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HomeMy WebLinkAboutT-5312 - Conditions of Approval - 8/3/2005 City oi. Planning and Development Department 2600 Fresno Street • Third Floor Nick P. Yovino Fresno, California 93721-3604 Director (559)621-8277 ,FAX (559) 488-1020 September 24, 20:04 Please reply to: David Braun (559)621-8038 John Bonadelle. Bonadelle Homes, Inc. P.O. Box 2584 Fresno, CA 93729-5841 Dear Mr. Bonadelle: SUBJECT: ' FINAL ACTION BY THE FRESNO CITY PLANNING COMMISSION. AND THE FRESNO CITY COUNCIL REGARDING REZONE APPLICATION NO. R-04-27 AND VESTING TENTATIVE TRACT MAP NO. 5312/UGM FOR PROPERTY LOCATED ON. THE WEST SIDE OF NORTH LOCAN'AVENUE BETWEEN EAST DAKOTA AND EAST SHIELDS AVENUES The Fresno City Council conducted a duly noticed public hearing on September 21, 2004, to consider Rezone Applicatioh No.:R-04-27. This application relatesto the proposed developmentof a single family residential.subdivision on a 20 acre site located on the.west side of North Locan Avenue between East Dakota and`East Shields.Avenues. Following a full and complete hearing, the Council adopted Ordinance No. 2004-91, relating to the above application as follows: 1 ADOPTED Ordinance Bill No.2004-91 (enclosed)that rezones the 20 acre subject site from the.AE-20 (Exclusive Twenty Acre Agriculture-County) zone district to the R- 1/U.GM (Single Family.Residential/Urban Growth Management) zone district. The Fresno City Planning Commission previously conducted a duly noticed public hearing on August 4, 2004 to consider,Rezone Application No.R-04-27 and Vesting Tentative Tract Map No. 5312/UGM: The Planning Commission took action to approve the tentative tract map application and to recommend that the Council approve the rezone application. The tentative.tract map application was final at the Planning Commission and, therefore, no Council review was necessary. Copies of the Planning Commission resolutions (;Nos.. 12052 and 12053) are enclosed. Please be advised that pursuant to Section 4 of the enclosed Ordinance Bill,the rezoning shall become effective and in.full force at 12.01 a.m., thirty-one days after its passage and upon annexation.of the subject property into the City .of Fresno. As previously mentioned; the Fresno City Planning Commission approved Vesting Tentative.Tract Map.No. 5312/UGM subject to the conditions noted on the tract map and the enclosed Conditions of Approval for Vesting Tentative Tract No. 5312/UGM dated August 4, 2004. Please record this`information for your future use. You will receive no further notice regarding these applications. If.you have any questions relating to this matter, please feel free to contact me. Mr. Bonadelle Rezone Application No. R-04-27 . Vesting Tentative Tract Map No. 5312/UGM Page 2 September 24, 2004 . Sincerely, PLANNING DIVISION David Braun Planner III' KWaster Files-2004VREZONMR-04-027,T-5312-DEB1R-04-27-T-5312-Final Action Letter.wpii Enclosures: Ordinance Bill No. 2004-91 Planning Commission Resolution Nos. 12052 and 12053 Conditions of Approval for Tentative Tract Map No. 5312/UGM dated August 4, 2004 c:. Provost and..Pritchard Engineering Fresno.County Assessor(w/o enclosures) ; ., Recording Requested.by: City Clerk, Fresno, California No Fee-Govt. Code 6103 Return to City Clerk, Fresno Space above this line reserved for Fresno County Recorder's Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY GaGtf1 in ' SECONDED BY nn gpg BILL NO. B-92 ORDINANCE NO. 2004-91 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-04-27.has been.filed with the City of Fresno to rezone property. a"s described hereinbelow; 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 4th day of August, 2004, to consider Rezone Application No. R-04-27 and related Environmental Assessment No. R-04-27/T-5312, during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and rezone application amending ,the City's Zoning Ordinance on real property described.. hereinbelow from the AE-20 (Exclusive Twenty Acre Agricultural - County) to the R-1/UGM (Single Family .Residential/Urban Growth Management)zone district; and, WHEREAS, the Council of the City of Fresno,"on the 21 st day,of September, 2004, received the recommendation of the Planning Commission: ,4d�Pr�d C 4-1 A"Vf" � d / Certified Copy `1 ' _64 City Clerk's Office Date ., ,Ordinance Amending PP O14-17 Zone Map Rezone Application No. 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 Plan Master Environmental Impact Report (MEIR..No. 10130)'dated. July 13, 2004, prepared.for Environmental Assessment No. R-04-27/ T-5312. Accordingly, Environmental Assessment No. R-04-27fT-5312 is hereby approved. SECTION 2. The Council finds the requested R-1/UGM zone district is consistent with the medium density residential plan land use designation of the 2025 Fresno General Plan and McLane 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-.County)zone district to the.R-1/UGM (Single Family Residential/Urban Growth.Management)zone district: '.:Lot 48 of Eggers Colony, according to the map thereof recorded in Book 4., Page 60 of.Plats. Fresno County Records. , 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 and upon annexation of the subject property into the City of Fresno. Certified Copy City Clerk's Office j Da te / ��/� l CLERK'S.CERTIFICATION STATE OF CALIFORNIA. ) COUNTY OF FRESNO ) CITY OF FRESNp ) 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 21 day of Sew Mbpj , 2004, by.the.following vote: AYES: Dages, Duncan, Perea, Sterling, Castillo NOES: Boyaj ian . ABSENT; Calhoun ABSTAIN: None. REBECCA E. KL;SCH City Clerk APPROVED AS'TO FORM: HILDA CANTO MONTOY City Attorney By Deputy Rezone Application No. R-04-27 Filed by Bonadelle Homes, Inc. Assessor's Parcel No. 310-270-07 FR"ESNO CITY PLANNING COMMSION RESOLUTION NO. 12052 The Fresno City Planning Commission at its regular meeting on August 4; 2004, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, a Vesting Tentative Map of.Tract No. 53.12/UGM was filed with the City of Fresno and proposes a 94-lot single-family residential subdivision on 19.7 acres of land located on the west side of North Locan Avenue between East Shields and.East Dakota Avenues; 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 August 4,2004; and, WHEREAS, the Fresno City Planning Commission conducted a public hearing on August 4, 2004, to review the proposed subdivision and considered the staff report and invited testimony and reviewed the requested subdivision in accordance with the policies.of the McLane Community Plan and the 2025 Fresno .- General Plan. NOW, THEREFORE, BE IT RESOLVED, that the Fresno City Planning Commission hereby finds and determines thatthere i"s no substantial evidence in the record to indicate that Vesting Tentative Tract Map No. 5312/UGM may have a significant effect on the environment as identified by the Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No. 10130)dated July 13, . 2004, prepared for Environmental Assessment No. R-04 271T-5312: BE IT FURTHER RESOLVED that the Fresno City Planning Commission.finds"that approval of Vesting Tentative Tract Map No. 5312/UGM, subject to Section 1.2-403-B of the Fresno Municipal Code, is consistent with the adopted 2025 Fresno General Plan and McLane 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: 5312/UGM subject to the Planning and Development Department Conditions of Approval dated August 4, 2004:The foregoing Resolution was adopted- by the Fresno City Planning_Commission upon a motion by Commissioner DiBuduo, seconded by.Commissioner Vang. VOTING: Ayes DiBuduo, Vang, Brown, Brand Noes None Not Voting None Absent Kissler .DATED: August 4, 2004 NIC YOVINO, Secretary Fres o City Planning Commission Resolution No. 12052 . Vesting Tentative Tract Map No. 5312/UGM Filed by.Bonadelle Homes, Inc. Action: Approve KAMaster Files-2004VREZONEIR-04-027,T-53127DEB\PC_Reso 12052-T-5:,12.wpd FRNO CITY PLANNING COMSION RESOLUTION NO. 12053 The Fresno City Planning Commission at its regular meeting on August 4, 2004, adopted the following resolution relating to Rezone Application No. R-04-27. WHEREAS; Rezone Application No.-R-04-27 has been filed with the.Cityof Fresno to rezone the property` as described below: REQUESTED ZONING R-1/UGM (Single Family Residential/Urban Growth Management) zone district EXISTING ZONING: AE-20 (Exclusive Twenty Acre Agricultural-County)zone district APPLICANT: Bonadelle Homes; Inc.` LOCATION: West side of North Locan Avenue between East Shields and East Dakota Avenues APN: 310-270-07 LEGAL DESCRIPTION: Lot 48 of Eggers Colony,according to the map thereof recorded in Book 4, Page 60 of Plats. Fresno County Records. . WHEREAS, the above-named applicant is requesting a zoning change on the above property in order to allow for a proposed 94-lot.sing.le-family.residential subdivision; and, WHEREAS, the Fresno City Planning Commission on August 4; 2004, reviewed the subject rezone application in accordance with the policies of the McLane.Community Plan and the 2025 Fresno General Plan, and, WHEREAS,. during the.August. 2004, hearing the Commission received a.staff report and.related information, environmental documents, and considered testimony regarding, the requested zoning` change. NOW, THEREFORE, BE IT RESOLVED that the Fresno City.Planning Commission hereby finds and determines that there is no substantial evidence in the record to,indicate that Rezone Application No. R-04-27 may have a significant effect on the environment as,identified by the Finding of Conformity to.the 2025. resno General Plan Master Environmental Impact Report(MEIR)No., 10130 dated July 13, 2004, prepared for Environmental Assessment No. R-04-27/T-5312. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends to the City Council thatthe requested R-1/UG.M(Single FamilyResidential/UrbanGrowthManagement)zone district be approved. Planning Commission ResTution No. 12053 Rezone Application No. R-04-27 August 4, 2004 Page 2 The foregoing Resolution was adopted.by the Fresno City Planning Commission upon a.motion by Commissioner.DiBuduo, seconded by Commissioner Vang. VOTING: .. Ayes 7 DiBuduo,:Vang, Brown, Brand Noes - ..None Not Voting, None Absent. - . Kissler DATED: August 4, 2004 NIC P, YOVINO, Secretary rY Fre o City Planning Commission Resolution No. 12053 Rezone Application No. R-04-27 Filed byBonadelle Homes, Inc. Action: Recommend Approval K:1Common\Master Files.-20041'REZONEIR-04-027,'T-5312-DEB1A-04-27-PC`Reso.12053.wpd City of REPORTtO THE CITY CO NCILU AGENDA ITEM NO. COUNCIL MEETING. September 21, 2004 APPROVED BY FROM: NICK P. YOVINO, Director Planning and Development Depa me DEPARTMENTDIREcro BY: GILBERT J. HARO, Planning Ma ager CITY MANAGER Planning Division SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-27 AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-27/T-5312 RECOMMENDATION Staff recommends the City Council take the following action: 1. APPROVE the environmental finding of Environmental Assessment No. R-04-27/T-5312, dated July 13, 2004, that the project proposal conforms to the provisions of the 2025 Fresno General `Plan Master Environmental Impact Report (MEIR No. 10130). 2. APPROVE Rezone Application No. R-04-27 to rezone the"subject property from the AE-20. (Exclusive ,Twenty Acre Agricultural County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. EXECUTIVE SUMMARY Rezone Application No. R-04-27 proposes to rezone the subject property from the AE-20 (Exclusive Twenty Acre Agricultural - County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district for 19.7 acres (gross).of property located on the west side of North Locan'Avenue between East Dakota and East Shields Avenues. The applicant, Bonadelle Homes, Inc., has also filed Vesting Tentative.Tract'Map No. 53-12/UGM proposing to subdivide the subject property into a 94-lot (plus one outlot)`single-family. residential subdivision at an overall density of 5.0 units per .acre. The outlot is proposed to be developed as -a city well site. The applications will. bring the. zoning and uses for the property into conformance with the-2025 Fresno General Plan and the McLane Community Plan. On August 4, 2004, the Fresno City Planning Commission recommended- approval of the rezone application. to the City Council. It is noted that the Planning Commission action on Vesting Tentative Tract Map No. 5312/UGM is.final and, therefore, no action is required by the City Council on this,application. Staff.is recommending approval of the. rezone application. PROJECT INFORMATION PROJECT Request to rezone the 19.7=acre project,site from the AE-20 (Exclusive Twenty Acre Agricultural- County) zone district.to the R=1/UGM (Single Family Residential/) zone district to accommodate a Proposed 94-lot single family residential subdivision to be developed at an overall density of 5.0 units per acre APPLICANT Bonadelle Homes,'Inc. LOCATION West side of North Locan Avenue between East Dakota and East.Shields Avenues(255 North Clovis Avenue) .(Council District 4, Councilmember Castillo) REPORT TO THE CITY COUNCIL Rezone Application No. R-04-27 September 21, 2004 Page 2 SITE SIZE 19.7 Acres LAND USE' Existing - Vacant Proposed —94-Lot Single Family Residential Subdivision ZONING Existing. AE-20 (Exclusive Twenty Acre Agricultural- County) Proposed - R-1%UGM (Single Family ResidentiallUrban Growth Management), PLAN DESIGNATION The proposed R-1/UGM zone district and 94-lot single family AND CONSISTENCY residential subdivision is.consistent with 2025 Fresno General Plan and McLane Community Plan land use designation of the site for medium density residential land uses(4.99 to 10:37 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 (MEIRNo. 10130) dated July 13, 2004 PLAN COMMITTEE No Committee for this area RECOMMENDATION STAFF RECOMMENDATION Approve rezone application PLANNING COMMISSION On August 4, 2004, the Planning Commission voted 4-0 (one RECOMMENDATION Commissioner absent)to recommend approval of the rezone application and related environmental assessment BORDERING PROPERTY INFORMATION. Planned Land Use Existing Zoning Existing Land Use AE-20.(County) North Medium Density Residential, Agricultural/Vacant Exclusive Twenty Agricultural R-A/UGM Agricultural (Single Family South Medium Density Residential.. Single Family Residential Residential proposed) Agricultural/Urban Growth Management . Not in City.Sphere of Influence. AE-20 (County) East . p Agricultural/Vacant _Exclusive Twenty Acre Agricultural R-A/U G M West Medium Density Residential Single Family Residential Agricultural (Single Family. Agricultural/Urban Growth Management Residential proposed) ENVIRONMENTAL FINDING The initial study.. prepared for Environmental Assessment No. R-04-271T-5312 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' .;REPORT TO THE CITY COUNCIL Rezone Application No. R-04-27 .: September 21, 2004 Page 3 No. 10130. . Relative to this consideration staff. has issued '.a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 101.30) dated July.13, 200.4, which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly-noticed.with no.comments filed within the 207day review and comment period... BACKGROUND/ ANALYSIS The applicant, Bonadelle`Homes, Inc., has filed Rezone Application No. R-04-27 and Vesting Tentative `Tract Map No. 5312/UGM, for 19.7 acres (gross) of, property located on the west side of North Locan Avenue between East Dakota and East Shields Avenues.. The.rezone application is.requesting a zone .change.from the AE-20 (Exclusive. Twenty.Acre Agricultural .County) zone district..to the..R-1/UGM (Single. Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5312/UGM proposes to subdivide the,subject property. into 94 single family residential lots to be developed at a density of 5.0 dwelling units per acre and one outlot which is proposed for a city well site. On November 19, 2002, the City Council, through Resolution No. 2002-379; adopted the 2025 Fresno General..Plan that updated the McLane Community Plan. The updated community plan designates the subject.property for medium density residential land uses (4.99 to 10.37 dwelling units per acre). The applicant wishes to pursue development of the subject property with 94 single family. homes. The requested R-1/1.16M zone district 'conforms to the medium density residential land use designation pursuant to the provisions of Section 12-403-B of the Fresno Municipal Code. Surrounding land:uses are characterized by agricultural or vacant land uses. There is an approved single family residential subdivision on the property located to the west and south. Access to the subject site Will be from North Locan Avenue, which is a major (collector)street. The project isdesigned in.a manner that will also allow for`future access to the north. The traffic.generated by this project can be accommodated by the planned circulation system with street improvements completed by the project as required by'development standards Urban Growth Management (UGM) Service Delivery policies, and environmental .impact mitigation measures.: Sewer. and water infrastructure availability and .service demands have been verified by..the Department of Public. Utilities with required facilities to be located in North Locan Avenue Fresno City Planning Commission On August 4, 2004, the Fresno City Planning Commission reviewed the proposed project and-took action to recommend approval of the rezone application by a vote of.4-0 with one Commissioner.absent. The Planning Commission also approved related Vesting Tentative Tract Map No. 5312/UGM by the same vote. The Planning.Commission's action on the tentative tract map application is final. .Water Resources and Public Water Supply The Water' Division of the Public Utilities Department estimates that the proposed residential project will have an estimated peak water demand.of 199 gallons,per minute. The nearest.presently available water service Lines:are located in East Shields Avenue at North Armstrong Avenue. it has been determined that there is an adequate source of water available to serve the.project.with the implementation of UGM service-delivery.requirements and environmental irimpact.mitigation measures The Fresno Metropolitan Flood Control District (FMFCD)-has indicated that this.project:cannot be entirely accommodated by the district and temporary facilities will be required. The developer will be required to construct FMFCD "Master Plan Facilities" as determined by the district.. REPORT TO THE CITY COUNCIL Rezone Application No. R-04-27 September 21, 2004 Page 4 Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental' Impact.Report No. 10130 and the Water Resources Management Plan will provide an adequate, reliable; and,sustainable water supply for the.projects. urban domestic and public safety consumptive purposes. Sewage.Collection System.Capacity Several.major facility improvement projects have been implemented at the City of Fresno's Regional Wastewater :Treatment and Reclamation Facility in order to accommodate the projected rates of population and employment growth up to a projected population.holding capacity of 590,000. people. These improvements. have been completed to provide an expanded wastewater treatment and reclamation capacity of 80 million gallons per day (MGD), which is sufficient to accommodate,.continued planned urban development including the proposed project. While the proposed project may, presently be- accommodated by the Fowler Avenue Trunk Sewer, previous public facility and environmental analyses have projected that the Fowler Trunk Sewer does not have sufficient.design capacity to accommodate the sewage flows that could be generated by full development of the McLane and Roosevelt Community Plan.areas, including the Southeast Growth Area. To address this concern, the City of Fresno is pursuing several options to increase sewage collection and treatment.capacity for the eastern portion of the metropolitan area. The North Avenue Trunk Sewer has been constructed to serve the easterly and southerly areas:and supplement the other trunk sewers' capacity to, accommodate development of the east and southeast areas. The City of Fresno ;has negotiated a temporary 'exchange of. sewer Capacity with the City .of. Clovis for its Fowler trunk sewer capacity. This temporary exchange of,capacity is conditioned upon Fresno replacing capacity exchanged in.the Fowler trunk sewer with capacity in future facilities to be determined. 'Necessary and appropriate fees to.provide for the replacement of said Fowler trunk capacity exchange have not yet been adopted by the City Council. Conditions of approval include the payment of an "interim surety fee" for the future costs to provide replacement in the-Fowler trunk sewer to Clovis based on the capacity used by this . project: Once the fee has been adopted by the City Council, any fees paid in`excess will be refunded to the developer: Major Street Improvements The 2025 Fresno. General Plan designates North Locan Avenue as a collector street requiring a 94-foot right-of=way width. The developer will be required to dedicate and construct improvements along.the project's frontage to this major street. 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 relinquish.ment'of access rights to North Locan.Avenue from all residential lots adjacent.to this major street frontage. These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 531.2/UGM Conditions of Approval dated August 4, 2004. Streets and Access Points. This subdivision is proposed to`have two access points to. North Locan Avenue. The subdivision is also designed with a street along the north property line, which would allow for future access to the property to the north upon development of that property. The Public Works Department.Transportation Planning Section has reviewed the rezone and.tentative tract map applications. Public Works staff has determined 01 REPORT TO THE CITY COUNCIL Rezone Application No.R-04-27 September 21, 2004 Page 5 that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic generated, subject to the dedication.and.improvement of adjacent portions of North Locan Avenue to the ultimate planned width Landscaping /:Walls Given that the proposed subdivision abuts a planned collector street, the developer is proposing a 15-foot wide landscaped`strip adjacent to North Locan Avenue: 'In addition; the applicant will be 'required to install a solid wall.at the rear of the required landscape.setback, which'wi11 mitigate the adverse effect of noise generated by vehicles traveling on Locan Avenue. California Department of Transportation (Caltrans). The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has submitted the attached comments dated July 28, 2004, indicating that the proposed project in and-of itself is not expected to create significant impacts to the state highway system. KAcommon\Master Files-2004VREZONE\R-04.-027,T-5312-DEB\R-04-27 Rpt to.Council 9-21-04.doc Attachments: Vicinity Map Vesting Tentative Tract Map No. 5312/UGM.dated May.25, 2004 Letter from Ca'ltrans dated:July 28, 2004 Environmental.Assessment No. R-04-27/T-5312 Finding of Conformity to 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated July.13, 2004 Planning Commission Resolution Nos. 12052 and 12053 Ordinance Bill >-: L DAKeTA " W l Lit �$ O NO 10 J e ;•. �. rr -u-�' %k+w a.£s' .a.; "kz�' ��r r � s,� ;T LEGEND j/ Subject Property U.G.M.Area VICINITY PLANNING & DEVELOPMENT N DEPARTMENT VESTING TENTATIVE,"TRACT'MAP NO. 5312/UGM REZONING-APPLICATION NO: R-04-027 A.P.N:: 310-270-07 From AE-20(Co.unty)to R-1/UGM w h - ZONE MAP: 2057 West of Locan Ave..South of Dakota Ave. NOT To SCALE NOT J.S./ 9-10-04 Vn Y.IIYI HaI atIHWL\B�v\IDrDH[I\NCI-rwpBwB\rIw10\'a NY Br.BL DI rani/9L/i g fr] R S ®b db4 FT 0. all d E� eo o��a 'aA.IM,zrorc°t:at ir0oa u,. 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I I --�; �--� +-I-+ f � � 31r 3 30 NINON u� 11 �FG d 'gay g �o H 30rNYOOI`NLtlON HB't �6 .�g� ZFE�� � N - i rn ` Z �owln�� sgea�= g`104 r eqo u S eLtsN a 7�RHa��g" f€n a � MIT EPS inr u 30Nrtl3dn31.ua0NHMO! U � s a say=aa _ STATE OF CALIFORNIA-RUSiNESS,TRANSPORTA69)N AND HOUSING AGENCY ARNOLD SCHWAR ENEGGER Govemor 3' DEPARTMENT OF TRANSPORTATION - 1352 WEST OLIVE AVENUE e ei P.O.BOX 12616 FRESNO,.CA 93778-2616 . PHONE (559)445-6666 D FAX (559)488 Ftexyourpower! 4088 � 11�,7 D Be enera efficient! TTY (559)488-4066 lJ V July 28, 2004 J U L 2 g 2004 Planning Division Developont Department CITY Or F� =SNC 213 1-IGR/CEQA 6-FRE-180-66.0+/- R-04-27 & T-5312 _ BONADELL E Mr. David Braun City of Fresno Development Department Planning Division 2600 Fresno Street Fresno, CA 93721 Dear Mr. Braun: We have reviewed the rezone application and vesting tentative tract map for the proposed 94-lot single-family residential subdivision located-on the. .west ;side=of North ,Locan.- Avenue between. East Shields and.West Dakota.Avenues. Caltrans has the following comments: The proposed project, in and of itself, is not expected to create significant impacts to the State Highway System. I This project is just slightly below the 2025 General Plan HEIR threshold that requires projects producing 100 or more peak-hour trips to evaluate the project'_s contribution to.increased peak-hour vehicle delay at major street intersections adjacent.or proximate to the project site (Mitigation Measure. B-4). However, when com-biped with the numerous other residential projects i.n the area, this pro;?.ct'S imp- acts to.the transportation/circulation system and to air quality will be cumulatively significant. As cumulative impacts to these resources were'not addressed in the, General Plan Update Master EIR, the City should.consider a mechanism for evaluating and mitigating for,these impacts.. The City should consider a transit alternative for this project. The.preject 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 i' for other recommended transportation alternatives.. We request that this letter'be made apart 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 "Caltrans improves.mobitity across California" Mr. David Braun July 28, 2004 Page 2 Planning Commission. This will provide the decision-making body and the general.public with a complete and accurate environmental evaluation for.the project. if you have any questions,please caltme at (559) 445-6666. Sincerely, MOSES.STITES Office of Transportation Planning District 6 Enclosure C: Ms. Barbara Goodwin,Council of Fresno.County Governments "Caltrans improves mobility across California" CITY OF.FRESO ENVIRONMENTAL ASSESSME$ / INITIAL STUDY FINDING OF CONFORMITY/MEIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resources Code DATE REC i (California Environmental Quality Act) the project described below is determined to be within the scope of the Master Environmental Impact LDD'� JUG 1 AM 9: 56 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: Initial Study Prepared By: Bonadelle Homes; Inca David Braun , Planner III P.O. Box 2584 July.13, 2004 Fresno, California' 93729-5841 Environmental Assessment.Number: Project Location (including APN): Rezone Application No. R-04-27" West side of North Locan Avenue between East Dakota Vesting Tentative Tract Map No. 5312/UGM and East Shields Avenues (APN: 310-270-07) Project Description: Rezone Application No. R-04-27 proposes to.rezone approximately:19.7(gross)acres of property located on the west side of;North Locan Avenue between East Shields and.East Dakota Avenues,from the AE-20 (County) (Exclusive. Twenty Acre Agricultural) zone district:to the R=:1/UGM .(Sing/e Family Residential/Urban Growth Management) zone.district. Vesting Tentative.Tract Map No. 5312/UGM proposes to subdivide the subject property into a 94 lot (plus one outlot) single family residential subdivision to be developed at a density of. 5.0 dwelling units per acre. The.property is within the jurisdictions of the McLane Community Plan and the 2025 Fresno General Plan. Both plans designate the property for medium density residential land uses (4.99 to 10.37 dwelling units per acre). The subject site is currently vacant and is predominantly surrounded by vacant or agricultural properties. 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 density residential planned land use. The requested.R-1/UGM zone district conforms to the medium density . residential:land use.,designation:as:indicated by the 2025'Fresno General Plan,:pursuant:to Section 12-403-B of the. Fresno. Municipal..Code The Planning and Development Department staff has prepared.an initial study and environmental checklist and evaluated the requested rezoning in,accordance with the land use and environmental policies-,and provisions of the 2025 .Fresno General Plan and. the related Master Environmental Impact Report (MEIR) No. 10130. The subject property is proposed to be developed with single family.residential uses at an intensity and scale that is permitted, by.the planned land use and proposed zoning,designations for the site. Thus, the rezoning will not .facilitate an additional intensification of us.es;beyond that which already exists or wo.uld�be allowed-by the above- noted planned land use designation:; Moreover, it is not expected that the existing and future development, per. the requested rezoning,:will adversely impact existing city service systems,or the traffic circulation.system that serves the.subject parcels. These infrastructure findings have been verified by.the Public Works and Public Utilities Departments. It has been further determined that all applicable mitigation-measures of MEIR No. 10.130 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 M No. 10130 Environmental Assessment No04-27/T-531.2 Page 2 July 13, 2004 Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act),'itmay be determined that 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 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. Haro Date Planning Manager, Cit resno KACommo.nWaster Files-2004\'REZONE\R-04-027,T-53.1.2-DEB\R-04-27--.T-5312-MEIR Finding ofConformitympd Attachments: Environmental Ch'ecklist/]hitial Study for Environmental Assessment.No. R704-27/T753.12 Mitigation Monitoring Checklist (MEIR No. 10130)for Environmental Assessment No..R-04-27/T-5312 ENVIRIMENTAL ASSESSMENT (EA) C KLIST POTENTIAL ENVIRONMENTAL EFFE S EA NO. R-04-27, T-5312 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 floodwaters 1 Ti 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 groundwater supplies 1 13.1 Obstruction to public or scenic vista or view 1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions 1 13.3 Removal of street,trees or other valuable vegetation 4_0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area 1 4.1 Reduction of the numbers of any unique, rare or endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL 1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeological 1 4.3 Premature or unnecessary conversion of prime site agricultural.land 1 14:2 Construction or activity incompatible with adjacent historic site 5_0 ANIMAL LIFE 1 5.1 Reduction in the numbers of any rare,unique or 15.0 ENERGY endangered species 1 15.1 Use of substantial amounts of energy or fuel 1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon.existirig 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 potentia I 8.0 LIGHT AND GLARE environmental effects which may result.from the propose 1 8.1 Production of glare which'will adversely affect residential project in this category. areas 1 8.2 Exposure of residences to high levels of glare "1" No Significant Environmental Effect The proposed project will not have an adverse environment 9.0 LAND USE effect in this category, or any such effect is not substantially. 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 riot 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 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 Environmente I 1 10.2 Cumulative increase in traffic on a major street for which Impact Report,and is mitigable through project changes an capacity deficiencies are projected - conditions. 1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians' 1 10.4 Routing of non-residential traffic through residential area "3"_ Significant Adverse Environmental Effect 1 10.5 Insufficient or poorly located parking The environmental effect identified in this catego 1 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 oii the environment sufficient to require the preparation of a Environmental Impact Report. m . • cu - x `\}w�i {fh 1J5 x x: C E CD WE N >, 0. 4A}� ( - -ya' srcs e s.'SKr 1k'' az a N, C - p N 1 Q1 e Stn. v "gym ce� r Q C (1) cu m 0 iQ .;z ' t a� .� c U a El 9 15 a O O D w a r a wa q G O w N m m �. 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C (D L(D m (D 0) •7 N U-N m O L _0 y O 7 E C)- _Q1 Z UY C 0 y : m 'N .�. C L EU y O N � X ' O U •_ NNaT 0) m .>. 1--C _0 .0 OLO' y � +� N U 0) M N C � W T (D >,-0 33 a � �. Uvi .o-� c0> mmwm U o � (DE . Qm C (D L c O N w m j. L '0 U -0 C N•C N U. E L Q� L U IL - V Q c o .m Nmm 1- � Q 0.o'a � � - Na) a) r L M .m..-C T � aa) NO.' e- a) r C C � cc a YEn ti -o = �- E Ycn 8Lm. JU caan � � Z (Dr ci C'! E c Y FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12052 The.Fresno City Planning Commission at its regular meeting on August 4, 2004, adopted the following resolution pursuant to the Subdivision Map Act of the Government.Code of the State of California and the . Municipal Code of the.City of Fresno. WHEREAS, a .Vesting Tentative Map of Tract 'No. 5312/UGM was filed with the City of Fresno and. proposes a 94-lot single-family residential subdivision'on 19.7 acres of land.located on the west side of North Locan Avenue between East Shields and East Dakota Avenues; 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 August 4, 2004; and, WHEREAS, the Fresno City'Planning Commission conducted a public hearing on August 4, 2004, to review the proposed subdivision and considered the staff report and invited testimony and reviewed the requested subdivision in accordance.with the policies of the McLane Community Plan and the 2025 Fresno General Plana 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 Vesting Tentative Tract Map . No.5312/UGM may have a significant effect on the environment as identified by Finding of.Conformity to the 2025 Fresno General Plan Master Environmental Impact Report(MEIR No 10130)dated July 13, 2004, prepared for Environmental Assessment No. R-04-27/T-5312. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map .No. 5312/UGM, subject to_Section 12-403-B of the Fresno Municipal Code, is consistentwith the adopted 2025 Fresno General Plan and McLane Community Plan and the findings required pursuant,to Section 66410 et. seq. of the Government Coder BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Vesting Tentative Tract Map No. 5312/UGM subject to the Planning and Development Department Conditions of Approval dated August 4, 2004.. The foregoing Resolution was adopted by the Fresno City .Planning..Commission upon a.,motion by Commissioner DiBuduo, seconded by.Commissioner Vang. VOTING: 'Ayes - DiB.uduo, Vang, Brown, Brand Noes None Not Voting - None Absent Kissler DATED; August 4, 2004 NIC YOVINO, Secretary Fres o City Planning Commission Resolution No. 12052 Vesting Tentative Tract Map No. 5312/UGM Filed by Bonadelle Homes, Inca Action: Approve t - KWaster Files-2004\'REZONE\R-04-027,T-5312-DEB\PC Reso 12052=T-5:;12.wpd FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 12053 The Fresno City Planning Commission, at its regular meeting on August 4, 2004, adopted the.following resolution relating to Rezone Application No. R-04-27:` WHEREAS, Rezone Application No.R-04-27 has been filed with the City of Fresno to rezone the property. as described below: REQUESTED ZONING: R-1/UGM (Single Family Residential/Urban Growth Management)zone district EXISTING ZONING: AE-20 (Exclusive Twenty Acre Agricultural- County) zone district APPLICANT: Bonadelle Homes, Inc. LOCATION: West side of North;Locan Avenue between East Shields and East Dakota Avenues APN. 310-270-07 LEGAL DESCRIPTION: Lot 48 of Eggers Colony, according to the map thereof recorded in Book 4, ` Page 60 of Plats. Fresno.County Records. WHEREAS, the above-named applicant is.requesting a zoning change on the above property in order to.allow for a.proposed.94-lot single-family.residential subdivision; and, WHEREAS; the Fresno City Planning Commission on August 4, 2004, reviewed the subject rezone application in accordance with the policies of the McLane Community Plan and the 2025 Fresno General Plan; and, WHEREAS, .during,the>August._4, 2004, hearing the Commission received a.staff.report and related information, environmental documents, and considered testimony regarding the requested zoning change. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and . determines.that there is no substantial evidence in the record to indicate that Rezone Application No. R-04-.27 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 July 13, .2004, prepared,for Environmental Assessment No. R-04-27/T-5312: BE IT.FURTHER.RESOLVED that the Fresno,City Planning Commission hereby recommends to the City Council that the requested R-1/UGM(Single FamilyResidential/Urban Growth Management)zone district be approved: Planning Commission Resolution No. 12053 - Rezone Application No. R-04-27 August 4,' 2004 Page 2 The foregoing. Resolution was adopted by the Fresno City Planning. Commission upon a motion by Commissioner DiBuduo, seconded by Commissioner Vang. VOTING: Ayes: - DiBuduo, Nang, Brown, Brand .' Noes - None Not Voting - None . Abserif - . : Kissler. DATED: August 4, 2004 NIC P. YOVINO, Secretary Fre o City Planning Commission Resolution No. 12053 Rezone Application No. R-04-27 Filed by Bonadelle Homes, Inca Action: Recommend Approval KACommon\Master Files-20041'REZONE\R-04-027,T-5312-DEB\R-04-27-PC 12053.wpd i Recording Requested by: City Clerk, Fresno, California No Fee-Govt. Code 6103. Return to City Clerk, Fresno Space above this line reserved for Fresno County Recorder's Office ORDINANCE OF THE COUNCIL OF THE CITY OF FRESNO PROPOSED AND INITIATED BY MOVED BY SECONDED BY -BILL NO. ORDINANCE NO. AN ORDINANCE OF THE CITY OF FRESNO,.CALIFORNIA, AMENDING THE OFFICIAL ZONE MAP OF THE CITY OF FRESNO HERETOFORE ADOPTED BY ARTICLES 1 TO 4.5 INCLUSIVE, CHAPTER.12, OF THE FRESNO MUNICIPAL CODE, BEING THE ZONING ORDINANCE OF THE CITY OF FRESNO WHEREAS, Rezone Application No. R-04-27 has been filed with the City of Fresno to rezone property as described h.ereinbelow; 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 4th day of August, 2004,to consider Rezone Application No. R=04-27 and related Environmental Assessment No..R-04-27/T-5312, during which the Commission recommended to the Council of the City of Fresno approval of the subject environmental assessment and rezone application amending the City's Zoning Ordinance on real property described hereinbelow from the AE-20 (Exclusive Twenty Acre Agricultural County).to the R-1/UGM (Single Family Residential%Urban Growth Management) zone district;and, ' WHEREAS, the Council of the City of Fresno, on the 21st.day of September,;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 Plan Master Environmental Impact Report (MEIR No. 10130) dated :July .13, 2004, prepared .for Environmental Assessment No. R-04-27/ T-5312. Accordingly, Environmental Assessment No. R-04-27/T-5312 is hereby approved." SECTION 2 ` The Council finds the requested R-1/UGM zone district is consistent with the medium density residential plan land use designation of the 2025 Fresno General Plan and McLane 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-.County) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district: Lot 48 of Eggers Colony, according to the.map thereof recorded in Book.4, Page 60.of Plats.. Fresno County Records. SECTION 4. This ordinance shall become'effective and in full force and effect at 12:01 a.m. on thirty-first day after its passage and upon annexation of the subject property into the City of Fresno. 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-04-27 - Filed by Bonadelle Homes, Inca Assessor's Parcel.No. 310-270-07 C"yof REPORT 10THE PLANNING COMMISSION c �•." GENDA ITEM NO. VIII-v c� rnE/ -_.VA... COMMISSION MEETING 8-4-04 August 4, 2004 APPROVED BY FROM: STAFF, Planning Division Planningand Develo me nt p DEPARTMEN I R SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-27, VESTI G TENTATIVE TRACT MAP NO. 5312/UGM AND ENVIRONMENTAL NDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-27/T-5312 EXECUTIVE SUMMARY Rezone Application No. R-04-27 proposes to rezone the subject property from the AE-20 (County) (Exclusive Twenty Acre Agricultural) to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district for 19.7 acres (gross) of property located on the west side of North Locan Avenue between East Dakota and East Shields Avenues. The applicant, Bonadelle Homes, Inc., has also filed Vesting Tentative Tract Map No. 5312/UGM proposing to subdivide the subject property into a 94-lot (plus one outlot) single family residential subdivision at an overall density of 5.0 units per acre. The outlot is proposed.to be developed as.a city ro well site; e, applications will bring the zoning and uses P ,P site..-The. `for the property into conformance with the 2025 Fresno General Plan and the McLane Community Plan. PROJECT INFORMATION PROJECT, Request to rezone the 19.7-acre.project site from the AE-20 (County) (Exclusive Twenty Acre Agricultural) zone,district to the R-1/UGM (Single Family Residential/Urban.Growth.Management) zone.district to accommodate a proposed 94-lot single-family residential subdivision to.be developed:at,an overall.density of 50 units per acre APPLICANT Bonadelle Homes, Inc. '"LOCATION West side of North Locan Avenue between East Dakota and East Shields Avenues (Council.District 4., Councilmember Castillo) SITE SIZE 19.7 Acre's(Gross) ;LAND USE Existing : -Vacant Proposed - 94-Lot-Single Family.Residential Subdivision ZONING,., Existing AE-20 (County) (Exclusive Fwe nty Acre Agricultural) Proposed R,,1/UGM (Single Family Residential/Urban Growth Management) PLAN DESIGNATION The proposed R-1/UGM zone district and 94-lot single r family AND CONSISTENCY esidential subdivision is:consistent with 2025;Fresno General Plan and McLane Community Plan land use designation of the site for medium Aensity residential land uses 14.99 to 10.37 dwelling units per acre) subject to:.Fresno Municipal Code Section 12 .403-B ENVIRONMENTAL FINDING Finding`of Conformityto the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated July 13, 2 004 :� r�, REPORT TO THE C.L.TY CO..UNO Rezone Application No. R-04-27 Vesting Tentative Tract Map No. T-5312/1.1GM August 4, 2004 Page 2 PLAN COMMITTEE No Committee for this area. RECOMMENDATION STAFF RECOMMENDATION Recommend:approval of rezone application and approve vesting tentative:tract.map subject to•compliance,with the;Conditions of Approval,for T-531.2/UGM dated August 4,.2004 BORDERING PROPERTY INFORMATION Planned Land:Use Existing Zoning Existing Land:Use North Medium Density Residential AE-20 (County),, Agricultural/Vaca.nt. Exclusive.Twenty Acre Agricultural R-A/UGM Agricultural (Single Family South Medium pensity Residential Single Family Residential Agricultural/ Residential proposed) Urban,Growth Management .. Not in City AE-20,(County) East. Exclusive Twent 'AcreA Agricultural Agricultural/Vacant Sphere of Influence Y g R-ALUGM West Medium Density Residential Single,Family Residential Agricultural/ Agricultural (Single Family Urban:Growth-Management Residential proposed) ENVIRONMENTAL f INDING The initial study prepared for Environmental Assessment No,; R 04-27/T-5312 considered potential environmental impacts: associated with the subject rezone .and tentative tract map request.. The study indicates hat the,project,.,if approved; would.conform to the land use designation and land use.policies of fhe 2025' Fresno':General 01' an 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 Plar'Master Environmental Impact Report(MEIR No. 10130) dated July 13; 2004,Which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly..noticed with;no:comments filed within the:20=day review and com men tperiod, ` BACKGROUND / ANALYSIS The applicant;"Bonadelle Homes,lnc., has filed Rezone Application No. R.04 27 and Vesting Tentative Tract Map No:_5312/UGM,.,for .l,9.7..acres:(gross) Of property located.on .the west side of North Locan Avenue between East Dakota and East Shields Avenues. The.rezone application is requesting a zone ichange from the AE-20 (County) (Exclusive Twenty Acre Agricultural) zone district 'to'`the R-1/UGM (Single family Residential/Urban Growth Management) zone district.- Vesting Tentative Tract Map No. 5312/UGM proposes to subdivide the subject p p j property into 94 single: family residential.lots to, be : .develo ed at a,densit of 5.0 dwellin units per acre and one outlotwhich is proposed for a city well site. P Y g p On November.l9, 2002, the City Council, through'Resolution No. 2002-379, adopted the 2025 Fresno General Plan that,updated the;McLane Community Plan.: The updated community plan designates the subject property for medium density .residential land.;uses (4.99.to 10;37.dwe.11ing.units per acre). The applicant wishes to pursue development of'the subject property' with:-94 singl:e :farnily homes: The REPORT TO THE CITY COUNP Rezone Application No. R-04-27 Vesting.Tentative Tract Map No. T-5312/UGM August 4, 2004 Page 3 requested. R-1/UGM zone district conforms to the medium density residential land use designation pursuant to the provisions of Section 12-403-B of the`Fresno Municipal Code.. Surrounding land uses are characterized by agricultural or vacant land uses. There is an approved single family residential subdivision on the property located to the west and south. Access to the subject site will be from North Locan Avenue, which is.a major(collector) street. The project is designed in a manner that will also allow for future access to the north. The traffic generated -by this' project Can be accommodated by the planned circulation system with street improvements completed by the project as required by development standards,=Urban'Growth Management (UGM) Service Delivery policies, and environmental impact mitigation measures Sewer `and water infrastructure availability and service demands have been verified by the Department of Public Utilities with required facilities to be located in North Locan Avenue. Water Resources and Public Water Supply Thei Water: Division of the Public Utilities Department estimates that the proposed residential project will have an.estimated peak:wa,ter demand of 199 gallons per minute. The nearest presently available water service lines:are located in East Shields Avenue at North Armstrong Avenue. It has been determined that there is'an adequate source of water available to serve the project with the.implementation of UGM service delivery requirements and environmental impact mitigation measures. The Fresno Metropolitan Flood Control District(FMFCD) has indicated that this project cannot be entirely accommodated by the district and`temporary facilities will*be required. The developer will be required to construct FMFCD "Master Plan Facilities' as determined,by:the district. p , Irh lementation of the 2025 Fresno General Plan policies,`mitigation measures of Master Environmental " Impact Report No. 10130'and the Water Resources Management Plan will provide anadequate, reliable, and-sustainable water supply for the project's urban domestic and public safety consumptive purposes.' Sewage Collection System, Capacity Several major facility improvement projects have been ,implemented at the City of.,Fresno's Regional Wastewater .Treatment and ;Reclamation Facility in. order :to accommodate the proje.ced% rates of population and employment growth up to a projected population holding capacity of 590,000 people. These improvements have been completed to provide an expanded wastewater treatment and reclamation capacity>of 80 million gallons per day (MGD), which is sufficient to accommodate, continued planned urban development including the proposed project. While the .proposed project'may' presently be accommodated by the Fowler Avenue Trunk Sewer, previous public facility.andenvironmental analyse&have projected that the Fowler Trunk Sewer does not have sufficient design capacity to `accommodate the, Sewage. flows' that could be. generated by full development of the McLane'and:Roosevelt Community Plan arbas,'including the Southeast Growth Area. To address'this concern, the City of fresno is pursuing several options to increase sewage collection'and treatment capacity for`the eastern portion of the metropolitan:area.'' The'North Avenue Trunk Sewer has been constructed to serve the easterly and`southerly areas and supplement the other trunk sewers' capacity to accommodate development of. the east and southeast areas.. The City of Fresno has negotiated`a to porary exchange of sewer capacity`with the City of Clovis for its 'Fowler trunk sewer capacity: This temporary exchange`of-capacity is conditioned upon Fresnoreplacing capacity exchanged in the Fowlerytrunk sewer with capacity.h future'facilities to be determined :`Necessary'and appropriate fees to provide for the .replacement of said Fowlertrunk capacity exchange have not yet'been adopted by REPORT TO THE CITY COUNP Rezone Application No. R-04-27 Vesting Tentative Tract Map No.T-5312/UGM August 4, 2004 Page 4 the City Council. Conditions of approval include the :payment of an Ilinte..rim surety fee" for the future costs to provide replacement in the Fowler trunk sewer to Clovis based on the capacity used by this project. . Once the fee has been adopted by the City,Council, any fees paid, in excess will be refunded to the.developer.. Major.Street Improvements The 2025 Fresno General Plan designates North Locan,Avenue as a collector street requiring a 94-foot right-of-way width. The developer will be required to dedicate and construct improvements along the project's frontage to this major street. Improvements include the construction of curb, gutter, sidewalk, and transition paving within the limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to North Locan Avenue from all residential lots adjacent to this major street frontage.` These street improvements are outlined in more detail in the Vesting Tentative Tract Map No. 5312/UGM Conditions of Approval dated August 4, 2004. Streets and Access Points This subdivision is proposed to have two access points to North Locan Avenue. The subdivision is also designed with'a street along the north property line which would allow for future access to the property to the north upon development of that property. 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, subject to the dedication.and.improvement of adjacent portions.of North. Locan.Avenue. to the ultimate planned width. Lands capingfWalIs Given that the,proposed subdivision abuts a planned collector street, the developer is proposing a 15-foot widelandscaped`strip adjacent to North Locan 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 Locan Avenue. Tentative,Tract Map Findings The Subd.'i.vision Map Act (California Government Code Section 66400 et seq.) requires that a proposed subdivision hot, be approved'unless the map,, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan`(Finding No. 1 below). State law further'provides'that the proposed subdivision may 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-thesubdivision development (Finding No. 6 below). ro osed.subdivisio 1 ,The p, p n 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 McLane.Community. Plan..designates the site.for medium density residential land uses and subject to Section 12-403-B of the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for developmentin;this plan designation. REPORT TO THE CITY COUNI'TL Rezone Application No.R-04=27 Vesting.Tentative.Tract Map No.,T-531.2/UGM August 4, 2004.:.. Page s 2. This-site is physically suitable for the proposed type wind density of development; becausetonditions_ of approval will ensure:adequate,wccess and drainage on a:nd off the site. 3,.': The <.proposed .:.subdivision design and .:imp.rovement ,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. pb.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. Th.e'proposed subdivision:design will not.conflict with public easements within or through:the site, because.;conditions, of approvaF will assure noninterference with any existing or proposed public easements. 6: The design`of the subdivision provides, to the extent feasible, for future passive and natural heating or`cooling' opportunities 'in the subdivision, because of the appropriate use and placement of °'landscaping plant materials and because of the orientation of the proposed lots. The'subdivision map.,•subject:to the recommended conditions of approval, complies with the design and property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon the plans and information 'submitted by the applicant and the recommended conditions of project approval, staff has determined that these findings can be made: California Department of Transportation (Caltrans) The:California. Department;Of Transport ation=(Caltrans), District 6; Office of Intergovernmental Relations has submitted the attached comments dated July 28, 2004, indicating that the proposed project in and of itself is'not-expected to-create significant impacts;to the state highway system: CONCLUSION [RECOMMENDATION' Staff recommends the Planning Commission take the following action 1. RECOMMEND APPROVAL to the City Council of the environmental finding for Environmental Assessment No. R=04-27/T-5312 dated July 13, 2004, 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-04-27 to rezone the subject property from the AE-20 (County) (Exclusive Twenty Acre Agricultural) zone district to the R-1/UGM,(Single Family Residential/Urban Growth Management).zone district 3. 'APPROVE.. Vesting,Tentative Tract Map No 5312/UGM subject to compliance,with the Conditions of Approval dated August 4, 2004 REPORT TO THE CITY COUN • Rezone Application.No. R-04-2.7 Vesting Tentative Tract Map No:T-5312/UGM August 4j 2004 Page 6 . .. . . Action by the Fresno. dt Plan'ning Commission regarding the rezone application will be a reco,mmendatton; to the, City,Council Planning Comm.isslon:action:on the.proposed tentative tract map, unless appealed to the.Council, Is final K:\Common\Master Files-2004VREZONE\R-04-027,T-5312-DEB\R-04-27,T-5312 PlanningCommission Rpt 8-4 04.doc Attachments Vicinity Map VestingTentative Tra ct Map:No 5312/UGM dated May 25, 2004 Condltlons;.of Approval for T-5312/UGM dated August 4, 2004, Including letters from Fresno Metropolitan Flood Control District (6-22-04), Fresno Irrigation District(6-1-04), Parks Department(6-10-04), San Joaquin Valley.Air Pollution Control District(6-10-04), Clovis Unified School District (6-10-04),.Solid Waste Division (6-15-04), and Public-Works Department Engineering Services Division (7-29-04) Letter from Caltrans dated July 28,- 2004 Environmental Assessment No. R-04-27/T-5312 Finding of Conformity to 2025 Fresno General.Plan.Master Environmental Impact Report (MEIR No, 101.30) dated July,13, 2004 CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL August 4, 2004 VESTING TENTATIVE TRACT MAP NO. 5312/UGM West side of North Locan Avenue between East Dakota and East Shields Avenues All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. 'The following specific conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service Delivery Plan requirements are included in the following conditions of approval and are designated by the caption "Urban Growth Management Requirements." NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government-Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this:project.are.subject to protest by the project, applicant at the time of approval or conditional .approval of the development or within 90„ days after the date of,the imposition of the fees, dedications; reservations or exactions imposed on'the development project. GENERAL CONDITIONS 1 Upon conditional approval of Vesting Tentative Tract Map No. 5312/UGM entitled "Exhibit A,":dated May 25, 2004, the subdivider may.prepare a Final Map ;in :accordance. with the approved tentative map. Related Rezone Application No. R-04-27 shall be approved by the City Council:to become effectiVe prior to,Final,Map:approval. 2. Subm.it.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 12-1,023 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 i.s 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, publc'streets, and storm`drainage, including other technical reports and engineered plans as necessary to construct the required'public:improyernents and work and applicable g rocessi., '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 APPROV0 Vesting Tentative Tract Map No` 53.12/UGM August 4,2004 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 deveiopment; shall;be acquired at the subdivider is '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 sefforth in the City of-Fresno,:Municipal Cod.e,` Article`10, Chapter ,4 ``Subdivision.of Real` Property"; Resolution.'No. 68.187;".City Policy with Respect to Sudivisions"; and'; City of Fresno Sta`nda"rd 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 Fina .Map .approval, any;public improvements have, not. been'.completed...and accepted in accordance with the standards of the City, the subdivider ma.y 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 North LocaIn Avenue from all residential lots (including 0utlot A) which abut these streets. Ref. Section 12-1011-f-3 of the Fresno Municipal Code. Landscapmg and Walls , 10 Provide a 15-foot landscaped easement (and irrigation system) along the side or rear property Imes of lots:(including Outlot A) which side-onto.or back-onto North Locan Avenue. Ref,:Section 12-101'1-f-3 of the Fresno Municipal Code: 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.th'e top of slope 'then the required 'minimum easement width shall' be expanded to` include the #ul1 landscaped area up to the wall location, CONDITIONS OF APPRO.VAP • Vesting Tentative Tract Map No. 5312/UGM August 4,:2004 Page 3 11. Maintenance of the required landscape easements (excluding easement adjacent to Outlot A) along :North Locan 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 and comply with the requirements noted in the memorandum:from the .Public Works•Department, Engineering; Services Division, dated July 29; 2004. 12. If the developer%subdivider,..elects; to petition for annexation,:into the' City's Community Facilities gistrict No.;2, he/she shall be required to provide the City of:Fresno; Department of Public-Works, with copies of signed acknowledgements from each purchaser of a lot within the subdivision,,_attesting to the,,purchasers understanding that the,lot will have an annual landscaping maintenance assessment and that;he/sl a is aware of the.estimated amount of the assessment. 13. Should the`City Council not approve the annexation of ,such Landscape areas into Community Facilities. District No. 2, then .the property owner/developer. shall create a homeowner's association 'for`the maintenance of the landscape areas. The proposed Declaration. of Covenants, Conditions, and Restrictions. (CC&Rs) 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 , o the ;owner's association for landscaping and' other provi ions as stated in the Development pepartment 'Guidelines_for preparation of CC&Rsate Janu dd ary 11, 1985 14:. Improvement ,plans for'all required Iandscaping and irrigation systems shall be submitted'to the"Planning and Development Department for review prior to Final Map approval.. 15. Construct,a 6 foot high solid masonry wall along the.rear or side`property lines of all lots which back onto;,or side onto North •Locan Avenue-'(solid wall to,meet the. requirements of Section 12-306=H Fresno Municipal Code). Construction plans required walls showing architectural appearance and Iocation.of'all walls shall be submitted to, the Planning. and Development Department for review prior"to Final Map approval: 16. Prior to final map,approval, the owner of the subject property shall execute a "Right to Farm" covenant with :the City of 'Fresno. Said covenant: is to run with the land and shall acknowledge and agree that the subject property is in•or near agricultural districts located in t he,:.County of Fresno`;and that the residents. of said property should be`prepared to accept the inconveniences and discomfort'associated with:.normal farm:activities. The "`Right to Farm' covenan .shall„be recorded prior to or concurrent with the recording of.the Final Map of Tentative Tract No"5312/UGM. CONDITIONS OF APPROVA Vesting Tentative Tract Map.No. 5312/UGM August 4,'2004 Page 4 Building Setbacks 17. Building etbacks shall be in accordancewith`the R-1/UGM>zone district and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c as shown on Exhibit "A of Tentative Tract Map No 5312/UGM..dated : May 25, 2004, for -those lots. abutting Locan' Avenue. Ref.:Section 12:244 4=E of the Fresno Municipal Code) Information::, 18. Prior to the iss' 66h.c I ed.of building permits for the-subdivision,`school construction fees shall be paid to the Clovis Unified.School District.in accordance with` the school districts adopted schedule of fees: 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 Sec ion 66456.1 of the Subdivision Map Act, which states "The right of the subdivider'`fo file multiple Finale. 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 proper abandonment/closure` of any exisf:ng water well septic tank/leach . ield or cesspool, -and irrigation pipeline on,,the su;bject;;property All such permits" shall be, obtained prior to commencement of, tract grading work;, m 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 Sheriff's Depaifinent). 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,.Archae'ological Inventory/Southern San Joaquin Valley Information;Center (phone number "_805-644 2289) shall be contacted to obtain a referral )ist. of recognized archaeologists". ",An archaeological`.assessm-ent shall%be conducted for the project,_the site Shall be. formally recorded, and.recommendations made to.the.City as to_any`fufther.site Investigation or'slte av6dance/preservation measures If. animal' fossils are uncovered, the Museum of Paleontology ,at U C: Berkeley shall;be contacted to obtain a referral list of recog 4.nized paleontologists ;:,An :assessment shall be conducted by a paleontologist ,if the"paleontologist-determines the material to be 1.significant, a recommendation''shall `be made to 'the :City as 'to any,further"site investigation or preservation measures. CONDITIONS OF APPROVO • Vesting Tentative Tract Map No. 5312/UGM August 4, 2004 Page 5 23. Appportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest Will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportio lment., 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 b.e m.a.n 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 Alf, 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 in accordance with the attached. memorandum.from the.Solid.Waste Division dated:June 1.5, 2004. 26. The subject property shall be annexed into.the City of Fresno prior to or concurrent with..the approval-of any final.map(s) of Vesting Tentative Tract No. 5312/UGM. 27. . The subdividershall obtain any and all permits required for the removal.or demolition of any building,or structure ocated Within the `subdivision boundaries.' The developer shall also obtain any and all permits required for the closure of any septic tank, cesspool, or water well. All permits shall be obtained prior to commencement_,of such work in accordance with Chapter'13 of:the Fresno Municipal Code PARK SERVICE 28. The developer%oviner shall: with the req`uirements'm`the attached memorandum from the Parks`Division dated June 10, 2004, for Vesting Tentative Tract No. 5312/UGM. CONDITIONS OF APPROVA Vesting Tentative'.Tract,Map No: 5312/UGM August 4,.200.4 Page 6 Urban Growth.Management Requirements 29. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval Fee'payment maybe deferred until time of building permit issuance in accordance with the'requ'irements;of Section "1.24:509-G3 of the.Fresno Municipal Code. FIRE SERVICE 30. Fire,,,service will be provided; by City of Clovis;-Fire.Station No, 33 Provide residential fire hydrants and,fire flows per Public Works Standards with two sources of water. 31. Access is acceptable as shown. There"shall be at least two points of access to the subdivision during construction: Urban Growth`Management..Requirements 32.'' The`subdivider shall be required to pay the appropriate,Fire..Station Capital Fee at the time of,final:map approval`. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. STREETS AND RIGHTS-OF-WAY 33- The subdivider shall-furrnsh to the`city acceptable security to guarantee the construction of the eimprovements de h all applicable plicable provisions of the Fresno Municipal Codeand the State SubdvsionMap Act ; 34. The subdivider all 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 minimu m of 48 inches of unobstructed ,path shall'be maintained to aatisfy the American Disabilifies Act requirements. If necessary, dedicate a 'pedestrian' easement to accommodate for the�4-foot.minimum unobstructed path requirement. 35. All`of the required street improvements shall be constructed and/or installed in accordance With.,the City of.Fresno Standard Specifications (2002 Edition). X. The subdivider .shall install all existing and proposed;_ utility .syste.ms underground in accordance with Fresno`::Municipal ; Code Section, 12-;1011; ,: 8-801. and Resolution 0.;7 5 9. .3.7'. The subdivider shall construct an underground street lighting system per Public Works Standards E-1`:and`E-2 within the limits of the tract. Spacing and design shall conform to Public Works Standards for local streets Height, type, spacing, etc.,,,of standards and luminaires shall be in accordance with Resolutions Nos'. 68-187,78-522,,81-219 and 88-229 or'any m'odif cation"'thereto approved "by,the. City Traffic Engineer prior to Final. Map approval.. Upon:completion. :of the.Work bythe'subdivider and acceptance of the.work by the City, .the street lighting system shall:, be dedicated to ,the City. Submit 'engineered construction plans tothe Public Works Department for;approval CONDITIONS OF APPROV4- Vesting Tentative Tract:MapNo :5312/UGM. August 4,2004 Page 7 38. 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 EngNnee'r: 39 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,, 40. All required signing and striping shall 'be done arid,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 Major Streets . North Locan Avenue (Collector) 41 ' Dedicate 47 feet ofproperty from section line for public sfreet purposes, within the limits of this development to meet the current City of Fresno Collector Standards. Reference Public Works Standard P-69. 42. Construct concrete curb, gutter and.sidewalk to Public Works Standard P-5. The sidewalk pattern_shall tie:constructed to,a 1.0-foot residential.pattern. 43. =.26feelt of perrnarient paving (measured from face of curb)'within the limits of this n. Reference Public Works Standard P-50. 44. Construct' an underground street'lighting system to.:,Public`Works Standard E 1 within the limits of this.subdivision. 'Spacin"g`and design shall 'conform to Public Works Standard-E-8 f or.COlectOr streets. 45. Relinquish direct vehicular access rights to, North; l_ocan-Avenue from all lots ;(Including 0utlot A'within this`developmenf. Interior Streets 46... Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs, and "underground street 'lighting systems on all interior local streets to Public Works Standards Sidewalk patterns..shall comply with Public-Works Standards for 50:400t and . streets ` A sidewalk is not`required on,the north side,of East Robinson Avenue 5 .-foot s - ,. 47. Any temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with.Public:Works Standard P 44. .. Specific Requirements 48. 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. CONDITIQNS:Q.F.APPROVAL. . Vesting Tentative Tract Map No :5312/W;GM August 4, 2004: Page 8 49. Relinquish direct vehicular.access rights:to - a The..north side.of Lot-1 b The south side of Lot 7 Urban Growth Management Requirements 50. This Map is in OGM niajor`street zone D-1/E-2; the`refore'pay all applicable UGM Fees. East Shield s Avenue (Arterial) 51. Dedicate°•and :construct two 17=foot center section travel lanes .with a: 1.6-foot median from Locan Avenue` to Fowler.Avenue.,,;.,'Construct 8-inch raised ,median.. noses at all .major intersections and at the quarter mile points. Details of said street shall be depicted on the tentative tract,map, prior to approval, Dedicate and construct additional paving to accommodate for U-turns at all median island breaks. ' ' North Locan Avenue (Collector) 53. Dedicate and construct two 17-foot center section travel lanes from the northerly limits of this;development south:to Shi.elds.Avenue. Details of said street shall be depicted.on the tentative.tract map prior to,approval. 54. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest corner of Locan,and:Shields Avenues. SANITARY-SEWER SERVICE The nearest existing sewer main is a 367in6h sewer main in,North Fowler Avenue at fast Shields Avenue; approximately:twos miles to the south and west of'the subject property. The following conditions are required to provide sanitary sewer service to the tract. 55. Construcf a.24-inch public sewer`mam in East Shields Avenue from North Fowler Avenue east to a`point one-quarter mile east of North Armstrong Avenue. 56: Construct an 18=inch sewer main in East.Shields Avenue from a point one-quarter mile east of North:Armstrong Avenue east toMrth'Temperance�Avenue. 57- Construct.a 12-inch sewer main in East Shields Avenue from North Temperance Avenue east to North`Locan Avenue. 58. Construct a 1.0=inch a'nd an 8-inch sewer main m',North Locan :Avenue from.,East Shields Avenue north across the parcel frontage:; 59. Sanitary ewer mains shall.be extended within the proposed tract to provide. sewer service to each lot created. CONDITIONS OF APPROVA . Vesting Tentative Tract Map Ia'0. 5312/UGM August 4, 2004 Page 9 60. Separate sewer house branches shall be provided to each lot created within the subdivision. 61. All public sewer facilities shall be constructed in accordance with Public Works Department standards, specifications, and policies. 62. The developer's engineer shall provide a preliminary sewer layout for City review prior to submitting plan and profile drawings for plan check. 63. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed additions to the sanitary sewer system. 64. Abandon all existing on-site private sanitary sewer systems. Urban Growth Management Requirements 65. Sewer connection charges are due and shall be paid for the project. 66'> The developer,shall pay appropriate and reasonable costs as established hereinafter by City Council`for'Fowler trunk sewer capacity allocated to this project. The developer shall, for the interim period, pay a fee of $1,000 per living unit or living unit equivalent. Once the fee has been determined, the developer will receive a refund for any fees paid in excess of the adopted fee... Or, the proposed project shall. not be permitted service to the existing. Fowler trunk sewer and must; therefore, construct a separate sewer pipeline from the project to an approved discharge location.with adequate reserve capacity,as determined.by th.e.City. WATER SERVICE There is an existing. 16-inch water main.in East Shields Avenue at`North'Armstrong Avenue to serve the proposed tract. The following conditions are required to provide water service to the tract. Water mains shall,be installed before street improvements. and paving.,_. 67. Construct a 1`6-inch transmission grid water main (including installation of City fire hydrants) in.East Shields Avenue from North Armstrong east to.North Locan Avenue. 68.. .Construct a_14-inch transmission grid water main (including installation of City fire hydrants) in North`Locan Avenue from`East Shields Avenue north across the parcel frontage. 69. Water mains (ihcluding7 installation of City` fire hydrants) shall be extended within the proposed tract to provide water service to each lot created,. 70. Separate water services w fh meter boxes shall be provided to each lot created 71. Construct a water supply well(s) on a, site(s) dedicated to the City of Fresno. ,The well(s) : shall be capable of producing. a flow`amount to meet a total `demand of 500 gallons per minute, sufficient to''serve peak water demand for the. roject and, for fire suppression purposes, :or.'an'alternative.flow'amount that 'is-acceptable to the Public Utilities Director and Fire Department Chief (or their designees). Well sites shall be of a size and at a location accepfable to the Water Systems Manager. The cost of acquiring the well site and construction of the well shall be reimbursed from UGM Water.Sup ply.Well Service Area Fund 601s, in accordance,with established UGM policies. CONDITIONS OF APPROV* • Vesting Tentative Tract Map No. 5312/UGM August 4, 2004 Page 10. 72. Water well construction shall include`wellhead _treatment facilities, if`required`and provided there are 'insufficient funds available in the UGM Wellhead Treatment Fund for the area. The cost of,constructing wellhead treatment facilities shall. be reimbursed from. UGM Wellhead Treatment Service Area Fund '501's, in accordance with established UGM policies. Dedicate a water supply and treatment site for 73. De :installation of an above-ground water storage and treatment facility that Will be:installed-and/or constructed by the City.. The site shall be of size and at a location acceptable to the Water Systems'Manager for such purposes. The cost of acquiring the site shall be, reimbursed. from` UGM Water' Supply WeIL'Service Area 501 s, in accordance with established UGM policies.' 74. 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 construction of supply wells, or other acceptable sources of water supply approved by the Vllater.Systems.Manager. 75 All public water facilities shall be constructed in accordance with City of Fresno standards, specifications, and.poiicies: 76. Existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned, in compliance with the California Well Standards, Bulletin 74.90 or current revisions; issu y e:d b California Department; of Water. Resources . and..City of Fresno standards. 77. Enoineered improvement plans' prepared by a Registered Civil Engineer are "required for proposed additions to the City Water System. Urban Growth Managemerit Requirements; 78. Pa menf of a ro Hate Waf"y pp p er connection charges at the time of final m'ap.approval subject-to deferral'to building permit issuance as appropriate. FRESNO IRRIGATION..DISTRICT '. 79. The developed/owner 1..shall, comply with the requirements in the letter from the Fresno Irrigation District`(FID);dated June 1, 2004, for`Vesting Tentativefiracf Map No. 5312/UGM. 80. The developer shall enter into an agreement with. the Fresno Irrigation District providing for the',required piping of canals within the subdivision and submit an'executed copy the agreement or commitment letter from.FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way... Any,piping across city streets 'shall be; in"rubber gasket:reinforced.concrete, pipe:constrtcted. perpendicular to the street Submit1,engineered plans to the,:Publc Works .Department, Engineering_Division for review and approval: r CONDITIONSO F APPROV Vesting Tentative Tract Map No. 5312/UGM, August 4,.:2004 Page 11. URBAN GROWTH MANAGEMENT REQUIREMENTS (.GENERAL) 81. The developer of property located within the UGM boundaries shall comply with all sewer, water and ,street:"requirements and pay all:applicable UGM. fees _imposed;under the Urban Growth..Management.process (with appropriate-credit:given for the: installation of- required UGM. improvements)In accordance with the requirements;of State Law as related to westing tentative tract maps 82. The; developer will be responsible for:the .relocation or,.reconstruction of any existing improvements or facilities necessary to construct any the required UGM improvements. Right-of-Way Acquisition 83. 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 la i e event an"acquisition' of any'ease171ent`or right=of-way is.necessitated by the. subject development, ,s,aid acquisition will be_accomplished prior. to Final'.Map approval. The developer%owne.r,should contacfahe Real Estate Section of the Public 1Norks Department to receive procedural guidance in such acquisitions Should Such"acquisition nof'be accomplislied'by the subdivider prior t.o It 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 a.pprais`al`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 84. The subdivider shall:be required to pay'any applicable storm drainage fees to comply with Fresno Municipal Code Chapter 13, Article 13. _ 85. The subdivider shall;`be required to comply with the.specific, requirements imposed; by the Fresno'Metropolitan Flood Control District (FM'FCD) for the subdivision or any:amendments or modifications; to those requirements;>.which may be granted by`the:"FMFCp 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 June 22, 20.04. CONDITIONS OF APPROV# Vesting Tentative Tract Map No. 5312/UGM August 4, 2004' Page 12 86. Any temporary_ ponding basins constructed or enlarged to provide service to the.subdivision sh6W IJ6 fenced in accordance with City standards'within"seven 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 :6f the temporary ponding basin shall .be by the Developer until permanent service,for the,entire subdivision is provided. SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT 87. The developer/.owner shall'comply with:the'.requirements in the letter from the San Joaquin Valley Air Pollution Control District dated June 10; 2004 for Vesting Tentative :Tract Map No 531.2/UGM. DEVELOPMENT FEES AND CHARGES .88, This project is subject to the following development fees and charges: PARKS DEPARTMENT FEE / RATE a.' 'Street Tree Landscape Plan Review fee $56.00 b.. . Street Tree Installation fee ...$129.00/tree . City-i:n:sta led tree; c. Street Tre e Inspection fee " $30 00/free Deve.lpper installed tree d. Maintenance District Plan Review.fee $176.00 e. ` Maintenance District Inspection fee $305.00 f.:'; Reinspection fee: $29.00. . FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE / RATE g. ` Metropolitan Flood Control District flee ` Contact FMFCD for new fees. Rates increased March 1, 2004. SEWER CONNECTION CHARGES: . FEE RATE. h. Lateral Sewer Charge $0.10/sq. ft. (to 100-foot depth) i. Oversize Charge ., $0.05/sq. ft. (to 100-foot depth) j. Trunk Sewer Charge ,$344/living unit Service.Area: Fowler k. Wastewater:Facilities Charge :$2,119/Living:unit I: Copper'Avenue Sewer Lift Station Charge n/a CONDITIONS OF APPROVA . Vesting Tentative Tract Map No.. 5312/UGM August 4, 20.04 Page 13 m. Fowler Trunk Sewer Interim Fee Surety $1000/living unit , n -. House;Branch:Sewer Charge n/a , o. Millbrook Overlay Sewer, n/a WATER CONNECTION CHARGES FEE RATE p. 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. q. Frontage Charge $6.50/lineal foot r Transmission Grid Main Charge $560/gross acre s, Transmission Grid Main Bond Debt Service Charge $243/gross acre UGM Water.Supply Fee . 7/Living unit t; $50 Service Area: 501=S u Well Head Treatment Fee " $207hiving unit Service_Area:.501. .. v. Recharge Fee $61/living unit Service.Area:.50.1, W. 1994 Bond Debt Service ... $244/living unit , Service'Area: 501 ;z DEVELOPMENT IMPACT FEE X. Northeast Fresno Policing Area n/a " URBAN„GROWTH MANAGEMENT FEE RATE/CHARGE* Y. UGM Fire Station Capital Fee $800%gross acre Service.Area: Undesignated Z. UGM`Park Fee $1650/gross acre Service.Area: 2 aa. ,Major Street:Charge; ; $2180/adj. acre Service'Area: D-1/E-2 CONDITIONS..OF APPROVO Vesting Tentative Tract Map No. 5312/UGM August 4, 2004 Page 14. bb. Major Street;Bridge.Charge, .. $210/adj.-acre Service Area. D-1/E-2- .cc. Traffic Signal Charge $860/adj. acre_ dd. UGM Grade Separation Fee n/a ee. Trunk Sewer Charge n/a Service Area: Fowler ff. *Street Acquisition/Construction Charge n/a K:\Common\Master Files '`2004\REZONE\R-04-027,T-5312-DEB\T-5312-COA.wpd • San Joaquin Valley Air Pollution Control District June 10 2004 Reference#344DEV2004 Dave Braun n��(�nn/J�© Planning Division Il L��tJ V 2600 Fresno Street Fresno CA 93721 JUN 16 2004 Subject:: T-5312, R-04-27(3295 N Locan Ave ) Planning Division Development Department CITY OF FRESNO Dear Mr. Braun: The San Joaquin Valley .Unified Air Pollution Control District (District) has reviewed the project referenced above and offers the following comments: The entire San Joaquin Valley is classified non-attainment for ozone and fine particulate matter (PM10). This project would contribute to the overall decline in air quality due to increased traffic and ongoing r operational emissions. Although this project alone would not generate significant air emissions, the increase in emissions from this project, and others like it; cumulatively-reduce the.. air quality in the San Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below: The following items are rules that have been adopted by the District to reduce emissions throughout the San Joaquin Valley, and are required. Current District rules can be found at http://www.valleyair.org/rules/1 ruleslist.htm. 1. District Rules 4901 and 4902 regulate the sale, installation and transfer of both wood burning devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx in residential developments. Please note that on July 17, 2003 amendments to Rule 4901 where adopted by the District's Governing Board. Amendments to the rule may affect future construction plans for residential developments. Specifically: §5.3 -Limitations on Wepd -Burning Fireplaces or .Wood Burning H.eate.rs. in New Residentia! Developments. Beginning January 1,2004, 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two (2)dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per acre in any new residential development with a density equal to or greater than three (3)dwelling units per acre. 5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per dwelling unit in any new residential development with a density equal to or less than two(2)dwelling units per acre. 2. District Regulation Vill - Fugitive Dust Rules is a series of rules designed to reduce PM10 emissions generated by human activity, including construction,_ road construction, bulk materials storage, landfill operations, etc. A Dust Control Plan must be submitted for the District's approval at. least 30 days before construction activities begin if the project cumulatively encompasses 40 acres or more or will move more than 2,500 cubic yards Mr. Braun • June 10, 2004 TT-5312 Page 2 per day of material on at least three days of the project. An assistance bulletin has been enclosed for the applicant. 3. District Rule 4103 regulates the burning of agricultural material. Agricultural material shall not be burned when the land use is converting from agriculture to nonagricultural purposes. In the event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and be subject to District enforcement action. 4. Paving,operations of this project will be subject to Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). This rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and maintenance operations. There are a number of mitigation measures that should be incorporated into the design of this project to reduce the overall level of emissions. (Note: Some of the mitigation measures may already exist as City/County development standards. All other measures should be implemented to the fullest extent possible). This list should not be considered all-inclusive. The District encourages innovation in measures to reduce air quality impacts. • Trees should be carefully selected and located to protect the building(s) from energy consuming environmental conditions, and to shade paved areas. See http://www.coolcommunities.org http://www.energy.c6.gov/coolcommunity/strategies.html http://Www.lgc.org/bookstore/energv/downloads/siv tree guidelines.pdf http://www.urbantree.org • If transit service is available to the project site, improvements should be made to encourage its use. If transit service is not currently available, but is planned for the area in the future, appropriate 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. Specifically: Bus turnout(s) should be planned near the entrance(s) of the development for school bus loading to accommodate school-age children. The District encourages the applicant and fleet operators using the facility to take advantage of the District's Heavy-Duty Engine program to reduce project emissions. The Heavy Duty program,provides incentives for the replacement of older diesel engines with new, cleaner, fuel efficient diesel engines. The program also provides incentives for the re-power of older, heavy-duty trucks with cleaner diesel engines or alternative fuel engines. New alternative fuel heavy-duty trucks also qualify. For more information regarding this program contact the District at (559)230-5858 or visit our website at http://www.valleyair.org/transportation/heavydutyidx.htm. • 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. Pedestrian walkways should be created to connect all buildings throughout the project. The walkways should create a safe and inviting walking environment for people wishing to walk from one building to another. Walkways Mr. Braun June 10, 2004 TT-5312 Page 3 should be installed to direct pedestrians from the street sidewalk to the building(s). Safe and convenient pathways should be provided for pedestrian movement in large parking lots. Mid- block paths should be installed to facilitate pedestrian movement through long blocks or cul- de-sacs. Sidewalks should be designed for high visibility (brightly painted, different color of concrete, etc.) when crossing parking lots, streets and similar vehicle paths. Clearly marked and highly visible pedestrian accesses create a safer environment for both pedestrians and vehicles. Pathways through the project should be built or appropriated in anticipation of future growth. • As many energy-conserving features as possible should be included in the design/construction of the project. Examples include (but are not limited to): Increased wall and ceiling insulation (beyond.building code requirements) Energy efficient widows (double pane and/or coated) High-albedo (reflecting) roofing material "Cool Paving" Energy efficient lighting and appliances Energy efficient water heaters (such as instantaneous water heaters/indirect water heaters) - Energy efficient heating/cooling systems (such as radiant heating system) Awnings or other shading mechanism for windows Porch/Patio overhangs Ceiling fans, whole house fans Orient the unit(s)to maximize passive solar cooling and heating when practicable Utilize passive solar cooling and heating designs - 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.org http://www.energy.ca.gov/coolcommunity/strategies.html http://eetd.lbl.gov/coolroof/ http://www.consumerenergycenter.orq/index.html http://www.sustainable.doe.gov/ • Project design should use models put forward by the Local Government Commission (LGC) in the "Smart Growth Guidebook," such as; street block patterns that form an interconnected grid, short block faces, numerous alleys and narrow streets. Street dimensions should be designed in accordance to "Street Design Guidelines for Healthy Neighborhoods" by the LGC. The Local Government- Commission (LGC) website http://www.l-qc.org contains valuable information and resources on subjects from street design to energy efficiency. • The project should include as many clean alternative energy features as possible to promote energy self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems, small wind turbines, etc. There are rebate and incentive programs for alternative energy equipment. More information can found at http://www.dsireusa.org/ http://rredc.nrel.gov/ http://www.energy.ca.gov/renewables/ • Construction activity mitigation measures include: Mr. Braun • June 10, 2004 TT-5312 Page 4 - 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 ell_diesel ena,ines 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 230-5800 or Mr. Hector R. Guerra, Senior Air Quality Planner at 230-5820 and provide the reference number at the top of this letter. S' rely, �Cyn is Echavarria Air Quality Specialist Central Region Enclosure c: file san joaq en valley Air Ponution Control District COMPLIANCE ASSISTANCE BULLETIN September, 2002 (Update from June 2002) Fugitive Dust.Control at Construction Sites Regulation Vlll,Fugitive PM10 Prohibitions, of the District's Rules and Regulations 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 Vlll in 1993. Significant amendments to Regulation Vill 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 PM 10-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. Conlral Region Office Southern Region Office 4230 Kiernan Avenue, Suite 1 10 199O fast(.;ettysbur(;Avenue MO"M"Street,Suite?7!i Modesto,CA 95356-9321 (rr cnn (;A C1l_YIrnI Id, 2 � �7 - GitY of 5- =44g MD DEVELOPMENT DEPARTMENT �ED DATE MAY 25, 2004 TRACT MAPS TO: (1) RANDI EISNER, Fire Department (1) CAPTAIN MARONEY, Police Department (1) NICK YOVINO, Director (1) GIL HARD (1) DARRELL UNRUH (1) NO COMMITTEE Q (1) ALAN KAWAKAMI (1) RICK SOMMERVILLE (1) JON BARTEL (1) JOHN SLATER (1) JERRY BISHOP (1) KARANA HATTERSLEY-DRAYTON Planning & Development Department JUN 9.7 2004 (1) MIKE KERN, Director (1) ERIC FROBERG Planning Division (1) JIM PALSGROVE/JOE PAFF Development Department (1) GARY WITZEL CITY OF FRESNO (1) JOSE BENAVIDES/LOUISE MONROE Public Works Department (1) NEIL MONTGOMERY (1) DOUG HECKER (1) DONNA LESLIE Department of Public Utilities (1) DANNY YRIGOLLEN, FYI - Transportation (1) MICHAEL MCHATTEN, Parks Division (1) HILARY KIMBER/PETE ROCCO, Parks Division (3) STAN EDIGER-FRESNO CO DEPT. PUBLIC WORKS & PLANNING/Stop #214 (1) , FRESNO COUNTY ASSESSORS OFFICE/Stop #3. (2) JERRY LAKEMAN, Fresno Metropolitan Flood Control Dist. (3) PACIFIC GAS AND ELECTRIC COMPANY, (Fresno Div. Land) (3) S.B.C. CALIFORNIA (Don Daily -Public Work Coordinator) (1) FRESNO IRRIGATION DISTRICT (1) CLOVIS UNIFIED SCHOOL DISTRICT (1) U.S. DEPT. OF HOUSING AND URBAN DEVELOPMENT, Fresno (1) AT&T BROADBAND/CABLE (Construction Management) (1) DAN WOOD, Manager, U.S. Postal Service/AMS (1) AMERICAN TELEPHONE AND TELEGRAPH COMPANY FROM: Dave Braun, Planner III Planning Division SUBJECT: VESTING TENTATIVE MAP OF TRACT NO. 5312/UGM REZONING APPLICATION NO. R-04-27 Location: West side of North Locan between East Shields and East Dakota Aves City of Cr5c�+\I rnc,-=% DATE: June 4, 2004 TO: Dave Braun, Planner III Development Department, Planning Division THROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manager:5LZA Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Division SUBJECT: TT 5312, Public Works Conditions of Approval (Locan: between Shields and Dakota) The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map 5312, which was submitted by Bonadelle Homes, Inc. 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: North Locan Avenue: Collector 1. Dedicate 47' of property, from section line, for public street purposes within the limits of this subdivision to meet the current City of Fresno Collector Standards. 2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern shall be constructed to a 10-foot residential pattern. 3. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of this subdivision. 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 North Locan Avenue from all lots within this subdivision. .Page 1 of 2 C:\Louise\TRACT MAPS\T-5312 LOCAN BTWN DAKOTA&SHIELDS.doc 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 71 a.m. /95 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is not required. 2. Relinquish direct vehicular access rights to a. the north property line of lot 1. b. the south property line of lot 7. 3. 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. 4. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement or commitment letter from FID to the Planning and Development Department. All piping shall be located outside of the proposed street right of way. Any piping across city streets shall be rubber gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit engineered plans to Pubic Works Department, Engineering Division for review and approval. UGM Requirements: This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees. Locan Avenue: Collector 1. Dedicate and construct (2) two 17' center section travel lanes within the northerly limits of this subdivision and continue south to the intersection of Locan and Shields. 2. Install a signal pole with a 150-watt safety light to Public Works Standards at the northwest corner of Locan and Shields Avenues. East Shields Avenue: Arterial 1. Off-site: Construct two (2) seventeen (17)foot center section travel lanes with a 16' median from Locan Avenue west to Fowler Avenue (+/- 1.5 miles). Construct 8" raised median noses at all major intersections and at the % mile points. Details of said street shall be depicted on the tentative tract map, prior to approval. 2. Dedicate and construct additional paving to accommodate for U-turns at all median island breaks per attached exhibit "B". Page 2 of 2 C:\Louise\TRACT MAPS\T-5312 LOCAN BTWN DAKOTA&SHIELDS.doc I 17' . I VARIES 37' o / MIN PROPERTY J ---- �- --.. - ._LINE - I o r7 Q 0OI _ w Z U J SECTION vwi LINE u PROPERTY --------�---- --�- --� -----� LINE .� o � of 7.7 EXHIBI � B PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT TO: Dave Braun,Planner III Planning Division FROM: HILARY KIMBER, Parks Supervisor II(621-2924) DATE: June 10, 2004 Subject: Tentative Subdivision Map T-5312(Located on the.west side of N. Locan between East Shields and East Dakota Avenues) The Parks Department has reviewed the Vesting Tentative Subdivision Map Tract No. 5312 drawn by Provost&Pritchard,for Bonadelle Homes, dated 5/18/04. 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. Robinson.Ave..- Pistacia chin:ensis(Chinese:Pistache) E. Garland Ave. Sapium sebiferum(Chinese Tallow) E. Fedora Ave. Fraxinus `Autumn Purple' (Autumn Purple Ash) N. Hornet Ave. Celtis australis(European Hackberry) N. Megan 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. Parke R4Arcatinn P.Cnm.m - - Parks,Recreation&Community Services June 10 2004 T-5312 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 west side of N. Locan Avenue. 1. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to Council approval. Landscaping plans shall be reviewed and approved by the Parks,Recreation and Community Services Department. Landscaping shall comply with Landscape Buffer Development Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply with Sections 12-306-N -23 &24 and 14-121 of the Fresno Municipal-Code'regarding Water Efficient Landscaping and Buffer landscaping passed by Council on September 20 1994. 2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more uniform appearance on the street. 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 1'of level ground between the slope and the back of the sidewalk and/or face of fence.- Erosion control measures shall be implemented on all slopes of 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) servingthe buffer.landscaping shall be sized for the anticipated service flows. 5. No private flags, signs or identification of any kind shall be permitted in the right of way,within the city-controlled easement or on the fence or wall facing the street. 6. Landscaping in the right of way and landscape setback.adjacent to waterwell sites shall be the responsibility of the City of Fresno Water Division and may not be included in the.CFD. 7. Street trees designated for this,project shall be- N. Locan Ave.. Nyssaaylvatica (Black Tupelo) MEDIAN 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 maybe 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 Comunity Sery m ices epartment • June 10, 2004 T-5312 . Page 3 UGM REQUIREMENTS F. The project is in UGM Zone#2. Please assure that all Parks UGM fees are collected as allowed by FMC. The nearest regional park to the site is Roeding Park.. The nearest neighborhood park is located on the north side of E. Balch Ave.west of S.Willow Avenue. I 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 CFD Plan Review fee of$176.00(FY2002 rates)(Acct#34599 Fund#10101 Org#17050) 2. Collect the CFD Field Inspection fee of$305.00 FY2002'rates)(Acct. (Acct#34599 Fund#10101 Org 417050) 3. Collect the UGM fee for neighborhood parks. ._ • • • +: File No.210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager BN 5312,L.P. Planning & Development Department 2109 W. BULLARD, STE. 133 City of Fresno FRESNO, CA 93711 2600 Fresno Street Fresno, CA 93721 MAP NO.- 5312 PRELIMINARY FEES See below) A DRAINAGE A A(S) BV - DRAINAGE AREA BV $84,072.00 DATE (P2ZlOc.( DRAINAGE AREA - " - TOTAL FEE $84,072.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be.properly discharged and mitigated pursuant to the Z 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. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related to undeveloped,or phased portions of the project may be deferrable. 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. 5312 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. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction`Permit`is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Z Board (State Board),develop and implement a storm water pollution prevention plan, eliminate non-storm.water discharges, conduct routine site inspections, train employees O in.permit compliance;and complete an annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 1997 (available at the District Office.) A State General Industrial Permit is required for specific types of industries described in the NPDES regulations or by Standard Industrial Classification(SIC) code. The following categories of industries are generally required to secure an industrial permit: manufacturing; trucking; recycling; and waste and hazardous waste management. Specific exemptions exist for manufacturing activities which occur entirely indoors. Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board, develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections, train employees in permit compliance, sample storm water runoff and test it for pollutant indicators, and annually submit a report to the State Board. 5312 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document 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 or permit 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. Tract 5312 does not have permanent drainage service available. However,the construction of the Master Plan facilities downstream of Tract 5312, as proposed with Tract 5237, will provide permanent service. A portion of the downstream facilities are also a requirement of Tract 5189. The inlet boundaries, as shown on Exhibit No. 1, may be slightly realigned to accommodate the proposed development,provided the property owner accepts the responsibility to grade the property such that the drainage from the property will reach inlets on the alternate pipeline alignment, and accepts any additional costs for the construction of additional storm drain facilities that may be required. Any proposed storm drain alignments must be reviewed and approved by the District. The proposed development is located in an area that has historically provided a passage for major storm flows from northeast of the proposed property to Shields and Temperance Avenues. The developer must maintain this major storm flow passage. A minimum fifteen (15') foot wide storm drain easement will be required whenever storm drain facilities are located on private property. No encroachments into the easement will be permitted including, but not limited to,foundations, roof overhangs, swimming pools, and trees. Development No. Tract 5312 Page 1 of 2 engr\permit\exhibit2\tracts\5312(mw) OTHER REQUIREMENTS. EXHIBIT NO. 2 The Developer is required to provide storage in Basin "BV" by excavating 6,000 cubic yards as directed by the District in an excavation permit obtained from the District. If stockpiled within Basin . "BV",the Developer will be eligible for$1.40 per cubic yard credit. The District reserves the right to delete this work prior to the Developer initiating work. Prior to any work being initiated in the basin, the Developer or'his Contractor shall obtain an excavation permit from the District. If the work consists solely of stockpiling material excavated from the basin within the basin,there is not a permit fee. However, if any material is removed from the basin(off-site),a permit fee shall be paid prior to receiving the permit. No importing of material is permitted. Any alignment of a pipeline extension must be reviewed and approved by District, as angled pipelines with manholes on private property must be avoided. Development No. Tract 5312 Page 2 of 2 engr\permit\exhib it2\tracts\5237Qm) � f' NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPRO I ATE. 24" DAKOTA 24" AVE. ALIGNMENT I I / I I I I I 1 1 I I W a ,,; TRACT 53121 I 1 I 30 ---------------- ------ ---- 1 i ----------------- 1 II ; r--- I I ,,, II 1 I I Z to Q IIM 1 1 � Q � I• I U WCL ;II � 1• I I I W 1 I I I ;1i J 1 I 36" 18" 1 I I SHIELDS AVE. I� LEGEND. MASTER PLAN FACILITIES TO BE CONSTRUCTED BY W- DEVELOPER - INLET & LATERAL ELGIBLE FOR FEE CREDIT 0- FUTURE MASTER PLAN FACILITIES DIRECTION OF DRAINAGE ----- INLET BOUNDARY SCALE 1"=400' TRACT 5312 EXHIBIT NO. 1 DRAINAGE AREA: "BV" FRRESNO METROPOLITAN FLOOD CONTROL DISTRICT NEFF 6-B04 J:\ENGINEERING\AUTOCAD\DWGS\OE%HIBIT\TRACTS\5312.OWG III��P��(ATIOI�T 0 PAS OF I0 PHONE(559)233 7161 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE - FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water June 1, 2004 U LCIJ V Mr. Dave Braun JUN 2004 City of Fresno Planning & Dev. Department Planning Division 2600 Fresno Street Development Department Fresno, CA 93721-3604 CITY OF FRESNO SUBJECT: Vesting Tentative Map of Tract No. 5312/UGM Rezoning Application No. R-04-27 — FID's Gow No. 99 Canal Dear Mr. Braun, FID's comments and requests are as follows: 1. FID's Gow No. 99 Canal traverses the proposed project area as shown on the enclosed 'l map. 2. FID requests that the applicant be required to submit a grading and drainage plan for FID approval which shows that the proposed development will not endanger the structural integrity of the canal, or result in drainage patterns that will adversely affect FID or the applicant. 3. FID requests that the applicant grant an exclusive pipeline easement to FID and pipe the Gow No. 99 Canal across the proposed development in accordance with FID standards, and that the applicant enters into an agreement with FID for that purpose. The applicant will need to meet with FID to determine the pipeline alignment and required pipeline diameter. 4. _ FID requests that its easement be shown on the map with proper recording information, and that FID be made a party to signing all plans which affect its easement and canal/pipeline facility and also be made party to signing the final map. Thank you for allowing us to review this item. Please feel free to contact me with any questions or concerns at 233-7161 extension 341 or sadamsgfresnoirrigation.com. Sincerely, FRESNO IRRIGATION DISTRICT Selina Adams Engineering Assistant FILE:agencieskity of fresnol VTTM No. 5312 UGM RA No.R-04-27 f L � r„�� ,•�_JJO 71 -------------- _13 t = _ Ap EL ti r 7 r ' , I - i °;�—>""�-'.-.�I-x''•"'S �ir"k::`i,. �.,_ c.-.e+�.�'., s,.:,s� `-'fir_:�I ..-: .- -•�c'�...=.c���•: „�,rt ' ! rj i, _ 1 I s - • ��_ __l;.l:U%U:l!b GG L J'`- -"i-='�"' !--_. --" —-- --- `� �f• ...� i�.l+ �✓+�{ �� f�^.h r "� j y�� p lvC, Ov�0000000KV C;��O`C`, Xx �y N� � . < Q <sr, r „jvsie City of CIMIE9D\-ir Department of Public Utilities Solid Waste Division 1325 E. El Dorado • Fresno, California 93706-2014 (559) 621-1452 www.fresno.gov June 15, 2004 TO: Dave Braun, Planner III Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations W Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Staff Assistant Department of Public Utilities, Solid Waste Division SUBJECT: TT 5312, Solid Waste Conditions of Approval The Department of Public Utilities, Solid Waste Division,has completed a review of the Vesting Tentative Tract Map 5312,which was submitted by Provost&Pritchard on behalf of Bonadelle Homes. The following requirements and conditions are to be placed on this vesting tentative tract map as a condition of approval by the Department of Public Utilities. General Requirements: • Tract 5312 will be serviced as Single Family Residential properties with Basic Container Service. Property owners will receive 3 containers to be used as follows: 1 Gray container for solid waste, 1 Green container for green waste and 1 Blue container for recyclable material. • The owners, lessees or other tenants of the residential dwellings on service day, before 6:00 a.m., shall place their solid waste containers at the edge of the curb approximately 4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste Management Division Standards. • Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No Solid Waste container nor residential rubbish shall be allowed to remain at the curbline after 8:00 p.m. on the collection day. JXonditions o Approval_TT5312.wpd