The URL can be used to link to this page

Home My WebLink AboutT-5313 - Conditions of Approval - 3/30/2006 Cftyof ILI AGENDA ITEM NO. VIIIr7B COMMISSION MEETING 11-17-04 REPORT TO THE PLANNING COMMISSION APPROVED BY November 17, 2004G��% DEPARTMENT DIR R FROM: STAFF, Planning Division C Planning and Development Department SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-37, VESTING TENTATIVE TRACT MAP NO. 5313/UGM AND ENVIRONMENTAL FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-37/T-5313/UGM EXECUTIVE SUMMARY Rezone Application No. R-04-37, filed by Valley Land Development LLC, is a request to rezone approximately 20 acres of property from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth Management) zone district. Vesting Tentative Tract Map No. 5313 proposes to subdivide the subject site into a 78-lot single family residential subdivision. The property is located on the north side of East Jensen Avenue between South Peach and South Minnewawa Avenues. The 2025 Fresno General Plan and the Roosevelt Community Plan designate the northern portion of the subject site for medium low density residential planned land use and the southern portion of the subject site for medium density residential planned land use. The proposed project would bring the subject property into conformance with the 2025 Fresno General Plan and the Roosevlet Community Plan. PROJECT INFORMATION PROJECT Rezone Application No. R-04-37 is a request to rezone the subject site from the AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Management)zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management)zone district. Vesting Tentative Tract Map No. 5313/UGM proposes to subdivide the site into a 78-lot single family residential subdivision at a density of 3.98 dwelling units per acre. APPLICANT Valley Land Development LOCATION North side of East Jensen Avenue between South Peach and South Minnewawa Avenues. (Council District 5, Councilmember Dages) SITE SIZE 20.18 acres LAND USE Existing - Vacant Proposed - Single Family Residential ZONING Existing - AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth Management). . Proposed - R-1/UGM (Single Family ResidentiaUUrban Growth Management) REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map Application No.T-5313 and Rezone Application No. R-04-37 November 17,2004 Page 2 PLAN DESIGNATION The proposed R-1/UGM zone district is consistent with 2025 AND CONSISTENCY Fresno General Plan and the Roosevelt Community Plan land use designations of the site for medium low density residential planned land use (2.19-4.98 units per acre) and medium density residential planned land use (4.99-10.37 units per acre). ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master FINDING Environmental Impact Report (MEIR No. 10130) dated October 13, 2004. PLAN COMMITTEE The Roosevelt Area Community Plan Citizens Advisory RECOMMENDATION Committee recommended approval of the proposed project at its August 9, 2004 meeting STAFF Recommend approval of rezone application and approve RECOMMENDATION vesting tentative tract map subject to compliance with the Conditions of Approval for T-5313/UGM dated November 17, 2004 BORDERING PROPERTY INFORMATION Planned Land Use Existing Zoning Existing Land Use R-1/UGM Single Family North Medium Low Density Residential Single Family ResidentiaUUrban Residential Growth Management South Light Industrial County Open Space/Agricultural Medium Density Residential AE-5/UGM Exclusive Five Acre AgriculturaU Vacant Urban Growth Management AE-5/UGM East Medium Low Density Residential Exclusive Five Acre AgriculturaU Vacant Urban Growth Management AE-5/UGM Medium High Density Exclusive Five Acre AgriculturaU Vacant Residential Urban Growth Management AE-5/UGM Open Medium Density Residential Exclusive Five Acre AgriculturaU Space/Agricultural Urban Growth Management West AE-5/UGM Medium Low Density Residential Exclusive Five Acre AgriculturaU Open Urban Growth Management Space/Agricultural REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map Application No.T-5313 and Rezone Application No. R-04-37 November 17,2004 Page 3 ENVIRONMENTAL FINDING The initial study prepared for Environmental Assessment No. R-04-37/T-5313/UGM considered potential environmental impacts associated with the subject rezone and vesting tentative tract map request. The study indicates that the project, if approved, would conform to the land use designation and land use policies of the 2025 Fresno General Plan and is within the scope of Master Environmental Impact Report No. 10130. Therefore, staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR No. 10130) dated October 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 comment period. BACKGROUND/ANALYSIS The applicant, Valley Land Development LLC , has filed Rezone Application No. R-03-37 and Vesting Tentative Tract Map No. 5313/UGM for approximately 20 acres of property located on the north side of East Jensen Avenue between South Peach and South Minnewawa Avenues. The rezone application is requesting a zone change from the AE-5UGM (Exclusive Five Acre Agricultural/Urban Growth Management) zone district to the R-1/UGM (Single Family ResidentiaUUrban Growth Management) zone district. Vesting Tentative Tract Map No. 5313/UGM proposes to subdivide the subject property into 78 single family residential lots to be developed at a density of 3.98 units per acre. On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno General Plan which updated the Roosevelt Community Plan. Both the general plan and the community plan designate the northern one-half of the subject property for medium low density residential land uses and the southern one half of the subject property for medium density residential land uses. The applicant wishes to pursue development of the subject property with 78 single family homes. The requested R-1/UGM zone district conforms to the medium low and the medium density residential land use designations pursuant to the provisions of Section 12-403-B-2-b-(1) of the Fresno Municipal Code. Surrounding land uses are characterized by agricultural or vacant land uses to the east, west and south, and single family residential to the north. The project is designed in a manner to provide street access to the existing residential neighborhood to the north and future street access to the west. The traffic generated by this project can be accommodated by the planned circulation system with street improvements completed by the project as required by development standards, Urban Growth Management (UGM) Service Delivery policies and environment impact mitigation measures. Sewer and water infrastructure availability and service demands have been verified by the Department of Public Utilities with required facilities to be located in East Jensen Avenue. Land Use Plans and Policies The 2025 Fresno General Plan and the Roosevelt Community Plan, designate the northern one-half of the subject property for the medium low density residential planned land use (2.19- 4.98 units per acre) and the southern one-half of the subject property for medium density residential planned land use (4.99-10.37). The proposed 78 lot single family residential subdivision will result in a density of 3.98 dwelling units per acre. Pursuant to Table 2, REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map Application No.T-5313 and Rezone Application No. R-04-37 November 17,2004 Page 4 "Planned Land Use and Zone District Consistency Matrix,"of the 2025 Fresno General Plan, the proposed R-1 zone district conforms to both the medium low and medium density residential land use designations. The development's proposed density of 3.98 dwelling units per acre, however, is less than the lower limit of the medium density residential land use designation that applies to a portion of this site. This lower density is allowed pursuant to. Section 12-403-B-2-b-1 of the Fresno Municipal Code which allows development of a density not less than the minimum density of the next lowest land use designation. The density range of the next lowest land use designation (medium low density residential) is 2.19 -4.98 units per acre, thus, the proposed 3.98 dwelling units per acre for this site is allowed in.accordance with Section 12-403-B-2-b-1 of the Fresno Municipal Code. Roosevelt Community Plan Advisory Committee The Roosevelt Community Plan Advisory Committee reviewed the tentative tract map application at its meeting on August 9, 2004, and recommended approval. The committee approved the rezone and tract map applications subject to conditions which have been incorporated into the Conditions of Approval for Vesting Tentative Tract Map Application No. T-5313 dated November 10, 2004. Water Resources and Public Water Supply The Water Division of the Department of Public Utilities has determined that there is an adequate source of water available to serve the project with the implementation of UGM service delivery requirements. The nearest presently available water service line is located in East Grove Avenue. Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures identified by the project environmental assessment/initial study will provide an adequate, reliable and sustainable water supply for the project's urban domestic and public safety consumptive purposes. Sewage Collection System Capacity Several major facility improvement projects have been implemented at the City of Fresno's Regional Wastewater Treatment and Reclamation Facility in order to accommodate the projected rates of population and employment growth up to a projected population holding capacity of 590,000 people. These improvements have been completed to provide an expanded wastewater treatment and reclamation capacity of 80 million gallons per day (MGD) which is sufficient to accommodate continued planned urban development including the proposed project. The Public Utilities Department has determined that adequate sanitary sewer service is available to serve the project. The nearest public sanitary sewer main to serve this project is located in East Grove Avenue adjacent to the project. Major Street Improvements The 2025 Fresno General Plan designates East Jensen Avenue in this area as an expressway street with a 130-foot right-of-way. The subdivision will be required to dedicate right-of-way and construct improvements along the project's frontage. Improvements include REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map Application No.T-5313 and Rezone Application No. R-04-37 November 17,2004 Page 5 the construction of curb, gutter and sidewalk within the limits of the tract; construction of an underground street lighting system; and relinquishment of access rights to East Jensen 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. 5313/UGM Conditions of Approval dated November 10, 2004. Streets and Access Points This subdivision is proposed to have two access points on the north side of the subject site at South Lind and South Villa Avenues. These two streets will have to redesigned because their proposed design of these streets create over length local streets. The subdivision is also designed with a stub street to the west which would allow for future access to the property to the west 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 East Jensen Avenue to the ultimate planned width. Roosevelt Community Plan Area Open Space Requirement Roosevelt Community Plan Policy 1-17.1 requires that single family developments develop 5% of the total project area for open space use. Vesting Tentative Tract Map Application No. 5313 dated September 7, 2004, only depicts open space areas in the amount of approximately 2.38% of its total area. Prior to final map approval, the subdivision will be required to comply with the open space requirement. Landscaping/Walls Given that the proposed subdivision abuts a planned expressway street, the developer is proposing a 26-foot wide landscaped area adjacent to East Jensen Avenue in accordance with the Expressway Area (EA) zone district standards. 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 Jensen Avenue. The wall along Jensen Avenue shall be designed in accordance with the acoustical analysis prepared by Brown-Buntin Associates, Inc., dated April 15, 2004, which addresses the noise impacts resulting from vehicle traffic on Jensen Avenue adjacent to the site. The applicant will also be required to landscape Outlot C. Tentative Tract Map Findings The Subdivision Map Act (California Government Code Section 66400 et. seq.) requires that a proposed subdivision not be approved unless the map, together with its design and improvements, is found to be consistent with the General Plan and any applicable specific plan (Finding No. 1 below). State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2 - 5 below is made in the negative. In addition, State law requires that a REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map Application No.T-5313 and Rezone Application No. R-04-37 November 17,2004 Page 6 subdivision be found to provide for future passive and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below). 1. The proposed subdivision map, together with its design and improvements, is consistent with the City's 2025 General Plan (there is not an applicable specific plan), because the Roosevelt Community Plan designates the site for medium and medium low density residential land uses and subject to Section 12-403-B-2-b-(1) and Section of the Fresno Municipal Code, the project design meets the density and zoning ordinance criteria for development in this plan designation. 2. This site is physically suitable for the proposed type and density of development, because conditions of approval will ensure adequate access and drainage on and off the site. 3. The proposed subdivision design and improvement is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature of the area in which the site is located. 4. The proposed subdivision design and improvements are not likely to cause serious public health and safety problems, because the conditions of approval have shown and will ensure that the subdivision conforms with city health and safety standards. 5. The proposed subdivision design will not conflict with public easements within or through the site, because conditions of approval will 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. State Department of Transportation (Caltrans) The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has submitted the attached comments dated July 21, 2004, indicating that the proposed project in and of itself is not expected to create significant impacts to the state highway system. REPORT TO THE PLANNING COMMISSION Vesting Tentative Tract Map Application No.T-5313 and Rezone Application No. R-04-37 November 17,2004 Page 7 CONCLUSION/ RECOMMENDATION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the 2025 Fresno General Plan and the Roosevelt Community Plan; its compatibility with surrounding existing or proposed uses; and, its avoidance or mitigation of potentially significant adverse environmental impacts. These factors have been evaluated as described above and by the accompanying environmental assessment. Upon consideration of this evaluation, it can be concluded that Rezone Application No. R-04-37 and Tentative Tract Map No. 5313/UGM are appropriate for the project site. 1. RECOMMEND APPROVAL to the City Council of the environmental finding for Environmental Assessment No. R-04-37/T-5313 dated October 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-03-37 to rezone the subject property from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban Growth Management)zone district to the R-1/UGM (Single Family Residential/Urban Growth Management)zone district. 3. APPROVE Vesting Tentative Tract Map No. 5313/UGM subject to compliance with the Conditions of Approval dated November 17, 2004. K:\Master Files-Tract Maps\Tract 5313 Mike Sanchez(R-04-37)\Tract 5313 Rpt to PC 11-17-04.doc Attachments: 2002 Aerial Photo Vicinity Map Vesting Tentative Tract Map No. 5313/UGM dated September 7, 2004 Conditions of Approval for T-5313/UGM dated November 10, 2004, including letters from Fresno Metropolitan Flood Control District (8-2-04), Fresno Irrigation District (7-26-04), Parks Department (7-31-04), San Joaquin Valley Air Pollution Control District (8-5-04), Pacific Gas and Electric (8-6-04), Fresno County Department of Community Health (8-2-04), Solid Waste Division (8-11-04), Public Works Department, Traffic Planning Section (8-4-04 and 8-9-04), Public Works Department in regards to CFD (8-12-04) Letter from Caltrans dated July 21, 2004, Environmental Assessment No. R-04-37/T-5313 Finding of Conformity to the 2025 Fresno General Plan Master Environmental Impact Report (MEIR 10130) dated October 13, 2004 ® rim - r t RM 1 O 1 . v � , a� 1 =, tv Ilia ar PUEM --------- FM Z5�Wl . a� s,J " ��w � i �U � ��w� � #, �, a6•� x ax a ,r � i �,r�ri3+. � ti 'x'e a � �,v� ip a^l � i,,,, P' 7 r x .+'" s"`�....fi 20, T AllY i IN It a a c p'b p' t�[ a s y 'bd.p 9 t'�C� �R �'k°,JPY( ✓p 1� vi ",„ 'N"FI : p - t'Rr g w s f , i} �+ F .�5 77-7-f"V p4g. j 77Ya G: ��p .{r� r� �9 �;� w•� . A''�,s��: r g �� M�,<a r �' ^�� {r�{(,� _�'' �}L r - JI � mommommemns QBE Mason ills Olson oil Bili asp t t}. L kGr �M::'t�l, � bs�K ��`�r�'!$.�2.;�$.�; s�+J%�/�/� •+fr �r+J•��Y� 4. "'./•"` rc 1 �,p�� s•a}'f%' ~:FWy,•' t.Y il �r JS��'7M �6'Y�'' 'k'�r .�•�` ja�,,i.I`r � �f��sl'.� .�J� q�.}�Z •'� k..� a i�t 4n t � a11��Jat: Y,�L�s,� n)' rt -•i v.��w��... �• �� j✓�� Y�♦�retr c+cJ'u,�,�,� ""�r,�',q.M f � r�l` 1 ♦✓' �,,rf",{�`d� � )1r'rr�r +k"`� #,X}y.�4 k�?+ ,FSt vii p , � w FSS' � 50� C,kw•cz"�.^ � �� ✓s �I��,7l+f� � P .�. t is�pj',.y14�•j'4 + '1 � •,�'E'y�.' ,�y,, yjyj y, r ^• .a .t,' S-00gr yT-' �.5`,f n t': ftp �"�f� •ice\�•+.t,' ��♦ jt�. �ff��✓•✓�iJ" ,� .1 ( ��t'3r'4�'�'Jr.r. t♦ i�•531f�cCt`L. �R^�� +6 ai e � '1p � r� ,r .r* ! �r+� ,'f+" 1 S'+Yr fi' � Y' tj^r•�..,}.]as r (��7' 'S {"A'},ilK.i :f ? V' t Y x•''\ !J♦I� Ofa�rr�1,/�F f�♦�! ifI{� A:ta' t S;�µi , �"�, 'L' CJiI' `� a P ��.t.s� �f��P�/fi/' �! ♦f"f�'�arr'ar •� 1Y t wJ � >l.•'A'tF'P �f �• !V^.,"��*."� �Jy�'{/'+•�l J�1 ,�r7�.�,�a ��'� ;!"iT�Y {�r � „�� , j��{ .�• ��12rk,' i'' •(;,•'tyM..A•',, � , ;t� `I`�':�!♦'j�'`a ✓��.:'�•j'r�` a �a"��:Y•j.Y w� �`+��`!y�'+{' L J+. Ia�e�.i•�:�4 tyi�•c I .'♦♦r ./1• y �,� .r � '1t.' r ) J'•ti•• ', H t a w' �f'�>✓�orrl'•� � �� yJ' a`�1�/, :�' `'ire a r 4 �:t .7•t ��" �.:y ,,r,.y�` S �:�� u , ,_J �'L• � �Y�o ��''�V.� i�e1./u'°�J��r tr.�.'''%�y,/J' =� r :,' .A.�,�♦�4. .xY ''g bv?'@7 4,1_�•,t?'' alAI�1f t l,.J>../✓ rt She r.. 1 R' '� ` Yy,� " , .s J'ca" tti ,• �QGc' J: � .rl�♦�R;rf♦it J,i.r'✓f''♦ ,!�R'.k r r r y,{' ! 'S' K" 1 R 'J• x .�, •Y3 y� �,. i. rn1•,�c. f` `✓r � ,J ` J •d '`� i l •♦ �`f. J _ •� . o-. t*�r�; +X J r•�(� l0.1�i♦p Jt ✓ J J E.,� ) #l.r., 7r ; � � tr ?. r �<r,.., ,� man, f•'�d�0 '� � ;/'�r j r•' r - h,n .�. ., w •t ._ 'yp`�.aj�r��'"K � 'Y �' �' il' /I ,a d! /! rJ7✓'f,� X ,' �.'� 1� ,� . y t 'lK"if<I"1{,�` tt° Y.R✓,•M°{'' rTT :' %`s /,f d'.! 'Ie.!"+J J✓..;J'!!I �. 'I Jre T �,.fl. y� ,�,C... n;yi. .x ^, ar(r• i- ..c �+d-" a�6fi RR, A ;. `,•1��•. 'r.H-x� ./ �S( �SY-�t~ t�l� Alf» FJ a /l 1 1 � r t � °`S•. �.r{+ �•� a •a3re °.nry�,,,�. t t+it a • r� w,. n�', n .y�,a„t ♦ "l i�+ �.f �," . s i✓+f •� e•' 1�-Tf Ll'*. ,Y L 13'x.3-, qF."�� ,� 1► ,. +'.•�t;".. �."ayfr•' � t',re' r <,� �S! VT� * ; Y ��• c t C . r . �,,,y ♦ <. a ;M t +' � �t o+' r I J„♦J J ”`t �g�� r -�• J•`.'t 's: �• � .•;3"��;�`, ��Y��, 'xA `J ✓ �J, J 9r�J y'.ii'ip.��rk � _ ri > �`�, ry', t+�' F'�+[ Z'6.,A r �iL�L, ''�` r •.�Q..` ��'�!,J°i'p��I�� ♦j•'� % �2, �� + � t ��.2�3 � f ft�t t -T t 1.. ,a`; f '�.•,II'� 1�♦ J f �% .yr ey"Tt t ,r 3 w t!t-f'3-v •e rt rc 4,1A. ' ;'ta+ '.ti" .*,*',k �.� � ✓�,t�1'}�•',Jrf�J�1,� �.::�� . ';v, a ,f b •s y� �•.,• � �• 1 PLANNING DEVELOPMENT DEPARTMENT VESTING TENTATIVE TRACT . ' 481-050-07 REZONE APPLICATION NO. R ZONE MAP:• • • , •rth of btwn Peach i Minnewawa Aves. NOT TO S SCALE BY/DATE: J.S. / 10-12-04 EXHIBIT"A" ,e �, Yi�agd•°g t a;w}.iia >< � t' 11 I 7apimll, -ga�ei5"1 W 1 °y'7•'-el 3 1� ! laij8$ i .Notr� >co u ._._a""- ■ dielk'} aa.-d-e �1 � E<��O4}e '•'" t fn ^m,rw !a ¢ 7 a a aaxe(L a allei26 %-!„ °93 • i tx �F 34x Ya {rgp`1 Pi.: U E f R t s r k ! �[�i'et�' SO 190�,Iriii 2E E 15.c E:YtHA 5a41 9 ' C4 E— 1 a a 9P e p N pYe'�q� as Y r°"l7eF < c; Erz i� 'V LLJ z w w i g 9y 1 I R � F• xi F Fila all 1 ig!1SEia g,eFF q��4 p10 !�Eaiplr{ rd r ,.,at- �� - •rvvr�.wmoa rr srr q '� .'3 r i'r r a -_-�_-� 1'/fr __ - r l�a+�iott7--aw.. a•_. I —'!" --.mGY....w—.�.�y”/" � ,.S \ o 0-11`} _..�G.e� �+.._---- wa. .——L. .st•- a�—aaarcm,r-----J i � g� a�5S 1 mt m r n a n tN o m { oa kfi' � M C1 C1 t7 C1 t7 l7 C1 +7 C� N LV ' / o'NY� � � � � � I. . .I. l I I � i - -.:I. .- I - I" - '•� I � ,- I[i!,fuI ,:.is�►Y � � ---1�-`3---t----1---•1-----1-----1----1'---L----1''� �---1-----� �-----1�;L��---��--J.�L�' �5�1�� i i :� Sall+! }11 ao-ow-la.eav 4� {•k({ �rnuri]1mv:En app •aalufrouaf an awl K �l l G +i t - ��' CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL November 17, 2004 VESTING TENTATIVE TRACT MAP NO. 5313/UGM North side of East Jensen Avenue between South Peach and South Minnewawa 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 approval or conditional approval of Vesting Tentative Tract Map No. 5313/UGM entitled "Exhibit A," dated September 7, 2004, the subdivider may prepare a Final Map in accordance with the approved tentative map. Related Rezone Application No. R-04-37 shall be approved by the City Council to become effective prior to Final Map approval. 2. Submit grading plans and a soils report to the City of Fresno Planning and Development Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Planning and Development Department for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 2 Engineered construction plans shall be approved by the City prior to the approval of the Final Map. If, at the time of Final Map approval, such plans have not been approved, the subdivider shall provide performance security in an amount established by the City to guarantee the completion of plans. 4. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider's cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 5. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property"; Resolution No. 68-187, "City Policy with Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 6.. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water service, sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution Nos. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 7. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 9. Relinquish vehicular access rights to Outlot"B" from all residential lots and outlots which abut Outlot "B" (Lots 21, 22 and Outlot"C"). The proposed pedestrian access point shown on Exhibit "A" dated September 7, 2004 which would allow access to Outlot "B" from Outlot "C" and vice versa, was not evaluated in the Acoustical Analysis for Tract 5313 dated April 15, 2004. Please provide a revised noise study detailing the noise mitigation measures that will allow this pedestrian access to be built while keeping interior and exterior noise levels to ' acceptable levels. Relinquish vehicular and pedestrian access rights to Outlot "A" from all residential lots which abut this outlot(Lots 1 through 21). 10. Per the Roosevelt Community Plan and the 2025 Fresno General Plan, a multi-use trail is required on the north side of Jensen Avenue. The trail must be of a width satisfactory to accommodate pedestrians, bicyclists and equestrians. If a plan amendment application is approved to delete the equestrian portion of the trail prior to final map approval, the required trail shall be of a width satisfactory to accommodate pedestrians and bicyclists. The plans for the trail must be approved by the Planning and Development Department as well as the Public Works Department. CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 3 Landscaping and Walls 11. Provide a 26-foot landscape easement and irrigation system along the side or rear property lines of lots which side-onto or back-onto East Jensen Avenue (Roosevelt Community Plan Policy 2-3.9). A 12-foot.masonry wall shall be constructed at the rear of the required landscape easement. 12. Outlot C must be landscaped and irrigated. 13. Pursuant to the Roosevelt Community Plan policy 1-17.1, this development is required to have 5% of the total project area of this single family subdivision for open space use. Vesting Tentative Tract Map Application No. T-5315 dated September 7, 2004 only shows approximately 2.38% open space. Prior to final map approval, the applicant will be required to show this open space required. 14. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope then the required minimum easement width shall be expanded to include the full landscaped area up to the wall location. 15. Maintenance of the required landscaped easement located along East Jensen Avenue may be the responsibility of the Community's Facility District. Contact Public Works Department, Engineering Services Division staff for information regarding the City's District. The property owners shall petition the City for annexation to the City's district prior to Final Map approval. Please see the attached memorandum from.Joe Paff, Engineering Technician from the City of Fresno Public Works Department for further details. 16. If the developer/subdivider elects to petition for annexation into the City's Community Facilities District No. 2, he shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual landscaping maintenance.assessment and that he/she is aware of the estimated amount of the assessment. 17. Should the City Council not approve the annexation of such landscape areas then the property owner/developer shall create a homeowner's association for the maintenance of the landscape areas and proposed private streets, utilities and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&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 to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 1.1, 1985. 18. Improvement plans for all required landscaping and irrigation systems shall be submitted to the Planning and Development Department for review prior to Final Map approval. CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 4 19. Construct a 12-foot high solid masonry sound wall (as required by Acoustical Analysis prepared by Brown-Buntin and Associates dated April 15, 2004) along the rear and/or side property lines of all lots which back or side onto East Jensen Avenue. Construct a variable height masonry wall along the westerly property line of Lot Lots 22, 23, and 24 and along the easterly property lines of Lots 19, 20, and 21 (solid wall to meet the requirements of Section 12-306-H, Fresno Municipal Code). The height of the sound wall along the west side of Lots 22 and 23 and along the east side of Lots 20 and 21 may be gradually stepped down from 10 feet to 6 feet. The sound wall height along the west side of Lot 24 and along the east side of Lot 19 shall be 6 feet in height. Construction plans for required walls showing architectural appearance and location of all walls shall be submitted to the Planning and Development Department for review prior to Final Map approval. Building Setbacks 20. Provide a 75-foot building setback from the center of the nearest travel lane on Jensen Avenue. This will result in a 25-foot side yard setback for Lots 21 and 22. 21 All other building setbacks shall be in accordance with the R-1/UGM zone district (FMC Section 12-211.5-E) and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c. Information 22. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Fresno Unified School District in accordance with the school district's adopted schedule of fees. 23. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to be installed in this subdivision. 24. Pursuant to Section 66456.1 of the Subdivision Map.Act,which states"The right of the subdivider to file multiple Final Maps shall not Limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal Code Chapter 12, Article 10, Subdivision of Real Property. 25. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/ owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 26. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. If there are suspected human remains,the Fresno County Coroner shall be immediately contacted (business hours: 559-268-0109; after hours the contact phone number is 559-488-3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number: 916-653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center(phone number: 805-644-2289)shall CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 5 be contacted to obtain a referral list of recognized archaeologists. An archaeological assessment shall be conducted for the project,the site shall be formally recorded,and recommendations made to the City as to any further site investigation or site avoidance/preservation measures. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. 27. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a. A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or,interest will be divided; b. A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and, C. Written consent of the owners)of each such lot, parcel, or interest to the requested apportionment. The application shall be filed prior to the approval of the Final Map(s)by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an.amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 28. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 29. 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 August 11, 2004. PARK SERVICE 30. The developer/owner shall comply with the requirements in the attached memorandum from the Parks Division dated July 31, 2004, for Vesting Tentative Map No. 5313/UGM. CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 6 Urban Growth Management Requirements 31. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final map approval. Fee payment may be deferred until time of building permit issuance in accordance with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code. FIRE SERVICE 32. Fire service will be provided by Mid-Valley Fire Station No. 87 and is within the service area of future City of Fresno Fire Station No. 15. Provide residential fire hydrants and fire flows per Public Works Standards with two sources of water. 33. Access is acceptable as shown. Urban Growth Management Requirements 34. 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 35. 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. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). All required signing and striping shall be done by, and paid for, by the developer/owner. Signing and Striping Plans shall be prepared per current California Department of Transportation standards and shall be submitted to the Transportation Section of the Public Works Department for review and approval. 36. The subdivider shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirements. If necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path requ.irement. 37. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). 38. The subdivider shall install all existing and proposed utility systems underground in accordance with Fresno Municipal Code Section 12-1011(H), 8-801 and Resolution No. 78-522/88-229. 39. The subdivider shall construct an underground street lighting system per Public Works Standards E-1 and E-2 within the limits of the tract. Spacing and design shall conform to CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 7 Public Works Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be in accordance with Resolutions Nos. 68-187, 78-522, 81-219 and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 40. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. Major Streets East Jensen Avenue (Expressway) 41. Dedicate 42 feet,from section line,for street right-of-way purposes within the limits of this tract to meet City of Fresno expressway street standards. (65 feet from centerline) 42. Construct concrete curb, gutter to Public Works Standard P-5. The parkway shall be constructed to a ten (10) foot pattern. 43. Construct expressway barrier fencing per.Public Works Standard P-74 and P-75. 44. Construct twenty (20) feet of permanent paving within the limits of this tract and transition paving as necessary. 45. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this tract. Spacing and design shall conform to Public Works Standard E-10 for expressways. 46. Relinquish direct vehicular access rights to East Jensen Avenue from all lots (including the remainder parcel)within this tract. Interior Streets 47. Design and construct concrete curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns to comply with Public Works Standards for 50-foot and 54-foot local streets. 48. Street trees shall be planted at approximately 60 foot spacing or a minimum of one (1) tree for each lot. Corner lots and lots with street frontage on more than one (1) side are required to provide additional fees. 49. Temporary dead-end streets created by this subdivision shall be properly barricaded in accordance with the Public Works Standard P-44. CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 8 Specific Requirements 50. 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. 51. Redesign the local interior streets to a. Eliminate the creation of a local 4-way intersection. b. Eliminate the creation of an over length local street. (South Villa Avenue and South Lind Avenue. c. Coordinate the street design and alignment of East Kaviland Avenue to the west of this subdivision with Landcastle Real Estate (Tentative Tract Map No. 5374). Vesting Tentative Tract Map No. T-5313 is required to continue a local street westerly, approximately at the Kaviland alignment. Urban Growth Management Requirements East Jensen Avenue 52. Construct three (3) 17 foot center section travel lanes and construct a raised concrete median with 250 foot left turn pockets at all major street intersections within the limits of the subdivision. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 55 mile per hour(MPH) design speed. 53. Design and construct a Major Street Bridge at the intersection of East Jensen Avenue and the Washington Colony No. 16 canal.. SANITARY SEWER SERVICE The nearest existing sewer main to the proposed project is a 8-inch main located in East Grove Avenue. The following conditions are required to provide sanitary sewer service to the project. 54. All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot. 55. Separate sewer house branches shall be provided to each lot created within the subdivision. 56. All public sewer facilities shall be constructed in accordance with Public Works Department standards, specifications and policies. 57. A preliminary sewer;design layout shall be submitted for review and Department of Public Utilities approval prior to submitting engineered improvement plans for City approvals. 58. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approval for proposed additions to the City sewer system. 1 CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 9 z . Urban Growth Management Requirements 59. The following sewer connection charges are due and shall be paid for the project: - Sewer Lateral Charge - Oversize Sewer Charge Number: 35 - Trunk Sewer Charge: Fowler Wastewater Facilities Charge (Residential Only) WATER SERVICE The nearest City of Fresno water mains to the project are an 8-inch main located in East Grove Avenue and a 14-inch main located at the intersection of South Minnewawa and East .:Jensen Avenues. The following conditions are required to provide water service to the subdivision. 60. ,Construct a 14-inch transmission grid water main (including installation of City Fire Hydrants) in East Jensen Avenue from South Minnewawa Avenue west across the development frontage. 61 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 800 gallons per minute, sufficient to serve peak water demand for the project and for fire suppression purposes, or an alternative flow amount that is acceptable to the Public Utilities Director and Fire Department Chief(or their designees). Well sites shall be of a size and at a location acceptable to the Water Systems Manager.. The cost of acquiring the well site and construction of the well shall be reimbursed from UGM Water Supply Well Service Area Fund 501s, in accordance with established UGM policies. 62. Water well construction shall include wellhead treatment facilities, if required. The cost of constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment Service Area Fund 501s, in accordance with established UGM policies. 63. Two independent sources of water, meeting Federal and State Drinking Water Act Standards, are required to serve the tract.including any subsequent phases thereof. The two-source requirement may be accomplished through any combination of water main extensions, construction of supply wells, or other acceptable sources of water supply approved by the Water Systems Manager. 64. Water mains (including installation of City fire hydrants) shall be extended within the proposed tract to provide service to each lot. 65. Separate water services with meter boxes shall be provided to each lot created within the subdivision. 66. All public water facilities shall be constructed in accordance with City of Fresno standards, specifications, and policies. 67. The subdivider shall pay the appropriate fee for installation of water service and/or water meters. CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 10 68. Installation of public fire hydrant(s) is required in accordance with City standards. 69. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for Department of Public Utilities review and approval for proposed additions to the City Water System. 70. Existing agricultural wells within the boundaries of the proposed development shall be sealed and abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions, issued by California Department of Water Resources, and City of Fresno standards. Urban Growth Management Requirements 71. ..The following water connection charges and fees shall be paid for the project. - Wet-ties, water service(s) and/or meter(s) installations to be performed by the City Water Division. - Frontage Charge - Transmission Grid Main Charge - Transmission Grid Main Bond Department Service Charge - UGM Water Supply Area Number: 501 s URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL) 72. The developer of property located within the UGM boundaries shall comply with all sewer, water and street requirements and pay all applicable UGM fees imposed under the Urban Growth Management process (with appropriate credit given for the installation of required UGM improvements) in accordance with the requirements of State Law as related to vesting tentative tract maps. 73. The developer will be responsible for the relocation or reconstruction of any existing improvements or facilities necessary to construct any of the required UGM improvements. Right-of-Way Acquisition 74. The developer will be responsible for the acquisition of any necessary right-of-way to construct any of the required improvements. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane. The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. In the event an acquisition of any easement or right-of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 11 Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Department, Engineering Division/ Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. FLOOD CONTROL AND DRAINAGE 75. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresxto Municipal Code Chapter 13, Article 13. 76. The subdivider shall:be required to comply with the specific requirements imposed by the Fresno Metropolitan Flood Control District (FMFCD)for the subdivision or any amendments or modifications to those requirements which may be granted by the FMFCD Board of Directors, pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in the District's letter to the Planning and Development Department dated August 2, 2004. 77. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall be 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 of the temporary ponding basin shall be by the Developer until permanent service for the entire subdivision is provided. FRESNO IRRIGATION DISTRICT 78. The developer/owner shall comply with the requirements in the letter from the Fresno Irrigation District dated July 26, 2004, for Vesting Tentative Map No. 5313/UGM. 79. The developer shall enter into an agreement with the Fresno Irrigation District(FID) providing for the required piping of canals within the subdivision 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 in rubber gasketed reinforced concrete pipe constructed perpendicular to the'street. Submit engineered plans to the Public Works Department, Engineering Division for review and approval. AIR QUALITY 80. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley Air Pollution Control District dated August 5, 2004 for Vesting Tentative Tract Map No. 5313. CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 12 ENVIRONMENTAL HEALTH 81. The developer shall comply with the requirements in the letter from Fresno County Department of Community Health dated August 2, 2004, for Vesting Tentative Tract Map No. 5313. PACIFIC GAS AND ELECTRIC 82. The developer shall.comply with the requirements in the letter from Pacific Gas and Electric Company dated August 6, 2004, for Vesting Tentative Tract Map No. 5313. DEVELOPMENT FEES AND CHARGES 83. This prq�ect is subject to the following development fees and charges: PARKS DEPARTMENT FEE / RATE a. Street Tree Landscape Plan Raview fee $56.00 b. Street Tree Installation fee $129.00/tree City installed tree C. Street Tree Inspection fee $30.00/tree Developer installed tree d. Maintenance District Plan Review fee $176.00 e. Maintenance District Inspection fee $305.00 f. Reinspection Fee $29/Hour FRESNO METROPOUTAN FLOOD CONTROL DISTRICT FEE / RATE g. Metropolitan Flood Control District Fee * Contact FMFCD for new Rates SEWER CONNECTION CHARGES FEE RATE 1. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth) 2. Oversize Charge $0.05/sq. ft. (to 100' depth) 3. Trunk Sewer Charge $344/living unit Service Area: Fowler 4. Wastewater Facilities Charge $2,119/living unit 5. Copper Avenue Sewer Lift Station Charge n/a 6. Fowler Trunk Sewer Interim Fee Surety n/a 7. House Branch Sewer Charge n/a 8. Millbrook Overlay Sewer n/a CONDITIONS OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 13 WATER CONNECTION CHARGES FEE RATE 9. 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. 10. Frontage Charge $6.50/lineal foot 11. Transmission Grid Main Charge $643/gross acre 12. Transmission Grid Main Bond Debt Service Charge $243/gross acre 13_ UGM Water Supply Fee $582/living unit Service Area: 501-S 14. Well Head Treatment Fee $238/living unit Service Area: 501 ' 15. Recharge Fee $75/living unit Service Area: 501 16. 1994 Bond Debt Service $244/living unit Service Area: 501 DEVELOPMENT IMPACT FEE 17. Northeast Fresno Policing Area n/a 18. Traffic Signal Charge n/a URBAN GROWTH MANAGEMENT FEE RATE/CHARGE* 19. UGM Fire Station Capital Fee $605/gross acre Service Area: 15 20. UGM Park Fee $2,392/gross acre Service Area: 2 21. Major Street Charge $3,161/adj. acre Service Area: D-1/E-2 22. Major Street Bridge Charge $304/adj. acre Service Area: D-1/E-2 23, Traffic Signal Charge $478/living unit 24. UGM Grade Separation Fee n/a 25. Trunk Sewer Charge n/a CONDITION OF APPROVAL Vesting Tentative Map No. 5313/UGM November 17, 2004 Page 14 Service Area: Fowler 26. *Street Acquisition/Construction Charge n/a K:1Master Files-Tract Maps\Tract 5313 Mike Sanchez(R-04-37)1T-5313 COA.wpd File No. 210.45 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS PUBLIC AGENCY DEVELOPER Mr. Gil Haro, Planning Manager VALLEY LAND DEVELOPMENT,LLC Planning & Development Department 413 W. YOSEMITE, STE. 106 City of Fresno MADERA, CA 93637 1.600 Fresno Street - Fresno, CA 93721 MAP NO. 5313 PRELIMINARY FEES See below) M4 DRAINAGE AREA(S) " BD - DRAINAGE AREA BD $70,898.00 DATE DRAINAGE AREA - - -� TOTAL FEE $70,898.00 The proposed development will generate storm runoff which produces potentially significant environmental impacts and which must be properly discharged and mitigated pursuant to the California Environmental Quality Act and the National Environmental Policy Act. The _ District in cooperation with the City and County has developed and adopted the Storm 0 Drainage and Flood Control Master Plan. Compliance with and implementation of this Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact . of the project mitigation requirements. The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance prior to approval of the final map at the rates in effect at the time of such approval. The fee indicated above is based on the tentative map. Contact the FMFCD project engineer prior to approval of the final map for the fee. Considerations which may affect the fee obligation(s) or the timing or form of fee payment: a) Fees related.to undeveloped or phased portions of the project may be deferrable. b) Fees may be calculated based on the actual percentage of runoff if different than that typical for the zone district under which the development is being undertaken and if permanent provisions are made to assure that the site remains in that configuration. c) Master Plan storm drainage facilities may be constructed, or required to be constructed in lieu of paying fees. d) The actual cost incurred in constructing Master.Plan drainage system facilities is credited against the drainage fee obligation. sir 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document FRESNO METROPOLITAN FLOOD CONTROL DISTRICT NOTICE OF REQUIREMENTS Paoe 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 P P enerated b operations at the development after construction. a. State General Permit for Storm Water Discharges Associated with Construction Activities, approved August 1999, (modified December 2002.) A State General Construction Permit is required for all clearing, grading, and disturbances to the ground that result in soil disturbance of at least one acre (or less than one acre if part of a larger common plan of development or sale). Permittees are required to: submit a Notice of Intent to be covered and must pay a permit fee to the State Water Resources Control Board (State Board), develop and implement a storm water pollution prevention plan, eliminate non-storm water discharges, conduct routine site inspections,train employees 0 in permit compliance, and complete an.annual certification of compliance. b. State General Permit for Storm Water Discharges Associated with Industrial Activities, April, 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: subn-dt 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. 513 5469 E.OLIVE - FRESNO,CA 9372' - (559)456-3292 - FAX(559)456-3194 Two sided document NOTE: THIS DRAWING IS SCHEMATIC, DISTANCES ARE APPROXIMATE. �I N' I GROVE AVE. �I I. I W I I C„ II lit I. Q r a II " I I. I :• � I 5 TRACT r 36 0 5313 c m �-- - . I wit, < II 0 ~� s Z I L-------------J------------------ ------ • --------------� JENSEN AVE. I LEGEND (}--—– EXISTING MASTER PLAN FACILITIES Ii-- FUTURE MASTER PLAN FACILITIES DIRECTION OF DRAINAGE ------ INLET BOUNDARY DRAINAGE AREA BOUNDARY SCALE 1 -400' TRACT 5313 DRAINAGE AREA: "BD" EXHIBIT N0. 1 FRESNO METROPOLITAN FLOOD CONTROL DISTRICT h,:\AUTOCAD\DWGS\OE%HIBIT\TRACTS\5313.DWG .. -� OTHER REQUIREMENTS EXHIBIT NO. 2 The draina«e system cost and fee schedule update is currently underway. The drainage system cost and fee obligation indicated in this notice is the obligation which is valid at the date of this notice. Contact the District for a final drainage fee obligation prior to issuance of a building permit or recording of the final map. Development No. Tract 5313 engriper nit\ezhibits2\tractv313(d) CITY OF FRESNO ENVIRONMENTAL ASSESSMENT REQUEST FOR COMMENT/INFORMATION Page 1 of 2 COMMENT DEADLINE: AUGUST 5, 2004 FILE NO.: T-5313, R-04-37 TO: Fresno Metropolitan Flood RETURN TO: PLANNING DIVISION Control District Development Department 2600 Fresno Street Fresno, CA 93721-3604 ATTENTION: MIKE SANCHEZ Phone: (559) 621 -8040 PROJECT DESCRIPTION: Vesting Tentative Tract No. 5313/UGM and Rezoning Application No. R-04-37, a 78-lot single family residential subdivision, rezoning from AE-5/UGM to R-1/UGM on 20 acres located on the north side of East Jensen Avenue between South Peach and South Minnewawa Avenues. _ LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH MAY RESULT FROM APPROVAL- OF THE PROPOSED PROJECT. -cz -rt> F'N►�,p t40-rkcc_ ComF yi-_�-TPZ.C_-t' Sala, -rlr-tom �oQos� {�zc'�t-tom V.nu_ t�1oT �i�,r+��Y E�F>�=-t THE. rt•�F-�o t..tbsT�z Pc.=�4 s�{sr�. PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY SIGNIFICANT ADVERSE IMPACTS. �—.�+.�-t�trc �.S �.BO�(t✓. DATE MAILED: JULY 19, 2004 Should you not respond by the date indicated for the comment deadline at the top of this page, it will be assumed that the project's impacts are not of a magnitude to merit response in terms of your particular expertise of area of concern. - .---:PROJ/12 E.A. Request for Comment/Information REQCOMM.FORM Page 2 of 2 THE INITIAL STUDY EVALUATING THE PROJECT SHOULD RESULT IN: ❑ AN .ENVIRONMENTAL IMPACT REPORT: The project has the potential to result in significant adverse environmental impacts. A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environmental Impact Report. ❑ NEITHER OF THE ABOVE, THERE IS INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS: The following additional information should be provided: REVIEWED BY: (Print Name, Title) (S`ia ure)• (Phone) ❑ Check if you need a copy of the initial study Use this space for additional information if needed. ---:PROJ/2 E.A. Request for Comment/Information REOCOMM.FORM OFFICES OF yrj I tL IL A!K, 4r\ -410.AMR PHONE(559)233 7161 FAX(559)233-8227 2907 SOUTH MAPLE AVENUE FRESNO,CALIFORNIA 93725-2218 Your Most Valuable Resource-Water July 26,2004 J U L 27 2004 Mr. Mike Sanchez Cit of Fresno Punning Division Y Clevelopment Department Planning & Dev. Depart. �-:��'�, "-riES !O 2600 Fresno Street, Third Floor Fresno, California 93721-3604 RE: Vesting Tentative Tract Map of Tract No. 5313/UGM Rezoning Application No. 04-37- FID's Washington Colony No. 15 Canal Dear Mr. Sanchez, FID's comments and requests are as follows: 1. FID's Washington Colony No. 15 Canal traverses the proposed project area.as shown on the enclosed map. 2. FID requests that the applicant be required to submit a grading and drainage plan for FID approval which shows that the proposed development will not endanger the structural integrity of the pipeline, or result in drainage patterns that will adversely affect FID or the applicant. 3. FID requests that the applicant grant an exclusive canal easement to FID and concrete line, encase in box culvert or other approved means to protect canal integrity, the Washington Colony No. 15 Canal across the proposed development in accordance with FID standards,and that the applicant enter into an agreement with FID for that purpose. The applicant will need to meet with FID to determine the canal alignment and required canal dimensions. 4. FID requests that it be made a party to signing all plans that affect its easement and canal/pipeline facilities. Thank you for submitting this item for our review. Please feel free to contact me with any questions or concerns at 233-7161 extension 341 or sadams a,fresnoirrigation.com. Sincerely, FRESNO IRRIGATION DISTRICT Selina Adams Engineering Assistant File:A.aencies/City/VTTM No. 5313-UGM PA No. 04-37 y c�z l �, _•i� r I 't } yat' ;R.tat { r vC' t t -s ix. - -• -- - _ _ „ Gyj'. N"i... tz-res.r,..,;i- ♦,z .S}5. .4L.t"UP;1:414011 m T'^V "'1"" --*y .�'$r_;"�i+... ice{� !-•s-._---•--.,nw.p..f . v.-3^' k I_"' s D9 ...... .,,; iY'Clf I .� - _IF �t• M- .t<p -`.x ......-1 ..�.x z I 2 ssi crsn t l ' rss -. � oY a�7 �` e �i I 7++ c 0 Z "' e ers rF t C w�. g •'y.��t Y m7k � - 1 r 'a�2 i Z71`G t�7°�1►= O ,x s �.�k pay n . I � - t1 ti .+ r,�'R � f�'�E•a.*"-e'•2".^4' tt 4'L •ri .'° R r.'r•*4 � _ W1 leg,n »'` `9�K qr � `.`l; x� x9�b,, �.»s+r¢�Sf r v^t•� -^..t•- 27�it J sJt'^"wx•.X�cw-^x S'^"� t'G... � -sa y -+erx "� ,w3" i _'tel'�'k-t�,i D s 1 'i @ `S' t, vaF f i, O )t �^` � aI xi Lvr+k. K�ta�`yt � �k» 'L sx ` r. -> .►""'k ' 4 ?I Ff ¢t L � +� } ; r ^ :-�.a:c-•t I Lf1."-. ice. t�uT Z f Ti ,'iJ•i:"- CRC.'Zs �Ti PTi � r } ♦.^ "j' '7 C'3 i f Ti � tet•�:.L. + M''ar� I 'L �'3S' "i 1� � �M�y i�-" l` :n.w�T... �/{• (V. i1PEACH ` �.... r nI~� �; f , '�-�"1 � +rlga iw�.�J.,`A-"''� '.�s �.,_...�..�.... -- `� ,-. �..._.._.._tee.•,--,�--"'.", '" :�� 4f �Nt id � f �)I I � �7�` � � � � r� --.c,_ •�_ �*•• 'te'''a, 1 000MNOW3l i+ 1��1�3~+l�r t 11 II.•I�,1 ]� �)I Ji�i'111 l ,yr Y i_ T' ! ,:+..r.-- I g �!ny �'�1 t)1?I. ;�,tL, '�J ��{!i!{, 11; ��',�� _A .,,s�' � � .L�• -f�F, 'O �..¢-•+ ,t� � .,� � s:a,''r ':�� • >w. •� �33 � aFjV k��'lenv..i. ^ � ' ° •OD LN �'� to CD NIP- ME Ja ni 1 .:'t - . sx t ... ,r�I ey.yy"M cr ... * : } t ., 0 4 � � m t Y s � h'-. I � I�,- ��1� L7•::ic f,��".di� `�-t s'k.�.cfi3 ; m m _ 1Er • '��.r-lF..�^� ..��s1'� i� 1 .`�' ' �y �+a I', � , ti = m t _ �'x - •pg s•�: . s.,�`i' 1.. I�..•� ti C'i �T' �j "�'�q��?�; � «g. � m �^ � �_• .ss "�" ".e �' i,.y`$�a� z . � 3� i1-�4�� r�.��,fkR'�� :: ymeNµ'.. ..` i-- "I .�` 4" a r✓ . - ' _at9t+.' iv +' - ji" i,.'"4�et'i,. ., 5: k �'' _ ._ _: ._ _ _.^ ' _ `•.!�c +i�w.�zr•' i.•:•i-�,y_-_ �t'.i�F#87..-. nr II � ,� =-•SIS Nt I D _t U �� . g.5� __.., C �af��i �1 a'�M�C m .%•,.ti-r �," �r`3-72'4.4 m - t�rrs- '" y, �b ,§• 'ky :rx c .kl Z N a '• �!!' iGa ZNML �AbMbM3NNIWsalat.aw�- enwr� \ 2w�t1MbM3NNIWti -a�' gy s«c rns-,s. - r v-r ��j �;�Sp rpt• �� t L77 L_;F�"•''� 1RJkt MSL7f'�- '�MC.� .ELu1y4't.�A .i Ik1� 1 •..n}I� ��-' •"vds ,t. `�'31139� 11'� T 1 ''YC Y .Y.- f-. LY�"�'� Y.+1'•wMt t < . /l - m .'t ai 2 °€. '- ca L s2;t t>r,.ias„�� •�,� t-]' r-.,y'L >d ria ra-1 -6;: tat•,2 2 a +Sfi-F•� Y du. DrI�.i - < r0 r• a0.+r ---- ,,ttpp.�--..�.....: .3'k ru'"3 Z :.�h CO � m>*,.+=.• .�. /li 3 m N •': j 2 ':rYi j i 1 1�E,_�T.i V Z u 4 .1}11 Q I �'�-.C'�i' 1 ! i rr .r it i z;-c :2:'..i a r _•,,Y y xi�Si!q +a`. O�� 7y 1A —MIT t `� C ':�'�'¢5 pt•:.'.-� �_--"G.'^* -�� ..1�I�� -39ya �^�' r f��,�,�;,.. .bc?fi._f7�s +t#Ff9 r R t$ c'a.•r` wY -�.-:�I 'j1 71•", iCyi iii 3iZ+ifjT3.XS3�� 1� �'��-�.'- 'r _ � �.P 'T" `• � C i1 a ;?. is is ez.2f�.s� p F i.•Iz.i y r taw e r ' Nhl3A3 ss ! # �, }SF�=�f� :y,i2�i•z,gyj2iy � #?�ga�€i:��f3�3{��3�?�,s Jt ,-�.m"��rt- x' -+��••tr�� ^p 1Y�T�7 s tl� . �t��F{�r,'taC �1{13�3��is l"133 ��iFi1133}}1 �a3+3g��s iii'��M 3.��- �'•s---�+.sre� � 'r- ��µ� i �?vs¢ j2'�rt » ' m 3ai-#9�:�?�}��# �� i y,*aT•vsill��i3�.i�a�t�a e8� �{�'* �,r'`-,-` �u � D W�"�� 1' I pT__ ` __K }� Y1$ �Ni � i �{gg a r x•t { l' v. �.a D �� r }#�syif 7i a 313 i S aoi tsid vTts � v "&' n-' -.•r' Z d :, > . di � 7 i ! _ t 2 T {T '}s �..T -. ...tJ,.t d• - t x rrY-a _S I �•;il�5.�,i." to 7Ts tjki3i��2��v!'1#, ��' �ski�A; finis 11#{a aYEsi<Tie J r�3�.FF t3`aa z 21 ri SaSFi: i .,zr s { si.t 11`� 'a� is s; s 'may3yr t gear a t `JNlllt/M .iii 2173 �77-U -'1 71-"i.t "t> 2.+1R �J 3 K,T Pa { igY� i aid#,tYs a31,��zsd21 'fi 1 l32xx tt t 7#-'jd �->? i r 3 .. ." 1 - o." _ •r s�- n }e;�! 'k..rar �t�`' `.sm rv` t' itt i ?'r.� t3> .a ,� y2 r t a r r'c i a{ , ia�i� a 7 � tit ft as t '3 a' �=ia� �`Ei}�a _ ._ ... sR u ,. .� F7" �li��'tr ,F.x«• Sal i ? 3Jf t atittls 6 SFs17ata, - + i -•. e #;, ° .... .. 1� ..�,. . ,3na3v�iFi.�.Ti:... Bonique Salinas -T-5313 HK.doc Page 1 PARKS, RECREATION & CONTATUNITY SERN7ICES DEPARTNLENTT TO: Mike Sanchez,Planner III Planning Division FROM: HILARY KIMBER,Parks Supervisor H(621-2924) DATE: July 31,2004 Subject: Vesting Tentative Subdivision Map T-5313 (Located on the north side of E.Jensen Avenue between S.Peach and S.Minnewawa Avenues. The Parks Department has reviewed the Vesting Tentative Subdivision Map Tract No.5313 drawn by R.W. Greenwood Associates,Inc for California Limited Liability Company dated 2/18/04. Parks offers the following requirements regarding the street tree,and buffer/parkway strip conditions .. . Street Tree Requirements A. Street trees are required on all internal streets. Tree planting shall be within a 10'Planting and Public Utility Easement. The Developer shall plant THE street trees. Tree species to be planted on those streets are designated as follows: E.Jensen Ave. Fraxinus americana`Autumn Purple(Autumn Purple Ash) E.Woodhaven Ct. Pistacia chinensis(Chinese Pistache) E..Garrett Ave.. Sapium sebiferum(Chinese Tallow) E.Rosewood Ave. Celtis australis(European Hackber y) E. Kaviland Ave. Ginkgo biloba`Autumn Gold' or`Fairmont' (Maidenhair) E.Byrd Ave. Platanus acerifolia`Columbia' (Columbia Sycamore) S.Villa Ave. Nyssa sylvatica(Black Tupelo) S.Lind Ave. Brachychiton populneum(Bottle Tree) B.. Street Tree Planting by Developer: For those lots having internal street tree frontage available for street tree planting,the developer shall plant one tree for each 60'of street frontage,or one tree per lot having street frontage,whichever is greater. a. Street 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 stree�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. 69nique Salinas -T-5313 HK ooc Page 2 Parks.Recreation and Community services Department July 31.2004 T-5313 Page 3 e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the city for guaranty and warranty of the work for a period of ninety days following acceptance. Developer Planting for Community Facilities District C. The developer may landscape for inclusion into the Community Facilities District(CFD2),the landscape strip and right-of-way on the north side of East Jensen Ave. including Outlots`B"and"C". 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 l'of level ground between the slope and the back of the sidewalk and/or face of fence. Erosion control measures shall be implemented on all slopes of 4:1,including the use of synthetic erosion control netting in combination with ground cover species approved by the Parks Division. 4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows. 5. No private flags,signs or identification of any kind shall be permitted in the right of way,within the city-controlled easement or on the fence or wall facing the street. 6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the responsibility of the City of Fresno Water Division=and may not be included in the CFD. 7. Street trees designated for this project shall be: E.Jensen Ave. Fraxinus americana`Autumn Purple'(Autumn Purple Ash) TRAIL REQUIREMENTS D. The pedestrian trail shall be designated within a pedestrian easement/landscape easement. The trail shall be constructed in accordance with the"Master Trails Manual". The subdivider is responsible for the trail construction. The subdivider is responsible for all landscape and irrigation improvements for and within the trail. Construction plans shall be submitted and shall include landscaping and automatic irrigation design. These plans:shall be approved by Parks,Recreation and Community Services Department. Landscaping within the multipurpose trail shall include large,medium and low-growing shrubs planted from 3'to 6'apart depending on the variety. Trees shall be spaced approximately 25' to 45' apart to provide 50%shade coverage onto the planting area and pathway. Landscaping adjacent to walls or fences shall comply with"Landscaped Buffer Development Standards". All planting shall be irrigated with an 3onique Salinas - T 5313 HK.doc J J — Parks,Recreation and Community Services Department July 31,2004 T-5313 Page 3 automatic drip system UGM REO UIREMENTS E. 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 the Sports Complex. The nearest neighborhood park is located on the northwest corner of E.Butler and S. Villa Avenues. The nearest neighborhood park scheduled to be constructed is at E.Church and S.Fowler Avenues. This is consistent with the Parks Master Plan. FEES F. 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 #17050) _— 3. Collect the UGM fee for neighborhood parks. 0�,, �UUC 1F ',.'6 rA}; 5�9 ��l! 60cA PLF,Nk1hr6 Z sarl .jUc C11-11r) Vcalley Air ><'011utic�rz C oiltrc�l District August 5, 2004 , Reference #493DEV2D04 Mike Sanchez � _ _ Planning Division, Development Dept. �(��jV LIEED 2600 Fresno ST �=u Fresno, CA 93721-3604 AUG - 5 2004 Subject: T-5313, T-04-37 Planning Division Development Department CITY OF: FRESNO Dear Mr. Sanchez: 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 non-attainment for ozone and fine particulate matter (PM10). This project would contribute to the overall decline in air quality due to increased traffic and ongoing operational emissions. Although this project atone 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 District recommends the preparation of an Air Quality Impact Assessment (AQIA) and a Traffic Impact Study to determine impacts when projects are of this size, unless an analysis has been accomplished for a recent previous approval such as a general plan amendment or zone change. Please indicate to the District if the project has been analyzed in a previous study. The District recommends using the URBEMIS 2002 program to calculate project area source and mobile source emissions and to identify mitigation measures that reduce impacts. If the analysis reveals that the emissions generated by this project will exceed the District's thresholds, this project may significantly impact the ambient air quality if not sufficiently mitigated. The project applicant or consultant is encouraged to consult with District staff for assistance in determining appropriate methodology and model. inputs. Questions regarding URBEMIS 2002 should be directed to Thomas Jordan at (559) 230-5802, 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 htti)://www.vallevair.oratrules/1 ruleslist.htm. District Rules 4901 and 4902 regulate the sale. installation and transfer of both wood burning devices and natural gas-fired water heaters to limit the emissions of PM10 and NOx in residential developments. Please note that on July 17, 2003 amendments to Rule 4901 where adopted by the District's Governing Board. Amendments to the rule may affect future construction plans for residential developments. Specifically: §5.3 Limitations on Wood Burning Fireplaces or Wood Burning heaters in New Residential Developments: Beginning January 1, 2004, 004 1^ 06 FAQ ; j�-3 "0 6064 PLA!Oi i,u _ �J C!03/gip- Ms. Sanchez August 5. 2004 T-5313.R-04-37 Paget 5.3.1 No person shall install a wood burning fireplace in a new residential development with a density greater than two (2) dwelling units per acre. 5.3.2 No person shall install more than two (2) EPA Phase 11 Certified wood 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. District Regulation VIII - Fugitive Dust Rules is a series of rules designed to reduce PM10 emissions generated by human activity, including construction, road construction, bulk materials storage, landfill operations, etc. A Dust Control Plan must be submitted for the 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 per day of material on at least three days of the project. An assistance bulletin has been enclosed for the applicant. Rule 4641 - 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. 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. There are a number of mitigation measures that should be incorporated into the design of this project to reduce the overall level of emissions. (Note. Some of the mitigation measures may already exist as City development standards. All other measures should be implemented to the fullest extent possible). This list should not be considered all-inclusive. The District encourages innovation in measures to reduce air quality impacts. • Trees should be carefully selected and located to protect the building(s) from energy sapping environmental conditions. A brochure has been included for the applicant. See http://www_coolcommunities.ora http://www.energy.ca.gov/coolcommunity/strategies.html htto://www.lgc.ora/bookstore/energy/downloads/siv tree ouidelines.ndf httt3://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. • Sidewalks and bikeways should be installed throughout as much of the project as possible and should be connected to any nearby existing and planned open space areas, parks, schools, residential areas, commercial areas, etc,, to encourage walking and bicycling. Pedestrian and bike-oriented design reduces motor vehicle usage and their effects on air quality. Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from vehicle paths: Sidewalks and bikeways should be designed to be accommodating and appropriately sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate, designed to facilitate pedestrian movement through the project, and create a safe environment for all potential users (pedestrian, bicycle and disabled) from obstacles and automobiles. Sidewalks should be designed for high g'`, UUti b . Ob r✓=,k :J C. 230 6O64 P_P.11,NiNti __ UU4/001 Ms. Sanchez August 5.2004 T-5313, R-04-37 page3 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 and well-designed 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 (rerlecting) roofing material "Cool Paving" Energy efficient lighting and high efficiency appliance Instantaneous water heaters Radiant heating system Awnings or other shading mechanism for windows Ceiling fans, whole house fans Orient the unit(s) to maximize passive solar cooling and heating when practicable Install electrical outlets around the exterior of the unit(s) to encourage use of electric landscape maintenance equipment Install natural gas fireplaces (instead of traditional open-hearth fireplaces) Install 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, 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/cooleommunitVtstrate_ies.htmi http://eetd.lbl.ciovfcoolrooft http://www.consumerenergyicenter.ora/indE-x.html http://www.sustainable.doe.gov/ 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 htto:/twww.dsireusa.org/ htto:/Irredc_nrel.gov/ http:/Iwww.energy.ca.gov/renewables/ • Construction activity mitigation measures include: Require construction equipment used at the site be equipped with catalysts/particulate traps to reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low sulfur diesel fuel (15 ppm). Currently. California Air Resources Board (ARB) has verified a limited number of these devices for installation in several diesel engine families to reduce particulate emissions. At the time bids are made, have the contractors show that the construction equipment used is equipped with particulate filters and/or catalysts or prove why it is infeasible. Use alternative fuel construction equipment. Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via portable generator set). Install wind breaks on windward sides of construction areas. Curtail construction during periods of high ambient pollutant concentrations. This may include ceasing construction activity during peak-hour vehicular traffic on adjacent roadways, and "Spare the Air Days"declared by the District. - Require that all diesel engines be shut off while on the premises (when not in use) to reduce emissions from idling. 14 'iD J fi) ` 9 �30 6CEA Pi_ANNI _ iJ 60 0 i W. sancheZ august 5, zany i-5313, R-04-37 Page4 District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements that are associated with this project. tf you have any questions or require further- information, urtherinformation, please call me at 230-5800 or Mr. Hector R. Guerra at 230-5820 and please provide the reference number at the top of this letter. Sincerely, Cynfhia Echavarria Air Quality Specialist Central Region Enclosures c: file ■ :Of FAY, 559 230 4 PLANNING — San Joaquin vkey Air POUution Contxot Distdct COMPLIANCE ASSISTANCE BULLETIN September 2002 (Update from .lune 2002) Fugitive Gust Control at Construction Sites Regulation Vill, 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 eKcavation,' transporting bulk materials, or travel on unpaved surfaces. "PMW is a tear apolied 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 forthis reason that the District adopted Regulation VI11 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 worts to limit dust, acid 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 wind lest methods are in Rule 901 I –Genera/Requirements. Carryout and Trachout. These requirements are found in Rule 8041 –Carryout and rrackouf. Garryout and trackout are materials adhered to vehicle tires and transport vehicles carred from a construction site and deposited onto a paved public road. Should carryout and trackout occur, it must be cleaned up at least daily, arid immediately if it extends more than 50 feet from the exit point onto a paved road. The recommended clean- up methods include manually sweeping, sufficiently wetting the area prior to mechanical sweeping to limit VDE or using a PM10-efficient street sweeper. A blower device, or dry sweeping with any mechanical device other than a PM10-efficient street sveKAper is prohibiled. ni...d.-- ir.........r len... . ....... u.- n...-. tuUll !UL' i PLANNING - �� O5 2'004 B' UI r Access and Haut Roads. Dust contra{ is required on all unpaved access and haul roads, and unpaved vehicle and equipment traffic areas at construction sites, per Rule 8021 — Construction, Demolition, Excavation, Extraction, and Other Earthmoving ActivlNes. Storage Piles and Bulk Katerlatls. The handling, storage, and transportation requirements for bulk rnaterials are found in Rule 8031 —Bulk Mategials. These requirements include: applying water as materials are handled,stabilizing or covering stored materials, and installing wind barriers to limit VDE Limiting vehicle speed, loading haul trucks with a freeboard six inches or greater, covering haul trucks, or applying water to the top of the load are options for reducing VDE from vehicle transportation of bulk materials. Demolition. Wetting of the exterior of a building to be demolished Is required. Demolition debris and the area around the demolition must also be controlled to limit VDE. Leaning up carryout and trackout must be completed according to Rule 6041. Demolition activities are also subject to the District's asbestos cute. Rule 4002—11fa(ionaf Emission Standards for Hazardous Air PoNufants. Dust Control Plans, For large construction projects, Rule 8021 requires the owner or contractor to submit a Dust Control Plan to the District for approval at least 30 days prior to - commencing construction activities. This requirement applies to projects that include 40 or more acres of disturbed surface area or will involve moving more than 2,500 cubic yards per day of material on at least three days during the project. Record keeping. All sites subject to the regulation that employ dust control measures must keep records for each day any dust controls are used. The District has developed record keeping forms for water application,:Mnaet sweeping, and for"permanent"controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or other durable materials. Pursuant to Rule 8011, records must be kept for one year after the.end of dust generating activities. Exemptions. Activities in areas above 3,000 feet elevation are exempt from all Regulation Vlll requirements. The following exemptions in Rule 6021 apply to construction activities: rp Blasting activities Maintenance and remode4ing of eidst ng buildings if the addition is less than 50% of the size of the e)ds6ng building or 10,000 square feat These activities, however, are subject to the District's asbestos rule. Rule 4002. Additions fo single family dwellings Mowing, disking or other weed control on sites less than '/z acre. Nuisance. Whether or not the construction activity is exempt from the Regulation Vill requirements, any activity that creates fugitive dust must not cause a nuisance, per Rule 4102-Nuisance. Therefore, it is important to monitor the dust generating activities and, if necessary, plan for and implement the appropriate dust control measures to limit the public's exposure to fugitive dtfst. This is a basic surnman/ of it�'pplios to Vic: c;c isliuclion industry. For inure information contact the Compliance Division of the District office nearest to you. a " y Efectn;c Oi?.,w;:y Corporate Real Estate 650 "0"Street, Bag 23 South Valley Land Services Fresno, CA 93760.0001 August 6, 2004 Development Department Engineering Services Division Land Division Section Attn: Mr. Mike Sanchez 2600 Fresno Street, Room 3043 - Fresno, CA 93721-3604 Dear Mr. Sanchez, We have reviewed Tentative Tract Map No. 5313. OUR FILE: Sanger-California Ave. #2 70kV Thank you for the opportunity to review the Tentative Tract Map No. 5313. Pacific Gas and Electric Company (PG&E) owns and operates an electric transmission line- located within the proposed project's boundaries. To promote the safe and reliable maintenance and operation of utility facilities, the California Public Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their project plans. Any proposed development plans should provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. Some examples of activities that could have an impact upon our facilities include permanent/temporary changes in grade under our facilities; construction of structures within or adjacent to PG&E's easements; and planting of certain types of vegetation under our electric facilities. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Because facility relocation's require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. Expansion of distribution and- transmission lines and related facilities are a necessary consequence of growth and development. In addition to adding new distribution feeders, the range of electric system improvements needed to accommodate growth may include upgrading existing substation and transmission line equipment, expanding existing substations to their ultimate buildout capacity, and building new substations and interconnecting transmission lines. Comparable upgrades or additions needed to accommodate additional load on the gas system could include facilities such as regulator stations, odorizer stations, valve lots, distribution and transmission lines. -PG&E remains committed to working with the City of Fresno to provide timely, reliable and cost effective gas and electric service. Please contact me at 263-7375 if you have any questions regarding our comments. We would also appreciate being copied on future correspondence regarding this development. Sincerely, 1v Nick Minas Land Technician co Huntan Services Svstem Department of Community Health Brad Maggy, Director Q Ia56 Adult Services Department �1 Children & Family Services Department fij2S Employment& Temporary Assistance Department August 2, 2004 �LE0v/-[C!:i�) L99999999 00009480 PE 2602 Mike Sanchez AUG 0 City of Fresno Planning Divts,L.„ Development Department. Development Department — 2600 Fresno Street CITY OF FRESNO Fresno, CA 93721 Dear Mr. Sanchez: PROJECT NUMBER: T-5313, R-04-37 PROJECT DESCRIPTION AND LOCATION: A 78-lot single family residential subdivision, rezoning from AE-5/UGM to R-1/UGM on 20 acres located on the north side of East Jensen Avenue between South Peach and South Minnewawa Avenues. LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH MAY RESULT FROM APPROVAL OF THE PROPOSED PROJECT. PLEASE LIST SPECIFIC MITIGATION MEAUSRES THAT YOU WOULD RECOMMEND AS CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY SIGNIFICANT ADVERSE IMPACTS. [ ] . AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to result in significant adverse enviror)mental impacts. [X] A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can be mitigated without further study or are not serious enough to warrant an Environmental Impact Report. [ ] NEITHER OF THE ABOVE INSUFFICIENT INFORMATION TO DRAW ANY CONCLUSIONS: The following additional information should be provided: Additional Comments: -- • Construction permits for the 78-lot residential subdivision should be subject to assurance. of sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be obtained from the California Regional Water Quality Control Board (RWQCB). For more information, contact staff at (559) 445-5116. I-'-"I FLI!ton Mall/ P.O. BOX 11867/ Fresno. California 93775 /(559)4145-3357 / FAX (559) 445-3379 Mike Sanchez T-5313, R-04-37 August 2, 2004 Page 2 • Construction permits for the 78-lot residential subdivision should be subject to assurance that the City of Fresno community water system has the capacity and quality to serve this project. Concurrence should be obtained from the State Department of Health Services, Division of Drinking Water and Environmental Management (DDWEM). For more information call (559) 447-3300. • The Fresno County Department of Community Health is concerned that abandoned water wells are not being properly destroyed, particularly with respect to new development projects. As city boundaries expand, community services are provided to areas originally served only by individual domestic and agricultural wells. Improper abandonment of such wells presents a significant risk of contaminating the city's community water supply. For this reason, when development occurs, it is extremely important to ensure the safe and proper destruction of all abandoned water wells. Prior to destruction of any existing agricultural well(s), a sample of the upper most fluid in the well column should be sampled for lubricating oil. The presence of oil staining around the well may indicate the use of lubricating oil to maintain the well - --- pump. Should lubricating oil be found in the well, the oil should be removed from the well prior to placement of fill material for destruction. The "oily water" removed from the well must be handled in accordance with federal, state and local government . requirements. Transportation of these materials on public roadways may require special permits and licensure. The Department of Community Health is available to provide consultation in cooperation with your city in order to encourage the proper destruction of wells and safeguard our water quality. City staff may contact Ed Yamamoto, Environmental Health Specialist, Water Surveillance Program, at (559) 445-3357 for more information. • Appropriate measures should be incorporated into the project to minimize potentially significant short-term localized noise impacts to noise sensitive receivers caused by the operation of construction equipment. Construction specifications for the project should require that all construction equipment be maintained according to the manufacturers' specifications, and that noise generating construction equipment be equipped with mufflers. In addition, consideration should be given to limiting noise- generating construction activities to daytime hours as specified in your municipal code. • The conditions as described in the "Conclusions and Recommendations" section on pages seven (7) and eight (8) of the Acoustical Analysis should be accepted as mitigation measures for the project. Without these measures the proposed noise Mike Sanchez T-5313, R-04-37 August 2, 2004 Page 2 sensitive receivers will be subjected to a level of noise in excess of the City of Fresno Noise Element standards. Although not specified in the "Conclusions and Recommendations" section, the Acoustical Analysis clearly indicates that the recommended sound wall will not mitigate noise impacts for two-story homes located within the 70dB DNL contour. It is recommended that two-story homes not be built on lots 20, 21, 22, and 23. REVIEWED BY: Kathleen Boyer, Environmental Health Specialist III (559) 445-3357 kb cc: Ed Yamamoto, Environmental Health System T-5313 Valley Land Development City of RT2Tn, Ali, Department of Public Utilities Solid Waste Division 1325 E. EI Dorado • Fresno, California 93706-2014 (559) 621-1452 www.fresno.gov August 11, 2004 TO: Mike Sanchez, Planner III Development Department, Planning Division THROUGH: Robert Weakley, Chief of Operations Department of Public Utilities, Solid Waste Division FROM: Donna Leslie, Staff Assistant Department of Public Utilities, Solid Waste Division SUBJECT: TT 5313, Solid Waste Conditions of Approval — - The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting Tentative Tract Map 5313, which was submitted by R.W. Greenwood Associates, Inc. on behalf of Mike Pistoresi. 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 5313 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. P\Conditions of Approval_TT5313.wpd City of PUBLIC WORKS DEPARTMENT: DATE: August 4, 2004 TO: Mike Sanchez, Planner III Development Department, Planning Division THROUGH: Jose Luis Benavides, P.E., Transportation Manager Public Works Department, Engineering Division, Traffic ning ection FROM: Louise Monroe, Supervising Engineering Technician Public Works Department, Engineering Division, Traffic Planning Sectio REZONE APPLICATION No. R-04-037 OWNER (S): Limited Liability Company APN (S): 481-050-07 FROM: AE-5/UGM TO: R-1/UGM LOCATION: Jensen between Peach and Minnewawa Comments/Concerns: 1. Trip Generation a. Existing: 10 Vehicle Trips per Day (VTD) b. Proposed: 746 Vehicle Trips per Day (VTD) AM Total Peak: 69 Trips PM Total Peak: 79 Trips 2. Highway Capacity a. Jensen Avenue: Expressway 1. Existing Lanes: 4 lane divided 32,000 VTD 2. Year Counted: 2002 eastbound=7182, westbound=7073 3..- Projected Lanes: 6 lanes divided 56,000 VTD Note: The City of Fresno's current records are either out of date or not existing at this location. In an effort to get a better understanding of traffic impacts due to the development of this property at the requested zoning, the owner/developer shall provide the City of Fresno's Traffic Planning Section with.a 24 hour volume count report. The report shall show the actual "raw" count taken on a Tuesday, Wednesday or Thursday. Holidays are to be excluded. (Counts cannot be taken during any given week containing a federal holiday.) Contact Public Works, Traffic Planning, at (559) 621-8600, for additional information and Engineering Services at (559) 621-8690 for Street Work Permit requirements. 3. Traffic Impact Study (TIS) required: No Page 1 of 1 C:\Louise\R EZONE\R-04-037.doc City of ' DATE: August 9, 2004 TO: Mike Sanchez, Planner III Development Department, Planning Division t THROUGH: Jose Luis Benavides P.E. Traffic Engineering Manager 9 9 9 Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Divisio SUBJECT: TT 5313, Public Works Conditions of Approval (Jensen: between Peach and Minnewawa) The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map 5313, which was submitted by Limited Liability Company. The following requirements are to be placed on this tentative tract map as a condition of approval by the Public Works Department. General Conditions: Provide handicap access ramps at all corners within the limits of this subdivision. 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:- Submit the following as a single package to the Public Works Department for review and approval: a. Signing and Striping Plans (The signing and striping plans shall be done per the current Caltrans standards.) b. Street Construction Plans c. Landscape and Irrigation Plans (Median Island and Street Trees within all Parkways) (' Ll Frontage Improvement Requirements: Major Streets: Provide Median Island Landscaping on all Arterial and Expressway Streets and Street Trees along all parkways (60' spacing) within this subdivision. Jensen Avenue: Expressway 1. Dedicat 88' of property, from section line, for public street purposes, within the limits'of this subdivision o meet the modified City of Fresno Expressway Standards. (65' from center line) 2. Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be constructed to a ten (10) foot pattern. 3. Construct expressway barrier fencing per Public Works Standard P-74 and P-75. Provide a cross section of the proposed multi-purpose trail to the Planning and Development Department. 4. Construct twenty (20) feet of permanent paving within the limits of this tract and transition paving as necessary. Pagel of 2 CALouise\TP.ACT MAPS\T-5313 Jensen btwn Peach&Minnewawa.doc 5. Construct an underground street lighting system to Public Works Standard E-1 within the limits of this subdivision. Spacing and design shall conform to Public Works Standard E-10 for Expressways. 6. Relinquish direct vehicular access rights to Jensen Avenue from all lots within this subdivision. Interior Streets: Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs, and underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk patterns shall comply with Public Works API Standards for fifty (50) foot and fifty-four (54) foot streets. Street Trees shall be planted at approximately 60' spacing or a_minimum of 1 tree for each lot. Corner lots and lots with street frontage on more than 1 side are required to provide additional trees. 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 59 a.m. / 79 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is not required. 2. The first order of work shall include a minimum of two points of vehicular access to the major streets for aan phase of this development. 3. 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. 4. Re-design the local interior streets to = a. eliminate the creation of a local 4-way intersection b. eliminate the creation of an over length local street. (South Villa Avenue and South Lind Avenue) UGM Requirements: This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees. Jensen Avenue: Expressway 1. Construct three (3) 17' center section travel lanes and construct a raised concrete median with 250' left turn pockets at all major intersections within the limits of this subdivision. Dedication shall be sufficient to accommodate additional paving and any other grading or transitions as necessary based on a 55 MPH design speed. 2. Design and construct a Maior Street Bridge at the intersection of Jensen and the Washington Colony No. 16 Canal. Page 2 of 2 C:1Louise\TRACT MAPSIT-5313 Jensen btwn Peach &Minnewawa.doc c_, within the limits of —nund street lighting systP' �o,ion shall . f city of DA TE: 4 Novem TO: nchez, Planner II So - ment Department, Planning Division se Luis Benavides, P.E., Traffic Engineering Manager THRpUGN Public Works Department, Engineering Division FROM: Louise Monroe, Traffic Planning Supervisor Public Works Department, Engineering Divisio SUBJECT : TT 5313, Public Works Conditions of Approval-REVISION 2 (Jensen: between Peach and Minnewawa) The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map 5313, which was submitted by Limited Liability Company. The following requirements are to be placed on 'his tentative tract map as a condition of approval by the Public Works Department. seneral Conditions: rovide handicap access ramps at all corners within the limits of this subdivision. iderground all existing offsite overhead utilities with the limits of this map in accordance with Fresno ! inicipal Code Section 12-1011, 8-801 and Resolution No. 78-522188-229. bmit the following as a single package to the Public Works Department for review and approval: a. Signing and Striping Plans (The signing and striping plans shall be done per the current Caltrans standards.) b. Street Construction Plans c. Landscape and Irrigation Plans (Median Island and Street Trees within all Parkways) stage Improvement Requirements: ►r Streets: ide Median Island Landscaping on all Arterial and Expressway Streets and Street Trees along all vays (60' spacing)within this subdivision. d )risen Avenue: Expressway Dedicate 42'of property, from section line, for public street purposes, within the limits of this subdivision to meet the modified City of Fresno Expressway Standards. (65' from center line) Construct concrete curb and gutter to Public Works Standard P-5. The parkway shall be constructed to a ten (10) foot pattern. Construct expressway barrier fencing per Public Works Standard P-74 and P-75. Provide a cross section of the proposed multi-purpose trail to the Planning and Development Department. Construct twenty (20) feet of permanent paving within the limits of this tract Anr' +•��-"` as necessarv. oonique Salinas 5313 conditions Milo -)c Paoe `y o, PUBLIC WORKS DEPARTMENT DATE: August 1.2, 2004 TO: MIKE SANCHEZ, Planner III Planning ar:d t)evPlopment Depal tment FROM: .JOE PAFF, Engineering Techr ilia, F!jhlic Work£ Depar.rnent SUBJECT CONDITIONS FOR VESTING TENTATIVE TRACT 5313 AND CITY OF FRESNO CUMP-:IUNITY FAC _ITIES DISTRICT 1. If approved by Council, the following features n-.ay be maintained by a Community Facilities District. • MRintPn•,nce of all Landscaping and Irrigation systen is as approved by the Public Woks Department within the street easements, including 50% of the center island median, and the 26' wide landscape easement(Outlot B) along the property lines that back-onto E. Jensen Avenue ani:: witnii i Oatlot C. • Maintenance of the portion of Sound Wall located within Outlot C. • Maintenance of all local Streets, Curbs and Gutters, Sidewalks, Medians and Street Furniture within the boundary of the tentative map as approved by the Public Works Department. • Main,enance of ail Curbs and Gutters, Sidewalks, Medians, Street Furniture and ti le Street(to c^r.`.erline)as .2poroved by the Public Works Department within E. Jensen Avenue bordering the te.Ratite mar, • V, :`%tvvance of all Curbs and Gutters, Sidewalks, Medians, Street Furniture and the Street(to certerline)within E. Grove and the small section of S. Lind north of E. Grove bordering the tei:sc:ive map. • Maintenance of iiII Street Lights as approved by the Public Works Department within the boundary of the tentative map. • Ma.:itenar::e .)f ai: Street Trees as approved by the Public Works Department within the boundary of the te-ltative map. 2 Should the City Council not approve the annexation to a CFD of any or all of the maintenance items listed in section 1 above , then the property owner/developer shall create a homeowner's association for the m;;::nterance of those items. Any chanc;� s`tectir•.... rhe :`ems to these conalwnns requires revision of this letter. If you have: al-.; ;,lease c-` n.e ai 369:- Fila,\wordlcfd2k tm-apre Aew\tt5356 T' 1 - T-li I. I- I^ -�^ _I U`.`1.`=- • =u r M l L 7R Irl— PL-1,4N1ltiu _ rq 1. c CT:. OF�1 Ft.t --FT;C 1. CC ?FAV=YORlA' A.N,�.Hry.117 M AGFNCy �2�TQ'�]1 4 �Tl_y 1 1?�f i;iR f mtmu DE P.A.RTMENT OF TRANSPORTATION 1352 WEST OLIVE AVENUE "~ 7 P.O. BOX 12616 FRESNO,CA 93775-2616 PHONE (559)445-6666 F7�yo.r pcwcr! FAX (559)466-4058 Be energy efficient! TTY (559)4884066 July 21,2004 2131-ZGR/CEQA 6-FRE--180-62.4+/- R 04-37 & T-5313 Mr. Mike Sanchez City of Fresno Development Department Planning Division 2600 Fresno Street Fresno, CA 93721 Dear Mr. Sanchez: We have reviewed the rezone and map for the proposed 78-lot single-family residential subdivision located on the north side of East Jensen Avenue between South Peach and South Minnewawa 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. This project is below the 2025 General Plan MEIR 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 combined with the numerous other residential projects in the area, this project's impacts 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, We note that the project proponent was required to conduct a noise study. Caltrans requests clarification on the criteria the City uses when determining that a noise study will be required. We previously reviewed a variance for a hotel located on the southeast comer of State Route (SR) 41 and Friant Road. The variance was to reduce the freeway setback from fifty feet to twenty-five feet. Such a reduction in the setback will increase the noise impacts on the hotel, but this project was not required to prepare a noise study. Please respond in writing with the criterialprocedure that the City uses to make these deterniinations. The City should consider a transit alternative for this project and evaluate such an alternative in the EIR. The project is small, but when combined with other residential "Coltrans improves mobility across California" Mr. Mike Sanchez July 21, 2004 Page 2 projects in the area, there is sufficient development to support transit, and early planning could make such an alternative feasible_ Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their review and comment. Please see Attachment Number 1 for other recommended transportation alternatives. Please be advised that any future development adjacent to a State Route, whether the entitlement is deemed by the lead agency to be discretionary or ministerial should be sent to Caltrans for review. If you have any questions, please call me at(559) 445-6666. Sincerely, MOSES STITES Office of Transportation Planning District 6 Enclosure C: Ms. Barbara Goodwin, Council of Fresno County Governments "Calrrans lmprovm mobtfiry across California" P. JUL.�1. Ph1 GAL i KANS ATTACHMENT NUMBER 1 CALTRANS RECOMMENDATIONS FOR TRANSPORTATION ALTEP,NT gTIVES Ongoing development throughout the City of Fresno, including this project, will make traffic operations significantly worse by adding considerably to delay and congestion. Transit alternatives can help reduce congestion and delay and reduce overall degradation of air quality and gridlocked intersections. The City of Fresno should focus on ways to eliminate trips in addition to enhancing capacity. Transportation alternatives the City should consider include standard highway solutions along with the following: 1_ Park and ride facilities on site or within the proximity of this project. 2. A study of the general accommodation and provision of mass transit in this area to provide insight on ways of increasing transit usage. 3. Exploring the potential of commuter shuttles. The shuttle could be financed through an assessment district and provide a way for individuals . to utilize a park-and-ride facility or commercial area parking lot and be shuttled to various commercial/office centers within the area_ Commuters who need to go further could use City of Fresno transit if the City planned for convenient connections. This may help to reduce the Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System. 4. Providing for continuity of non-motorized transportation. 5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit passes for employees as well as including as a condition of project approval a covered transit stop as mitigation for project-related impacts to the transportation/circulation system. 6. Exploring the potential for linking the purchase of a monthly transit pass with new residential development as partial mitigation for congestion and air quality impacts, and to ensure the long term viability of public transportation. CITY OF FRESNO - ENVIRONMENTAL ASSESSMENT / INITIAL STUDY FINDING OF CONFORMITY/MSIR NO. 10130 Pursuant to Section 21157.1 of the California Public Resources Code DATE �CItiIEL�}FRL�NG: �L�.;�.t 3' (California Environmental Quality Act) the project described below is LIFI determined to be within the scope of the Master Environmental Impact PM `: �7 Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. Initial study is on file in the Planning and Development Department, CITY CLERK, FP,FSNO C City Hall, 2600 Fresno Street, Fresno, California 93721 (559)621-8277 Applicant: Initial Study Prepared By: Valley Land Development Mike Sanchez Planner III - 413 West Yosemite October 13, 2004 Madera, California 93637 Environmental Assessment Number: Project Location (including APN): Rezone Application No. R-04-37 North side of Jensen Avenue between south Peach and South Minnewawa Avenues Vesting Tentative Tract Map No. 5313/UGM (APN: 481-050-07) Project Description: Rezone Application No. R-04-37 proposes to rezone approximately 20 acres of property located on the north side of East Jensen Avenue between South Peach and South Minnewawa Avenues. The rezone application proposes a change of zone district from the AE-5/UGM (Five Acre Agriculture Exclusive/Urban Growth Management.) to the R-1/EA/UGM (Single Family Residential/Expressway Overlay/Urban Growth Management) zone district. Vesting Tentative Tract Map No. T-5313 proposes to subdivide the subject property into a 78-lot single-family residential subdivision to be developed at a density of 4.37 dwelling units per acre. The property is within the jurisdictions of the Roosevelt Community Plan and the 2025 Fresno General Plan. Both plans designate the property for medium low density residential land uses (2.19 to 4.98 units per acre). The subject site is currently vacant and is predominantly surrounded by single family residences and rural residential dwelling units. Conformance to Master Environmental Impact Report (MEIR No. 10130): As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for medium low density residential planned land use. The requested R-1/UGM zone district conforms to the medium low density residential land use designation as indicated by the 2025 Fresno General Plan, pursuant to Section 12-403-B-2 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 uses beyond that which already exists or would be allowed by the above- noted planned land use designation. Moreover, it is not expected that the existing and future development, per the requested 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. 10130 have been applied to the project necessary to assure that the project will not cause significant adverse cumulative impacts, growth inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided by CEQA Section 15178(a). Finding of Conformity Under MEIR No. 10130 Environmental Assessment No. R-04-37/T-5313 ,Page 2 October 13, 2004 Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use designations, include impacts associated with the medium low density residential land use designation specified for the subject parcel. Based on this initial study, the project does not change the land use indicated for the subject 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 staff's finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions). &ZZ3 Darrell R. Unruh Date Planning Manager, City of Fresno KAMaster Files-2004\'REZONE\R-04-037,T-5313-valleyLand-MS\MEIR Finding of Conformitympd Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. R-04-37/T-5313 Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. R-04-37/T-5313 ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST POTENTIAL ENVIRONMENTAL EFFECTS EA NO. R-04-37, T-5393 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 si 1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas 1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation 1 2.3 Generation of objectionable odors 1 2.4 Generation of dust except during construction 12.0 HAZARDS 1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances 1 12.2 Site subject to flooding 3_0 WATER 1 12.3 Adverse change in course of flow of flood waters 1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents use 1 12.5 Potential hazards from landfill and/or toxic waste sites 1 3.2 Use of large quantities of ground water 1 3.3 Wasteful use of ground water 13.0 AESTHETICS 1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view 1 3.5 Reduction in groundwater 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 archaeologica 1 4.3 Premature or unnecessary conversion of prime site agricultural land 1 14.2 Construction or activity incompatible with adjacent historic site 5_0 ANIMAL LIFE 1 5.1 Reduction in the numbers of any rare, unique or 15.0 ENERGY endangered species 1 15.1 Use of substantial amounts of energy or fuel 1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources c 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 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 environmentz 9_0 LAND USE effect in this category, or any such effect is not substantiall 1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is als 1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to th 1 9.3 Induces unplanned growth particular project under consideration. 1 9.4 Adverse change in existing or planned area characteristics "2" Moderate Environmental Effect The proposed project will have an adverse environmentz 10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be c 1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. However, this effect is not substantiE deficiencies on existing street system enough in itself to require the preparation of an Environmentz 1 10.2 Cumulative increase in traffic on a major street for which Impact Report, and is mitigable through project changes ani 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 categor 1 10.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that thi proposed project has a potentially significant adverse effect of the environment sufficient to require the preparation of ai Environmental Impact Report. V a) mLL �{ x - X C E 5 O m W a) U - O cn > p O w cCL N o o � ° p T LczU `O (1) C U c. - .Q am m ° p C- C- 0 _ O ` �.� cn ft V C CL Z f +L. r .. QmUOwLL m ca wCL _ _ _ Q U m a) c) C y c) C CD (Daa)) c) C p Q p c c E a c E o c E ce) Y ._ m e Y ._ m e Y ._ m e J W omUL2 amps a ca a � � o °' > �.0cn > � om > a.S a) c•E a) c c a) U in c _ ° cn c O ° m c O _ O W c c c c c a c c c (� > c E m a) c E m a) c E c C a) Z CL m FL m 0 CL 0 CL m 0 p c o c o C W o a) a) (2) E E E W Z Z o a, o a, o a, Z N 2 M. c nac) c cc c m a m g m g �! -Y J o of m O Nis O N m oa a oo a -CL oma . o � mm ami amm W Q U 0 W o � m o E u-) c o O N _3 0 oC cn O o a) ami ) Z ' a) — O Z p N J ° C m L. J L a) a) m Qa. W O o x ami ° a) c ai o c p 3 �' ID .E C w c W c � a) OQ - m e oQ �n 0 c in (7 m a) - c cn a) a) O > o m o 0 3 ° c o m C ° c No �, c O m m y o a) O U m 0 > m U m CV 0 > a) N _Z C -M CO - ° 'fin C m M C N j M a) m O JNG m � a� > > a a) - mE ° CD mEo mm2 % LU C14ac) _a`� ca m U) cn 0 -o E s � � a) . a) U Z LL � N c L U C -c E U d 0 O U d C C � m N W � � a) o � U s � 3r — > m0cn= moa) cn0 C4 a E O. LL N a) C cn an d 'cn O7 C Z O •O N O '' LLJ F4 O E � O N O 2"' cn U m C - Q N O cn o m ._ m cn m w _ w e m m o m m g c 3 ° c (n c c c m LU m c N U c a) m a� ooC`+ N � c � a) m .o ° mOoa) � a) m ° a) moEEn `r) a�'ir a) W o `-° o' omm o � EQ o - � mENaoim o > c a) o �, r c ca c O c c m C o c m C Z o p -o M o U) a o o CL cm o b m c c >, W a ° c n (n m a) `o c H m c c ai c c o a) 3 cE Z o cn Q c p a) m m w cn c` -a _m m w a.E m o m ow E C a) E c m cn c _ N � > m _ J w U a) W m C7 coi .2 j m C N o v c cca c a) a) O LU na) m c m O .2 -5 C) Z - c -j a) ? � � a c U a"i E L � �U cm M o � Q LU o >, CM o O_ 3 � ° o > 3 `� m of 3 m ° c o`a° c a) c .O _c .� o U r a) ° a) L �. m a) CO O c ca m ca Q � a) o . E me c Y . aoi �, n m m ° p mC7 m'o > mC� o m C . ° °)m M U U U U) U O C � E J W a) C d.� •N a) > C C O a) tM " a) oo m ULO c C14O c > � c a) '� ° E c `° " N C a) O a) r U, cn cn a) U7 U > m C m N a) C C m C m 'o O O O " -0 M M - •3 LL o m I- c E m Ca) c � cb c�c m a) c � ay m a) ' •C o � f~ ° E ° m m c y m m 5 L m C O L cca '° M OC cn �' N Q 7 m C y r �" 'C � n C a) C a) U m U o N c a) •" m C N C. 7 m cn C N c -- ° a) `c U E c m w 3 o c c in c a) m u o O Q O E G ° a) � O C o N •C ` •p C c a) 0) c N CL m Z c CL H C m c c m a) Cl E 3 c m `C° o > aci E om O a) c c m m � ._ a°) a22 Ci a) m e a s aCi a) a) � 3 c a) m r Z E m E � noo 2 U) m cEscc' Eo c E m a) •o m m c _ O m c a) c c a) r a) c > U s Q s 0 4) O O) C O. c o C. 3: LLI o C o M U m O ^ y G W >c � �' > Ec .ma) > LricnoE > � oc) U .-c w c0 •_° C > D._J^-., N o` N� O n > °' C -y c>9 m o 3 a) ai �w., r C m ^— C N C C C C_ n C E .� C •V ^) c CO 5 m w .C: CD O L F- m O n L L Z X LL W X O y 04 0 X 'f. X t4 W n a).. a CM.� a CM-- a m Um cc cc a� cc a� cc c c c c O Q 0 .° co E c-ca n o c-ca n ,m n M d LL o o d o d o E.a) ca O O c a>i O c) > O co) > O c > n._ a) n•_ a) n.- a) r W cn c 0 cn c 0 _ cn c 0 cn c 0 o O O > m 2 c a) (� ca c ani S � O c aC C: ni j m c a) a) (L CL m0 � E- a- m0 CL m0 � E= a m0 °' Z � W `o c 0 - E o U W F- m E m m o Z W o = o ` C n �--Z W n cn n m o W ca a) m c � m w ! c) d U � J CO acmra a0 (n 0 we O a — Q °- o � -a O2 - 'a oo � Ca comm aCL LLI L~ — cn >, o c o m es -o c L m a) c.) o)-o m : om o cOC o mcmcn > •- cmo ~ W o cn 3 o a� Q v o a `O o- 3 ° c n.a ca (� Z �i C w > 0 C m O U ._ .y. �O C n n > E LLI Q j c c E m aa)cn LO lo _ 3 m I c a) a� c cn n m d y cn -- c„ , n O L a� -o m a) O - 7 c O O U N N C C N Co a) 0 `_a) H a) O rn rn L .� IQ C _ p c Ec ^-6 - o E � nOc3 a) cE cm = a (n C a) O = U ,•- N m m 'o a) a) c` = m cn i J Z (n E -----cn O. ca a) N O a) _ m 'a a) -C > m .0 , `O U Q to In m acne -o (n ca cn '^ c o E o > is is a) :° � o 1 ZW o o c y c a� _ � L � n0 O � - c c = c y � C < cua a' m .`r° E o 'c 2 c 0 a) c a) " _ °' n cca c LL ca _ a� L iscoa� ma) cmY - a� o $ c �' >;m 42ya E c = In �� CL 'rn N n (C6 Q) n n' `O = E •O c a) N y U L U > � i Z. O 0 �•� n m y U m L)..c > c cn -0 C)•c L cn N ? m E m a� cn a� E a) nc m m - m m . (� Q > (n >, (n E o p c m o = C O E mcn > W CL a� E m c c co n-1 o o = o -o a -'' S U C Q c = cvo E c m�� = 3m.1 c c � L fE m 0 Z _ m cn N > c ui N O n O m Q > C w 0 W - � cn `O o a� -o a� _ >. mw o E m m o � E � Q c p ca a) 2 -0 N :a •3 3 y N E O Oc cn U C n•(n n. C W o U E •u >, �.� m L y c cn c c) U m o E m Lit J � E cn C C - - aa)) � aci �' n o � oo a� � n � � mm3 I— Z 3p coca) - > cu, 2m mom - Eamio � c0 O C Y m fn L O .� c N = N O fn (.cca D.• c Y a) a) - E O o E o j. UO U) 'U L 3 to `p pu Q7 p = G Q y cm cn n c"a m >, a) cn m o S y o 0 o v� C7 c U o ai a� m e a� > m y cn . U o E E T c c cn �, o t') O '- U U U ' n 0 = a) a) mo O U C m U M ~~ a) O 3 YO U_ L y L a) L U (n O (O C c m c a) 3 Q) LO CL 0 0 (a L _U m 0 O N L _O E m o C O CCn > m m L O O 0 y d U cn > cn a) C2 C U n N U c m ci>C 'O d a . .C M 5 c ca _ C d O U N �. ¢ con in C C C •E ` -o •C a) m O m 7 Y 0 U O O O C y •O cn N a) n m O) m ._ -0 c - p m2 � � � onQ) c•O °a ymcEZ coca ycccaocn a� c C`� iii U .0 O O ` m -O O m y 0 7 O y C... > j O c ° cc Q > o G ' O cn C > U c 0. 0 Co U O'� y c-, p :- ¢ in c-R 6 L, a) " p `-' in L Oc a, c vOi ca m E a) •-nJ c c O -0 n'm `O - OU zo C c L c m U c° E C N n o o c '� ° N. m c c "' aci 'm C �l a� O c > U m E E a� E c; c -o c in m e ,- > 3 mm n-- •X > E � ma) •o 0 c a) o cE L;J N `'7 ° .`J = O` L O c O O O cU6 U L C a) 3'_. a' n m C a) O ti �"— m c a) cL9 c '^ U O d a) _ o .o o r m Z V ti a) D o m. E c `o .E c3 '� H U E a`ni L ? m m °n E c vi E L cn 0 0 � m U o a� m m � a) m n tC r_'+ Ln _ _ O_... m " tea) c0 m C _. m c n LL W X ; X 0 CD N ❑ M '"•' ' _ r U O Q X .. X .N D U Z ❑ M J W c ° c ° -12 t- a LL E ° Q a) m CL ECD E 0 CD O OLLI� mym Ch 0a ma CL U d. ❑ ❑ LiW > -00 0 Z T ❑ m WLU U a ZZ Cr)Cc) O Q +-+ W :. vZ N 2 LLJ � m dz a V a O O O O W a -j LLI LY LL' tm Tm 3 _T - ° 0 Nm E a) as a) cm L LU r O `• fD fn N C fn (n L) Z '_ U '0 •> m �p 0 7 CD c C '� X N m CM "O N CD L C 0 L U LU L L y m C O !� 0 X 0 y ` '� C7 m aQ O o vE. m C o E `° acm c c CD CIA m c cn m `° oy y m E CD o m O O m ?) o CD cn c o ° cn c ° N ° c o c" a � , � Z � � N m EEE c c m. 0 .._�'_� � � Uai me U) Q m a) rn E y c = o ° = Q - ° a) LLI O C) �_ a. maim °) E o rri .o E ° a (� m3 - 0. mo- aciCD a°i ° om ccn - mQ cm z y., m m E m e LL _ > c0i 0 � aE � E o� <ny c 0 c mm � o Cn _- LO Q� c cC0 C m OU m m -d m L 7 ° N CS = O - CD - - O c C-4 c m `�° aUic '0 Ern c c c m "� o Z O = m ° c m e c 0 m c .� ° am) m a) m m a g m o) m O o f - - CD > ai 'o c cn U ° a) o �- m N -) o c o � L mc. o- - cL c 0 ami O a2) > oU � = c 2 m o m O W � .m m c c m Ci a � � ami 1 c a) � c oU U ❑ ❑ m e � m o c E 0 0 c o L o ai = a� 5 U Z L "m � �O E c j cn U CM m 0 C LU cn to o vi m 7 CD C _ C C c 0 •n N L _ Q S E c m S • 'o c o o c m m ° L m m 0 W ami c ° m m o m m cm— a L -Ze = SCD m = 0 m ti LU "CEZ a) a. m3.c 0 c � � - m Qs o }- Z c ; c N m E m o c o O a m c = T" U T a� o)a) m m 0 0 > E n _O m L C m c c c ❑ > m 0 c c m .00 ° c c c C U a) � E c c > F- CC m c a 0 m m m 0 m m > .. vi ° � m ° O � Q m o m o m c c 2> c> o c m .o E C c ` y m acn � Cl) O c �'cn E o "� E m 0 c -1 E m c (D `D ° (n a `�° �° T- F-- g o �^c c 'o c m c c' L cn n o -c y m C Ln 'o a) ° a.3m `> "mE cn � �CD c � � ui E J � m m ° L C o c o r a c o c m a m ' o 0 F- Z` c a) a) O ° o x .0 • m > a 3 0 - N a) N c`a m > c m c W CM x m o d C cn CA 0 0 g m •` fn m p 0 m C O .� a 0 c6 m c N O M L c m m c m 'm c o c c E O m ai 0 �t o (D o � comc oc cQ m m � m � N EoS C) L C 'o ^ m 0 m O C 0 ° C "m U O _ O C O Z a) 3 c) m o` `n ° = °) E o c `� 3 N ° m a) a o m ° E ._ c cc 3 c m umi y m p U c �_ m o N __ c c c m Q - m a) T r E L C c �- O N d O > m 0 0 O . Z 0 G C m C U -C E vi O c � L m m 3 `o C- CE 0 m -M N C U .• rz O Q o m O O .0 O ._� 7 N >'O C C O(D C •5 'tn C O C >, C ` _ N W O n y C _ " O _ c6 C > 7 U m U 0v7 m .0 y - 0 U O m Q CD U C r 0 ^ C 0 O m r cc C- .2 'm �- cA m cn c o t m c _ c. H N T m CIA a) r; U m ca (I ^ Q - U C j ^ C; - U W LL X x LU x x x x . 0 L - x x .. x CD O m x 171 r LLJ ❑ Zm cl I M Q ❑ U 'a �' w W .n -0 c m. o ^� c m -- o a) c c c c c c -- J c c m c _ m c c = ca a c ca a c m a c E O a. d `° (M CL E � � EaE E � CD CL 0)E CD ac ACL m wp n .c o U •c. o U C or C Or or - p W c m m . E m m m . c a) m c -a m c m m a= c > ar c > a ar c > a c > a c > a d U a �. o a a c o a a a c m a a ma a m a a a Z 0DCL0 oa. aoo oC aoo a. 00 a. 00 � a) LU W U � W W c c c c r - Z _N 2 0)rn o) 0)o ) 0 d Z J Y J O O O O O O O CL a- a -J � W ¢ v — = c -0 a >, a o a - a -0 o c F- W o cEr -� -r, CD oco _ y c c c UZ 'i on � om o..9 tea ` mm � `° u ¢ LJ.I 0., o m u E m E -0 o -0 ,2 c E E o L) �a d 0 E u 8. c U a m a c c d c o m 3: E r m c - n o m o .O a a coU cc c c a °� E r d U>, - m m > Z o a d m m o `� > c ¢. cc 0 o a 3 c m c c a a ur a) c a m o . � .0LLJ n � cno � E � cm 30 n y � � z LL +-� c O` a) cmr a? Q) (f d a m '^— vi — ui W a aCD a m E m m o -0 3 '3 E a a) c c m ICE U') E o � r = o ca " mom oi� l m > -moo Z.O. G �.a m a> `o M ` G L U .. G E a) 0L' N O m c r U m m m U > c " c _ _0 m E cu •c a 3 p = - m m M a - o M w CD j _0 o c E c a `o vi p E ami a w c a o >o, p W -o o a n o a a r �^ o m o o w U O - w c a c w E - rn a 'C c G > o •� c o ❑ m w _ >, c m a u) o o c o 0 0 n 3 aci E Z ❑ - c U7 O r 7 U a c U o U W U) L) cn �, m -0x — aEo � � c a Q m d o c °? o a s o 0 0 a w �Y tB LU o m •5 a o `° c m .2 E c o a E ami Ll.l J c � Um � a ro. r F- 3 c m '� m o Z a o 'x > .n - a Z o o c E U) O m e V U m a a) - - ca 3 �-' -0 m a cD m o Q > > -0 n t E or- 0 m c o m a 3 2 ] Q c o`) o No :° a vi o m `n ` ma c `m c m c)� E 0 a a) m m > m) M c a a o m o m m s a o a3i a M F- c m o E �' c m m c o c a) r c c c m 3 _c m `c : E w m m - o m E2 m a) 3 m LO m M cr m m m m a i a) m e > cn > � � s m y a � - a) a c E c o E C 3 a y m a c a o -C `oi c (9 aL' m O` G G7 (fl c = m = >. a (n fn w C a G a 3 a > c a o r R a a a) m c Ems; = o aoo' mew ti -0 u' s U) a) m 0 o c c o r a m a - E n n o o a a w m Z E m c � .5 .0 nm c o o` c= m m 3 ai c c m ca -0 - m m o a �, c �' c 3 c =r CD c � G o O sa cc _0 ca cn a) m mo m = = 3 M mE c ''.C) L oa Z >' 3 m `m y m c a -0U)m m` u3i �' a °) ami oM W a .� U a a) o a U m >, U o o U U m a - nn a) ti Q co _ m - -- r a - a a c N U a c - ca a _ m ca o U -� C m a c _:n y 0 m O c N a 'c C c ri (n 'rd v x C � 3) - o _ LL X :' X X LU x O O i N Q X M r U rx X y'- .r--• o a V. m W } CD a Q oc � ° ai ° (D O aa) � c � mac _ � _. Cl) J W a) c c '= c .= c :- o_c a� c c E T- 11 Em ° = ° = m = mEm mE0) mEy m CD d c' o_ E E � E � E � c' o f c' o c' o o m m Co m m •ci a� m m m c m c > n. a c n.c n.c c > n. c > n c > a O m a) CD a> > a> > (D > m a) CD m m m m m ai � QQ Q � Q � Q4 X00 Ct00 am -°70_ Z a� c Q >' m W U C W CL Z Z m m m 0 Z N W W o c 0 0 0 0 o m O F— Q 2 m cm m m m m m Z J 1 -1 O O O O O O O LU LL O a U �- a J t W Q (� m O o m m W C. c U aci, c m m -o E � L C NI— O C' N U Z .L mCL > N C L 3 a) m a) u m (0 O m Q W O N o � m 3 > o " maga � 3 c CD m c :. Ue «+ N am n m = c ui o ctm `° n. c > c O CD n m E m m m vi m U Q 00 a m E c m a� m c E m cc a� m °� o n d N > Z a� E (D aEi m� o O O U L C7 c c E E a) c JN mmZ' m.co° vai m.� oc' om c0c mt oo� Q W C m c c �r m " c c c w E m ° O c a E c c c n � � t p c Z LL +-' C m o m E o m m m t(D mi O - CD :. c N L . C �n w' o m m c t� P E a) a) _ .. 0-75 -Ta, c �E o 'o a`) mZ, o oc mn N N L S p > > n..0 O m O O N C m G_ C .: _� w Z N c c ai °� �' m ami f- m e o U o o O c c rn m a� m ` m - a) ai o c mo m �/ C) m a�.. L m c > W t p 'N m m C m U O C O j cn a) U Q Q m 'm m m 3 c 3 o 0 Q o� ° mm m .- m Z Q m �' m `n E C E 2 c c � � m W N p .0 O)N m 75 c m O a " CD 'o p. _ LO cn O _ c m m c c m m � ca W o � m m m m a� m m o c S c c J cc > o a ° m o m cm m > > O m cLL) v t G EZ to I— CL 3 3 Z ` � m E .n o a) CL o En fly a> > o a) oc U = ) a-- cn mLo Ec Q iC m X .0 > o m c m N c ° c o t ro m m in cn �, o a) m m ° c a - c 3 c - -C: C)o a) E - m . c CL G m c E o O m C7 c o oc° L `0 '0 m 3 uoi aci m N .3 c E 0 cn fn O a) 4. 7 m c C O C = a) c E = U Ln m EcNc = a) � m CL (n Amo mE m o 3 o f m E 3 aci ami o o Q o C c m CD -ct m O O a) O O w C > L M a) 4) O •� C ] V aa7 'C 7 C = -G 'U y C m cn � -C m C m C O E a' OO ? 0 0 C EO O O C O C N c E '� m a) cn C a) 0 0 7 0 c m S a) m �' O c U 'O c 7 a) m Cm O. p` 47 M U uI — '� v C U ti ? — Q O V) a) L — 7 _ G m Z � •> m > ma�om a ^ � 30 � N ago °; gym t � � ° -- - E c c Z' c cn c m c m o m >, a� c m > c a > N c - _ `° >, U � = U O > c c o c m m LU U C C U p �` m a) `v a) O G) C U '� p 0 m U m •C Q CD m .E � c a� - m � sE n Lia) m � -- � Eck m _ a� +..i ti r N U rr- al C c r 4r d O L r L "' C n a; O .� oG C y v O] u CO a) G i N al al n I � - W W LL X X �t L J O ; N ❑ _ 4 M co y ~ , X X O w cm LU � U m Z ❑ U ULU c CD U U T" J LL m E aa) c m E ac) CL C � m O d ca c) Oa o cn c) Oa `° m p cn O cn O) r 0W � � � •m 'Ccm . a) . a) . a� o 0 C > C• CL C > C• a a= a U > m m a) a) m m m a) m Z O 0 D CL 0 0 0 D 0 D 0 D c c LL W U [ W F" r Z `Z m c wx J LU J O O O O O w u O a m a ams � LY u. vi C a)uj m (1)UJ >. a)-0 _0 a) O a) T a c7 CD a3 a) a) O C� Z 'i u) a)c L) N u) acn a) N m m.�' aEsc r. Q UJ O m CD `�° o c °� o C S o c m E am) cn `o co a 5 _ c m C ao oo o m y a)O _U U Cm C m N ` Gz cm () C c9 ' L' cn m c9 -to a) O Q (n C m O_ m U C O L L U G O L cC m u) C O Q 11J o = ° � c � c.� o En o. a � we F' O m a) m mac a) c 3 c U m c a Z LL '� r m m '� E O m y a m •U cC ca.O L m r LLI RI m 7 En O - a) C i C C E C 'V LO c E C 7 a) c y U cmn cn O > y a) a) y ` cu .cam O On m O_ O C N :F+ En U C m m d y N � u5i ° c U O s c Z• `° °) ) O cC c Z N m ° " m O c � m c° m y m m �° m > L) _amu O O m � .-0 CD ? E a am a c � m E c o m E Ea m o a) c C L m L •` cp 3 — N U > T ° Q cu y D-— w c D-m i L J m s .° ° � c m CD m CD u) L a) m G m - U C c c c m CD c u)) ° c4 c m y m 0 m `�° ami ° CD E m m CDO 'c y U.jfn coi c 0-2 t E 0 c m m - a) rn a) 3 cn c m c � Q nnm Y U � L_ O_ jw y a) m ° O !'.L ..J W ° C CD V m O � m `CL EC L O U � T m m ru C L m a) m 7 Z c 3 0 C cn m E s m m m e E Q C LL L E C ° m o c - c c > (A O m m a) cl)m •o m C `° n 3 0 3 in m o o c Erl) CD 03 C L O x L O m a) m O 0 c _m m C OU C >+ a) Q @ N •C O(D x_ m O m m m cn U C O a)CL m ° m E a) � _ s c') m. 3 m m 3 a) c L - w y s c 0 CL c c T_ F— 0 41 cn c 'c o 2 c c ° .—) o o � a) m m � � m°m a°, a� G � CL coo a) CD oo " '�•� � m o '5 - >CU im `m E ai M U a� y y m a o U m a� c U CL m m a°) m c m a ~ mamici = mw � E oa°iT , cn .moo ° a3i Em -E (D ti cpm `o ° cE .� m CL-0 � -- mm � Nccn0 wE o Cl) 7 m tLn a) .T L m E 0 c m cu .L � C C C : m (D m -0 (n O m c C U m N c w m nL c 3 3 � c - a� > L 0 cn � c - aN m m E ° c w m cu- °� 0 ° n L c c C)�° m ami m `o M c c ° c c ._ m - a O m C c c a) E ` a� y 0 (D CD _ O c E - s c •T m e moo` @ cn 3 a>i m m s ami x c n T° cE c Z C m m m m .2 L m m ° w TG L _T� N m m cp c9 c C C C C7.0 C w C• m y , - U O �- '0 C C T y M a) C m a) Q c a, cn - �_ o =_ c U a� U U > m e O O 3 — p . U E m Ca G U C 3 o m •N cu L 0 `—G ° a7 L a) G m Q CD r. > o `y F o' LU m 3 E — m 0 ,2 c w y m ?� F- L m E m " y D m = m c m c a� c F- m a3i E a) U n c cd a) c r c y _) cvcn m �i ri ti c N aci � c I) J = _ U_ C° 1 — LL LL. �y n - r L- X X X X N Q • M ti O mv. U _ _ Q X - X Q U m m cC9. 0 mN - O Q Q W e c c m c m c m E r J 0- c m E aci d a c E o c E m E m E m _ m a� E C- c • a) a� 0 O W _ cc m - oa -m cn a� � @ Cc a= > C a= C > U a > > > O U > m :� mmm mom. mm mmmm mm mm m LL � � Z Q m C ° j cn m W U) .2 U .a W F- (3 C C- C o o c c o Q �.+ W W a m a a c o c o C o o_ m w d Z Z _ C�`o m C� a o o Coco C o c o Q Y J om o c � ` � j aim amE -m amo amE -cU 0 a U d co a-a) c � o �, o �, o ° - - � � - _ wti LZ. J C.. O cc cc � ac C C Cc C- 0 C c o o c- c c- C c C Ly U m m O U O U O m m m O LLJ m m m Q) 7 m U m m- <n s_ (n CM o o LLJ QUJ �O 2 E oar � 2 m = m � oZ 0a :2 -,-, m c (' = E v C m m vi C > m C m c to o !1 = m c of E v �c E m cn m to U O - C U m .'� O t`p '— is O ,�- � c -2 -6. °C•U a v, .�, O > � U 'C � m C,� C m aim C m c b m U) L) Z o c a) ? C U 0 c -A Cc o_ > - m c C U C 'J to Cm o � vi m 3 �? -C m > m'- m aim mcn o a� Q W m c " � c = a ac m � �' w a� axi > � Q ~ 'o 4- cE y '0o os 3 .° cu Q) CwaEm EZ z LL +-' m m > U m > c� m Q m E C C c W C) Uc O � � c om cc - Etna � m � Eo 2c LO 07 cu c m m - m o m C ui m` o o tnt v' � O m U m m w m in cu O N C' 0 .� _ cn X m � c c c U L c a) O in C) m m m o m o C m o m E c m L U W Tma E c - U m � � 'm —0 m d C o ' m O` . c E c C o m o m z m c 2 0s X o o - .g c 6 3 v m 0 � W 'a to v, > m m U c m m y oa c c L N C m U' U G = Q ° (n a) —o c C m •E m •� `o o E o m c `o E 'm ca Wai m - -0 O ° c m m C ami m U o c LLI > m C C L O aL y Y O C j m m > N O Y m p U C m U L U C 'd m L U U U -0 3 Q c4 H• 2 •o m e m s m to c m o m Z 2 Q _ om C_ cma " a o .o (n �iivCi cmEU) M U > o c a m C o c m ° ami m a) r F- C o m � _ — m C m — c c E - -0 o c � c- CL= m `n m m m > m -0 M m C= x L > m 7 d m L C L Ca m N O N pmU mmtoO roto mm � tn � o tnmt3 � o m C c > - m H Lm. CD ° c ' c L ui m °C �• c m c m` E m m - - d 0 -0a Cl) om°cw E e o cc a) 6 E c mc Qo > C m c y m >ia ° m ° ca CLU3 - C ` w •m o c m n > m = ma) ° mom yCm ao O U -0 m 7n CE O v imr CC r L C U L N_ C `� �"" m C U C U C m m .� .z to ° m C — U = p L. O m E L m v� .0 ai •� L C CD > m _ _ LU 1 U m U T C > N n` C m 7 U j ° E m y 0 > L m U m c c m c m nm " t E a� E o U c ° Q m L N L �' m O O 'M m > m T U •tQ m a) •� C U '- U) '- (D m Q C Cn M I— o m .` tc c c tr cn N C m o p 2 ca m _ m :J Q7 C U O U Q C C v tti U C m r ° r r O m C N C. L U- x x x x W = 0 CD r_ ❑ - -- cli z O OCLQ V m ani Z ❑ ❑ ❑ ❑ " O _Q c c c c J � m cc cc Cc f=- m O d c) n c n c) n CL 0 W c a) c � c c � a > > m > m > O U a. o a o � o a o Z cl m W c o c o c o c o U U LU H 0 -0 t '0 � t '0 � c 2 -0 o a Z Z c c c c c c c c c c c a W W 0 cc m °- ca m ° c-° m � ° m min m o "Z N = a`o c c c a`o c c c n`o c c o n o amici o cc d Z ai .� o a) . O a� . J1 � � c > Ece � = > � c0 � ' � CUcn C) c0, wti OO ° °' c 2 — - c 2 - - c 5 ° � - c O' V d n c n'c 0) n a•c 0) CL a•c C.:= a'c WNQ = Omac) m'a 0maa)) m'a Om0mc 0maa)im� = = . p � c c n n 'a a) O C -- -H W ❑ Omca) � ami :a? = -0m a) CUZ 'L 3cEa '� -' a) M mL co ca QW O a. mmU, m ' aa)) m � nC E3 m o I11 a, C a) .� L _ - O_ to 2 OV ❑ m a`) ❑ 3 m 0 -c c o o co n U c a a) - m Z c6 'c v .o m > ° m ani a) c -- L X L a) O_ U a) ..--- J (n �a > Eo � a) a n � � ` aa)) 0o) Q W L •� 7 cD L a) �. ) C ca un) a' Q o rr Lco �•C U O � C a) d L m 7 O Q) C c n W 11" � c c� E �o m 3 c E :� g c tn tm E c m a) m c n c a) M 0 c m ° a N 0 m m U C aCi 7 ca -6; C C a) upi 004 O a-0cea1) O (3) , a1) �, L � •n ) -0 o O o`O c m -- c o Z n cn -0 cecc 3 W > L m °� n c �. >.L E o Q mcnpc c -macac - a) 'E ° LU ca W J C) (nc ` oma Eccn m � 2 ~ m n � _ Z cL '� w E a) a� L c nt cn co O m cn Ui a) te a— 2 a) ` 5Q cC ° aa) o U o o > > p (ncu c o cNFn uimm � co � m cd cn O O Co O a) `� � T- f-- L m� m a) cn L o m cn c v M a� u m a°i > a) U O C �-- c H �—> H o > o c c m m vi d 4) p — C mm O C a) a) O M n u n �° e m ac c o CL cu cu co CL n c ° > > a) c m c a� m o m O o o m o a, amiG C— m C a-- a) � Ewa) n n o � n m `n s a) O a) co 2 c c C-m � � ° c ° _ - c s � ° o cr Co o a) `m Q ? n c ti C7 m m m _ o L (n m e W 2o c r c c S n ol c c °� m e 0 o o 0 m W L5 in 2 c 3 Q ami -. a) a,(n � n c u O ri ... n -r c u i — m .� — n — LL X W O M p Qca LU ai p U m Z Q 0 0 0 m 0 N' 0 c M J � cmE � E C° E mN a) E ca cm m �o � o �° c E E ° m o W 0 - C D c N 0 N C O ° CD C O d � U > � o � o o = � co �2o = � � o � Z � W ° U c LLI �. Z Z o m o m ID c c c Q Z U) W W n o aEi C °a) 0 2 F- a •N aoco a)m _ g C C c J `1— J c) > E m c _ •m O O O d v O 4. pOv LU U- 0 d J � c' CL- 0. � w CL U.! a (, O m ac) m O v°i m L'L ` cn T d j, > (9 in p` O W a j 0 O .�N.. V d m •<n L y • U — C O C L N U CN Z .L C U m m _ ca= U a) 2 C Z O O m (UO �j U a) Oca aLU c 3 E m of r E aai F' c 0 E m > y c C U o c°) o � c E cL c � r _� E NU m a) U _ N C O 0 0 a C cn L a) j O U a) G)Q •� OU 0 a) U U- Q. y C (n O D_ C c a) U a) �9 C Lp m C d c cm c 01 F- W O `o y r O o 0 0 ca o m u m s `n N it (BE N LL.! Ll.. cQ d o o m o_ 0 ° N m .c m -0 E U � rn N ` LO -y cn o c C LA E -C d cLEL ca vD OM d o C cn 0 C o � cn c ZLU CL cn �O m c E o m C 0 0 ca o -0 Z U c� p Y`o a) C y `m E E E � m T -`O-o cn E o W 3 a) m e vi Cc CD > r u°i `o E 0 ui c N a) c ° cca a) �; -0 c c 0 C O ° s _ W cCa ai ai v a `N y E m c? a E CJ m 3 y E m ca o c 0 N ci c E y a) C = j to N •0 a. N N 0 0 N 0 O o ° � �' E �' m 0 > c = 2 C - U m o N n c U Q - c4 cC0 cn C C a) s a) °U C �_� O C ` .N N C Q o cNa E 3 0 > ° �' Z o -0 d -a o 0 O Zn N o U U m 0 O rn C E N T m 3 .V O N C C 0 cn 0- (>O U D N O -0 O .—ca � .N m N M C~ > cn N 0 U 0 a) � cn ca Q E U m m -C V u) U C a) D m 0. 0 m G L L C cn L 0 > m 7 _ o m -0 L ° CD vi c •�_ (D m m ° y E v C O n C (n (n rn N c o U c�0 — C CL m C N c N ° ° E cn m e m O C � ` T O = C N - o �_ N cn Co -E cno m N E- ca .o c •m _ N a) o M cm U CM L C C N > = cn a) >' m •�' = L vi O N m C c c O_O en �_ O O O L p) O O .� cn 7 O> L � U) .� a) •� vi "G o C U a) c L m O m m E C ai o E _ o U) _m c°a v°i • o :n > L > a o cn N L U C N c a) F- C ° c0a C_ a) j — C O C cC9 E O�—' m �O m O N N L N N O O -c0 O_ C 0) O O O O 1- u ` 7 O G c C v=) ` c9 L C_ _� N U (n zcu'm a) L C m ° L O__0 cp m .� cn O m m C _. ti `) _T C c r N `� J G7 N r N m m e `N (n C C O C C C Q N > N c c- c 3 E a m = m m c U m Q m C O '� p N m t0 O •� N c C -�C N V ` 0)''c m m C C > G c L N > L N U C C.. L ti .0 jn C H m C NN C C L •Q L E C > J ^J aNj N T ,Iy LL X W O ' N p �. X X CD O m X Vcc LU O""l X x x (� m CD a a) C. m 0 0 p � • O Q p -0 1 -0 C -0 C C c - M W m m m m m m m m E e- d LL � E � E � c � E CM CL m O c C o c o c o c o c o m !- C •c O 'C •C N 'c N 'c ° Q W C m C > C > C > c > d V m CD Co a) 2 m m a) fO m m O ILp CL IL dp dp Z � r p � a W C c c o _ U c WF-- 0m0C of oc ZZ a— Eo ° c m m m ra Z N 2 C U m D) co cI c) c) - IL C JcmE aCi .Q 5Z5 UU13 p O O Li LL Oa a o = CM � � o .0 a _1 s NW g O iL {L to (n U) 0I (n c = m a) -0 -6 CDm � . W = �o M •ca'-i 12E 'E � C-o ¢ s m a� ° . _ . a U Z .L `�' o a) `�° m ui ami ami �° m o aw o � � � c75 T" IL m m ate '= a > .0 c __ a) Em EEa2 D `o ESE -- -0_0 M > m - o E 3 c E a N m o L c g .m L o -0 o c° a ai J Z -- �Cf) _ a� - Z C - > H E u, 0- E o a m 00 ol N (p .� a) d (n O 0- co Q E N I C W U-�-° a] >' 0 OC m d 2 p C m cY7 C a CL mW LL Q IL E F- `° 3 a) 0L m o c c9 �° `° O U a c LO �J .0- c m ° L m 3 c •m a m � a)) -0 CD rn _cm t N = m > � c E ►- � > > u Z N O m m 3 > U. o` E m c o C. aCi o_ c p m O m O W J o a) 7 c0 ° v > o W m L = m U Z o w -0 E ° c m E � m U c CD m_ m v c ° c .cL .c Z p p m a m co m N a ° a T _ a) m > a) w 'a to (2) j cc N -0d s am o m > O � � W a ° mm E EwCD0 m � � ma) a c '`-> m= Ca�mi u' Q mo. _0 vi o - � o Q' o � c 3 m cc W E C ° aa)) a) m c Q m x c m c n-� a) >, m c y _! oaf m ui mCmm o ENM0 m cpmc0 m }- a) a s � c ani - _0 c E o_ ° m °� 0 -0 m ai -0 Z C. o . N m -0 m m o > c m 'a c aCi a) v, c N — 3o a� _ E ° _ � m - {_ O -C c m N m c9 -0 ui O co in 2 > O N �'_ 4? U C — (C9 - Q — C C 2 m a] E V O= .0 c -. (n M w C C M •C m QI 0.d cn _ m Em ° CD m " ° ° N0_ CMC2 a (I Sao r M (7 m o a o o5 E -0 ] r. as m m c E E v E ° •a__) a m m -0 `n T- F- to C- E m o a m m C a m N - m `o n_ E m ° M LO >. o .� c o o a? o `° a C `n m a c o o m w -0 � o C a� � m ° - m � � C � � inx � mm ° oE 'u, � C C � > N o 0 Co2 IL o > cLM CD ) a m- U 0 �' m e m - -= E p m m ~ cm r C ° co c0 > a Co c = L ami o -0 a) o` c m � _ vi m a) w c t7 n mo o cc c m c. m `9 ` S m m n Co c_ ° Z ami m m 0 0 -0 u, m a O _ 0 0 (9 4) m 0 (n Co C p 3 - U L U 0 c -0 m �n C m W Z to m C'1 m - — N cc — 3 ,C Y C — 0 co m = L` 6 .� _ c0 m N fC m m co cG,) U C..) M o m -0 L C - E C V) O O Z ` Y c C = a �_ mai n m e E U �' m i m m ° C) r _ �' _ �_ c v o �_ aL z c W ` CN m - C 3 s -LD ::z- U vi .o m a 75 m c0 C U c m m E y Q ¢ — — m m O .w C CrJ -�- C O c .a).. L U _� C '� c U E Lcm -� «�.. LL Q c c ti in m [� T = Q m o cn ~ CD m n N r C 2- 'D �, r m m