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REPORT TO THE PLANNING COMMISSION AGENDA ITEM NO. VIII. H.
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COMMISSION MEETING: 10/20/04
October 20, 2004 APPROVED BY
FROM: STAFF, Planning Division
Development Department ' DEPARTMENT DIRECTO
SUBJECT: CONSIDERATION OF TENTATIVE TRACT MAP APPLICATION N . 5315,
CONDITIONAL USE PERMIT APPLICATION No. C-04-179, AND R LATED
ENVIRONMENTAL ASSESSMENT No. T-5315, C-04-179
EXECUTIVE SUMMARY
Tentative Tract Map Application No. 5315/UGM is a request to subdivide approximately 4.13 acres of
property(APN 509-020-03),zoned R-1/UGM (Single-FamilyResidential District/Urban Growth Management
Area), into 21 single family residential lots and two outlots. Conditional Use Permit Application (CUP)
No. C-04-179 was filed to make this subdivision a planned unit development served by a private street, to
install an access gate on the private street accessing this proposed tract as well as access gates in the
abutting, inter-connected.Tract 5184(previously approved on APN 509-020-02). The project is located on
the northwest side of North Salinas Avenue(north of West Shaw Avenue), west of Figarden Drive and east
of West San Jose Avenue. This property is designated for medium-density residential use in the 2025
Fresno General Plan and Bullard Community Plan, and the project is consistent with this plan designation.
The tentative tract map and CUP applications are recommended for approval by staff and by the Bullard
Community Plan Advisory Committee, which reviewed this project on August 23, 2004.
PROJECT INFORMATION
.PROJECT: A 21-lot single family planned unit residential subdivision on
4.13 acres (to be developed at an overall density of 5.08 units
per acre),with a conditional use permit to allow reduced-size lots,
adjusted setbacks, private streets, and gated access for the
proposed - tract and an abutting, already-approved
interconnecting tract to the north (Tract 5184)
APPLICANT: Subdivider of record: Valley Pacific Builders, Inc.
Owner of property: Richard S. Burford
Applicants' representative: Lars Andersen & Associates, Inc.
LOCATION: APNs 509-020-03 and 509-020-02
Northwest side of North Salinas Avenue(north of West Shaw
Avenue), west of Figarden Drive and east of West San Jose
Avenue (Council District 2, Brian Calhoun)
SITE SIZE: 9.08 acres overall
LAND USE: Existing - Vacant, with Tract 5184 under construction - -
Proposed - Single Family Residential Planned Unit
Development with gated access
PLAN DESIGNATION Medium density residential, per Bullard Community Plan
AND CONSISTENCY: The subdivision is consistent with this plan designation
EXISTING ZONING: R-1/UGM (Single-Family Residential/Urban Growth
Management Area)
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5315/UGM, Conditional Use Permit No. C-04-179
Page 2
October 20, 2004
ENVIRONMENTAL FINDING: Finding of Conformance with City of Fresno General Plan Master
EIR (MEIR) No. 10130 was issued on September 29, 2004 and
noticed in the Fresno Bee on September 29, 2004.
PLAN COMMITTEE Bullard Community Plan Implementation Committee
RECOMMENDATION: recommended approval on August 23, 2004
STAFF RECOMMENDATION: Approval of project, subject to compliance with the conditions
listed below (in the attached Tract Map Conditions and in the
CUP Special Permit Conditions) and in conformance with
mitigation measures of MEIR 10130
BORDERING PROPERTY INFORMATION
PLANNED LAND USE EXISTING ZONING EXISTING USE
R-2/UGM/cz,
Low-Density Multiple-
NORTH Medium-High Density Family Residential Vacant
Residential District/Urban Growth
Management Area/
conditional zoning
R-1/UGM,
Single-Family
SOUTH Medium-Density Residential District/ Single-Family Residential
Residential Urban Growth ,, neighborhood
Management Area
R-1/UGM,
Single-Family
Residential District/
Urban Growth Single-Family Residential
Management Area
Medium-Density neighborhood
EAST Residential R-A/and
and
Single-Family Vacant
Residential-Agricultural
District/ Urban Growth
Management Area
R-A/UGM,
Single-Family Fenced and partially improved
WEST Ponding Basin Residential-Agricultural FMFCD Ponding Basin EF
District/ Urban Growth
Management Area
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5315/UGM, Conditional Use Permit No. C-04-179
Page 3
October 20, 2004
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment (EA) No. T-5315, C-04-179 considered potential
environmental impacts associated with the subject rezoning, subdivision, and conditional use permit. The
study indicates that these applications, if approved, would create a project that conforms to the land use
designation and policies (the Urban Form Element) of the 2025 Fresno General Plan and updated Bullard
Community Plan and that potential environmental impacts associated with this project would be within the
scope of the City of Fresno's Master Environmental Impact Report (MEIR)No. 10130 prepared and certified
for the General Plan and Bullard Community Plan updates. This Finding of Consistency with MEIR
No. 10130, dated September 29, 2004, incorporates a Mitigation Monitoring Checklist.
A notice of this environmental finding was published in the Fresno Bee on September 29;2004. No appeals
or comments on it were as of October 15, 2003, except for a letter from Caltrans requesting that their earlier
comments be incorporated into the staff report.
BACK GROUND /ANALYSIS
Tentative Tract Map No. T-5315/UGM proposes a single-family residential subdivision consisting of 21 lots
and two outlots (one outlot for landscaping; another for private street purposes). The overall site for this
subdivision is 4.13 acres and consists of Assessor's Parcel Number 509-020-03. This site has existing
R-1/UGM zoning, consistent with the medium density land use plan designation for the property. Conditional
Use Permit (CUP)Application No. C-04-179 proposes that this subdivision be a planned unit development
served by a private streets, and proposes to gate the access to Tentative Tract 5315 as well as to install
gates on the previously approved adjacent, inter-connected planned use development (Tract 5184) under
--construction by the applicant(Valley Pacific Builders).
As noted above, the Bullard Community Plan and 2025 Fresno General Plan designate this property for
medium density residential use,which allows 4.99-10.37 dwelling units per acre. The proposed subdivision
would yield 5.08 units per acre.
Notices of the Planning Commission hearing on this vesting tentative tract map, rezoning, and Conditional
Use Permit were mailed to the school district and to all property owners having land within a 350-foot radius
of the boundaries of proposed Tract 5315 and approved Tract 5184. These notices were mailed on Friday,
October 8, 2004, using Fresno County Assessor's records of designated property tax bill recipients to obtain
the mailing list. As of Friday, October 15 no appeals were received regarding the subdivision or the
conditional use permit.
This subdivision is proposed in the interior of an existing block, and has no frontage on a designated major
street. Through its looped private street design and connection with Tract 5184,the tract will have two points
of connection to an existing public street(North Salinas Avenue)and the sewer main and transmission grid
main in that street.
Fresno Unified School District has reviewed these applications, and has no comments or requirements
beyond the standard regulation that school construction fees be paid for construction of new dwellings.
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5315/UGM, Conditional Use Permit No. C-04-179
Page 4
October 20, 2004
Subdivision Lot Sizes and Dimensions:
T-5315/UGM is consistent with the proposed R-1/UGM zoning and with 2025 Fresno General
Plan goals for efficient land use, compact development and aesthetics. As a Planned Unit
Development, not all of the lots in this subdivision would be required to equal or exceed the 6,000
square foot minimum lot size requirement of the R-1 zone district. Most of the lots exceed the
6,000 square foot minimum for the R-1 District, and the subdivision contains a range of lot sizes
from 4,975 square feet to 8,710 square feet. The overall average residential lot size is over
5,600 square feet. One of the outlots will be devoted to landscaping along the entrance (West
Joline Drive); the other will be used for the interior private street.
Streets and Circulation:
The Public Works Department Engineering Division Transportation Planning Section has
reviewed T-5315/UGM and has determined that the streets relating to the site will be able to carry
the quantity and kind of traffic generated. This project does not abut any major street.
Therefore, no major street dedications, backup treatment, or major street landscaping will be
required—although this project will be required to pay(reimburse)its proportionate share of cost
for UGM major street improvements. This project will take access from North Salinas Avenue,
a fully developed local street, and will be required to dedicate and develop right-of-way to provide
half the 60-foot right-of-way for North Salinas Avenue. Local streets such as North Salinas
Avenue.have a capacity for up to 1,000 average daily vehicle trips, and this project will not
adversely impact the capacity of the street serving it. The Transportation Planning Section has
reviewed the access gate details and applied appropriate conditions to allow for public safety and
emergency access.
The California Department of Transportation District 6 Office of Intergovernmental Relations
("Caltrans")submitted comments on this project in letters dated August 4, 2004 and August 24,
2004 ([sic];this letter was received by the City on October 12, 2004).7hese letters are attached.
Caltrans claims that the vehicular travel associated with this project will be cumulatively
significant. However, the.matter of cumulative traffic impacts has already been analyzed, and
a determination made,with the certification of Final Master Environmental Impact Report(MEIR)
No. 10130 for the 2025 Fresno General Plan. This project does not propose to intensify the
previously-planned land use designation on the subject property. The project is located in
reasonable proximity to Fresno Area Express (FAX) Routes 9 and 20..Due to its private streets,
it would not be appropriate to incorporate a public park.-and-ride lot in the project. The gating of
this project includes provisions for pedestrian access. When the project is developed and the
homes are occupied, it is anticipated that the owners(who will all be members of a homeowner's
association) will make some arrangements for vanpool and carpooling, as their schedules and
employment locations may make feasible (it is not possible for a subdivider to make these
arrangements before homes are sold).
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5315/UGM, Conditional Use Permit No. C-04-179
Page 5
October 20, 2004
Landscaping/Walls:
The developer is proposing to install a wall with backup treatment along North Salinas Avenue.
The landscape strip outside the wall may be maintained by a(City)Community Facilities District,
a homeowner's association, or by individual property owners (this will be determined prior to
approval of the Final Map for Tract 531.5).
The developer is also landscaping the outlots flanking the gated entrance proposed on West
Joline Drive. This landscaping, and all the entry gates and interior local streets, will be
maintained by a homeowner's association.
.TENTATIVE TRACT MAP No. T-5315/UGM
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 Findings Nos. 2 through 5, below, is made in the negative. In addition, State law
requires that a subdivision be found to provide for future passive and natural heating or cooling
opportunities in the subdivision development(Finding No. 6 below).
1. The proposed subdivision map, together with its design and improvements, is consistent
with the 2025 Fresno General Plan and the Bullard Community Plan because the land use
element diagrams of these plans designate the site for Medium Density Residential land
uses and Fresno Municipal Code Section 12-403-B allows the proposed density of the
project. The project design meets the applicable General and Community plan policies and
zoning ordinance criteria for development.
2. This site is physically suitable for the proposed type and density of development because
conditions of approval will insure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvements are 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 and the area's long-
term developed uses for agriculture and rural residential development.
4. The proposed subdivision design and improvements are not likely to cause serious public
health and safety problems, because the conditions of approval will insure that the
subdivision conforms with City health and safety standards including (but not limited to)the - ----- ---
extension of sanitary sewer service and a large community water system utility to each
dwelling.
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-53151UGM, Conditional Use Permit No. C-04-179
Page 6
October 20, 2004
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 the local Subdivision
Ordinance. Based upon the plans and information submitted by the applicant and recommended
conditions of project approval, staff has determined that these findings can be made.
Subdivision Conditions of Approval
1. Development shall take place in accordance with Tentative Tract Map No. 5315/UGM
revised exhibit dated October 15, 2004(this corrected exhibit reflects street name and gate
detail changes required by the City.
2. Development shall take place in accordance with the proposed Conditions of Approval for
Tentative Tract No. 5315/UGM, dated October 20, 2004 and with final corrected CUP
Exhibits as required by Conditional Use Permit No. C-04-179.
3. Development shall take place in accordance with the Master Environmental Impact Report
(MEIR) mitigation measures identified in the Finding of Consistency with the 2025 Fresno
General Plan MEIR pursuant to Environmental Assessment No. T-5315, C-04-179, dated
September 29, 2004.
Planning Commission action on Tentative Tract Map No. 5184/UGM and Tract Map Conditions shall
be final unless the Commission's decision is appealed to the City Council_
CONDITIONAL USE PERMIT APPLICATION No. C-04-179
Conditional Use Permit(CUP) Findings
Fresno Municipal Code Section 12-405-A.2 requires that a proposed conditional use permit be
approved only when specific findings can be made. Based upon analysis of the conditional use
permit application and subject to the conditions of approval below, staff concludes that the
Commission may make the findings of Section 12-405-A-2 of the Fresno Municipal Code(listed
below) and may approve the application for CUP No. C-04-179 to allow Tentative Tract
5315/UGM to be a planned unit development served by a private street, and to provide gated
access to this tract and to the previously-approved abutting 23-lot planned unit development
(Tract 5184), subject to the proposed Special Permit Conditions dated October 20, 2004:
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5315/UGM, Conditional Use Permit No. C-04-179
Page 7
October 20, 2004
1. From the responses.of responding agencies and staff reviews, all applicable provisions of
the Code are complied with. The property housing this use is adequate in size and shape
to accommodate said use and other required features, under the proposed Special Permit
Conditions dated October 20, 2004.
2. Based on a review of the proposed project and the adopted Circulation Element of the
General Plan by the Public Works Department's Traffic Engineering.Division, the site for
the proposed use relates to streets and highways adequate in width and pavement type to
carry the quantity and kind of traffic generated by the proposed use. The site fronts on
North Salinas Avenue, a local street whose traffic volume currently does not approach the
designated capacity for this level of street and whose projected traffic volume will not
exceed capacity; and,
3. Based on a review of the existing zoning, surrounding land uses and adopted plans, the
Planning and Development Department has determined that the proposed use will not be
detrimental to the public welfare or injurious to property or improvements in the area in
which the property is located because the design and construction materials for the homes
are compatible with neighborhood standards and the on-site landscaping along Salinas
Avenue and on the project's outlots will improve area aesthetics.
CUP Conditions of Approval
1. Development shall take place in accordance with CUP Exhibits A-1, A-2, A-3 (dated
- - October 15, 2004 (as required to be corrected through submittal of final exhibits); floor
plans and elevations for home models"A"through"F", and final corrected landscape plans
to be submitted to, and approved by, the Planning and Development Department.
2. Development shall take place in accordance with the proposed Special Permit Conditions
for Conditional Use Permit No. C-04-179, dated October 20, 2004.
Planning Commission action on Conditional Use Permit Application No. C-04-179 and its Special Permit
Conditions shall be final unless the Commission's decision is appealed to the City Council.
RECOMMENDATIONS
Based upon information in the record, and consistent with provisions of the Subdivision Map Act and the
Fresno Municipal Code, staff recommends that the Commission make the required findings and enact the
following:
1. APPROVE the Finding of Consistencywith General Plan Master Environmental Impact Report(MEIR)
No. 10130 and the Mitigation Measure Checklist prepared for this project pursuant to Environmental
Assessment No. T-5315, C-04-179.
2. APPROVE Tentative Tract Map No. 5315/UGM, subject to compliance with the Tract Map Conditions
of Approval dated October 20, 2004.
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5315/UGM, Conditional Use Permit No. C-04-179
Page 8
October 20, 2004
3. APPROVE the granting of Conditional Use Permit Application No. C-04-179, subject to approval of
final corrected exhibits and the Special Permit Conditions dated October 20, 2004.
Attachments: Vicinity Map
Tentative Tract Map No. 5315/UGM revised exhibit dated October 15, 2004
CUP C-04-179 Exhibits A-1, A-2, and A-3 (dated October 15, 2004) and B1 through B9,
dated August 2, 2004
Conditions of Approval for Tentative Tract Map No. 5315/UGM
Special Permit Conditions for CUP No. C-04-179
Letters from the Caltrans, dated August 4, 2004 and August 24, 2004 (sic]
Finding of Consistency with the 2025 Fresno General Plan MEIR No. 10130 prepared
pursuant to Environmental Assessment No. T-5315, C-04-179 and its ME1R
Mitigation Monitoring Checklist
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
October 20, 2004
TENTATIVE TRACT MAP NO. 5315/UGM
(Northwest side of North Salinas Avenue
between North Figarden Drive and West San Jose Avenue)
All tentative subdivision maps are subject to the applicable provisions of the State Subdivision
Map Act, Fresno Municipal Code, City policies, and Standard Specifications. The following
specific conditions are applicable to this subdivision 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. Preparation of Final Tract Map(s) in accordance with Tentative Tract Map
No. 53151UGM entitled "Exhibit A," dated October 15, 2004 and in accordance with the
final approved exhibits for Conditional Use Permit No. C-04179.
2. Submit grading plans and soils report to the City of Fresno, Planning and Development
Department, for verification prior to Final Tract Map approval (Ref.: Fresno Municipal
Code Sections 12-1022 and 12-1023). Approval of grading plan is required prior to
Final Tract Map approval. Grading plan shall indicate the location of any required
walls and indicate the proposed width of required landscape easements or strips.
3. 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.
Any required relocation of existing utilities necessitated by required street
improvements will be paid for by the appropriate utility company or the developer of
the project. Contact the appropriate utility companies for information.
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 2
4. Comply with the conditions, policies and standards set forth in the City of Fresno,
Municipal Code, Article 10, Chapter 12, "Subdivision of Real Property"; and Resolution
No. 68-187, "City Policy with Respect to Subdivisions"; Resolution No. 70-36,
"Standard Specifications 1970," as amended; and Resolution No. 84-361, "Public
Works Standard Drawings 1984," as amended.
5. The subdivider shall pay applicable fees for, but not limited to, street trees, street
signs, water fees, sewer fees, and inspection fees in accordance with Resolution
No. 79-606 and Resolution No. 80-420 (Master Fee Schedule), or any amendments,
modifications or additions thereof and in accordance with the requirements of State
law as related to tentative tract maps.
6. The subdivider shall furnish to the City a subdivision guarantee of a title company
listing all parties having any right, title or interest and the nature of their interest per
State law.
7. Proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the
proposed instruments for the owner's association are to be submitted by the subdivider
to the Planning and Development Department for review prior to Final Tract Map
approval (Ref.: Fresno Municipal Code Section 12-1026). Said documents are to be
recorded with the Final Tract Map(s); or, alternatively, recorded documents or
documents for recording shall be submitted by the subdivider to the Planning and
Development Department prior to final acceptance of subdivision improvements. Said
documents shall include assignment of responsibility to the owner's association for
on-site sewer and water lines, landscaping maintenance, and other provisions .as
stated in the Development Department Guidelines for preparation of CC&Rs dated
January 11, 1985.
8. Outlot "A" shall be for landscaping and utilities. Outlot "B" shall be for private interior
streets to provide access to each lot created.
9. Per Tract Map 5315/UGM Exhibit A, relinquish direct vehicular access and direct
pedestrian access rights to North Salinas Avenue for Lots 1, 2, and 3.
LANDSCAPING AND WALLS
10. Improvement plans for all required landscaping and irrigation systems shall be
submitted to the Planning and Development Department for review prior to Final Tract
Map approval. - -- -- - - - - --------- —
11. Outlot A landscaping shall be maintained by means of a homeowner's association.
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 3
12. Maintenance of landscaping in the park strip within the ten-foot residential sidewalk
pattern along North Salinas Avenue and in the .ten-foot (10') landscape easement
along this street may be made the responsibility of the homeowner's association; or, it
may be part of the function of a Community Facilities District for maintenance of
improvements related to the local public street (refer to Condition No. 18, below,
regarding Community Facilities District maintenance issues), at the option of the
subdivider. Prior to approval of the Final Map for this project, a determination shall be
made as to which entity will be responsible for maintenance of this landscaping along
North Salinas Avenue.
13. The proposed wall along North Salinas Avenue ensures waiver of direct access to
North Salinas Avenue for Lots 1, 2, and 3. Construction plans for this wall, showing
architectural appearance and location of all walls shall be submitted to the Planning
and Development Department for review prior to Final Tract Map approval. If the wall
may be maintained by the Community Facilities District, it will have to be built in the
designated 10' landscape easement. If the wall cannot be maintained by the
Community Facilities District, or if it is to be maintained by the individual homeowners,
it will have to be built outside of the designated 10' landscape easement. If the wall is
to be maintained by the homeowners association, it may be built on either side of the
boundary of the 10' landscape easement.
14. Maintenance of the masonry wall along North Salinas Avenue may be made the
responsibility of the Community Facilities District if approved by the City Council and if
the wall is constructed on the 10' landscape easement as noted - previously.
Alternatively, maintenance of the wall may be made the responsibility of the
homeowner's association; or, it may be made the individual responsibility of the
owners of Lots 1, 2, and 3 (each responsible for the part of the wall on his/her
property, provided that the wall is built outside the 10' landscape easement). Prior to
approval of the Final Map for this project, a determination shall be made as to whether
the Community Facilities District, the homeowner's association, or the owners of
Lots 1, 2, and 3 will be responsible for maintenance of this wall.
BUILDING SETBACKS
15. Building setback lines shall be in accordance with the R-1/UGM zone district and the
provisions of Fresno Municipal Code Section 12-207.5-E-1-c, as modified and
approved through Conditional Use Permit No. C-04-179 (Ref.: Fresno Municipal Code
Section 12-306-N-21).
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 4
INFORMATION
16. Conditional Use Permit (CUP) Application No. C-04-179 has been filed to establish this
tract as a 21-lot, non-clustered planned unit development with private street and to
install gates on these private streets as well as on the private streets of abutting,
interconnected Tract 5184. CUP C-04-179 shall be approved prior to Final Tract Map
approval. Final corrected exhibits for CUP No. C-04-179 (site plan, elevations, and
landscape plans) must be submitted to the Planning and Development Department
and approved before the Final Tract Map can be approved.
17. Pursuant to Section 66456.1 of the Subdivision Map Act, which states, "The right of the
subdivider to file multiple Final Tract Maps shall not detract from the authority of the
local agency to impose reasonable conditions relating to the filing of multiple final
maps," any multiple Final Tract Maps filed by the subdivider on this tract shall fully and
independently conform to all provisions of Chapter 12, Article 10 of the Fresno
Municipal Code (Subdivision of Real Property).
18. As outlined in the Public Works Department Engineering Services Division
memorandum, dated September 9, 2004, the following features may be maintained by
a Community Facilities District (CFD) if approved by the City Council: maintenance of
all curbs and gutters, sidewalks, street lights, medians, street furniture, and the public
street (to centerline) bordering the tentative map. Should the City Council not approve
the creation of a CFD to undertake these responsibilities, or should this tract not be
annexed to a CFD which includes these functions, then all of the financing of the
maintenance items listed in this condition shall become the responsibility of the
homeowner's association which is already required for maintenance of the private
street and interior outlot landscaping in this tract.
19. If the developer/subdivider elects to petition for annexation into. a City Community
Facilities District, he/she shall be required to provide the City of Fresno, Department of
Public Works, with copies of signed acknowledgements from each purchaser of a lot
within the subdivision, attesting to the purchasers understanding that the lot will have
an annual maintenance assessment for landscaping and any' other such
improvements, and that he/she is aware of the estimated amount of the assessment.
20. 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 subdivider shall file a written application
with the City's Director of Public Works, requesting apportionment of the unpaid portion
of the assessment. The application shall contain at least the following information:
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 5
a. A full description of each assessed lot, parcel or interest to be divided and of how
such lot, parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the
assessment in accordance with applicable law; and,
C. Written consent of the owner(s) of each such lot, parcel, or interest to the
requested apportionment.
The application shall be filed prior to the approval of Final Tract 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.
21. School construction fees shall be paid to the Fresno Unified School District, in
accordance with that District's adopted schedule of fees, prior to the issuance of
building permits for the subdivision.
22. Solid waste disposal and recycling collection for the subdivision shall be provided by
the City of Fresno. The method of collection to be utilized in this tract shall be subject
to the approval of the Department of Public Utilities Solid Waste Manager.
--- - - 23. Contact the United States Postal Service, Fresno Office, for the location and type of
mailboxes to be installed in this subdivision.
24. The San Joaquin Valley Unified Air Pollution Control District (SJVUAPCD) has
adopted several Rules which pertain to construction activities, dwellings, streets and
other features of this tract. These Rules address potential sources of fugitive dust,
particulates, nitrogen oxides and reactive organic gases. Please refer to the attached
letter from the District, dated August 13, 2003. In order to comply with Federal and
state clean air mandates, additional SJVUAPCD Rules may be enacted which may
apply to construction, use, and maintenance of homes and other features in this tract.
25. 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. If the remains or other archaeological material is possibly
Native American in origin, the Native American Heritage Commission (phone: 916-
653-4082)---shall
16-
653-4082) shall be immediately contacted, and the California Archaeological
Inventory/Southern San Joaquin Valley Information Center (phone: 805-644-2289)
shall be contacted to obtain a referral list of recognized archaeologists. An
archaeological assessment shall be conducted for the project, the site shall be formally
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 6
recorded, and recommendations made to the City as to any further site investigation or
site avoidance/preservation.
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, and if the paleontologist determines the material to
be significant, it shall be preserved.
26. The subdivider shall obtain any and all permits required for the removal or demolition
of any building or structure located within the subdivision boundaries. The developer
shall also obtain any and all permits required for the closure of any septic tank,
cesspool or water well. All permits shall be obtained prior to commencement of such
work, in accordance with Chapter 13 of the Fresno Municipal Code.
27. Any existing agricultural wells lying within the boundaries of the proposed development
shall be sealed and abandoned in compliance with State of California Well Standards,
Bulletin 74-90 or current revisions, issued by California Department of Water
Resources, and in compliance with City of Fresno Department of Public Utilities Water
Division Standards.
28. A ten-foot (10') Pedestrian and Public Utility Easement (PPUE) is required to be
dedicated along North Salinas Avenue. Utility easements may also be required in the
interior of this subdivision. Prior to making preparation of the Final Tract Map, contact
the design and right-of-way/land rights divisions of SBC Pacific Bell, Pacific Gas and
Electric Company, and ComCast (or their respective successor companies)to resolve
this matter.
29. New above-ground facilities for electricity, telephone, cable, and other public utilities
are not allowed in the landscaped park strip along North Salinas Avenue and may
require dedication of additional easement area outside of the street right-of-way to
provide for locating and screening these facilities.
PARK SERVICE
30. Contact Nancy Morrison of the Public Works Department regarding street tree and
irrigation requirements in the park strip along North Salinas. Street tree inspection
fees must be paid at the time of building permit issuance.
URBAN GROWTH MANAGEMENT PARK SERVICE REQUIREMENTS
31. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the
time of Final Tract Map approval. Payment of this fee may be deferred until the time of
building permit issuance in accordance with the requirements of Fresno Municipal
Code Section 12-4.509-C-3.
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 7
FIRE SERVICE
32. Fire service will be provided by City Fire Station No. 14. The subdivider shall comply
with the Fresno Fire Department Memoranda (dated September 9, 2004) regarding
construction and occupancy requirements.
33. Provide two residential hydrants with 1,500 gallons per minute fire flow and two
sources of water per Fresno Fire Department and Public Works.
34. Two points of all-weather access to this subdivision shall be maintained in a usable
condition during construction and after completion of the project. A second point of
public access connecting to and through abutting Tract 5184 shall be installed prior to
the start of construction.
35. All access gate locks shall be equipped with a Fire/Police/Emergency Services
bypass.
URBAN GROWTH MANAGEMENT FIRE SERVICE REQUIREMENTS
36. The subdivider shall pay the appropriate Fire Station. Capital Fee at the time of Final
Tract Map approval. If appropriate, fee payment may be deferred until the time of
building permit issuance in accordance with the requirements of Fresno Municipal
Code Section 12-4.508-D-3.
SOLID WASTE SERVICE
37. Solid waste removal and disposal and residential recycling service will be provided by
the City of Fresno.Department of Public Utilities. The subdivider shall comply with the
Department of Public Utilities Solid Waste Division memorandum dated September 8,
2004 (copy attached).
38. In order to allow for solid waste bins to be stored in rear yards, at least 3'/2 feet of clear
space needs to be,left in the side yards of lots.
STREETS RIGHTS-OF-WAY
39. Per the Department of Public Works, Engineering Division, Transportation Planning
Section memorandum dated August 27, 2004, the_subdivider shall comply with-the
following street improvement requirements:
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 8
a. Along North Salinas Avenue, a local residential street with a standard 60-foot
right-of-way, the subdivider shall dedicate an additional five feet (6) for right-of-
way purposes to provide thirty feet (30') from the centerline of North Salinas
Avenue.
b. The developer shall construct (or repair, as necessary) concrete curb, gutter,
10-foot residential sidewalk pattern (with park strip for street trees) to Public
Works Standard P-5.
C. The developer shall construct twenty feet (20') of permanent paving (measured
from face of curb) within the limits of this subdivision and transitions.
d. The developer shall construct a complete underground street light system within
the limits of this tract to City of Fresno Public Works Standard E-2. Spacing and
design of street lights shall conform to the Public Works Standard E-9 for local
streets.
40. Submit the following as a single package to the Public Works Department for review
and approval:
a. Engineered street construction plans (including lighting plans). The underground
street light system shall as approved by the Traffic Engineer prior to final
acceptance of the subdivision. Height, type, spacing, etc., of standards and
luminaires shall be,in accordance with Resolution Nos. 78-522 and 88-229 or any
modification thereto approved by the City Council prior to installation and shall be
approved by the City Traffic Engineer prior to Final Tract Map approval. All lights
shall be dedicated to the City upon completion.
b. Signing and striping plans (signing and striping plans shall be done per the
current Caltrans standards).
C. Landscape and irrigation plans for the street trees and North Salinas Avenue
frontage landscaping.
d. Design of the tract's gated entries, which shall require review and approval by the
Department of Public Works Transportation/Traffic Engineering Section.
41. All existing and proposed utility systems shall be installed underground in accordance
with Section 12-1011 and 8-801 of the Fresno Municipal Code and Fresno City Council
Resolutions Nos. 78-522 and 88-229.
42. Interior private streets of this tract shall maintained by a homeowner's association.
43. The subdivider shall make provisions for the physically handicapped in accordance
with the Department of Public Works standards and as required by State law.
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 9
Handicap access ramps are required at all corners within the limits of this tract, per
City of Fresno Public Works standards.
44. Wherever street furniture is proposed or is existing within the proposed sidewalks a
minimum of 4 feet of unobstructed sidewalk path should be maintained to comply with
Americans with Disabilities Act (ADA) requirements. If necessary, dedicate a
pedestrian easement to accommodate the 4 feet minimum unobstructed path
requirement.
45. The subdivider shall furnish to the City acceptable security to guarantee the
construction of off-site street improvements in accordance with all applicable
provisions of the Fresno Municipal Code and the State Subdivision Map Act.
URBAN GROWTH MANAGEMENT STREET REQUIREMENTS
In accordance with the City's Urban Growth Management Policy relative to major street
extensions and other street improvements necessary to provide adequate emergency and
service vehicle access, the following improvements are required.
46. UGM - This tract map is located within UGM major street zone C/D-2 which requires
the payment of appropriate UGM Major Street fees.
SEWER SERVICE
The nearest sanitary sewer main to serve the proposed project is an 8-inch main located in
North Salinas Avenue. Per the Department of Public Utilities August 3, 2004 memorandum,
sanitary sewer facilities will be available to provide service to the subject site under the following
conditions:
47. A preliminary sewer design layout shall be submitted to the Department of Public
Utilities for review and approval prior to submitting engineered improvement plans to
the City for these facilities.
48. All public sanitary sewer facilities shall be constructed in accordance with City of
Fresno Public Works Department standards, specifications, and policies.
49. 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
50. The following sewer connection charges are due and shall be paid for the project:
a. Sewer Lateral Charge
b. Oversize Sewer Charge
C. Trunk Sewer Charge (Cornelia)
d. Wastewater Facilities Charge (residential only)
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 10
51. Sanitary sewer mains shall be extended within the proposed tract to provide sewer
service to each lot.
52. Separate sewer house branches shall be provided for each lot.
URBAN GROWTH MANAGEMENT SEWER SERVICE REQUIREMENTS
53. This project is located in the following Urban Growth Management Service Area:
Sewer Oversize Reimbursement Service Area 18. Refer to Condition No. 71, below,
for the list of all sewer service UGM fees.
WATER SERVICE
A 12-inch water main is existing in North Salinas Avenue is available to serve the proposed
subdivision. No public water extensions are required. The following improvements shall be
required prior to providing City water service to the project, per the Department of Public Utilities
August 3, 2004 memorandum regarding this project:
54. 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 City of Fresno's Water Systems Manager.
55. All public water facilities shall be constructed in accordance with the City of Fresno
Department of Public Works standards, specifications, and policies.
56. Engineered improvement plans, prepared by a Registered Civil Engineer and
submitted for approval of the City of Fresno, are,required for proposed additions to the
City sewer system.
57. Water mains (including installation of City fire hydrants) shall be extended within the
proposed tract to provide water service to each lot created.
58. Separate water services with meter boxes shall be provided to each lot created.
59. Payment is required for installation of water service(s) and/or meter(s).
60. Water connection charges are due and shall be paid for the project.
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 11
URBAN GROWTH MANAGEMENT WATER SERVICE REQUIREMENTS
61. New well site and construction are not required of Tract No. 5315/UGM.
62. This tract is located in UGM Water Supply Service Area no. 137; therefore, it is
required to pay its'proportionate share of UGM fees for water supply infrastructure.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
63. The subdivider 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 tentative tract maps.
64. The subdivider shall be responsible for the relocation or reconstruction of any existing
improvements or facilities necessary to construct any of the required UGM
improvements.
65. The City of Fresno is proposing a restructure of the Urban Growth Management
process for all UGM areas in the city. This process may entail amendments to the
UGM fee structure to build out all components of major streets in UGM areas. Should
this restructuring of UGM fees be approved, this development shall be entitled to
reimbursement for any costs of construction that exceed the designated fee that may
be established with this new process.
DRAINAGE AND FLOOD CONTROL
66. The subdivider shall be required to pay any applicable storm drainage fees to comply
with Chapter 13, Article 13 of the Fresno Municipal Code.
67. 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 Fresno Metropolitan Flood Control
District's Notices of Requirements for Tract No. 5315, dated August 19, 2004
(attached), as they may subsequently be modified by FMFCD.
68. When required by FMFCD, temporary ponding basins shall be created pursuant to a
covenant executed between the City and the Developer prior to Final Tract Map
approval. Any temporary ponding basins constructed or enlarged to provide service to
the subdivision shall be excavated and fenced in accordance with City standards
within seven (7) days from the time the basin becomes operational or as directed by
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 12
the City Engineer. The basin shall be constructed and maintained so as to inhibit the
breeding of mosquitoes. Access for Fresno Mosquito and Vector Control District staff
shall be provided by use of a standard specified padlock with keys available to the
District. Maintenance of the temporary ponding basin shall be the responsibility of the
Developer until permanent service for the entire subdivision is provided.
IRRIGATION CANAL
69. The Fresno Irrigation District does not own or operate any facilities within this tract and
has not imposed any requirements upon this subdivision.
FRESNO AREA EXPRESS
70. Fresno Area Express has not imposed any requirements along the street frontage of
this tract.
DEVELOPMENT FEES AND CHARGES
71. This project is subject to the following.development fees and charges:
PARKS DEPARTMENT FEE / RATE/ CHARGE
a. Street Tree Landscape Plan Review fee $56.00 - --
b. Street Tree Inspection fee $30.00/tree
Developer installed tree
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/ RATE/ CHARGE
C. Metropolitan Flood Control District Fee $12,708.00
Drainage Area: EF
(this fee is subject to change if
an updated FMFCD fee schedule
is adopted prior to approval of
the Final Map for Tract 5315)
SEWER CONNECTION CHARGES FEE / RATE/ CHARGE
d. Lateral Sewer Charge $0.10/sq ft - -- --- - -
(to 100' of parcel depth)
e. Oversize Charge $0.05/sq ft
(to 100' of parcel depth)
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 13
SEWER CONNECTION CHARGES FEE / RATE / CHARGE
f. Trunk Sewer Charge $419/living unit
Service Area: Cornelia
g. Wastewater Facilities Charge $2,119/living unit
h. House Branch Sewer Charge not applicable (n/a)
i. Millbrook Overlay Sewer n/a
Copper Avenue Sewer Lift Station Charge n/a
WATER CONNECTION CHARGES FEE / RATE / CHARGE
k. Service Connection Charge Fee will be based upon
service(s) and meter(s)
sizes specified by owner;
fee for service(s) and
meter(s) established by
the City's Master fee
Schedule
I. Frontage Charge $6.50/lineal foot
m. Transmission Grid Main Charge $804/gross acre
n. Transmission Grid Main Bond $304/gross acre
Debt Service Charge
o. UGM Water Supply Fee $356/living unit
Service Area: 137
p. Well Head Treatment fee $0/living unit
Service Area: 201
q. Recharge Fee $0/living unit
Service Area: 201
r. 1994 Bond Debt Service $0/living unit
- Service Area: 201
DEVELOPMENT IMPACT FEE FEE / RATE / CHARGE
S. Northeast Fresno Policing Area n/a
Conditions of Approval
Tentative Tract Map No. 5315/UGM
October 20, 2004
Page 14
URBAN GROWTH MANAGEMENT FEES FEE / RATE/ CHARGE
t. UGM Fire Station Capital Fee $547/gross acre
Service Area: 14
U. UGM Park Fee $2,459/gross acre
Service Area: 5
V. Major Street Charge $2,798/adj. acre
Service Area: C/D-2
W. Major Street Bridge Charge $94/adj. acre
Service Area: C/D-2
X. Traffic Signal Charge $860/adj. acre
y. UGM Grade Separation Fee n/a
Z. Trunk Sewer Charge n/a
Service Area: Cornelia
aa. Street Acquisition/Construction Charge n/a
Attachments: Memorandum from Joe Paff, Engineering Technician, Public Works Department, dated
-- - September 9, 2004
Letter from the San Joaquin Valley Unified Air Pollution Control District, dated
August 13, 2004.
Fresno Fire Department memoranda, dated September 9, 2004
Memorandum from the City of Fresno Department of Public Utilities Solid Waste
Division, dated September 8, 2004
Memorandum from the City of Fresno Public Works Department, Engineering Division,
Transportation Planning Section, dated August 27, 2004
Memorandum from the City of Fresno Department of Public Utilities Planning and
Engineering Division, dated August 3, 2004
Fresno Metropolitan Flood Control District Notice of Requirements for Tract'No. 5315,
dated August 19, 2004
Special Permit Conditions for Conditional Use Permit No. C-04-179, dated
October 20, 2004
\C-04179,T-5315 08-T Tract Map Cond.wpd
City of
■ Flk �'✓ 1
PUBLIC WORKS DEPARTMENT
DATE: September 9, 2004
TO: SANDRA BROCK, Planner III
Planning and Development Department
FROM: JOE PAFF, Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5315 AND CITY OF FRESNO
COMMUNITY FACILITIES DISTRICT
1. If approved by Council, the following features may be maintained by a Community Facilities District.
■ Maintenance of all Curbs and Gutters, Sidewalks, Street Lights, Medians, Street Furniture, and
the Street(to centerline)within N. Salinas Avenue bordering the tentative 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 to
finance the maintenance of those items.
Any change affecting the Items in these conditions requires revision of this letter.
If you have any questions, please call me at 8695
File:\word\cfd2\ttmapreview\tt5315
San Joaquin Valley
Air Pollution Control District
August 13, 2004 Reference No. 529DEV2004
Sandra Brock
Planning & Dev. Det. x''1111 v
2600 Fresno St., 3 Floor
Fresno, CA 93721-3604 AUG 17 ZOOM
Subject: T-5315, C-04-179 (APN 509-020-03) Planning Divisa ens
Development DW
CITY OF FR..F,^,r'
Dear Ms. Brock:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin (SJVAB) is classified non-attainment for ozone and fine particulate
matter (PM10). This project would contribute to the overall decline in air quality due to increased traffic and
ongoing operational emissions. Although this project alone would not generate significant air emissions, the
increase in emissions from this project, and others like it, cumulatively reduce the air quality in the San
Joaquin Valley. A concerted effort should be made to reduce project-related emissions as outlined below:
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the-San
Joaquin Valley, and are required. Current District rules can be found at—
http://www.valleyair.org/rules/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules
designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including
construction, road construction, bulk materials storage, landfill operations, etc. A compliance assistance
bulletin has been enclosed for the applicant. Please be advised that the District is currently
amending Regulation VIII and anticipates implementing revised requirements on or about
October 1, 2004. If construction were to commence on or after October 1, 2004, the applicant
should contact the District to determine where requirements may have changed and how rule
changes may affect the project.
District Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or
other materials. In the event that the project or construction of the project creates a public nuisance, it
could be in violation and be subject to District enforcement action.
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If asphalt
paving will be used, then paving operations of this project will be subject to Rule 4641.This rule applies to
the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt for paving and
maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) and Rule 4902 (Residential Water
Heaters) to limit the emissions of PM10 and NOx in residential developments. Please note that on July
17, 2003, amendments to Rule 4901 were adopted by the District's Governing Board.
Ms. Brock August 13,2004
T-5315, C-04-179 Page 2
Amendments to the rule may affect future construction plans for residential developments. Specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1, 2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a density
greater than two(2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per acre
in any new residential development with a density equal to or greater than three (3) dwelling units per
acre.
5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per
dwelling unit in any new residential development with a density equal to or less than two (2)dwelling
units per acre.
More information about Rule 4901 can be found at our website- www.valleVair.org. For compliance
assistance, please contact Mr.Wayne Clarke, Air Quality Compliance Manager, at 230-5968.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
measures that could be incorporated into the design/operation of this project to provide additional reductions
of the overall level of emissions. (Note: Some of the measures may already exist as City development
standards. Any measure selected should be implemented to the fullest extent possible.) The measures
listed below should not be considered all-inclusive and remain options that the project proponent should
consider:
• Trees should be carefully selected and located to protect the buildings from energy consuming
environmental conditions, and to shade paved areas. Structural soil should be used under paved areas
to improve tree growth. A brochure has been included for the applicant.
For Structural Soil see http://wwwlhort.cornelf.edu/uhi/outreach/csc/
For Tree Selection see http://www.ufei.or-g
For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu
http://www.loc.org/bookstore/energy/downloads/siv Aree guidelines.pdf
• If transit service is available to the project site, improvements should be made to encourage its use. If
transit service is not currently available, but is planned for the area in the future, easements should be
reserved to provide for future improvements such as bus turnouts, loading areas, route signs and shade
structures. 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. Connections to nearby public uses and
commercial areas should be made as direct as possible to promote walking for some trips. 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.
• As many energy-conserving features as possible should be included the project. Energy conservation
measures include both energy conservation through design and operational energy conservation.
Examples include (but are not limited to):
- Increased energy efficiency(above California Title 24 Requirements)
See http://www.energy.ca.gov/title24/.
- Increased wall and ceiling insulation (beyond building code requirements)
- Energy efficient widows (double pane and/or Low-E)
- High-albedo (reflecting) roofing material. See http://eetd.lbl.gov/coolroof/
- Cool Paving. See http://www.harc.edu/harc/Proiects/CooIHouston/, http://eande.Ibl.cov/heatisland/
- Radiant heat barrier. See http://mvw.eere.energy.gov/consumerinfo/refbriefs/bc7.html
- Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar._gov/
- Install solar water-heating system(s)
- Install photovoltaic cells
Ms. Brock August 13,2004
T-5315, C-04-179 Page 3
- Programmable thermostat(s) for all heating and cooling systems
- Awnings or other shading mechanism for windows
- Porch, patio and walkway overhangs
- Ceiling fans, whole house fans
- Orient the units to maximize passive solar cooling and heating when practicable
- Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See http://www.eere.energy.gov/RE/solar passive.html
- Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom windows
etc. See http://www.advancedbuildings.org
- Electrical outlets around the exterior of the units to encourage use of electric landscape maintenance
equipment
- Low-or non-polluting landscape maintenance equipment (e.g. electric lawn mowers, reel mowers, leaf
vacuums, electric trimmers and edgers, etc.)
- Pre-wire the units with high speed modem connections/DSL and extra phone lines
- Natural gas fireplaces (instead of wood-burning fireplaces or heaters)
- Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to encourage
the use of gas and/or electric barbecues
- Low or non-polluting incentives items should be provided with each residential unit (such items could
include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
More information can be found at:
http://www.loc.org, http://www.sustainable.doe.gov/, http://www.consumerenergvicenter.org/index.html
http://www.ciwmb.ca.gov/GreenBuilding
• The project should include as many clean alternative energy features as possible to promote energy self-
sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity systems,
small wind turbines, etc. Rebate and incentive programs are offered for alternative energy equipment.
More information can found at-
http://www.dsireusa.orq/, http://rredc.nrel.gov/, http://www.energy.ca.gov/renewables/
• Construction activity mitigation measures include:
Require construction equipment used at the site to be equipped with catalysts/particulate traps to
reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low sulfur diesel
fuel (15 ppm). Currently, California Air Resources Board (ARB) has verified a limited number of these
devices for installation in several diesel engine families to reduce particulate emissions. At the time
bids are made, have the contractors show that the .construction equipment used is equipped with
particulate filters and/or catalysts or prove why it is infeasible.
Use alternative fuel construction equipment.
Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via
portable generator set).
Install wind breaks on windward sides of construction areas.
Curtail construction during periods of high ambient pollutant concentrations. This may include ceasing
construction activity during peak-hour vehicular traffic on adjacent roadways, and "Spare the Air Days"
declared by the District.
Require that all diesel engines be shut off when not in use on the premises to reduce emissions from
idling.
District staff is available to meet with you and/or the applicant to further discuss the regulatory requirements
that are associated with this project. If you have any questions or require further information, please call me
at (559) 230-5835 or Mr. Hector R. Guerra, Senior Air Quality Planner, (559) 230=5820 and provide the
reference number at the top of this letter.
Sin cerel ,
Chrystal Meier
CEOA Commenter
Central Region
Enclosures
c:file
San Joaquin Valley
Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
September 2002
(Update from June 2.002)
Fugitive Dust 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 excavation, transporting bulk materials, or travel on
unpaved surfaces. "PM10" is a term applied to small sized particulate matter- microscopic
dust particles - in the air. The San Joaquin Valley currently exceeds the air quality
standards for particulate matter. It is for this reason that the District adopted Regulation VIII
in 1993. Significant amendments to Regulation VIII were adopted in 2001 and became
effective May 15, 2002. The following dust control and administrative requirements are
applicable at construction sites:
Visible Dust Emissions (VDE). Visible dust emissions may not exceed 20% opacity
during periods when soil is being disturbed by equipment or wind at any time. Dust control
may be.achieved by means of applying water before and during.earth work and on traffic
areas, phasing work to limit dust, and setting up wind fences to limit wind blown dust.-VDE
opacity of 20%r, means the amount of dust that would obstruct the view of an object by 20%.
Soil stabilization. Soil stabilization is required at any construction site after normal working
hours and on weekends and holidays. This requirement also applies to inactive
construction areas such as phased projects where disturbed land is left unattended.
Applying water to form a visible crust on the soil is an effective method for stabilizing a
disturbed surface area. Long-term methods include applying dust suppressants or
establishing vegetative cover. Restricting vehicle access from the area will help to maintain
a stabilized surface.. Information regarding stabilization standards and test methods are in
Rule 8011 — General Requirements.
Carryout and Trackout. These requirements are found in Rule 8041 — Carryout and
Trackout. Carryout and trackout are materials adhered to vehicle tires and transport
vehicles carried from a construction site and deposited onto a paved public road. Should
carryout and trackout occur, it must be cleaned up at least daily, and immediately if it
extends more than 50 feet from the exit point onto a paved road. The recommended clean-
up methods include manually sweeping, sufficiently wetting the area prior to mechanical
sweeping to limit VDE or using a PM10-efficient street sweeper. A blower device, or dry
sweeping with any mechanical device other than a PM10-efficient street sweeper is
prohibited.
Northern Region Office Central Region Office Southem Region Office
4230;Kiernan Avenue,Suite 130 1990 East Gettysburg Avenue 2700 'M'Street,Suite 275
Modesto, CA 95336-9321 Fresno,CA 93726-0244 Bakersfield,CA 93301-2370
(209) 557-6400 + FAX (209) 557-6175 (559) 230-6000 + FAX(559) 230-6062 (661) 326-6900 + FAX (661) 326-6985
Access and Haul Roads. Dust control is required on all unpaved access and haul roads,
and unpaved vehicle and equipment traffic areas at construction sites, per Rule 8021 —
Construction, Demolition,. Excavation, Extraction, and Other Earthmoving Activities.
Storage Piles and Bulk Materials. The handling, storage, and transportation requirements
for bulk materials are found in Rule 8031 —Bulk Materials. These requirements include:
applying water as materials are handled, stabilizing or covering stored materials, and
installing wind barriers to limit VDE. Limiting vehicle speed, loading haul trucks with a
freeboard six inches or greater, covering haul trucks, or applying water to the top of the load
are options for reducing VDE from vehicle transportation of bulk materials.
Demolition. Wetting of the exterior of a building to be demolished is required. Demolition
debris and the area around the demolition must also be controlled to limit VDE. Cleaning
up carryout and trackout must be completed according to Rule 8041. Demolition activities
are also subject to the District's asbestos rule, Rule 4002 —National Emission Standards for
Hazardous Air Pollutants.
Dust Control. Plans. For large construction projects, Rule 802.1 requires the owner or
contractor to submit a Dust Control Plan to the District for approval at least 30 days prior to
commencing construction activities. This requirement applies to projects that include 40 or
more acres of disturbed surface area or will involve moving more than 2,500 cubic yards per
day of material on at least three days during the project.
Record keeping. All sites subject to the regulation that employ dust control measures must
keep records for each day.any dust controls are used. The District has developed record
keeping forms for water application, street sweeping, and for"permanent" controls such as
applying long term dust palliatives, vegetation, ground cover materials, paving, or other
durable materials. Pursuant to Rule 8011, records must be kept for one year after the end
of dust generating activities.
Exemptions. Activities in areas above 3,000 feet elevation are exempt from all Regulation
VIII requirements. The following exemptions in Rule 8021 apply to construction activities:
Blasting activities
• Maintenance and remodeling of existing buildings if the.addition is less than 50% of
the size of the existing building or 10,000 square feet. These activities, however, are
subject to the District's asbestos rule, Rule 4002.
• Additions to single family dwellings
• Mowing, disking or other weed control on sites less than % acre.
Nuisance. Whether or not the construction activity is exempt from the Regulation Vlll
requirements, any activity that creates fugitive dust must not cause a nuisance, per Rule ,
_4102 --Nuisance. Therefore, it is important to monitor the dust generating activities and, if
necessary, plan for and implement the appropriate dust control measures to limit the
public's exposure to fugitive dust.
This is a basic summary of Regulation VIII as it applies to the construction industry. For
more information contact the Compliance Division of the District office nearest to you.
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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.
III 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: Chrystal Meier, Student Intern 230-5835
(Print Name, Title) (Sign ture) (Phone)
Cl Check if you need a copy of the initial study
Use this space for additional information if needed.
---.---:PRCJ/2 E.A. Request for Comment/Information
REQCOMM.FORM
City of
in in
r"l—r--i a
FRESNO FIRE DEPARTMENT DATE: /
MEMORANDUM
TO:
FRCM: �1.� J ��f SENIOR FIRE PREVENTION INSPECTOR
SUBJECT: ��-GL�� % TRACT NO. 5J /
v
MEETING OF (DATE) :
Fire Department Comments are as follows:
1 . This project is within 3 miles of Fire Station No.
2. This project is subject to UGM Fire service fees for Fire
Station No. T
3. Provide Rmmmervt:�T) residential ) y drants and fire flows per
Public Works Standards with two sources of water.
4. Access is acceptable as shown.
5. Access is not acceptable am
L—A— 0-,&6� vn�!� a4a��
1'0T -�A
A2LVt �z a.
((//
6. This tract is in the Station 21 UGM Fee area and is required to
be annexed to the Community Facilities District No. 1 .
7. Other:
2543I/78T
City of
FIRE DEPARTMENT
DATE: September 9, 2004
TO: SANDRA BROCK, Planner III
FROM: RANDI EISNER, Senior Fire InspectorG,n
SUBJECT: C-04-179, TRACT 531
A police/fire bypass key way is needed to override the gate for emergency access..
City of
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado • Fresno, California 93706-2014
(559) 621-1452
www.fresno.gov
September 8, 2004
TO: Sandra Brock, Planner III
Development Department,Planning Division
THROUGH: Robert Weakley, Chief of OperatioA??
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Staff Assistant�+`'�
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5315, Solid Waste Conditions of Approval
The Department of Public Utilities, Solid Waste Division, has completed a review of the-I'Zest rg
Tentative Tract Map 5315, which was submitted by Lars Andersen &Associates, Inc. The
following requirements and conditions are to be placed on this*eatittg tentative tract map as a
condition of approval by the Department of Public Utilities.
General Requirements:
• Tract 5315 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.
Special Conditions:
• If tract 5184 has not been developed, then the developer of tract 5315 will be required to
provide a temporary turnaround at the end of North San Simone Drive. Turnaround shall
be large enough to accommodate a solid waste truck with a turning radius of 44' and shall
be kept clear of all vehicles by 6:00 a.m. on the solid waste service day.
• Access gates shall provide 18'of unobstructed clearance on each side.
J:1Conditions of Approval_TT53l5.wpd
City of
Inn ledn]kI��I/�
DATE: August 27, 2004
TO: Sandra Brock, Planner III
Development-Department, Planning Division
THROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
SUBJECT: TT 5315/ C-04-179, Public Works Conditions of Approval
(North Salinas Avenue: N/W of Shaw and Brawley)
The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map
5315/ C-04-179, which was submitted by Valley Pacific Builders Inc. The following requirements are to
be placed on this tentative tract map as a condition of approval by the Public Works Department.
General Conditions:
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 (frontage landscaping)
Frontage Improvement Requirements:
Major Streets: N/A C
Local Streets: �'V l
1. Dedicate 5' of property,from i*eatcr line
^for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a 10-foot residential pattern.
3. Construct twenty (20) feet of permanent paving (measured from face of curb) within the limits of
this subdivision.
4. Construct an underground street lighting system to Public Works Standard E-2 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-9 for Local
Streets.
Page 1 of 2
C:\Louise\TRACT NIAPSIT-5315 SALINAS NW SHAW&BRAWLEY.doc
Interior Streets:
Provide a detail for the gated entry to Traffic Engineering for review and approval, prior to the Planning
Commission meeting.
Specific Mitigation Requirements:
1. This tract will generate 10 a.m./ 13 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is
not required.
UGM Requirements:
This Map is in UGM major street zone C/10-2; therefore pay all applicable UGM fees.
Page 2 of 2
C:\Louise\TRACT MAPS\T-5315 SALINAS NW SHAW&BRAWLEY.doc
City of
leAn SA411i/ir-=
DE.PARTI TENT OF PUBLIC UTILITIES
Date: August 3, 2004
To: SANDRA BROCK, Planner III
Planning and Development Department, Advanced Planning
From. DOUG]HECKER, Engineer II ID, t I
Public Utilities Department, Planning and Engineering Division
Subject. SAMTARY SEWER AND WATER REQUIREMENTS FOR T-5315/UGM, C-04-179
General
T-5315/iGM and C-04-179 proposes a 21-lot single-family residential private street planned
develgpment subdivision with 3 outlots on 4.06 acres of R-1/UGM zoned property locate on the north
side ofNorth Salinas Avenue between West Corona and West San Jose Avenues.
EavirQnmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but.
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
The..nearest sanitary sewer main to serve the proposed project is an 8-inch main located in North
Salinas Avenue. Sanitary sewer facilities will be available to.provide service to the site subject to the
followiing requirements:
I_ Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to
each lot created.
2. Separate sewer house branches shall be provided for each lot created.
3_ A Preliminary sewer design layout shall be submitted for review and subject to Department of
Public Utilities approval prior to submitting engineered improvement plans for City approvals.
4_ Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
5_ Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System_
Sanitary Sewer UGM
This project is located in the following Urban Growth Management Service Areas:
1. Sewer Oversize Reimbursement S.A. 18
Sanitary Sewer Fees
The following Sewer Connection Charges are due and shall be paid for the Project:
1. Sewer Lateral Charge
2. Oversize Sewer Charge
3. Trunk Sewer Charge: Cornelia
4. Wastewater Facilities Charge (Residential Only)
Water Requirements
The nearest water main to the project:is a 12-inch main located in North Salinas Avenue. The
following water improvements shall be required prior to providing City water service to the project:
1. Water mains (including installation of City fire hydrants) shall be extended within the proposed
tract to provide water service to each lot created.
2. Separate water services with meter boxes shall be provided to each lot created.
3. 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.
4. All public water facilities shall be constructed in accordance with the Department of Public
Works standards, specifications, and policies.
5. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the City Water System.
Water UGM
1. UGNI Water Service Area Number: 137
Water Fees
1. Payment for installation of water service(s) and/or meter(s) is required.
2. Water Connection Charges are due and shall be paid for the Project.
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager VALLEY PACIFIC BUILDERS
Planning & Development Department 4950 E. YALE, STE. 101
City of Fresno FRESNO, CA 93727
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5315 PRELIMINARY FEE(S) (See below)
DRAINAG EF - DRAINAGE AREA EF $12,708.00
DATE Q( 19 p�- DRAINAGE AREA
TOTAL FEE $12,708.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the z
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee. i
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.
ris 5469 E.OLIVE - FRESNO,CA 93727 - (559)4-56-3292 - FAX(559)456-3194 Two sided.documen!
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. X a. Drainage from the site shall be directed to North Salinas Avenue.
b. Grading and drainage patterns shall be as identified on Exhibit No. 1 // 2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
X None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan Storm Drain Plan Final Map
X Street Plan Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a _500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy
X Does not appear to be located within a flood prone area.
5315 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-339. - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing five or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants,prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
Mi
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees
in permit compliance, and complete an annual certification of compliance. 1
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling, and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runof_fand_ test it for pollutant
indicators, and annually submit a report to the State Board.
5315 5469 E.OLIVE - FRESNO.CA 93727 - (559)456-329= - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations requirements.
Gerald E. Lakemafi, Project Engineer: Ric y ns
District Engineer, Assistant General Manager
C: LARS ANDERSEN & ASSOCIATES, INC.
4630 W. JACQUELYN, STE. 119
FRESNO, CA 93722
5315 5469 E.OLIVE - FRESNO,CA 9377 - (559)456-3292 - FAX(559)456-3194 Two sided document
OTHER REQUIREMENTS
EXHIBIT NO. 2
The drainage system cost and fee schedule update is currently underway. The drainage system cost
and fee obligation indicated in this notice is the obligation which is valid at the date of this notice.
Contact the District for a final drainage fee obligation prior to issuance of a building permit or
recording of the final map.
The proposed development is located in an area with risk of floodwater impoundment against the
Herndon Canal. A minimum finish floor elevation of 303.50 (USGS Datum) is required.
No surface run-off shall be directed towards the District basin.
The District recommends a single fence between the site and the District's basin. The Developer
should contact the District so that alternatives to a dual fence can be reviewed. If a fence other than
the existing chain link fence is proposed, District review and approval of the proposed fence is
required.
The District requests that the grading Engineer contact the District as early as possible to review the
proposed site grading for verification and acceptance of grades at our mutual property line prior to
preparing a grading plan.
Development No. Tract 5315
en gr\perm it\exh ibits2\Uact15315(d)
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
SPECIAL PERMIT
CONDITIONS OF APPROVAL
Conditional Use Permit No. C-04-179 October 20, 2004
PART A - PROJECT INFORMATION
1. Assessor's Parcel No. 509-020-03 (Tentative Tract Map 5315) and 509-020-02
(previously approved Tract 5184)
2. Job Address: Not yet assigned (addresses of lots to be determined when a Final
Tract Map is filed for Tentative Tract Map No. T-5315/UGM)
Street Location: Located on the northwest side of North Salinas Avenue, between
Figarden Drive and West San Jose Avenue
3. Existing Zoning: R-1/UGM, Single-Family Residential District/Urban Growth
Management Area
Zone Map No. 1845
4. Project Description: Requests authorization for Tentative Tract Map 5315, a a 21-lot
single-family residential subdivision on 4.13 acres (planned for
medium-density residential development in the Bullard Community
Plan and the 2025 Fresno General Plan) to be a planned unit
development with private street, modified minimum lot sizes, and
modified setbacks; and requests authorization to install an access
gate in Tentative Tract 5315 and to install gates in the abutting,
inter-connected,planned unit development, previously approved
Tract 5184(revising CUPs Nos. C-03-90 and C-03-256, previously
approved for that tract).
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The Planning Commission will review and decide on these Special Permit Conditions and
Conditional Use Permit(CUP)Exhibits A-1,A-2,and A-3(dated October 15,2004) and B1 through
B9 (dated August 2, 2004) at its scheduled and noticed hearing on October 20, 2004. At this
hearing, the Commission will also review and make a determination on Tentative Tract Map No.
T-5315/UGM. -On September 29, 2004, this project was determined to be consistent with City of Fresno Master
Environmental Impact Report No. 10130 prepared for the 2025 Fresno General Plan. Notice of
this environmental finding was published in the Fresno Bee on September 29, 2004. The 21-day
comment and appeal period on this finding ends at 5:00 pm on October 20, 2004.
Special Permit Conditions
CUP C-04-179(relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 2
Notice of the proposed rezoning, tract map, and special permit for this project was mailed to
surrounding property owners on October 8, 2004. The deadline date for submittal of comments
and appeals in response to the mailed notice is October 20, 2004.
Approval of CUP No. C-04-179, its Exhibits and Special Permit Conditions will become effective
if no appeal is raised pursuant to Fresno Municipal Code Sections 12-1019 or 12-406-I. No Final
Tract Map approval or construction permits for this project will issued until the appeal period has
elapsed.
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of conditions of approval. These include
conditions based on adopted City plans and policies, those incorporated from regulations of other
public agencies(e.g.,special districts forflood control/drainage and air pollution control),and those
determined through site plan review and environmental assessment essential to mitigate adverse
effects on the environment including the health, safety and welfare of the community.
Some of the recommended conditions for development that are not mandated as essential to
health, safety and welfare, but would on the whole enhance the project and its relationship to the
neighborhood and environment. Any such discretionary conditions of approval are listed in the last
section of this list of Special Permit Conditions under the heading 'Part F - Miscellaneous," and
may be appealed. All discretionary conditions of approval will ultimately be deemed mandatory
unless appealed timely in the manner prescribed by Fresno Municipal Code Section 12-406-I.
All code requirements, however, are mandatory. Fresno Municipal Code requirements may only
be modified by approval of a variance application, provided the findings pursuant to Fresno
Municipal Code Section 12-405-A can be made and the Variance is approved by the City of Fresno.
Approval of this special permit shall be considered null and void in the event of failure by the
applicant and/or the authorized representative, architect, engineer or designer to disclose and
delineate all facts and information relating to the subject property and the proposed development,
including but not limited to the following:
1. All existing and proposed improvements including but not limited to buildings and
structures,signs.and their uses,trees,walls,driveways,outdoor storage and open land
use areas on the subject property and all of the preceding which are located on
adjoining property and may encroach on the subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive
easements or uses of the subject property; _ ---
3. Existing and proposed grade differentials between the subject property and adjoining
property zoned or planned for residential use.
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 3
Approval of this special permit may become null and void in the event that development is
not completed in accordance with the Zoning Ordinance, City of Fresno Public Works
Standards and Specifications, and all the conditions and requirements imposed on this
special permit and Tentative Tract Map T-5315.
The Planning and Development Department shall not assume responsibility for any
deletions or omissions resulting from the special permit review process or for additions or
alterations to construction plan not specifically submitted and reviewed and approved
pursuant to this special permit or subsequent amendments or revisions.
No uses of land, buildings or structures other than those specifically approved pursuant to this site
plan shall be permitted. (Include this note on the final corrected site plan Exhibit A-1.)
Transfer all red line notes, etc., shown on all CUP exhibits (dated August 2, 2004 and October 15,
2004) to the final corrected exhibits. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN
THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE FINAL
TRACT MAP AND CONSTRUCTION PLAN CHECK PROCESSES.
To complete the backcheck process for building permit relative to Final Tract Map approval and
planning and zoning issues, submit eight copies of this corrected, final site plan, together with six
copies of the elevations,landscape,and irrigation plans,and any required covenants and/or studies
or analyses to the Planning and Development Department for final review and approval at least ten
days before applying for building permits.
Copies of this final approved site plan, elevations, landscape and irrigation plans stamped by the
Planning Division must be substituted for unstamped copies of same in each of the sets of
construction plans submitted for plan check prior to issuance of building permits. Be advised that
on-site construction inspections will not be authorized unless the final stamped approved site plan,
elevations, landscape and irrigation plans are included in the plan check file copy.
Please call 621-8041 for an appointment with Sandra Brock for final Planning Division
sign-off for Final Tract Map approval and building permits following your preparation of
final corrected CUP.
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of government Code Section 66020(d)(1), the imposition
of fees, dedication, 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, reservation or exactions
imposed on the development project. This notice does not apply to those fees, dedications,
reservations or exactions which were previously imposed and duly noticed; or, where no
notice was previously required under the provisions of Government Code Section 66020(d)(1)
in effect before January 1, 1997.
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 4
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on City records and the accuracy of the existing and
proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not
addressed due to omission or misrepresentation of information, for which this review process is
dependent, will be imposed whenever such conditions are disclosed.
Questions relative to dedications, street improvements, off-street parking geometrics, utility
connection charges and Urban Growth Management fees may be directed to the Planning and
Development Department-Building & Safety Division (Land Division & Engineering Section
5.59/621-8075).
Please also refer to General Conditions of Project Approval, attached hereto.
NOTICE OF FEE DEFERRAL OPTION
Effective June 9, 1995, the provisions of Fresno Municipal Code Section 12-4.604 allow the
property owner the option to defer the payment of UGM fees and certain water and sewer
connection charges, from the time of issuance of building permits to the time of issuance of
certificate of occupancy.
To enable this deferment requires the owner to request the preparation of a fee deferral
covenant, pay the covenant preparation (including surcharges)and provide a certified copy
of the most current Grant Deed from the Fresno County Recorder for the subject property.
The processing of this covenant will place a lien on the property in the amount of the
outstanding fee obligation and requires subordination by parties having record title interest
in the property.
Owners are advised to submit covenant requests at their earliest opportunity as covenant
preparation, execution and approval may take 2 weeks or more and will delay the issuance
of building permits until the executed covenant is duly approved by the City.
For more information,'contact Rick Sommerville at 559/621-8075.
STREETIMPROVEMENTS
All improvements shall be constructed in accordance with the Standard Specifications of the City
of Fresno-Public Works Department or street construction plans required and approved by the City
Engineer. The performance of any work within the public street rights of way(including pedestrian
and utility easements) requires a Street Work Permit prior to commencement of the work. All
required street improvements must be completed and accepted by the City pripjr to occupancy.
1. Dedicate an additional five feet(6)of right-of-way and install permanent paving, paving
transition,concrete gutter,curb, and sidewalk to City Standard Specifications within the
public street frontage to provide for half the improved width of North Salinas Avenue
(30' from centerline).
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 5
2. Within the project's public street frontage on North Salinas Avenue, install a concrete
pedestrian walkway(including behind the private street driveway approaches). Asphalt
concrete paving per Public Works Standard P-34 may be substituted for concrete. (See
cross hatched areas and reference Public Works Standard Drawing P-4 for additional
information.)
3. Install street lighting on public and private street frontages to City Subdivision
Standards. Street lighting plans must be approved by the Public Works Department
(Traffic Engineering Division 559/621-8811) erior to street light installation.
4. Repair all damaged and/or off-grade off-site concrete improvements as determined by
the Public Works Department(Construction Management Division 559/621-5500).
WATER AND SEWER SERVICE REQUIREMENTS AND CONNECTION CHARGES
5. Connection to the City of Fresno water and sewer system is required.
6. A backflow prevention device is required on the water service. Contact Department of
Public Utilities (Water Division 559/621-5300) for requirements relating to approved
devices, locations, testing and acceptance.
7. SEWER CONNECTION CHARGES: (FMC Section 9-503a)
The following charges will be due at the time of issuance of Building Permit or Plumbing
Permit (whichever is issued first). New sewer connection charges adopted by the
Fresno City Council prior to issuance of building permits may also apply, if a Final Map
is not approved within the specified time. Please refer below to Section C.19 of these
Special Project Conditions for UGM Sewer Facility charges.
Sewer Connection Charges Fee/ Rate/ Charge
a. Lateral Sewer Charge $0.10/sq ft
.(to 100' of parcel depth)
b. Oversize Charge $0.05/sq ft
(to 100' of parcel depth)
c. Trunk Sewer Charge $419/living unit
Service Area: Cornelia
d. Wastewater Facilities Charge $2,119/living unit
NOTE: The sewer connection charge obligation for this project will be computed
during the building construction plan check process. Any request for
estimates prior to this time is subject to payment of a Fee Exaction Charge
as listed in the Master Fee Schedule.
Special Permit Conditions
CUP C-04-179(relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 6
8. WATER CONNECTION CHARGES: (FMC Sections 14-107 to 14-110)
The following charges will be due at the time of issuance of Building Permit or Plumbing
Permit (whichever is issued first). New water connection charges adopted by the
Fresno City Council erior to issuance of building permits may also apply, if a Final Map
is not approved within the specified time. Please refer below to Section C.19 of these
Special Project Conditions for other UGM Water Facility charges.
Water Connection Charges Fee / Rate / Charge
a. Service Connection Charge Fee will be based upon service(s) and
meter(s)sizes specified by owner;fee for
service(s)and meter(s)established by the
City's Master Fee Schedule
b. Frontage Charge $6.50/1ineal foot
c. Transmission Grid Main Charge $804/gross acre
d. Transmission Grid Main Bond $304/gross acre
Debt Service Charge
e. UGM Water Supply Fee $356/living unit
Service Area: 137
(This UGM fee must be paid at time of permit, similar to connection fees)
NOTE: The water connection charge obligation for this project will be computed
during the building construction plan check process. Any request for
estimates prior to this time is subject to payment of a Fee Exaction Charge
as listed in the Master Fee Schedule.
UTILITIES AND UTILITY EASEMENTS
9. A ten-foot(10') pedestrian and public utility easement shall be provided on the subject
property along the frontage of North Salinas Avenue.
10. Drainage easements for Fresno Metropolitan Flood Control District (FMFCD), as
referenced in the FMFCDt's project conditions dated August 19, 2004(as they may be
subsequently amended), shall be provided and shall be depicted on the Final Tract
Map, the final corrected site plan (Exhibit A-1) for CUP No. C-04-179, and the
landscape plans for CUP No. C-04-179. - ---
11. Additional easements within the subdivision may be required for providing telephone,
cable, etc. service. Prior to preparing the Final Tract Map and final corrected site plan,
contact SBC Pacific Bell, Pacific Gas and Electric Company, and ComCast (or their
respective successor companies) to determine the locations of any required interior
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 7
utility easements,and depict those easements on the Final Tract Map,the final site plan
for CUP No. C-03-90, and the landscape plans for CUP No. C-03-90.
12. All transformers, utility vaults, manholes, above-ground backflow prevention devices,
etc., shall be shown on the final corrected site plan and on CUP landscape plans.
OFF-STREET PARKING FACILITIES &GEOMETRICS
13. Provide parking.space needs, circulation, access, directional signs (e.g. "Entrance",
"Exit", "Right Turn Only", etc.) as needed on the final corrected site plan and detail
Exhibits A.
14. Off-Street parking facilities and geometrics shall conform to the City of Fresno-Public
Works Department Parking Manual and Standard Specifications.
15. Minimum driveway length(minimum building setback for garages)is to be eighteen feet
(18'). For any residence whose driveway is less than twenty feet (20') in length, a
roll-up garage door shall be provided to allow vehicles to be parked close to the garage.
SURVEY MONUMENTS AND PARCEL CONFIGURATION
16. All survey monuments within the area of construction shall be preserved or reset by a
Registered Civil Engineer or a Licensed Land Surveyor.
URBAN GROWTH MANAGEMENT PROCESS AND FEES
17. The project site is located within the Urban Growth Management (UGM) area.
BUILDING PERMITS CANNOT BE ISSUED UNTIL THE UGM PROCESS IS
COMPLETE, INCLUDING PREPARATION OF A SUBDIVISOIN AGREEMENT AND
UGM DEVELOPMENT AGREEMENT IF APPLICABLE. Contact the Planning and
Development Department-Building and Safety Division(Land Division and Engineering
Section 559/621-8075)for details.
18. UGM FEES: (FMC Sections 12-4.500 to 12-4.510)
The following UGM fees will be due at the time of issuance of Building Permit at the fee
rate listed in the Master Fee Schedule at the time of payment. New UGM fees adopted
by the Fresno City Council pdgr to issuance of building permits may also apply, if a
Final Map is not approved within the specified time. The City of Fresno is proposing a
restructure of the Urban Growth Management process for all UGM areas in the city with
the update of the proposed 2025 General Plan. This process may entail a new fee
structure to build-out all components of major streets in UGM areas. Should this
process be approved with the new general plan or any other process, this development
Special Permit Conditions
CUP C-04-179(relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 8
shall be entitled to reimbursement for any costs of construction that exceed the
designated fee that may be established with this new process.
Urban Growth Management Fee/ Rate/ Charge
a. UGM Fire Station Capital Fee $547/gross acre
Service Area: 14
b. UGM Park Fee $2,459/gross acre
Service Area: 5
c. Major Street Charge $2,798/adj. acre
Service Area: C/D-2
d. Major Street Bridge Charge $94/adj. acre
Service Area: C/D-2
e. Traffic Signal Charge $860/adj. acre
NOTE: The UGM Fee obligations for this project will be computed during the
building construction plan check process. Any request for estimates prior
to this time is subject to payment of a Fee Exaction Charge as listed in the
Master Fee Schedule.
PART D - PLANNING/ZONING REQUIREMENTS
PLANNING
1. Development is subject to the following plans and policies:
2025 Fresno General Plan (see Design Standards attached hereto as Appendix A)
Bullard Community Plan
Medium-density residential use
ZONING
2. Development is proposed in accordance with City of Fresno R-1/UGM, Single-Family
Residential District/Urban Growth Management zoning as modified by the Planned
Unit Development provisions of Fresno Municipal Code Section 12-306-N-21.
BUILDING HEIGHT
3. The maximum allowable building height is 35 feet. The proposal is within the
required height.
Special Permit Conditions
CUP C-04-179(relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 9
BUILDING SETBACK, OPEN SPACES AND LANDSCAPING
4. Provide building setbacks per the final corrected CUP No. C-04-179 site plan and per
the requirements of California Building Code and the Fresno Municipal Code.
a. For parcels fronting or siding onto North Salinas Avenue, minimum building setback
shall be twenty feet (20') along North Salinas Avenue.
b. For,parcels fronting the private street, minimum building setback for garages
(minimum driveway length) is to be eighteen feet (18'). For any residence whose
driveway is less than twenty feet (20') in length, a roll-up garage door shall be
provided to allow vehicles to be parked close to the garage in order to prevent the
vehicles from protruding into the travel lane of the private street.
5. A landscaping plan, showing types and sizes of plant material to be installed
(including plant species and any common names) and showing landscape
irrigation system detail, is required to be submitted and approved before Final
Tract Map approval for Tract 5135 and before occupancy is granted for homes in
approved Tract 5184. The landscape plan must be consistent with the grading plan
for this property and shall provide information on any proposed fences/walls and any
on-site recreational equipment and any large decorative fixtures such as boulders,
sculptures, statuary, arbors, pergolas, gazebos, shade structures, ponds/pools, etc.
Submit six copies of landscaping and irrigation plans. prepared by a landscape
professional, to the Planning Division. Landscape plans must be reviewed and
approved prior to obtaining Final Tract Map approval.
6. Landscaping for this project is required to conform to City of Fresno water-efficient
landscape standards(contact Bobbi Jensen-McKee at the Department of Public Utilities
Water Division, 559-621-5309 for consultation prior to preparing plans).
7. Provide the following minimum landscaped areas with landscape irrigation system
installed, maintained, and operated by an owner's association:
a. In the North Salinas Avenue frontage, improve the park strip required per the City
of Fresno's ten-foot residential sidewalk pattern and per the approved landscape
plan for this project. The Parks Division must review and approve the portion of the
encompassing this park strip, and must approve the additional proposed ten feet of
back-up landscaping if this landscaping is to be maintained by the City's Community
_ Facilities District._A street_tree_plan review fee of$56 must be paid to the Parks
Division to cover the cost of this review and approval.
(i) Ground cover and/or turf must be installed and the indicated species of
street tree (Pistacia chinensis, "Chinese pistache")must be planted by the
developer. Standard tree spacing is 60 feet. A Developer Street Tree
Planting Agreement must be signed, and a $30 per tree inspection fee must
be paid, prior to Final Tract Map approval.
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 10
(ii) Shrubs, low hedges,and other plants may also be installed in this park strip,
subject to safe visibility standards (height below three feet) and subject to
Parks Department street tree landscape plan review and approval. Park
strip ;landscaping and street trees along North Salinas Avenue in the
easement of Pacific Gas and Electric Company is subject to power
transmission line.safety restrictions and requires compliance with that
utility's standards (contact PG&E Vegetation Management, 559-263-5881).
b. Outlot A shown in Tentative Tract Map 5315/UGM is required to be landscpaed,
subject to safe visibility standards for the corner cut-off area. This landscaping is
and subject to review and approval by the Planning Division. Modified landscaping
on Tract 5184 is also subject to the Pacific Gas & Electric Co. standards, as
previously referenced in CUP No. C-03-90.
c. Front yard landscaping is required to be improved on each parcel. Lots fronting on
the private street are required to have ground cover/turf and at least one medium
sized tree at a minimum. Shrubs and other plants may also be installed, subject to
safe visibility standards for driveways.
NOTE: A"medium-sized tree" is defined as one which will attain a height of 30 to
60 feet at maturity. Two small trees (up to 30-feet high at maturity) may be
substituted for one medium sized tree.
10. Landscaping must be in place before issuance of certificates of occupancy for
structures in these subdivisions. (Include this note on the final corrected site
plan and on the landscape plan.)
11. Prior to final inspection of the first sale home in these subdivisions, a written
certification, signed by a landscape professional approved by the Director, shall be
submitted stating that the required landscaping and irrigation system was installed
along North Salinas Avenue and on Outlots A, C, D and E and in the front yard of that
home in accordance with the landscaping and irrigation plans approved by the Planning
Division. Before final inspection of subsequent homes, written certifications signed by
a landscape professional shall be submitted stating that the required landscaping and
irrigation system has been installed in the front yards of those homes. Certification
forms are available at the Planning and Development Department Planning Division.
12. Trees and other landscape materials shall be maintained in good health and good
condition. Trees may not be trimmed or pruned to reduce the natural height or overall
crown of the tree, except as necessary for the health of the tree and public safety; or
as may otherwise be approved by the-Planning and Development Department.
(Include this note on the final corrected site plan and on the landscape plan.)
13. No structures of any kind may be installed or maintained within the park strip along
North Salinas Avenue. No exposed utility boxes,transformers, meters, piping,etc.,are
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 11
allowed to be located in the park strip along North Salinas Avenue. (EXCEPTION: the
backflow prevention device required by the City's Department of Public Utilities Water
Division, which shall be screened by landscaping or such other means as may be
feasible and as approved through review of final corrected CUP exhibits).
SPACE BETWEEN BUILDINGS
14. Provide space between buildings as indicated on the site plan (Exhibit A, dated
August 2, 2004) and as may be required by the California Building Code.
15. Per the City of Fresno Department of Public Utilities Solid Waste Division, at least one
side yard of each lot shall allow for at least three and a half feet (35)of unobstructed
clear space to move solid waste containers into back yards. This clear space shall be
maintained throughout the life of the project.
FENCES. HEDGES,AND WALL'S
Temporary fences to secure projects under construction are allowed, subject to fire department
access requirements. Any temporary fence shall be adequately secured and constructed to
prevent overturning due to wind, vandalism, and/or casual contact by the general public. The
construction shall be performed in such a manner as to minimize any potential safety hazard which --
may occur as a result of improper fence installation or damage to the fence.
16. Show the retaining wall and any proposed permanent perimeter and interior walls,
fences, and hedges on the final corrected site plan exhibit and on landscape plans.
17. Provide a six-foot fence per Public Works Standard P-38 around any on-site ponding
basin, and depict this fence on the final corrected site plan exhibit and landscape plan.
OFF-STREET PARKING AND LOADING SPACES
18. A minimum of one fully enclosed parking space per dwelling unit is required in this
project. This space shall conform to the size and accessibility standards of Fresno
Municipal Code Section 12-306-1-1.
19. If truck loading spaces or additional parking for guests or employees is to be provided
within this project, delineate these loading spaces and parking area on the final
corrected site plan exhibit.
20. Refer to Special Project Conditions Sections C.13 and C.14, above, for improvement
standards for parking areas. Loading spaces for trucks in excess of two tons have a
minimum required size of twelve feet by forty feet (12' x 40') and a minimum vertical
clearance of fourteen feet (14').
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 12
21. Public and staff parking related to any on-site tract sales office is not addressed in this
application. If an on-site tract sales office is to be provided, a separate application will
need to be submitted to determine appropriate parking for that use.
ACCESS
The following requirementsrelated to access are in addition to those stated previously in Special
Permit Condition Sections B, C, and this Section D.
22. Vehicular and pedestrian access shall be provided to all parcels by means of a public
street improvements along North Salinas Avenue and by means of on-site private
streets. Direct cross-access is required between Tract 5135 and Tract 4184.
a. The frontage of North Salinas Avenue shall be improved with a ten-foot residential
sidewalk pattern with (street tree-shaded) sidewalk, curb, and gutter.
b. Outlot B shall be improved as a private street with cross-section as shown on
Exhibit A (dated August 2, 2004) and with all-weather surface paving capable of
supporting and accommodating any Fresno Fire Department apparatus without
damaging the private street.
23. Two points of emergency access capable of accommodating Fresno Fire Department
apparatus shall be maintained throughout the construction phase of this project and
after the project is completed.
24. Gates on the private streets serving Tracts 5135/UGM and 5184/UGM shall meet the
requirements of the Public Works Department, the Department of Public Utilities, and
the Fresno Fire Department. Single gates shall allow for a minimum of twenty feet(20')
of unobstructed width. Double gates shall each be a minimum of eighteen feet (18')
wide. A turn-around area, meeting the requirements of the Public Works Department
Engineering Section Transportation Planning Division, shall be provided in front of all
entry gates. All gates shall be equipped with an emergency bypass lock to allow for
fire, police, ambulance, and other emergency access. If there is an on-site ponding
basin, arrangements must also be made to provide for access by the Fresno Mosquito
and Vector Control District.
OUTDOOR ADVERTISING
25. Signs are not approved for installation as part of this special permit. Submit for
separate Sign Review. (Include this note on the site plan.) Contact the Planning and
Development Department Public Services Counter for information at 559/621-8066,
Fresno City Hall Room 3043.
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 13
PART E - CITY AND OTHER SERVICES
FIRE PROTECTION REQUIREMENTS
1. Comply with requirements of the attached Fresno Fire Department Memoranda, dated
September 9, 2004 (Contact Fire Prevention, 559-621-4112 for further information.)
SOLID WASTE COLLECTION
2. Comply with the requirements of the attached memorandum from the Department of
Public Utilities Solid Waste Division, dated September 8, 2004.
3. In order to allow containers to be put away,at least one side yard of each lot shall allow
for at least three and a half feet (3.5') of unobstructed clear space. (Contact Donna
Leslie of the Solid Waste Management Division at 559-621-1840 between 8 a.m. and
9 a.m.)
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT REQUIREMENTS
4. Comply with the attached Fresno Metropolitan Flood Control District (FMFCD) Notice
of Requirements, dated August 19, 2004, as it may subsequently be amended.
(Contact Fresno ,Metropolitan Flood Control District at 559-456-3292 for further
information.) Show all FMFCD existing and required easements on the final corrected
site plan and landscape plans for CUP No. C-04-179.
5. A $12,708.00 FMFCD drainage fee must be paid prior to Final Tract Map approval.
This fee may be amended if a revised drainage fee schedule is adopted prior to Final.
Tract Map approval.
NOTE: The U.S. Environmental Protection Agency requires that a Notice of Intent
("NOI") for a general National Pollutant Discharge Elimination System
permit be filed for all construction activity encompassing one acre or more.
It is the developer's and property owner's responsibility to ensure that the
Notice of Intent is filed in accordance with the regulations published in
Volume 55, No. 222 of the Federal Register.
SCHOOL FEES _
6. School fees must be paid prior to issuance of building permits. (Contact Fresno
Unified School District.) Proof of school construction fee payment must be received by
the Planning and Development Department prior to issuance of building permits.
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 14
PARKS RECREATION AND COMMUNITY SERVICES DEPARTMENT REQUIREMENTS
7. Contact Nancy Morrison of the Department of Public Works regarding street tree and
landscaping requirements.
UTILITY PROVIDER REQUIREMENTS
8. A ten-foot pedestrian and public utility easement shall be provided along North
Salinas Avenue (referencing Special Permit Conditions Section C., above).
9. Other utility easements may be required on the interior of this project site, and are
required to be depicted on the final site plan and on landscape plans prepared for
this project. Refer to Special Permit Conditions Section C., above.
10. Refer to Conditional Use Permit No. C-03-90 Special Permit Conditions Section C.12
for requirements of the Pacific Gas and Electric Company.
SAN JOAQUIN VALLEY UNIFIED AIR POLLUTION CONTROL DISTRICT
11. Comply with attached San Joaquin Valley Unified Air Pollution Control District
(SJVUAPCD) regulations for controlling fugitive dust, particulate matter and ozone
precursor emissions. Please refer to the SJVUAPCD letter of August 13, 2004 for a
summary of current air pollution control regulations which pertain to this project. In
order to comply with Federal and state clean air mandates, additional regulations may
be enacted which may apply to the construction, use, and maintenance of homes and
other features in this project.
PART F - MISCELLANEOUS REQUIREMENTS
1. Approval and exercise of this CUP, and approval of the Final Tract Map for Tentative
Tract Map No. T75315, are contingent upon:
a. Performance of mitigation measures specified for this project in the
Mitigation Measure Checklist prepared for Environmental Assessment
No. T-5135, C-04-179(mitigation measures derived from City of Fresno
Master Environmental Impact Report No. 10130 prepared for the 2025
Fresno General Plan)____ __
c. Approval of Tentative Tract Map No. T-5135/UGM
d. Submittal and approval of landscape plans for this CUP
Special Permit Conditions
CUP C-04-179(relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 15
e. Submittal and approval of a final corrected site plans (Exhibit A and
details ) showing all existing/proposed on-site conditions and final
corrected information.
f. Submittal of a revised "Fit Chart" and development of homes in Tract
5135/UGM consistent with Exhibits B-1 through B-9, dated August 2,
2004.
2.. 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. If the remains or other archaeological material is possibly Native American
in origin, the Native American Heritage Commission (phone: 916-653-4082) shall be
immediately contacted, and the California Archaeological Inventory/Southern San
Joaquin Valley Information Center(phone: 805-644-2289)shall be contacted to obtain
a referral list of recognized archaeologists. An archaeological assessment shall be
conducted for the project, the site shall be formally recorded, and recommendations
made to the City as to any further site investigation or site avoidance/preservation.
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, and if the paleontologist determines the material to
be significant, it shall be preserved.
3. In order to bring the San Joaquin Valley Air Basin and Fresno Urbanized Area into
compliance with'federal and state Clean Air Act mandates, the City of Fresno has
amended its building code (Fresno Municipal Code Chapter 13)to prohibit installation
of woodburning appliances in new dwelling units. Therefore, no wood-burning
fireplaces, wood stoves, or wood-burning fireplace inserts will be permitted to be
installed in the homes in this project. Only gas-burning decorative appliances may be
installed. Compliance with this condition will be verified during construction plan check
for dwelling units in this tract.
4. In order to take additional measures to bring the San Joaquin Valley Air Basin and
Fresno Urbanized Area into compliance with federal and state Clean Air Act mandates,
the Planning and Development Department is imposing the following discretionary
conditions upon development of this project(many of the following measures would be
required in a Fugitive Dust Control Plan required by SJVUAPCD Regulation VIII): - ------- --
a. On-site vehicle speed shall be limited to 15 miles per hour(mph)during
construction of this project.
b. All areas with vehicle traffic shall be watered at least twice daily during
construction of this project.
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 16
c. Unpaved roads and vehicle parking areas shall be treated with a dust
palliative (a material approved by the Public Works Department or the
SJVUAPCD) during construction of this project.
d. Streets adjacent to the project site shall be swept as needed to remove
deposited dirt and silt, which may have accumulated.from construction
activities or stormwater runoff.
e. All clearing, grading, earth moving, or excavation activities shall cease
during periods of wind speed greater than 20 mph average over one
hour.
f. All bulk material transported or stored for construction of the project
shall be either sufficiently watered or covered to minimize dust.
g. Construction equipment engines shall be maintained in good
condition and proper tune per manufacturer's specifications. ,
h. From August to October, the construction period shall be lengthened so
as to minimize the number of vehicles and equipment operating at the
same time.
Special Permit Conditions
CUP C-04-179(relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 17
Attachments: Appendix A, Design Guidelines from the 2025 Fresno General Plan
City of Fresno General Conditions of Project Approval, dated July 30, 2003
Redlined site plan Exhibit A for Tentative Tract Map Application No. 5315(dated
August 2, 2004) and Exhibits A-1, A-2, and A-3 (dated October 15, 2004).
Exhibits B-1 through B-9, floor plans and elevations of proposed homes.
Memorandum from Cityof Fresno Public Works Department, Engineering Division,
Transportation Planning Section, dated August 27, 2004
Fresno Fire Department Memoranda, dated September 9, 2004
Memorandum from City of Fresno Department of Public Utilities Solid Waste
Division, dated September 8, 2004
Fresno Metropolitan Flood Control District Notice of Requirements, dated
August 19, 2004
Letter from the San Joaquin Valley Unified Air Pollution Control District,
dated August 13, 2004
----_ City of Fresno Environmental Finding of consistency with Master Environmental
Impact Report (MEIR) No. 10130 and Mitigation Monitoring Checklist
--..... ......- - ---- -- --- -
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 18
Appendix A
SPECIAL PERMIT
CONDITIONS OF APPROVAL
Conditional Use Permit No. C-04-179
DESIGN GUIDELINES ADOPTED FOR THE 2025 FRESNO GENERAL PLAN
I. SITE DESIGN
PURPOSE OF SITE DESIGN:
Promote the improvement of the visual and built environment
GENERAL CONSIDERATIONS
1. Site Design combines the three elements of development: 1)buildings; 2) parking and
circulation;and 3)landscape and amenities. These aspects must be in proper balance.
2. Buildings shall be designed and sited so as to provide a strong functional relationship
to the site and the neighborhood. Required side and rear yards should be utilized and
should be integrated into the overall purposeful arrangement. Inaccessible yards and
similar outdoor spaces which tend to encourage storage, gathering of trash, and weeds
shall be avoided,-unless approved by the Director.
3. Natural site amenities shall be recognized. Views, trees, creeks and similar features
unique to the site should be preserved and incorporated into development proposals.
Such features shall be considered as strong site design determinants. Disruption of
existing natural features, particularly older trees, shall be minimized.
4. Building setbacks must relate to the character of the existing streetscape. Where
existing streets have been widened, thereby changing setbacks, field analysis of
setback needs should be required for new buildings.
5. Site designs shall not negatively impact the immediate environment of the site.
6. Separate vehicular and pedestrian circulation systems shall be provided for larger
projects. Pedestrian access to residential developments generally shall not utilize
driveways and pick-up areas. Pedestrian linkages between uses in commercial
developments shall be emphasized, including distinct pedestrian access from parking
areas in large commercial developments such as shopping centers.
7. Provision must be made for bicycles. Bicycle parking in residential developments
should be on an all-weather surface and be located close to dwelling unit or residential
development entrances. Bicycle parking shall be lockable.
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 19
8. On larger commercial sites such as shopping centers,a portion of the total building area
shall be located at the street perimeter. Such siting,together with substantial landscape
treatment, reinforces and strengthens the streetscape, and helps to screen off-street
parking areas.
9. Common driveways, which provide vehicular access to more than one site, are
encouraged.
10. Site development shall give consideration to solar access and/or energy efficiency.
1. The siting and orientation of buildings shall respond to the pedestrian and vehicular
nature of the street. Buildings on streets of high pedestrian use (such as downtown)
should face on, and be directly accessible from,the sidewalk., with minimal interruption
by driveways or parking areas. Buildings on streets with heavy vehicular traffic,
particularly those with no on-street parking, should provide a major entry for the off-
street parking area.
12. Off-street parking facilities need to be located to the rear of sites. Street frontages
should be devoted to building architecture and landscaping. Parking should be
screened from the street with mounds, vegetative screening, low wall, fencing, or
lowered parking grade. (Refer to III. LANDSCAPING, No. 15).
13. Screening and buffering, as well as good design, needs to be used to mitigate the
effects of trash areas, storage areas,service yards, loading docks and ramps, electrical
and other utility boxes, mechanical equipment, and other necessary but unsightly
aspects.
II. BUILDING DESIGN
PURPOSE OF BUILDING DESIGN
Development shall improve the visual and built environment of the neighborhood and the
City as a whole.
GENERAL CONSIDERATIONS
1. No single theme is required in Fresno. Themes may be established for selected parts
of the community. They are directed more toward standards of quality and compatibility
than toward achieving a uniform appearance.
2. Architectural consistency should exist between all building elevations of a particular
structure or complex of structures, including consistent use of materials. Fagade
treatments shall consistently encompass all building sides. "False" or "decorative"
fagade treatments shall be avoided. All elevations need not look alike; however, an
overall architectural sense must occur.
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 20
3. Visible rooftops should be treated as building elevations. Such rooftops should be free
of mechanical equipment"clutter"in situations where it may be visible from surrounding
buildings or structures. Rooftop mechanical equipment is not prohibited, but its design
and screening should be incorporated into building design. For example, HVAC
non-transitional ducts shall be below the roof structure.
4. Mechanical equipment, including wall air conditioners, should be screened from public
view. The design of mechanical equipment screening should be compatible with, and
an integral element of, the building structure. Rooftop screening and other mechanical
equipment screening should be a minimum of 12 inches higher than the equipment
itself.
5. Add-on components such as utility meters, ladders,vent pipes and similar features need
to be identified in site plans and not placed as an afterthought in full public view unless
screened in an acceptable manner.
6. All proposed buildings or structures should be compatible with the neighborhood
character. Building design, however, need not be unduly constrained or limited by
structures on adjacent sites.
7. All buildings on the same site should have strong spatial and architectural relationships.
When the first portion of a site area is to be developed, a concept plan shall be
submitted for the entire site.
8. All building design should achieve a sense of human scale. Wall insets, balconies,
window projections, etc. are examples of building elements which may help reduce the
scale of larger buildings.
9. Materials should be relatively permanent, requiring minimum maintenance in order to
avoid deterioration.
10. Building entries should be protected from the elements and should afford a "sense of
entry"for the structure.
11. All designs should be responsive to energy consideration. When energy-conserving
devices such as solar heat collector panels are utilized, such devices should be
designed as visually integral parts of the structure.
12. Modified standards may be considered for temporary buildings are structures,which are
guaranteed to be removed from the site within six (6) months.
13. Each phase of a phased development should be visually complete. Temporary barriers/
walls should be painted and trimmed to compliment the permanent construction.
■
Special Permit Conditions
CUP C-04-179 (relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 21
14. Where buildings are on the border between different uses, there needs to be an
appropriate transistion.
15. Standardized and corporate design elements must be modified to be consistent and
integrated with the surrounding environment.
16. The design of fencing,trash enclosures, and similar accessory site elements should be
compatible with the architecture of main buildings and should use a similar palette of
materials.
17. Masonry walls and allowable chain link fences shall be designed to accept vegetation,
to reduce monotony, and to prevent irregular or unsightly lines.
III. LANDS(,'APING
PURPOSE OF LANDSCAPE:
Landscaping shall be used to improve aesthetics, to soften the harshness of the urban
setting, and to create a pleasant human environment.
GENERAL CONSIDERATIONS:
1. All site development shall include landscaping, except where determined to be
impossible by the Director.
2. Landscaping shall be designed to provide a strong relationship between the site, street
frontage, and neighborhood.
3. There should be a consistency of landscape design through a development. All areas
within a development need not be identical. Among other things, different landscape
themes may be utilized in larger developments to delineate spaces, strengthen a sense
of place, and to add movement. Such themes should be consistent within a site.
4. Landscape plans shall indicate all proposed site elements, such as outdoor lighting,
signage, fencing, site furnishings, and other site elements.
5. Where possible, existing landscape elements should be incorporated and preserved.
Healthy mature trees and tree groupings shall be preserved as design determinants.
In sites with mature trees, the development plan, elevations, and landscape shall be
required to protect existing trees. Mature trees on project sites shall be protected and
preserved as per City of Fresno tree preservation standards.
6. Landscaping shall be incorporated into building and site design. Trellises, arbors, and
multilevel type landscaping should be considered.
Special Permit Conditions
CUP C-04-179(relating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 22
7. All projects, including exterior modifications, are subject to street tree requirements.
Street trees shall meet City requirements.
8. Live plant material shall be used in all landscaped areas. Imitation vegetation is not
acceptable.
9. Gravel, colored rock, bark, and similar materials may be used in conjunction with, but
not instead of, living ground cover and vegetation. Brick, cobblestone, and wood can
be integrated into pathways and edges where appropriate.
10. Public and employee parking areas shall be landscaped. Such landscaping shall
include perimeter screening and interior shading as per City standards.
11. Automatic irrigation is required for all landscape areas;surface piping and tubing are not
allowed.
12. Irrigation heads shall not overspray walks, buildings, fences, streets, etc.
13. All property owners shall maintain landscaping consistent with these guidelines.
14. Required setbacks for buildings and landscaping may be averaged, but not less than
one-half of the required setback. Proposals for less than one-half of the required
setbacks may be considered through a reduced-fee Variance application process.
15. Major street landscaping shall include all of the following:
• Double-row, large-scale 20'-on-center tree canopies within public and
private landscape areas (curb to end of landscape setback)
• Screening of parking through eye-level (as seen from an automobile)
design elements, including but not limited to landscaping, fences,
artwork, water features, etc.
• One hundred percent screening/blocking is not mandatory.
• Green shall be emphasized: plant material, size, type, and location.
• Project entry/gateways defining sense of place shall be emphasized.
Special Permit Conditions
CUP C-04-179(re!ating to Tentative Tract Map 5315/UGM and Final Tract 5184/UGM)
October 20, 2004
Page 23
IV. SIGNAGE
PURPOSE OF SIGNAGE:
Signs are intended to identify the location of a place or business or residential
development.
GENERAL CONSIDERATIONS
1. Sign information is to be limited to the identification of the buisiness name and, when
necessary, the business function and business logo. Product advertising shall not be
permitted.
2. Sinns should be simple and easy to read.
3. Signs are to be limited to the minimum necessary for the proper use of the site.
4. Signing and related graphics must relate to the overall building and site design. Signing
considerations should be made during the building design stages so that signage and
graphics are achitecturally incorporated into those buildings.
5. Unusual architectural features (such as the "golden arches") used as a logo shall be
considered and reviewed as part of the sign proposal.
6. Use of individual letters for all signing is preferred and encouraged over cabinet signs.
Where cabinet signs are utilized, such cabinets must be an integral design element of
the building or structure.
7. Master sign programs shall be prepared for multiple-occupancy buildings.
8. Complete sign programs for entire buildings or building complexes should be included
with the'architectural review of a signing request for any portion of a multiple-occupancy
building. This also applies to existing buildings without any sign program. A long-term
sign program must be established.
9. The light source of externally illuminated signs should not be visible.
10. Murals shall be subject to sign review.
City or July 30, 2003
iiN
GENERAL CONDITIONS OF PROJECT APPROVAL
PUBLIC WORKS DEPARTMENT GENERAL REQUIREMENTS
All construction required by the City of Fresno Public Works Department shall be in
accordance with the adopted Standard Specifications and adopted Public Works
Department policies.
SHEET No.
Concrete Driveway Approaches: Residential P-1 and P-4
Commercial P-2 and P-4
Sidewalks, Curbs, and Gutters: P-5 and P-7
Curb Radius P-24 through P-27
Street Paving P-42 and P-43
Parking area surfacing P-34
Parking Lot Paving/Drainage: P-41, P-42, and P-43
Solid masonry wall P-29 or p-30
Alternate: Structural design approved by the Development Department.
Curb and wheelchair ramps P-28 and
P-24 through P-27
On-site drainage to public street P-35 and P-36
Water backflow prevention devices W-11 or W-12
STREETS
If dedications for streets, easements, or rights-of-way are required, the deed shall be
prepared by the owner/developer's engineer, approved by the City, and recorded prior to
issuance of permits. Property owner signatures and signatures for any required
subordinations shall be notarized. Fully executed deeds with attached subordinations, any
-- -- --- -required title reports, and appropriate fees shall be submitted to the City of Fresno for
review prior to recordation by the City.
Per Fresno Municipal Code Section 12-306-N-9, no projections (including eaves or
structures) are permitted in street rights-of-way, unless an encroachment is approved by
the City of Fresno Department of Public Works and Planning & Development Department.
City of Fresno General Conditions of Project Approval
July 30, 2003
Page 2
Any relocation of existing utilities required because of reconstruction/new construction of
the curb return radius at the intersection shall be the developer's responsibility.
If permanent street lighting is required, the developer shall prepare street lighting plans
and submit them to the Department of Public Works Engineering Division for approval.
If off-site street improvements are required, the developer shall submit engineered street
improvement plans to the Public Works Department Engineering Division for approval.
Any construction on State highway rights-of-way must conform to both City of Fresno and
State Department of Transportation Specifications. Obtain an encroachment permit from
the Cal-Trans District 6 office.
OFF-SITE CONCRETE WORK
In situations where sidewalks are to be constructed in a solid .pattern, tree wells may be
required. When required, construct tree wells at locations indicated on the exhibit map.
Place a one-inch concrete cap over the well for future tree planting.
Remove any abandoned driveway approaches and driveways and reconstruct the
sidewalk, curb, and gutter across the opening; match the existing improvements.
Repair all damaged and/or off-grade concrete street improvements as determined by the
Public Works Construction Management inspector prior to occupancy.
SEWER. WATER, AND DRAINAGE
If a sewer main extension is required, submit engineered sewer construction plans to the
City of Fresno Department of Public Works Engineering Division for approval.
If a water main extension is required, submit engineered water main construction plans to
the City of Fresno Department of Public Works Engineering Division for approval.
The drainage and grading plan must be reviewed and approved by the City of Fresno
Planning and Development Department and by Fresno Metropolitan Flood Control District.
UTILITIES
Underground all existing off-site overhead utilities within the limits of this site/map as
per Fresno Municipal Code Section 12-1011, Section 8-801, and Council Resolution
Nos. 78-522 and 88-229.
City of Fresno General Conditions of Project Approval
July 30, 2003
Page 3
PLANNING & DEVELOPMENT DEPARTMENT GENERAL REQUIREMENTS
SPECIAL PERMIT APPROVAL PROCESS-GENERAL
Submit three copies of revised exhibits, incorporating all corrections, for the special
permit file.
Transfer all noted corrections and additions from special permit exhibits and conditions
to construction plans submitted for plan check and construction permits.
If development of any phase is proposed to be modified from the approved special
permit exhibits, submit an application for amended or revised special permit.
UTILITY EASEMENTS:
Indicate all utility easements on the plot plan.
Per Fresno Municipal Code Section 12-306-N-9, no projections (including eaves or
structures)are permitted in public utility easements, unless an encroachment is approved
by the City of Fresno Planning and Development Department.
ON-SITE PARKING: -----
Design and construct parking lot geometrics in accordance with the City of Fresno Parking
Manual and Fresno Municipal Code Section 12-306-1.
All required signing and striping for parking lots and driveways shall be done and paid for
by the developer/owner.
LANDSCAPING AND AESTHETICS
Landscape plans are required to clearly indicate plant materials, size, and spacing, as well
as landscape irrigation system details such as pipe sizes and fittings/fixtures.
Final corrected landscape plans are to be submitted with each set of construction plans
and one additional set is to be provided for archiving in the special permit file.
Landscaping is required to be installed prior to occupancy.
Provide screening of all mechanical equipment, method to be approved by the City of
Fresno.
Projects shall implement design standards adopted with the 2025 Fresno General Plan.
City of Fresno General Conditions of Project Approval
July 30, 2003
Page 4
FRESNO REDEVELOPMENT AGENCY GENERAL REQUIREMENTS
Obtain Fresno Redevelopment Agency approval of projects located in redevelopment
project areas.
Implement adopted redevelopment agency design standards as applicable.
The Agency's stamp of approval must appear on special permit final corrected exhibits
submitted with construction plans: site plans, elevations, and landscape plans.
STATE OF CALIFORNIA—BUSINESS TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Govemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE s
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)488-4347 Flexyourpower!
FAX (559)488-4088 ° Be enerV efficient!
TTY (559)488-4066 RE
N4
'OEVELOPM®��"E?AF ����
August 4, 2004
213 1-IGRJCEQA
6-FRE-99-28.1+/-
C-04-179 & T-5315
VALLEY PACIFIC BUILDERS
Ms. Sandra Brock
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Ms. Brock:
We have reviewed the use permit and map proposing to construct a 21-lot single family
residential subdivision on the north side-of North Salinas Avenue between-West:Corona
and West San Jose 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. However, when combined with the numerous other development
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.
The City should consider a transit alternative for this project. While the project is not a
large residential project, when combined with other projects in the area, there is sufficient
development to support transit. Early planning could make such an alternative feasible.
Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for
their review and comment. Please see Attachment Number 1_for other recommended
-------- -transportation alternatives.
We request that this letter be made a part of the permanent public record_ for this project
and that a copy of our letter be included in the staff reports for both the City Council and
the Planning Commission. This will provide the decision-making body and the general
public with a complete and accurate environmental evaluation for the project.
"Caltrans improves mobility across California"
Ms. Sandra Brock
August 4, 2004
Page 2
Please send a response to our comments prior to staffs recommendations to. the City
Council. If you have any questions, please call me at (559) 488-4347.
Sincerely,
_ D
JOANNE STRIEBICH
Office of Transportation Planning
District 6
Enclosure
C: Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
ATTACHMENT NUMBER 1
CALTRANS RECOMMENDATIONS FOR TRANSPORTATION
ALTERNATIVES
Ongoing development throughout the City of Fresno, including this project, will
make traffic operations significantly worse by adding considerably to delay and
congestion. Transit alternatives can help reduce congestion and delay and reduce
overall degradation of air quality and gridlocked intersections. The City of Fresno
should focus on ways to eliminate trips in addition to enhancing capacity.
Transportation alternatives the City should consider include standard highway
solutions along with the following:
Park and ride,faciliti ,rt
cs site or wi+hn 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 appiroval .a.covered transit.,, t`?p as. in.tlgatlon for prnj�t-T?lated
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.
STA1S4a1-CALIF0RNIA—BUSINES3TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616 _
PHONE (559)488-4347 �— \ )
I r—��I IJ V h D Flex your power!
FAX (559)488-4083 Be energycient!
TTY (559)488-4066 eff
OCT 12 M4
r'jj,d1S1o n
August 24 2004 p�f,nn,,g ,.
Qe���sorarr,vnt;Qa
aha,rnent
2131-IGR/CEQA
6-FRE-99-28.1+/-
C-04-179 & T-5315 - REVISED
VALLEY PACIFIC BUILDERS
Ms. Sandra Brock
City of Fresno Development Department
2600 Fresno Street
Fresno, CA 93721
Dear Ms. Brock:
Caltrans notes that on September 29, 2004.the City published a "Notice of Environmental
Finding" for the above-named project.
Caltrans made comments on this project in a letter dated August 24, 2004 (copy
enclosed). ' Please ensure that our letter is included in any staff report prepared for this
project.
We request that this letter be made a part of the permanent public record for this project
and that a copy of our letter be included in the staff reports for both the City Council and
the Planning Commission. This will provide the decision-making body and the general
public with a complete and accurate environmental evaluation for the project.
Please send a response to our comments prior to staff's recommendations to the City
Council. If you have any questions, please call me at (559) 488-4347.
Sincerely,
JOANNE STRIEBICH
Office of Transportation Planning
District 6
Enclosure
C: Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
CITY OF FRESNO - ENVIRONMENTAL ASSESSMENT/ INITIAL STUDY
FINDING OF CONFORMITY/MSIR NO. 90930
Pursuant to Section 21157.1 of the California Public DATE RECEIVED FOR FILING
Resources Code (California Environmental Quality Act) ,,,
the project described below is determined to be within the o
scope of the Master Environmental Impact Report (MEIR)
No. 10130 prepared for the 2025 Fresno General Plan. rTl
ry
C-)
x �c M
Initial study is on file at: T, —
Planning and Development Department m
.Fresno City Hall Rm 3043 co
2600 Fresno Street,
Fresno, Califomia 93721
(559)621-8277
Environmental Assessment Number: Project Location (including APN):
APNs 509-020-02 and 509-020-03
T-5315, C-04-179 Northwest side of North Salinas Avenue
Between N. Figarden Dr. and W. San Jose Ave.
Applicants: Valley Pacific Builders, Inc. Richard S. Burford Initial Study Prepared By:
4950 E Yale Ave. Ste 101 1443 W. Sample Ave. Sandra Brock
Fresno, CA 93727 Fresno, CA 93711 Planner
Project Description:
Vesting Tentative Tract Map No. 5315/UGM requests subdivision of approximately 4.13 acres of
currently vacant land (APN 509-020-03)planned for medium density residential use in the 2025 Fresno
General Plan and the Bullard Community Plan,and zoned R-1/UGM(Single-Family Residential District,
Urban Growth Management Area), into 21 single-family residential lots with outlots for landscaping and
private street purposes, along with installation of related infrastructure for tract access and utility
services and subsequent construction of homes, walls, fences, gates, and landscaping features.
Conditional Use Permit No. C-04-179 would authorize Tract Map No. 5315/UGM to be a planned unit
development served by private streets (with an overall density of 5.08 units per acre), and would
provide for installation of access control gates in this tract and in the adjacent, interconnected Tract
Map No. 5184/UGM (previously approved on the abutting 4.95 acres comprised by APN 509-020-02).
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
The Planning and Development Department staff has prepared an initial study and environmental
checklist and evaluated the requested vesting tentative tract map, rezoning, and conditional use.permit
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 proposed
subdivision would have a density of 5.08 dwelling units per acre, making the tract map and conditional
use permit consistent with the medium density residential land use designation applicable to the subject
property. This plan designation allows is consistent with the site's existing R-1 zoning provides for a
range of 4.99 to 10.37 dwelling units per acre. With the incorporation and implementation of project
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No. T-5315, C-04-179
Page 2
September 29, 2004
conditions for the tract map, this development is not expected to adversely impact existing city or
special district services, nor is this project expected to adversely impact the traffic circulation system
that serves the subject parcel and other area property. Fire protection and suppression conditions
have been verified by the Fresno Fire Department. Adequate water and sewer service capacity have
been verified by the City of Fresno Department of Public Utilities, and conditions relating to utility
infrastructure construction have been applied to the project.
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).
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-
density residential land use designation, and the development of single-family residential subdivisions
within the density range indicated forthe planned land use. Based on this initial study,the project does
not change the land use indicated for the subject parcels; it will not generate additional significant
effects which were not previously identified by the MEIR; and no new additional mitigation measures
are required. Therefore, the project proposal is fully within the scope of the MEIR as defined by.
Section 15177 of the CEQA Guidelines.
As lead agency for this project, the Planning and Development Department has determined, per
Section 15177(d)of the CEQA Guidelines, 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 is being provided regarding staffs finding in a manner prescribed by this section of the
Guidelines and by Section 21092 of the California Public Resources Code (CEQA provisions).
2'? Q¢
Darrell Unruh Dafe
Planning Manager, City of Fresno
Attachments: EA Checklist for T-5315, R-04-179
Mitigation Monitoring Checklist for Environmental Assessment No. T-5315, C-04-179
ENVIRONMENTAL ASSESSMENT SUMMARY CHECKLIST EA No. T-5315, C-04-179
Potential Environmental Effects:
1.0 TOPOGRAPHIC SOIL GEOLOGIC CONSIDERATIONS 1 11.7 Availability of storm water drainage facilities
1 1.1 Geologic hazards, unstable soil con i ions (on or off-site)
__T_ 1.2 Adverse change in topography or ground surface relief 1 11.8 Availability of adequate park and recreation
__T_ 1.3 Destruction of-unique geologic or physical features areas
f- 1.4 Increased water erosion 1 11.9 Unusually high solid waste generation
2.0 AIR QUALITY 12.0 HAZARDS
1 2.1 bubstantial indirect source of pollution (large vehicle trip 1 12.1iR s cFo- explosion or release of hazardous
generator/attractor) substances
1 2.2 Direct on-site pollution generation 1 12.2 Site subject to flooding
7- 2.3 Generation of objectionable odors _ 12.3 Adverse change in course of flow of flood
_T_ 2.4 Generation of pollutants during construction waters
-T_ 2.5 Adverse local climatic changes 1 12.4 Potential hazards from aircraft accidents
7 12.5 Potential hazards from landfill and/or toxic
3.0 WATER - waste sites
1 3.1nsl ERFEient ground water available for long-term project
use 13.0 AESTHETICS
1 3.2 Use of large quantities of ground water 1 13.1 Obstruction fo public or scenic vista or view
-f- 3.3 Wasteful use of ground water _ 13.2 Creation of aesthetically offensive conditions
f- 3.4 Pollution of surface or ground water supplies _ 13.3 Removal of street trees or other valuable
-f- 3.5 Reduction in ground water recharge vegetation
1 13.4 Architectural incompatibility with surrounding
4.0 PLANT LIFE area
1 4.1 R_eTu_cTio__n_o_T the numbers of any unique, rare, or
endangered species 14.0 CULTURAL RESOURCES
1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building, disruption of
7 4.3 Premature or unnecessary conversion of prime archaeological or paleontological site
agricultural land 1 14.2 Construction or activity incompatible with
adjacent historic/archaeologic/paleo 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 Us-e-7-substantial amounts of fuel or energy
1 5.2 Deterioration or displacement of valuable wildlife habitat _ 15.2 Substantial increase in demand upon existing
sources of energy
1 6.0 HUMAN HEALTH-Potential for causing injury/illnesses 1 15.3 Wasteful use of energy
- 7.0 NOISE
1 7.1ncl-reases in existing noise levels Explanation of Ratings
7 7.2 Exposure to high noise levels
8.0 LIGHT AND GLARE 110" Insufficient Information
1 8.1 Production o gare, adversely affecting residential areas
7 8.2 Exposure of residences to high levels of glare Insufficient information ispavailable for this category and
9.0 LAND USE wh ch maest determine om the proposed ed pro ct ial environmental effects
1 9.1 ncompati ility with adopted plans and policies
7 9.2 Acceleration of growth rate "1" No Significant Environmental Effect
7 9.3 Induces unplanned growth
7 9.4 Adverse change in existing or planned area In this category,theproposed project will not have an
characteristics adverse environmental effect,or any such effect is not
substantially unusual or of undesirable magnitude.
10.0 TRANSPORTATION AND CIRCULATION This rating is also utilized in cases where the category
1 10.1 Generation ot vehicle traffic sufficient o cause capacity is not applicable to the particularproject under
deficiencies on existing street system consideration.
1 10.2 Cumulative increase in traffic on a major street for which
capacity deficiencies are projected 192@9 Moderate Environmental Effect
1 10.3 Specific traffic hazard to motorists, bicyclists, or
pedestrians In this category, theproposed project could have an
1 10.4 Routing of non-residential traffic through residential area adverse environmental effect which is of sufficient
7 10.5 Insufficient or poorly located parking magnitude to be of some concern. However,this effect
_f__ 10.6 Substantial increase in rail and/or air traffic is not substantial enough in itself to require preparation
of an Environmental Impact Report, and is mitigable
11.0 URBAN SERVICES through project changes and conditions.
1 11.1 Availability o ire protection "T' Significantly Adverse Environmental Effect
7 11.2 Lack of emergency vehicle access
7 11.3 Adequacy of design for crime prevention The environmental effect identified in this category
7 11.4 Overcrowding of school facilities substantiates in itself, or contributes toward, a
7 11.5 Availability of water mains of adequate size finding that the proposed project has a potentially
_T_ 11.6 Availability of sewer line and sewage treatment capacity significant adverse effect on the environment sufficient
to require the preparation of an Environmental Impact
Report.
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