Loading...
HomeMy WebLinkAboutT-5287 - Conditions of Approval - 12/28/2005 1 N . City o1 i—r1C�• ���� Planning and Development Department 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559) 621-8277 FAX (559) 488-1020 July 1, 2004 Please reply to: David Braun (559) 621-8038 Dwight Hannah SummitHill Development LLC 5150 North Sixth Street, Suite 160 Fresno, California 93710 Dear Mr. Hannah: SUBJECT: FINAL ACTION BY THE FRESNO CITY PLANNING COMMISSION AND THE FRESNO CITY COUNCIL REGARDING REZONE APPLICATION NO. R-04-16 AND VESTING TENTATIVE TRACT MAP NO. 5287/UGM FOR PROPERTY LOCATED ON THE SOUTHWEST CORNER OF EAST CHURCH AND SOUTH MAPLE AVENUES The Fresno City Council conducted a duly noticed public hearing on June 29, 2004,to consider Rezone Application No. R-04-16. This application relates to the proposed development of a single family residential subdivision on a 42 acre site located on the southwest corner of South Maple and East Church Avenues. Following a full and complete hearing,the Council adopted Ordinance No.2004-63, relating to the above application as follows: 1, ADOPTED Ordinance Bill No. 2004-63(enclosed)that rezones the 42 acre subject site from the T-P/UGM(Trailer Park Residential/Urban Growth Management)and R-A/UGM (Single Family Residential Agricultural/Urban Growth Management)zone districts to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. The.Fresno City Planning Commission previously conducted a duly noticed public hearing on May 19, 2004 to consider Rezone Application No. R-04-16 and Vesting Tentative Tract Map.No. 5287/UGM. The Planning Commission took action to approve the tentative tract map application and to recommend that the Council approve the rezone application. The tentative tract map application was final at the Planning Commission and, therefore, no Council review was necessary. Copies of the Planning Commission resolutions (Nos. 12018 and 12019) are enclosed. Please be advised that pursuant to Section 5 of the enclosed Ordinance Bill,the rezoning shall become effective and in full force at 12:01 a.m., thirty-one days after its passage. As previously mentioned, the Fresno City Planning Commission approved Vesting Tentative Tract Map No. 5287/UGM subject to the conditions noted on the tract map and the enclosed Conditions of Approval for Vesting Tentative Tract No. 5287/UGM dated May 19, 2004. Please record this information for your future use. You will receive no further notice regarding these applications. If you have any questions relating to this matter, please feel free to contact me. a . Mr. Hannah Rezone Application No. R-04-16 Vesting Tentative Tract Map No. 5287/UGM Page 2 July 1, 2004 Sincerely, PLANNING DIVISION t. David Braun Planner III K:\Master Fiies 2004\'REZONE\R-04-016,T-5287-aluisi\R-04-16-T-5287-Final Action Letter.wpd Enclosures: Ordinance Bill No. 2004-63 Planning Commission Resolution Nos. 12018 and 12019 Conditions of Approval for Tentative Tract Map No. 5287/UGM dated May 19, 2004 c: TriCity Engineering Fresno County Assessor (w/o enclosures) FRESNO CITY PLANNING COMMISSION ON RESOLUTION NO. 12018 The Fresno City Planning Commission, at its regular meeting on May 19, 2004, adopted the following resolution relating to Rezone Application No. R-04-16. WHEREAS, Rezone Application No. R-04-16 has been filed with the City of Fresno to rezone the property as described below: REQUESTED ZONING: R-1/UGM (Single Family Residential/Urban Growth Management) zone district EXISTING ZONING: R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management) zone district and T-P/UGM (Trailer Park Residential/Urban Growth Management) APPLICANT: SummitHill Development LLC LOCATION: Southwest_corner of South Maple and East Church Avenues APN: 480-030-41, 43 LEGAL DESCRIPTION: To be rezoned from the R-A/UGM to the R-1/UGM zone district: The North 313 feet of the East half of the Southeast quarter of the Southwest quarter of Section 13, Township 14 South, Range 20 East, Mount Diablo Base and Meridian, according to the United States Government Township plats. EXCEPTING THEREFROM that portion.granted to the County of Fresno, by.Deed recorded December 15, 1967 in Book 5512, Page 291, instrument No. 86697, Official Records, described as follows: BEGINNING at the Northeast corner of the Southeast quarter of the Southwest quarter of said Section 13; thence (1) South 00°03'35 West along the East boundary of the Southwest quarter of said Section 13, 313 feet; thence (2) Westerly, a distance of 43.72 feet; thence (3) North 01 012'20"West a distance of 313.09 feet to a point on the North boundary of the Southeast quarter of the Southwest quarter of said Section 13; thence (4) Easterly 49.98 feet along the North boundary of the southeast quarter of the. Southwest quarter of said Section '13, to the POINT OF BEGINNING. To be rezoned from the T-P/UGM to the R-1/UGM zone district: The Northeast 1/4 of the Southwest 1/4 of Section 13, Township 14 South, Range 20 East, Mount Diablo Base and Meridian, according to the United States Government Township Plats. Planning Commission ResoiuJon No. 12018 Rezone Application No. R-04-16 May 19, 2004 Page 2 Excepting therefrom the following described property: BEGINNING at the center 1/4 corner of said Section 13; thence (1) South 89°40'20" West, along the North boundary of said Southwest 1/4, to the Northwest corner of the said Northeast 1/4 of the Southwest 1/4; thence(2) South 00019'40" East, along the west boundary of the said Northeast 1/4 of the Southwest 1/4, a distance of 40 feet; thence (3) North 89051'35" East, a distance of 1269.23 feet., more or less; thence (4) Southeasterly along the arc of a tangent curve, concave to the Southwest (having a 10 foot radius, a radius point which bears South 00008'25" East and a central angle of 90004'50") a distance of 15.72 feet; thence (5) South 00003'35" East, a distance of 1266.15 feet, more or less; thence (6) North 89039'08" East, along the South boundary of the said Northeast 1/4 of.the Southwest 1/4 of said Section 13, a distance of 50.28 feet; thence(7) North 00002'52" West, along the East boundary of the said Northeast 1/4 of the Southwest 1/4 of said Section 13,to the said center 1/4 corner, said corner also being the POINT OF BEGINNING. WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to allow for a proposed single-family residential.subdivision; and, WHEREAS, on March 8, 2004 the Roosevelt Community Plan Advisory Committee unanimously recommended approval of the rezoning application; and WHEREAS, the Fresno City Planning Commission on May 19, 2004, reviewed the subject rezone application in accordance with the policies of the Roosevelt Community Plan and the 2025 Fresno General Plan; and, WHEREAS, during the May 19, 2004 hearing,. the Commission received a staff report and related. information,environmental documents and considered testimony regarding the requested zoning change. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Rezone Application No. R-04-16 may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR)No. 101.30 dated April 1, 2004 prepared for the project. BE IT FURTHER RESOLVED that the Fresno City.Planning Commission hereby recommends to the City Council that the requested R-1/UGM zone district be approved. a Planning Commission Resolution No. 12018 Rezone Application No. R-04-16 May 19, 2004 Page 3 The foregoing Resolution was adopted by the Fresno .City Planning Commission upon a motion by Commissioner Harrington, seconded by Commissioner Kissler. VOTING: Ayes - Harrington, Kissler,.Brand, Brown, Vang, DiBuduo Noes - None Not Voting - None Absent - White DATED: May 19, 2004 NI . YOVINO, Secretary Fre o City Planning Commission Resolution No. 12018 Rezone Application No. R-04-16 Filed by SummitHill Development LLC Action: Recommend Approval KACommon\Master Files-2004\'REZONE\R-04-016,T-5287-aluisi\R-04-16-PC Reso 12018.wpd FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12019 The Fresno City Planning Commission at its regular meeting on May 19, 2004, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, a Tentative Map of Tract No. 5287/UGM was filed with the City of Fresno and proposes a 201-lot single-family residential subdivision on approximately 42 acres of land located on the southwest corner of South Maple and East Church Avenues; and, WHEREAS, the Roosevelt Community Plan Advisory Committee considered this application at its meeting of March 8, 2004, and unanimously recommended approval of the project; and, WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to all conditions of approval contained in the staff report dated May 19, 2004; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on May 19, 2004, to review the proposed subdivision and considered the staff report and invited testimonyand reviewed the requested subdivision in accordance with the policies of the Roosevelt Community Plan and the 2025 Fresno General Plan. NOW, THEREFORE, BE IT RESOLVED, the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that Tentative Tract Map No. 5287/UGM may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MSIR No. 10130) dated April 1,, 2004, prepared for Environmental Assessment No. R-04-16/T-5287. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of Tentative Tract Map No. 5287/UGM,.subject to Section 12-403-B.of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and Roosevelt Community Plan and the findings required pursuant to Section 66410 et. seq. of the Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Tentative Tract Map No. 5287/UGM subject to the Planning and Development Department Conditions of Approval dated May 19, 2004, including.the following modifications and deletions to those conditions: 1. Condition No. 9 is amended as follows: Relinquish access rights to South Maple, East Church, South Barton and East Grove Avenues from all residential lots which abut these streets. Ref. Section 12-1011-f-3 of the Fresno Municipal Code. 2. Condition No. 11 is-deleted. 3. Condition No. 13 is amended as follows: Provide a 10-foot landscaped easement (and irrigation system) along the rear or side property lines of all lots which side or back-onto South. Maple, East Church, South Barton, and East Grove Avenues. 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. Planning Commission Resolution No. 12019 Tentative Tract Map No. 5287/UGM Page 2 4. Condition No. 14 is amended as follows: Maintenance of the required landscaped easements located along South Maple, East Church, South Barton, and East Grove Avenues may be the responsibility of the City's Landscaping and Lighting Maintenance District. Contact 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. 5. Condition No. 18 is amended as follows: Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which back or side onto South Maple, East Church, South Barton, and East Grove Avenues (solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). Construction plans for required walls showing architectural appearance and location of all walls shall`be submitted to the Planning and Development Department for review prior to Final Map approval. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Harrington, seconded by.Commissioner Kissler. VOTING: Ayes - Harrington, Kissler, Brand, Brown, Vang, DiBuduo Noes - None Not Voting - None Absent - White t.,YOVINO, .DATED: May 19, 2004 NIC Secretary Freslanning Commission Resolution No. 12019 Vesting Tentative Tract Map No. 5287/UGM Filed by SummitHill Development LLC Action: Approve KACommonWaster Files-2004\'REZONE\R-04-016,T-5287-aluisi\T-5287-PC Reso 12019.wpd city 01 REPORT TO T._� PLANNING COMMISSION AGENDA ITEM NO. V111-D COMMISSION MEETING 5/19/04 May 19, 2004 APPROVED BY FROM: STAFF, Planning Divisionffrtmenti DEPARTMENT DIRECTO Planning and Developm SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-16, TENTATIVE TRACT MAP NO. 5287/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-16/T-5287 EXECUTIVE SUMMARY Rezone Application No. R-04-16 proposes to rezone the subject property from the T-P/UGM (Trailer Park Residential/Urban Growth Management) and R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management)to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district for 42 acres of property located on the southwest corner of South Maple and East Church Avenues. The applicant,SummitHill Development LLC, has also filed Tentative Tract Map No. 5287/UGM proposing to subdivide the subject property into a 201-lot single family residential subdivision at an overall density of 4.8 units per acre. The applications will bring the zoning and uses for the property into conformance with the 2025 Fresno General Plan and the Roosevelt Community Plan. PROJECT INFORMATION PROJECT A 201-lot single family residential subdivision on approximately 42 acres (net) of property to be developed at an overall density of 4.8 units per acre APPLICANT SummitHill Development LLC (Engineer: TriCity Engineering) LOCATION Southwest corner of South Maple and East Church Avenues (Council District 5, Councilmember Dages) SITE SIZE 42 acres LAND USE Existing : Vacant Proposed - Single Family Residential ZONING Existing - R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management) and T-P/UGM (Trailer Park Residential/Urban Growth Management) Proposed - R-1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION Proposed R-1/UGM zone district and 201-lot single family residential AND CONSISTENCY subdivision is consistent with the 2025 Fresno General Plan and Roosevelt Community Plan designation of the site for medium density (4.99 to 10.37 units.per acre) residential land uses ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MSIR) No. 10130 dated April 1, 2004 PLAN COMMITTEE The Roosevelt Community Plan Advisory Committee, by a vote RECOMMENDATION of 8 to 0, recommended approval on March 8, 2004 REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-16 Tentative Tract Map No. T-5287/UGM 0 May 19, 2004 Page 2 STAFF RECOMMENDATION Recommend approval of rezone application and approve tentative tract map subject to compliance with the Conditions of Approval for T-5287/UGM dated May 19,2004,which include a condition requiring the project to be redesigned along the southerly and westerly boundaries BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use North Light Industrial R-1/UGM Single Family Residential and Open Space-Park Single Family Residential/Urban and Calwa Park Growth Management M-1/UGM Light Manufacturing/Urban Growth Management South Medium Density Residential R-1/UGM Single-Family Residential Single Family ResidentiaAftban Growth Management East Medium-Low Density Residential R-1/UGM Single-Family Residential and Neighborhood Commercial Single Family ResidentiaAftban and Commercial Growth Management R-1 (Single Family Residentiao C-1 (Neighborhood Shopping Center) West Medium Density Residential R-1 Single Family Residential Single Family Residential ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-04-16/T-5287 considered potential environmental impacts associated with the subject rezoning and subdivision map request. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated April 1, 2004, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly noticed with no comments filed within the 20-day review and comment period. BACKGROUND /ANALYSIS The applicant, SummitHill Development LLC, has filed Rezone Application No. R-04-16 and Tentative Tract Map No. 5287/UGM for 42 acres of property located on the southwest corner of South Maple and East Church Avenues. The rezone application is requesting a zone change from the T-P/UGM(Trailer Park Residential/Urban Growth Management) and R-A/UGM (Single Family Residential-Agricultural/Urban Growth Management)zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Tentative Tract Map No. 5287/UGM is proposing to subdivide the subject property into 201 single family residential lots to be developed at a density of 4.8 units per acre. ' :REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-16 <'Tentative Tract Map No. T-5287/UGM 19, 2004 Page 3 On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General Plan which updated the Roosevelt Community Plan. The updated Community Plan designates the subject property for medium density residential land uses. The applicant wishes to pursue development of the subject property with 201 single family homes. The requested R-1/UGM zone district conforms to the medium density residential land use designation as indicated by the 2025 Fresno General Plan's "Planned Land Use and Zone District Consistency Matrix." Surrounding land uses are generally characterized by single family residential development. Calwa Park is to the north of the site and there is commercial development on the southeast corner of Maple and Church Avenues. Access to the subject site will be from South Maple and East Church Avenues, which are designated collector streets. The traffic generated by this project can be accommodated by the planned circulation system with street improvements completed by the project as required by development standards, Urban Growth Management (UGM) Service Delivery policies and environment impact mitigation measures. Sewer and water infrastructure availability and service demands have been verified by the Department of Public Utilities with required facilities to be located in South Maple and East Church Avenues. Roosevelt Community Plan Advisory Committee The Roosevelt Community Plan Advisory Committee reviewed and recommended approval of Rezone Application No. R-04-16 and Tentative Tract Map No. T-5287/UGM on March 8, 2004, by a vote of 8 to 0. Major Street Improvements The 2025 Fresno General Plan designates South Maple and East Church Avenues as collector streets with an 80-foot right-of-way. Improvements include the construction of curb,gutter,sidewalk,and transition paving within the limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to South Maple and East Church Avenues from all residential lots adjacent to these major street frontages. These street improvements are outlined in more detail in the Tentative Tract Map No. 5287/UGM Conditions of Approval dated May 19, 2004. Subdivision Design-Streets and Access Points This subdivision is proposed to have one access point to East Church Avenue and two access points to South Maple Avenue. The subdivision does not propose any street access to the existing single family residential development to the south and west. In addition, the subdivision design proposes double frontage lots backing onto the adjacent local streets(Grove and Barton Avenues),which would necessitate the construction of a 6-foot high masonry wall along these street frontages. This design proposal would virtually separate the proposed project from the existing developments to the south and west. This proposed design conflicts with the following objectives and policies of the 2025 Fresno General Plan which encourage the unification of neighborhoods. 1. Objective C-15 is to provide infill opportunities that will revitalize the built-up urban core communities and neighborhoods of Fresno, provide residential development for a diverse population, and improve the overall quality of the urban environment. 2. Objective C-20 states that major emphasis will be given to site and building design in order to preserve functionality and community aesthetics. REPORT TO THE PLANNING COMMISSION Rezone Application No. R-04-16 -Tentative Tract Map No. T-5287/UGM y May 19, 2004 Page 4 3. Policy C-20-e states that development projects shall include aesthetic measures which support functionality and add to the appearance and livability of the community. The intent of the General Plan is to unify, preserve and revitalize neighborhoods. This proposal would potentially serve to separate neighborhoods and could set a precedent for future developments. It is staff's position that a design including lots fronting onto these adjacent local streets would be preferable. This design would better integrate the project with the adjacent existing single family residential developments. In addition, staff recommends a design alternative that would allow for one or more street connections between the proposed project and the adjacent developments to further integrate the project with the adjacent development. As a result, staff recommends as a condition of approval of this project that the project be redesigned as described above, and then re-submitted to staff for review. Water Resources and Public Water Supply - The nearest presently available water service lines are located in South Maple and East Church Avenues adjacent to the site. 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 and environmental impact mitigation measures. The Fresno Metropolitan Flood Control District (FMFCD) has indicated that this project can be entirely accommodated by the district and temporary facilities will not be required. The developer will be required to construct FMFCD "Master Plan Facilities" as determined by the district. 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. It has been determined by Public Utilities Department staff that adequate sanitary sewer service is available to serve the project. The nearest public sanitary sewer mains to serve this project are located in South Maple and East Church Avenues adjacent to the project. Landscaping/Walls Given that the proposed subdivision abuts planned collector streets, the developer will be required to install 10 feet of landscaping along South Maple and East Church Avenues. In addition, the applicant will be required to install a solid wall at the rear of the required landscape setbacks which will mitigate the adverse effect of noise generated by vehicles traveling on the adjacent major streets. f. REPORT TO THE PLANNING COMMISSION ezone Application No. R-04-16 Tentative Tract Map No. T-5287/UGM AMay 19, 2004 . : Page 5 As noted above,the current design proposes double frontage lots along Barton and Grove Avenues which would necessitate 10 feet of landscaping and a solid wall at the rear of these lots. Staff is recommending that this portion of the subdivision be redesigned to eliminate these double frontage lots. Open Space The developer will be required to provide at least five percent of the total project area for public or private common open space per Roosevelt Community Plan Policy No. 1-17.3. Alternatively, an equivalent amount of area may be provided in conjunction with approved public or quasi-public open space within one-quarter mile of this development. The required landscape setbacks along Maple and Church Avenues will apply toward the above-noted five percent open space requirement for this project. Historical Resource There is at least one pre-1954 home with related outbuildings on the subject property, that is proposed to be removed as part of this project. The 2025 Fresno General Plan Policy No. G-1 1-c states that prior to issuance of a formal demolition order by the City involving structures over 50 years old, potential Local Register listing shall be reviewed by historic preservation staff and if necessary, by the Historic Preservation Commission. It is staff's policy to require the applicant to hire a professional consultant to produce a historic survey of the project area, when there is a potential historic resource on site. As a result, a condition will be placed on the tentative map requiring the developer to complete a historic survey on the subject property to be submitted for review and approval by historic preservation staff prior to the demolition of any structures on the subject site. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map,together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2-5 below is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan (there is not an applicable specific plan), because the Roosevelt Community Plan designates the site for Medium 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. JJRePORT TO THE PLANNING COMMISSION Rezone Application No. R-04-16 Tentative Tract Map No. T-5287/UGM ' May 19, 2004 Page 6 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will assure noninterference with any existing or proposed public easements. 6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or cooling opportunities in the subdivision, 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 Tentative Tract Map No. 5287/UGM dated May 19, 2004, and the Conditions of Approval for T-5287/UGM dated May 19, 2004, which includes a requirement to redesign the southerly and westerly portions of the subdivision as discussed above. Action by the Planning Commission regarding the rezone application will be a recommendation to the City Council. Planning Commission action on the proposed tentative tract map, unless appealed to the Council, is final. California Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has asserted that new development within the Roosevelt Community Plan contributes a substantial number of additional vehicle trips during the peak hour traffic periods (7:00 a.m. to 9:00 a.m. and 4:00 p.m .to 6:00 p.m.) which will impact the State Route (SR) 99 interchange at Jensen Avenue. Caltrans estimates that this development could generate approximately 60 vehicle trips to this interchange during evening peak travel times. It is noted that the model run prepared by VRPA Technologies concluded that there would be only 9 vehicle trips to the Jensen/Freeway 99 interchange during afternoon peak periods. It is recommended by Caltrans that this project contribute its proportional share for improvements to the affected interchange. Although the proposed project will marginally contribute to the peak capacity deficiencies of the freeway system, major freeway improvements are the responsibility of Caltrans and any fee related assessments imposed by Caltrans must comply with applicable legal parameters. The city has not recommended that this state fadility traffic impact fee be imposed as a condition of project approval, as it is not evident that Caltrans has accurately documented a project description and cost, a reliable estimate of funding sources, a justifiable nexus or connection between the project and the need for the state facility improvements, and the reasonable proportionality of the project's share of the improvement costs that are necessary to justify the imposition of a traffic impact fee for the improvement of State facilities. This conclusion is based upon Caltrans submission of varying descriptions of the necessary freeway improvements, the imprecise estimate of costs and probable funding sources, and the lack of adequate information to comply with Fee Mitigation Act requirements(California Government Code§§66000 et sequentes)applicable to the City of Fresno. In the absence of this documentation it is not legally permissible for the City to impose the requested traffic impact fee. An appropriate, reasonable and legally permissible method of addressing capacity deficiencies has been presented to Caltrans for consideration. This method utilizes the master storm water drainage facility planning p , REPORT TO THE PLANNING COMMISSION ."Rezone Application No. R-04-16 e'Tentative Tract Map No. T-5287/UGM May 19, 2004 Page 7 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. CONCLUSION / RECOMMENDATION 1. RECOMMEND APPROVAL of the environmental finding for Environmental Assessment No. R-04-16/ T-5287, dated April 1, 2004, that the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MSIR No. 10130). 2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-04-16 to rezone the subject property from the T-P/UGM (Trailer Park Residential/Urban Growth Management) and R-A/UGM (Single Family Residential:Agricultural/Urban Growth Management) to the R-1/UGM (Single Family Residential/ Urban Growth Management) zone district. 3. APPROVE Tentative Tract Map No. 5287/UGM subject to compliance with the Conditions of Approval dated May 19, 2004, which includes a condition requiring the applicant to redesign the westerly and southerly portions of the subdivision to front lots onto the adjacent local streets(Grove and Barton Avenues) and to provide a street connection(s) between the proposed subdivision and these adjacent local streets. K:\CommonWaster Files-2004VREZONE\R-0416,T-5287-aluisi\R-04-16,T-5287-RPC 5-19-04.wpd Attachments: Vicinity Map Tentative Tract Map No. 5287/UGM dated February 19, 2004 Conditions of Approval for T-5287/UGM dated May 19, 2004 including attachments from Fresno Metropolitan Flood Control District (4-2-04), Parks Department (3-18-04), San Joaquin Valley Air Pollution Control District(3-2-04) and Solid Waste Division (3-3-04) Letter from Caltrans dated March 2, 2004 Environmental Assessment No. R-03-14/T-5171 Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated April 1, 2004 CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL May 19, 2004 TENTATIVE TRACT MAP NO. 5287/UGM Southwest corner of East Church and South Maple 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 forthis 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 approval or conditional approval of Tentative Tract Map No. 5287/UGM entitled"Exhibit A," dated February 19, 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 Planning and Development Department 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. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 r Page 2 Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 4. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition 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 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to tentative maps. 7. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 9. Relinquish access rights to South Maple and East Church Avenues from all residential lots which abut these streets. Ref. Section 12-1011-f-3 of the Fresno Municipal Code. 10. Relinquish direct vehicular rights to: a. The street side yard of proposed Lots 1 and 93 from "H" Street. b. The street side yard of proposed Lots 18 and 19 from "B" Street. 11. In order to encourage the enhancement of neighborhoods and to avoid the creation of double frontage lots on a local street, the subdivision shall be redesigned in a manner which fronts lots onto East Grove and South Barton Avenues. In addition, the subdivision shall include at least one local street connection to either South Barton or East Grove Avenue. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 Page 3 Landscaping and Walls 12. Pursuant to Roosevelt Community Plan Policy No. 1-17.3 the developer/owner shall designate and develop at least 5 percent of the total project area for public or private open space such as lakes,community recreation,or passive open space. Alternatively,an equivalent amount of area may be provided in conjunction with approved public or quasi public open space within one quarter mile of the development. The city is currently processing a plan amendment to the above-noted policy of the Roosevelt Community Plan to allow for the payment of fees for open space-park purposes in lieu of the actual development of the required 5 percent open space. If this amendment is approved prior to the approval of a final map for Tentative Tract No. 5287, then this option would be available for this project. 13. Provide a 10-foot landscaped easement (and irrigation system) along the rear or side property lines of all lots which side or back-onto South Maple and East Church Avenues. 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. 14. Maintenance of the required landscaped easements located along South Maple Avenue and East Church Avenue may be the responsibility of the City's Landscaping and Lighting Maintenance District. Contact 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. 15. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District No. 2, he shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual landscaping maintenance assessment and that he/she is aware of the estimated amount of the assessment. 16. Should the City Council not approve the annexation of such landscape areas then the property owner/developer shall create a homeowner's association for the maintenance of the landscape areas and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&R's) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to final map approval. Said documents shall be recorded with the final map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&R's dated January 11, 1985. 17. 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. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 Page 4 18. Construct a 6-foot high solid masonry wall along the rear or side property lines of all lots which back or side onto South Maple and East Church Avenues (solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. Building Setbacks 19. Building setbacks shall be in accordance with the R-1/UGM zone district standards as shown on Exhibit "A" of Tentative Tract No. 5287/UGM dated February 19, 2004, and the provisions of Section 12-207.5-E-1-c of the Fresno Municipal Code and shall include a 10-foot side yard building setback on the key lot side of Lots 33, 38, 57,155, 164, 193, and 197 pursuant to Section 12-1011(f)(4) of the-Fresno Municipal Code. e Information 20. Prior to the issuance of building permits for the subdivision,school construction fees shall be paid to the Fresno Unified School District in accordance with the school district's adopted schedule of fees. 21. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 22. 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. 23. The developer/owner shall obtain any and all permits.required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/ owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 24. There is at least one pre-1954 home on the subject property with related outbuildings that is proposed to be removed as part of this project. The 2025 Fresno General Plan Policy No. G-11-c states that prior to issuance of a formal demolition order by the City involving structures over 50 years old, potential local historic register listing shall be reviewed by historic preservation staff. In order for historic preservation staff to complete this review, the developer shall engage an appropriate consultant to prepare a historic survey.(Phase 1 reconnaissance level survey)for the project area. This survey shall be approved by historic preservation staff, prior to the demolition of any structures on the subject site. 25. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 Page 5 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. 26. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and, C. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. The application shall be filed prior to the approval of the Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 27. 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. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 a Page 6 28. Solid waste disposal for the subdivision shall be provided by the City of Fresno in accordance with the attached memorandum from the Solid Waste Division dated March 3, 2004. PARK SERVICE 29. The developer/owner shall comply with the requirements in the attached memorandum from the Parks Division dated March 18, 2004, for Tentative Map No. 5287/UGM. Urban Growth Management Requirements 30. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. FIRE SERVICE 31. Fire service will be provided by County of Fresno Fire Station No. 8. Provide residential fire hydrants and fire flows per Public Works Standards with two sources of water. 32. There shall be at least two points of access to the subdivision during construction. 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 for 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). 37. The subdivider shall install all existing and proposed utility systems, including electrical systems, communication systems and street lighting distribution systems underground in accordance with Fresno Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 Page 7 38. 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. 39. All required signing and striping shall be installed and paid for by the developer. The signing and striping plans shall be per current Caltrans standards and shall be submitted along with the street construction plans to the Public Works Department. 40. All dead-end streets created by this subdivision shall be properlybarricaded 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 Church Avenue (Collector) 42. Dedicate 10 feet of property for public street purposes within the limits of this tract to meet City of Fresno 80 foot collector street standards(40 feet from section line, reference Official Plan Line No. 6). 43. Construct concrete curb, gutter, 8-foot residential pattern sidewalk, 20 feet of permanent paving (measured from face of curb), and an underground street lighting system to Public Works standards within the limits of this subdivision including a 5-foot wide striped bike lane. Reference Public Works Standards P-5, P-50, P-52, E-1, and E-8. 44. Relinquish direct vehicular access rights to East Church Avenue from all lots within this tract. South Maple Avenue (Collector) 45. Dedicate 10 feet by 232 feet of property measured from the Church Avenue property line for public street purposes to provide a mid-block bus bay on the southwest corner of Maple and Church Avenues. 46. Construct concrete curb, gutter, 8-foot residential sidewalk pattern, and 20 feet of permanent paving (measured from curb face)within the limits of this tract. Construct a 100-foot(mid-block) bus bay at the southwest corner of Church and Maple Avenues. Within the bus bay, concrete curb and gutter shall be constructed to the City of Fresno's Standard Drawing P-73, complete with a 10-foot monolithic sidewalk. r CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM ,- ,.May 19, 2004 `. ` Page 8 47. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this tract. Spacing and design shall conform to Public Works Standard E-8 for collector streets. 48. Relinquish direct access rights to South Maple Avenue from all lots within this tract. Interior Streets 49. Design and construct concrete curb,gutter,sidewalk(both sides), permanent paving,cul-de-sacs and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns to comply with Public Works Standards for 50-foot and 54-foot local streets. Identify dedications at all corners within the subdivision for handicap access. 50. Any dead-end streets created by this subdivision shall be properly barricaded in accordance with Pubic Works Standard P-44. East Barton Avenue 51. Dedicate 30 feet of property for public street purposes within the limits of this subdivision. 52. Construct concrete curb, gutter, and sidewalk to Public Works Standard P-S. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 53. Construct 20 feet of permanent paving (measured from face of curb) within the limits of the subdivision. 54. Construct an underground street lighting system to Public Works Standard E-2 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-9 for local streets. East Grove Avenue 55. Dedicate 30 feet of property for public street purposes within the limits of this subdivision. 56. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattem. 57. Construct 20 feet of permanent paving (measured from curb face) within the limits of this subdivision. 58. Construct an underground street lighting system to Public Works Standards E-2 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-9 for local streets. T Aw CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 Page 9 Specific Requirements 59. A minimum of two points of vehicular access to the major streets shall be provided for any phase of the development. 60. Dedicate an easement on F Street for:public street right of way per Public Works Standard API-1 for a 54 foot street from the Maple Avenue right of way to a point 150 feet west of Maple Avenue. 61. Delete the proposed median island within ,F Street to allow for ingress/egms to proposed driveways. 62. The tract generates more than 100 peak hour vehicle trips and,therefore, in accordance with the mitigation measures of the 2025 Fresno General Plan Master. Environmental Impact Report No. 10130, a Traffic Impact Study (TIS) must be prepared. In lieu of a Traffic Impact Study, the developer has the option of voluntarily paying an impact fee specific to Major Street Intersection Traffic Signalization. SANITARY SEWER SERVICE The nearest existing sewer mains are a 10-inch sewer main in South Maple Avenue and a 18-inch sewer main in East Church Avenue, adjacent to the subject property. The following conditions are required to provide sanitary sewer service to the tract. 63. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each lot created. 64. Separate sewer house branches shall be provided to each lot created within the subdivision. 65. All public sewer facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. . 66. A preliminary sewer design layout shall be submitted for review and Department of Public Utilities approval prior to submitting engineered improvement plans for City approvals. 67. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approval for proposed additions to the City sewer system. Urban Growth Management Requirements 68. Sewer connection charges are due and shall be paid for the project. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 t=> Page 10 WATER SERVICE There is an existing 8-inch water main in South Maple Avenue and a 8-inch main in East Church Avenue adjacent to the subject site. The following conditions are required to provide water service to the subdivision. 69. Construct a water supply well(s)on a site(s)dedicated to the City of Fresno. The well(s) shall be capable of producing a flow amount to meet a total demand of 600 gallons per minute, sufficient to serve peak water demand for the project and for fire suppression purposes, or an alternative flow amount that is acceptable to the Public Utilities Director and Fire Department Chief(or their designees). Well sites shall be of a size and at a location acceptable to the Water Systems Manager. The cost of acquiring the well site and construction of the well shall be reimbursed from UGM Water Supply Well Service Area Fund 501s, in accordance with established UGM policies. 70. Water well construction shall include wellhead treatment facilities, if required. The cost of constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment Service Area Fund 501s, in accordance with established UGM policies. 71. 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. 72. Water mains(including fire hydrant)shall be extended within the proposed tract to provide water service to each lot created. 73. Separate water services with meter boxes shall be provided to each lot created within the subdivision. 74. All public water facilities shall be constructed in accordance with City of Fresno standards, specifications, and policies. 75. Installation of public fire hydrant(s) is required in accordance with City standards. 76. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approval for proposed additions to the City Water System. 77. Existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions, issued by California Department of Water Resources, and City of Fresno standards. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 Page 11 1 Urban Growth Management Requirements 78. Payment of appropriate water connection charges at the time of Final Map approval subject to deferral to building permit issuance as appropriate. 79. The subdivider shall pay the appropriate fee for installation of water service and/or water meters. URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 80. 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. 81. 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 82. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. Should such acquisition not be accomplished by the subdivider.prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/Real Estate Section, an appraisal report or a request for an estimated appraisal amount(to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. 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. CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 Page 12 FLOOD CONTROL AND DRAINAGE 83. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. 84. The subdivider shall be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated April 2, 2004. AIR QUALITY 85. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated March 2, 2004, for Tentative Map No. 5287/UGM. DEVELOPMENT FEES AND CHARGES 86. 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 Rates increased as of March 1, 2004 CONDITIONS OF APPROVAL Tentative Map No. 5287/UGM May 19, 2004 Page 13 p SEWER CONNECTION CHARGES FEE RATE h. Lateral Sewer Charge $0.10/sq. ft. (to 100-foot depth) I. Oversize Charge $0.05/sq. ft. (to 100-foot depth) j. Trunk Sewer Charge n/a Service Area: k. Wastewater Facilities Charge $2,119/living unit I. House Branch Sewer Charge n/a m. Millbrook Overlay Sewer n/a WATER CONNECTION CHARGES FEE RATE n. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. o. Frontage Charge $6.50/lineal foot p. Transmission Grid Main Charge $560/gross acre q. Transmission Grid Main Bond Debt Service Charge $243/gross acre r. UGM Water Supply Fee $507/living unit Service Area: 501-S S. Well Head Treatment Fee $207/living unit Service Area: 501 t. Recharge Fee $61/living unit Service Area: 501 U. 1994 Bond Debt Service $244/living unit Service Area: 501 DEVELOPMENT IMPACT FEE FEE RATE V. Northeast Fresno Policing Area n/a F ONDITIONS OF APPROVAL entative Map No. 5287/UGM ay 19, 2004 age 14 RBAN GROWTH MANAGEMENT FEE RATE/CHARGE* W. UGM Fire Station Capital Fee $800/gross acre Service Area: Undesignated X. UGM Park Fee $1650/gross acre Service Area: 2 y. Major Street Charge $2180/adj. acre Service Area: D-1/E-2 Z. Major Street Bridge Charge $210/adj. acre Service Area: D-1/E-2 aa. Traffic Signal Charge $860/adj. acre bb. UGM Grade Separation Fee n/a cc. Trunk Sewer Charge n/a Service Area: dd. *Street Acquisition/Construction Charge n/a KACommonWaster Files-2004VREZONE\R-04-16,T-5287-aluisi\T-5287 COA.wpd File No.210.45 s FRESNO METROPOLITAN FLOOD CONTROL DISTRICT r NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Alan Kawakami, Chief Engineering Tech.SUMMIT HILL DEV. Development Services Department 5070 N. 6TH, STE. 103 City of Fresno FRESNO, CA 93710 2600 Fresno Street - Fresno, CA 93 721 MAP NO. 5287 PRELIMINARY FEE(S) (See below) DRAINAGE AREA(S) " GG HH DRAINAGE AREA GG $125,124.00 DATE-I--oq DRAINAGE AREA HH $14,747.00 TOTAL FEE $139,871.00 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 Acta 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: a) Fees related to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master Plan drainage system facilities is credited against the drainage fee obligation. 5287 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 drainage fee obligation, reimbursement will be made for the excess costs from future fees collected by the District from other development. Approval of this development shall be conditioned upon compliance with these District Requirements. 1. a. Drainage from the site shall be directed to X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4-? 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). X b. The construction of facilities required by Paragraph No. 2 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 d. See Exhibit No. 2. 5. The proposed development: X Appears to be located within a X 500 year 100 year flood prone area as designated on the latest Flood Insurance Rate Maps available to the District, necessitating appropriate floodplain management action. See attached Floodplain Policy. Does not appear to be located within a flood prone area. 5287 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS 71 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 Mq 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. 0 a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Z Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees O in permit compliance, and complete an annual certification of compliance. ■ b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification (SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 5287 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 4 of 4 C. The proposed development is encouraged to select and implement storm water quality controls recommended in the Fresno-Clovis Storm Water Quality Management . Construction and Post-Construction Guidelines (available at the District Office)to meet the requirements of the State General Permits, eliminate the potential for non- storm water to enter the municipal storm drain system, and where possible minimize contact with materials which may contaminate storm water runoff. 7. A requirement of the District may be appealed by filing a written notice of appeal with the Secretary of the District within ten days of the date of this Notice of Requirements. g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as necessary to accommodate changes made in the proposed development by the developer or requirements made by other agencies. 9. X See Exhibit No. 2 for additional comments, recommendations and requirements. sA Gerald E. Lake an, Pro' ct Engineer: Jamie Miller District Engineer, Assistant General Manager C: TRI CITY ENGINEERING 4630 W. JENNIFER, STE. 101 FRESNO, CA 93722 5287 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document I N( TH- DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. N C� I 24" CHURCH 30" " AVE. 30 I L ----- - I I i I \ I > $� I Q I I I I I I I I I I I f I I I I I I I I I I I z I I SCALE 1"=300' I I w Q I I Q m I I � I I I I I f I r "112" "HH" "HH" i I I I w I LEGEND I I MASTER PLAN FACILITIES TO BE CONSTRUCTED BY DEVELOPER PIPELINE (SIZE SHOWN) & INLET. —— EXISTING MASTER PLAN FACILITIES I I FUTURE MASTER PLAN FACILITIES N �. II DIRECTION OF DRAINAGE I ------ INLET BOUNDARY DRAINAGE AREA BOUNDARY TRACT 5287 DRAINAGE AREA: "GG" EXHIBIT N0. 1 w3 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT nw 02-26-ofJ:\ENGINEERING\AUTOCAD\OWCS\OE%HIBIT\TRACTS\5287.DWC ' OTHER REQUIREMENTS EXHIBIT NO. 2 The drainage system cost and fee schedule update is currently underway. The drainage system cost and fee obligation indicated in this notice is the obligation which is valid at the date of this notice. Contact the District for a final drainage fee obligation prior to recording of the final map. The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements, is eligible for credit against the drainage fee of the drainage area served by the facilities. A Development Agreement shall be executed with the District to effect such credit. Reimbursement provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the facilities cost for such individual.area total less than the fee of said area,the difference shall be paid upon demand to the City or District. Development No. Tract 5287 engrlperm itlexh ib iMtracts152870 m) FLOOD PLAIN POLICY r Primary Flood Plains Because of the relatively high velocities and volumes of flood flow associated with primary flood plains, and because the primary flood plain is responsible for passing the greatest percentage.of the flood event,development located in such flood plains is subject to substantial risk,both to itself and to others as a result of the potential for blockage and diversion of flood waters. In view of these factors, the following policy statement is proposed: Policy 1) All proposed development activity shall be the subject of a detailed hydrological flood hazard investigation to determine the relationship of the proposed development to the secondary flood plain and the primary flood plain; and,further,to identify the estimated high water elevation of the 100- year flood event. 2) All development and/or permanent improvement activity which, if located within the primary floodway, may unduly impede, retard, or change the direction of flow of water either,by itself, or by the catching or collecting of other debris or is placed where the flow of water would carry such obstruction downstream to the damage or detriment of either life or property, should not be permitted. Secondary Flood Plains Because development within secondary flood plains is subject to inundation,but without the threat of increased velocities of flood waters,and because the excessive development of the secondary flood plain can result in increased water surface elevations through displacement of flood waters, the following policy statement is suggested: Policy 1) Development in secondary flood plains is generally acceptable when a detailed hydrological flood hazard investigation report had been prepared indicating that the area proposed for development is located within a secondary as opposed to a primary flood plain. 2) The development must be properly flood proofed below the estimated high water elevation of the 100-year flood event. 3) The development is accomplished is such a way as to prohibit the displacement of any and all flood waters from that portion of the flood plain to be developed. engr\engrform\floodplain policy-form Parks,Recreation and Community Services Department March 18,2004 T-5287 PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT TO: Robert Lewis, Supervising Planner Development Department FROM: HILARY KIMBER, Parks Supervisor II(621-2924) DATE: March 18, 2004 Subject: Tentative Subdivision Map T-5287 (Located on the West Side of South Maple Avenue between East Church and Byrd Avenues) The Parks Department has reviewed the Vesting Tentative Subdivision Map drawn by Tri City Engineering, Engineers and Surveyors prepared for Summit Hill dated 1/08/04. Parks offers the following comments regarding the street tree, and buffer/parkway strip conditions . . . 1. STREET TREE REQUIREMENTS A. Street trees shall be planted at the rate of one tree for each 60' of street frontage, or one tree per lot, whichever is greater. The subdivider is required to provide street trees on all public street frontages and the dedication of applicable planting and buffer landscaping easements. The subdivider is required to provide automatic drip irrigation for all street trees. B. Tree planting shall be within a Planting and Public Utility easement. Tree species to be planted on those streets are as follows: S.Barton Ave. Platanus acerifolia `Columbia' (Columbia Sycamore) S. Hayston Ave. Pistacia chinensis(Chinese Pistache) S. Jackson Ave. Celtis australis(European Hackberry) S. John Albert Ave. Fraxinus `Autumn Applause' (Autuinn Applause Ash) S. Meridian Ave. Ginkgo biloba.`Autumn Gold' or `Fairmont' (Maidenhair.Tree) S. Maple Ave. Cinnamomum camphora (Camphor) E. Byrd Ave. Platanus acerifolia `Columbia' (Columbia Sycamore) E. Maya Ave. Nyssa syNatica (Black Tupelo) E Laurite Ave. Podocarpus gracilior(Fern Podocarpus) E. Burns Ave. Alnus cordata (Italian.Alder) E. Eugenia Ave. Quercus virginiana(Southern Live Oak) E. Edna Ave. Sapium sebiferum (Chinese Tallow) E Church Ave. Quercus lobata (Valley Oak) C. Street Tree Requirements: For those lots having internal street tree frontage available for street tree planting,the developer shall plant one tree for each 60'of street frontage, or one tree per lot having street frontage, whichever is greater. a. Street tree inspection fees shall be collected for each 60'of public or one tree per lot whichever is greater. b. Trees shall be.planted in accordance with "Specifications for Developer Street Tree Planting." The developer shall contact Parks to determine tree species required on each street. 01 w Parks,Recreation and Community Services Department March 18,2004 T-5287 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. 2. BUFFER LANDSCAPING&& MAINTENANCE REQUIREMENTS A The landscaper is required to provide landscaping and long tern provision of maintenance for the landscape easements and rights of way on East Church, East California and South Clovis Avenues. B, Buffer Landscaping Through Annexation to the Community Facilities District. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to Council approval of the final map. Plans shall be numbered to conform to and be included in the Public Works Department's street construction plan set for the final map. These fees are only applicable when the subdivider elects to maintain the buffer landscaping by annexing into the city's Community Facilities District.. 1 .Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-N-23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer landscaping passed by Council on September 20, 1994. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. Variances in the landscape concept will be acceptable,but the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible. 3..`Landscape plans shall indicate grades and show fencing or,wall:details. All fencing shall be placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 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. C. As an alternative to the CFD2,the subdivider may form a Homeowners Association for the long-term provision of maintenance of the landscape buffers and rights-of-ways. Parks,Recreation and Community Services uepartment March 18, 2004 T-52987 Page 3 3. UGM REQUIREMENTS F. The project is in UGM Zone#2. Please assure that all Parks UGM fees are collected as allowed by FMC. The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located at South Sunnyside and East Butler Avenues. An additional neighborhood park is proposed at South Peach and East Church Avenues. This project is consisted with the Parks Master Plan. 4. FEES As a reminder,please verify that the following administrative/plan check fees are collected: 1. Collect the street tree landscape review fee of$56.00(Acct#34599 Fund#10101 Org#17050) 2. Collect the fee for 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). 3. Collect the CFD Plan Review fee of$176.00(FY2002 rates)(Acct#34599 Fund#10101 Org#17050) 4. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct#34599 Fund#10101 Org#17050)