AE-5/UGM
/ '�'" to Med.Density Resid. ��� to Community Comm. to R-1/UGM ' to R-1/UGM
REZONE APPLICATION
NO.R-03-083
From R-R(County)
to C-1/UGM
VVICINITX YLAP PLANNING s DEVELOPMENT
PLAN AMENDMENT NO,A-03-021, a N DEPARTMENT
From School/Resid.&Neigh.Commercial504-080-18,63,64; '
to Med.Density Res.&'Neigh.Commercial w ��'tip < A.P.N.: 50_o7-0lS_t4,17 27.28.2330
E
REZONE APPLICATION NO. R-03-083 1',%�� ZONE MAP:. 1843
From R-R(County)&AE-5/UGM to C-1/UGM&R-1/UGM
East of Grantland btwn Fwy 99'&Barstow NOT TO SCALE BY/DATE:
'a
Recording Requested by:
City Clerk, Fresno, California
No Fee-Govt. Code 6103
Return to City Clerk,Fresno`
Space above this line reserved for Fresno County Recorder's Office
' ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BY SECONDED BY
BILL NO.
''ORDINANCE NO.:
AN ORDINANCE OF THE CITY OF FRESNO,CALIFORNIA;AMENDING THE
OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED
BY ARTICLES: 1' TO 4.5 INCLUSIVE, CHAPTER 12, OF THE FRESNO
MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF
FRESNO.
WHEREAS, Rezone Application No. R=03-83 has been filed with the City of Fresno to rezone
property as described herein below;,and,
WHEREAS, on May 10; 2004,-the'-West�Ar
_. y ea Community Plan Advisory Committee
recommended approval of the R-1/UGM 'and C-1/UGM zone districts; and,
WHEREAS,pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code,
.the Planning Commission'of the City of Fresno held a public hearing on the 2nd day of June, 2004, to
consider Rezone Application No..R-03-83'and related Environmental Assessment No. A-03-21/R-03-83/
C-04-42/T-5247, during which the Commission recommended to the Council of the City of Fresno
approval of the related environmental,assessment and rezone application amending the City's Zoning
Ordinance on real property described hereinbelow from the AE-5/UGM (Exclusive Five Acre 0.='
Agricultural/Urban Growth Management) and R-R(Rural Residential-Fresno County)zone districts to '
the R-1/UGM (Single Family Residential/Urban Growth Management)zone district; and,
Ordinance Amending Official Zone Map
Rezone,Application No. R-03-83
Page 2
June 29, 2004
WHEREAS, the Council of the City of Fresno, on the 29th day of June, 2004, received
the recommendation of the Planning Commission and concurs therewith.
NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS
FOLLOWS:
SECTION 1. Based upon.the testimony and information presented at the hearing and upon
review and consideration of the environmental documentation provided, the adoption of the proposed
rezoning is in the best interest of the City of Fresno. The Council finds in accordance with its own
independent judgment that with the recommended mitigation measures for Environmental Assessment
q
No:.A-03-21/R-03-83/CG04-42/T-5247,•dated May 12, 2004, there is no substantial evidence'in the
record that the rezoning may have a significant effect on the environment and the mitigated negative
declaration prepared for this project is hereby approved.
SECTION 2. The Council finds the requested R-1/UGM zone district and the C-1/UGM zone
district are consistent with the medium density residential and neighborhood commercial land use
designations of the 2025 Fresno General Plan and West Area Community Plan as specified in Section
12-403-B of the Fresno Municipal Code. -
SECTION S. The Council finds that the-zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno, is reclassified
from the AE-5/U6M (Exclusive Five Acre Agricultural/Urban Growth Management) and R-R (Rural
Residential-Fresno County)zone'districts to the R=1/UGM (Single Family Residential/Urban Growth
Management)zone district:
From R-R(County)to R-1/UGM:
Lots 721, 722, 723, 724, 727 and 728 of J.C. Forkner Subidivision No. 7
recorded in Book 10, Page 17 of Plats, Fresno County Records
From R-R(County) to C-1/UGM:
The South 727 feet of the West 236 feet of Parcels 1, 2 and 3 of Parcel Map
No. 2159, recorded in Book 17, page 26 of Parcel Maps, Fresno County
Records.
Ordinance Amending Official Zone Map
Rezone Application No. R-03-83
'Page 3
June 29, 2004
From R-R (County) to R-1/UGM:
Parcels 1, 2, 3 and 4 of Parcel Map No. 2159, recorded in Book 17, page 26 of
Parcel Maps, Fresno County Records.
EXCEPTING THEREFROM the South 727 feet of the West 236 feet thereof.
From R-R,.(County)to R-1/UGM:
The East half of the Southwest Quarter of the Northwest Quarter of Section 9,
Township 13 South, Range 19 East, Mount Diablo Base and Meridian
according to the Official Plats thereof.
EXCEPTING THEREFROM the South 610.00 feet of said East Half.
' From AE-5/UGM to R-1/IiGM:
The North Half of the Easterly 1,321.00 feet of the South Half of the Northwest
Quarter of,Section 9, Township 13 South, Range 19 East, Mount Diablo Base
and Meridian, according to the Official Plat thereof and the East 81.00 feet of.
the South Half of the South Half of-the Northwest Quarter of said Section 9:
SECTION 4. The development of the property described in Section 3 shall be conditioned
upon the following condition of zoning.which are recorded and on file in the Fresno County
Recorder's Office;
Development of the subject property(issuance of building permit or recordation of final
tract map as provided by the Fresno Municipal Code)shall be subject to.the payment of
the most currently proposed updatedFinajor street intersection traffic signalization fee and
participation in the Hemdon Avenue/ Golden State Boulevard intersection improvements
(estimated construction cost is$2,990;000.00 with a UGM credit of$250,000 available
therefore the mitigation.shall be based on$2,740,000.00).L., pra�r�ta:fair�sharernp. p -�
wafxttrPs''p"foyer#Fy"f1`a�i`iJr�}52
this[ntersection ►s;3°!o arid:there.fare t> is traGt.shall pati
_.
The geometry of said intersection shall have dual lefts, two thru lanes, and a
dedicated right tum lane for all four legs.
SECTION 5. This ordinance shall become effective and in full force and effect at
12:01 a.m. on the thirty-first day after its passage and upon annexation for those portions of the d
subject site located outside the City of Fresno boundary.
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that"the foregoing
ordinance was adopted by the Council of the City of Fresno, California, at,a (regular meeting held on
the day of , 2004, by the following vote:
Ayes:
Noes:
r
Absent:
Abstain:
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
HILDA CANTO MONTOY
City Attorney
By
Deputy.
Rezone Application No. R-03-83
Filed by Granville Homes
Assessors Parcel Nos. 505-070-03, 27, 28, 29,
30, 31, 32 and 504-080-18, 63, 64
KAMaster Files-20031—PLAN AMENDMENTSVI-03-21,R-03-83-C-04-42-T-5247-SAC1R-03-83-CC OrdBill.wpd
r.
i
Nt- llGM.
�- 1
W. ti JLE�AKU XVF.
R-P
�• . �4� 1��, Q
s NE) -
r`. J
f�
. tzl
memo
-- --
W- HARqTQW AYE
it
LEGEND
PLAN AMENDMENT PLAN AMENDMENT REZONE APPLICATION REZONE APPLICATION '
From
Neigh./ ® From
School/ From
R-03-083-R(Co NO. AE-51 3.
From Neigh.Commercial \ From SchooUResid. From R-R(County) From AE-5/UGM ,
'f��'' ' to Med.Density Resid. ` to Community Comm, to R-1/UGM to R-1/UGM
REZONE APPLICATION
NO.R-03-083
From R-R(County)
to C-1/UGM
VICINITY `Mp PLANNING d DEVELOPMENT
PLAN AMENDMENT NO.A-03-021 N n �'PA'R�' I �'IVT
From School/Resid.&Neigh.Commercial 504-080-18,63,6
to Med.Density Res.&Neigh.Commercial ` A.P.N.:_505 mn�13s�a 1 t7 27�a�a�n
REZONE APPLICATION NO. R-03=083 w ?{ t ZONE MAP:.1843
From R-R(County)&AE-5/UGM to C-1/IJGM&R-1/UGM
East of Glantland btwn Fwy 99& Barstow NOT TO SCALE BY/DATE: J•S_I 5-254-04
. ' • r;, ., it -
rt I , • 4 + ��' 1
j
• i- ee
NIra
l
R-t.
60
<< IR �2.f
r
t ry
I
• 3
U
i � s
— --- I
LEGEND
VIVO
PLAN AMENDMENT PLAN AMENDMENT REZONE APPLICATION REZONE APPLICATIONNO.A-03-021 \\� NO.A-03-021NO. R-03-083 NO.R-03-083
, From Neigh.Commercial ���� From School/Resid. From R-R(County) From AE-5/UGM
to Med.Density Resid. to Community Comm. to R-1/UGlv1 to R-1/UGM'
REZONE APPLICATION
NO-R-03-083
From R-R(County)"
to C-1/UGM .
VICINITY. MAP (PLANNING & DEVELOPMENT
PLAN AMENDMENT NO.A-03-021 N DEPARTMENT
From Sctiool/Resid.&Neigh.Commercial• 504-080-18,83.84;
to Med.Density Res,&Neigh.Commercial ♦ A.P.N_:'sos.nzanis id,» �A 9Q 3p
REZONE APPLICATION NO. R-01-083 w ?; E ZONE MAP:. 1843
',,From R=R(County)&AE-51UGM to-C•1/UGM&R-1/UGM
East of Grantland btwn Fwy 99 & Barstow NOT TO SCALE BY/DATE: J.S.1 5-24-0
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
June 2, 2004
r,
VESTING TENTATIVE TRACT MAP NO. 5247/UGM
Southeast corner of West Bullard and North Grantland Avenues
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.5247/UGM entitled"Exhibit A,"dated
February 20, 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_
Departmentfor 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.
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
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 52471UGM
Page t
June 2, 2004
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 utilitie's 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,oradditions 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.
9. Relinquish access rights` to efl¢, North Bryan, 449et6man ,and Wiest Bullard
Avenues from all residential lots which abut these streets. t
R berts an ich also have frontage on another street
in the_,proposed subdivision and :abut these streets. Ref-Section-12-101-1--f-.3 of the Fresno
o ,
Municipal Code. _..
10. The southwesterly portion of the proposed tentative tract map shall be annexed to the City of
Fresno concurrent with Final Map approval.
LANDSCAPING AND WALLS .
11. Provide,a 20-foot landscape easement and irrigation system along the side or rear property lines
of lots which side-onto or back-onto North Grantland Avenue. Provide a 10-foot landscaped
. easement and irrigation system along the side or rear property lines of lots which side-onto or back-
onto North Bryan, West Bullard and West Barstow Avenues(West Area Community Plan Policies
W-3=b and W-3-c). A six-foot masonry wall shall be constructed at the rear of the required'
landscape easement.
12. Provide a 10-foot landscaped easement and irrigation system along the side or rear property lines
which side-onto or back-onto West Roberts and North "F"Avenues for lots 23-28, 45-48, 86-90,
300-301,314-323 and 346-350(Fresno Municipal Code Section 12-1011-f(3)). A six-foot masonry
wall shall be constructed at the rear of the required landscape easement. ,
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5247/UGM
Page 3
June 2, 2004
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.
13. Maintenance of the required landscape easements along North Grantland, North Bryan, North
West Roberts, West Barstow and West Bullard Avenues may be the responsibility of the City's
Community Facilities District No. 2. Contact the Public Works Department, Engineering Services
Div'sjQ� staff_ fnr formation regarding the City's District.
a evei,per s6bAvider 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 acknowledgements.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.
15. Should the City Council not approve.the annexation of such landscape areas into Community
Facilities District No. 2,then the property owner/developer shall create a homeowner's association.
for the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions,
and Restrictions(CC&R's)and the proposed instruments for the homeowners association shall be
submitted to the Planning and Development Department for review two(2)weeks prior to final map
approval. Said documents shall be recorded with the.final map.or alternatively submit recorded
documents or documents for recording prior to final acceptance of subdivision improvements. Said
documents shall include assignment of responsibility to the owner's association for landscaping and
other provisions as stated in the Development Department Guidelines for preparation of CCSR's'-
dated January 11, 1985.
16. 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
-17. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which back
onto or side onto North-Grantland, North Bryan, North"F",-West Barstow,West Roberts and West
Bullard Avenues(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
a
18. praval-
P�
lor TO Tinal map approval, the owner of the subject property shall execute a "Right to Farm"
covenant with the City of Fresno. Said covenant is to run with the land and shall acknowledge and
agree that the subject property is in or near-agricultural'districts located in the County of Fresno
and that.the residents-of said property should be prepared to accept the inconveniences.•and
discomfort associated with normal farm activities. The"Right to Fane"covenant shall be recorded,
prior to or concurrent with the recording of the final map of Tentative Tract No. 5247/UGM.
BUILDING SETBACKS
19. Building setbacks shall be in accordance with the R-1/UGM zone district(FMC Section 12-211.5-E)
and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c as shown on Exhibit "A" of
Vesting Tentative Tract No. 5247/UGM dated February 20, 2004.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5247/UGM
Page 4,
June 2, 2004
20. Building setback lines shall be as shown on Exhibit"A"dated February 20,2004. A 10-foot building
setback is required on the easterly side of Key Lot 340,on the southerly side of Key Lot 289 and.
on the northerly side of Key Lots 71 and 330 to help minimize the impact to neighboring lots in
accordance with Fresno Municipal Code Section 12-1011.
INFORMATION
21. Vesting Tentative Tract Map No. 5247/UGM is subject to Council approval of related Rezone
Application No. R-03-83.
22. Conditional Use Permit Application No:C-04-042;filed to allow reduced lot area,reduced lot widths
and a reduced frontyard.setback for a portion of the proposed tract map, shall be approvedprior
to final map approval:
Prior to the issuance of building permits for.the subdivision, school construction fees shall be paid
to the Central 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 gradingwork,-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. 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. ' ,
CONDITIONS OF APPROVAL,
Vesting Tentative Tract No. 5247/UGM
Page 5
June 2, 2004
lira. 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 Vlll-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.
PARK SERVICE
31. The developer/owner shall contact Hilary Kimber in the Parks Division at(559)621-2924 for Parks
'Division requirements for Vesting Tentative Tract No. 5247/UGM.
Urban Gruwth Management Requirements
32. 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
33. The proposed tract is located over 3 miles from any temporary or permanent Fire Station. The
developer has several options,which are outlined in the Urban Growth Management section of the '
Fresno Municipal Code(Section 12-4.508-E), to meet the city's standards for fire service.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5247/UGM
Page 6
June 2, 2004
34. The nearest fire stations are currently City of Fresno Fire Station Nos. 14 and 16 which will provide
service unless the developer constructs a station in accordance with the Urban Growth
Management program. Provide residential fire hydrants and fire flows per Public Works Standards
with two sources of water.
35. Access is acceptable as shown. There shall be at least two points of access to the subdivision
during construction.
Urban Growth Management Requirements
36. 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.
STREETS AND RIGHTS-OF-WAY
37. 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.
38. 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:
39. All of the required street improvements shall be constructed and/or installed in accordance with the
City of Fresno Standard Specifications(2002 Edition).
4i. The subdivider shall install all existing and proposed-utility systems underground in accordance with --
Fresno Municipal Code Section 12-1011(H):
41. 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
w Standards for local streets. Height, type, spacing, etc., of.standards and luminaires shall be in
accordance with Resolutions Nos.;,68-187, 78-5.22, 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
42. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City
- standards within seven (7) days from the time the streets are`surfaced or as directed by the
Engineer.
43. The developer shall comply with Rule 8060 of the San Joaquin Valley Air.Pollution Control District
P PY q
for the control of fugitive dust requirements from paved and unpaved roads.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5247/UGM
Page 7. .
'June 2, 2004
44. Handicap access ramps are required at all corners within the limits of this tract. identify corner cut
dedications on all interior streets.
45. All required signing and striping shall be done and paid for by the developer/owner. The signing
and striping plansshall be done per the current Caltrans standards and shall be submitted along
with the street construction plans for this tentative map to the Public Works Department.
Frontage improvement Requirements:
Major Streets:
'West Barstow Avenue: Collector
146. Dedicate 47'-55' of property, from section line, for public'street purposes within the limits of this`
subdivision to meet the current City of Fresno Collector Standards.
47. Construct concrete curb, gutter and sidewalk, within the limits of this subdivision to Public Works
Standard P-5. The sidewalk Ppattern shall be coPnstructed to a 10-foot ;e*We" pattern.
-zeE�s�sadion A=A (k*/iS 01. rry Wil. ,4�tilrsh-4,46 1z0zr z;Ne ?, &.00
. 18: Construct twenty(20)feet„of permanent paving (measured from face of curb)within the limits of.
this subdivision.
49. Construct an underground street lighting system to Public Works Standard E-1 within the-limits of
this subdivi., ,on. Spacing and design shall conform to Public Works Standard E-8 for Collector .
Streets.
50. Relinquish ,direct vehicular access rights to Barstow Avenue from,all proposed lots within this
subdivision.
North Grantland Avenue: Arterial
Dedicate-55'-57'of-property, from section-line,.for public street purposes within the limits of this-_ _..
subdivision_to meet the City of.Fresno's Arterial-Standards.
52. Construct concrete curb and gutter and sidewalk, within the limits of this subdivision to Public
Works Standard P-5. Construct sidewalk to a ten(10)foot oarvidamAial.pattem.
few(C
r 53. Construct twenty (20) feet of.permanent paving within the limits of this subdivision. Construct
transition paving north of Bullard and south of Barstow Avenue,as necessary,based on a 55 MPH
design speed (both directions).
54. 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.
55. Relinquish direct vehicular access rights to Grantland Avenue from all lots within this subdivision.
West Bullard Avenue: Collector
S6. Dedicate 47'-55' 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. 5247/UGM
Page 8
June 2, 2004
57. Construct concrete curb,gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10-foot iiQl.pattern. 4-A ��•�� , �
58. Construct an 80 foot.bus bay at the southeast corner of Bullard and Grantland. Concrete curb and
gutter shall be constructed to the Public Works Standard P-73,complete with a 10 foot monolithic
sidewalk.
59. Construct twenty (20)feet of permanent paving (measured from face of curb)within the limits of~
this subdivision.' Construct transition paving, as necessary, west of Grantland Avenue based on ;
a 55 MPH design speed (both directions). Construct transition paving'east of Bryan Avenue,.as
necessary, based on a 35 MPH design speed (both directions):
60. Construct an undergroundstreet,lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector ;
- Streets.
61. Relinquish direct vehicular access rights to Bullard Avenue from all lots within this subdivision_
North Brun Avenue: Collector
62: Dedicate.35'-47' of property, from center line, for public street purposes within the limits of this. .
subdivision to meet the modified Collector Standard. See Exhibit"B"
63. Construct concrete curb,gutter and sidewalk to Public Works Standard P.-5. The sidewalk pattern,
shall be constructed to a 10-foot sscidoa&W pattern. sow ao,c S«,4�/1 •� �rPC/las
64. Construct an 80 foot bus bay atthesouthwest comer of Bryan and Bullard. Concrete curb and
gutter shall be constructed to the Public Works Standard P-73,complete with a 10 foot monolithic
sidewalk.
65. Constrict twenty.(20)feet of permanent paving (measured from face of curb) within the limits of
'. .... this-subdivision.
66. 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-8 for Collector
Streets.
67. Relinquish direct vehicular access rights to Bryan Avenue from all lots within this subdivision.
Interior Streets:
68. Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs, and
underground street lighting systems on all interior local streets to Public Works Standards. _
Sidewalk patterns shall comply with Public Works Standards for all interior streets streets.
_ ����p�wilrsav�f fia/r��f�14s�ldpudw.�lssa,4 /8
69. Cross sections identifying median islands shall be revised to provide a minimum of fe'from curb
to curt, Referen e:_The Public Woks Policies and Procedures Manual Number: FY03-002.
Aed P.11 A$ �.12047 th/�'
70. Provide all centerline radii on the tentative tract map.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No.5247/UGM
Page 9
June 2; 2004
71. Identify on the tentative tract map all pedestrian easements for any modified sidewalk patterns.
Maintain a minimum of a 20'measured from the garage to the back of walk in order to ensure that
ADA requirements are satisfied.
Specific Mitigation Requirements:
72. This tract will generate 313 A.M./421 P.M. peak hour trips,therefore,a Traffic Impact Study(TIS)
is required to complywith the mitigation measure requirements of the 2025 General Plan.circulation
element. A project trip generation and trip trace study shall be prepared and submitted to Traffic
Planning prior to a TIS "scope"meeting being set. In lieu of a Traffic Impact Study the developer
has the option of voluntarily paying an additional Intersection and Traffic Signal Mitigation Fee in
accordance with the attached application. Contact the Planning and Development Department for
additional information on this option.
73. Relinquish direct vehicular access rights to
a. the north property line of:lot 133 and 374.
r _ b. the south property line of lot 351.
C. the east property line of lot 403..
74. The intersection of
a. Grantland and Dovewood shall be limited to.right-in, right-out, left-in and no left turns out.
b. Grantland/Roberts shall be designed with a full median opening to allow for left turns-in and
left turns-out:
75. 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.,:
76. Vacate portions of Barstow and Bryan as shown on Exhibit"B".
77. Relocate all existing and/or proposed utilities from the vacated portions of Barstow Avenue to the
new alignments shown in Exhibit
78. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno
Irrigation District providing for-piping the canal(s)and submit an executed copy of the agreement
or commitment letter from FID to the Planning and Development Department. All piping shall be
)cated outside of the proposed street right of way. Any piping across city streets shall be rubber
gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit
engineered plans to Pubic Works Department, Engineering Division for review and approval. "
79. Construct the required transition paving between Veteran's Boulevard and the existing Barstow
Avenue alignment, as shown on Exhibit"B".
80. Construct a 4' paved surface for pedestrian purposes on the west side of Grantland from Bullard
Avenue approximately 1,230'north to Herndon-Barstow Elementary School. (County) Dedicate
a pedestrian easement, as necessary for the construction of the 4' paved walk.
81. Dedicate and construct a, 100' long by 12' wide, right tum lane for north bound traffic onto the
Highway 99 southbound on-ramp. (County)
82. Construct an emergency street access between lots 322 and 323. Reference Public Works
Standard P-81. (Gate not required.)
CbNOITIONS OF APPROVAL
Vesting Tentative Tract No. 5247/UGM
Page 10
June 2, 2004
83. Stamped concrete street paving is outside of the standard maintenance program for residential
development. The developer shall provide for the maintenance of'the stamped concrete street '
paving. The developer may pay a one time fee of$20.00 per square foot of stamped concret for
the continued maintenance/replacement of the stamped concrete area gintenance of stamped
concrete shall be included in the irdinance adopted or maintenance of improvements and
landscaping for this tract. Laro J6�.�fi ,,.�5 A„r-4,-
UGM Requirements:
84. This Map is in UGM major street zone E-4; therefore pay all:applicable UGM fees.
West Barstow Avenue: Collector
85. Dedicate and construct(2) two 17' center section travel lanes within the easterly limits of lot 402,
west to the intersection with Grantland Avenue. An additional six feet of right-of-way and paving
is required on both sides adjacent to the 250' left turn pocket east of Grantland Avenue.
86. Dedicate and construct(2) two 17' center section travel lanes from the intersection of Veteran's
Boulevard,east to the existing Barstow Avenue. See Exhibit"B". An additional six feet of right-of-
way and paving is required on both sides adjacent to the 250' left tum pocket east of Veteran's
Boulevard.
87. Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast comer
of West Barstow and North Grantland Avenues.
88. Construct a 250' long by 4' wide concrete median island .at the intersection with Veteran's
Boulevard. See Exhibit"B
North Grantland Avenue: Arterial
89. Dedicate and construct (2) two center 17-foot center section travel lanes and a raised concrete'
median-island from Barstow to Bullard. io P89wi0ed
BooMew. Details of said street shall be depicted on the approved tentative tract map. Dedication
shall be sufficient to accommodate arterial standard and any other grading or transitions as
necessary.
90. Design and construct a Major Street Bridge (full span) near the intersection of Grantland and
Barstow Avenues. (County)
91. Dedicate and construct additional paving on the west side of Grantland at West Roberts Avenue
to accommodate u-turns for north to south bound traffic. See Exhibit"C".
92. Dedicate and construct additional paving on the west side of Grantland at Bullard Avenue to
accommodate u-turns for north to south bound traffic. See Exhibit"C".
West Bullard Avenue: Collector
.93. Dedicate and construct (2) two 17' center section travel lanes within the limits of this tract. An h
additional six feet of right-of-way and paving is required on the north side adjacent to the 250' left
turn pocket east of Grantland Avenue.
.CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5247JUGM
" Page 11
June 2, 2004
94. Install a signal pole with a 1.507watt safety light to Public Works Standards at the southeast corner
of West Bullard and North Grantland Avenues.
North.Bryan Avenue: Collector ;
95. Dedicate and.-construct (2) two UGM center section travel lanes within the northerly limits of:this
tract, south to the intersection with Veteran's Boulevard.
96: Install two signal poles with 200-watt safety lights to Public Works Standards at the northwest and
northeast comers of North Bryan Avenue and Veteran's Boulevard.
.97.- Construct a 250' long by,4' wide concrete median island at the intersection with Veteran's
Boulevard. See Exhibit"B". ;
Veteran's Boulevard: Super Arterial
98. Dedicate and construct(2)two 17'center section travel lanes from the intersection with Bryan and
Barstow south to th'e existing Barstow alignment. See Exhibit"B". An additional six feet of right-of-
way and paving is required adjacent to the left tum pocket.
SANITARY SEWER-SERVICE
" The nearestexisting sewer mains are a 60-inch trunk sewer main in North Grantland Avenue and a 54-inch
trunk sewer main in West Bullard Avenue: The following conditions are required to provide sanitary sewer
service to the tract.
99. Construct a 12-inch public sewer main in West Barstow Avenue from North Grantland Avenue east
across the project'frontage,
100. Construct an 8-'inch sewer main in North Bryan Avenue from West Bullard Avenue south across ,
the project frontage.
101. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each
lot created.
102. Sewer mains shall be constructed at all locations where the installation of permanent street
pavement is required.
103. Separate sewer house branch`shall be provided to each lot created within the subdivision.
104. All public sewer facilities shall, be constructed in-.accordance with Public Works Department
standards, specifications and policies.
105. The developer's engineer shall.provide a prellmi marysewer layout for City review prior to submitting
plan and profile drawings for plan check. Engineered improvement plans prepared by a Registered
Civil Engineer are required for proposed additions to the sanitary sewer system.
Urban Growth Management Requirements
106. Sewer connection charges are due and shall be paid for the project.
s
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5247/UGM
Page 12
June 2, 2004
WATER SERVICE
There is an existing 14:-inch water main located in North Bryan Avenue to serve the proposed tract. The`
following conditions are required to provide water service to the tract. Water mains shall be installed
before street improvements and paving.
107. Construct a 14-inch transmission grid water main (including installation of City fire hydrants) in
West Bullard Avenue between North Grantland and North Bryan Avenues.
108. Construct a 14-inch transmission grid water main (including.installation of City fire hydrants) in
North Grantland*Avenue between West Bullard and West Barstow Avenues.
109. Construct a 14-inch transmission grid water main (including installation of City fire'hydrants).in
West Barstow Avenue from North Grantland Avenue east across the project frontage.
110. Water mains (including installation of City fire hydrants to city standards)shall be extended within
the proposed tract to provide water service to each lot created.
111. Separate waterservices with meter boxes shall be provided to each lot created:
1-12. 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.
113. All public water facilities. shall be constructed in accordance with City. of Fresno standards,
specifications, and policies.
" 114. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the City Water System.
_1 15. Existing.agricultural wells within the boundaries of the proposed development.shall be sealed and
' abandoned in compliance with the California Well Standards, Bulletin 74-90 or current.revisions
.issued by California Department of Water Resources, and City of Fresno standards.
Urban Growth Management Requirements
116. Payment of appropriate water connection charges'at the time of final map approval subject to
deferral to building permit issuance as.appropriate.
Public Utilities Department: Solid Waste Division
117. The owners,lessees or other tenants of the residential dwellings must,on service days before 6:00
a.m., place their solid waste containers at the edge of the curb approximately four(4)feet apart
and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste
Management Division Standards. No solid waste container nor residential rubbish shall be allowed
to remain at the curbline after 8:00 p.m. on the collection day.
118. There shall be no parking"allowed in the street, in any cul-de-sac, on the solid waste service day.
This applies to any lot that is,in whole or part of a cul-de-sac.
CONDITIONS OF APPROVAL.
.Vesting Tentative Tract No. 5247/UGM
Page 13
June 2, 2004
119. The following lots shall be clear of all vehicles before 6:00 a.m.on the solid waste service day:aots
1, 2, 6-10, 13-16'
-10, 13-16, 56,57, 62-66, 78-82, 103-107, 146, 163, 182, 183,292-301, 322,323, 332-335,
4 344-347, 351-357,-359-364 and 403-409.
Fresno Irrigation District
120. Fresno Irrigation District (FID):Epstein No. 48 canal and pipeline traverses the property. FID
requests that the applicant grant an exclusive easement to FID and pipe the canal across the
proposed development in, accordance with FID standards and that the applicant enter into an
agreement with FID for that purpose. FID requests that the-easement be shown on the map and
that FID be made a-party to signing all plans which affect its easement and canal/pipeline facility
and also be made party to signing the final map.
121. The applicant is required to submit a grading and drainage plan for FID approval which shows that
the proposed development will not endanger"the structural integrity of the pipeline, or result in
drainage patterns.that-will adversely affect FID or the applicant.
f 122. The Fresno Irrigation District requests that the applicant replace the existing pipe with new pipe of
the same diameter in accordance with,FID standards and that the applicant enter into an
agreement with FID for that purpose:
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
123. 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 Law as related to vesting tentative
tract maps.
124. 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
.. 125. . 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 s
developer/owner should contactthe 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 cc 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 524TUGM
Page 14
June 2, 2004
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
X126. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno
Municipal Code Chapter 13, Article 13.
_127. 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. {
128: Any temporary ponding basins constructed or enlarged to provide service to the subdivision,shall
be fenced in accordance with City standards within seven (7) days from the time the basin -
becomes operational or as directed by the City Engineer. Temporary ponding basins.will be
created through a covenant between the City and the Developer prior to final map approval.
3 Maintenance of the temporary ponding basin shall be by the�Developer until permanent service for
the entire subdivision is provided.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
129. The developer/owner shall comply with,the requirements in the letter from the San Joaquin Valley
Air Pollution Control District dated January 16, 2004.
DEVELOPMENT FEES AND CHARGES
130. 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
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 ` Contact FMFCD for new
fees. Rates increased as of March 1,
2003
CONDITIONS OF APPROVAL
Vesting,Tentative Tract No. 5247/UGM
Page 15
June 2,2004
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 $419/living unit
Service Area: Grantland
'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 MasterFeeSchedule.
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 $354/living unit
Service Area: 20.1-5
s. Well Head Treatment Fee $0/living unit
Service Area: 201
t: Recharge Fee $0/living unit
Service Area: 201
u. 1994 Bond Debt Service $0/living.unit
Service Area: 201
DEVELOPMENT IMPACT FEE
V. Northeast Fresno Policing Area n/a
r
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
w:_ UGM Fire Station Capital Fee $807/gross acre
Service Area: 17
x. UGM Part: Fee $1230/gross acre
Service Area- 4
J
'CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5247/UGM 4;
Page 16
June 2,`'2004,
y. Major Street Charge - $2435/adj.acre
Service Area: E-4
z. Major.Street Bridge Charge $135/adj. acre
Service Area: E-4
a aa. Traffic Signal Charge $860/adj. acre -
,r .
bb: •UGM Grade Separation Fee n/a
cc. Trunk Sewer Charge n/a
Service Area:
dd. 'Street Acquisition/Construction Charge n/a
K:1Master Files 70031—PLAN AMENDMENTSW03-21,R-03=83-"442-T-5247-SAQT-5247-C0A.wpd
' d
t
City o}
DATE: May 10, 2004 revised
TO: Shelby Chamberlain, Planner III
Development Department, Planning Division
THROUGH: Jose Luis B'enavides, P.E., Traffic Engineering Manager ,
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor 1AN\
Public Works Department, Engineering Division
SUBJECT: TT 5247, Public Works Conditions of Approval
f.; (Grantland to Bryan and Barstow to Bullard)
The Public Works Department, Traffic-Planning Section, has completed its review of Tentative Tract Map
5247,which was submitted by Grantland Avenue-LLC. The following requirements are to be placed on
this tentative tract.map as a condition of approval by the Public Works Department.
General Conditions:
Handicap access ramps are.required at all corners within the limits of this-subdivision.
AII.required signing and striping shall be done.and paid for by the developerlowner. The signing and
striping plans shall be done per the current Caltrans standards and shall be submitted along with the
street construction plans for'this tentative map to the Public Works Department.
Underground all existing offsite overhead;utilities with the limits of this map in accordance with Fresno.
Municipal Code Section,12-1011, 8-801 and Resolution No..78-522/88-229.
Frontage Improvement Requirements:-
Major Streets:
West Barstow Avenue: Collector
1: Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current.City of Fresno Collector Standards.-
2. Construct:concrete curb, gutter and sidewalk, within the limits of this subdivision to Public Works
Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern.
3. •Construct twenty (20) feet of permanent paving (measured from face of curb)within the limits of
this subdivision. . '
w 4. 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-8 for Collector
Streets:
5. Relinquish direct vehicular access rights to Barstow Avenue from all proposed lots within this
subdivision.
attachment
C:\Louisc\TRACT MAPS\T 5247 NW COR GRANTLAND BARSTOW 05_(0 04.doc
North Grantland Avenue: Arterial
1'. Dedicate 55-57' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City.of Fresno's Arterial Standards
2. Construct concrete curb and gutter and sidewalk, within the limits of this subdivision to Public
Works Standard P-5. Construct sidewalk to a ten (10) foot residential pattern.
3. Construct twenty(20) feet of permanent paving within the limits of this subdivision. Construct
transition paving north of Bullard and south of Barstow Avenue, as necessary, based on a 55
MPH design speed (both.directions).
4. 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..
5. Relinquish direct vehicular access rights to Grantland Avenue from all lots within this subdivision.
West Bullard Avenue: Collector
1.1 Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb, gutter and sidewalk`to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10-foot residential-pattern.
3: Construct an 80 foot bus bay at the southeast corner of Bullard and Grantland. Concrete curb
and gutter'shall be constructed to the Public Works Standard P-73, complete with a 10 foot
monolithic sidewalk.
4. Construct twenty (20) feet of,permanent paving (measured from face of curb)within the limits of
this subdivision. Construct transition paving, as necessary,west of Grantland Avenue based on a
55 MPH design speed (both directions). Construct transition paving east of Bryan Avenue, as
'necessary, based on a 35 MPH design speed (both directions).
5.. 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-8 for Collector
Streets.
6. Relinquish direct vehicularaccessrights to Bullard Avenue from all lots within this subdivision.
North Bryan Avenue: Collector
1. Dedicate 35'-47' of property, from center line, for public street purposes within the limits of this
subdivision to meet the modified Collector Standard. See Exhibit "B"
I. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10-foot residential.pattern: .,,
3., Construct an 80 foot bus bay at the southwest corner of Bryan and Bullard. Concrete curb and
gutter shall be constructed to the Public Works Standard P-73, complete with a 10 foot monolithic
sidewalk.
4. 'Construct twenty (20) feet,of permanent paving (measured from face of curb)within the limits of
this subdivision.
. 5. 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-8 for Collector
Streets.
6. Relinquish direct vehicular access,eights to Bryan Avenue from all lots within this subdivision.
2 -
attachment
CALouiselTRACT MAMT-5247 NW CORGRANTLAND BARSTOW 05_10 04.doc
t
Interior Streets:
Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs, and
underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk
patterns shall comply with Public Works Standards for all interior streets streets.
Cross sections identifying median islands shall be revised to provide a' minimum of 20' from curb to curb.
Reference: The Public Works Policies and Procedures Manual Number. FY03-002.
Provide all center line radii on.the tentative tract map.
Identify'on the tentative tract map all'pedestrian easements for any modified sidewalk patterns. Maintain
a minimum of a 20' measured from the garage to the back of walk in order to ensure that ADA r
requirements are satisfied.
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Pubic Works Standard P-44.
Specific Mitigation Requirements:
r• 1. This tract will generate 313 A.M. 1421 P.M: peak hour trips, therefore, a Traffic Impact Study
(TIS) is required to comply with the mitigation measure requirements of the 2025 General Plan
circulation element. A project trip generation and trip trace study shall�be prepared and submitted
to Traffic Planning prior to a TIS "scope" meeting being set. In lieu of a Traffic Impact Study the .
developer has,the option of voluntarily paying an additional Intersection and Traffic Signal
Mitigation Fee in accordance with the attached application. Contact the Planning and
-. Development Department for additional information on this option: ;
2. Relinquish direct vehicular access rights to ;
a. the north property line of lot 133 and 374.
` b, the"south"property line of lot 351.
;. c. the east property line of lot 403.
.3. The intersection of
a. Grantland.and Dovewood shall be limited to right-in, right-out, left-in and no left turns out..
b. Grantland/Roberts shall be designed with a full median opening to allow for left turns-in
and left turns-out. °
4: 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: ,
5. Vacate portions of Barstow and Bryan as shown on Exhibit"B":
6. Relocate all existing and/or proposed utilities'from the vacated portions;of Barstow Avenue to the'"
new alignments shown in Exhibit"B
7, Irrigation/Canal Requirements: The developeryshall enter into an agreement with the Fresno
Irrigation District.providing for,piping the.canal(s) and submit an executed copy of the agreement .
or commitment letter from FID'to-the.Planning and Development Department. All piping shall be
located outside of the proposed street right of w8y.' Any piping across city streets shall be rubber
gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit
engineered plans to Pubic Works Department, Engineering Division for review and approval.
8. Construct the required transition paving between Veteran's Boulevard and the existing Barstow
Avenue alignment, as shown on Exhibit "B".
9. Construct a 4' paved surface for pedestrian purposes on the west side of Grantland from Bullard
Avenue approximately 1,230' north to Herndon-Barstow Elementary School. (County) Dedicate.a
pedestrian easement, as necessary for he construction of the 4' paved walk.
- 3 -
attachment
CALuuise\TRACT MAMT-5247 NW COR GRANTLAND BARSTOW 05_10 Q4,duc
10. Dedicate and construct a, 100' long by.12' wide, right turn lane for north bound traffic onto the. -
Highway 99 southbound on-ramp. (County)
11. Construct an emergency street access between lots 322 and.323. Reference Public Works
Standard P-81. (Gate not required.)
12. Stamped concrete street paving is outside of the standard maintenance program for residential
development. The developer shall provide for the maintenance of the stamped concrete street
paving. The developer may pay a one time fee of$20.00 per square foot of stamped concrete for
the continued maintenance/replacement of the stamped concrete area. Maintenance of stamped
concrete shall be included in the ordinance adopted for maintenance of improvements and
landscaping for this tract.
13..Revise cross sections to reflect that the maximum distance from the face of curb to the property
dine shall be 10'. Provide pedestrian and landscape easements within private property. All other
uses shall be within private property.
UGM Requirements:
°This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
West Barstow Avenue: Collector
1 Dedicate and construct (2) two 17'.center section travel lanes within the easterly limits of lot 402,
west to the intersection with Grantland Avenue. An additional six feet of right-of-way and paving
is required on both sides adjacent to the 250' left turn pocket east of Grantland Avenue.
2. Dedicate and construct(2) two 17' center section'travel lanes from the intersection of Veteran's
Boulevard, east to the existing Barstow.Avenue. See Exhibit "B". An additional six feet of right- -
of-way and paving is required on both sides adjacent to the-250' left turn pocket east of Veteran's
Boulevard:
3. Install a signal pole with a 150-watt safety light to.Public Works Standards at the northeast corner
of West Barstow and North Grantland Avenues.
4. Construct a 250' long by 4' wide concrete median island at the'intersection with Veteran's
Boulevard. See Exhibit !'B".
North Grantland Avenue: Arterial
._._1-._._Qedicate_and_construct(2).two center_17-foot center section travel lanes and a raised concrete_
median island from Barstow to Bullard.-An additional sixfeet of right of way and paving is
required on both sides adjacent to the 250' left turn pockets on Grantland at Bullard and on
Grantland at Barstow. Details of said street shall be depicted on the approved tentative tract map.
Dedication shall be sufficient to accommodate arterial standard and any other grading or
transitions as necessary.
2. Design and construct a Major Street Bridge (full span) near the.intersection of Grantland and
- Barstow Avenues. (County)
3. - Dedicate and construct additional paving on the west side of Grantland at West Roberts Avenue
to accommodate u-turns for north.to south bound traffic. See Exhibit "C".
4. Dedicate and construct additional paving on the west side of Grantland at Bullard Avenue to
accommodate u-turns for north to south bound traffic. `See Exhibit "C
- 4 -
attachment
C:1Louisc\TR4LCT MAMT-5247 NW COR GRANTLAND BARSTOW 05-10 04.doc
City of
DEPARTMENT OF PUBLIC UTILITIES
.Date: May 5, 2004 To-SHELBY CHAMBERLAIN, Planner III
Planning and Development Department,Advance Planning
From: . MI J.BIER, Chief Engineering Technici
Department of Public Utilities, Planning ring
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-52471UGM and C-04-42
General
The subject site (approximately 122 acres) is located on the west side of North Grantland Avenue
between West Bullard and West Barstow Avenues. The subject tentative tract map proposes to create a
41.7-lot single family planned development to be zoned R-1/UGM.
"Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study.or are not serious enough to warrant an Environment
Impact Report
Sanitary Sewer Requirements
The nearest sanitary sewer mains to the project area 60-inch trunk main located in North Grantland
Avenue and a 54-inch trunk main located in West Bullard Avenue. Sanitary sewer service through the r
-City's SewerSystemshall require-the-following.prior to-connection. - _ - --
Extension of 12-inch sewer main in West Barstow Avenue from North Grantland Avenue east
across the project frontage. e
• Extension of an 8-inch sewer main in North Bryan Avenue betweenfrom West Bullard Avenue
south across the project frontage.
• Sewer mains shall be.extended within the proposed tract to provide sewer service to each lot
created:
• Sewer mains shall be constructed at all locations where the installation of permanent street
pavement is required
• Separate sewer house branches shall be provided for each lot.created.
• APreliminary sewer design layout shall be submitted for review and subject to Department of
Public Utilities approval prior to submitting engineered'iniprovement plans for City approvals.
• Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards,specifications; and policies.
• Engineered improvement plans prepared by Registered Civil Engineer are required for proposed
additions to the sanitary sewer system.
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
• Sewer Lateral Charge
• Oversize Sewer Charge Number: 19
Trunk Sewer Charge: Grantland
• Wastewater Facilities Charge (Residential Only)
Water Requirements
The nearest City of Fresno water main to the project is a 14-inch main locafed.in North Bryan Avenue.
:The following water improvements shall-be required prior to providing City water service to,the
project.
Extension of a 14-inch transmission grid water main(including installation of City fire hydrants) in
West Bullard Avenue between North Grantland and North Bryan Avenues.
• `Extension of a 14-inch'transm ssion grid water main(including installation of City fire hydrants) in
North Grantland Avenue between West Bullard and West Barstow Avenues.
• Extension of a 14-inch transmission'grid water main (including installation of City fire hydrants) in
West Barstow Avenue from North Grantland Avenue east across the project frontage
Water mains (including installation of City fire hydrants) shall be extended within the proposed
tract to provide water service"to each lot created:.
Water mains shall be constructed at all locations where the installation of permanent street
pavement is required.
Separate water services with meter boxes shall be provided to each lot created.
° Installation(s) of public fire hydrant(s)are required in accordance with City Standards.
• 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.
• Public water facilities shall be constructed in accordance with the Department of Public Works
- -standards,-specifications,and:policies.
Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the City Water System.
Water Fees
The following Water Connection Charges,and fees shall be paid,for the project.
• Wet-ties, water service(s), and meter(s).installations to be performed by the City Water Division.
• Frontage Charge
• Transmission Grid Main Charge
Transmission Grid Main Bond Dept Service Charge
• Service Area Number: 201 s
• UGM Water Supply'Area Number: 201s
City of
.C�1fCL�9►;t��r�c . •
Department of Public Utilities
Solid Waste
Division
Sion
1325 E. EI Dorado • Fresno, Calitomia 93706-2014
'. (559) 621-1452
www.fresno.gov
-
May 6, 2004
TO: Shelby Chamberlain, Planner III
Development Department,Planning Division
THROUGH: Robert Weakley, Chief of Operations 157e
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Staff Assistantlw9j
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5247, Solid Waste Conditions-of Approval
The Department of Public Utilities; Solid Waste Division,has completed a review of the Vesting
Tentative Tract Map 5247, which was submitted by Gary Giannetta, Civil Engineering and Land
Surverying. The following requirements and conditions are to be placed on this vesting tentative
tract map as a condition of approval by the Department of Public Utilities:
General Requirements:
Tract 5247-will-be-serviced as Single.Family Residential properties with Basic Container-
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container
for solid waste, I Green container for.green waste and 1 Blue container for recyclable
material.
• The owners, lessees or other tenants of the residential dwellings on service day, before 6:00
am., shall place their solid waste containers at the edge of the curb approximately 4 feet
apart and not blocking any vehicle accesses in accordance with the City of Fresno's Solid,
Waste Management Division Standards.
• Per 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 curbline
after 8:00 p.m. on the collection day.
i
Y
Special Conditions: .
a
• There shall be no parking allowed in the street, in any cul-de-sac, on the solid waste
service day. This pertains to any`lot that is in whole or part of a cul-de-sac.
The following.lots shall be clear of all vehicles before 6:00 a.m. on the solid waste service -.
day: ,.
Lots 1, 2, 56, 57, 332,333, 334 and 335 on North Geyser Avenue
Lots 6, 7, 8, 9, 10, 359, 360, 361, 362, 363 and 364 on North Sandstone Avenue
Lots 13, 14, 15,16, 35.1; 352, 353, 354,355, 356 and 357 on North Aquifer Avenue
Lots 62, 63, 64 65., 66; 103, 104, 105, 106 and 107 on West'Morris avenue
Lots 78, 79, 80, 81 and 82 on North Drumlin Avenue
Lots 146 and 163 on North Glacier Avenue
Lots 322, 323, 344,.345,'346 and 347 on West Browning Avenue
Lots 182 and 183 on North Limestone Avenue
Lots 292, 293, 294,295 and 296 on North Shale Avenue
Lots 297, 298, 299; 300 and 301 on
Lots 403, 404,405,406,407, 408 and 409 on West,Portals Avenue
IXonditions of Approval 7T5247.wpd '
City of
FRESNO FIRE DEPARTMENT DATE: - 'ri'�
MEMORANDUM
TO: alr 4eC 0A n.
FROM: U.h�,� ►s�-n-�� SENIOR,�FIRE PREVENTION INSPECTOR
SUBJECT: LJ. /tel TL cn v�-� G`� - TRACT NO. SZ 4-"7
MEETING OF (DATE): I a 9-
Fire Department ,Comments ar as f' flows:
1 . This project in 3 miles of Fire Station No. 0P14
2.. This project is subject to UGM Fire service fees for Fire
,., Station No.
3. Provide (c&T!�al ) (residential ) hydrants and fire flows per `
Public .Works Standards with two sources of water.
4. Access is acceptable as shown. �
� .
5. . Access is not acceptable: a-
r
6. This tract is in the Station 21 UGM Fee area and Is required to
be annexed to the Cortmuni ty Faci 11 ti es District No. 1 .
7 Other: e en -„t: {Y aG�
g/ ew-
T=/I'I tri/o O,-77 ev
if
c f Vii[. -IAC G 1of ! 5 ► 1/'I L ��(G/!�� .t—r -
f7 ��Lr1 a G�d •'1 �.dj.l�-c�.L� /JKt ��/wjy v/�
T
25431/78I
r
■
City of
FRESNO FIRE DEPARTMENT
DATE: MAY 5, 2004
TO: SHELBY CHAMBERLAIN, PLANNER III
PLANNING DIVISION
FROM: RANDI EISNER, SENIOR FIRE INSPECTOR
FIRE PREVENTION BUREAU
SUBJECT: VESTING TENTATIVE MAP OF TRACT NUMBER 5247
In addition to the requirements listed in the April 13, 2004, memorandum from the.Fire
Department, we have a additional items to add. The emergency access between lots 323
and 322 is required., The access cannot be substituted for fire sprinklers because fire
sprinklers are also being`used to comply with the UGM condition that the subdivision is too
far from an existing fire station. The emergency access shall be public property, not private
property.
If the fire station proposed at Grantland and Shaw was constructed, the project would be
within one and one half miles of the fire,station. The construction of a new station would
eliminate the need for-fire sprinklers for'the entire subdivision. Fire sprinklers could be
used for the over length col-de-sac, eliminating the second point of access.
Although_I did not indicate it on the April 13, 2004, memo, the tract is-subject to.UGM fire
service fees for Fire Station No. 17:
5.
City of
FRESNO FIRE DEPARTMENT
DATE: MAY'S, 2004 ,
TO: SHELBY CHAMBERLAIN, PLANNER III
PLANNING DIVISION
FROM: RANDI EISNER, SENIOR FIRE INSPECTOR.
FIRE PREVENTION BUREAU
SUBJECT: VESTING TENTATIVE MAP.OF TRACT NUMBER 5247
In addition to'the requirements listed in the April 13, 2004, memorandum from the Fire
Department, we have a additional items to add. The emergency access between lots 323
and 322.is required. The access cannot be substituted for fire sprinklers because fire
sprinklers are also being used to comply with the UGM.condition that the subdivision is too
far from an existing fire station. The emergency access shall.be public property, not private
property.
If the fire station proposed at Grantland and Shaw was constructed, the project would be
within one and one half miles of the fire station. The construction of a new station would
eliminate the need for fire sprinklers for the entire subdivision. Fire sprinklers could be
used for the over length col-de-sac, eliminating the second point of access.
Although I did not indicate it on the April 1.3, 2004, memo, the tract is subject to UGM fire
service fees for Fire Station No. 17.
F
CITY OF FRESNO
DEVELOPMENT DEPARTMENT
REQUEST,FOR COMMENTS / INFORMATION
DATE: APRIL 9;2004
COMMENTS DUE: APRIL 29,2004
TO: FROM: SHELBY CHAMBERLAIN, Planner III
Development Department
VonDosta Fuller PlanningDivision
Land Division and Project Evaluation Section {
Fresno Fire Department J
D ent
P
Fire Prevention (559) 621-8042
(559) 488-1020(fax)
PROJECT DESCRIPTION:.Vesting Tentative Tract No. 5247/UGM and Conditional Use Permit
No. C-04-42, a.417 lot single family residential planned development subdivision, 350 lots with 15 ft front
yards and 67 lots reduced lots,and setbacks,with 5 remainder parcels and 2 outlots, one outlot for park purposes
on 136 acres located on the east side'of North Grantland Avenue between West Bullard and.West Barstow.
Avenues.
Entitlement No.: C-04-42 APN: 505-070-1, 3, 14, 27,28, 29, 30, 31, & 32
505-080-26
Located at: See above Zoned: Proposed R-l/UGM, & C-l/UGM (remainder) -
Please complete your review and comments related to on/or off-site property development and design standards;
,.and/or, the planned operations of the proposed facility within 10 days and return a written response to our office
no later than April 29, 2004.
Please forward a copy of your response directly to Shelby Chamberlain c/o:
Planning & Development Department, Planning Division
2600 Fresno Street,Room 3043. .
Fresno, CA, .93721-3604.
PLEASE NOTE: You-may use the space below for brief informal comments you wish to convey to us; or
more preferably, please provide separate memorandum in letter form for formal response comments.
Reviewed.by: 2an. Date: _
Attachments:
0 Applications ❑ Vicinity Map Site Plan Operational Statement
&IRRM. �) 'tel C�
T ��
AN
-
- PHONE(559)233-7181
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
•;_ - FRESNO,CALIFORNIA 93725-2218 h
Your Most Valuable Resource-Water
MCD
April 28, 2004
APR 30 2004',
Ms.'Shelby Chamberlain
Planning.Division �+•
City of Fresno to ment Department
PlanDevePning & Dev. Depart. r-Ty OF FRESNO
2600 Fresno Street, Third Floor. '
Fresno, California 93721-3604
RE: Vesting Tentative Tract Map No. 5247—FID's Epstein No. 48 Canal/Pipeline
Dear Ms. Chamberlain,
FID's comments and requests are as follows:
1. FID's Epstein No. 48 canal and pipeline traverses the subject property as shown on the
enclosed map.
2. FID requests that the applicant be required to submit a grading and drainage plan for FID
approval which shows:that•,the proposed development will not endanger the structural .
integrityof the pipeline, or result in drainage patterns that will adversely affect FID or the <<
applicant.
3. FID requests that the applicant grant an exclusive pipeline easement to FID and pipe the
Epstein No.48 canal across the proposed development in accordance with FID standards,and
that.the applicant enters into an agreernent with FID for that purpose. The applicant will need`
to meet with FID to deterrnine the pipeline alignment.and required pipeline diameter.
4. FID requests the applicant replace,the existing pipe with new pipe of the same diameter in
- -' accordance-with FID standards and-that-the applicant enter into an agreement-with FID-for
that purpose.
5. FID requests that its easement be shown on the map with proper recording information,and
that FID be made a party to,signing:all plans which affect its easement and canal/pip"ri
facility and also be made party to signing the°final.map.Thank you for submitting this item for our review. Please feel free to contact me with any.questios
or concerns at 233-7161 extension 341 or sadams(a,fresnoirrigation.com.
Sincerely, ,
FRESNO IRRIGATION DISTRICT
Selina Adams
Engineering Assistant
File:Agencies/Ciry/VTTM 5247 UGM
oy r fir• •sS,h + .;, :.ate 'rb h w`�r
•� ,, t ,v'O /- ,.'J M 'h.r { �� a„d,,,'V
d\ �'ea .r{� � f [Ary�t �r �•t}�r ,_.~ r ).1�[ i> ,`�
• � >.� �•':, �J��.., a�\6e;o, =,mak r;','!� � q, ;,' '�
� r J.dy�, �' t i''•+, , i,i'i.��"^i 1: � r� rP Lf 1^'{�'s.,v 1P < r `+r r. ._
. •9 A ' 4,10
ti�."'.t° ice. 7�rt ■• / r +1 1 �. r� jde•ir�„ +1���.!T�'.1^"'_'(.• i"f i y
re
� ,�
.i; O T1',..M�t-��. .�'j• iY, a tr �:= f p-'r ��r� + �tt} �"T�^�1 -4,; fS- '��I��`ui
,/'�'O,t:b �•?Pv � tiV r`'Rtt dr , Aj �j' ' +• �� :;,1 frro'R7YrAyi,., 1t524`tt
� H:1, 'WWW,, tt +1t teyJ��' Nt t��r`r�', -�'T.�'y '� �� f �` !x t•''�4 '�'y.`'�"F r"°,1>Y;`.'3° t f'+'i�l # JNN ,.} ° '1��3r j`.�•Ir'�r f�[.�t.,
7 �` S/+ta`�, =r�� �'�`�:,>�,,/,,�<�-���� � � i � ; raw t ,t`��f t qtr t; � � > � � .., ( •r r ,i'l.
lti` .,.raft +. °l <�.j'` •�;rd.' '. r,., II..' w/.,1 �r�=• }/� -tom
I- r f 1-` '¢'`- 11tt .'r,-1T,'? { ;'��s- Jyt �I`; ��'` 4' ;'� ''�Ci .,7
r-y?•, ,.>7 � �'�,�+�r '1„+S �r / r,- r� I�, j 'a r 3 r 7 �a 1� y`f�+, .,,, h [ i 14L /YJ sI f ih �f y
44
.�'� J• .t �,. +„t1a�r•R ,vy '^9'yx��•-.Silx•st�•. 7 Jr. ,�c[ r1. •^.�1�4i3.-+_�y /.'2,i „� O
`V,, t: ;'ie,� 'K' `t'y: 'k�� '- '' r• ���,Z.,�F yry,l;��nii �',."-,rpt. � b {, ,¢���,=',L�_�rti.<> '
•;�. r��. es y J,.L al���,• i; �t4vn��}.-( y.i.,' '.j'" 7) j-�7`'n��t�,���').11AJ Ir/�+1ti-' �l S �rj� _
•'' '•�� rrrn �1 •,ly ..��fti" IS• Y arT jh �a gyp• le �l } A�r�".("Yltiu'i.<t'`.��' / '�'
'J_r, :. f�'� 1. �,; � >f T � �- iter.;rr'-�" r r.'.y^ti G, •^.+,.�,"�
- 'r�'.�"• _ r�� '�- �rrA�t<'1,� ' ��"d r { �.�r� 'S•t1' � �I�Irl�'�•+,1��.`����`"`��
(�•aR! � �? 1 {' / <k.,, .rl:. ' r I I r c,h.. Irf t �i[1 .I.il
..?: '• !may � ��1. �;'.�..` ', t A� ,fin�. Y)i�.... ���-L +<,�r��
rr .••• i���7 / rt . u,M 'C� � iC t rs � • .'�.. � t I {�� ] s,
A•/tr��?'✓ ,> ;;��F��s�,'i! � �t}v�+ S•w t � A �+r.'ti,� r�C . I `��` t
V`•� a o ':r �t7, ev�•,�� +;.at3�.11� �i� r t.[. r [ r ti"�AT1 ��. � '~ .� ,
I�S`,yy �?�'d' r/ ��.!�� • � � r it ,.. e I ti` r 1 }, w r ■ . ]!"
�} M >.4 r:a {', • MrM 1wYY•�!a•' t L Y+JaM1[�.� "�'CJ /n
fbI> % 'T !tlrs°wlSr N`I a.NH �..} g? '.a -r��„K�'� ti.} � P •7
„1�1-}�Sr ti'�� l�- ,y �jl' rt r; , fin.,x.•�t-�'•�- ^� .W/Y �I�',�--✓• l��"� �r.�''�
.?°P"'°'•` ,.. ,.'P1'^C 'Z tr 1 •�} , i..of_ 1' _.,a� - Cr
IVA
a
•� i,:.'i.-`r.str •9 y 6 r � �� 1�,� �� � iter p� ht ,i--
! -'° >r q,.ni:y'i�e,geI1�- •�••r•i ,,.,7,;t�`.t:' :r;s � }rri,�'t,�.n[�'wj-re$N�: r. �} .� -�'l' ,�. I' f�.t y r ,�:i
I , ... '�� t 4r YK' 3 4 ••
���+3��,�n`ti,��trt :l'+ �• � ,t,ry�°ew,}`Iw •t+ :�" ,� !►� �.,�1,?'?�,,�f ��j�<t� z :•�-•�.` ;T
-
.Fti•Elti
'[ ,��
jw-
II,Y;..'_yn Sj 34r�a alS"rJ�t1�`�,1�.,`l�-,��SL'rrC j'tiSk'♦h.�TjFSv[,r{,-'�3iM��'G.-,t,M1ynr-�C'rj.„,M�31.,7�tf`<iyri"l'n�'"',•'J��.,.',��rI'�N.`�,tats�,rr h' h4'��nti..~.•r.,VS�rtr�ryawn•.�. �l',..rth."1,SziL•+'�,-u!.w<''>r��Gt:(� "PJ....�µrrO=.'�tc.y«a�,yt.ji�A¢r,,'4a'-.,�`1.'AtV�•,'I'{1.J�•:(�y•'t�fv��ff.r'14!!.. wAS �+R•�J+!4°�c'-`.r�f�t7J,i{�'.'t"u,��►/^1h:•SLtI�+f'�!'��"•.'b.• ° °[i7€�..-••,'�(ItiT,}Y
Vol!
,+fll11I ! •'t+.J...rit'lZYrJ�wl..�r!yV'fL'r"r['J''s:/_.K-��'�.__`.,_1III
i.
-..`.—
>�* .+.. 1=_•
r-Ind
Yrrr r.{(`�'t ` y PC=r -.,._ri�""2'..�.T'.':,,r<t. .1_.:.:: i•, _
rot
r�,rt�4:t I .>a:.r�..l; ')�. .'�� �'•i.�._.,`X.o^'�..�',i"`'ILr'•;:�;,•S'.�'<',.r",•.'. ". ,�1. i��y�,�—_
.w!• C ��".t•,b'. ,,r�:G`1 1 'Zi. ,II��� 1��•'l�F` �M�'r{�'�^ �_'_�'µ�_^r`.,""j- '�"`�1+�., rl�! __ -� `�
, ��i e /,r�Mi�'i _�} >��)is.,c ° T3 1�}`ri'�"'C1,i y2.°" :>-:^=��..,.L.-.-•,r .°„��y, i -- _.=� t
^`•F�'_+�'("j�t rr• .wJo..�JI, t �.:,�� ��' `;'S°R��� e����� r �,�,•1.:.�?.��[,P y, r�-_h__�_ �-
s
� � t �,r" �,yr�rypyil.�r"r'•a � �� �zrr--IT'r-�..M-(F-,r.�.�1'r�)p`•,�__ _M I =_
;W r4 � I1 •'{� ,•T - � I t? �J� ,, ��. 11 �� �� �`, �3�N�6�MFt t-.s.J'i�l� Yn j Y G
'�!IF I � f' � r I '•'• >!'� �i� �T 'IaG '�,a'.�� =^ � i �I _ "_F�I i�L�`� P ��T�r� AI�I� �K..S.:a�..�r� ��fr'f' t
! ., Sf j 1 ;,I 3T;: y■ �t.a �t r�St;�t a .d e� T h�
•,,,.�j! .�^� ��an: cj
R.f'�;I �k't�t �� +.• I�,Jd �?� ,,.:�, � ,,, ..�:
�1 � ,t. 7■� -xsyeL�,,���.__��cc r,°Cr,. t -av '7fa"C� �•.,t +�{� m � 5�,,.����--'� �. •
ra '� ,'t< A_.l i ry,r.y t>t, ''` 1_ I`^"�•••r••.� w, 4 _S�. ��p J t t" "i:• i I L'.j
-� .t �T:"y,'•}}r� n � J _.*e r+,, ,I� .:.'�� ��,r .ill[. ^.'[,4`4��,�1 7 v--S';: tom.p,^ y ? >;�i Ft-�-T--r��.._ _ _ f•
~ r ��r'�. �r.[. �"k `*<.,t'2e:'� � .�+7i� ,.. ��� v3'PF?+� a y1w'F• r-1:,x � s i ;i p� `j � 1� r
• ,,mit„ .T^�.�•�,'o� r � t�i r �• � t ,�t. y�� `����_ �:L f..- t rt . �tJ F4�T�` � � •
�■a r 'aA"-�,' ...� t (�'� t5 ti-0� �/ Y `y n•!3„�`3,.�.'•�[{ (L�,+�'^ re.J�• �Y� ' 1 � 1l�.1 � rf
•` I �T,.. Ca.• jy {a� �� '���I• � r,_y y� .� y J i^;' 7 ••�>f' 'S,.}' s�i•t]`�. .l�+ t� �.I l,.
1�'{ L1° ,jJ'. I �1',f r 1 tl, .; v v,t'�`,, & ..+` TY ..-+ •I
��c�;...',:L s ,{. r c ub ��••-•`+-r K r - t� r '� +.. Y i'th. J ? C ��
�I S.'�tYI`� N•�Ct�. `r'� 1�e, t �l � y tF � 4�,L V..J to l'ttb,y<!tr Y.r'r'r.�. • I ' ,/' �. � s It 11: F.�a
�>�7 r � I ��"~l r �CS9"'t�;! �� '� P:�.jY�,J 1y P ti`+�i}T�'c =;35. �t •,1 •7 1'� r"t,%"S. >: Jr'.'��
��' J '^�. �I.�r:ot, i �k5 ty�4�, �• r,- rl - •�� �� }'" ��� tet..i .� Ytl/,�t
• s' � tiiS.u:rSia2 i� cy.. 'n �ry,� - {_ o'r?' j + '.' •`_ _
I s I r • r ���ur'+ _.:�1•AL;•l<'._. ._r. _C..:Y`::r/'+�t, `_i
A
a •�
0100
ID
a dR
° O
A s
am
A � ,
9
nw
0mulamomak.
a
Aw
Qdn
R
rl. w a
CENTRAL UNIFIED SCHOOL DISTRICT00(1
v d
y F�110MCr .
i 4605 NORTH POLK AVE FRESNO. CA 93722-3774-(559)276-5206•1powc11Qccn1r41u&d.k 12.ca.us Ul
C� • O
DISTRICT SUPERINTENDENTOOL g`�¢
..D I
Larry L. Powell
May 13, 2004 / 1,�115�u;2jaT�,
�..� TRUSTEES:
City of Fresno ; `, .N Cindy Berube
Ter
G
Plannin De artment REQ OQ N ry Cox
g p � 24 W Judith Geringer
2600 Fresno Street ti1P Pfd +V Theresa.Hagans
Fresno, CA 93721 P�NNtiNGMe(t ,+,a Diana Milla
VQEVEIOQ j4." Phil Rusconi
Mike Yada
Attn: Shelby Chamberlain
Subject: File No.: TT 5247
Central Unified School District has the following conditions/comments for the above
project(s):
The proposed 417-lot subdivision will add approximately 240 K-12 grade students to the
District's average daily attendance. The District will be able to accommodate these new
students at the schools of attendance. indicated below. To offset the cost to house
these students, the District currently levies development fees of $2.24 per square foot
for residential development and $0.36. per square foot for commercial / industrial
development. As a point of information, development fees,ate subject to increase every
two years by the State Allocation Board. Any new development on the subject property
will be subject to the development fees in place at the time development fee certificates
are obtained.
Condition of approval:
School-'Developer Fees--shall--be paid-on-all -new residential--construction within-the proposed subdivision,'in accordance with a resolution adopted by the Central
Unified School ,District, -pursuant to Government Code section 65995 and
Educational Code section-17620.
Bus transportation is'currently`provided for K-8 h grade students residing at least one
mile or more from.their school of attendance and for 9 h'l2tH grade students residing at
least two or more miles from their; school of attendance. .Bus transportation will be
available for students attending the below identified, elementary, middle and high
schools in accordance with District standards .and policies in effect at the time of
enrollment.
GEOFFREY M.GARRATT • JOHN MULLIGAN SARAH KOLIGIAN
Assistant Superintendent,Personnel Assistant Superintendent, Business Assistant Superintendent,Instruction
(559) 276-5224 (559)276-5200 (559)'276-3115
FAX(559)276-2983 FAX(559)275-0394 FAX(559)276-3102
5/13/2004
TT 5247
Page 2
The District has concluded, per current procedures, using interior subdivision streets are
not adequate or safe for bus turning and/or navigation movements. Therefore, a school
bus pull-out is warranted:
Condition of approval:
• Install a school bus pull-out located along North Grantland Avenue. The District
will require a minimum 50 foot by 12 foot bus-pull-out. .If a city bus stop is
required, the District's school bus pull-out can be accommodated by expanding
the city bus stop by 50 feet to contain a school bus in tandem with a city bus.
• Install a school bus pull-out Iodated along along West Bryan Avenue. The District
Will require a minimum ,50 foot by 12 foot bus pull-out if a city bus stop is
required, the District's school 'bus pull-out can be accommodated by expanding
the,city bus stop by50-feetto;contain a school bus in tandem with a city bus.
Due to the. current District bussing policy, K-6th grade students, living within the
proposed subdivision will not .be bussed to the assigned elementary school of
attendance (Herndon-Barstow) located approximately, Y4 mile north of the proposed
subdivision. A Safe-School Walkway is needed'for students that will be required to walk
along Grantland Avenue to this elementary school.
Condition of approval:
•
Install' a 4-foot wide. Safe-School Walkway (asphalt-concrete) located along the
east side of North Grantland Avenue from the intersection of West Bullard
Avenue to the elementary school:
Sidewalks provide the necessary identifiable boundary etween students and traffic,
and provide a safe place for students walking to and from existing school sites and/or
bus stops.
Condition of approval:
• Install concrete sidewalks/curbs/gutters- on both 'sides of the interior streets for
the proposed subdivision in a-manner consistent with the existing subdivisions in
the area and to City standards.
The following school of attendance information is provided:
Elementary School Information:
School Name: Herndon-Barstow
Address: 6265 N. Grantland
Telephone: 559-276-5250
5/13/2004
TT 5247
Page 3
Middle School Information:
School Name: Rio Vista Middle School
Address: 6240 W. Palo Alto
Telephone: 559-276-3185
High School Information:
(a) School Name: Central High School -East Campus
Address: 3535 N. Cornelia Ave ;
Telephone: 559-276-0280
(b) Currently, Central High School - West Campus is a mandatory attendance
grade school with optional programs for grades 1100 -120.
The California Department of Education website -has current API scores (however this
site does not have current District enrollment data) - see: htt1x11www.ed-data.k12.ca.us/.
The District appreciates the opportunity to comment on above project. Should you have
questions or need additional information, please contact me at 559-276-5203 or
ddeelacentralusd.kl 2.ca.us:
Sincerely;
x
1. a
David- Deel
Facilities Planning.Manager
UY of
PARKS, RECREATION AND WbOO LAITY SERVICES DEPARTMENT
DATE: 04/01/04
TO: Shelby Chamberlain, Planner II
Planning Division
FROM: Pete Rocco,Parks Supervisor II(559) 621-2900
SUBJECT: A-03-21, and R-033-83,located at East side North Grantland Avenue between
West Barstow Avenue.and West Sierra Avenue Alignment.
The Parks Department has reviewed the site plan.submitted to the Development Department dated on
12/13/04, for A-03-21, and-R-03-83: Parks offers no comments regarding the project.
..•r � .�. PYA_, 'i t:r
Louis Rocha •T-5247 HK.doc„ Pale
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Shelby Chamberlain,Planner III
Planning Division
FROM: HILARY KIIvIBER,Parks Supervisor II(621-2924)
DATE: May 13,2004
Revised July 31,2004
Subject: Tentative Subdivision Map T-5247(Located on the east side of Grantland Avenue between
Bullard and Barstow Avenues)
The Parks.Department has reviewed the Vesting Tentative Subdivision Map drawn by Gary G.Gianetta, .
Civil Engineering&Land Surveying prepared for Campos Brothers,a California General Partnership,dated
4/7/04. Parks offers the following comments regarding the street tree,and buffer/parkway strip conditions .
Street Tree.Requirawnts
A. Street trees sball.be planted at the rate of one tree for each 60'of street frontage. The subdivider is
required to provide street trees on all public street frontages and the dedication of applicable planting and
buffer landscape easements. Tree planting shall be within a 10'Planting and Public Utility Easement.
Street trees shall be planted by the Developer. Tree species to be planted on those streets are as follows:
N.Grantland Ave. Platanus acerijolia'Columbia'(Columbia Sycamore)
N.Aquifer Ave. Sapium sebi,ferum(Chinese Tallow)
N.Sandstone Ave Podocarpus gracilior.(Fern Podocarpus)
N.Geyser Ave. Nyssa sylvatica(Black Tupelo)
N.Shale Ave. F?wdnus a `Autumn Purple' (Autumn Purple Ash)
N.Drumlin Ave. Logerstroemia indica`Cherokee'Crape Myrtle)
N.Quartz Ave. Sophorajaponica(Japanese Pagoda Tree)
N:-Glacier Ave:- - _ Brac*hiton populneus(Bottle Tree)
N.Limestone Ave. Elaeocwpm decipiens(Japanese Blueberry Tree)
N.Caldera Ave. Koelreuteria bipinnata(Chinese Flame Tree)
N.Bryan Ave. Celtis australis(European Hackberry)
W.Bullard Ave. Nyasa sylvadda(Black Tupelo)
W.Morris Ave. Sapium sebifierum(Chinese Tallow)
* W.Celeste Ave. Quercus rubra(Northern Red Oak)
W.Oswego Ave. Quercus suber(Cork Oak)
W.Roberts Ave. Acacia melanoxylon(Black Acacia)
W.Browning Ave. Magnolia grandi loraSt,Mary'(St.Mary's Southern
Magnolia)'
W.Dovewood Lane Stewartia koreana(Korean Stewartia)
W. Wrenwood Lane' Pistacia.chinensis(Chinese Pistache) -
W.Robinwood Lane Ginkgo biloba'Autumn Gold'or'Fairmont' (Maidenhair
Tree)
W.Portals Ave. Ginkgo biloba'Autumn Gold'or'Fairmont'(Maidenhair
Tree)
W.Barstow Ave. Cinnamomum carimphora(Camphor)
Louis° ocha-T-5247 HK.doc Page 2;
B. 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 treeinspection fees shall be collected for each 60'of public,street frontage or.one tree per
lot whichever is greater.
b. Trees shall be planted in accordancewith"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 plantingpermit shall be required for all residential street tree planting.
p
a®mom
Louis Rocha-T-5247 HK.doc Page,3
h Nr4 Recreation and Cmnmunity Services.Deparune n July 31. 2004
d. Performance and payment securities,paid with final map,will be released when alllandscaping
installed on public and/or city controlled property is in conformance with Parks Division's planting
specifications and meets the specifications of the city.
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 Commmnity Fadlitries Di v&ict
C. The developer may landscape for inclusion into the Community Facilities District(CFD),the landscape strip and
right-of-wayon N.Bryan Ave.,N.Grantland Ave:,portions of N.Quartz Ave.as indicated on plan,the entry
portions of N. Sandstone Ave.north and south of W.Roberts Ave including the median islands,W.Bullard
Ave.,W.Barstow Ave.,W.Roberts Ave.including Outlot'.A'
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. s.
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:-.The street tree designated for N.Maple Ave.shall be the Celtis australis
(European Hackberry) 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.
f 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 1'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-4A including theuse-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.
7. Street trees designated for this project shall be:
W.Bullard Ave. Nyasa sylvatica-(Black Tupelo)
W.Roberts Ave. Acacia melanoxylon(Black Acacia)
W.Barstow Ave. Cinnamomum camphora(Camphor)
N.Grantland.Ave. Platanus acerifolia'Columbia' (Columbia Sycamore)
N. Sandstone Ave. Podocarpus gracilior(Fern Podocarpus)
r`
LOU1f`i Rocha-T-5247 HKdoc Pa e 4
Piny Recreation and Community services Dvarb=t July 31, 2004 1 �.
7-5247 Page 3
N.Quartz Ave. Sophora japonica(Japanese Pagoda Tree)
N.Bryan Ave. Celtis australis(European Hackberry)
UGMREQUIREMENTS
D. The project is in.UGM Zone#4.°"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 at 5140 N. State St.
(State and Barcus). An additional neighborhood park with a community facility is proposed at W. Barstow and
N.Bryan Avenues. This project is consisted with the Parks Master Plan.
FEES
E. 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 plantings 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#17.9900).
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 5305.00 FY2002 rates)(Acct.(Acct#34599 Fund#10101 Org#17050)
Street Tree Requirements
F. As a reminder,please verify that the following administrative/plan check fees are collected:
Collect the street tree landscape plan review fee of$56.00(Acct#34599 Fund#10101 Org
_....._, - -4.17050)...
For the Community Facilities District:(Acct 034599.Fund#10101 Org#17050),collect fees in the
sum of$481.00)$176.00 for Plan review by the Parks Division,and$305.00 for field inspection
of the landscape areas.'Should the project be phased,separate plan check and inspection fees shall
be collected for each phase.`A reinspection fee of$29.00/hour shall be charged when the landscape
(and all associated work,including irrigaiion).fails to pass inspection and requires a reinspection by
city staff.
City of
/-r1� a ��
PLANNING AND DEVELOPMENT DEPARTMENT
May 06, 2004
To: Shelby Chamberlain, Planner III
Through: Karan Hattersley-Drayton r
1"
Historic Preservation Project Manager
4 ,
From: Will Tackett, Planner I
• Historic Preservation Aide
Subject: Tentative Tract No. 5247
Thank you for the opportunity to comment on Tentative Tract Map No. 5247.
I have reviewed the tentative tract map for this project. The project footprint encompasses
vacant,agricultural, and rural residential land surrounding the parcels (505-070-01, 03, 14, 27-32
&.505-080-26)pending subdivision.
According to the Tentative Tract Map, there do not appearto be any extant pre-1954 buildings
present. Furthermore,after reviewing'historic references it is evident that the area in question is
not associated with early Fresno County,agricultural colonies.
-- Improvements-to the-northernhalfof the subdivision-involve converting two water conveyance - - - ----
y systems, the Austin Ditch (private) and Epstein Canal (Fresno Irrigation District),to underground
pipe. Canals are potential historic.resources and require review. Through telephone
correspondence with the Fresno Irrigation District, staff there indicate that records on file for the
Epstein Canal date to 1928. However, after reviewing historical atlases held at the Fresno
County Library it is'evident that.the alignment of this canal, which was once owned by the
Fresno Canal & Irrigation Co., has changed substantially.Thus, the existing segment appears to
lack potential as an historic resource under.CEQA.
Unless new findings occur, no further historic or cultural review will be required.
j
TENTATIVE TRACT NO: 5247
VILLAGE PRODUCT NO. OF LOTS % of Total r:
A Granville 57 - 13.6611/
B Sommerville 117 28.1050iC'i
: C Sommerville 36 8:630i',
D Generation 56 : ' 13.420i.;
E Custom 37 ' 8.87°r;
F Commerical 3.9 Acres
G- Sommerville 47 .,.- 1.1:27°/:,
H New 'Ventana' .67 16.060i;
TOTALS 417- 1000/;
hie
716L rte
File No.210.45
FRESNO NIETROPOLITAN FLOOD CONTROL DISTRICT
'NOTICE-OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
.Mr. Gil Haro, Planning Manager. GRANTLAND AVENUE;L.L.C.
Planning & Development Department 1,396 W.HERNDON AVE., STE. 101
City of Fresno FRESNO, CA 93711
.260.0 Fresno Street -
Fresno, CA 93721
y MAP NO. 5247 PRELIMINARY FEE(S) (See below)
DRAINAGE A(S " ENI „ " - DRAINAGE AREA " EM $642,260.00
DRAINAGE AREA
•DATE 5 / c..j _ -
i TOTAL FEE $642,260.00
The proposed development.will generate storm runoff which produces potentially significant
environmental'impaets and which must be:properly discharged and. nitigated,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 01
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 feet obligations}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) MasterPlan 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:
5469 E.OLIVE,- FRESNO,CA 93727 . (559)456-3252 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the.actual costs incurred in constructing MasterPlan facilities exceeds•the
drainage fee obligation, reimbursement will be made.,for the excess costs from
future fees collected by the District from other development.-
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4-22
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control MasterPlan:
2: The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".-
None
eveloper":None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval: -
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
A. 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.
X d. See Exhibit No. 2.
5: 'The proposed development:
Appears to be located within a _500year. 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.
52+7 5469 E.OLIVE - FRESNO,CA 9371-7 - (559)456-32.92 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, aInd;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
Board (State Board),develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees 0
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for.Storm.Water Discharges Associated with Industrial Activities,
April, 1.997 (available at the District Office.) A State General Industrial Permit is
- - - required for specific types"ofindustries 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 fo,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.
5247 3469 E.OLIVE - FRESNO,CA 93727 (559)4:56-3292 FAX(559)456-3194 Two sided document
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 U s.
meet the requirements..of the State General Permits, eliminate the potential for non- Y.
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.
$, The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X- See.Exhibit No. 2 for additional comments, recommendations and requirements:
Gerald E. Lakerri6A, Proj t Engineer: Jamie Miller
District Engineer, Assistant General Manager
C: GARY GIANNETTA
1.119 "S" STREET
FRESNO, CA 93721
1247 5469 E.OLIVE - FRESNO,CA 93"27 - (359)456-329: - FAX(559)456-3194 Two sided document
NOTE.
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
N I BOLLARD of ' AVE.
42•
\W� I I y
1
LJ
SC4LE 1=600'
30' I , i �lv
r_ 42'——— I __ 42*_ I —24' _
int
66'
to
to
25' I
F-
BASIN N tr I / r ( - Q
42' 111 36' 36' �. 36' \
==HooN=____
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.
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area .served by the facilities. A
Development Agreement shall.be executed with the District to effect such credit. Reimbursement
provisions,in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the.
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to.the City or District.
Drainage patterns must be maintained for each of the properties adjacent to.this tract to the south
(APN 505-070-04S,09S,`121 16,21 S,23S,25S 26S). The District recommends Tract 5247 provide
a stub street or another safe means to.control and convey major storm water for drainagefrom the
south.
The Districtrecognizes that the,alignment of the Master Plan facilities,as identified on Exhibit No.
"1,is not consistent with the developer's proposed street patterns for Tract 5247. The alignment may
be slightly realigned to be compatible' .with the proposed street layout for Tract 5247. However, .
drainage fee credit will only be granted"for-the Master Plan storm drain facilities identified on
,.Exhibit No.l.
The construction of the storm drainage facilities shown on Exhibit No; I will provide Tract 5247
with permanent drainage service. The Developer shall acquire a.twenty five-foot(25`) wide storm
drain easement and thirty foot(30')wide temporary construction easement,as shown on Exhibit No.
1, at no expense to the District. The District.will consider condemnation proceedings for the
easements on behalf of the Developer if he cannot negotiate an acquisition.. The Developer shall s
deposit with the District the estimated easement and. appraisal costs with the Developers
authorization to proceed with any acquisition. The deposit shall include all -acquisition costs,
including if determined by the District to be,warranted; applicable legal costs.
A
Development No. Tract 5247
Page l'of 2
en0permits\exbibit2\tr=&5247Um)
}
OTHER REQUIREMENTS
r ENMBIT NO. 2
The Developer is required to provide storage in Basin"EM" by excavating 32,000 cubic yards as
.directed by the District in an excavation permit obtained from the District. If stockpiled within Basin
"EM',the Developerwill be eligible for S 1.40 per cubic yard credit. The District reserves the right
to delete this work prior to the Developer initiating work.
A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted
-including,,but not limited'to,foundations, roof overhangs, swimming pools, and trees.
Development No. Tract 5247
Page 2 of 2
enokPemiits\exhibi 2\b= 52470m)
i
File No.210.413
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
-Mr. Gil Haro, Planning Manager GRANTLAND AVENUE, L.L.C.
Planninb & Development.Department 1396 W. HERNDON AVE., STE. 101
City of Fresno FRESNO, CA 93711
2600 Fresno Street '
Fresno, CA 93721
PROJECT NO. 2004-042 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA " EM " `' - DRAINAGE AREA EM 5642,260.00
DATE �j f t 3 DRAFNAGE AREA " _ -
APN 505-070-01,0 ,14,27to32 TOTAL FEE S642,260-00.
505-030-26 ADDRESS SEC BULLARD & GRANTLAND
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 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 drainagerelated CEQAJNEPA impact of the project
mitigation requirements.
The proposed development shall pay,draiaage fees pursuant to the Drainage Fee Ordinance prior t
issuance of a building permit at the rates in effect at the.time of such issuance.,The fee
indicated above is -Feld 94 based on the site plan submitted to O
the District on 04/12/04 Contact FMFCD for a revised fee in cases.where changes are
-:made r1the proposed site plan which materially alter the proposed impervious area.
., 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 calculatedbased on the actual percentage of runoff if different than that
typical for the zone district.under which,the development is being undertaken and if
A 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
Y. in lieu of paying fees.
d) The actual cost incurred is constructi4g Master Plan drainage system facilities is credited
against the drainage fee obligation.
1: :oo+n.; 5469 E.OLIVE - FRESNO,CA 93r-7 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO NIETROP.OLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costsincurred in constructing Master Plan facilities exceeds the
drainage fee obligation;reimbursement will be madefor the excess costs from future
fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit.No. 1 #42
C. The grading" and drainage patterns shown on.the,site plan conform to the
adopted Storm Drainage and Flood Control Master Plan;
2
The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on E.Yhibit No..1 as "Master Plan Facilities
to be constructed by Developer".
None required.
�. The following final.improvement plans shall be submitted to the District for review prior to final
development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4.:: Availability of drainage facilities:
a. Permanent drainage service,is available provided the developer can verify to the
satisfaction of the City`dTiesno,ttiat runoffcan be.safely conveyed to the
MasterPlan 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.
X 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.
too.a
5469'E.OLIVE - FRESNO,CA 93727 --(559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIRENIENTS
Page 3 of 4
6• The Federal Clean.Water Act and the State General Permits for Storm Water Discharges
E 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) C
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 Genera! Construction Permit
is required for all clearing,gradin;, 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 Board (State Board), Zy
develop and implement a storm water pollution prevention plan, eliminate non-storm
water discharges,conduct routine site inspections, train employees in permit compliance, O
and complete an annual certification of compliance. ■
�o
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, O
April, 1997 (available at the District Office.) A State General Industria!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 O
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.
±oo+lu± 5469 E.OLIVE - FRESNO,CA 93737 - (559)456-3393 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE-OF REQUIRENIENTS
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 .
8. water to enter the municipal storm drain system; and where possibleminimize 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, recommendations and requirements. -
erald E. Laken r:.Pro' ct EnaireeJamie Miller
District Engineer, Assistant General'Manager
C: GARY GIANNETTA
1119 "S" STREET
FRESNO, CA 93721
f
'zoo�er: 5469 E.OLIVE'- FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
I
NOTE:
THIS*DRAWING IS 'SCHEMATIC;
DISTANCES ARE APPROXIMATE.
N I BULLARD o I I AVE.
42' "'�• 36• 36' I
W
W
SCE 1`600'
I
. I I
42' i _ 42' – – -24+ – ------
66•
25'
Z I //
J
I _
I CNIAL
Z,
BASIN EM I r- l — Q .
N N) aa
Ty;
e 6\ b) d Y
42' I co
36' 36'. 36' \ +
- -- ------— —
_HE-- -----____=_ _ _. �� BARST.OW AVE. a
t`
LEGEND
l MASTER PIAN FACILITIES TO BE CONSTRUCTED BY DIRECTION OF DRAINAGE .
DEVELOPER PIPELINE (SIZE SHOWN) do INLET-
--————— INLET BOUNDARY
32.000 CUBIC YARDS REQUIRED.TO, BE EXCAVATED WITH
CONSTRUCTION OF MASTER PLAN FACILITIES
25' PERMANENT STORM"DRAINAGE EASEMENT
`.30' TEMPORARY CONSTRUCTION EASEMENT
0-7
FUTURE MASTER .PLAN FACILMFS
TEMPORARY INLET
CUP 2004-042 .
DRANAGB AREA' 'Belli"
9 EXHIBIT N0. 1
.. FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
. Ncrr u+•szo+
ENGINEERING\.WTOC%O\OWLS\OEPNIBII\CITYCUP\2004-042.OWC Ra
}
s
OTHER REQUIREMENTS
EX MIT NO. 2
The drainage system cost and fee schedule update is currently underway. The,drairiage 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.
The cost of construction of Master Plan facilities,excluding dedication ofstorm drainage easements,
is eligible for credit against, the drainage fee of the drainage area served by the facilities.. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent,that •
Developer's MasterPlan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City. or District.
Drainage patterns must be maintained for each of the properties adjacent to,this tract to the south
(APN 505-070-04S, 08S, 12, 16, 21 S, 23S, 25S, 26S). The District recommends CUP 2004-042
.provide a stub street or another,safe means to control and convey major storm water for drainage
from.the south.
° The District recognizes that the alignment of the Master Plan facilities,as identified on Exhibit No.
1,is not consistent with the developer's proposed street patterns for CUP 2004-042. The alignment
may be slightly realigned to be compatible with-the proposed street layout for CUP 2004-042.
However,drainage fee credit will only be.granted for the Master Plan storm drain facilities identified
on Exhibit No.1.
The construction of the storm drainage facilities shown on Exhibit No. 1, will provide CUP 2004-
042 with permanent drainage service. The Developershall acquire_a twenty five-foot (25`).wide
J storm drain easement and thirty-foot (30') wide temporary construction easement, as shown on
Exhibit No. 1,at no expense to the District. The District will consider condemnation proceedings for
the easements on behalf of the Developer if he cannot negotiate an acquisition. The Developer shall
deposit with the District the estimated easement and- appraisal costs with the Developers
authorization to proceed with any acquisition. The deposit shall include all acquisition costs,
including if determined by the District to be warranted;applicable legal costs.
Development No. 'CUP 2004-042
Page 1 of 2.
engi�permirs\exhibit?\city-cup1200412004,0426m)
OTHER REQUIREMENTS
EDIT NO. Z
The Developer is required to provide storage in Basin"EM" by excavating 32,000 cubic yards as
directed by the District in an excavation permit obtained from the District. If stockpiled within'Basin
"EM",the Developer will be eligible for$1.40 per cubic yard credit. The District reserves the right
"to delete this work prior to the Developer initiating work.
A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted `.
including,but not limited to, foundations, roof overhangs, swimming pools, and trees.
Development No. CUP 2004-042
Page 2of2°
engr\permitskxh ibit2kciry-cup\2004\2004-042(im)
s
r ..
San.Joaquin,Valley
Air Pollution Control District
RECEWED
January 16, 2004 02.1.DEV2004•
JAN 2 0 2004
DEVELOPMENT DEPART► 8ri
Shelby Chamberlain CITVQF,FFIESNO
Planning $ Development
2600 Fresno St., Third Floor
Fresno,CA 93721-3604
Subject: A-03-21;R-03-83 (APN 504-080-18,504-070-27 28 ,29)
Dear Ms. Chamberlain:
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 is .classified non-attainment for ozone and fine particulate matter
(PM10). This project will .contribute to the overall decline in air quality due to increased traffic and
ongoing operational emissions. This project may generate significant air emissions and it will reduce
the air quality,in the San Joaquin:Valley: The project will make it more difficult to meet mandated
emission reductions and air quality standards.-A concerted effort should be made to reduce project-
related emissions as outlined below:
Preliminary analysis indicated.that the potential emissions from this project exceed the Districts
Thresholds of Significance forVadverse air quality impacts. These thresholds are 10 tons per year for
`either of the following two'ozone:precursor emissions: reactive organic gases (ROG) or oxides of
nitrogen (NOx). The-District recommends the preparation of an Air Quality Impact Assessment
(AQIA) to determine impacts when projects are of this size, unless an analysis has been
accomplished for a..recent.`previous:approval such as:a..general plan amendment or-zone change. --
Please indicate to the District if the project has.been analyzed in a previous study.
The District recommends using the URSEMIS 2002 program to calculate project area source and
mobile source emissions and to identify mitigation measures that reduce impacts. If the analysis
reveals that the emissions generated by this.project will exceed the District's thresholds, this project
may significantly impact the ambient air quality if not sufficiently.mitigated.• The project applicant or s
consultant is. encouraged to consult with District staff for assistance in determining appropriate
methodology and model inputs. auestioris regarding URBEMIS 2002'should be directed to Thomas .
Jordan at(559) 230-5802.
'in the event that any portion of existing building will be renovated, partially demolished or removed,
the project will be subject to District Rule 4002. Prior to any demolition activity, an asbestos survey
of existing structures on the project site may be required to identify the presence of any asbestos
containing building material (ACBM).`Any identified ACBM having the potential for disturbance must
be removed by a certified asbestos'-contractor in accordance with CAL-OSHA requirements. If you .
have any questions concerning'asbestos related requirements, please contact Mr. Dwayne England.
of this office at 230-5973; or contact CAL-OSHA at 454-1295. An Asbestos Requirements Bulletin
has been enclosed for the applicant. .{
Ms. Chamberlain January 16, 2004
A-03-21, R-03-83 Page 2
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 foundat
http://www.valleyair.org/rules/1 ruleslist.htm.
1. District Rules 4901 and 4902 regulate the sale, installation and transfer of both wood burning
devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx in
residential developments. Please note that on July 17, 2003 amendments to Rule 4901
where 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 Buming 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 buming 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.
2. District Regulation VIII - Fugitive Dust Rules is a series of rules designed to reduce PM10
- emissions generated by human activity, including construction, road construction, bulk.
materials storage, landfill operations, etc. A Dust Control Plan must be submitted for the .e
District's approval at least 30days before construction activities begin if the project
cumulatively encompasses 40 acres or more or will move more than 2,500 cubic yards per
'day of material on at, least three days of the project. An assistance bulletin has been
enclosed for the applicant.
.3. District Rule 4103 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.
4. Paving operations of this project will be subject to Rule 4641 (Cutback, Slow Cure, and
Emulsified Asphalt, Paving and Maintenance Operations). This rule applies to the
manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving
and maintenance operations.
When the project reaches the design phase, the District recommends that the applicant install
design features which serve to reduce vehicle trips and increase activities such as walking, bicycling,
transit use, and energy conservation,all of which help to reduce emissions. The District's Guide for
Assessing and Mitigating Air Quality Impacts(GAMAQI) describes these features.' The current
GAMAQI can be found at- http://www.vallevair.oM/transportation/cega guidance documents.htm.
The Local Government Commission (LGC) website http://www.lgc.org contains valuable information
and resources on subjects from street design to energy efficiency.''
There 'are a number of mitigation measures that should be.,incorporated into the design of this
project to reduce the overall level of, emissions. .(Note: Some of the mitigation measures may
.already exist as City development standards. All other measures should be implemented to the
fullest extent possible). This list should not be considered all-inclusive. The District encourages
innovation in measures to•reduce air quality impacts.
• Trees should be carefully selected and located to protect the buildings from energy consuming
environmental conditions, and to shade paved areas. A brochure has been included for the
applicant. See htto://www.coolcommunities.org
http://www.energy.ca.gov/coolcommunity/strategies.html
httr)://www.lgc.org/bookstore/energy/downloads/siv treequidelines.pdf
http://www.urbantree.org
Ms. Chamberlain January 15, 2004
. A-03-21,R-03-83 Page 3
• 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. Direct pedestrian access to`the main entrance of the
project from existing or potential public transit stops and provide appropriately designed J
sidewalks. Such access should consist of paved walkways,or ramps and should be physically
separated from parking areas and vehicle access routes.
• 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. Safe
and convenient pathways should be provided for pedestrian movement in large parking lots.
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 or appropriated in
" . anticipation of future growth.
• As many energy-conserving features as possible should be included in the design/construction
of the project. Examples include(but are not limite'd:to):
- Increased wall and ceiling insulation (beyond building code requirements)
Energy efficient widows (double pane and/or coated)
High-albedo(reflecting) roofing material
"Cool Paving"
Energy efficient lighting and appliances
Energy efficient water heaters (such as instantaneous water heaters/indirect water heaters)
- - Energy,efficient heating/cooling systems:(suchas radiant heating-system)
- . Awnings or other shading mechanism fog windows
Porch/Patio overhangs
Ceiling fans, whole house-fans
- Orient the units to "aximize pa
m. passive solar cooling and heating when practicable
Utilize passive solar cooling and.heating designs
Electrical outlets-around the exterior'of the units to encourage use of electric landscape
maintenance equipment
Pre-wire the units 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:
htto://www.lgc.or_q htto://www.energy.ca.gov/coolcommunity/strategies.htmi
httr):Heeid.Ibl.goV/coolroof/ htto://www.consumerenerciyicenter.org/index.html
htto://www.sustainable.doe.gov/
• Ms. Chamberlain. January 16, 2004
A-03-21,z•R-03-83 Page 4
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. There are rebate and incentive programs
for alternative energy equipment. More information can found at
httg://www.dsireusa.orq/, http://rredc.nrel.gov/, httr)://www.eneMy.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.
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 shutoff 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 Mr. Hector R. Guerra, Senior.Air Quality Planner, or meat 230-5800.
Sincerely,
Chrystal Meier
CEQA Commenter
Central Region
H for R. Guerr
Senior Air Quality Planner
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 Vlll, Fugitive PM10 Prohibitions, of the District's Rules and Regulations
f
regulates activities that generate fugitive dust. Fugitive dust isemitted 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. Sigrlifica:nt amendments to Regulation Vill were adopted in 2001 and became
k 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%a opacity
during periods whe'n,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 constructon 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 fortn.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
z
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
r: 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 Gett`sburg Avenue 2700 'M'Streer-Suite 275
Modesto,CA 95356-9321 - Fresno.CA 93726-0244 Bakersfield,CA 93301-2370
(209)'557 6400 • FAX(209)557-675 (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 — Sulk 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 palliaaives, 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�requiremerits., 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 A acre.
'Nuisance. Whether or_not the construction activity is exempt from the Regulation VIII
requirements, an.y.activity that creates fugitive dust-must not cause a nuisance, per Rule
4102 - Nuisance. Therefore, it is important to monitor the`dustgenerating 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 Vlll as it applies to the construction industry. For
more information contact the Compliance Division of the District office nearest to you.
x
-� T cm a m `
m a a < = O m 3 m 3-
a S co 37 D a C7 !n cn m. 7 Cl) m O. O O ! ,
` 0 `� - a a f9 : C O °° O � O. N .O+ d f=9. e+ _�. 30 � f3D ? 'Q. O. F ,
CL O
c<o -4. (n a a cr m a3a a 3 O1 a o O ut cao m „ a O
d m `"cm -nm A °° 3a O °° c w �, o a a f
m O _O m F H . a0 O N m 01 f!� m � Oi F Co 10
0 co =r � � O CO d — Com
_ to 07 O _ m m (U C = 3 3 p- m O �• ID to .lam.
m m m c m a �^ = c c O m m a m
m O ••c - 3 E 0) O 0] to 0] = 7 m 3. O; r m m
to < .O < 3 3 N m m 3 = A
.�^. m
a m o a as m Co co m < o
m y a co 3 ,< m o '
c a coo ut .� = ut O c m
Co O = N < Q m,. I 3 F
= m y c = m O a �.
Co°= m m a F m
< f m 030 �.•�0]ca p• ,N-. Ot Q 3
m = O m
Ir aQb O
an
a = A c c _ � Q cn O CA O x ut m ,ted, r
o = 3 m d O c = = c m O = O n
c 3 m - a f m 3 m 3 m c m o
qck0 03
F 0� o a 3 a 3 a m a
as m as o 3 c ,m < :o co . °: O m a
o F a a a d mm y °= coco CL Z
a = m < F m . m c m a
m f cmo F � d — � o � � a � a o 3
a m a
m 5 a a , o ,_ .a a o ? 9 a 0 3
ma a Co Q co o �n m a � to m c
110 Q :f. a F m 'M a cn C- mmo ai .. m
F 3 a 3a o �. .f m O o a m a d
v, 3 3 c� o a m M
Co m as °: co 3 F O a m
(m c an as a — v . o3i a o = 3 m
� a m a 10 m. . a; .a a a
. _ c � a;. �, ? a F co a c 3 z
m.
< a F n a = a 3 co o M
ut m N m .N j m N j 1-1 a _ 3 a C
.°' to i7
cn a m .t " m m m co �-' o
m 3 Q c m c o• a o
O d • Q, (D to N
Q 07 - - d a' _ 6t
m =r
cn
o. a m. m � m m .. a m co rn a
co
CL
as
m a O m a z
m s s - 0O a
...- M �^
a m ` a
° m Z
c. _' cn
O
e as Z m co F a O t,
m 3 c m '6 Q .�
3 c c a'
=rFL _ d
CL-0 otkm
CL
o a a a 3 c &'i
oo O < m � `c m awn a '¢
m 2. a s co
mt
m =+ a a a -Jrm M o O Co 3 m N m
m a s �- 3 to o• G n °: m ,,(' '•tt�
a �. 03 C f9 O ^ 3 = m
cn a m m = a a 3
cc
cn
a a m °: a m o ° 3 m c,
WW+It�,n �ff cmD — 01 N 7 S Q <
to v �' O d .�
Itv¢YM+,Suda��as.h•-'. •its t..ti+�i.T.twnrr.++'w'`'r s m m m m m 00 m- �C 7 - T r' _ • y
SS��gq''yy M J
t.. �xjl� •�i 41 �lr
' � rh •a� gi. o
Ccn
ccN
R,
R7 >
t
N N m O O. C .T ( )t�r `��°;•. sGt Nor. _ .
CL
V. to O Ul
r' (J � �j.,•-�..9Y ,� J���''. s
CL vs to a (n iso
vi c c a' - �; }�w� " 1�.�J _
0 0 — � (D r+
(U o -C v m ITj LL ry
cm 3c ' ym (� s
.L.r to tJ '� >. Y :Yl11• r-1 4 ..
A c m ( 3
M C13
7 414fB�Q' p_
N C N i if Q'.� •�p•••(: 1r
.,. C.— .•�a�,
m t0 i n •r"'... °�;,,.. � .Qm .Q•'
N ^
oj
> Q F ~ m .; � •n. •. ``max.:-moi:-
1. N E y 1 .`.• c nd rm..�s.; ...
7 to
N C t4 r m m
.ttw
m � •' tip 1 1 7
_ m m o m � > ,fit ref g
Ar
• .. �,''h'�'!���'ir
P-2 Y
..+
gyp, pb-' ,,
w rte' .fiti...iL 4,t� P )'.M x �{`.�. ��ti: y�f'•1 _.
A) >.C C O 1O Y m O O ��m m N O m m
GN 00> pp ` .L_• O 'O 5 .L-• L ` N +�. a O a � L 4i�-�'•• j.
m 3 m m,e N a .mem.L oel t� _Y tyr
43
CL ;
7 d YI C C O m _
mmmmai' mym• � ,.:«.
c M,IA�.e n n m,a a,n e a }.� o' .. � a a
L. C t0.V o >. ,• u0i ..'n !� W u m >�., . c fxt�`1yti�n �Q,cc�
N �. N L cO. rli tl1. OIM.
N f–'r. r 6-d� i?X•3,:U6.Q.Q
� N m Cd C N C L N O N y a+ �:.L^:O,F •'Dorm.' rN•�B'.G ,k, ,; -
> to n ,�c 120
`^ m m -- m m
,y y. O` N'V.� •.0..✓` �. C r " L r Y- C.•:o;,.,n tp. > GWcNO e°0 C m m,-.m.o t
m v n y my m m _ ava m c b y . o
m ,� N m C/1 y m N
m G m O L�C s. C gJ7i�IY�y,��,, O• pi,Iw ....�
3 ca
N m C c 3 tya o N .m to 3..� ayi m u3i :. d s (Ly.:
a a ac N:ami S� t •��J:`a ;3 m
C m V y nw. N m td .>;.Y > tn L C N m Q CO H O wa0..•-•�..� 4' lQ t
L- O ...0 ca tt7 t0 O C L m.0 O a m L Nm.0
m 4n m m a U- o rn m E L to t— iii m m
n ` y m C N va.'
O m v1 C. 3 O o.`, • • • �""7.- .� C U L vo. 2 N
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
SPECIAL PERMIT
CONDITIONS OF APPROVAL
Application No. C-04-042 May 26, 2004
PART A-PROJECT INFORMATION
1. Assessor's Parcel Nos. 505-070-01, 03, 14, 27, 28, 29, 30, 31, 32 505-080-26
2. Job Address: NA
Street Location: Southeast comer of West Bullard and North Grantlarid Avenues
3. -Existing/Proposed.Zoning: ' :R-1/UGM (Single Family Residential-Agricultural/Urban'Growth
Management), AE-5/UGM(Exclusive Five Acre Agriculture/Urban Growth
Management) and R-R (Rural Residential-Fresno County) to R-1/UGM;
(Single Family Residential/Urban Growth.Management)
4. 'Project Description: A 417-lot non-clustered single family residential planned development
project with.reduced front yard setback for a portion of lots throughout the
entiresubdivision and reduced lot sizes and widths for a 67-lot portion of
the planned.development.
PART B GENERAL CONDITIONS AND.REQUIREMENTS
The Planning and:Development Director, on May 26, 2004, approved the special permit application subject
to.the enclosed list of conditions and.Conditional Use Permit.Application No. C-04=042 Exhibits"A","BA", -6-
2", "13=311, "134" and "B-5", all dated April.9, 2004.
IMPORTANT: PLEASE READ CAREFULLY
Please note that-this project maybe subject to a variety of discretionary conditions of approval These
include conditions based on adopted.City plans and policies, those determined through.site, plan -
review and.environmental assessment essential to mitigate :adverse effects on the environment "
including the',health, safety, and.welfare`of-the community, and recommended conditions for
`development that are not essential to health,safety,and welfare,butwould on the whole enhance the
project and its relationship to the neighborhood and environment.
Discretionary conditions of approval are listed in.the last section of this•list of conditions under the heading
"Part F-Miscellaneous"and may appealed. All code requirements, however,are mandatory and may only
be rhodifed b variance, provided-the findings pursuant to Fresno Municipal Code Section 12-405.A can be
Y P 9
Approval of this special permit shall be considered null and:void in event of failure.by the applicant and/or
the authorized representative, architect, engineer, or designer to disclose and delineate all facts and
information relating to the subject property and the-proposed development including, but not limited to, the
following:
1. All existing,and proposed improvements including but not limited to buildings and structures, signs
and their,uses, trees, walls, driveways, outdoor storage, and open land use areas onthe subject
property and all of the preceding which are located on adjoining property and may encroach.on the
subject property:
Conditions of Approval
Conditional Use PermitNo.
Page 2
'May 26, 2004
2. All public and private easements, rights-of-way and any actuator potential prescriptive easements or
uses of the subject property;
3: Existing and proposed grade differentials between the subject property and adjoining property zoned
or planned for residential use.-
Approval of this special permit :may become null and void in the event that development is not
completed in accordance.with all the conditions and requirements imposed on this special permit,the'
Zoningprdinance,and all Public Works'Standards and Specifications.,The Development Department..
shall not assume responsibility for any deletions or omissions resulting from the special permit review
process'or for additions or alterations to construction plan not specifically submitted and reviewed
and approved pursuant to this special permit or subsequent amendments or revisions.
No uses of land, buildings,or structures other than those specifically approved pursuant to this site plan shall`
be permitted. (Include this note on the site plan:)
Transfer all red line notes, etc., shown on all original site plan exhibits (dated April 9, 2004) to the final site '
plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED
IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS.
To complete the backcheck process'forbuilding permit'relative to planning and zoning issues, submit eight
copies of this corrected, final siteplan, together with.six copies of the elevations, landscape, and irrigation
plans, and any-required covenants and/or studies or analyses to the Planning Division, Project Evaluation
Section, for final review and approval, ten.days before applying for building:permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Planning
Division must be substituted for unstamped copies of same'in each of the four sets of construction plans
submitted for plan check prior to issuance of building permits: The final approved site plan must also include
all corrections identified in the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped approved site:plan,
elevations, landscape, and irrigation plans are included in the plan check file copy.
Please call for an appointment for final sign-off for"building permits following your receipt and
substitution of the four copies of the stamped, corrected,approved exhibits.in the plan check sets.
Call Shelby Chamberlain at 559/621-8042.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of government Code Section 66020(d)(1),the imposition of fees,dedication,
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, reservation or exactions imposed on,the development project.
This notice does not apply to those fees,dedications,reservations or exactions which were previously imposed
and duly noticed; or, where no notice was previously required, under the provisions of Government Code
•Section 66020(d)(1) in effect before January 1, 1997.
PART C -.PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed on-site
and'off-site conditions depicted on-the exhibits submitted. Requirements not addressed due to omission or
Conditions of Approval
Conditional Use Permit No. C-04-042
Page 3: .
May 26, 2004
misrepresentation of information,for which this review process is dependent,will be imposed whenever such
conditions are.disclosed.
Questions relative to dedications, street improvements or off-street parking geometrics may be directed to
Louise Monroe at 559/621-8678 and questions relative to utility connection charges and Urban Growth
Management fees maybe directed to Daniel Wichman at 559/621-8045 of the Planning and Development ,
Department, Building,and Safety Services Division, Land Division and Engineering Section.
1. OFF STREET PARKING FACILITIES AND GEOMETRICS
} a. Off-Street (on-site)parking facilities and geometrics sha0 conform to the City of Fresno,
Public Works Department, Parking Manual,Standard Specifications and requirements.
J , b. The applicant shall provide access and directional signs (e.g. "Entrance," "Exit," "Right
Turn Only,""One Way," handicap signs, etc.)as determined by the City Traffic Engineer.
C. Parking lot pavement and drainage design shall be in accordance with Public Works
Department Standard Drawing Nos. P-34, P-35 & P-36 and incorporated into the_site
drainage plan. Site drainage to alleys requires approval by the City Engineer. A site
drainage plan is required to be reviewed and approved by the Planning and Development,.
Department,Building & Safety Services Division prior to the commencement of work.
PART -PLANNING/ZONING REQUIREMENTS
PLANNING
1. Development is subject to.the followingpians and policies: r
• West Area Community Plan
Medium Density Residential Land Use
ZONING
- 2. Development is in accordance with.proposed-R-1/.UGM zoning.
POPULATION DENSITY(Residential Proiects)
3. The proposed density is approximately 4.3 dwelling units per_acre.
BUILDING HEIGHT
.4. The maximum allowable building height is 30feet. The proposal is within the.required height.
EXCEPTIONS: Overheight structure may be approved by the City Planning Commission. However,
no roof structure or any space above the height limit shall be allowed for the purpose
of providing additional living or floorspace. Submit a letter together with the filing
fee to•the Secretary of the Planning Commission requesting approval.
BUILDING SETBACK LOT DIMENSIONS OPEN SPACES AND LANDSCAPING
5. All proposed lots of Vesting Tentative Tract No. 5247/UGM, dated February 20, 2004, may have
reduced frontyard setbacks(up to 15-foot front yard setback'is allowed)to accommodate aside-on
garage/bonus room as shown in_Exhibits B-1, B-2, B-3, B-4, and B-5, all dated April 9, 2004,
Conditions of Approval ,
Conditional Use Permit No. C-04-042
Page 4
'May 26, 2004
6: Lots 351-417 may have reduced lot areas and widths to accommodate the houses as:shown in
Exhibits B-1, B-2, B-3, B-4, and B-5, all dated April 9, 2004. Reduce the number of lots from 67 to
65.for this portion of the tract to decrease the number of lots with reduced lot widths.
~
T.. ;.Provide the following minimum landscaped areas:
a. 15-20 feet front yards (R-1).
b. Corner cut-off area of all reverse corner lots (Lots 70,288, 329.and 339)
c. `Planter/park strip located in public street right-of-way,between the curb and sidewalk,along the
front and side yards.of lots
d. 20 feet along westerly boundary of tract, along North Grantland Avenue
e. 10 feet along North Bryan;West Bullard and West Barstow Avenues
f. 10 feet along North"F" and West Roberts Avenues where there are lots with frontage.on
another street in the subdivision (double frontage lots)
No structures of any kind may be installed or maintained within the above landscaped areas. No
exposed utility boxes,.transformers, meters, piping (excepting the backflow prevention device)etc.,.
are allowed to be located in the landscape areas or setbacks or on the street frontages of the
buildings. All transformers, etc.' 'Shall be shown on the site plan. The backflow device shall be
screened by landscaping or such other means as may be approved.
8. Trees shall be maintained in`good.health. However, trees may not be trimmed or pruned to reduce
the natural height or.overall crown,of the tree, except as:necessary for the health of the•tree and
. public safety;or as may otherwise-be approved by the Planning and Development Department. (Put
this note on the site and landscape plans.)
FENCES. HEDGES, AND WALLS
9. Walls and gates shall be in compliance with Vesting Tentative Tract Map No. T-5247/UGM and
�''Conditional Use Perm it°Application No. C-04-042 Exhibit A,,dated April 9, 2004.
10. Temporary fences to secure projects under construction are allowed. Any temporary fence shall be
;adequately secured and constructed to prevent overturning due to wind,-vandalism and/or casual
contact by the general public. The-construction shall be performed in such a manner as to minimize
any potential safety hazard which may occur.as a result.of improper fence installation or damage to
the fence. ,
ACCESS
11. Vehicular and pedestrian access shall be provided as indicated per Conditions of Approval for Vesting
Tentative Tract Map No. T-5247/UGM dated June 2, 2004.
COVENANTS AND AGREEMENTS
(Unless otherwise noted,all covenants or agreements will be prepared upon receipt of the fee indicated below.
Covenants must be approved by the City Attorney's Office prior to issuance of building permits.)
12.'Prior to final map approval,the owner of the subject property shall execute a"Right to Farm"covenant
with the City,of Fresno. Said covenant is to run with the land and'shall acknowledge and agree that-'
the subject property is in or near agricultural districts located in the County of Fresno and that the
residents of said property should be prepared to accept the inconveniences and discomfort associated
Conditions of Approval
Conditional Use Permit No. C-04-042
Page,5,
May 26, 2004
with normal farm activities. The"Right to Farm"covenant shall be recorded prior to or concurrent with
. the recording of the final map of Vesting Tentative Tract No. 5247/UGM.
OUTDOOR ADVERTISING
13. Signs,other than directional signs, if applicable,are not approved for installation as part of this special
permit. Submit for separate Sign Review. Contact Public Services for information at.559/621-8277.
(Include this note on the site plan.)
PART E CITY AND OTHER SERVICES
PART F MISCELLANEOUS
.14. Approval of this site-plan is contingent upon the submittal of corrected site plans showing all
existing/proposed.on-site conditions as reflected on all exhibits and the following:
If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating; or construction, work shall stop immediately.
If there are suspected human remains, the Fresno County Coroner shall be immediately contacted.
If. the remains or other archaeological,material is possibly Native American in origin, the Native 4
American Heritage Commission:(Phone: 916/6534082) shall be immediately contacted, and,the
California Archaeological Inventory/Southem.San Joaquin Valley Information Center(Phone:805/644-
2289) shall be contacted to obtain.a referral listof recognized archaeologists. An archaeological
assessment shall be conducted for the project, the site shall be formally recorded, and
recommendations made to the City as to any further site investigation or site avoidance/preservation:
lf'animal fossils are uncovered, the Museum of Paleontology, U.C; Berkeley shall be. contacted to
obtain a referral list of recognized paleontologists.' An assessment shall be conducted by a
paleontologist and,if the paleontologist determines the material to be significant,it shall be preserved.
All discretions
.ry;conditions of approval will ultimately be deemed mandatory unless appealed in
writing to the Planning and Development Department.Director within 15 days.
KAMaster Files-20031—PLAN.AMENOMENTSIA-03-21,R-03-83-C-04-42-7-5247 .SACK-04-042-COA.wpd
:.MAY..25.2004 3:12PM CAL TRANS PLANNING N0.720 P.3i5
/ UATE QF CAT_tFORNTA-131ISTNi5S.TRANSPORTATION AND HOUSING AGENCY ARNOI.O SC'HW 4R���QQER Go`ernnr
DEPARTMENT OF TRANSPORTATION
- .1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,_CA 93778.2616
PHONE (559)445.6666
FAX (559)488-4088 enaV�eidol.' .
TTY (559)438-4066 Be�ugy�citn!!
January 26, 2004
2131-IGR/CEQA
6-FRE-99-294/-
A-03-21 &'R-03-83
GRANVII.LE SUBDMSION
a
Ms. Shelby Chamberlain
City.of Fresno Development Department
2600 Fresno Street,Room 3043 ,
Fresno, CA 93721
Dear Ms. Chamberlain:
We have completed•our review of the plan amendment and rezone for the proposed
single-family residential and commercial-development located on the northeast corner of
North Grantland and West Barstow Avenues:. Caltrans has the following comments:
The application contains insufficient information to evaluate the project's impacts to the
uansportation/circulation- system and- to determine appropriate mitigation for those
impacts.
F -Given the proposed land uses,-it is estimated that this development would likely generate.-
trips thatt would impact the State Route (SR) interchange at Hemdon Drive. Generated ,
= project trips would also likely impact the SR 99 interchange 'at West Shaw Avenue.
However, there is currently inadequate project information to determine the potential
iiupacts to the transportation/circulation system. The application suggests that the.
applicant will be submitting a tentative tract map. Caltrans requests the opportunity to
review this project when the tract map becomes available. However, to fully evaluate the
project'simpacts,'Caltrans recommends that'the applicant conduct a Traffic Impact Study
(TIS) in order to assess the project-related impacts to the State Highway System and the
pro-rata fair share towards area'-wide circulation improvements. Please reference the
Caltrans Guide for the Preparation .of Traffic Impact Studies, dated December 2002, and
send the scope of the TIS to•Caltrans before the traffic study is conducted. Caltrans.:.is
available to discuss the scope of the traffic study at the City's convenience.
It is Caltrans' understandinc that the 2025 General Plan MSIR requires projects that will
produce 100 or more peak-hour tris (as this project will do) to evaluate the project's
caitrmet improves bbility across Caty'arnia"
• MAY.25.2004 3:12PM CAL TRANS PLANNING nu. ice r-.4i:>
Ms. Shelby Chamberlain
January 26,2004
Page 2
contribution to increased peak-hour vehicle delay at major street intersections•adjacent or
'proximate to the project site(Mitigation Measure B-4)- Has such an analysis been done?
The City should consider a hmisit alternative for this project The project is of sufficient
size -to support ,transit, and early planning could make such`.an alternative feasible_
Caltrans recommends that this project be routed to Fresno ;Area Express (FAQ staff for
their review and comment:- Please see Attachment Number :1. for. other recommended
transportation alternatives.
• We request that this letter be made part of the permanent record for this project and that a
copy of our letter be included in the .staff reports for both the City Council and the
Planning Commission. This will provide the, decision-malting body and the general
-public with a complete and accurate environmental evaluation for the project
Please send a response to our comments prior.to staff s recommendations to the Planning
Commission and the. City Council. Ifyou have any questions, please call me at (559)
445-6666.
Sincerely,
MOSES STITES .
Office of Transportation Planning
District 06
Enclosure r
C: Mr. Jon Ruiz, Assistant City Manager
Ms.Barbara Goodwin, Council of Fresno County Governments
-cale"w fmpnouct ra &wy across Calif—AF
MAY.25.2004 3:I2PM CAL TRANS PLANNING N0.720 P.5i5
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 trazrsit in this ti
area to provide insight on:ways of increasing transit usage.
-' 3. Exploring the potential, of commuter shuttles_ The, shuttle could be
_ y financed through'_an assessment district and provide.a way for.individuals
to utilize a pa k-:and-ride facility or commercial area parlang lot and be
shuttled to various commercial/office, centers within the area:r 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 transportationlcirculation systexm.
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.
f.
IviI .LJ.LC/Uti J'1V1'I1 �.rlt_ irt11Y� rLr+l'nrliro NU. (cG
STAMIECAWFOkNEX—R11 - ..
C AA CI
DEPrRT11lENT OF-TRA NSPQRT�z'rttt�r_:.
t3s2 WEST OUVE AVENUEMAY L 5 2004
P.O.BOX 1261.6 P. .
FRESi�O;CA-.1I377t2616 . .8 Y;
PHONE (559)445-6666
Fti7t.(559}4SS�403S-. . . F7� v��,
TTY,'(S59)488.4066 Bc energy e�tcnrl`
May 25,:.2004',
ZT3.I=l i-R CEWk
6-FRE -99-29+/
A:0;21-&-R�;03=$3�
b GRA 011=SUBDIu
Mr.Nick Yovino,Director
City of Fresno I3�tQpmencDzpart;nen�
2600 Fresno•Street -Rzom 3043,
.Fiesno;CA.93'721 `
Dear•Mr:g---- o:
Cia4iis'-hmes•tl3at-tlie-Eitp-hss-published rpuhticauCice-( 2.110q'foi the Notice ofd
Public Hearing» for the.proposed_pla.�arnendxncnt-and-rezone-for the proposed- single-� $.
family residential'and commercial development located on the northeast corner of North'
Grandand xad:Vd`e=RmZ=r-AUe ixm--
Caltrans made comments, on this project in a letter dated January.26,. 2004 (capy�
enclosed): -It-isouruirderstmrding that this project is scbedule&io go before the Planning'.
Commission-on-June=2, 2004r..- iii-the
report.
W.,e'-noted-that-thy plain- appf catiarr-statettttiat atentative tract map
would be submitted.a d..in_our_Jamuaz}r.26"-letter-ice.regvstedthe ns. to:rev
ogee , ty
this tinct map when it becarne avaiTablc.'Please note that Caltrans:was not provided with a
COPY of either the-tract-map-er tie-use permitres exctiz rg v�ce_alsanoted1hat tl3eFe via
insufficient information included with the project application to evaluate the project's
impacts to-dC-:tF 1TeTAlathm-systemamd-to-cletermin-e-•.appropriate mitigation
for those impacts. Caltrans questions..the.City.'s.shility..tn make an eavironental finding-_
on this project when the projectTs irripacts have not been fully evaluated.
It is Caltrans' uanderstandiiig that the 2025 General Plan MEIR requires projects that will
' reduce.L00:or.yh e.. ...- . ,.. .
P . . I�ea.' ^Ticar-•�-f���.��t..wr}}>d*-to-evatuate-the,pr(sject's
contribution to increased peak-hour vehicle delay at majocstreei in ers,ections adjacent or
prop-matte tQ thcprojec-t sits f Mitigadon-Measure B:4j Fins such an analysis been done? k
Please note that.Caltranswas.naafforded•-an oppertwnity1q eval4atct=tmffic.study...
4 .
Mr.Nick-"o
-- May 25, 2004
--Ftp 2
We-request tfii t-tkit;iters-bc-continuc&tu-a later Planning Commission hearing date to
provide for.the. oppotnnity_..to..review-the entire proposal--and -evaluate_-its nowntiA
environmental impacts. Caltrans may not be the only interested party that was not
providedwiththevgpaTtanitym-*-41Etle_tract p-ARL-U&e: it.
We request that this.letter be made part of the permanentsecoid.for-this r*ct aid that
copy-of-aai-letter'tre'included*- 'the staff"reports for both the City Council and the
Planning.Commission.. This. vKi gFQvide-t13e• eisiaa=nra} g batfy'.aatt2r geaeral;�
public with a complete and accurate environmental evaluation for the project,
If you have any.questions,: 'lease call.me at(559).445x66666.
Sincerely,
c
MOSES•STJTE-a-
'Office of Transportation Planning
DistrictQ6.. . .
Enclosure
C:Mr. Darrell t;�ti t;£ity e£Fresno-
Ms. Barbara.Goodwin..Council.afFzesna.Cp=nty�Gaicez eat
1
O�Q
OClolS CA
"Calfs f ntvbl
CITY OF FRESNO MITIGATED NEGATIVE DECLARATION
Initial Study is on file in the Planning and Environmental R E C E E
Development Department, City Hall Assessment Number: r
2600 Fresno Street, Fresno, California 93721 A-03-21/R-03-831 2Z MAY 12 Aid I I 12
559 621-8277 C-04-42/T-5247
.
APPLICANT: Granville Homes Assessors Filed with:
1396 West Herndon Avenue Parcel Number: REBECCA.E. KLISCH, City Clerk
Fresno, California 93711 505-070-01,03, 14,27,28, 2600 Fresno Street, 2nd Floor
29,30,31,32;505-080-26; Fresno, California 93721-3603
504-080-18, 63, 64
PROJ ECT DESCRIPTION AND LOCATION: Plan'Amendment Application No.A-03-21,Rezone Application No.R-03-83,Conditional
Use Permit Application No.C-04-42 and Vesting Tentative Tract Map No.T-5247/UGM,filed by Granville Homes,pertain to 159 acres of
property located on.the east side'of North Grantlanb Avenue, between West Sierra and..West Barstow Avenues. Plan Amendment
Application No.A-03-21 proposes to amend the 2025 Fresno General Plan and the West Area Community Plan relating to 9 acres of
property,located on the northeast comer'of North Grantland and West Bullard Avenues;from the neighborhood commercial planned land
use designation to the medium density residential laI"d use designation. The plan amendment application also.requests to amend the
above-noted plans,relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenue,from the
public facility planned land use designation to the neighborhood commercial(4 acres)and medium density residential(15 acres).planned
land use designations. Rezone Application No.R-03-83 proposes to rezone a 4-acre portion of the site.located at the northeast comer of
North Grantland and West Barstow Avenues from the R-R(Rural Residential-Fresno County)zone district to the.0-1/UGM(Neighborhood'
Commercial/Urban Growth Management) zone district and to rezone 54 acres of property located on the east side of North Grantland
Avenue,between West Barstow and West Sierra Avenues from the R-R(Rural Residential-Fresno County)and AE-5/UGM(Exclusive Five
Acre AgriculturaUUrban Growth Management)zone districts to the R-1/UGM(Single Family ResidentiaUUrban Growth Management)zone
district. The rezone application also proposes to rezone a 21-acre portion of the site,located on the west side of North Bryan Avenue,
between West Barstow and West Bullard Avenues,from the AE-5/UGM(Exclusive Five Acre AgriculturaUUrbanGrowth Management)zone
district to the R-1/UGM(Single Family Residential/Urban Growth Management)zone district and to rezone a 13-acre portion of the site
adjacent to this portion from the R-R(Rural_Residential-Fresno County)zone district to the R-1/UGM(Single Family ResidentiaUUrban
Growth Management)zone district. Vesting Tentative Tract Map-No.T-5247/UGM proposes to subdivide a 122-acre portion of the site,
on the east side.of North Grantland Avenue, between West Barstow and West Bullard Avenues, into a 4174ot single family residential
subdivision with 5 remainder parcels and 2 outlots. Conditional Use Permit Application No.C-04-042 requests authorization to develop
the property with a residentiai planned development which will allow the residential subdivision to be developed with design modifications.
-The project also includes the detachment-of a portionj of the subject property from the Kings River Conservation District and the Fresno
County Fire Protection District and annexation to the City of Fresno for which the Fresno County Local Agency Formation Commission
(LAFCO)is the responsible agency.
The proposed project has been evaluated with respect to each item on the attached environmental checklist. This completed checklist
reflects comments of any applicable responsible agencies and research and analysis conducted to examine the interrelationship between
the proposed project and the physical environment! The information;contained.in the Environmental Assessment Application, the
checklist,and any attachments to the checklist,combine to form a record indicating that an initial study has been completed in compliance
with the State CEOA_Guidelines and the.California Environmental Quality.Act.
Any rating of"2 on the checklist_indicates that a specific adverse environmental effect has been identified in a category which is of
sufficient magnitude to be of concern. Such an effect may be inherent in the nature and magnitude of the project or may be related to
the design and characteristics of the individual project. Effects rated in this manner are not sufficient in themselves.to require the
preparation of an Environmental Impact Report and/br have been mitigated to the extent feasible.
All new development activity and many non-physical projects contribute directly or indirectly toward a cumulative impact on the physical
environment. The incremental effect contributed by this project toward such a cumulative effect is not considered substantial in itself.
The proposed project is not expected to result in any l ignificant adverse effects in terms of the factors considered on the environmental
checklist,including any such factors for which minor effects have been identified. Cumulative effects of a significant nature are also not
expected. The proposed project will not result in any adverse effects which fall within the'Mandatory Findings of Significance"contained
in Section 15065 of the State CEQA Guidelines. The finding is therefore made that the proposed project will clearly not have.a significant
adverse effect on the environment.
This Mitigated Negative Declaration will be deemed final and effective if no appeal is filed in the manner specified by Section 12-505 of
the Fresno Municipal Code.
INITIAL STUDY PREPARED BY: Shelby Chamberlain SUBMITTED BY:
Planner
DATE: May 12, 2004 DARRELL UNRUH, Planning Manager
PLANNING AND DEVELOPMENT DEPARTMENT
i
ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST
d
r POTENTIAL ENVIRONMENTAL EFFECTS
EA No. A-03-211R-03-83/C-04-42/T--5247
1`0 TOPOGRAPHIC,SOIL,GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11..1 Availability of fire protection
1 1.1'I Geologic hazards,unstablesoil 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
2 , 2.1 Substantial indirect source of pollution site)
1 2.2 Direct on=site pollution..generation 1 11,8 Availability of adequate park and recreation areas .
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except.during construction
1 2.5 'Adverse local climatic changes i 12.0 HAZARDS.
1 12.1 Risk of explosion*or release of hazardous substances
3`0 WATER 1 12.2 Site subject.to flooding
1 3.1 insufficient'ground water available for long-term project 12.3 Adverse change in course of flow of flood waters
use 1 12.4 .Potential hazards from aircraft accidents
1 3.2 Use of large quantities of groundwater 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.3. Wasteful use of ground water
1 3.4 Pollution of surface or ground water supplies, . 13.0 AESTHETICS
1 3.5 Reduction in ground water recharge 1 13.1 Obstruction to public or scenic vista or view
1 13.2 Creation of aesthetically offensive conditions
4_0 PLANT LIFE 1 13.3 Removal.of street trees or other valuable vegetation
.1. 4.1 Reduction of the numbers of any unique,rare or 1 13.4• Architectural incompatibility with surrounding area
77
endangered species
1 4,2 Reduction in acreage of agricultural crop 14.0 HISTORICAL[ARCHAEOLOGICAL
1 '4.3 Prematureor unnecessary conversion of prime 1 14.1 Removal of historic building,disruption of
agricultural land archaeological site
1 14.2 Construction or activity incompatible with adjacent
5.00 ANIMAL LIFE historic site
1 5.1 Reduction in the numbers of any rare,unique or
endangered species 15.0 ENERGY
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.1 Use of substantial.amounts of e' igy or fuel
1 15.2 Substantial increase in demand upon existing,sources
'1 6.0 HUMAN HEALTH of energy
1 15,3 Wasteful use of.energy
7.0 NOISE
1 7.1 Increases in existing noise levels EXPLANATION OF RATINGS
1 7.2 Exposure to high noise levels
110" Insufficient Information
8_0 LIGHT AND GLARE Insufficient information is available to determine the potential
1 ,.:.`8.1 `-Production of glare which will adversely affect.residen al environmental effects which may result--from the proposed
areas project in this category: _
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 substantially
2 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. "2" Moderate Environmental Effect
characteristics The proposed project will have an adverse environmental
effect in this category,which is of sufficient magnitude to be of
10.0 TRANSPORTATION AND CIRCULATION specific concern. However, this effect is not substantial
2 10.1 Generation of vehicle traffic sufficient to cause capacity enough in itself to require the preparation of an Environmental
deficiencies on existing street system + .Impact Report,and is mitigable through project changes and
I 10:2 Cumulative increase in traffic on major street for which conditions.
' capacity deficiencies are projected; "3 Significant Adverse Environmental Effect
1 , 10.3 Specific traffic hazard to motorists, bicyclists,pedestrians The, environmental effect identified in this category
1 10.4 Routing of non-residential traffic through.residential area substantiates in itself or contributes towards a finding that the
L• '10:5 Insufficient or poorly located parking proposed project has a potentially significant adverse effect on
1_ 10.6- Substantial increase in rail and/or air traffic `the'environment sufficient to require the preparation of an
Environmental impact Report.
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
ENVIRONMENTAL ASSESSMENT:- INITIAL STUDY
Application No. A-03-21/R-03-83/C-04-42/T-5247
PROJECT DESCRIPTION
Plan Amendment Application No. A=03-21, Rezone Application No. R-03-83, Conditional Use Permit Application
No. C-04-42 and Vesting Tentative Tract Map No. T-5247/UGM, filed by Granville.Homes, pertain to 159 acres
of property located on the east side of North Grantland Avenue,between West Sierra and West Barstow Avenues.
: Plan Amendment Application No.A-03-21 p oposes to amend.the 2025 Fresno General Plan and the West Area
Community Plan relating to 9 acres of property, located on the northeast corner of North Grantland and West
Bullard Avenues, from the neighborhood commercial planned land use designation to the medium density
residential land use designation. The plana j endment application also requests to amend the above-noted plans,
relating to 19 acres of property located at the northeast corner of North Grantland and West Barstow Avenue,from
the public facility planned land use designation.to the-neighborhood commercial (4 acres) and medium density
residential (15 acres)planned land use designations. Rezone Application No. R-03-83 proposes to rezone a 4-
:acre portion of the site located at the northeast corner of North Grantland and West Barstow Avenues from the
R-R(Rural Residential-Fresno County)zone district to the�C-1/UGM'(Neighborhood Commercial/Urban Growth
Management)zone district and to rezone 54-acres of property located on the east side of North Grantland Avenue; .
between West Barstow and West Sierra Aveni
ues from the R-R(Rural Residential-Fresno County)and AE-5/UGM
(Exclusive. Five Acre Agricultural/Urban Growth�Management) zone districts to the .R-1/UGM (Single Family
Residential/Urban Growth Management),zone district. The rezone application also proposes to rezone a 21-acre
portion of the site, located on the west side of North Bryan Avenue, between West Barstow and West Bullard
Avenues, from the AE-5/UGM (Exclusive Five Acre AgriculturallUrban Growth Management)zone district to the '
R-1/UGM (Single Family Residential/Urban Growth`Management) zone district and to rezone a 13-acre portion
of the.site adjacent to this portion from the R-R(Rural Residential-Fresno County)zone district to the R-1/UGM
(Single .Family Residential/Urban.Growth Management) zone district. Vesting Tentative Tract Map No T
- 5247/UGM-proposes to subdivide a ;122-acre portion of#he.site on-the east-side-of-North.Grantland Avenue',
---
Barstow and West Bullard Avenues, into a 417-lot single family residential subdivision with 5 .
remainder parcels and 2 outlots. Conditional Use Permit Application No. C-04-042 requests authorization to
develop,the property with a residential planned development which will allow the residential subdivision to..be
developed with design modifications including decorative street lighting and paving, reduced lot widths and area
for approximately 67 lots and reduced front-yard setbacks on selected lots to facilitate the use of side entrance
garages and other alternative building designs. The project also includes the detachment of.a .portion of the
subject property from the Kings River Conservation District and the. Fresno County Fire Protection Distri.ct'and
annexation to the City of Fresno for which the Fresno County Local Agency Formation Commission (LAFCO) is
the responsible agency.
INITIAL STUDY
Environmental Assessment No A-03-21/R-03-83/C-04-42/T-5247
Page 2
May 12,'2004 .
Bordering Property Information
F
Planned Land Use Existing Zoning Existing Use
North LI ht Industrial . R-
'
R Rural Residential
Rural Residential(Fresno County)
Heavy Commercial R-R
Rural Residential(Fresno County)
South Medium High Density AE-5/UGM Agriculture/Vacant
Residential Exclusive Five Acre.Agriculture%
Urban Growth Management
East Medium Density Residential R-R Rural Residential
Rural Residential(Fresno County)
Medium.Low Density R-1/UGM
Residential Single Family Residential/Urban
Growth Management
Regional Commercial C-3/UGM
Regional Commercial/
Urban Growth Management -
West Low Density,Residential R-R Rural Residential
Rural Residential(Fresno County)
Medium Density Residential -R-R .
Rural Residential(Fresno County)
Medium High Density R=R
Residential Rural Residential(Fresno County)
Office Commercial R-R
(Proposed for Medium Density Rural Residential(Fresno.,County)
Residential)-. (Proposed R-1/UGM)
The project area is located within the westernmost portion of the City of Fresno's adopted.Sphere of Influence and
Urban Boundary" area, and is currently planned for ..public facility, neighborhood commercial, and medium density
residential uses by.the West'Area Community Plan, adopted in 2002, and the 2025 Fresno General Plan, also ,
adopted in 2002.
Environmental documents for previous plan actions include Final.-EIR No. 10130 (2025 Fresno General Plan).
Additional environmental documents have been certified for major public.facilities to accommodate population
growth and urban development including Final EIR No. 101.18 (Fresno/Clovis Regional Wastewater Treatment
and Reclamation Facility Capacity Expansion) and-Final EIR No. SCH 95022029 (Fresno Metropolitan Water
Resource Management Plan). These environmental impact analyses and conclusions, together with supporting
technical studies, address the,impacts ofpopulation growth and the necessary public facility capacity expansion
associated with the urban development that will accommodate this growth within the City of Fresno's 2025 General
Plan Urban Area Boundary and Sphere of Influence.
'Staff has reviewed the above-referenced project proposal and consulted.with affected agencies and interest +
groups. The proposed project has been evaluated with respect to the provisions of the adopted 2025 Fresno
General Plan (City Council Resolution No. 2002-379) and the corresponding potential adverse environmental
impacts, adopted environmental.iimpact mitigation measures and determinations of overriding considerations
INITIAL STUDY. .
Environmental Assessment No, A-03-21/R,-03-83/C-04-42/T-5247
Page.3
May 12, 2004
-established by the certification of the.re.lated Master Environmental Impact Report(MSIR)No. 10130(City Council
Resolution No. 2002-378). The proposed project, which includes an amendment'of the adopted 2025 Fresno
General Plan, has been determined to not be fully within the scope of MEIR No. 10130' as provided, by the
California.Environmental Quality Act(CEQA),las codified in the Public Resources Code(PRC)Section 21157.1(d) ,
and the CEQA Guidelines Section-15177(c).
Based upon an analysis of the project, as summarized in the following environmental assessment initial study, it
has been determined that the project may contribute to the creation.of certain moderate environmental effects or
the project may be adversely impacted by existing conditions.as addressed below. However; these potential
impacts have been determined to be,equivalent to or less than those adverse impacts identified by MEIR No:
10130. It has been further determined that all applicable mitigation'measures of MEIR No. 10130.have been
applied to the project, together with project specific mitigation measures 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. 101301 as provided.by CEQA 5ection-'15178(a). Therefore, it has been
determined that the filing of'a-mitigated negative declaration is appropriate in accordance with the provisions of
CEQA,Section 21157.5(a)(2)•and CEQA Guidelines-Section 15178(b)(1),and (2):
Master Environmental Impact Report No. 10130 examined the potential adverse environmental impacts of
implementation of the 2025 Fresno General Flan, which provides`plans and policies to accommodate projected
population and employment growth through) the year 2025. The City. of Fresno has determined that specific
' economic, legal;social,technological and other considerations related to the implementation of the 2025 General
Plan outweigh the unavoidable adverse environmental effects identified in the Final MEIR, including any effects
not.mitigated because of the infeasibility of mitigation measures and that the identified adverse environmental
effects are considered acceptable, It has been determined that the.`proposed project will not contribute:,to the
creation of environmental effects as compared to the development of the planned uses.which were analyzedby
the 2025 MEIR.
The following impacts.were identified by City:Council Resolution No: 2002-378 certifying Final MEIR No. 10130 •
(2025 Fresno General Plan Update) as significant but`mitigable effects:
Impact
ter.Supply, Quality ands Hydrology.
2- Increased'Demand for Utilities and SSystems.
stems. t
i..
3.: "Increased Demand for Public Services.
4. � ,Increased Demand for Recreational Services.
5.. Loss of Biological Resources.
6. ,Potential Disturbance of Cultural Resources.
7: Geology and Soils Impact:
8 Increased Demand for Energy.
9:
.,Potential Aesthetic Concerns.
In addition, Resolution No.20027-378,'also identities the following unavoidable significant-impacts and statement
of overriding.considerations-for these impacts:
1. . Transportation and Circulation-The vehicular traffic level-of service. (LOS) of E and.F projected for
segments of the Herndon Avenue Ex ressway and other identified major street segments are considered
a significant and unavoidable adverse impact which can not be completely mitigated. Furthermore, there
are no reasonable mitigation measures available to only the City of Fresno which would reduce this,irnpact
to a less than.'significant levelwhile allowing for the 'implementation of other appropriate alternative
trahsogitation facilities.
RIM
f INITIAL STUDY
.-Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247
Page 4
May 12, 2004
2. Air Quality-The adverse air quality impacts associated with the myriad of activities associated with the long
range general plan for the Fresno Metropolitan area can be expected to be"significant and unavoidable,
and cannot be completely mitigated. Furthermore,there are no reasonable mitigation measures available
only to the City of Fresno which would assure the reduction of air quality impacts to a less than.significant
"level., In order to provide a suitable living environment within the metropolitan area, the plan strives to
Y* facilitate expanded economic growth that will support increased employment opportunities.
Preservation f ri I nd-The nversion of agricultural land to urban uses within the planned
3. a o A cultura La co
9 , 9
boundary to accommodate the projected population and employment growth of the 2025 Fresno General
Pian is asignificant and unavoidable adverse impact,which cannot be completely mitigated. Furthermore,
there are no reasonable mitigation measures available only to the City of Fresno which would assure the .
"reduction of impacts upon agricultural laind within the planned urban area to a less than significant level,.,
while also allowing for prudently planned development to accommodate projected population and
- employment.growth.
4 Noise-The innumerable activities associated with urban living environments typically generate noise that
contribute to the ambient.noise-levels tlat occur within the community. The MEIR identifies numerous
mitigation measures intended to reduce the impact of increased noise upon sensitive land uses., The 2025
Fresno General Plan, as the project, also specifies numerous general plan goals and implementing
objectives and policies directed to redtAcing exposure toyexcessive noise levels. However, sufficient
mitigation measures are'.not reasonably available;only to the City of Fresno, which would assure the
reduction of noise impacts to less than a.significant.level.
In addition to MEIR No. 10130, other environm�ntal documents have beencertified for major public facilities to
accommodate population growth and urban development including Final EIR No. 10118(Fresno/Clovis Regional
Wastewater Treatment and Reclamation Facility Capacity Expansion)and Final EIR No. SCH 95022029(Fresno
Metropolitan Water Resources Management Plan). There environmental impact analyses and conclusions,
together with supporting technical studies, further address the impacts of population growth and the necessary
public facility,capacity expansion associated with the urban development that will accommodate the growth
projected by the 2025 Fresno General Plan. To,the extent that these referenced environmental impact analyses,
conclusions, findings and mitigation measures are applicable to the subject project they are incorporated herein
by reference, pursuant to CEQA Guidelines Section 15150.
TOPOGRAPHIC, SOIL, GEOLOGIC CONSIDERATIONS
There are no geologic hazards or unstable soil conditions known to exist on the project site. The existing
topography-is relatively-flat with no apparent unique or significant land forms such as vernal pools. Development
of the property requires compliance with grading and drainage standards of the City of Fresno and Fresno
Metropolitan Flood Control District Standards. Grade differentials atproperty lines must be limited to.one foot or,
less,,or.a Cross-drainage covenant must be executed with affected adjoining property owners.
2.0-AIR QUALITY; 2.1—Substantial Indirect (Source of Pollution
As a result of the San Joaquin Valley's climaiL and topography, the San Joaquin Valley Air. Basin (SJVAB) is
predisposed to poor air quality. High mountain ranges surrounding the Valley frequently create air layer inversions
that prevent mixing of air masses. The large number of sunny days per year and high temperatures in the summer
favor the formation of ozone. In the winter, inversions form that often trap particulate matter.
With respect to the Fresno area, the SJVAB has been classified as follows:
INITIAL STUDY
Environmental Assessment No. A=03-21/R-03-83/C-04-42/T-5247
Page 5.
May 12, 2004
Ozone. Recently reclassified from"severe nonattainment"to"extreme nonattainment"by the U.S. E.P.A.
• PM,o. Classified as "serious nonattainment".at the federal level. Classified as "nonattainment"'by the
State.
• CO. Recently reclassified from "nonattainment" to "attainment" by th U.S. E.P.A.
• NO2. Unclassified/Attainment at the federal level. Classified "attainment"at the State level.
S02; Unclassified at the federal level. Classified "attainment"at the'S.tate level.
Sulfates. (No federal standard.) Classified "attainment"at the State level.
..Lead. (No federal standard.) Classified "attainment"at the State level.
H28. (No federal standard.) Unclassified by the State.
Visibility. (No federal standard.) Unclassified by the State.
In response to the SJVAS's nonattainment status for Ozone and PM,o the SanJoaquin Valley Air Pollution Control
District(SJVAPCD)has adopted air.quality attainment plans as required by State and federal regulations. Table
VC-1 of MEIR No. 10130 lists the air quality attainment plans that have been adopted by the SJVAPCD.
The SJVAB reclassification from "serious nonattainment"to"severe nonattainment"at the federal level requires
the SJVAPCD to prepare a new attainment plan, due to the U.S. E.P.A. in.mid-year of 2003, that demonstrates
attainment by 2006. The new attainment plan will include more stringent permitting requirements and a greater ,
level of.control on stationary source em issions;within.the.District. Failure to implement control measures may
result in'a loss of federal funding for highways and may require sanctions on stationary sources.
Asa result of the SJVAB's classification of"severe nonattainment"for ozone by the State, the valley is subject to
the most stringent requirements in the. California Clean Air Act. These include providing, for a 5% per year
reduction in nonattainment emissions, or including "every feasible measure" in the Air Quality Attainment Plan; .
e§tablisting a permitting program that achieves a no-net-increase in stationary source emissions; developing
strategies to reduce vehicle trips and miles traveled; increasing average vehicle.ridership to 1.5 persons during
commute.hours; reducing population exposure to non-attainment pollutants by 25%; establishing best available
retrofit control technology requirements for permitted sources;and developing indirect and area source.programs.
,. . As stated in the current Air.Quality Attainment Plan, it is SJVAPCD's strategy to implement multiple tactics or
control measures. These measures are, in turn, implemented through the extensive collection of District rules,
regulations and permitting requirements established by the SJVAPCD_
The Air District has suggested that.the URBEMIS 2002 computer model be used to project future air pollutant
emissions that can.be expected to be generated from vehicular traffic generated from the urban uses developed
on the project site. The computer model evaluated the'foilowing emissions: ROG (Reactive Organic Gasses),
NOX (Nitrogen Oxides), CO` (Carbon Monoxide), PM,o .(Particulates) and SOX (Sulfur Oxides) which are
summarized.below. F
INITIAL STUDY
Environmental Assessment No. A-03-21/R-03-83/C-04-421T-5247
Page 6
May 12, 2004
URBEMIS 2002 AIR QUALITY IMPACTS'"
F^A//data in tons/year ROG NOX CO PM110 SOX
a Source Emissions 5.97 : 1.45 9.40 1.39 0.04 '
Operational Emissions 8.7.9 9.42 93.12 6.92 0.07
Totals 14.76 10.87 102.52 8.31 0.11
Level of Significance or 10 10 100 14.6 27.375
Requirements for Offset
"Based on 534 single family dwelling units and 30,000 square feet(building area) of commercial uses
The URSEMIS 2002 model projections indicate that the proposed project will not exceed the threshold limits for
the Sulfur Oxides or PM10, but it will minimally exceed the threshold for Reactive,Organic Gasses, Nitrogen
Oxides and Carbon Monoxide. This particular analysis included the prohibition of wood burning devices. It also
included the mitigation measures which are listed below.
The.,'Master Environmental .Impact:Report (MEIR No. 10130) adopted for the 2025 Fresno General Plan was `
...prepared based on land use designations, for this 153-acre project area, of public facility-elementary school(19
acres), neighborhood commercial (9 acres) and medium density residential (125 acres). The plan amendment
application is a;request to reduce the amount of commercial uses planned uses for the subject site from 9.1 acres
to 3.9, acres.. This results in a decrease .in the amount of commercial building area that may have been
constructed in accordance with the 2025 Fresno General Plan and in the amount of emissions predicted in the
MEIR prepared for the adoption of the.general plan. Therefore,although the plan amendment was not anticipated'
as.a subsequent project under MEIR No. 10130, the development of the proposed project will create a lesser
impact on air quality than the project that was anticipated-by the MSIR.
The SJVAPCD has developed'the San Joaquin,Valley 1991 California Clean Air Act Air Quality Attainment Plan y
(AQAP), which continues to project nonattainment for the above-noted pollutants in the future. This project will
be subject to.applicable Air District rules; regulations,_and strategies. In addition,:the construction phase of the
0r ectwill be subject to the San Joaquin ValleyUnified Air-Pollution Control District(SJVAPCD) Regulation VIIL -
Fugitive Dust Rules, related to the control of dust and fine,particulate matter. This rule mandates the
implementation of dust.control measures to reduce the potential for dust to the lowest possible level. The plan
includes a number of strategies to improve air quality including'a transportation control strategy and.a vehicle`
inspection program. In addition, the D,istrict•enicourages innovations in measures to reduce air quality impacts
such as'energy efficient building materials and household appliances as well as site design features including
landscaping,.pedestrian and transit access features.
To provide continuous travel, bike lanes are also required on North Grantland, North Bryan, West Bullard and
West Barstow Avenues. Other mitigation measures in addition to the required bike lanes are required sidewalks .
,.and pedestrian paths,pedestrian connections,lighting and other safety features for pedestrians and cyclists,street,'
lighting and appropriate signage and signalization that will promote pedestrian and other modes of transportation. .
These will be implemented through the conditions of approval for any future subdivision map for single family
residential development or for any conditional use permit/site plan review application for the neighborhood
commercial portion of the project.
The 2025 Fresno General Plan and the West Area Community Plan major street design standards and bikeway .
plans provide for thorough distribution of alternative transportation improvements. These facilities assure
convenient accessibility to neighborhood uses in, schools, parks,and commercial centers using alternative
nonvehicular means,of transportation. Neighborhood parks are acquired and developed with urban growth
management fees,frequently located in conjunction with an elementary school site that facilitate related academic,
. s
INITIAL STUDY -
'Environmental Assessment No.'A-03-21/R-03-83/C-04-42/T-5247
Page 7;
May,12 2004
athletic, recreational, and other community activities that promote combined trip-making and encourage the use
of nonvehicular modes of transportation.
In addition, the City of Fresno continues to plan and implement the expansion of its fixed-route bus public,,
transportation system in order to serve developing urban areas. Adopted standards and conditions of
i
development require the provision of ade uatebus stop facilities atappropriate major street locations tofacilitate
future public transportation services.
Mitigation Measures
]. The proposed project shall.implemen+t and incorporate, as applicable, the air quality related mitigation
measures as noted in the attached Project Specifc Monitoring Checklist dated May.12, 2004.
2. ,The proposed project shall implement and incorporate, as applicable, the air quality related mitigation...
measures as identified' in the attached Master.Environmental Impact..Report No. 10130-2025 Fresno
General Plan Mitigation Monitoring Checklist dated May 12, 2004.
r
3.0—WATER; 3.1-Insufficient Groundwater Available for Long-Term Proiect Use
Fresno is .one of the largest cities in the United States still relying'entirely on groundwater.for its public water
supply. While the aquifer exceeds a depth of 300 feet and is large enough to provide adequate quantities of.safe
drinking water to the metropolitan area well into the twenty-first century, groundwater degradation, increasingly
stringent water quality regulations as well as high consumptive use of water on a per capita basis (267 gallons
per day:capita), have resulted in a decline in the total usable potable water supply. ;
The City of Fresno is currently.implementing a number of.strategies aimed at managing existing groundwater
resources,including location and construicbon of groundwater recharge facilities to purifyand replenish the*ground
,water; construction of a surface water treatment and distribution facility; and routine testing of groundwater to
identify contaminants and construct.well head treatment facilities as necessary to remove contaminants from the
groundwater. The City of Fresno Department of Public Utilities has confirmed that an adequate source of water
is available to serve the proposed project. The nearest public water mains are located in West Barstow and North.
Bryan Avenues.
Mitigation Measures
1. The proposed project shall implement and incorporate, as appropriate, the water related: mitigation
measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004.
2. The proposed project shall implemen t and, incorporate, as appropriate, the water related mitigation '
measures as identified in the attached Master Environmental Impact Report No. 10130/2025 Fresno
General.Plan.Mitigation Monitoring Checklist dated May 12, 2004. K
4.0—PLANT LIFE; and 5..0—ANIMAL`LIFE
There are no native plants or significant wildlife populations known.to exist on the project site. The landscaping
proposed on :the site will provide habitat for certain species of birds and small animals suited for an urban
environment.
.6.0—HUMAN HEALTH
Aside from temporary dust generationduring.construction, the project is not expected to have any other impacts.
on human health: R
e t
INITIAL STUDY
Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247
Page 8
May 12, 2004
7:0-NOISE
The project site will be exposed to vehicle traffic noise due to its location adjacent to a planned arterial major street
(North Grantland Avenue)and three planned collector major streets(North Bryan,West Bullard and West Barstow
Avenues). Arterial streets are typically developed with four to six travel lanes(two or three in each direction)and
a center median island with.single or dual left turn lanes at intersections. Arterial streets havethe capacity to
accommodate average daily vehicle trips of 36,000. Collector streets are typically developed with two travel lanes
in each direction, or one travel lane in each direction and a continuous center turn lane, and no median island. . .
Collector streets can accommodate average"vehicle daily trips of 24,000. Projected daily traffic volumes on these
.,major streets are substantially less'than.these maximum capacities for arterial and collector streets.
Implementation of applicable development policies and zone district standards provideforthe substantial reduction
of traffic generated noise. Where single family residential lots are proposed to back or side onto arterial streets,
a,twenty-foot landscaped area from the edge of the street pavement to a block wall barrier(not less than six feet
'in height) is required. Where single family residential lots are proposed to back or side onto collector streets, a
ten-footlandscaped*area from the edge of the street pavement to a block wall barrier(not less than six feet in
height) is required. Confirmation of compliance with the City's noise element standards for residential
environments will be,assured with .the final project design and, a noise calculation analysis. Typically the
implementation of these design measures assure compliance with the City's noise element standards of 45 dBA
Ldn, or less, interior noise and 60 dBA'Ldn, or less, exterior noise exposure.
9.0—LAND USE
The plan amendment application proposes to amend the 2025 Fresno General Plan and the West Area.
Community Plan relating to 9 acres of property, located on the northeast corner of North Grantland and West
Bullard Avenues, from the neighborhood commercial planned landuse designation to the medium density{4.99
to 10.37 dwelling units per acre)residential land use designation..The plan amendment application also requests
to.amend the above-noted plans, relating to 19 acres of property located at the northeast corner of North
Grantland and West Barstow Avenue, from the public facility planned land use designation to the neighborhood
commercial land use designatiori.for 4 acres and medium density residential(4.99 to 10.37 dwelling units per acre)
planned land use designation for 15 acres. The related rezone application proposes to rezone a 4-acre portion
of the site located at the northeast corner of North Grantland and West Barstow-Avenues from the R-R (Rural
.Residential=Fresno County)zone district to the C 1 1/UGM-(Neighborhood Commercial/Urban Growth Management),
zone district and to rezone 54 acres of property located on the east side of North Grantland Avenue, between
West Barstow and. West Sierra Avenues from the R-R (Rural Residential-Fresno County) and AE-5/UGM
(Exclusive Five Acre Agricultural/Urban Growth Management) zone districts to the R-1/UGM (Single Family
Residential/Urban Growth Management)zone district.,The rezone application also proposes to rezone a 21-acre
portion of the site, located on the west side of North' Bryan Avenue, between West Barstow and West Bullard
Avenues, from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management)zone district to the.
R-1/UGM(Single Family Residential/Urban Growth Management)zone district and to rezone the adjacent 13-acre
parcel from the R-R (Rural Residential-Fresno County) zone district to the R-1/UGM (Single- Family
Residential/Urban Growth Management)zone district.
Objective.C-9 of the 2025 Fresno General Pla states that the city should "plan for the diversity and quality of
residential housing,at locations necessary to provide for adequate and affordable housing opportunities. Housing
patterns should support balanced urban growth, and should make efficient use of resources and public facilities."
The development of.the entire project site-, which is adjacent to large single family homes and several proposed .
or approved subdivision maps with varying lot sizes, meets the goals of this policy. The project will also be subject
to the design standard requirements for single family residentiai development noted in West Area Community Plan
Objective W-4 through the tract map review and approval process. All residential development on the entire
INITIAL STUDY
Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247
Page 9
May 12, 2004
project site will be subject to the interface standards of West Area Plan Objective W-6. These will be implemented
through the conditional use permit and tentative tract map application conditions of approval.
The proposed land uses are compatible with the applicable community and general plan goals, policies, and
implementation measures intended to provide for the efficient uses of natural resources and public facilities; the
construction of adequate public improvements by the development which generates the demand for these
facilities; and, the implementation of a functional land use pattern consistent with the.population and economic
growth projections of the 2025 Fresno General Plan.
Based .on the applicability of.adopted development standards, plan policies/implementation measures, and
applicable mitigation measures of the above-referenced environmental documents, and with consideration of the
proposed land use relationship, and recommended neighborhood unifying design principles, it is concluded that
the proposed plan amendment will.further'promote the achievement of the planned urban form and land use
objectives of the 2025 Fresno General Plan and the West Area Community Plan.
10.0-TRANSPORTATION AND CIRCULATION
The development of the project site with up to 153 acres .of.single family residential uses and 4 acres of"
neighborhood commercial uses,and the surrounding planned urban uses designated by the 2025 Fresno General
Plan and West Area Community Plan,will be required to complete the planned major street network in accordance
with applicable development policies and standards including the Urban Growth Management program. North
Grantland Avenue is a designated arterial street and West Barstow,West Bullard and North Bryan Avenues are
designated collector streets by the general plan. The city's public works development standards provide for the
,arterial streets to be development with two to three travel lanes in each direction separated by a median island
to control left-turn and crossing vehicular movements. Collector street are typically,developed,with a total of two
to four lanes without a median.island although in some locations with a continuous left-turn lane. Both collector
and arterial street standards provide for a widened pavement width. at major street intersections to allow for
exclusive left-turn and right-turn lanes as well has bus bays or turnouts.
The Master Environmental Impact Report (MSIR) No. 10130 prepared for the 2025 Fresno General Plan
(incorporated herein by reference)utilized macro-level traffic analysis techniques to examine the traffic flow level
:of service;(LOS)for major.street segments thatWould occur in the year 2025..This analysis utilized the unadjusted.
COG traffic model projected traffic volumes and,the Florida Tables, which are an accepted national tabular
standard of the Highway Capacity Manual(HCM)methodology. LOS is a characterization of a street's traffic flow
operations that range from an LOS of A(reflecting.a very low traffic volume with no travel delay) to an LOS of F
(reflecting a very high traffic volume with substantial congestion and travel delay). .
Large employment intensive uses attract trips from throughoutthe region and thus might facilitate the use of public.
transportation or other alternatives to the.use of the private.vehicle. However, It is apparent that a substantial
portion of the predicted.vehicle trips impacting the plan area's major street system would be generated from land
uses that are not equitably contributing to the cost of constructing adequate street capacity or other transportation
systems. Widely dispersed semi-urban or rural residential developments occurring beyond the Fresno
Metropolitan Area are poorly suited for alternative forms of.public transportation and typically would not contribute
to the construction of additional major street_capacity.
The traffic analysis prepared for the 2025 Fresno General Plan and the associated Master Environmental Impact
Report (ME IR) No. 10130 utilized the Fresno County Peak Hour Travel Model of the Council of Fresno County
Council of Governments (COG) to project average daily.vehicle trip (ADT) volumes on major streets. With
development of the project site"andsurrounding planned urban uses designated:by the general plan through the
year 2025, projected ADT volumes of 10,990+on Grantland Avenue, 1,970±on Bryan Avenue, 410± on Bullard
Avenue and 1,470± on Barstow Avenue.can be anticipated. With anticipated improvements completed by the
INITIAL STUDY
Environmental Assessment No. A-03-21/R-03-83/C-04-42/T-5247
Page 10
May 12, 2004
development of planned land uses as required by city standards and policies, these streets, Grantland, Bryan,
Bullard and Barstow Avenues, are expected to ultimately function with a level of service (LOS) of C throughout
-the surrounding area, although a portion of Grantland Avenue (between Parkway and Bullard) is expected to
,.'ultimately,function with a LOS D. The.LOS C is indicative of streets that accommodate vehicle traffic demands
with few delays orconstraints.
The proposed future development of 534 single family residences on 153 acres of the project site can be expected,
to generate an average of.5,110 vehicle trips per day(VTD.). The proposed future development of neighborhood
commercial uses on 3.9 acres(assuming 25% build-out,or 42,000 square feet of building area)of the project site
can be expected to generate an average of 1;803 vehicle trips per day(VTD), Of these combined vehicle trips
` (6,913 average weekday VTD)for both the commercial and residential components of the project, it is projected
that 443 will occur during the morning (7.:00 to 9:00 a.m.) peak hour travel period and 696 will occur during the
evening (4:00 to 6:00 p.m.)period hour travel period. A modest proportion of these projected trips are expected
to access State Route 99. 'In comparison, if the site were developed as it is currently planned, with 135 acres of.
medium-density residential uses (assuming 4.5 dwelling units per acre, or 621 units), 19 acres of public facility-
elementary school(assuming 20%build-out',o 1 165,500 square feet of building area)and 9 acres of neighborhood
commercial.uses(assuming 25% build-out,.or�99,006 square feet of building area), the total vehicle trips per day
generated by theproject would be 12,183. The proposed plan amendment will result in a 43% decrease in the
amount of traffic projected to be generated by the project site.
A substantial portion of the peak hour vehicle trips are,expected to utilize Grantland and Bryan Avenues to the
north and south of the project site, and Bullardland Barstow Avenues to the west and east. Because some of the
immediately surrounding area is not developed,the planned major street and.intersection improvements have,not
yet been completed as required by adopted plans,.policies and development standards. However, the proposed
project,as well as other urban land uses developed as planned by the 2025 Fresno General Plan,will be required
to construct the planned major street.system consistent with-the public.facility and service delivery requirements
of the Urban Growth Management Program..I In addition, development of the project site will be subject to the
payment of all applicable development fees including updated, or new, urban growth management fees..
An appropriate, reasonable and'legally permissible`.method of addressing capacity deficiencies has been
presented to Caltrans for consideration. This method'utilizes the:master storm water drainage facility planning
and fee program established by the Fresno Metropolitan Flood Control Agency as a model. Using this model,
v Caltrans-is responsible.for-providing-a master facilities -plan, development fee schedule--and assurances of
compliance with constitutional and statutory requirements.(Mitigation Fee Act-AB 1600)which apply to th.e,City
of Fresno. Should Caltrans develop a master facilities plan arid.development impact fee program consistent with
this model it will be applied to any,final tract map or other applicable development entitlement for this project.
In order to alleviate the impact of this project upon th.e City of Fresno's street system and to provide for a smooth
flow of traffic to and from the project, the property:owner/developer will be required to dedicate, upon submittal_
and approval.of.a development plan, a portion,of the subject site for'street purposes in accordance with adopted
plans and policies such as the Major Street and Highway Plan, the Circulation Element of the General.Plan, an
Official Plan Line, a Director's Determination, or a local street public improvement standard as determined by the
Director. Every development must also construct a portion of the planned major street system, including off=site
extensions as required by Urban Growth Management Policies. In addition, the residents of the proposed project
will contribute to the.construction of state highway facilities and regionally significant streets through.the Measure
"C" local transportation sales tax program.
These and other street plans are the product of careful planning that projects traffic capacity needs based.on the
densities and intensities of planned land uses anticipated at build-out of.the planned area. These streets will
provide adequate access to and recognize the traffic generating characteristics of individual properties and,at the
same time, afford the community an adequate and efficient circulation system.
iu
INITIAL STUDY
Environmental Assessment.No.'A-03-21/R-03-83/C-04-42/T-5247
Page 11
May 12, 2004
Mitigation Measures
1. The proposed project shall implement and incorporate, as applicable, the traffic and circulation related
mitigation measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004.
2.' The proposed project shall implement and incorporate, as applicable, the traffic and circulation related
mitigationmeasures as identified in t e attached Master Environmental Impact Report No. 10130-2025
Fresno General Plan Mitigation.Monitoring Checklist dated. May 12, 2004.
.11-A,-URBAN SERVICES
11.4=Availability of Fire Protection
The project site is-located within the city's Urban Growth Management Area and must comply with the applicable
service delivery requirements necessary to p ovide not less than the minimum acceptable level of fire protection
facilities and services appropriate for urban uses'. The proposed,project is located more than three miles from the
site for the temporary and permanent City of Fresno Fire Station Nos. 14 and 16. Therefore, the applicant will be
required to mitigate this.through measures determined by 1he City of Fresno Fire Department through the
processing of the tentative'tract map.
11:6-Availability of Sewer Lines of Adequate Capacity
The Public Utilities Department has determined that adequate sanitary sewer service is available to serve the
project. The nearest public sanitary sewer mains to serve this project are located in North.Grantland,West Bullard'.
and West Barstow Avenues.
''Mitigation Measures
1. The proposed project shall implement and incorporate, as.applicable, the: sewer related mitigation
measures as noted in the attached Project Specific Monitoring Checklist dated May 12, 2004.
2 .. The, proposed project. shall.imp.lement__an.d__incorporate,_ as_applicable,.the_sewer related_mitigation
measures as identified-in the attached ,Master Environmental Impact Report No. 10130-2025 Fresno
' 'General Plan.Mitigation Monitoring Checklist dated May 12, 2004,
11.7—Availability of-Storm Water Drainage Facilities On or Off Site
In order to avoid or reduce the discharge of pollutants'into the storm water sewer system.,the U.S. Environmental
Protection Agency requires that a Notice of Intent for a..general National Pollutant Discharge Elimination System
permit be fled for a variety of industrial'uses and for any construction site of five or more acres of land. The
property owner of this development site has�been•informed of that requirement and of his, and any business
owner's, responsibility to ensure that the Notice of Intent is filed in accordance with the regulations published in
Volume 55, No. 222, of the Federal Register.
p 14.0—HISTORICAL/ARCHAEOLOGICAL
There are no adjacent historical or archaeological sites. To ensure that any possible sites will be protected, the
following conditions have been added to this 1 pecial permit approval:
1. If archaeological and/or animal fossil material is encountered'during project surveying,grading,excavating,
or construction,work shall stop immediately.
JNITIAL.STUDY •
Environmental Assessment No. A-03-21JR-03-83/C-04-42/T-5247
Page 12
May 12, 2004
2. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted. If the
remains or other archaeological material is possibly.Native American in origin, the Native -American
Heritage Commission shall be-immediately contacted,and the California Archaeological Inventory/Southem.
San Joaquin Valley Information Center shall be contacted to obtain a referral list of recognized.
archaeologists. An archaeological assessment shall be conducted for the project, the site shall be formally
recorded, and recommendations made to the City as to .any. further site investigation ,or site
avoidance/preservation.
3. If animal fossils are uncovered,the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain
a referral list of recognizedpaleontologists. An assessment shall be conducted by a paleontologist and,:
if the,paleontologist determines the material to be significant, it shall be preserved.
I
DETERMINATION
Based upon these previous actions and the applicability of adopted development standards, plan policies/
implementation measures,and applicable mitig�ationmeasures of the above-referenced environmental documents,,
it is concluded that the-proposed:.land uses will not result in'a significant indirect adverse environmental effect.
On the basis of this initial evaluation,it is determined that the proposed project is consistent with all applicable'city,
plans and policies and conforms to all'applicable zoning;standards and requirements. Pursuant to Section 15070
of the California Environmental Quality Act(CEQA)Guidelines, it is further determined that there is no substantial
evidence in the record that the proposed project may have,a significant effect on the environment. This is based .
upon the mitigation measures required as conditions of project approval which are referenced by this
ea
environmental assessment and are. conditions upon which a mitigated negative declaration can be
recommended. A MITIGATED NEGATIVE bECLARATION WILL BE PREPARED. .
sAC:K:1Master Flies-20031—PLAN AMENDMENTSIA-03=21;R-03-83-c-N-42-T-5247-SAC1A-03-21-R-03-83-C-04-42-T-5247-IS.wpd
4,
1
LL
m
w x x 'x -
st c E
O
o
ca
co
O m y.0 �. Q
OlN
a m c a`.
D.
a`9 m
n �
c
m
� m •_ � �„ cc°i m
o ani a cU a Q
EL Old
rn rn Q _ _
o..
_.y -
V
d = = m m o
W rnr a rn. a rn.
O ¢ mU � wu. U m m c c m c c m c c »
Z `c m O c m . O c m
O Q. cn O a y O a) O y O a) O
C7. J w C A O G.`� d O. O'er� O
O �: � O 3:.o
� [L C, o8m masm
e- O W v c c ,. c) c cOr c cam ;
O U ] mmm � m 5c`o.mca�i � m � cm
Z
a. CL goo aa neo aa w0
S 0 c c
o m o .m
,. W F- is E �`E E
> m > >
�- ZZ a I . o = o =
LU W
....Z N, ac
C 0. N C aN C
Q _ _ O m 0 y m 0 ca m 0
0 d a o c a c c CL a c a
m a as co n ca m a m cv
�/ w
LL LL. a) U) c/) m C y � 5 .�. Y -0 .
f.- LLI. � n ,� c E u7c oO 3 ° cOO ami � aia'
Z .� m.•- O. Z O - N = J O C as ... J :C O. O
(� '' oxo t � N E � �. 3 of yam E
Q W- O cW c m m m m c0 � �y a, c0 � cL N
d. = � bm LL, n � � m = ri � y a-< in omCm
�,• > C '2 01.y.,0� '0 C O N C - C O .y y
0• 0 LO a7 O U �� m O 3 '.0 N y. > V O N m > .m —
m y L m m m...+ � y
Z cc CO y N �. co
c W y a7 N y N m y C N .
y �; C � co�catnyy 77.EEL � € m mm � m
LQL W C Nm m :3C 0 : �. mem � .� : E �.c.� .
r 0 C Cf co O y{' J m a)- O m ca C y O m CO O ._. >
z w+ �N C ' co c) V CJ] E U O- m O - V..O.0 �N CD a C y
Lo LLJ m a Z �. o L ', '_`°' 3°Q. Lm- . t Cc 0 t cn ID c cc
Lo
Z C14O N C C U. LL' y O O- 7 �+ C > m . > >. y V C•m y.
y O.N O y W N•o ..., L ca m 7 L m t� A tC
QN � - . ca N v . . m ��c3.� c 0c0c0W mmo m ��. CD
0
sT o � > . C. � �.a y o o: cc o o a_ o m C o a' cc
N — O U -U — i y — .- O- C O1 m ca _, >.
�• o ' rj
c� CL t' m.`m 1`o R~ .c m� co c .Cu o o c-u 3
Z 7 y C .m W u) Co m .� ._ .. CL._ cc N
Y N IVU m Lu c (D rno `�° c � �cc c � � c_ . c �''a m m C)0
11 W >. m s am0 y i
W
et _
N
N' U X X
' r
> m X
co
Q X X X
W } C) a
ca
c'c d c
ap po 'cE � ocE oocE DocE .
W ro o X - M.ro. n Y ._ m.2L ro n
_ c cia o m o -Z6 E:a E
c'm a O 1 O °
dW rrn > rrn >. � rn> rrn>
� Oo.:6m � Oocm � CLSQ) 3.a.cm cr
'0 rmm � n rmm � n' .0cm 'ao. amm -0o. a'
U � :3 cm � � _. cm � � , cm ° � cm m
a l- a ro O a F- a•.cc 0 a'I-.a (a a F- fL ca 0
W E c m V.•a
W Z:Z > d > > ca aQ
+,. LLJW o r . ° o c
Z.4w
2L aacic CL acami rn dZ '
F'- Q (a4)CL co(n (D cc2 � c
o cn m o,a E is o o y LU
CL a - " o
0 :d c c 'a oro �= a =.o •
; .. a. Jt a m a `o (D ro a CL
ILJ
�• „_� .. Q T c mac C. O m a � -a C C L..S..�m m U 01� 0 ,
f- W.. C r 3 0:� m.1O .ai � c. o:'� a m a c t -0 a-0 m
U Z 'L y -O . m m o m ro U.N U •O.. _ y U C O >
W c > c arr m r �."a co
-
W'^, 0. O 7 •C -0 ch V-.�. N ro N ,m. C y r �. cm
N rc
•N co N H Im'N -0 m - y N s.L OI m 'a y
CON m •- so -.0.
•� O. C - O.E m ° .0 C..IC p �:.N t°ii y m r •y V-.O .y ro ui to
O E E e Z 4) 4) o �� C' Ea C 3 .m c:.E ro c m - x 0. y T
Z N •� C 'y CD ° •_ U O m �' U .N m m 'a m m cc = t m ..cn C - .
J � y ro y m v O.r y�m C G m E'O.y ' > m y ` y C U m
0 7. i >
0 m - -0 r- (D c m` - a``�i..° CL`o o -0 - c c ry CD So m y a Q
W LL,. O C- C 7 N O m TIM
m O y ro E C
Lin, CD m nr. ro m nno,� CL c m . y m m a Zr 0 > ° c
CL
Z . . W 0. 0 E T m C C j > N y <Q U•3 V d _�y
O N ro n ro
m 7 ..m �:4? E �:W U �.�. a>i an d D ,d c ro•. y 'A y E
E m f/1 7 �. T .0 C O m ro cm
f� W ay. yEc.accc,CL 0 '3 r_0 ° yy Ncma c U0
-- _
Z - ro - vl - N. `� m C y m 0 .0 _.d .2._O'-A- __-, oQ--'>_C.� y
.0 m C1 r C O O. C U
O ,ro N �_ '� 61 -0 i .3 m y..m E ° O y C a'ul O. C - -
N n0 Ey � � rn� io.c ��. o �..caUi' " > > (D (D
c a mU c m y n o Z Lo
d cu n
'fin{• O' O C y ro E E O._C M.m r. m O y m N a. C Y m
U H O ro ° ro m t j.U-fn U r., '3 y C C ro,Q1. 9 U -
��Qee�� •y cm (n n �. �p T V m to m 'ro O_- y 0 - --O a
�. V C U OC N m (n G.O > A m = w �. U N- E 'O� a. 7 C y T O
U. N m 'a ro m 7 y d,C� O.CL� 7 y 2 V
3 m r m L U U) O T
o g m a ° 'o=�ai .y F- .c m o_•� m m q cca -0 E p n° .
E m g y y C Y .� C cm O y m E
O.'U d1.> y m^. C L n m (A U .O _ - = = .._. a
ci m.•.o i° Yamaui � E•Q :Rc gmm m� 0mc
ro U C C U C O` O` � y vi m m t0 C ro ro - - .
ro 7 4 _ > L D a`1 O.�, = m m C E U C E y C ro c m - ..
Q n y y r m > 7 t 0 0 7 �. .N y O C m Q 7 O y � � .. ..
p a� m
C ._ O m m C 'a � a —• V- fn U O ro.. E p c0 m d O m
E y ..VU.. .. > 7cd Oa.O •CIC y.0 >...0 ay 'M U. OE nC = QH .E--
q m O.U y "r mro y ro C E m :�C m C ° n O ._
Z co
� o � a t o ccc 1 E a 4) E O Z) cE �' a>> � m m
W � � ,c nd o � �. o o E m`> �� � � d 3 0.o � . �, a o 3 ¢ cc
O o n n m °? A� ro ar di p� Z C1 r,O ='
d tL o m O o ro5 E a. (OD'C7 'y F- `U..E ° :2 E m (D nm = .y
`Q m.C Y7 O. (C C,ro O
dC& .10 O cd m � E 5- m 0•N ro
I
A y
LLF
W X X
p
LV
N V X X' X
V-
>
C13
a X x
M- Zm
0
N
ca JWm .c m �c CD E:
pin
aE N N:E rn
r o r c m Z = o
OW- cma ` N .` . C 'a a .
m
x
CC ,
Z 3..
o ycc
LY_ W .a
W F-' cm o a
WW s C c r Q
. � 'm c az
F- Q , .
� � O. o O w �
U
LLJ
w tM 2 m .. �, m •� y cc M c m N � L m c H
v •
U W LLm Q Q N`C . " 5 10 CD
E co
E'.. y' m x m m ` N CO
a .� c c m � E `—° m n 'a a E m ate' mN m c
m w N O c c 3 o v o O
can
O � m M.4) Eo m cr
o � m o U
-- m. E
c >
J N Q N m m E . m E `, m c = o_�
Q W cp
a rn m d- .0 N E N'. o' ....>; E �:'a a Q
m -3 m oo y ,••, m m N
CL M CL
W C C y _ m .� U D. 7 U m.7 0 cn N C
to 3 E 'N o o m..�. m a.
N = o �'c m- mc.m.. m m m y (j C �.o rn �.
Z C m c
N tE07 C OC7LCL cc0 u) C a C.L C N o a) oU tr
W - �, �. a:... > �.:;- €-y- -..._ o -.r-- —Q) �U UUP
N a, N 'a o CIE y c m m L o• E • - co LL m
W mR v mm �•�� ,, a� � ._ vNi my o � =.� 4m :
j d m arn3c m � c v t � O
C m U O .N. N L E O m C
rt Z' a, m N.y N. O.> U C, O .y-m y E O. `° C,•V j^"
O `° aci w c 'v c E ' cU m y � �- E " c ``° c � j.
U F- cm cn.�jmmmm, f° a > = ._ Z mo ydm
M a m o m. o m m Z`'� �j CL Q) 0 o y m ami oar .
.f. O7. G 0../_il' �'C C U.C O ��- �.;f/] 9 -p�y L_ y L7 O a d m C -
O � � � °o ,Q � '.5 �t � � nci.m O 12 E � mai_ m
'cy- u�imui va"3Lc •mq � o .:Cn moo„ mE m m o g
` y.E. m`> (Dr- M > o m m c - " > CL o 0) o m f° o o
N m N $ m -y, m c N m E .- m m O m 'y d R C
m 'm c my o - m :3.
c a C c E � o m m
. M - O m CL .. 'y O a.C ,.. ,"O > C Q m !- m y m N N m 0 C
G c v 0 c - 0) m o c Q o c o, m
Q -' 07 N O N U . a r-
�. y_U y 'CD - .V y •m 30 y y r OC T R U O C O m •.
3 c N c m m C .O U � C m _ ( E _ c m o m cnaL m
c 3b f° E N m m o .m a y v'v E a N m N L m
�. Q oo �- vn.m 'c > a E L c .e aim n > > moi o
Z w O vm C m.C $'� L N O Q N L m m 3°O 07 O.m m L N y CL C
.�_ C m N .:m v G � CM'>% m C C a —
m mo o: M c m o m c o o - c o c o 9,o m � o rn
Q ns ovco2mso = Cmm. Uo c C N �. Nm Uom Qm
W G N. m C C > O` _ _m • m > N U m O7 N .'y O N y .N N
V m.�, >.m O >,d._ C cr 'm C m U C = •C ] O. - U N. .m Q m
. -Y"-' m z m N = d O 07 O L O m.. - O O N = O_m L �.
u C m m ' m O - = `C 7
C] o U m o m L N
.Q r cc 6 N a tE
vi m
L t .-
m
. :16 N m f0 M C7 1 'a. U O (0 U
W E • .
CL
as_
L1J X X X X
Q
LL
W }
co o.
p Q V 13 c O D C C c m N c m `C° 4) a '
M JW � ccE a) Ea) m � rnaE BELE: caE c
r du. a ca � o E � o' nE E5 cos of of
p yc0 r cow t � .- 0 C 76 cmm ccm
T.. OW �m.'Em, Corc > a ca a� mmd mmm na>ia4i13
m .
O V > m r m m m m m Q a
aoo aoo aoo
oDao . oaaoo m
3 .0
0 V 0.
cn .01 cnO
cn
C C C. .O O' O d Z
cn cn a c
F-•. Q � 3cn cn
J p . p
0a' a�i ' a - - -
w Q y �
C -0a >, mo m ._ tc — m C m m
o m Eine cu :3 Co e c m y m y m
amv m c . cmi 2 m € m E c .
N •.y N E m O` ' o r Co - Tca c m 7 V m Co V
O 0. m m d C V. T-5 .0 0 C. C1 O y ca .0 .d H iJ
-0,!!� 7 mca
CL G. _ O C. 3.. C C• U �_C C m T- .L > y m> C m C -
� Q p $ Em� � m Q. Co c � � c crn
J N . . m m c y e m y > E s c a t a m
Q C ` ° cm.y— E � dy. m 3c c c �
W p a m � Xom m.o o. acim >`— y rn d cn c a.,y
Zr� ++:" awi = � m m cc r.m o c m v 3 CD b > ca a
W °'- m. o m 0 m ` O is c o E m °' y
N c.. rn �.m m e m y > � � 2 c v c W
U y
ZO '^ > E:vNcc � 3 Omc co In mo co T c c 00
N ocEcm �o'.m cam T70 co y c o
CO o o i —_
c CO (D 0 E � m um, a o.� � o�-� a3 m c N
>- -- N Co = __�.y_OL. ... ft- � Ute — � a-m � ; - - - —
Z {Q N m � � as OC j Cl . N H y p m`L " t N t Lm N
_ m
Lu Q' cn cc d . cO ca (D a Era com . b. E t m
C O m 7.:.m C-3 LL .7 � C• O a y rJ'
`L ,.N W m m C .0 0 m m C E N t d T m
L m 0 (D 'i= c > > � � o -a a_`�9? c E
Ul 03 cy � co : acv � m•c �,aa :� v� m o
c m > - m m3 •
~ 4 Z y c 2C7 am amt CL 0 o m c = y > m d m
cn E ch
R m L y co
y ,L..C m Q 7t' C � m > m .r0
M Crioo c � o m m 0n m o m v m �a o c v 3 m
Q 0,w c, 0 c M .m- m o >, = cn m 3
_ '0'm m Co ca y L y C•-, 7 C C y
co c L E CL o m c v O.0 m a m •m •3 3 m c
o y E y.L ., y m m m m,.. N o L C• m N m
M y C -01 C ca N . m .m m -a >(A m ' m .0 .O -
Q C `7 C,� gip' LL 7 :LL 3' ` �.m,a .n tC0 O -, 0 m -a
�. co
0. m C 3 m_m _ y of z y C = d y ? y fA CO m C N o
r- E = c.m � y' E aci o m mm co y � ami U) ami m
N mm3 0c c -rn tcatW mom. :
o E y m_ o m OY 3 3 `-' o > > B c an d m =
a �_ m - a, m
O cT eom3 � Z aEiZ;•� Ecz. co 3: y = - ct m Om
E O_ y > :U b m O_ y 7 o O O_t `d d L m C y O-N
m m co y m E y 6 3 y-� 3' - Si ca E C =co 0 cn
co
O y L C :p`1 w C t CO C 0 H 7 d y m m y m —U y L
-m 0 y = m `
Q U c � Cl) c C v_ = 'A U o m a U m'm p Q m :
LJI _a u rnm CO 0y U c � COm � — m am' .t.ts c m 7
m .- Cl)0 ca cnm > U L
0 DE •G � y'o.� m Dmrnm
a '
- X ~ X
W ..
Q ❑ _ I v v
�X x
T
m X x
�4 W �.
Z
V C b C CCr..
h � W mmC C _ �c - c= mmc mmc mmc E
Cc
Q LL c EaE E.� E � E � c aE c aE c nE
2 r-
O W c m m m._ m - m - c > a -E
> d -F
>. CL .'Q. .
V � m ( y mom'. �m� (D m d m m m m m m
aoo oa as ❑ 0- 0- 0.0 ao ❑ ao ❑ "a
❑ a.
-a
CD cl cm cm cm
Z N CL
W W a a Io "5. 'o a o ccaa.o ,
2 Cl) c c c c c c n. Z
J Y _Wj . O O O,.'. O O O O LU LL
� a a
E
eA m �m ,c v o m m o c
_ W c� t am V m e m m
- ai C U _ U m `�'.d E O N C d C 7 U ..•
= W L- t » mL 3. ym � om � � a CC
o my m .
yoc. n3 a.. ter mm a_ Cm m c
O = N C y. C m..7 O' m mcn ca. ca c m 7., C) m m O m m. `U
O > m `mQ 1m _m vo Eioc �, (D oa �- cac
_ Z °' cc .0 m cv .° OU t � � c t cv E m a c
J � _..._. m m Z. co c o U m, 'O o c p m =$ Ui.= •`-° m a �
tW O= t mmme `�° y. mm cmcmmc E �° c3 nQ
2' c 3 a ., E .ao m c m E m ° c a7� c °'
LL. m0.E m m w E m m m rn� o - d �� c CA .
to CJ m E � °' o >. E E c ' '` '• t p m t .rn g c
m m 7 a m a C a,- N m y Z O O C O
C4 Z; '.N `, °. O 7 > a O m m C 7 N C y .C m 01 cn
J CmN_ � m (D -U 7m acm0 c ° o m`
c c m (D -U m mF co
U U o ��
N m m y `° m 3 3 c aci w m m v m
0
N ar. cy ammc mo 4 mycam ca (D CD
m c c �� o m y C y
cV W d .y o a c`v 3,'m a m m a m o Q) 3 c C 7 c
C >' o,.-
Z C a O:U l m m a O N a O L O" r a y 3 -
O Q j m.j O` N ]- c CD U a - ..y 7 C a....y c m 7
�x U � � O m S � IA C .m C C C C .r ci 7 C y -
V Q O m m 3. .0 y C y 'OCf. m m m C ° C UO ca C N
� (7 C O p.� L m -a N G lC m.cn N m y O t C m u m
o mccn oimm Ecy � cmc . mm a0w.E cma 6E � m
t.v63 °' � ° - E . � m EO CL p
fr o •(D `o' mtE mm � c Eem �. coi > omc a
m o ° m E m o
T y a=.—,.!= m.c..(D o ` m o y y m m v a o c°
cV
(D _O v m m ai o m E c (D 12
m c-° ci m mCnj , L m c
`0 .0 m° c E cn ib m o m e E ch E E m %D 23 a c
Q C O 7. c E m C m m .r p N C U •5 C 7 m W d a m
`° wy ACL-m aL mC mmE � � m � - � � am
m m C N t `O m'M O` 3 ,0 .0
t N ° m y C L U '3 - U
t Z m c.m > en a� > am a en Z. a � N e W y •e m _ ems
Q >'y C T m 7 T U m 7 V O m > -c _ •� m C �_ LC cn U
W U c c c U_o` �.m m m m m aaci U m.� v E ma U m m Qm
t � E m L y U U E m F cE t � m � o m tt c
V Fr m v U ~ v v o m a v cn ~ U C"° F.. y m .F- d'y
`� m � hoc Lam - 40 (D ZEE r ca ,gym
6. a m m Q CQ. O. m U cn ❑ S m W m U C WEU' W m m
X : X
Lei, e, �a• '�. _ .
W X X X X
O �
N
N V x
Ir
r �
l0
m
X;
tYC W �.
V m
Z. O c c
C?)
QW c. m caci > >
r a ti
cc
d a m ME m a a d12
co° � o � c :or . 4) `o ff `o
W .-cmm ecym _
a p p I C ::) 0. p p 05 05 . 05
Z" 0 . °
W U a
ZZ c c rQ
�Z .N WCL ,
g a rn .rn .•0 a Z
W 0 0 0 0 Oc wU-
O �- a
Q. _j
L ,W (D .2 � Z yd C _ C Z G .:E �.C. O �y O - - 7.
Qr° Z ,� 7 '7 N y y (a
W `
O � � _ c od. oc co CC, c0ym.o� a tp m .
� O � a ; °� cm a c � � yyd..a? � � �•. V :
_ O U '� 0 1 d ° E m 0 m ,y U a : �.
'C _E O) U C ca H O. M m C 0 -ca ` m H U
,z M-� c`a y m a. aci '' . m ° st 3 m 'acr m � y ° 0'
Q. E off . r Oyu � m�.� � E y w.3 � cma.o c � :. 0-
F- ce O v <`a 0 m m:°• c m 'a •vim 3 c 0 0 c m
Q1 C y 0 d 0 C 0 C m_° -p C
m M G. Co dEL
H O C y O C 2' .m 0 d O O
Z O 0 `oL cm ca ca ca 0mc � > mU _ 0
�. amis, y yoa` y yaEi - m m E , -0dm �
_ -
(r _ =u _ -
0 m
r ° rnm 0 m _ 0 c-C cL
Z aci .N ac ` r 4) m E A � O 0 y aEi c° mp ° � � y
W v ° E y 0a . y 3 y. 7mc
cUa CL C a °' mc x Cc y E 7 0 m yrt m 0 ° °
� y m m 0 0 c" CL 5 " rJ� °. 0 m ca c m C - m
-0 0 m O C a m 0 L_ C fa m � E 7 LLL 7 .m.. m
O Q y 7 O y j C. y y 'm.� O 3-C E U .m ..
Q 3 0. y O.L O'- C >:-0 > m m C C >. ..
Q ° cv L,y x - 00000 Em ,_ (WD
U, 0 0 ° 0 E 0 o . vi
° .0 0 - g m ° yU c 0 '� O ca E 0 - ��
oD ap 3 m m m y`m o 0 o`o `m � � E o ami o o c ° � c°
c O O vi z c 0 a c c 0 0 E y OQ � CL
E
c� .6c m0a >.� 0 cE � � o � � y� jmU � OE
O C 0 U . 'U .in L C.p> O O. y c '> 0 41 j ._ _ 0..
0 6�1 m.0 > O d U-m ' C U - d�p � m y m C �a - O
0 C
_ l`a m y °'�" gy�pp E E G1, >„L y-� O w� m m m E y m - a
N m O O 7 €.U .m O C ` _ d 7 r. 0 m L y C m y C y C C
O c y y c c m C,0 o m 0 c c o m °: m �_� iz
O E o
y 0 c. 3 :3c - 0 y.>
Q y c m m a c c j m'- o 04) 0 o a v aci_c c c r m E m
O O m j m 0 0 O m m 7 r t E >.. t m <a OL.y m o C m �.
O EEE � smyrc CCL Ca cn30, y0 L0x'Ea` >,0 O
Z E m m m ca 0 L C (D 19 � �� y a 0 m a � m e c
Q O.m C -C C.C Q.(0` y D. ° �'m -C� C _ y c •y ,
W 00` 3 --Q -- u, v. � o =_ c (D 4)0o Uoo � m m ¢ .
.1 > o° ° y Gt ca U y m m 3 "� t -m,° `F- M LU `- m E L
V 0 U - U 0 m N c al'a 7 F- '0 0. m vi
p c c c ? 5 0 c 1- o - 3 E ,� 0 0
a' �- C cU H CL ea 0
_gip v.ia r y c m c r E m N m C? m y-
�.. liJ N O -ca d] U v - 0 LL 0 U t U 2 U a. <L O, LL Lt � 0 -
a 3: > a:
.lI x x .
CV
I
19• � X � nX �X X
CL
OL
ALU' ° cm (D ° IL � m ° cpm Qm mm EE
C-
LL 4 `° DQE 4 0 `—° a c-° �.a �Q.• �a en
d
mm .gym m m m
> o a= m a >. i` %v a > c > > 4
z pmn. pp pp'p.. CL Mpp do CL ?b m
^ m C m N .T m
Y . ly ti�il'I
° j °
c� . c r.• o o � o �
c c c aCL
1� w m :� 10 c ' o c o `o_ ca a
ca C
� J.C ;. C. ! - Io. ` G d O C a.0 c C + d Z
J Y IMI c � C. • c n m y rn�� rn� d c �� m..O
Y.O. d E a o �0 2 0 c > aEi.� co..> aEi W �
ac �. . �� �` c CUE CL coca
U o � o � ammm ommm
ty� ry4 :•... �
m Vl i m W m _W N � (Ar CL Ol'O r O
_ C
�. L W E C °_W(D w �(D
U m W , _d T V W W U
Q W � . 4 m co o � m � a m W c Z c �' 0a y m
0 = � � � U = D_ .m N D_ � > 'O ch a � C"y W � °
� Q cvWE E — mm > � �.00m m v
- v a m m ;� O m... oa o E.0 °.d�v Q. N v
> v � � o CL m � o m c > m m
1N am oyym 3m .2 c.M.- ay 0c
m m'a'- o
01
= W _ m a m E. 0 7. E mom' cn c s m v m -a--¢
s c (D 0 Ic
o of 3 o Co � m m ° W aE m Cm
LL Co m > u m > aim � m•E � c c
j c0 uv Z5 M om cmc _ Eya Sm0Eo ° �
m
W L W U O C m W N m -'N y O_
N W � •� W- m m E �•Om m 'O �-
c ._ U p
f� uj a E ro G moo. � moa
� .� � o � a roc m vy
1.
m d m y m y U c ° m d m O
m. y °.N•E,U... U C •E'`Y .
N LL: �m � ? � m m v' mu O
3 c.0 m m � � my m dU c m > m c m
a m C .X w. C. m O •4. cs Y - C m 2.Q E
Z W O m _ m mw co O .>
�.. o Y N rD n.&W V Co Cr W .O. O. m �O y W'.m .0 > ..
C $� O' -m. � m .W - 7@ m ` y E W m
U� Fa.� 3 c (D a Cf tt = ate' a 1° E —mcZ
Q -0 'o m o. O y m m W m - y
O > pl
.. Ur ci � .m ,•y � D.V .c O O C � 17 fmD m c m
(r 7 -� c c E• _ O m: _
M O' O.� 'm X m m: > b 7 m V,.m m C m '� Vt.
r y C m m C O U `,p O m w m � C= 0 t N ,O
N m. .is._. , m m c u - 'CG. Co
a1 E
tmm,mo cad Kc > '3 `° m � :y
W W 03
t1 y W c m c j m 5 w m m W O - y .O N
L O.U L O_m E FE.m E m W U d ' m N.� Q(M
Z y O C W y c ._ u O � o m E
> m ! rnw cm .3. :3 c a Eiat o' Qm
m � mm ,°' cv mm mtmia � � of
oia ° m � 'm `� CLca� cZrnom
t u �-
atL n y u: m m __�c y o
LL X Lr X X X
,. W }
N
r
t0 m
ai a
V m CL m a o O
m -0 �
Q W aciA E m E ca a
CL o
r d. u. rn n n C o C o d
O
C . C -
am0W m C > m
'
. 3m> mm aa
:5
a.
cc
U
Z m ^ m m C w
_ N C N ] O.
�N/ 7 Q a O
W Z c: CL
cc Z
0 -0 c 2 m c 2 a cc m 2 min dZ
++ W W c c c ac c.c c ao c "o o ao co o
vZ N = as c o m o o m . U. rn� 0 wu.
� Q'•- W oi,'> E160 c'� Eic � c.> (D co' m �:C 4
J Y J c ">a
0 UAM .o o °) U c 0 c cm n,-'a
V d o c cnna a'c c CL a': c nc n
o (L � CacaM ACL O-mdmo Omdmo
W q U H m m c m
�' LL m e m m m a, cc
LU C. o m c Q .- (D �� (D co ,Um_
V Z '` -e-za c � o n e E.3 10
a
Qw 0 mcc" CL Lm nHo c m T .
(L c c d � 3 � � a y a 2 d cn U
O C cc d -co n m _ m m m y (D c
_ O Co � Q � aZ Ada ip,m —mj orn
> E a cm
Q N. � `� � •�.L �? a m5 m .c (D a
F" W 0 L m c� o oa c`p m io y 0 c
E
Z"� m w �0 3 .m E`o.c �y
m C _
LU E -,m m m c E ayi.. m c> c m umi
m OL N L N, O
O00
as _
N W m j L C m
CL
�- ma
W . 3 ov d -(D-
a-
�
a y
uv - - -
Emo
N LlCu aS° mccm m e'a CL (D 'D mm -2
. G N m n N m .C
LU lap C n a ,C
C m Il. m'.m IC '-
m
U U > 7 O C
�' Y m O L' (m C Nt COQ
411
L) m O m. 7 m v
co O.td T m cm-r-
s- O R.m U
ID
C*7 C m m,� � L�. m m oL � 'Q W- ..
G CL
L,9 }T O j 7 O C C m
C"F- O> CO N C
N N a j .�. 'C tz C L a n m .'
> . m 4) r- Vc.�.
G O O cp O '_ m •a 0 R C m
Q c CL m Qy CR(D 0n an d c c o a
O
.0 .0a r_Eam gym Som 5�
Z m L m Co M a I C O O L.CM.
C C m Q CO
m N ca co co O Qf m m m
O rp U� m C Cv C .L..
W m cp a C lyp co L_ m O H
. UAL L -.X. y O j ink *.. .,
V 7 C ; a
O m O N m w n y
CL
0
o .
CV
N U
cc m X
d
a w
} a n• a a a
Z m o 0 0 �. o: o
Q � � c -0 � c c,C. •° c c � c
� J � mE `° E `° E �'w `°C.E `° E m
C d v) cn c m rn c rnCL
r ' Z. w c ° cO � Oc � 'E' E °9m E ° o
O w c > C. >: c:> ° y E c > y C > a
O > m m m d N m o m m 0) m
Z ao ao CL CLao
w �v .
w t- o -c c "a �. a
•� ZZ z cmc rn rn rn oQ
+� Oo m Om c
ZwE
mo`o c a Z!&- 0 cna)
04mo
'
c
J c > E m c
r
° C
mo
O O O
dd d E'(L)
M m
_J nm � aOmmO ,?0CL
W u
cm —
N.m m. c C y >.'- N m m �. > m H O � O 7 G b
U Z �V C U G m m N 703 .0 0 j' m. m Z O O �.cc ca N U
a � c3 � cn cY.
ym m C Emcma Z � Em m c
OO LL N tCn W .m
CCO o m " ° m N co oc� �E- c E _c or- � c m 0 �- N.''
J .Z C .--....-._... cJ 04 m ti m C t . 'm L O. N -a Q co V ° N �C U N C
Q W o nr c c v > .m 1-t a c E.SR o c co � Q� o
m m L C._ c c m 'Z O .y CL Q
f.. ,0 � s a E .0 m y y o m U o a U mL 2 c �
Z LL .a - O 'm - co d O _m L - m N N. m m. m cn m O y C N .
° y. O o c m m E -0 EU � 14 a �m y O Q
N ' tJf O N C 'Q = 03 L L m C O•L p - d O. •m N
ONS " fa - e E 8 0 � m y > � O �= � 3 y r m
oy ° m a 4) Nt 6 w cco yco 3mE 72
_ -- - ..--- ti-_ w-•--:. _.o.°-o.�..- -- ---- --- y :. _ o_— y-_:- - E- -->:_- -- -o` m 'm�E-m �-
V 'y E O cm C T Q1 m rO.,OC U O m t y y b 'C L m
CV m -- c v m e E c ._ >,m y m ti M c� c7 ti
z ° 7 mom m E � -Z ?.� � � ` a0 "a 4)
W 3m: m mmm ° c'c:m cy .0� � c � mrn .
cV c c m m m = E � y d m m •� E y c) o Ev m.� 3Y E
W G 7 CJ L v.�.. 7 y O E p y U:.0 E. N.. C N C - j W m '0 O.
4 Z a= m m ti � nab m c°.) E m m m o m e m � d E
O o � N 'u, E �' m o > CL C �n o m L o m m
I c c " o o, o -' O U- E m o 0 y -0
? V ~ m uj N m 3 tz m O ' m ti •m 0 _0 C.0 C1 C 5 -
tr1 Q E mz 61 > p y o > � Z m o c o — n $ c ,
0o O oEmm � a'N mo..c � � vcti U,
CL co' q '�
F O 7 61 y O: > m c m O -c C O m •- - L N N m G m ti
> N w m 41 L 30 V O m 4) . y N m O. m - m .0 V y C T = m.
y.d C O.O C y m CL.0 C C-.tA L 61 �L `N 7 .O m C
.. y L y C C - m y m C CL N N•Cw) .U .` O y C y. N _ .H co O ...
T mom — o` m .S a� c:v .mo � m � o �° w cr o0 '6 ! m a
N - y t O.C m N > 7 to y >..G�_ E m N m y O. O1 4m y .- O.
O O y O. C C C �•-° to = N h m O O L W O N �7 C C - - C
M M O y ._ O O O Q7 a. O m to 7 > L 2 ' � ti C m ' N Ol
O Ec (D rn v rn a� -0 mo (Dm " m Ecrn m of = t am m
O. O O C_. y C Y O to C > -0 y m ` E m O U w m y O 0
Q m 7 ) C . m m N - . U pD O fn O C t m y N co a
m O •3 y • N m -0 > U O w y L U cm - C m Co c 0 O m
O. d d O .� O m V Of m p C O O .> aft U � m m O L O. O p,
O O y V 'o y ` C '0 7.,Q O C >, C to O _m �. L y - O
E. C Q y
Z 0 6 m m.y C m.C '° � .0 cn m .� (0 G N y 'C O Co .m C � C � ? C S
Q CJ L > y c rn a� a o c 4: L m E `0 co c a) cn '00 E O o c c c I .
uj d'�'" o c c E •an y � v E 3 _.q .e? M_ a: � � m `� cmi U m Qm
� om ,Q � Emmmv � oo Et `m � mm`Z'rn t2Eco ro
C7 - m cnCo Co ._ C Q fn 61 o G 7 Q O. Q -0 C C Q O y m y O] }
O � � m cm-,-, `0 �:' a cc .(D `' L E > a m m m y o Kaci
_ my y E c -6; ai A y N -; , Q _ o Lcncr C
♦~ ,_ • .;t' t�,p.7 +''- .rv,- n.,�; � x .7- ' a .
LL
•O '
N
N U
d
CL
a
pco U m
4) 4)o o
p Q a � cc m cm C.(D
th J W m `° E Co E nr E Co E Co
a `L n CL cm
CL c
r 0_' E ° c `c m m a
OU ao Com � Co m
ap a 0 a 0
a0 � m
m 3
rn — c�
W o c U
W ZZ CL
°a`° Eo Cmcmi c c c a . to
Z +,. W W �`o m � . �a CL� �. m dZ
crm cm cmc C c
..cE' � � ivy O O O w'u .
O a a 0 = O` er
[L -J :c U
N
w ¢ U - F
ci
W _C o `° 07 E,� v tH M. . �° 1 v m
U Z N m V c t _ m Co c o 4 c
¢ W - _ Co
m j a d t7/1 :r�� m y o fC a 'V V r c
�. _ m >,
c � .c mCo0_U Co dmco m O
0 - -0 c m E � E E o m m o E a., Co UU
C a >, y m _o m 3 y� c. Ems ` o a ca 0
m Co o 3 L c m,L O v o 0 m e
r-
m. E Z � y 00- > ►- E y - � � .Co m
¢ N ;C m m U N � N m m y 4=' •Q Q N E C-4
(L Q
W 0 Hv m > . t a � o m .. am o c c 4 c d
Z LU1. w+ a c.� E• F- � cCoca:3 � C c'v m � m Z6 = U o c
uJ .cC `m,.(e .. a m O C 0 C m m .3 _ 0 ` Q m 0
LO >.t o W"m t m a Tn O > m m m to a
C � v a 3 c • Co � . a m 01 0
N a o � Y o'-EI- � E ma>- c y y a'y Q
ON m o y 3 > o U .5 o .� m m oa ca C14
- F
Q `--° c t m ? aZw y c E UO
C �nc� m. 0 � o . y (D c ,=Lm
( ca
D C (D O C U L y.0 m O pTj' > 0' a O
W F Q . m oam Ea vi.. a-m'0. H mar Co'm o. o :> �_ U
W € c 0 c 0 ;E o 0 a c 3 re
m aci at °? Q .Co x c ,:m c,a_, m �,m c y U m
N 0 y U V �.C m m' O m U a1 Ur 01 Df m c O
W. �A O p 'a N m` U E a O U m m C y cca
a O
f-- Z as c`v cv .° d' o,m m c ce - a 5C c � v d vim �
40 0 m ado m. y m (D o H d Co m v_ m,C
m N Rf fd a N O Co..y ,> O Z,— U. m V C 'O a cc
N
0 m. �'m d E U 0 c c, y ZCo c m Co5 m rnm - �
Q O (D 'E Co o` er ` c? c0i � m a'i ci Co. � cmi a m corn-o a g
C7 `0 ' �' Ea Co .Oy y. m . m ` 0 -
01.0 }_ U $ E ,°� � 'o m > mt $ 'o � HEm 0 d= Emma
_ Z 0 m v c `0 a� " Co _ C Co .m m cin c o Eat m z m
' p c _ _ U U a O 0 ` m U C0 w
1 m. U V co a > E a 0. m m 0 R ca O E in L C U''> N � 2
m m '0 O., C L C `,y.. C W m m y
Co o> 0.• m y acD `0U o ami c. 0 m Co � 3 o t ~ m Z o
T- 0m o m > yam • Q - 0 .E me y c w
N m m �. c c L d d d m. 0 .0 , 0 Co � : gy m c
ya 0a� Jm �� c •'cr Co Co m. c `Om.O aH m y a Z m
Q O ` � m Uma '`NL N. c � 3 ,.U.. L V t ,ci 0 .0 m U. CM g zi Via"
o c pov E Ct U'Co m e - a a 0 m
Q m.c `"' O > .. V Q7. ..U N"-U _ 0 3 t 0 C — CC (C m y (C 1 a m
• Z m C- V Y. E C C7��0 N M H OC N j E O t m �,N O NO. C f
U y
- r C vi o �F- c � c._ s ya o c m $
Q " m ca = c3- a m U y c_ coi �.0 `° c U c m
VQovm � d o `er° '' 1Lm-.� 2 � c ` aa8._ H >' f- mm
d cmc ° m in Cam aHa Qm:2U0m c y
Ciywr- mom . ai � cm �`o.aai m r c r' Cooy
YW.-C2 FL- ,E Yto u JU m U O z 0 C1 E c >
_ 4
�c
/,. cV et.
a) C YO a).Y al N •Y O O
E pp E >O E O r' N
CL 3: m > U E C Q> �> �� 01r .
7 t r la
CL CL Ca
> U :•v ` O O U > V > U > V m
0 -0n N > > - c
0 0 0
d 0 CL m w CatL tL d ;
c - -DO. -0
v U - -0 -o o c c c
>, c C al al C C !L m c C c C m C C
�' E a c' w CD E c' E :Z c' E E �',E �. �.E
Gl. n.m c fa c fp N ` c .nm m c m m C m m
c CL CL > 'c� c c n c n c a c fin c nn
al O a) al N a) N m Ifo y m 4) m N CO al al m al al m w w ..
> a00 0 a0 . ao > o aa aoo aa0.
c IC v c c c'
N ca 7 7 O. N N O (a O (a O (a
CL E O Q C w cn E O 'E O. E O
E _ n A O U O C r, d... n O-
- " p_ O Cw n n n
N . 4) m al m a) m CL
c ¢ E (Lo 0' ¢ o ¢ E ¢ E ¢ E
.. Z. .('rI c: -)d O C. C � Y .a� cY a) cY "
O fD E O O _ al a) E O _ E _ E `O
1- M o� m � = a a. o� D o� � CL .
4) :3 > > a>i � - a>i -0 �
fn. >. a�. fu a> > > > > >
.Q.I N m � a na on co a 0dtL :3 :3 � a
OUYM m c .:w cvUc c - c .: c �_:.r c .:_ .r cw _
Z.WUC c (uim Em o mace fam f0maci. aci maria ami COaciaci
cn0 W Q o � E E nC - : '' E CnE c' E E E CE E E CD S= E
LU = E L i O. O Qf
W m cmm m co cm � fofafa cmmm cmm
� > U Q (n- c nn > Q ac c n c a . c an'.n m ann c nn
Z E m, a� a� m a� arm m .a� m a� m fu 4) 4) m fu fu 4) m fu a)
LL. _z ELa ao a000 a000 aoo
}OVr aZ cc � � o . ocomr 'a c:
4) CC
wC� m � v
F-- Z O >, m _ v n= j U . v o.� ami0 :3 m
Y ` �wo L
_
4)CO U0U) 0 - voo I.= ; . � • >
a Lo oc
U) cO 'W O W o m
O 3 a) 4) -0 O 0 Gl — c
-CC (n ¢ vaa C masm �o E E C -. m
fa C O D O C c Cm
Crn C v C� cti n
. co o
U) a) m Co-
C-
c-4)-vo Nfr.f�
- --
:3 C 7a
Fm
ZgZ. o .3cfaNcNc t0 er CQaTy a . m Us'
. N4) m c -0 d an4) = Um LM
Ws > Q - N 5 Qm4) Cc:cm`
Co
oc c
cmOm d o -
i
• _ ZO Uc mm "' .Cmro � o VI• t7 � � � 3� =.-O
�voErn05 � �0o .-O0aN � cp ^am ` . c
YtU�cmOpCC
CL
m
cIn m N QOn *am d� ' N � 5m yOUE m
N Nm •� o
4 4) . s a� a) m u.ymL � N > n .o � m
) 4)i,-0 cry Q Y -0C - O 'vi � C`
a) a) a O N
v C E 7W
a) o E "a -rn > o E 0
y -0 00 > - Q4) C 4) a a� cU
=1 , n o C .o OC N ,L N m - tE U > L iQ C
m — m U Cap0 O- O C N U O
mco - a) 3 = om
Ca - - c - Q 432',o044) � o
:3 a r - oZaov
a = cm 4) cU E
Z. 1 .0 w -L a > ti
A O 'V ¢ ` N c N M N ` O C c m
m >. O a 4 O p d .O O c C al >�. y m m p d O N m O E
rn � � a? v o nE c o= o >,� a� c y o E N cv
Q a n .m $ Q coyU V (a (D
U f`n E W afog `OtY U m E aim
n _ ,
y
LO
c 4 m
m (a j m N ` N ` -S? N C
t3cr fa M m ri m ,. V O
m m m ._ o
0i 'It NQ NQ Pl �
Q W
N er
m . . H O
>>o E >>o N N
cx.> cx.
> 0
CL a
c, _
lu -E CO
SE.E cEE
-C -C S t:
w. C cc m c m m
C o_'o_ C o_ o_
co m
j ' a00 a00 .
a� .
c 4= w
.E o �
a�. m > m >
a. Eo Eo
E r as as
c a� co a� m
a� ra ra
.0 co m
¢.E ¢ E
. to T M -
"E
) N - -
E >>o E >>o _.
cx.> O:>
d V d V 0
> d > d
as oa oa '
CL
c c° m c° cm 4) 4) m
4) CDc E'EE EE
mC CL CL cc cc C CL o _m cc o_
E a o o a o 00
c4) O _(NC V
�,•cc
N y
C y O >
— y C D. Cc
4LO
d
.N ca 7. C
o.
d w N -
C d t V
.E CL
EZ o m
o_ c y U
o p H
> om a4) E w
C w m ` o
m = dH
Za
�..� ma = t m
m U CV
a o 'a rn c co
�. o_ 3 m 4) o a
ca Cr :tz o
4 . .. c
c. ' 0o3 - 'acoi °Z
a)
C cv
F a) a) .co N 'ECa
a
c Eca `—' - y
C-
>,o:a °' o 4) co g, y
CL
mw U � E.. y
S � co
m C
m ` .cn C
~ U � � Q dw