HomeMy WebLinkAboutT-5310 - Conditions of Approval - 8/1/2005 °'"°' REPORT TU THE CITYCOUNCIL
AGENDA ITEM NO.
COUNCIL MEETING
July 27, 2004
APP D BY
FROM: NICK P. YOVINO, Director
Planning and Development Departm DER RTMENT DIRE oR
BY: GILBERT J. HARD, Planning M nage C/TYMANAGER
Planning Division
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-17 AND
ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT
NO. R-04-17/T-5310
RECOMMENDATION
Staff recommends the City Council take the following action:
1. APPROVE the environmental finding of Environmental Assessment No. R-04-17/T-5310, dated
April 30, 2004, that the project conforms to the.provisions of the 2025 Fresno General Plan Master
Environmental Impact Report(MEIR No. 10130).
2. APPROVE Rezone Application No. R-04-17 to rezone the project site from the AE-20 (Exclusive
Twenty-Acre Agricultural) zone district to the R-1 (Single Family Residential) zone district.
EXECUTIVE SUMMARY
Rezone Application No. R-04-17, filed by Lennar Homes Inc./Cambridge Homes, proposes to change
the zone district of a 18.27-acre site from the existing AE-20 (Exclusive Twenty-Acre Agricultural) zone
district to the R-1 (Single Family Residential) zone district. The site is located on the east side of South
Armstrong Avenue between East Kings Canyon Road and East Butler Avenue, within the Roosevelt
Community Plan Area. The 2025 Fresno General Plan and Roosevelt Community Plan designate the
property for medium-low density residential planned land uses (2.19 — 4.98 dwelling units per acre).
Rezone Application No. R-04-17 would bring the subject property into conformance with the
2025 Fresno General Plan and the Roosevelt Community Plan. On June 2, 2004, the Fresno City
Planning Commission recommended approval of the rezone application to the City Council. The
Planning Commission also took action to approve related Vesting Tentative Tract Map No. T-5310
which proposes a 89-lot single-family residential .subdivision at overall density of 4.87 units per acre.
Staff is also recommending approval of the rezone application.
PROJECT INFORMATION
PROJECT Request to rezone the 18.27-acre project site from the AE-20
(Exclusive Twenty-Acre Agricultural) zone district to the R-1
(Single Family Residential) zone district to accommodate a
proposed 89-lot single-family residential subdivision
APPLICANT Lennar Homes Inc./Cambridge Homes
LOCATION East side of South Armstrong Avenue between East Kings
Canyon Road and East Butler Avenue
(Council District 5, Councilmember Dages)
SITE SIZE 18.27 Acres
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-17
July 27, 2004
Page 2
LAND USE Existing - Vacant
Proposed - 89-lot Single Family Residential Subdivision
ZONING Existing . - AE-20 (Exclusive Twenty-Acre Agricultural)
Proposed —R-1 (Single Family Residential)
PLAN DESIGNATION The proposed R-1 zone district is consistent with 2025 Fresno
AND CONSISTENCY General Plan and the. Roosevelt Community Plan land use
designation of the site for medium-low density residential land
uses (2.19-4.98 dwelling units per acre) subject to Fresno
Municipal Code Section 12-403-B
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report(MEIR No. 10130) issued on May 5,
2004
PLAN COMMITTEE The Roosevelt Community Plan Advisory Committee
RECOMMENDATION unanimously recommended approval of the project at its
meeting on April 26, 2004
STAFF RECOMMENDATION Approve rezone application
PLANNING COMMISSION On June 2, 2004, the Planning Commission voted to recommend
RECOMMENDATION approval of the rezone application by a vote of 4 to 0 with two
Commissioners absent.
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
AE-201UGM Vacant
North Medium-Low Density Exclusive Twenty-Acre Agricultural/
Residential Urban Growth Management (Tract Map 5196 approved)
Medium-Low Density AE-20
South Residential Exclusive Twenty-Acre Agricultural Vacant
East Low Density Residential County Single Family Residential
West Low Density Residential County Single Family Residential
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-04-17/T-5310 considered potential
environmental impacts associated with the subject rezone and tentative tract map request. The study
indicates that the project, if approved, would conform to the land use designation and land use policies
of the 2025 Fresno General Plan and is within the scope of Master Environmental Impact Report
No. 10130. Therefore, staff has issued a finding that the project proposal is in conformance to the 2025
Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated May 5, 2004, which
incorporates a MEIR Mitigation.Monitoring Checklist. This environmental finding was properly published
and noticed on May 5, 2004, with no comments received to date.
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-17
July 27, 2004
Page 3
BACKGROUND /ANALYSIS
The applicant, Lennar Homes Inc./Cambridge Homes, has filed Rezone Application No. R-04-17 and
. Vesting Tentative Tract Map No. 5310, for 18.27 acres of property located on the east side of South
Armstrong Avenue between East Kings Canyon Road and East Butler Avenue. The rezone application is
:.requesting a zone change from the AE-20 (Exclusive Twenty-Acre Agricultural) zone district to the R-1
(Single Family Residential) zone district. Vesting Tentative Tract Map No. 5310 is proposing to subdivide
the subject property into 89 single family residential lots for a density of 4.87 units per acre.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which updated the Roosevelt.Community Plan. The updated community plan designates
the subject property for medium-low density residential land use (2.19.-.4.98 units per acre). The R-1
zone district conforms to the medium-low density residential land use designation as indicated by the
2025 Fresno General Plan's "Planned Land Use and Zone District Consistency Matrix."
Surrounding land uses are characterized by vacant land to the north and south and single family
residences to the east and west. The traffic generated by this project can be accommodated by the
planned circulation system with street improvements completed by the project as required by
development standards and Master Environmental Impact Report No. 10130 mitigation measures.
Sewer and water infrastructure availability and service demands have been verified by the Department of
Public Utilities and appropriate improvement requirements have been included in the Conditions of
Approval for Vesting Tentative Tract No. 5310.
Roosevelt Community.Plan Advisory Committee
The Roosevelt Community Plan Advisory Committee reviewed the proposed rezone and tract map on
April 26, 2004, and unanimously recommended approval.
Fresno City Planning Commission
On June 2, 2004, the Fresno City Planning Commission considered Rezone Application No. R-04-17, in
conjunction with Vesting Tentative Tract Map No. 5310. At that hearing, residents from the county
subdivision located to the east of the project site addressed the planning commission with their
concerns regarding the proposed project. The issues addressed at the hearing dealt with the lack of
open space within the subdivision, reducing the number of lots abutting the county. subdivision,
prohibiting the development of two-story houses on all lots abutting the county subdivision, and
providing a school crossing at East Lane and South Armstrong Avenues. Following discussion of the
concerns of the neighborhood residents and the applicant's agreement to address these concerns, the
Planning Commission approved. staff's recommendation by a vote of 4 to 0 (with two Commissioners
absent) to adopt the attached resolution. This resolution requires that the subdivision be designed and
built in a manner that addresses the residents' concerns.
Land Use Plans and Policies
As noted earlier, the 2025 Fresno General Plan and Roosevelt Community Plan designate the subject
property for medium-low density residential land uses. The Planning and Development Department staff
has evaluated the requested rezone in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and Master Environmental Impact Report. The subject
property is currently vacant but the applicant has submitted a tentative tract map requesting to subdivide
the 18.27-acre site into a 89-lot single family residential subdivision at an overall density of 4.87 units per
acre.
REPORT TO THE CITY COUNCIL
Rezone Application No. R-04-17 `
July 27, 2004
Page 4
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates South Armstrong Avenue as a collector street requiring an
86-foot right-of-way width. The developer will be required to dedicate and construct improvements for
South Armstrong Avenue. Other improvements include the construction of curb, gutter, sidewalk, and
transition paving within the limits of the tract; construction of an underground street lighting system; and
relinquishment of access rights to South Armstrong Avenue for all residential lots adjacent to this street
frontage.
Streets and Access Points
This subdivision is proposed to have two access points to South Armstrong Avenue. The Public Works
Department, Transportation Planning Section has reviewed the rezone and tentative tract map
applications. Public Works staff has determined that the streets adjacent to and near the subject site will
be able to accommodate the quantity and kind of traffic generated.
LandscapinglWalls
Given that the proposed subdivision abuts a planned collector street, the developer will be required, in
accordance with the Roosevelt Community Plan Policy No. 2-3.9, to install 15 feet of landscaping along
South Armstrong Avenue. In addition, the applicant will be required to install a solid wall at the rear of
the required landscape setback which will mitigate the adverse effect of noise generated by vehicles
traveling on the adjacent major streets.
Open Space
The developer will be required to provide at least five percent of the total project area for public or
private common open space per Roosevelt Community Plan Policy No. 1-17.3. Alternatively, an
equivalent amount of area may be provided in conjunction with .approved public or quasi-public open
space within one-quarter mile of this development.
California Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations
has submitted the attached comments dated April 12, 2004, indicating that the proposed project in and of
itself is not expected to create significant impacts to the state highway system.
PbAMaster Files 2004\Rezone\R-04-17,T-5310 RCC 7-22-04.doc
Attachments: Vicinity Map
1999 Aerial Photograph of Site
Vesting Tentative Tract Map No. 5310 dated April 9, 2004\
Letter Caltrans dated.April 12, 2004
Environmental'Assessment No. R-04-17/T-5310 Finding of Conformity to 2025 Fresno
General Plan MEIR No. 10130 dated April 30, 2004
Planning Commission Resolution Nos. 12031 and 12032
City Council Ordinance Bill
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VESTING TENTATIVE TRACT MAP NO.T-5310
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Recording Requested by:
City Clerk, Fresno, California
No Fee-Govt. Code 6.103
Return to City Clerk, Fresno
Space above this line reserved for Fresno County Recorder's Office
ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO
PROPOSED AND INITIATED BY
MOVED BY SECONDED BY
BILL NO.
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, AMENDING
THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE
ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER 12, OF THE
FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF
THE CITY OF FRESNO
WHEREAS, Rezone Application No. R-04-17 has been filed with the City of Fresno to rezone property
as described hereinbelow; and,
WHEREAS, the Roosevelt Community Plan Advisory Committee considered this application at its
meeting of April 26, 2004, and recommended approval; and,
WHEREAS, pursuant to the provisions of Article 4, Chapter 12, of the Fresno Municipal Code, the
Planning Commission of the City of Fresno held a public hearing on the 2nd day of June 2004, to consider
Rezone Application No. R-04-17 and related Environmental Assessment No. R-04-171T-5310 during which
the Commission recommended to the Council of the City of Fresno approval of the subject rezone application
amending the City's Zoning Ordinance on real property described hereinbelow from the AE-20 (Exclusive
Twenty Acre Agricultural) zone district to the R-1 (Single Family Residential) zone district; and,
WHEREAS, the Council of the City of Fresno, on the 27th day of July, 2004, received the
recommendation of the Planning Commission.
Ordinance Amending Official Zone Map
Rezone Application No. R-04-17
Page 2
NOW, THEREFORE, THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS:
SECTION 1. Based upon the testimony and information presented at the.hearing and upon review
.and consideration of the environmental documentation provided,the adoption of the proposed rezoning is in
the best interest of the City of Fresno. The Council finds in accordance with its own independent judgment
that there is no substantial evidence in the record that the rezoning may have a significant effect on the
environment as identified by the Finding of Conformity to the 2025 Fresno General Master Environmental
Impact Report(MEIR No. 10130)dated May 5, 2004, prepared for Environmental Assessment No. R-04-17/
T-5310. Accordingly, Environmental Assessment No. R-04-17/T-5310 is hereby approved.
SECTION 2. The Council finds the requested R-1 zone district is consistent with the medium-low
density residential plan land use designation of the 2025 Fresno General Plan and Roosevelt Community Plan
as specified in Section 12-403-B of the Fresno Municipal Code.
SECTION .3. The Council finds that the zone district of the real property described hereinbelow,
located in the City of Fresno and shown on the Official Zone Map of the City of Fresno is reclassified.from the
AE-20 (Exclusive Twenty Acre Agricultural).zone district to the R-1(Single.Family Residential)zone district:
The land referred to herein is situated in the State of Califomia, County of Fresno,
City of Fresno, and is described as follows.
Parcel 1:
The north half of the north half of the southwest quarter of the northeast quarter of Section 10,
Township 14 South, Range 21 East, Mount Diablo Base and Meridian, in the City of Fresno,
County of Fresno, State of California, according to the official plat thereof.
Parcel 2:
The south half of the north half of the southwest quarter of the northeast quarter of Section 10,
Township 14 South, Range 21 East, Mount Diablo Base and Meridian, in the City of Fresno,
County of Fresno, State of California, according to the official plat thereof.
Excepting therefrom the south 164 feet of the west 240 feet of the north 1/2 of the southwest 1/4
of the northeast 1/4 of Section 10, Township 14 South, Range 21 East, Mount Diablo Base and
Meridian, in the City of Fresno, County of Fresno, State of California according to the official plat
thereof.
Ordinance Amending Official Zone Map
Rezone Application No. R-04-17
Page 3
SECTION 4. This ordinance shall become effective and in full force and effect at 12:01 a.m. on
the thirty-first day after its passage.
CLERK'S CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Ordinance
was adopted by the Council of the City of Fresno, California, at a regular meeting held on the
day of , 2004, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
REBECCA E. KLISCH
City Clerk
By
APPROVED AS TO FORM:
HILDA CANTO MONTOY
City Attorney
By
Deputy
Rezone Application No. R-04-17
Filed by Lennar Homes Inc./Cambridge Homes
Assessor's Parcel No. 313-040-47
KAMaster Files-2004\'REZONE\R-04-017&T-5310 Armstrong&KingsCanyon—MR-04-17 CC Ord.wpd
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12031
The Fresno City Planning Commission, at its regular meeting on June 2, 2004, adopted the following
resolution relating to Rezone Application No. R-04-17.
WHEREAS, Rezone Application No. R-04-17 has been filed with the City of Fresno to rezone the property
as described below:
REQUESTED ZONING: R-1 (Single Family Residential)
EXISTING ZONING: AE-20 (Exclusive Twenty Acre Agricultural District)
APPLICANT: Lennar Homes Inc./Cambridge Homes
PROPERTY LOCATION: 260 South Armstrong Avenue: Located on the east side of South
Armstrong Avenue between East Kings Canyon Road and East Butler
Avenue.
ASSESSOR'S PARCEL: 313-040-47
LEGAL DESCRIPTION: From AE-20 to R-1:
The land referred to herein is situated in the State of California, County
of Fresno, City of Fresno, and is described as follows.
Parcel 1:
The north half of the north half of the southwest quarter of the northeast
quarter of Section 10, Township 14 South, Range 21 East, Mount
Diablo Base and Meridian, in the City of Fresno, County of Fresno,
State of California, according to the official plat thereof.
Parcel 2:
The south half of the north half of the southwest quarter of the
northeast quarter of Section 10, Township 14 South, Range 21 East,
Mount Diablo Base and Meridian, in the City of Fresno, County of
Fresno, State of California, according to the official plat thereof.
Excepting therefrom the south 164 feet of the west 240 feet of the north
1/2 of the southwest 1/4 of the northeast 1/4 of Section 10, Township
14 South, Range 21 East, Mount Diablo Base and Meridian, in the City
of Fresno, County of Fresno, State of California according to the official
plat thereof.
WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to
allow for a proposed 91-lot single-family residential subdivision; and,
WHEREAS, the Roosevelt Community Plan Advisory Committee, on April 26, 2004, reviewed and
recommended approval of the rezone application; and,
Planning Commission Resolution No. 12031
Rezone Application No. R-04-17
June 2, 2004
Page 2
WHEREAS, the Fresno City Planning Commission on June 2, 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 June 2,, 2004, hearing the Commission received a staff report and related
information, environmental documents, and considered 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-04-17 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. 10130) dated April 30, 2004,
prepared for Environmental Assessment No. R-04-17CT-5310.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City
Council that the requested R-1 (Single Family Residential) zone district be approved.
The forgoing Resolution was adopted by the Planning Commission upon a motion by Commissioner Brand,
seconded by Commissioner Vang
VOTING: Ayes - Brand, Vang, Brown, DiBuduo
Noes - None
Not Voting - None
Absent - Kissler, White
DATED: June 2, 2004 NICK P. Y O, Secretary
Fresno City Planning Commission
Resolution No. 12031
Rezone Application No. R-04-17
Filed by Lennar Homes Inc./Cambridge Homes
Action: Recommend Approval
KAMaster Files-20041'REZONEIR-04-017&T-5310 Armstrong&KingsCanyon—PB1R-04-17-PC Reso 6-2-04.wpd
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12032
The Fresno City Planning Commission at its regular meeting on June 2, 2004, adopted the following
resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and
the Municipal Code of the City of Fresno.
WHEREAS, Vesting Tentative Tract Map No. 5310 was filed with the City of Fresno and proposes to
subdivide the subject property into a 91-lot single family residential subdivision on 18.27 acres of land
located on the east side of South Armstrong Avenue between East Kings Canyon Road and East Butler
Avenue; and,
WHEREAS, the Roosevelt Community Plan Advisory Committee, on April 26, 2004, reviewed and
recommended approval of the tentative tract map; 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 June 2, 2004; and,
WHEREAS,the Fresno City Planning Commission conducted a public hearing on June 2,2004,to review
the proposed subdivision and considered the staff report and invited testimony with respect to the
proposed subdivision.
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 Vesting Tentative Tract
Map No. 5310 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.,' 10130) issued on
May 5, 2004, prepared for Environmental Assessment No. R-04-17/T-5310.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of the
tentative tract map subject to Section 12-403-B of the Fresno Municipal Code, is consistent with the
adopted. 2025 Fresno General Plan and the 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 Vesting
Tentative Tract Map No. 5310 subject to the Planning and Development Department Conditions of
Approval June 2, 2004, including the following modifications and additions to those conditions:
1. Eliminate two lots from the ten most easterly lots abutting County Tract Map No. 1612 resulting in
a total of eight lots, thus, reducing the total number of lots proposed from 91-lots to 89-lots.
2. The eight most easterly lots abutting County Tract Map No. 1612 shall be developed with single
story single family residences.
3. The developer shall by required to install yellow flashing beacons and school crosswalk at the
intersection of North Armstrong Avenue and the most northerly alignment of East Lane Avenue.
4. Fresno City Planning Commission hereby affirms Condition No. 10 of the Conditions of Approval
for Vesting Tentative Tract Map No. T-5310 dated June 2, 2004, requiring the developer/owner to
designate and develop 5 percent of the total project area with open space.
Planning Commission Resolution No. 12032
Vesting Tentative Tract Map No. 5310
June 2, 2004
Page 2
The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Brand,.seconded by Commissioner Vang.
VOTING: Ayes - Brand, Vang, Brown, DiBuduo
Noes -. None
Not Voting - None
Absent - Kissler, White
DATED: June 2, 2004 NICK P. Y O, Secretary
Fresno City Planning Commission
Resolution No. 12032
Vesting Tentative Tract Map No. 5310
Filed by Lennar Homes Inc./Cambridge Homes
Action: Approve
KACommonlMaster Files-20041'REZONEIR-04-017&T-5310 ArmstrongWingsCanyon—PB1T-5310-PC Reso 12032.wpd
- City
REPORT TO TF VLANNING COMMISSION
rW1 � AGE[ . A ITEM NO. VIII-E
COMMISSION MEETING 6/2/04
June 2, 2004 APPROVED BY
FROM: STAFF, Planning DivisaDepa
DEPARTMENT DIRECTOR
Planning and Developt
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-17, VESTING TTATIVE
TRACT MAP NO. 5310 AND ENVIRONMENTAL FINDING FOR ENVIRONM TAL
ASSESSMENT NO. R-04-17rr-5310
EXECUTIVE SUMMARY
Rezone Application No. R-04-17 proposes to change the zone district of a 18.27-acre site from AE-20
(Exclusive Twenty-Acre Agricultural) zone district to the R-1 (Single Family Residential) zone district. The site
is located on the east side of South Armstrong Avenue between East Kings Canyon Road and East Butler
Avenue. The applicant, Lennar Homes Inc./Cambridge Homes, has also filed Vesting Tentative Tract Map
No. 5310 proposing to subdivide the subject property into a 91-lot single family residential subdivision at an
overall density of 4.98 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 91-lot single family residential subdivision on approximately 18.27
acres of property to be developed at an overall density of 4.98 units per
acre
APPLICANT Lennar Homes Inc./Cambridge Homes (Engineer: Yamabe & Horn)
LOCATION East side of South Armstrong Avenue between East Kings Canyon
Road and East Butler Avenue
(Council District 5, Counciimember Dages)
SITE SIZE 18.27 acres
LAND USE Existing - Vacant
Proposed - Single Family Residential
ZONING Existing -AE-20 (Exclusive Twenty-Acre Agricultural)
Proposed - R-1 (Single Family Residential)
PLAN DESIGNATION Proposed R-1 zone district and 91-lot single family residential
AND CONSISTENCY subdivision is consistent with the 2025 Fresno General Plan and
Roosevelt Community Plan designation of the site for medium low
density residential land use (2.19 to 4.98 units per acre)
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report(MEIR No. 10130)issued on May 5,2004
PLAN COMMITTEE The Roosevelt Community Plan Advisory Committee unanimously
RECOMMENDATION recommended approval of the project at its meeting of April 26,
2004.
STAFF RECOMMENDATION Recommend approval of rezone application and approve vesting
tentative tract map subject to compliance with the Conditions of
Approval for T-5310 dated June 2, 2004
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-17
Tentative Tract Map No. T-5310
June 2, 2004
Page 2
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Use
Medium Low Density AE-20-UGM
North Residential Exclusive Twenty-Acre AgriculturalAhban Vacant
Growth Management
South Medium Low Density AE-20 Vacant
Residential Exclusive Twenty-Acre Agricultural
East Low Density Residential County Single Family Residential
West Low Density Residential County Single Family Residential
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-04-17/T-5310 considered potential
environmental impacts associated with the subject rezone and tentative tract map request. The study
indicates that the project, if approved,would conform to the land use designation and land use policies of the
2025 Fresno General Plan and is within the scope of Master Environmental Impact Report No. 10130.
Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General
Plan Master Environmental Impact Report(MEIR No. 10130)dated May 5, 2004,which incorporates a MEIR
Mitigation Monitoring Checklist. This environmental finding was properly published and noticed on May 5,
2004, with no comments received to date.
BACKGROUND /ANALYSIS
The applicant, Lennar Homes Inc./Cambridge Homes, has filed Rezone Application No. R-04-17 and Vesting
Tentative Tract Map No. 5310, for 18.27 acres of property located on the east side of South Armstrong
Avenue between East Kings Canyon Road and East Butler Avenue. The rezone application is requesting
a zone change from the AE-20 (Exclusive Twenty-Acre Agricultural) zone district to the R-1 (Single Family
Residential) zone district. Vesting Tentative Tract Map No. 5310 is proposing to subdivide the subject
property into 91 single family residential lots for a density of 4.98 units per acre.
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which updated the Roosevelt Community Plan. The updated community plan designates the
subject property for medium low density residential land use(2.19-4.98 units per acre). The R-1 zone district
conforms to the medium low density residential land use designation as indicated by the 2025 Fresno General
Plan's "Planned Land Use and Zone District Consistency Matrix."
Surrounding land uses are characterized by vacant land to the north and south and single family residences
to the east and west. The traffic generated by this project can be accommodated by the planned circulation
system with street improvements completed by the project as required by development standards and Master
Environmental Impact Report No. 10130 mitigation measures. Sewer and water infrastructure availability and
service demands have been verified by the Department of Public Utilities and appropriate improvement
requirements have been included in the Conditions of Approval for Vesting Tentative Tract No. 5310 dated
June 2, 2004.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-17
Tentative Tract Map No. T-5310
June 2, 2004
Page 3
Roosevelt Community Plan Advisory Committee
The Roosevelt Community Plan Advisory Committee reviewed the proposed rezone and tract map on
April 26, 2004, and unanimously recommended approval.
Circulation Element Plan Policies and Major Street System Traffic Capacity
The 2025 Fresno General Plan designates South Armstrong Avenue as a collector street requiring an 86-foot
right-of-way width. The developer will be required to dedicate and construct improvements for South
Armstrong Avenue. Other improvements include the construction of curb, gutter, sidewalk, and transition
paving within the limits of the tract;construction of an underground street lighting system;and relinquishment
of access rights to South Armstrong Avenue for all residential lots adjacent to this street frontage. These
street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5310 Conditions of
Approval dated June 2, 2004.
Streets and Access Points
This subdivision is proposed to have two access points to South Armstrong Avenue. The Public Works
Department,Transportation Planning Section has reviewed the rezone and tentative tract map applications.
Public Works staff has determined that the streets adjacent to and near the subject site will be able to
accommodate the quantity and kind of traffic generated.
Landscaping/Walls
Given that the proposed subdivision abuts a planned collector street, the developer will be required, in
accordance with the Roosevelt Community Plan Policy No.2-3.9,to install 15 feet of landscaping along South
Armstrong Avenue. In addition, the applicant will be required to install a solid wall at the rear of the required
landscape setback which will mitigate the adverse effect of noise generated by vehicles traveling on the
adjacent major streets.
Open Space
The developer will be required to provide at least five percent of the total project area for public or private
common open space per Roosevelt Community Plan Policy No. 1-17.3. Alternatively, an equivalent amount
of area may be provided in conjunction with approved public or quasi-public open space within one-quarter
mile of this development.
Lot Dimensions
The R-1 zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. Lots in the
subdivision will meet or exceed the minimum lot size requirement. The subdivision map, based on the
required findings for approval and subjectto the recommended conditions of approval,and the standards and
policies of the 2025 Fresno General Plan and Roosevelt Community Plan, complies with applicable zoning,
subdivision, and UGM requirements. Therefore, staff recommends approval.
Tentative Tract Map Findings
The Subdivision Map Act(California Government Code Section 66400 et sequentes)requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be
consistent with the General Plan and any applicable specific plan (Finding No. 1 below).
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-17
Tentative Tract Map No. T-5310
June 2, 2004
Page 4
State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5
below is made in the negative. In addition, State law requires that a subdivision be found to provide for future
passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent with the City's
2025 General Plan (there is not an applicable specific plan), because the Roosevelt Community Plan
designates the site for medium low density residential land uses and subject to Section 12-403-B of
the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for
development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because conditions
of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and considerable
damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized
nature of the area in which the site is located.
4. The proposed subdivision design and improvements are not 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.
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. 5310 dated April 9,
2004, and the Conditions of Approval for T-5310 dated June 2, 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.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-17
Tentative Tract Map No. T-5310
June 2, 2004
Page 5
California Department of Transportation (Caltrans)
The California Department of Transportation(Caltrans), District 6, Office of Intergovernmental Relations has
submitted the attached comments dated April 12, 2004, indicating that the proposed project in and of itself
is not expected to create significant impacts to the state highway system.
CONCLUSION / RECOMMENDATION
Based upon staff's review and analysis of this request, it has been determined that Rezone Application
No. R-04-17 and Vesting Tentative Tract Map No. 5310 can be found consistent with the planned land use.
Therefore, staff recommends that the Commission:
1. RECOMMEND APPROVAL to the City Council of the environmental finding of Environmental
Assessment No. R-04-17/T-5310 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-04-17 which proposes to
rezone the project site from the AE-20 (Exclusive Twenty-Acre Agricultural) zone district to the R-1
(Single Family Residential) zone district.
3. APPROVE Vesting Tentative Tract Map No.5310 subject to compliance with the Conditions of Approval
dated June 2, 2004.
KACommonWlaster Files-Tract Maps\Tract 5310 Paul Bernal(R-04-17)\PC Report-R-04-17-T-5310.wpd
Attachments: Vicinity Map
1999 Aerial Photograph of Site
Vesting Tentative Tract Map No. 5310 dated April 9, 2004
Conditions of Approval for T-5310 dated June 2, 2004, including letters from
City of Fresno Public Works Department, Engineering Division(5/3/04),Fresno Metropolitan
Flood Control District(5/6/04), San Joaquin Valley Air Pollution Control District (4/28/04),
Parks Department(5/3/04), and Fresno Irrigation District(4/27/04)
Letter from Caltrans dated April 12, 2004
Environmental Assessment No. R-04-17/T-5310 Finding of Conformity to 2025
Fresno General Plan MEIR No. 10130 dated April 30, 2004
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Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
September 2002
(Update from June 2002)
Fugitive Dust Control at Construction Sites
Regulation.VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations
regulates activities that.generate fugitive dust. Fugitive dust is emitted to the air from open
ground or caused by activities such as excavation, transporting bulk materials, or travel on
unpaved surfaces. "PM10" is'a term applied to small sized particulate matter- microscopic
dust particles - in the air. The San Joaquin Valley currently exceeds the air quality
standards for particulate matter. It is for this reason that the District adopted Regulation VIII
in 1993. Significant amendments to Regulation 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. VDE
opacity of 20% means the amount of dust that would obstruct the view of an object by 20%.
Soil stabilization. Soil stabilization is required at any construction site after normal working
hours and on weekends and holidays. This requirement also applies to inactive .
construction areas such as phased projects where disturbed land is left unattended.
Applying water to form a visible crust on the soil is an effective method for stabilizing a
disturbed surface area. Long-term methods include applying dust suppressants or
establishing vegetative cover. Restricting vehicle access from the area will help to maintain
a stabilized surface. Information regarding stabilization standards and test methods are in
Rule 8011 — General Requirements.
Carryout and Trackout. These requirements are found in Rule 8041 — Carryout and
Trackout. Carryout and trackout are materials adhered to vehicle tires and transport
vehicles carried from a construction site and deposited onto a paved public road. Should
carryout.and trackout occur, it must be cleaned up at least daily, and immediately if it
extends more than 50 feet from the exit point onto a paved road. The recommended clean-
up methods include manually sweeping, sufficiently wetting the area prior to mechanical
sweeping to limit VDE or using a PM10-efficient street sweeper. A blower device, or dry
sweeping with any mechanical device other than a PM10-efficient street sweeper is
prohibited.
Northern Region Office Central Region Office Southern Region Office
4230 Kiernan Avenue, Suite 130 1990 East Gem,-sburg 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 t 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 Vill
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.
Mr. Bernal April 28,2004
T-5310, R-04-17 Page 3
- Programmable thermostat(s) for all heating and cooling systems
- Awnings or other shading mechanism for windows
- Porch/Patio overhangs
- Ceiling fans,whole house fans
- Utilize natural lighting systems (such as interior transom windows, skylights, etc.)
- Orient the unit(s) to maximize passive solar cooling and heating when practicable
- Utilize passive solar cooling and heating designs.
See http://www.eere.eneray.00v/RE/solar passive.html
- Install photovoltaic cells on roof(s) or other appropriate surfaces
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- Pre-wire the unit(s) with high speed modem connections/DSL and extra phone lines
- Natural gas fireplaces (instead of traditional open-hearth fireplaces)
- Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to
encourage the use of gas and/or electric barbecues
- Low or non-polluting incentives items should be provided with each residential unit (such items could
include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
- Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site,
etc.
More information can be found at:
http://www.lgc.orQ, http://www.sustainable.doe.gov_/, http://www.consumerenergyicenter.orQAndex.html
http://www.ciwmb.ca.00v/GreenBuildinci
• The project should include as many clean alternative energy features as possible to promote energy
self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity
systems, small wind turbines, etc. Rebate and incentive programs are offered for alternative energy
equipment. More information can found at-
httr)://www.dsireusa.orQ/, http://rredc.nrel.gov/, http://www.eneray.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 me at (559) 230-5800 or Mr. Hector R. Guerra, Senior Air Quality Planner, at (559)
230-5820 and provide the reference number at the top of this letter.
Sincerely,
C1,L� tji-��
Chrystal 9eier
CEQA Commenter
Central Region
Enclosures
c:file
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
June 2, 2004
VESTING TENTATIVE TRACT MAP NO. 5310
East side of South Armstrong Avenue between East Kings Canyon Road and East
Butler Avenue
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. 5310 entitled "Exhibit A,"
dated April 9, 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. 5310
June 2, 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. Relinquish access rights to South Armstrong Avenue from all residential lots which abut this
street. Ref. Section 12-1011 of the Fresno Municipal Code.
LANDSCAPING AND WALLS
10. Pursuant to Roosevelt Community Plan Policy No. 1-17.3 the developer/owner shall
designate and develop at least 5 percent of the total project area for the public or private
open space such as lakes, community recreation or passive open space. Alternatively, an
equivalent amount of area may be provided in conjunction with approved public or quasi
public open space within one quarter,mile of the development.
The City is currently processing a plan amendment to the above-noted policy of the
Roosevelt Community Plan to allow for the payment of fees for open space-park purposes
in lieu of the actual development of the required 5 percent open space. If this amendment
is approved prior to the approval of a final map for Vesting Tentative Tract No. 5310, then
this option would be available for this project.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 3
11. Provide a 15-foot landscaped easement (and irrigation system) along the west property
lines of lots which side onto South Armstrong Avenue.
When the grading plan establishes a top of slope beyond the required landscape easement
noted and the construction of the required wall is to be established coincident with the top
of slope then the required minimum easement width shall be expanded to include the full
landscaped area up to the wall location.
12. Maintenance of the required landscape easement along South Armstrong Avenue, may be
the responsibility of the City's Community Facilities District No.2. Contact the Public Works
Department, Engineering Services Division Staff for information regarding the City's District.
The property owners shall petition the City for annexation to the City's District prior to final
map approval.
13. If the developer/subdivider elects to petition for annexation into the City's Community
Facilities District No. 2, he/she shall be required to provide the City of Fresno, Department
of Public Works, with copies of signed acknowledgments from each purchaser of a lot
within the subdivision, attesting to the purchasers understanding that the lot will have an
annual landscaping maintenance assessment and that he/she is aware of the estimated
amount of the assessment.
14. 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.
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. Construct a 6-foot high solid masonry wall along the side property lines of all lots that abut
South Armstrong Avenue at finished grade of proposed site (solid wall to meet the
requirements of Section 12-306-H, Fresno Municipal Code).Construction plans for required
walls showing architectural appearance and location of all walls shall be submitted to the
Planning and Development Department for review prior to Final Map approval.
BUILDING SETBACKS
17. Building setbacks shall be in accordance with the R-1 zone district as shown on Exhibit"A"
of Vesting Tentative Tract No. 5310 dated April 9, 2004, and the provisions of Section 12-
207.5-E-1-c of the Fresno Municipal Code.
INFORMATION
18. Prior to the issuance of building permits for the subdivision, school construction fees shall
be paid to the Sanger Unified School District in accordance with the school district's
adopted schedule of fees.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 4
19. Contact the United States Postal Service, Fresno Office, for the location and type of
mailboxes to be installed in this subdivision.
20. 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.
21. 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.
22. 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 Sheriffs 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.
23. 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;
■
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 5
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.
24. 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.
25. 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.
26. 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
27. The developer/owner shall comply with the requirements in the attached memorandum from
the Parks Division dated May 3, 2004, for Tentative Tract No. 5310.
FIRE SERVICE
28. This project is within 3 miles from Fire Station No. 15; however, this station has not been
constructed.
Until Station 15 is constructed and manned, the following lots are more than three miles
from existing Fresno County Fire Station 88: lots 17, 18, 44, 45, 46, 47,48, 49, 50, 51, 52,
53, 54, 55, 56, 57, 58, 59, 68, 69, 70, 71, 72, 73, 74, 75, 76, 77, 78, 79, 80, 81, 82, 83, 84,
85, 86, 87, 88, and 89. These lots must be provided with fire sprinkler protection or meet
the other options under the UGM ordinance. Covenant agreements will be required for fire
sprinklers.
29. Access is acceptable as shown. There shall be at least two points of access to the
subdivision during construction.
30. Provide residential hydrants and fire flows per Public Works Standards with two sources
of water.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 6
31. No parking on one side of East Lane Avenue between South McKelvey and South Joshua
Avenues (or both sides if the street is less than 28 feet from curb to curb).
SOLID WASTE SERVICE
32. The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately 4
feet apart and shall not block any vehicle accesses in accordance with the City of Fresno's
Solid Waste Management Division Standards.
33. As per the Fresno Municipal Code, Section 9-404 Solid Waste Disposal Regulations,
Section C-10, no solid waste container nor residential rubbish shall be allowed to remain
at the curbline after 8:00 p.m. on the collection day.
34. There shall be no parking allowed in the street, in any cul-de-sac,on the solid waste service
day. This pertains to any lot that is wholly or partially within a cul-de-sac.
35. Submit an appropriate covenant agreement to guarantee that the owners of lot 89 shall
place their containers at the southwest edge (corner) of the property line of lot 17 for
service.
STREETS AND RIGHTS-OF-WAY
36. 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.
37. The subdivider shall make provisions for disabled persons in accordance with the
Department of Public Works standards and as required by State law. Handicap access
ramps are required to be constructed in sidewalks at all corners within the limits of the tract.
Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.),
a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American
Disabilities Act requirements. If necessary, dedicate a pedestrian easement to
accommodate for the 4-foot minimum unobstructed path requirement.
38. 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.
39. The subdivider shall install all existing and proposed utility systems underground in
accordance with Fresno Municipal Code Section 12-1011(H).
40. The subdivider shall construct an underground street lighting system per Public Works
Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to
Public Works Standards for local streets. Height, type, spacing, etc., of standards and
luminaries shall be in accordance with Resolutions Nos. 68-187, 78-522, 81-219 and
88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map
approval. Upon completion of the work by the subdivider and acceptance of the work by
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 7
the City, the street lighting system shall be dedicated to the City. Submit engineered
construction plans to the Public Works Department for approval.
41. 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.
42. 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.
43. Underground all existing offsite overhead utilities within the limits of this map in accordance
with Fresno Municipal Code Section 12-1011, 8-801, and Resolution No. 78-522/88-229.
Major streets
South Armstrong Avenue (Collector)
44. Dedicate 86 feet of property from section line for public street purposes within the limits
of this subdivision to meet the current City of Fresno Collector Standards. See Exhibit
"B" attached to City of Fresno Public Works Department, Engineering Division
memorandum dated May 3, 2004.
45. Construct concrete curb,gutter,and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10-foot residential pattern within the limits of this tract and
transition paving as necessary.
46. Construct 20 feet of permanent paving along the frontage within the limits of this tract.
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 vehicular access rights to South Armstrong Avenue from all lots within
this tract.
Interior streets
49. Design and construct all curb,gutter,sidewalk(both sides),permanent paving,cul-de-sacs,
and underground street lighting systems on all interior streets to Public Works Standards.
Sidewalk patterns shall comply with Public Works API Standards for 50-foot and 54-foot
streets.
50. Any dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Public Works Standard P-44.
Specific Requirements
51. East Lane Avenue: Dedicate 42-feet for public street purposes adjacent to lot 89 of this
subdivision and an additional 13-feet adjacent to lot 1 of the subdivision to the east or
prohibit parking on the south side of East Lane Avenue adjacent to the above mentioned
parcels by installing "NO STOPPING" signs.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 8
52. South Armstrong Avenue: As a traffic mitigation measure due to health and safety reasons
(Subdivision Map Act Section 66424.6(a) (2) (A) and (B)):
a. Construct a 10-foot wide concrete median in South Armstrong Avenue within the limits
of this subdivision as shown on Exhibit"B".
b. Construct 36-feet of permanent paving within the limits of this subdivision. See Exhibit
wB„
53. The first order of work shall include a minimum of two points of vehicular access to the
major streets for any phase of this development.
Urban Growth Management Requirements
54. This map is not in a UGM major street zone.
SANITARY SEWER SERVICE
The nearest sanitary sewer main capable of servicing the project is a 48-inch sanitary sewer main
located in South Fowler Avenue. Sanitary sewer service through the city's sewer system would
require the following prior to connection:
55. Extension of a 15-inch sewer main in East Butler Avenue from South Fowler Avenue east
to South Armstrong Avenue.
56. Extension of a 10-inch sewer main north in South Armstrong Avenue from East Butler
Avenue across the project frontage.
57. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service
to each lot created.
58. Separate sewer house branches shall be provided for each lot created.
59. A preliminary sewer design layout shall be submitted for review and subject to the
Department of Public Utilities approval prior to submitting engineering improvement plans
for City approval.
60. Public sewer facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
61. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the sanitary sewer system.
WATER SERVICE
The nearest City of Fresno water main capable of serving the project is an 14-inch main located
in South Armstrong Avenue. The following conditions are required to provide water service to the
tract.
62. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s)
shall be capable of producing a minimum total demand of 500 gallons per minute sufficient
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 9
to serve peak water demand for the project. Well site(s) shall be a size(s) and at a
location(s) acceptable to the Water Systems Manager. The cost of acquiring the well
site(s) and construction of the well(s) shall be established by UGM policies.
63. Water well construction shall include wellhead treatment facilities if required and provided
there are insufficient funds available in the UGM Wellhead Treatment Fund of the area.
The cost of construction wellhead treatment facilities shall be reimbursed from UGM
Wellhead Treatment Service Area Fund 501 s in accordance with established UGM policies.
64. Water mains (including installation of City fire hydrants) shall be extended within the
proposed tract to provide water service to each lot created.
65. 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.
66. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the city water system.
67. Separate water services with meter boxes shall be provided to each lot created.
68. Installation of public fire hydrant(s) is required in accordance with City Standards.
69. All public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
70. Payment for installation of water service(s) and/or meter(s) is required.
71. Payment for installation of public fire hydrant(s) is required.
72. Payment of appropriate water connection charges at the time of final map approval subject
to deferral to building permit issuance as appropriate.
Right-of-Way Acquisition
73. 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.
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 10
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
74. The subdivider shall be required to pay any applicable storm drainage fees to comply with
Fresno Municipal Code Chapter 13, Article 13.
75. The subdivider shall be required to comply with the specific requirements imposed by the
Fresno Metropolitan Flood Control District(FMFCD)for the subdivision or any amendments
or modifications to those requirements which may be granted by the FMFCD Board of
Directors,pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements
are identified in the District's letter to the Planning and Development Department dated May
6, 2004.
76. Any temporary ponding basins constructed or enlarged to provide service to the subdivision
shall be fenced in accordance with City standards within 7 days from the time the basin
becomes operational or as directed by the City Engineer. Temporary ponding basins will
be created through a covenant between the City and the Developer prior to final map
approval. Maintenance of the temporary ponding basin shall be by the Developer until
permanent service for the entire subdivision is provided.
FRESNO IRRIGATION DISTRICT
77. The developer/owner shall comply with the requirements in the letter from the Fresno
Irrigation District dated April 27, 2004, for Vesting Tentative Tract Map No. 5310.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
78. The developer/owner shall comply with the requirements in the letter from the San Joaquin
Valley Air Pollution Control District dated April 28, 2004, for Vesting Tentative Tract Map
No. 5310.
DEVELOPMENT FEES AND CHARGES
79. This project is subject to the following development fees and charges:
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 11
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 $82,734.00
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
i. Oversize Charge $0.05/sq. ft. (to 100' depth)
j. Trunk Sewer Charge $344/living unit
Service Area: Fowler
k. Wastewater Facilities Charge $2,119/living unit
I. House Branch Sewer Charge n/a
m. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
n. Service Connection Charge Fee based on service(s) and
meter(s) sizes specified by
owner; fee for service(s) and
Meter(s) established by the
Master Fee Schedule.
o. Frontage Charge $6.50/lineal foot
p. Transmission Grid Main Charge $560/gross acre
q. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
r. UGM Water Supply Fee n/a
Service Area:
CONDITIONS OF APPROVAL
Vesting Tentative Tract No. 5310
June 2, 2004
Page 12
s. Well Head Treatment Fee n/a
Service Area:
t. Recharge Fee n/a
Service Area:
u. 1994 Bond Debt Service n/a
Service Area:
DEVELOPMENT IMPACT FEE
v. Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
w. UGM Fire Station Capital Fee n/a
Service Area:
x. UGM Park Fee n/a
Service Area:
y. Major Street Charge n/a
Service Area:
z. Major Street Bridge Charge n/a
Service Area:
aa. Traffic Signal Charge n/a
bb. UGM Grade Separation Fee n/a
cc. Trunk Sewer Charge n/a
Service Area:
dd. *Street Acquisition/Construction Charge n/a
KAMaster Files-Tract Maps\Tract 5310 Paul Bernal(R-04-17)\T-5310-C0A-1wpd.wpd
STATE OF CALIFORNIA—BUSINESS.TRANSPORTA AND HOUSING AGENCY ARNOLD SCHWARZENEGGER.Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE e
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 Flea your power!
FAX (559)488-4088
Be energy efficient!
TTY (559)488-4066
April 12, 2004 �n RECEIVED
PLANNING ANCI ,tjy%
r_ DEVE[OPMENr 1`�j 213 1-IGR/CEQA
jj 6-FRE-180-64.7+/-
�4, R-04-17 & T-5310
LENNAR HOMES
Mr. Paul Bernal
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Mr. Bernal:
We have completed our review of the rezone and tract map for the proposed 91-unit
single-family. residential._development .on the east side-,of. South Armstrong Avenue
between East Butler Avenue andlast East Kings Canyon Road. , Caltrans.,has the, following
comments:
This project, in and of itself, is not expected to have a significant impact on State facilities.
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. This is
particularly true for the southeast region of the City of Fresno, having had a significant
number of residential developments approved in the last year. Few of these developments
have prepared traffic studies to evaluate their impacts to transportation/circulation or to air
quality. As these cumulative impacts were not addressed in the General Plan Update
Master EIR, the City should consider a mechanism for evaluating project-related impacts
to transportation and air quality.
The City should consider a transit alternative for this project. The project is of sufficient
size to support transit, and early planning could make such an alternative feasible.
Caltrans recommends that this project be routed to Fresno Area Express (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 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"
Mr. Paul Bernal
April 12, 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,
dJ�
MOSES STITES
Office of Transportation Planning
District 6
Enclosure
C: Ms. Barbara Goodwin, Executive Director, 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 alongwwith 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 ASSESSMEN INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 10130
C --I -
Pursuant to Section 21157.1 of the California Public Resources Code DATE RECEIVED FOR FILING:
(California Environmental Quality Act) the project described below is 2004 MAY -S PM 3: 44
determined to be within the scope of the Master Environmental Impact
Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. CITY CLERK, FRESNO C
Initial Study is on file in the Planning and Development Department
City Hall, 2600 Fresno Street, Fresno, California 93721
559 621-8277
Applicant: Lennar Homes Inc. Initial Study Prepared By:
Cambridge Homes Paul.Bernal, Planner II
7690 North Palm Ave, 101 April 30, 2004
Fresno, CA. 93711
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-04-17 & East side of South Armstrong Avenue between East Kings
Vesting Tentative Tract No. 5310 Canyon Road and East Butler Avenue.
APN: 313-040-47
Project Description:
Rezone Application No. R-04-17 is a request to rezone 18.27 acres of property from the AE-20(Exclusive Twenty
Acre Agricultural) zone district to the R-1 (Single Family Residential) zone district. Vesting Tentative Tract Map
No. 5310 is requesting to subdivide the 18.27 acres of property into a 91-lot single-family residential subdivision.
The property is within the jurisdictions of the Roosevelt Community Plan and the 2025 Fresno General Plan. Both
plans designate the property for medium low density residential planned land use (2.19-4.98 units per acre).
Pursuant to Table 2"Planned Land Use and Zone District Consistency Matrix"of the 2025 Fresno General Plan
the R-1 zone district is consistent with the planned land use of medium low density residential. Rezone
Application No. R-04-17 will bring the subject property into conformance with the 2025 Fresno General Plan and
Roosevelt Community Plan. The proposed project density of 4.98 units per acre is permitted in the medium low
density residential planned land use.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for
medium low density residential planned land use. The requested rezone conforms to this medium low density
residential land use designation as indicated by the 2025 Fresno General Plan "Planned Land Use and Zone
District Consistency Matrix" as well as the adopted Roosevelt Community Plan.
The Planning and Development Department staff has prepared an initial study and environmental checklist and
evaluated the requested rezone and tentative tract map in accordance with the land use and environmental
policies and provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report
(MEIR) No. 10130. The subject property is proposed to be developed with residential uses at an intensity and
scale that is permitted by the planned land use and proposed zoning designations for the site. Thus, the rezone
and tentative tract map will not facilitate an additional intensification of uses beyond that which already exists or
would be allowed by the above-noted planned land use designation. Moreover, it is not expected that the existing
and future development, per the requested rezone and tentative tract map, will adversely impact existing city
service systems or the traffic circulation system that serves the subject parcels. These infrastructure findings
have been verified by the Public Works and Public Utilities Departments. It has been further determined that all
applicable mitigation measures of MEIR No. 10130 have been applied to the project necessary to assure that
the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible
significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a).
Finding of Conformity Under MEIR Nr '0130
Environmental Assessment No. R-04 &T-5310
Page 2
April 30, 2004
Per Section 21157.1 of the California Public Resources Code (Califomia Environmental Quality Act), it may be
determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause
significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific
project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use
designations, include impacts associated with the medium low density residential land use designation specified
for the subject parcel. Based on this initial study, the project does not change the land use indicated for the
subject parcels and will not generate additional significant effects not previously identified by the MEIR and no
new additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR
as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d) of
the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to
the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided
regarding staffs finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the
California Public Resources Code (CEQA provisions).
Gilbert J. HaroDate
Planning Manager, City resno
K:\Common\Master Files-Tract Maps\Tract 5310 Paul Bemal(R-0417) WEIR-finding of conformitympd
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. R-04-17 &T-5310
Mitigation Monitoring Checklist(MEIR No. 10130) for Environmental Assessment No. R-04-17 &
T-5310
ENVIRG.%MENTAL ASSESSMENT (EA) CH,_�.;KLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. R-04-17 & T-5310
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 Ti 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
880 LIGHT AND GLARE environmental effects which may result from the proposed
1 8.1 Production of glare which will adversely affect residential project in this category.
areas
1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect
The proposed project will not have an adverse environmental
9_0 LAND USE effect in this category, or any such effect is not substantial)
1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also
1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the
1 9.3 Induces unplanned growth particular project under consideration.
1 9.4 Adverse change in existing or planned area
characteristics "2" Moderate Environmental Effect
The proposed project will have an adverse environmental
10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be o
1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. However, this effect is not substantial
deficiencies on existing street system enough in itself to require the preparation of an Environmental
1 10.2 Cumulative increase in traffic on a major street for which Impact Report,and is mitigable through project changes and
capacity deficiencies are projected conditions.
L 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians
1 10.4 Routing of non-residential traffic through residential area "3" Significant Adverse Environmental Effect
1 10.5 Insufficient or poorly located parking The environmental effect identified in this category
I_ 10.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that the
proposed project has a potentially significant adverse effect on
the environment sufficient to require the preparation of an
Environmental Impact Report.
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File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager LENNAR HOMES,INC.
Planning & Development Department 7690 N. PALM, STE. 101
City of Fresno FRESNO, CA 93711
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5310 PRELIMINARY FEE(S) (See below) M
DRAINAGE AREA(S) " BM " DRAINAGE AREA it BM " $82,734.00
DATE /64 DRAINAGE AREA - it -
TOTAL FEE $82,734.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. j
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: O
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.
5310 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).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Tempe is available thf b
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a _500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy.
X Does not appear to be located within a flood prone area.
5310 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing five or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a
M4
.
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, j
April, 1997 (available at the District Office.) A State General Industrial Permit is O
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.
5310 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.
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. L an, Project Engineer: Rick is—
District
Engineer, Assistant General Manager
C: YAMABE & HORN ENGINEERING, INC.
1300 E. SHAW AVE., STE. 176
FRESNO, CA 93710
s;io 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAx(559)456-3194 Two sided document
t
NOTE:
THIS DRAWING IS SCHEMAApTIC,
I I DISTANCES ARE APPROXIMATE.
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LEGEND
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER - PIPELINE (SIZE SHOWN) & INLET.
FUTURE MASTER PLAN FACILITIES
--- EXISTING MASTER PLAN FACILITIES
DIRECTION OF DRAINAGE
------ INLET BOUNDARY TRACT 5310
DRAINAGE AREA: BM
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
fl- 04-20-04
J:\ENGINEERING\AUTOCAD\DWGS\OEXHIBIT\TRACTS\531O.DWG Pa
OTHER REQUIREMENTS
EXHIBIT NO. 2
The drainage system cost and fee schedule update is currently underway. The drainage system
cost and fee obligation indicated in this notice is the obligation which is valid at the date of this
notice. Contact the District for a final drainage fee obligation prior to issuance of a building
permit or recording of the final map.
The cost of construction of Master Plan facilities, excluding dedication of storm drainage
easements, is eligible for credit against the drainage fee of the drainage area served by the
facilities. A Development Agreement shall be executed with the District to effect such credit.
Reimbursement provisions, in accordance with the Drainage Fee Ordinance,will be included to
the extent that Developer's Master Plan costs for an individual drainage area exceed the fee of
said area. Should the facilities cost for such individual area total less than the fee of said area,
the difference shall be paid upon demand to the City or District.
The proposed development should be located and constructed so that once permanent FMFCD
facilities become available, drainage can be directed towards the future Master Plan inlets
located on Armstrong Avenue.
Development No. Tract 5310
engr\permit\exh ibiMtracts\53 10(rl)
Fresno
�aaAtocnr
City of
2000
City Hall 559-621-8800 Public Works Department
2600 Fresno Street, Rm 4064 Michael T.Kim,P.E.,Interim Director
Fresno,CA.93721-3623
www.fresno.gov
DATE: May 3, 2004
TO: Paul Bernal, Planner II
Development Department, Planning Division I�
THROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division LW\,
SUBJECT: TT 5310, Public Works Conditions of Approval
(Armstrong: between Kings Canyon and Butler)
The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map
5310, which was submitted by Lennar Homes Inc. / Cambridge Homes. The following requirements are
to be placed on this tentative tract map as a condition of approval by the Public Works Department.
General Conditions:
Handicap access ramps are required at all corners within the limits of this subdivision.
All required signing and striping shall be done and paid for by the developer/owner. The signing and
striping plans shall be done per the current Caltrans standards and shall be submitted along with the
street construction plans for this tentative map to the Public Works Department.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
Frontage Improvement Requirements:
Major Streets:
South Armstrong Avenue: Collector
1. Dedicate 86' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards. See Exhibit "B".
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10-foot residential pattern.
3. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of
this subdivision.
- 1 —
cc:Traffic Reading File
C:\Louise\TRACT MAPS\T-5310 ARMSTRONG KINGS CANYON.doc
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
5. Relinquish direct vehicular access rights to Armstrong Avenue from all lots within this subdivision.
Interior Streets:
Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs, and
underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk
patterns shall comply with Public Works API Standards for fifty (50) foot and fifty-four (54) foot streets.
Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance
with the Pubic Works Standard P-44.
Specific Mitigation Requirements:
1. This tract will generate 68 A.M. / 92 P.M. peak hour trips, therefore, a Traffic Impact Study (TIS)
is not required.
2. East Lane Avenue: Dedicate 42' for public street purposes adjacent to lot 89 of this subdivision
and an additional 13' adjacent to lot 1 of the subdivision to the east or prohibit parking on the
south side of Lane Avenue adjacent to the above mentioned parcels by installing "No Stopping"
signs.
3. South Armstrong Avenue: As a Traffic mitigation measure due to health and safety reasons, see
Subdivision Map Act Section 66424.6(a) (2) (A) and (B):
a. Construct a 10' wide concrete median in Armstrong within the limits of this
subdivision, as shown on Exhibit "B".
b. Construct 36' of permanent paving within the limits of this development. See Exhibit "B".
4. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
UGM Requirements: None
- 2 —
cc:Traffic Reading File
C:\Louise\TRACT MAPS\T-5310 ARMSTRONG KINGS CANYON.doc
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Parks,Recreation&Community Services May 3,2004
T-5310 Page 2
DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT
D. The developer may landscape for inclusion into the Community Facilities District(CFD2),the landscape strip
and right-of-way on the east side of S. Armstrong Avenue. The proposed 10' frontage island on the east side of
South Armstrong Avenue may also be considered for inclusion to the CFD2.
1. Landscape and irrigation plans shall be submitted to the Parks Divisjion for review and approval prior to
Council approval. Landscaping plans shall be reviewed and approved by the Parks,Recreation and
Community Services Department. Landscaping shall comply with Landscape Buffer Development
Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply
with Sections 12-306-N -23 &24 and 14-121 of the Fresno Municipal Code regarding Water Efficient
Landscaping and Buffer landscaping passed by Council on September 20, 1994.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkways strip, the planting concept shall simulate the adjacent landscape design to present a more
uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of
the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed
outside the landscape easement. Maximum slopes shall not exceed 4:1 with 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:
S. Armstrong Ave. Nyssa sylvatica(Black Tupelo)
MEDL4N ISLANDS
E. NO MEDIAN ISLAND EXISTS:
Median island landscaping is required as per FMC 12-306-N-24. Currently,there is no median island fronting
the project boundaries. Should the Traffic Division require a new median,median island landscaping shall be
required as per FMC.
At the option of the applicant, a fee may be paid in lieu of landscaping the median. The FY2002 approved in
lieu of fee for medians is$9.96/SF. Median islands less that 5 feet in width(face of curb to face of curb
dimensions) shall be exempt from either the landscaping or in lieu of fee requirements. The project proponent
shall consult with the office of Parks, Recreation &Community Services(621-2900)before submitting plans to
coordinate design and construction activities.
Parks,Recreation and Community Services Department May 3, 2004
T-5310 Page 3
UGMREQUIREMENTS
F. The project is in UGM Zone#2. Please assure that all Parks UGM fees are collected as allowed by FMC.
The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located on the north side of
E. Balch Ave. west of S. Willow Avenue. An additional neighborhood park is proposed at S. Armstrong and
E. Church Avenues This project is consistent with the Parks Master Plan.
FEES
G. As a reminder, please verify that the following administrative/plan check fees are collected:
1. Collect the 15-gallon Street Tree Inspection fee for tree planting by private party at the rate in effect in
the Master Fee Schedule at the time payment is due (current rate is $30.00 per tree Acct#34859, Fund
#24001, Org#179900).
2. Collect the CFD Plan Review fee of$176.00 (FY2002 rates)(Acct#34599 Fund#10101 Org#17050)
3. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct. (Acct#34599 Fund#10101 Org
#17050)
4. Collect the UGM fee for neighborhood parks.
San Joaquin valley
Air Pollution Control District
April 28, 2004 Reference No. 20040035
Paul Bernal
Planning and Dev. Dept
2600 Fresno St
Fresno, CA 93721-3604
Subject: T-5310, R-04-17—260 S. Armstrong
Dear Mr. Bernal:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air basin is classified non-attainment for ozone and fine particulate matter
(PM10). This project would contribute to the overall decline in air quality due to increased traffic and
ongoing operational emissions. Although this project alone would not generate significant air emissions,
the increase in emissions from this project, and others like it, cumulatively reduce the air quality in the San
Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below:
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. Current District rules can be found at
http://www.valleyair.org/rules/1 ruleslist.htm.
District Rules 4901 (Wood Burning Fireplaces and Wood Burning Heaters) and District Rule 4902
(Residential Water Heaters) to limit the emissions of PM10 and NOx in residential developments.
Please note that on July 17, 2003, amendments to Rule 4901 were adopted by the District's
Governing Board. Amendments to the rule may affect future construction plans for residential
developments. Specifically:
§5.3 Limitations on Wood Buming Fireplaces or Wood Buming Heaters in New Residential Developments.
Beginning January 1,2004,
5.3.1 No person shall install a wood buming fireplace in a new residential development with a
density greater than two(2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase 11 Certified wood buming heaters per
acre in any new residential development with a density equal to or greater than three (3)dwelling
units per acre.
5.3.3 No person shall install more than one (1) wood buming fireplace or wood buming heater per
dwelling unit in any new residential development with a density equal to or less than two (2)
dwelling units per acre.
District Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of
rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity,
including construction, road construction, bulk materials storage, landfill operations, etc. A
construction assistance bulletin has been enclosed for the applicant.
Please be advised that the District is currently amending Regulation VIII and anticipates
implementing revised requirements on or about October 1, 2004. If construction were to
commence on or after October 1, 2004 the applicant should contact the District to
determine where requirements may have changed and how rule changes may affect the
project.
Mr. Bernal April 28,2004
T-5310, R-04-17 Page 2
District Rule 4103 (Open Burning) regulates the burning of agricultural material. Agricultural material
shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In
the event that the project burned or burns agricultural material, it would be in violation of Rule 4103
and be subject to District enforcement action.
District Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance
Operations). If asphalt paving will be used, then paving operations of this project will be subject to
Rule 4641. This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and
emulsified asphalt for paving and maintenance operations.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
measures that could be incorporated into the design of this project to provide additional reductions of the
overall level of emissions. (Note: Some of the measures may already exist as City development
standards. Any measure selected should be implemented to the extent possible.) The measures listed
below should not be considered all-inclusive and remain options that the project proponent should
consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. A brochure has been included for the applicant.
See http://www.coolcommunities.org
http://www.lac.org/bookstore/energv/downloads/siv tree Quidelines.pdf
http://www.urbantree.or_q
• If transit service is available to the project site, improvements should be made to encourage its use. If
transit service is not currently available, but is planned for the area in the future, easements should be
reserved to provide for future improvements such as bus turnouts, loading areas, route signs and
shelters. Appropriations made to facilitate public or mass transit will help mitigate trips generated by
the project. 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.
Specifically- Mid-block paths should be installed to facilitate pedestrian movement through long
blocks (over 500' in length) and cul-de-sacs. A mid-block path should be installed in the block
located between E. Lane Avenue and E. Lowe Avenue.
• 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.lb1._qov/coolroof/
Radiant heat barrier. See http://www.eere.energv.gov/consumerinfo/refbriefs/bc7.html
Cool Paving. See http://www.harc.edu/harc/Proiects/CoolHouston/
Energy efficient lighting and appliances. See http://www.energystar.gov/
Energy efficient water heaters (such as instantaneous water heaters/indirect water heaters)
Energy efficient heating/cooling systems (such as radiant heating system)
Install solar water-heating system(s)
0 OF
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It �P�'�I'C��TI �l�T �I►�TR�IC� �
PHONE(559)233-7161
FAX(559)233-8227
- .. 2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725-2218
Your Most Valuable Resource-Water
April 27, 2004 "�[EQEYIED
Mr. Paul Bernal APR 2 8 2004
City of Fresno Manning Division
Planning Division .,-�.,q; ;oment Der)-,,4v--9
2600 Fresno Street, Room 3043 ;s 1"Y OF
Fresno, California 93721-3604
RE: Vesting Tentative Tract Map of Tract No. 5310/1JGM Rezoning Application No. 04-17
Dear Mr. Bernal,
FID's comments and requests are as follows:
1. FID does not own, operate or maintain any facilities located on the applicant's property.
2. FID expects no adverse impacts from the approval of the subject proposal.
Thank you for submitting this item for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 341 or sadams(a),,fresnoirrigation.com.
Sincerely,
FRESNO IRRIGATION DISTRICT
Selina Adams
Engineering Assistant
File:Agencies/City/VTTM No.5310/UGM—RA No.04-17
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Paul Bernal, Planner II
Planning Division
FROM: HILARY KIMBER, Parks Supervisor H(621-2924)
DATE: May 3, 2004
Subject: Tentative Subdivision Map T-5310(Located on the east side of S. Armstrong Avenue between
East Butler and Kings Canyon Avenues)
The Parks Department has reviewed the Vesting Tentative Subdivision Map Tract No. 5310 drawn by
Yamabe&Hom Engineering, Inc., for Cambridge Homes, dated 3/23/04. Parks offers the following
comments regarding the street tree, and buffer/parkway strip conditions . . .
STREET TREE REQUIREMENTS
A. If streets within this subdivision were to be constructed at 50' in width,per Council Resolution#98-129,
the developer would be required to meet Development Department Standards for front yard tree planting.
B. Street trees are required on all 54'internal streets. Tree planting shall be within a Planting and Public
Utility Easement. The Developer shall plant street trees. Tree species to be planted on those streets are
as follows:
E. Lane Ave. Pistacia chinensis(Chinese Pistache)
E. Lowe Ave. Sapium sebiferum (Chinese Tallow)
E. Liberty Ave. Fraxinus `Autumn Purple' (Autumn Purple Ash)
S. Filbert Ave. Celtis australis (European Hackberry)
S. Apricot Ave. Ginkgo biloba `Autumn Gold' or `Fairmont' (Maidenhair Tree)
C. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street
tree planting, the developer shall plant one tree for each 60'of street frontage, or one tree per lot having
street frontage, whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public or one tree per lot whichever
is greater.
b. Trees shall be planted in accordance with "Specifications for Developer Street Tree Planting."
The developer shall contact Parks to determine tree species required on each street.
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Parks, Recreation and Community Services Department. A
street tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities, paid with final map, will be released when all landscaping
installed on public and/or city controlled property is in conformance with Parks Division's planting
specifications and meets the specifications of the city.
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.
�A.
RESOLUTION NO. 2005-203
RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO,
CALIFORNIA,APPROVING THE FINAL MAP OF TRACT NO.5310
AND ACCEPTING DEDICATED PUBLIC USES THEREIN.
WHEREAS, LENNAR FRESNO, Inc., a California Corporation, has offered for approval a
Final Map designated as Tract No.5310("map"), pursuant to approved Vesting Tentative Map No. 5310
("tentative map"); and,
WHEREAS, all the certificates which appear on the map (except the approval certificate of
the Council of the City of Fresno and the recording certificate,of the Recorder of the County of Fresno)
have been signed and acknowledged and said map has been filed for approval; and,
WHEREAS, the subdivision lies within the boundaries of the City of Fresno; and,
WHEREAS, the map conforms to all of the requirements of the Subdivision Map Act of the
State of California, and'City ordinances, resolutions and standards, except that Section 66492 and
66493 of the Subdivision Map Act may not be fully complied with at the time of passage of this
resolution and owner having previously filed with the Clerk of the Board of Supervisors of Fresno County
a Tax Compliance Certificate Request along with copies of the map considered herewith by the Council;
and,
WHEREAS, the Council finds that the proposed subdivision, together with the provisions for
its design and improvement, is consistent with all applicable general and specific plans of the City; and,
WHEREAS, the Subdivider and the Owners, whose signatures appear on the map, and
others have offered for dedication certain streets, public utility easements, access rights and other
public properties and uses as shown and delineated upon said map; and,
WHEREAS, the Planning Commission of the City of Fresno, by formal resolution, approved
said tentative map.
�ptcd /
1C)OG 3
c.
Resolution approving the Final Map of Tract No. 5310
Page 2
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as follows:
1. That the map is hereby approved and all of the streets, public utility easements, access rights
and other public properties and uses offered for dedication on the map are hereby accepted,
subject to complete compliance with Sections 66492 and 66493 of the Subdivision Map Act
prior to release of the map for recordation.
2. The Council finds that the map is in substantial compliance with said tentative map, any
deviations therefrom being deemed to be approved by the Council
Resolution approving the Final Map of Tract No. 5310
Page 3
CLERK'S CERTIFICATE
STATE OF CALIFORNIA )
COUNTY OF FRESNO )
CITY OF FRESNO )
I, REBECCA E. KLISCH, City Clerk of the City of Fresno, certify that the foregoing Resolution was
adopted by the Council of the City of Fresno, California, at a regular meeting held on the 7th
day of .Tune , 2005.
AYES: Boyajian, Calhoun, Duncan, Perea, Sterling, Westerlund, Dages
NOES: None
ABSENT: None
ABSTAIN: None
REBECCA E. KLISCH, CMC
CITY CLERK
By: '�. f.
APPROVED AS TO FORM:
HILDA C NTU TOY
By:
Deputy