HomeMy WebLinkAboutT-5261 - Conditions of Approval - 10/4/2005 L�viL REPORT TO TIME PLANNING COMMISSION
4jc-�;►��� AGENDA ITEM NO. VII-A
- COMMISSION MEETING 4/21/04
+ APPROVED BY
April 21, 2004
FROM: STAFF, Planning Divisi DEPARTMENT DIRECTOR ,—
Planning and Developmen art e
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-03-68, VESTING TENS ATIVE
TRACT MAP NO.5261/UGM,AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL
ASSESSMENT-NO. R-03-48/T-5261
EXECUTIVE SUMMARY
Rezone Application No. R-03-68 proposes to change the zone district of a 10.2-acre site from the County of
Fresno AL-20(Limited Twenty Acre Agricultural)zone district to the R-1/UGM (Single Family Residential/Urban
Growth Management)zone district.The site is located on the southwest comer of North Maple and East Copper
Avenues. The applicant, Ciao Properties, has also filed Vesting Tentative Tract Map No. 5261/UGM proposing
to subdivide the subject property into a 21-lot single family residential subdivision at an overall density of 2.6
units per acre. The applications will bring the zoning and uses for the property into conformance with the
2025 Fresno General Plan and the Woodward Park Community Plan.
PROJECT INFORMATION
PROJECT A 21-lot single family residential subdivision on approximately 10.2
acres of property to be developed at an overall density of 2.6 units per
acre
APPLICANT Ciao Properties (Engineer: Gary Giannetta)
LOCATION Southwest corner of North Maple and East Copper Avenues
(Council District 6, Councilmember Duncan)
SITE SIZE 10.2 acres
LAND USE Existing -Vacant
Proposed - Single Family Residential
ZONING Existing -A L-20, Limited Twenty Acre Agricultural(County of Fresno)
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION Proposed R-1/UGM zone district and 21-lot single family residential
.AND CONSISTENCY subdivision is consistent with 2025 Fresno General Plan and the
Woodward Park Community Plan designation of the site for medium
low density residential land use (2.19 to 4.98 units per acre)
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130) issued on
February 25, 2004
PLAN COMMITTEE The Northeast Plan and Implementation Committee unanimously
RECOMMENDATION approved the project at their meeting on February 9, 2004
STAFF RECOMMENDATION Recommend approval of rezone application, and approve vesting
" tentative tract map subject to compliance with the Conditions of
Approval for T-5261/UGM dated April 21, 2004
--REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-68
Vesting Tentative Tract Map No. T-5261/UGM
April 21, 2004
Page 2
BORDERING.PROPERTY INFORMATION
I
Planned Land Use Existing Zoning Existing Use
North Community Commercial C-2/cz Open Space, Agriculture
(Copper River Ranch Community Shopping Center (County of Fresno)
Project) (Subject to annexation into the
City of Fresno)
South Medium-Low Density AL-20 Rural Residential
Residential Limited Twenty Acre
Agriculture (County of Fresno)
'East Neighborhood Commercial C-1/UGM/cz Vacant
Neighborhood Shopping
Center District
West -Medium-Low Density AL-20 Vacant,
Residential Limited Twenty Acre proposed Final Tract Map
Agriculture (County of Fresno) No. 5101 (Subject to
annexation into the City of
Fresno
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-03-68/T-5261 considered potential
environmental :impacts associated with the subject rezone and tentative tract map .request. The study
indicates that the project, if approved,would conform to the land use designation and.land use policies of the
2025 Fresno General Plan and is within the scope of Master Environmental Impact Report No. 10130.
Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General
Plan Master Environmental Impact Report(MSIR No. 10130)issued on February 25„2004,which incorporates
a MEIR Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on
February 25, 2004, with no comments received to date.
BACKGROUND /ANALYSIS
The applicant, Ciao Properties, has filed Rezone Application No. R-03-68 and Vesting Tentative Tract Map
No. 5261/UGM, for 10.2 acres of property located on the southwest comer of North Maple and East Copper
Avenues. The rezone application is requesting a zone change from the County of Fresno AL-20 (Limited
Twenty Acre Agricultural) zone district to the R-1/UGM (Single Family Residential/Urban Growth
Management)zone district. Vesting Tentative Tract Map No.5261/UGM'is proposing to subdivide the subject
property into 21 single family residential lots for a density of 2.6 units per acre.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which updated the Woodward Park Community Plan. The updated Community Plan designates
the subject property for medium-low density residential land use. The applicant wishes to pursue
development of the subject property with 21 single family homes. The requested R-1/UGM zone district
conforms to this medium-low density residential land use designation as indicated by the 2025 Fresno
General Plan's "Planned Land Use and Zone District Consistency Matrix.” -
r
ORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-68
Vesting-Tentative Tract Map No. T-5261/UGM
April 21, 2004
Page 3
The subject site is currently vacant and is bordered on the south by a rural residence located within the
County. of Fresno Jurisdiction, planned for medium-low density residential. Property bordering on the west
of the parcel is Tentative Tract Map No.5101, a proposed single family residential Planned Unit Development,
also_planned for medium-low density residential. Property to the east is vacant property,zoned C-1/UGM/cz,
planned for neighborhood commercial. Property to the north of the subject site is open space agriculture
located under thejurisdiction of the County of Fresno,planned for community commercial within the proposed
Copper River Ranch project. 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 and have been placed in the Conditions of Approval for
T-5261/UGM dated April 21, 2004.
Water Resources and Public Water Supply
The project will be required to construct an extension of the 14-inch Transmission Grid Main in both
East Copper Avenue and North Maple Avenue along the entire tract. It has been determined that there is an
adequate source of water available to serve the project with the implementation of UGM service delivery
requirements.
The Fresno Metropolitan Flood Control District(FMFCD)has indicated that this project can be accommodated
by the district provided that the developer can verify,to the satisfaction of the City of Fresno,that runoff can
be safely conveyed to the Master Plan inlet(s).
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/initial study will provide an adequate, reliable and sustainable water
supply for the project's urban domestic and public safety consumptive purposes.
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 developer is required to install a 12-inch extension of the sewer main in East Copper Avenue from the
existing 12-inch main eastto North Maple Avenue to accommodate the proposed 21 lots. Sanitary sewerflow
shall be directed to East Copper Avenue. It has also been determined by Public Utilities Department staff
that adequate sanitary sewer service is available to serve the project.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates East Copper Avenue as a super arterial street and North Maple
Avenue as an arterial street. The developer will be required to dedicate and construct improvements for
Copper and Maple 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
i
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-68
Vesting..Tentative Tract Map No. T-5261/UGM
April 21, 2004
Page 4
relinquishment of access rights to North Maple and East Copper 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. 5261/UGM Conditions of Approval dated April 21, 2004.
Northeast Area Plan and Implementation Committee
The NortheastArea Plan and Implementation Committee reviewed the proposed project on February 9,2004,
and unanimously recommended approval.
California Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans),District 6,Office of Intergovernmental Relations has
submitted the attached comments dated February 9, 2004, indicating that this proposed project, in and of
itself, is not expected to create significant impacts to the state highway system.
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. While the Caltrans representatives have
previously assured the City that Caltrans legal staff would provide evidence of compliance with State statutes,
no response has been received to date by the City of Fresno.
However, in response to these discussions, a partnership in planning grant was obtained through which the
City of Fresno and Caltrans will participate with other 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
This subdivision is proposed to have one access point to North Maple Avenue. The subdivision also
proposes an emergency access gate to East Copper Avenue. The Public Works Department,Transportation
Planning Section has reviewed the rezone and tentative tract map applications. Public Works staff has
determined that the streets adjacent to and near the subject site will be able to accommodate the quantity
and kind of traffic generated,
■
ti
ti
' ORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-68
Vesting Tentative Tract Map No. T-5261/UGM
April 21, 2004
Page 5
Landscaping/Walls
Given that the proposed subdivision abuts a planned arterial and super-arterial street the developer will be
required, in accordance with the Woodward Park Community.Plan Policy No. 3-4.6, to install 20 feet of
landscaping along North Maple and East Copper Avenues. 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. All of
the lots in the subdivision exceed the minimum lot size requirement. In addition, all lots meet or exceed the
minimum lot width (60 feet) and depth (100 feet) as required by the R-1 zone district.
The subdivision map,based on the required findings for approval and subject to the recommended conditions
of approval,,and the standards and policies of the 2025 Fresno General Plan and Woodward Park Community
Plan, complies with applicable zoning, subdivision, and UGM requirements. Therefore, staff recommends
approval.
Tentative Tract Map Findings
The Subdivision Map Act(California Government Code Section 66400 et sequentes)requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5
below is made in the negative. in addition,_State law requires that a subdivision be found to provide for future
passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent with the City's
2025 General Plan (there is not an applicable specific plan),because the Woodward Park Community
Plan designates the site for medium-low density residential land uses and subject to Section 12-403-B
of the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for
development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because conditions
of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and considerable
damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized
nature of the area in which-the site is located,
4. The proposed subdivision design and improvements are not likely to cause serious public health and
safety problems because the conditions of approval have shown and will ensure that the subdivision
conforms with City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site,
because conditions of approval will ensure noninterference with any existing or proposed public
easements.
SPORT TO THE PLANNING COMMISSION
Rezone Application No. R-03-68
Vesting_Tentative Tract Map No. T-5261/UGM
April 21, 2004
Page 6
6. The design of the subdivision provides,to the extent feasible, for future passive and natural heating or
cooling opportunities in the subdivision, because of the appropriate use and placement of landscaping
plant materials and because of the orientation of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance.
Based upon the plans and information submitted by the applicant and the recommended conditions of project
approval, staff has determined that these findings can be made.
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Vesting Tentative Tract Map No. 5261/UGM dated-
February 2, 2004 and the Conditions of Approval for T-5261/UGM dated April 21, 2004.
Action by the Planning Commission regarding the rezone application will be a recommendation to the City
Council. Planning Commission action of the proposed tentative tract map, unless appealed to the Council,
is-final.
CONCLUSION / RECOMMENDATION
Based upon staff's review and analysis of this request, it has been determined that Rezone Application
No. R-03-68 and Vesting Tentative Tract Map No. 5261/UGM can be found consistent with the planned land
use. Therefore, staff recommends that the Commission:
1. RECOMMEND APPROVAL to the City Council the environmental finding of Environmental Assessment
No. R-03-68(T-5261 that the project proposal conforms to the provisions of the 2025 Fresno General
Plan Master Environmental Impact Report (MEIR No. 10130).
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-03-68 which proposes to
rezone the project site from the County of Fresno AL-20(Limited Twenty Acre Agricultural)zone district
to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district.
3. APPROVE Vesting Tentative Tract Map No. 5261/UGM subject to compliance with the Conditions of
approval dated April 21, 2004.
KXommonWaster Files-Tract Maps\Tract 5261-R-03-068-Dawn M\R-03-68-T-5261 UGM PC Rpt 4-21-04.wpd
Attachments: Vicinity Map
1999 Aerial Photograph of Site
Vesting Tentative Tract Map No. 5261/UGM dated February 2,2004
Conditions of Approval forT-5261/UGM dated April21,2004,including ExhibitA forTentative
Tract No. 5261 prepared by the Public Works Department (4-16-04) and letters from
Fresno Metropolitan Flood Control District (2/26/04), San Joaquin Valley Air Pollution
Control District(02/18/04), and Parks Department(2/25/04)
Letter from Caltrans dated February 9, 2004
Environmental Assessment No. R-03-68/T-5261/Finding of Conformity to 2025
Fresno General Plan MEIR No. 10130 issued February 25, 2004
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
April 21, 2004
VESTING TENTATIVE TRACT MAP NO 5261/UGM
Southwest corner of North Maple and East Copper 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. 5261/UGM entitled
"ExhibitA,"dated February2,2004,the subdivider may prepare a Final Map in accordance
with the approved tentative map.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and
12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any
required walls and indicate the proposed width of required landscape easements or strips.
Approval of the grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction
plans to the City of Fresno Public Works, Public Utilities, and Planning and Development
Departments for grading,public sanitary sewer system, public water system,street lighting
system, public streets, and storm drainage, including other technical reports and
engineered plans as necessary to construct the required public improvements and work
and applicable processing fees.
Engineered construction plans shall be approved by the City prior to the approval of the
Final Map. If, at the time of Final Map approval, such plans have not been approved,the
subdivider shall provide performance security in an amount established by the City to
guarantee the completion of plans.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April.21.,2004
Page 2
4. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated
to the City of Fresno. Public utility easements beyond the limits of the Final Map, but
required as a condition of development, shall be acquired at the subdivider's cost and shall
be dedicated by separate instrument at the time of Final Map approval. The relocation of
existing utilities necessitated by the required public improvements shall be paid for by the
subdivider. The subdivider is responsible to contact the appropriate utility company for
information.
5. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal
Code,Article 10,Chapter 12, "Subdivision of Real Property"; Resolution No.68-187,"City
Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002
Edition, and any amendments thereto.
6. The developer/owner,shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction;street trees,street signs,water service,
sewering, and inspections in accordance with the City of Fresno Master Fee Schedule
(City Resolution Nos. 79-606 and No. 80-420) and any amendments, modifications, or
additions thereto; and in accordance with the requirements of State law as related to
vesting tentative maps. ,
7. The subdivider shall furnish to the City acceptable security to guarantee the construction
of the off-site street improvements in accordance with all applicable provisions of the
Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete
all the public improvements prior to the approval of the Final Map by the City. If, at the
time of Final Map approval, any public improvements have not been completed and
accepted in accordance with the standards of the City, the subdivider may elect to enter
into an agreement with the City to thereafter guarantee the completion of the
improvements.
8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having.any right,title or interest and the nature of their interest
per State law.
9. The subdivider shall relinquish access rights to North Maple and East Copper Avenues
from all residential lots which abut these streets (Ref. Section 12-1011 of the Fresno
Municipal Code).
10. The subdivider shall relinquish direct vehicular access rights to:
a. The north property line of Lot 21.
b. The south property line of Lot 1.
LANDSCAPING AND WALLS
11. In accordance with the 1990 Master Multi-Purpose Trails Manual and Exhibit 9 of the 2025
Fresno General Plan, East Copper Avenue is designated fora bicycle/pedestrian trail with.
equestrian right-of-way of an appropriate width. With the proposed Copper River Ranch
project to the north of the project site, the trail will be accommodated along the north side
of East Copper Avenue.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April.21 r 2-004
Page 3
12. The subdivider shall provide a 20-foot landscaped easement(and irrigation system)along
the side or rear property lines of lots which side-onto or back-onto East Copper Avenue
and North Maple Avenue.
When the grading plan establishes a top of slope beyond the required landscape
easement noted and the construction of the required wall is to be established coincident
with the top of slope, then the required minimum easement width shall be expanded to
include the full landscaped area up to the wall location.
13. Maintenance of the required landscape easements along North Maple and East Copper
Avenues may be the responsibility of the City's Community Facilities District No. 2.
Contact the Public Works Department, Engineering Services Division, staff for information
regarding the City's District. The property owners shall petition the City for annexation to
the City's District prior to final map approval.
14. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District No. 2, he/she shall be required to provide the City of Fresno, Public
Works Department, with copies of signed acknowledgments from each purchaser of a lot
within the subdivision,.attesting to the purchaser's 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. 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.
16. The subdivider shall construct a 6-foot high solid masonry wall along the rear or side
property lines of all lots that abut East Copper Avenue at finished grade of proposed site
(solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). The
wall shall continue along the rear of all lots that back-onto North Maple Avenue.
Construction plans for required walls showing architectural appearance and location of all
walls shall be submitted to the Planning and Development Department for review prior to
Final Map approval.
BUILDING SETBACKS
17. Building setbacks shall be in accordance with the R-1/UGM zone district and the provisions
of Fresno Municipal Code Section 12-207.5-E-1-c,as shown on Exhibit "A" of Tentative
Tract No: 5261/UGM dated February 2, 2004, for those lots abutting East Copper and
North Maple Avenues (Ref. Section 12-211.5-E of the Fresno Municipal Code).
18. Building setback lines shall be in accordance with the R-1 zone district and as shown on
Exhibit A dated February 2,2004,.and the provisions of Section 12-207.5-E-1-c, Fresno
Municipal Code. Proposed Lots 10 and 11 are considered double frontage lots. The
subdivider shall provide a 10-foot building setback from the required 20-foot landscape
easement off East Copper Avenue pursuant to Section 12-1011(f)(3) of the Fresno
Municipal Code.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 2.1 t 2004
Page 4
INFORMATION
19. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Clovis Unified School District in accordance with the school district's adopted
schedule of fees.
20. Contact the United States Postal Service, Fresno Office, for the location and type of
mailboxes to be installed in this subdivision.
21. 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.
22. The developer/ownershall obtain any and all permits required for the removal or demolition
of any existing building or structure located within the subdivision boundaries. The
developer/owner shall also obtain any and all permits required for the proper
abandonment/closure of any existing water well, septic tank/leach field or cesspool,and
irrigation pipeline on the subject property. All such permits shall be obtained prior to
commencement of tract grading work, in accordance with Chapter 13 of the Fresno
Municipal Code.
23. 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.
24. 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.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April.21,2.004
Page 5
If the subdivider elects to apportion the assessment theapplication
pp s hall 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.
25. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality
Pollution Control District for the control of particulate matter and fugitive dust during
construction of this project.
26. 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.
27. The subdivider shall obtain any and all permits required for the removal or demolition of
any building or structure located within the subdivision boundaries. The developer shall
also obtain any and all permits required for the closure of any septic tank, cesspool, or
water well. All permits shall be obtained prior to commencement of such work in
accordance with Chapter 13 of the Fresno Municipal Code.
PARK-SERVICE
28. The developer/owner shall comply with the requirements in the attached memorandum
from the Parks Division dated February 25, 2004, for Vesting Tentative Tract
No. 5261/UGM.
Urban Growth Management Requirements
29. 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.
■
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 6
FIRE SERVICE
30. The developer/owner shall comply with the requirements in the attached memorandum
from the Fresno Fire Department dated February 4, 2004, for Vesting Tentative Tract
No. 5261/UGM.
31. If access to East Copper is not allowed for emergency vehicles, then Lots 7 through 17 will
be required to have fire sprinklers. There shall be at least two points of access to the
subdivision during construction.
32. The developer/owner shall provide residential hydrants and fire flows per Public Works
Standards with two sources of water.
Urban Growth Management Requirements
33. 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
34. 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.
35. 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 comers 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 the 4-foot minimum unobstructed path requirement.
36. All of the required street improvements shall be constructed and/or installed in accordance
with the City of Fresno Standard Specifications (2002 Edition). All required signing and
striping shall be done by, and paid for, by the developer/owner. Signing and striping plans
shall be prepared per current California Department of Transportation standards and shall
be submitted to the Transportation Section of the Public Works Department for review and
approval.
37. Right-of-way acquisition in the County of Fresno must be approved by the Fresno County
Board of Supervisors. The road improvement plans for all new and/or reconstructed roads
which are adjacent to County roads or properties under Fresno County's jurisdiction shall
be reviewed and approved by the County of Fresno. In addition, an encroachment
permit shall be obtained from the County for any street work done within the County's
right-of-way.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 7
38. The subdivider shall install all existing and proposed utility systems underground in
accordance with Fresno Municipal Code Section 12-1011(H).
39. The subdivider shall construct an underground street lighting system per Public Works
Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to
Public Works Standards for local streets. Height, type, spacing, etc., of standards and
luminaires shall be in accordance with Resolutions Nos. 68-187, 78-522, 81-219, and
88-229, or any modification thereto approved by the City Traffic Engineer prior to Final
Map approval. Upon completion of the work by the subdivider and acceptance of the work
by the City, the street lighting system shall be dedicated to the City. Submit engineered
construction plans to the Public Works Department for approval.
40. All dead-end streets created by this subdivision shall be properly barricaded in accordance
with City standards within seven days from the time the streets are surfaced or as directed
by the Engineer.
41. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control
District for the control of fugitive dust requirements from paved and unpaved roads.
Major streets
East Copper Avenue (Super Arterial)
42. Dedication and construction shall be per Exhibit A of the Public Works Department,Traffic
Division, dated April 16, 2004,within the limits of this subdivision to meet the current City
of Fresno Standards for Super Arterial Streets with dual left turn lanes. Should the
developer disagree with the construction standards shown on Exhibit A, the developer
has the option of planning and adopting an Official Plan Line.
43. The subdivider shall dedicate street right-of-way and construct transitional paving to the
east and west of the boundaries of this tract, as necessary, based on a 55 MPH design
speed.
44. The subdivider shall construct full frontage improvements which include concrete curb and
gutter; 20 feet of permanent paving and an underground street lighting system to Public
Works Standards within the limits of this tract. The parkway shall be constructed to an
8-foot curb pattern (Ref. Public Works Standards P-S, P-50, P-52, E-1, and E-7). A
minimum 6-foot wide sidewalk shall be constructed within a pedestrian easement.
45. The subdivider shall relinquish direct vehicular access rights to East CopperAvenue from
all lots within this tract.
s
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 8
North Maple Avenue (Arterial)
46. Dedication shall be per Exhibit A of the Public Works Department, Traffic Division dated
April 16, 2004, within the limits of this tract to meet the current City of Fresno Standards
for Arterial Street to Super Arterial approach with dual left turns. Details of said street shall
be depicted on the approved tentative tract map. (Field verification by the developer's
engineer is required to verify if conditions of the Public Works Department memorandum
can be met.) Should the developer disagree with staff's proposed alignment then the
developer has the option of planning and adopting an Official Plan Line.
47. The subdivider shall construct full frontage improvements which include: concrete curb,
gutter and sidewalk, twenty feet of permanent paving and underground street lighting
system to Public Works Standards within the limits of this tract. The sidewalk pattern shall
be constricted to a 10-foot residential pattern (Ref. Public Works Standards P-5, P-50,
P-52, E-1, and E-7).
48. The subdivider shall construct an 80-foot bus bay curb and gutter with monolithic sidewalk
at the southwest comer of Maple and Copper Avenues to Public Works Standard P-69.
49. The subdivider shall relinquish direct vehicular access rights to North Maple Avenue from
all lots within this tract.
Interior streets
50. The subdivider shall design and constructto Public Works Standards concrete curb,gutter,
sidewalk (both sides), permanent paving, cul-de-sacs, and underground street lighting
systems on all interior local streets. Sidewalk patterns to comply with Public Works API
Standards for 50-foot and 54-foot local streets.
51. Any dead-end streets created by this subdivision shall be properly barricaded in
accordance with Pubic Works Standard P-44.
Specific Requirements
52. The intersection of East Hogan and Maple Avenues shall be limited to right-in and right-out
turns only.
53. North John Albert Avenue:
a. Extend to establish an opening onto East Copper Avenue.
b. Shall be limited to right-in and right-out turns only.
c. Shall be widened to a 54'wide street(at the entry) per Public Works Standard API-1
54. Decorative concrete within the street right of way:
a. Shall be designed to a minimum of a 54,000 pound rating.
T.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 9
b. 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.
55. . 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 located 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 the Public Works Department, Engineering Division for review and
approval.
Urban Growth Management Requirements
56. This map is in UGM major street zone F; therefore, pay UGM Major Street fees at the time
of Final Map approval.
East Copper Avenue (Super Arterial)
57. The subdivider shall dedicate and construct two 20400t center section travel lanes from
the westerly limits of this map east to North Maple Avenue. Details of said street shall be
depicted on the approved tentative tract map. Additional right-of-way and paving shall be
constructed to accommodate dual left turns and any other grading or transitions, as
necessary, based on a 55 MPH design speed.
58. The subdivider shall construct an 8-inch raised concrete median island to Public Works
Standards within the limits of this tract.
North Maple Avenue (Arterial)
59. The subdivider shall dedicate and construct two 17-foot center section travel lanes.
Dedication shall be sufficient to accommodate additional paving and other grading or
transitions, as necessary, based on a 45 MPH design speed.
60. The subdivider shall construct an 8-inch raised concrete median island to Public Works
Standards within'the limits-of this tract and to accommodate dual left tum lanes at Copper
Avenue.
61. The subdivider shall Install a signal pole and 200-watt safety light to Public Works
Standards at the southwest comer of Copper and Maple Avenues.
CONDITIONS OF APPROVAL`
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 10
SANITARY SEWER SERVICE
Master planning for sewer collection and treatment facilities in the project vicinity has not been
completed at this time. Master planning is necessary in order to avoid replication of multiple small-
scale public facilities to serve individual projects in nearby adjacent locations. Prior to submittal
of the final map package with improvement plans,the developer/owner shall participate with other
developers in the project vicinity under City oversight to develop a comprehensive plan for sewer
facilities including sanitarysewer pipelines,sewer lift stations, and wastewater treatment facilities.
The master plan may also address potential beneficial re-use of treated effluent. The nearest
sanitary sewer capable of serving the proposed 21 lot subdivision is located in East Copper
Avenue west of the proposed project site. The following conditions are required to provide sewer
service to the tract.
62. The developer/owner shall participate in construction of a sewer lift station and force main
facilities as approved by the City of Fresno.
63. Extension of a 12-inch sewer main in East Copper Avenue from the existing 12-inch main
east to North Maple Avenue.
64. Separate sewer house branches shall be provided for each lot created. Sanitary sewer
mains shall be extended within the proposed tract to provide sewer service to each lot
created.
65. Sanitary sewer flow shall be directed to East Copper Avenue through a dedicated 30-foot
Public Utilities Easement in the North John Albert Avenue alignment between lots 10 and
11 of the proposed tract.
66. Public sewer facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
67. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the sanitary sewer system.
'Urban Growth Management Requirements
68. Sewer connection charges are due and shall be paid for the project..
WATER SERVICE
The nearest City of Fresno water main to the project is a 14-inch main located in East Copper
Avenue and a 14-inch main located in North Maple Avenue. The following conditions are required
to provide water service to the tract.
69. Extend the 14-inch Transmission Grid Water Main (including installation of City fire
hydrants) in East Copper Avenue from the existing 14-inch main east to North Maple
Avenue.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 1.1
70. Extend the 14-inch Transmission Grid Water Main (including installation of City fire
hydrants) in North Maple Avenue from East Copper Avenue south to the existing 14-inch
main.
71. Water mains (including installation of City fire hydrants) shall be extended within the
proposed tract to provide water service to each lot created. Separate water services with
meter boxes shall be provided to each lot created.
72. 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.
73. The subdivider shall dedicate a 30-foot Public Utilities Easement in the North John Albert
Avenue alignment between lots 10 and 11 of the proposed tract.
74. All public water facilities shall be constructed in accordance with City of Fresno,
Department of Public Works, standards, specifications, and policies.
75. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
Urban Growth Management Requirements
76. Payment for installation of water service(s) and/or meter(s) is required.
77. Payment for installation of public fire hydrant(s) is required.
78. Payment of appropriate water connection charges at the time of final map approval subject
to deferral to building permit issuance as appropriate.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
79. 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.
80. 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
81. The developer will be responsible for the acquisition of any necessary right-of-way to
construct any of the required improvements.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 12
Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage,
signing, pole relocation, and shoulder grading. In general, this will require right-of-way to
be provided approximately 10 feet outside the travel lane. The exact requirement must be
determined at the project design stage based on the existing conditions and detailed
design information.
In the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. -The
developer/owner should contact the Real Estate Section of the Public Works Department
to receive procedural guidance in such acquisitions.
Should such acquisition not be accomplished by the subdivider prior to Final Map approval,
the subdivider must request and grant to the City the full authority to attempt acquisition
either through negotiation or through its power of eminent domain. The subdivider shall
furnish to the City Public Works Department, Engineering Division/ Real Estate Section,
an appraisal report or a request for an estimated appraisal amount (to be determined by
the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement.
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
82. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
83. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District(FMFCD)forthe subdivision orany 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
February 26, 2004.
84. 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. Maintenance of the temporary ponding basin shall be by the
Developer until permanent service for the entire subdivision is provided.
FRESNO IRRIGATION DISTRICT
85. The developer/owner shall comply with the requirements in the letter from the Fresno ,
Irrigation District dated February 10, 2004, for Vesting Tentative Map No. 5261/UGM.
86. Existing private ditches and canals shall be piped underground. The developer may also
fill in the ditch or canal if they provide proof that the canal does not serve anyone else
downstream.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 13
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
87. The developer/owner shall comply with the requirements in the letter from the San Joaquin
Valley Air Pollution Control District dated February 18, 2004, for Vesting Tentative Map
No. 5261/UGM.
DEVELOPMENT FEES AND CHARGES
88. 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
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 $496/living unit
Service Area: Herndon
k. Wastewater Facilities Charge $2,119/living unit
I. House Branch Sewer Charge n/a
m. Millbrook Overlay Sewer n/a
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 14
n. Copper Avenue Sewer Lift Station Service Area $650/living unit
WATER CONNECTION CHARGES FEE RATE
o. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by
owner; fee for service(s) and
Meter(s) established by the
Master Fee Schedule.
p. Frontage Charge $6.50/lineal foot
q. Transmission Grid Main Charge $560/gross acre
r. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
s. UGM Water Supply Fee $397/living unit
Service Area: 101 s
t. Well Head Treatment Fee n/a
Service Area: 101
u. Recharge Fee n/a
Service Area: 101
v. 1994 Bond Debt Service $895/living unit
Service Area: 101
DEVELOPMENT IMPACT FEE
w. Northeast Fresno Policing Area $85/living unit
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
x. UGM Fire Station Capital Fee $1388/gross acre
Service Area: 21
y. UGM Paris Fee $1690/gross acre
Service Area: 7
z. .Major Street Charge. $2500/adj. acre
Service Area: F
aa. Major Street Bridge Charge $50/adj. acre
Service Area: F
bb. Traffic Signal Charge $860/adj. acre
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5261/UGM
April 21, 2004
Page 15
cc. UGM Grade Separation Fee n/a
dd. Trunk Sewer Charge n/a
Service Area:
ee. "Street Acquisition/Construction Charge n/a
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He No. 210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER .
Mr. Alan Kawakami, Chief Engineering Tech.CIAO PROPERTIES, LLC
Development Services Department 1175 W. SHAW
City of Fresno FRESNO, CA 93711
2600 Fresno Street -
Fresno, CA 93 721
MAP NO. 5261 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " DE - DRAINAGE AREA DE 552,082.00
DATE Z/T 1� DRAINAGE AREA - -
TOTAL FEE 552,082.00
The proposed development will generate storm runoff which produces.potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the.National Environmental Policy Act. The
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
aj Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in.constructing Master Plan drainage system facilities is.
credited against the drainage fee obligation.
5261 5469 E. OLIVE - FRESNO, CA 93727 - (559)456-3292 - FAX (559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainac e 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 HZ
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 Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
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 of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction,of facilities required by Paragraph No. ? hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
X d. See Exhibit No. 2.
�. The proposed development:
Appears to be located within a _500 year 100 year_ flood prone
area as designatedon the latest Flood Insurance Rate Maps available to the District.
necessitating appropriate floodplain management action. See attached Floodplain Police
X Does not appear to be located within a flood prone area.
r_oi -)469 E. OLIVE - FRESNO.CA 93737.- (559)436-3292 - FAQ (539145i�-3194 Two sided document ..
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing five or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General.
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development.or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees 0
in permit compliance, and complete an annual certification of compliance. ■
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at.the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking:,
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5261 5469 E. OLIVE - FRESNO.CA 93727 - (559)456-3392 - 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
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system. and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees,as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. LakeriiiiL, Project Engineer: Neda Shakeri
District Engineer, Assistant General Manager
C: GARY G. GIANNETTA
1119 "S" STREET
FRESNO, CA 93721 ,
5261 5469 E. OLIVE - FRESNO. CA 937:7 - (559)456-3292 - FAX (5559)456-3294 Two sided document
1
ap NOTE:
THIS DRAWING IS SCHEMATIC,
BASIN "DE" DISTANCES ARE APPROXIMATE.
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18" COPPER 24" .1 54" 54" AVE. 54" 42"
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PARCEL 4
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LEGEND
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER - PIPELINE (SIZE SHOWN) & INLET.
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER OF TRACT 5101 OR OPTIONAL MASTER PLAN
FACILITIES TO BE CONSTRUCTED BY DEVELOPER OF TRACT 5261 -
lj�............. MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER OF TRACT 5101
SCALE 1"=300'
-- - EXISTING MASTER PLAN FACILITIES
E- FUTURE MASTER PLAN FACILITIES
DIRECTION OF DRAINAGE TRACT 5261
. DRAINAGE AREA: "DE"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
rrar ozno�-
J:\ENGINEERING\AUTOCAD\OWCS\OEXHIBIT\TRACTS\5261.OWG �a.
OTHER REQUIREMENTS
EXHIBIT NO. 2
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.
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.
The developer of Tract 5101 has been required to construct the storm drainage facilities in
Copper Avenue as shown on the attached sketch. Upon completion of these facilities permanent
service will be available. Should Tract 5101 not install the facilities in time to provide Tract
5261 service, the District recommends temporary facilities until permanent service is available
to the proposed development. However, the developer of Tract 5260 has the option of
constructing these facilities, as shown on Exhibit No: 1, in order to obtain permanent service.
Basin "DE" is not yet developed and is not enclosed with a fence. The District has funding
available for installation of the fence and may have other parties available to excavate the basin.
However, in the event excavation by others does not materialize in time to provide service to
Drainage Area"DE", the developer shall excavate 5,000 cubic yards as directed by the District.
If stockpiled within Basin"DE",the developer will 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.
Prior to any work being initiated in the basin, the developer or his Contractor shall obtain an
excavation permit from the District. If the work consists solely of stockpiling material
excavated from the basin within the basin, there is no a permit fee. -However, if any material is
removed from the basin (off-site), a permit fee shall be paid prior to receiving the permit. No
importing of material is permitted.
ti
Development No. Tract 5261
Page 1 of 2
ensr�permit�exhibit'_\tracts`5261(ns)
OTHER REQUIREMENTS
EXHIBIT NO. 2
The District will not have Basin "DE" available prior to April 2004 and the District may delay
the availability of Basin"DE" further. The developer must provide 90 days notice of the need
for drainage service in Basin "DE" and of the intent to complete the storm drain facilities
required, as identified on Exhibit No. 1, in order for the District to arrange availability of Basin
"DE" and make-any necessary revisions to the Master Plan.
Facilities in Maple Avenue is also an obligation of Tract 5110 and may be constructed prior to
development of Tract 5261. .
Major storm flows from Parcel 3 and 4 have historically flowed north across the southerly
property line of Tract 5260. The developer will be responsible for accommodating the passage
of this major storm flow.
Development.No. . Tract 5261
Page 2 of 2
ensr\perm it\exh ibi I?\rracis\526 I Ins)
San .Joaquin valley
Air Pollution Control District
February 18, 2004 Reference # 20040007
Dawn Marple
Planning & Development `
2600 Fresno St., Third Floor "
Fresno, CA 93721-3604 "T,
Subject: T-5261, R-03-68 (APN 577-010-10) DEVELOPMENT DEPARTMENT
CITY OF FRESNO
Dear Ms. Marple:
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 would contribute to the overall decline in air quality due to increased traffic and ongoing
operational emissions. Although this project alone would not generate significant air emissions, the
increase in, emissions from this project, and others like it, cumulatively reduce the air quality in the San
Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below:
The following items are rules that have been adopted by the District to reduce emissions throughout the
San Joaquin Valley, and are required. Current District rules can be found at
http://www.valleyair.org/rules/lruleslist.htm. This project may be subject to additional District Rules. To
identify additional rules or regulations that apply to this project, the applicant is strongly encouraged to
contact the District's Small Business Assistance Office at 230-5888.
1. District Rules 4901 (Wood Burning.Fireplaces and Wood Burning Heaters) and 4902 (Residential
Water Heaters) to limit the emissions of PM10 and NOx in residential developments. Please note
that on July 17, 2003 amendments to Rule 4901 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 Burning Heaters in New Residential Developments.
Beginning January 1,2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two (2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per
acre in any new residential development with a density equal to or greater than three (3) dwelling
units per acre:
5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per
dwelling unit in any new residential development with a density equal to or less than two (2)
dwelling units per acre.
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. 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.
Ms. Marple February 18, 2004
T-5261, R-03-68 Page 2
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.
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 httpf//www.coolcommunities.org
http://www.lgc.org/bookstore/energy/downloads/siv treeguidelines.pdf
http://www.urbantree.org
• 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 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. Sidewalks should be designed
for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets
and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer
environment for both pedestrians and vehicles. Pathways through the project should be built in
anticipation of future growth.
• As many energy-conserving features as possible should be included in the design/construction of the
project. Examples include (but are not limited to):
- Increased wall and ceiling insulation (beyond building code requirements)
- Energy efficient widows (double pane and/or coated)
- High-albedo (reflecting) roofing material. See http://eetd.Ibl.gov/coolroof/
- Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/refbriefs/bc7.html
- Cool Paving. See http://www.energy.ca.gov/coolcommunity/strategies.html
- Energy efficient lighting and appliances. See http://www.energystar.gov/
- Energy efficient water heaters (such as instantaneous water heaters/indirect water heaters)
Energy efficient heating/cooling systems (such as radiant heating system)
Awnings or other shading mechanism for windows
Porch/Patio overhangs
Ceiling fans, whole house fans
- Orient the units to maximize passive solar cooling and heating when practicable
Utilize passive solar cooling and heating designs.
See http://www.eere.energy.gov/RE/solar passive.html
Ms. Marple February 98, 2004
T-5269, R-03-68 Page 3
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:
http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerenergvicenter.org/index.html
• 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-
http://www.dsireusa.orq/, http://rredc.nrel.gov/, http://www.energv.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 shut off when not in use on the premises to reduce emissions
from idling.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call Mr. Hector R. Guerra, Senior Air Quality Planner, at 230-5800 and provide the
reference number at the top of this letter.
Sincerely,
Chrystal flier
CEQA Commenter
Central Region -
Enclosure
c:file
San Joaquin Valley
Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
September 2002
(Update from June 2002)
Fugitive Dust Control at Construction Sites
Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations
regulates activities that generate fugitive dust. Fugitive dust is emitted to the air from open
ground or caused by activities such-as excavation, transporting bulk materials, or travel on
unpaved surfaces. "PM 10" is a term applied to small sized particulate matter - microscopic
dust particles - in the air. The San Joaquin Valley currently exceeds the air quality
standards for particulate matter. It is for this.reason that the District adopted Regulation VIII
in 1993. Significant amendments to Regulation VIII were adopted in 2001 and became
effective May 15, 2002. The following dust control and administrative requirements are
applicable at construction sites:
Visible Dust Emissions (VDE). Visible.dust emissions may not exceed 20% opacity
during periods when soil is being disturbed by equipment or wind at any time. Dust control
may be achieved by means of applying water before and during earth work and on'traffic
areas,.phasing work to limit dust, and setting up wind fences to limit wind blown.dust. VIDE
opacity of 20% means the amount of dust that would obstruct the view of an object by 20%.
Soil stabilization. Soil stabilization is required at any construction site after normal working
hours and on weekends and holidays. This requirement also applies to inactive
construction areas such as phased projects where disturbed land is left unattended.
Applying water to form a visible crust on the soil is an effective method for stabilizing a
disturbed surface area. Long-term methods include applying dust suppressants or '
establishing vegetative cover. Restricting vehicle access from the area will help to maintain
a stabilized surface. Information regarding stabilization standards and test methods are in
Rule 8011 — General Requirements.
Carryout and Trackout. These requirements are found in Rule 8041 — Carryout and
Trackout. Carryout and trackout are materials adhered to .vehicle tires and transport
vehicles carried from a construction site and deposited onto a paved public road. Should
carryout and trackout occur, it must be cleaned up at least daily, and immediately if it
extends more than 50 feet from the exit point onto a paved road. The recommended clean-
up methods include manually sweeping, sufficiently wetting the.-area prior to mechanical
sweeping to limit VIDE or using a PM10-efficient street sweeper. A blower device, or dry
sweeping with any mechanical device other than .a PM10-efficient street sweeper is
prohibited.
Northern Region Office Central Region Office Southern Region Office
4230 Kiernan Avenue, Suite 130 1990 East Gettysburg Avenue 2700"M'Street, Suite 275
Modesto,CA 95356-9321 Fresno, CA 93726-0244 Bakersfield, CA 93301-2370
(209) 557-6400 ♦ FAX(209) 557-6475 (559) 230-6000 ♦ FAX(559).230-6062 (661) 326-6900 ♦ FAX (661) 326-6985
Access and Haul Roads. Dust control is required on all unpaved access and haul roads,
and unpaved vehicle and equipment traffic areas at construction sites, per Rule 8021 —
Construction, Demolition, Excavation, Extraction; and Other Earthmoving Activities.
Storage Piles and Bulk Materials. The handling; storage, and transportation requirements
for bulk materials are found in Rule 8031 — Bulk Materials. These requirements include:
applying water as materials are handled, stabilizing or covering stored materials, and
installing wind barriers to.limit VDE. Limiting vehicle speed, loading haul trucks with a
freeboard six inches or greater, covering haul trucks, or applying water to the top of the load
are options for reducing VDE from vehicle transportation of bulk materials.
Demolition. Wetting of the exterior of a building to be demolished is required. Demolition
debris and the area around the demolition must also be controlled to limit VDE. Cleaning
up carryout and trackout must be completed according to Rule 8041. Demolition activities
are also subject.to the District's asbestos rule, Rule 4002 — National Emission Standards for
Hazardous Air Pollutants.
Dust Control Plans. For large construction projects, Rule 8021 requires the owner or
contractor to submit a Dust Control Plan to the District for approval at least 30 days prior to
commencing construction activities. This requirement applies to projects that include 40 or
more acres of disturbed surface area or will involve moving more than 2,500 cubic yards per
day of material on at:least.three.days during the project.
Record.keeping. All sites subject to the regulation that employ dust control measures must
keep records for each day any dust controls are used.' The District has developed record
keeping forms for water application, street sweeping, and for "permanent" controls such as
applying long term dust palliatives, vegetation, ground cover materials, paving, or other
durable materials. Pursuant to Rule 8011, records must be kept for one year after the end
of dust generating activities.
Exemptions. Activities in areas above 3,000 feet.elevation are exempt from all Regulation
VIII requirements.. The following exemptions in Rule 8021 apply to construction activities:
• Blasting activities
• Maintenance and remodeling of.existing buildings if the addition is less than 50% of
the size of the existing building or 10,000 square feet. These activities, however, are
subject to the District's asbestos rule, Rule 4002.
Additions to single family dwellings
• Mowing, disking or other weed control'on sites less than '/z acre.
Nuisance. Whether or not the construction activity is exempt from the Regulation VIII
requirements, any activity that creates fugitive dust must not cause a nuisance, per Rule
4102 Nuisance. Therefore, it is important to monitor the dust.generating activities and, if
necessary, plan for and implement the appropriate dust control measures to limit-the
public's exposure to fugitive dust.
This is a basic summary of Regulation VIII as it applies to the construction industry. For ,
more information contact the Compliance Division of the District office nearest to you.
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PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Dawn Marple, Planner I .
Development Department
FROM: HILARY KIMBER,Parks Supervisor II(621-2924)
DATE: February 25,2004
Subject: Tentative Subdivision Map T5261 (Located on the west side of Maple Ave. south of Copper
Ave.)
The Parks Department has reviewed the Vesting Tentative Subdivision Map drawn by Gary G. Gianetta,
Civil Engineering &Land Surveying prepared for Concord Development Co. LLC,L, dated 10/27/03.
Parks offers the following comments regarding the street tree, and buffer/parkway strip conditions . . .
STREET TREE REQUIREMENTS
A.. If streets within this subdivision were to be constructed at 50' in width, per Council Resolution 498-
129, the developer would be required to meet Development Department Standards for front yard tree
planting.
B. Street trees are required on all 54' internal streets. Tree planting shall be within a Planting and Public
Utility easement. Street trees shall be planted either by the Developer. Tree species to be planted on those
streets are as follows:
N. Jon AlbertAve Brachychiton populneum (Bottle Tree)
N. Meridian Ave.. Sapium sebiferum (Chinese Tallow)
E. Hogan Ave. Cinnamomujm camphora(Camphor)
C. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street
tree planting,the developer shall plant one tree for each 60' of street frontage, or one tree per lot having
street frontage, whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public,street frontage or one tree
per lot whichever is greater.
b. Trees shall be planted in accordance with "Specifications for Developer Street Tree Planting."
The developer shall contact Parks to determine tree species required on each street.
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Parks, Recreation and Community Services Department. A
street tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities, paid with final map, will be released when all landscaping
installed on public and/or city controlled property is in conformance with Parks Division's planting
specifications and meets the specifications of the city.
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.
Parks partment comments T-4957 lentaGve map
July 25,2000page 2
DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT
D. The developer may landscape for inclusion into the Community Facilities District(CFD), the landscape strip and
right-of-way on N. Maple Ave,East Copper Avenue and the entry island from Maple to Meridian Avenues.
1. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to
Council approval. Landscaping plans shall be reviewed and approved by the Parks,Recreation and
Community Services Department. Landscaping shall comply with Landscape Buffer Development
Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply
with Sections 12-306-N-23 & 24 and 14-121 of the Fresno Municipal Code regarding Water Efficient
Landscaping and Buffer landscaping passed by Council on September 20, 1994.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more
uniform appearance on the street. 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.
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 P of level ground between the
slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on
all slopes of 4:1, including the use of synthetic erosion control netting in combination with ground cover
species approved by the Parks Division.
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
-5. No private flags, signs or identification of any kind shall be permitted in the right of way,within the
city -controlled easement or on the fence or wall facing the street.
6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
7. Street trees designated for this project shall be:
N. John Albert Ave. Brachychiton populneus(Bottle Tree)
N. Meridian Ave. Sapium sebiferum (Chinese Tallow)
E. Hogan Ave. Cinnamomum camphora(Camphor)
UGIV REO UIREMENTS
F. The project is in UGM Zone#7. Please assure that all Parks UGM fees are collected as allowed by FMC.
The nearest regional park to the site is Woodward Park. The nearest neighborhood park is located at N. Maple
Ave.and E. Shepherd Ave. An additional neighborhood park is proposed at N. Maple Ave.and Plymouth Way.
This project is consisted with the Parks Master Plan.
Parks,Recreation and Community Services Department December 29, 2000
T-4983 Page 2
FEES
H. As a reminder, please verify that the following administrative/plan check fees are collected:
1. Option B will require the collection of 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#179900).
2. Collect the CFD Plan Review fee of$1.76.00 (FY2002 rates)(Acct#34599 Fund#10101 Org#17050)
3. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct. (Acct#34599 Fund#10101 Org#17050)
STREET TREE REQUIREMENTS
11. 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#17050).
For the Community Facilities District: (Acct#34599 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 irrigation) fails to pass inspection and requires a reinspection by
city staff:
STATE OF CALIFORNIA—BIJSINESS TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor
DEPARTMENT OF TRANSPORTATION -
1352 WEST OLIVE AVENUE s
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 Be energy efficient!
TTY (559)488-4066
February 9, 2004
ECEIVED
I'
10 2H4 2131-IGR/CEQA
6-FRE-41-31.4+/-
DEVELOPMENT DEPARTMENT R-03-68 & T-5261
CITY OF FRESNO
Ms. Dawn.Nlarple
City of Fresno Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
Dear Ms. Marple: -
We have reviewed the rezone and vesting tentative tract map for a 21-lot single-family
residential develop' m'ent on the southwest corner of North Maple and East Copper Avenues.
Caltrans has the following comments:
The proposed development, in and of itself, is not expected to create significant impacts to
the State Highway System. However, the City should be aware that continued land use
changes have the potential to create cumulatively significant impacts to both transportation
and air quality. As cumulative impacts to transportation and air quality were not addressed
in the General Plan Update Master EIR, the City should consider a mechanism for
evaluating these impacts.
The City should consider a transit alternative for this project. The project is small, but with
other projects in the vicinity, there is sufficient development to support transit, and early
planning could make such an alternative feasible. Caltrans recommends that this project be
routed to Fresno Area Express (FAX) staff for their review and comment. Please see
Attachment Number 1 for other recommended transportation alternatives.
We request that this letter be made part of the permanent public 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-making body and the general public
with a complete and accurate environmental evaluation for the project.
"Caltrans improves mobility across California"
Ms. Dawn Marple
February 9, 2004
Page 2
Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this
item. If you have any questions, please call me at (559) 445-6666.
Sincerely,
BSO
MOSES STITES
Office of Transportation Planning
District 6
Enclosure
C: Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION
ALTERNATIVES
Ongoing development throughout the City of Fresno, including this project, will
make traffic operations significantly worse by adding considerably to delay and
congestion. Transit alternatives can help reduce congestion and delay and reduce
overall degradation of air quality and gridlocked intersections. The City of Fresno
should focus on ways to eliminate trips in addition to enhancing capacity.
Transportation alternatives the City should consider include standard highway
solutions along with the following:
1. Park and ride facilities on site-or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this
area to provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be
financed through an assessment district and provide a way for individuals
to utilize a park-and-ride facility or commercial area parking lot and be
shuttled to various commercial/office centers within the area. Commuters
who need to go further could use City of Fresno transit if the City planned
for convenient connections. This may help to reduce the Single Occupancy
Vehicle (SOV) demand seeking to use the State Highway System.
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or
monthly transit passes for employees as well as including as a condition of
project approval a covered transit stop as mitigation for project-related
impacts to the transportation/circulation system.
6. Exploring the potential for linking the purchase of a monthly transit pass
with new residential development as partial mitigation for congestion and
air quality impacts, and to ensure the long term viability of public
transportation.
CITY OF FRESNO - ENVIRONMENTAL ASSESSMENT/ INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resources Code DR Eq( I /EED FOR FILING:
(California Environmental Quality Act) the project described below is
determined to be within the scope of the Master Environmental Impact M FEB 25 PM 12: 0
Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan.
ITY CLERK, FRESNO
Initial study is on file in the Planning and Development Department,
City Hall, 2600 Fresno Street, Fresno, California 93721
(559)621-8277
Applicant: Initial Study Prepared By:
Ciao Properties Dawn Marple, Planner I
1175 West Shaw Avenue February 20 2004
Fresno, California 93711
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-03-068 The southwest corner of North Maple and East Copper
Vesting Tentative Tract Map No. 5261/UGM Avenues, within the Woodward Park,Community Plan.
APN 577-010-10
ProjectDescription:
Rezone Application No. R-03-068 proposes to rezone a 10.2 acre site from the County of Fresno AL-20, Limited
Twenty Acre Agricultural, zone district to the .R-1/UGM, Single Family Residential District/Urban Growth
Management Area, zone district. The site is located on the southwest corner of North Maple and East Copper
Avenues. Vesting Tentative Tract Map No. 5261/UGM is proposing to subdivide the subject property into 21
single family residential-lots at a density of 2.6 dwelling units per acre. The Woodward Park Community Plan and
the 2025 Fresno General Plan designate the planned land use as medium-low density residential, 2.19-4.98 units
per acre.
The project also includes the detachment of the subject property from 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 subject site is currently vacant and is bordered on the south by a rural residence located within the County
of Fresno jurisdiction, planned for medium-low density residential. Property bordering on the west of the parcel
is Tentative Tract Map No. 5101, a proposed single family residential Planned Unit Development, also planned
for medium-low density residential. Property to the east is vacant property, zoned C-1/UGM/cz, planned for
neighborhood commercial. Property to the north of the subject site is open space agriculture located under the
jurisdiction of the County of Fresno, planned for community commercial within the proposed Copper River Ranch
project.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for the
medium-low density residential planned land use. The proposed, R-1/UGM, zone district conforms to this land
use as indicated above.
The Planning and Development Department staff has prepared an initial study and environmental checklist and
evaluated the requested rezone in accordance with the land use and environmental policies and provisions of
the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The
subject property is proposed to be developed with single-family residential uses at an intensity and scale that is
permitted by the planned land use and proposed zoning designations for the site. Thus, the rezoning will not
facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above
noted planned land use designation. Moreover, it is not expected that the existing and future development, per
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No. R-03-068/T-5261/UGM
Page 2
February 20,.2004
the requested rezoning, will adversely impact existing city service systems or the traffic circulation system that
serves the subject parcels. These infrastructure findings have been verified by Public Works and Public Utilities
Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have
been applied to the project necessary to assure that the project will not cause significant adverse cumulative
impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MSIR No. 10130
as provided by CEQA Section 15178 (a).
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be
determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause
significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific
,project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use
designations, include impacts associated with the medium-low density residential land use designation specified
for the subject parcel. Based on this initial study, the project does not change the land use indicated for the
subject parcel and will not generate additional significant effects not previously identified by the MEIR and no new
additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as
defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)of
the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to
the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided
regarding staff's finding in a mannerprescribed by this section of the Guidelines and by Section 21092 of the
California Public Resources Code (CEQA provisions).
Qom-- Z " �" 0
ert J. Haro Date
Planning Manager, City of Fre o
K:\Master Files-Tract Maps\Tract 5261 -Dawn M\R-03-068-T5261-FOC.wpd
Attachments: Environmental Checklist/Initial Study for Environmental Assessment
No. R-03-068/T-5261/UGM
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment
No. R-03-068/T-5261/UGM
ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. R-03-068, T-5261
1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 .Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site;
1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas
1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation
1 2.3 Generation of objectionable odors
1 2.4 Generation of dust except during construction 12.0 HAZARDS
1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances
1 12.2 Site subject to flooding
3_0 WATER 1 12.3 Adverse change in course of flow of flood waters
1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents
use 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.2 Use of large quantities of ground water
1 3.3 Wasteful use of ground water 13.0 AESTHETICS
1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to.public or scenic vista or view
1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions
1 13.3 Removal of street trees or other valuable vegetation
4_0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area
1 4.1 Reduction of the numbers of any unique, rare or
endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeological
1 4.3 Premature or unnecessary conversion of prime site
agricultural.land 1 14.2 Construction or activity incompatible with adjacent
historic site
5.0 ANIMAL LIFE
1 5.1 Reduction in the numbers of any rare, unique or 15.0 ENERGY
endangered species 1 15.1 Use of substantial amounts.of energy or fuel
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources of
energy
1 6_0 HUMAN HEALTH 1 15.3 Wasteful use of energy
7.0 NOISE EXPLANATION OF RATINGS
1 7.1 Increases in existing noise levels
1 7.2 Exposure to high noise levels "0" Insufficient Information
Insufficient information is available to determine the potential
8_0 LIGHT AND GLARE environmental effects which may result from the propose
1 8.1 Production of glare which will adversely affect residential project in this category.
areas
1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect
The proposed project will not have an adverse environmenta I
9_0 LAND USE effect in this category, or any such effect isnot substantial)
1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also
1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the
1 9.3 Induces unplanned growth particular project under consideration.
1 9.4 Adverse change in existing or planned area
characteristics. "2" Moderate Environmental Effect
The proposed project will have an adverse environmentz I
10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be
1 10.1 Generation ofvehicle traffic sufficient to cause capacity specific concern. However, this effect is not substanti I
deficiencies'on existing street system enough in itself to require the preparation of an Environmente I
1 10.2 Cumulative increase in traffic on a major street for which Impact Report, and is mitigable through project changes ani i
capacity deficiencies are projected conditions.
1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians
1 10.4 Routing of non-residential traffic through residential area "3" Significant Adverse Environmental Effect
1 10.5 Insufficient or poorly located parking The environmental effect identified in this categorf
1 1.0.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that th
proposed project has a potentially significant adverse effect oii
the environment sufficient to require the preparation of a
Environmental Impact Report.
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