HomeMy WebLinkAboutT-5326 - Conditions of Approval - 1/4/2006 City of
Planning and Development Department
2600 Fresno Street • Third Floor Nick P.Yovino
Fresno, California 93721-3604 Director
(559) 621-8277 FAX (559) 488-1020
November 15, 2004 Please Reply To
Shelby Chamberlain
(559) 621-8042
Mr. Goon Pattanumotana
PO Box 2443
Clovis, California 93613
Dear Mr. Pattanumotana:
SUBJECT:- FINAL ACTION BYTHE FRESNO CITY PLANNING COMMISSION REGARDING TENTATIVE
TRACT MAP NO. 5326/UGM FOR PROPERTY LOCATED ON THE EAST SIDE OF NORTH
BLYTHE AVENUE, BETWEEN WEST DAKOTA AND WEST SHIELDS AVENUES
The Fresno City Planning Commission conducted a duly noticed public hearing on August 18, 2004 which was
continued to September 15, 2004, to consider Tentative Tract Map No. 5326/UGM. This application relates
to the future development of a 69-lot single family residential subdivision on approximately 16 acres of property
located on the east side of North Blythe Avenue, between West Dakota and West Shields Avenues. Following
a full and complete hearing, the Commission adopted Resolution.No. 12078 relating to the above application
as follows:
1. Resolution No. 12078 (enclosed)approved.Tentative Tract Map No.5326/UGM which relates to the
future development of a 69-lot slhgie famiiy residential subdivision on approximately 16 acres of
property located on the east side of North Blythe.Avenue, between West Dakota and West Shields
Avenues.
The Planning Commission's action regarding the tentative tract map was not appealed. Therefore,their action
is final and the matter was not heard by the City Council.
Sincerely,
PLANNING
.DI ISLON -. - - -
..
Shelb Chamberlain, Planner
Enclosures: Planning Commission Resolution No. 12078
c: Bob Greene;Rabe Engineering
K:\Master Files-Tract Maps\Tract 5326 Shelby.Chamberlain\T-5326-Final Action Letter.wpd.
FRESNO CITY PLANNING COMMISSION
RESOLUTION NO. 12078 _
The Fresno City Planning Commission at its regular meeting on September 15, 2004, adopted the
following resolution pursuant to the Subdivision Map Act of the Government .Code of the State of
California and the Municipal Code of the City of Fresno.
WHEREAS, a Tentative Map of.Tract No. 5326/UGM was filed with the City of Fresno and proposes a
69-lot single family residential subdivision on 16 acres of land located on the east side of North Blythe
Avenue, between West Shields and West Dakota Avenues; and,
WHEREAS, the West Area Community Plan Citizens Advisory Committee, on June 14, 2004, reviewed
and recommended approval of the tentative tract map application; and
WHEREAS, the Fresno City Planning Commission conducted a public hearing on September 15, 2004,
to review the proposed subdivision and considered the staff report and invited testimony with respect to
the proposed subdivision; and,
WHEREAS, the Planning and Development Department staff recommended approval of the proposed
project subject to all conditions of approval.contained in the staff report dated September 15,2004;and,
WHEREAS, the Fresno City Planning Commission hereby finds and determines that there is no
substantial evidence in the record to indicate that Tentative Tract Map No. 5326/UGM may have a
significant effect on the environment as identified by the Finding of Conformity to Master Environmental
Impact Report No.10130 issued on July 13, 2004,prepared for Environmental Assessment No.T-5326.
'R NOW,THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission finds that approval
of Tentative Tract Map No. 5326/UGM subject to Section 12-403-B of the Fresno Municipal Code, is
consistent with the adopted 2025 Fresno General Plan and West Area Community Plan and the findings
required pursuant to,Section 66410 et. seq. of the Government Code.
BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby approves Tentative
Tract Map No.5326/UGM subject to the Planning and Development Department Conditions of Approval
dated August 18,2004 and subject to the following clarifications,modifications and additions to Condition
Nos:-54 and.55.of the-Conditions of Approval pursuant to;the:Planning Commission.action of,Septembe_r____-
.._ ._ . _. _
54. From the north boundary of this tract connecting to Dakota Avenue, a distance of approximately.
1000 feet, the developer shall be required to construct the two center-1-7-15-foot lanes separated
by a 16 14'median. Construct a raised concrete median with a 250'left'turn pocket at Blythe
and Dakota. Dedicate sufficient right-of-way and construct additional paving for northbound to
southbound U-turns at Blythe and Dakota. See Exhibit 'B':
55. Construct (2) two —fF 13' center section travel lanes from Dakota and Blythe east bound to
Dakota and Brunswick. '
pocket of Dakota aiid Blythe. Beleilsofsa sime!sh-Hbe depicted on the apprct'wd tefta
#met-map
:k
Planning Commission Resolution No. 12078
Vesting Tentative Tract Map No. 5326/UGM
Page 2
September 15, 2004
�y ,
`. The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by
Commissioner Brown, seconded by Commissioner DiBuduo.
VOTING: Ayes - Brown, DiBuduo, Kissler, Vang, Brand
Noes - None
Not Voting - None
x Absent - None
DATED: September 15, 2004 oFsno
YOVINO, Secretary
City Planning Commission
Resolution No. 12078
Tentative Tract Map No. 5326/UGM
Filed by Goon Pattanumotana
Action: Approve with conditions as noted above
K.\Master Files-Tract Maps\Tract 5326 Shelby Chamberlain\T-5326-PC Resompd
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09/14/04 TLIE 15:01 FAX 559 297 1293 KINKU'S CLUVIS 0 002
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RIVED
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' SEP 1 4 1004
September 14, 2004
Hand Deiivered
Mr. Nick Yovino
} Secretary to the Planning Commission
City of Fresno
2600.Fresno Street
Fresno, CA 93721
Dear Mr.Yovino
It has come to an agreement for the offsite improvements'for.the 69 lot, 16-acre
development project near Dakota and Blythe Avenues, APN 311-091-42. The
compromised agreement with the City of Fresno called 'For limited development
�~ expansion along Dakota and Blythe Avenues, which has pleased both parties.
The modified nonditions of approval for street improvements include the l61lowing:
• Dakota Avenue: we will construct two, thirteen foot wide travel lanes which are
UGM reimbursable.
• Blythe Avenue: all improvements along the project tentage will be.constructed.
a North of the property we will construct two,fiftcen foot wide travel lanes and a
fourteen foot.wide dirt median. All work on.Blythe is UGM reimbursable.
rhe_ Blythe and Dakota intersection: additional right of way will be required to coir►ply
with intersection design standards.
Thts_agrcct tent;wouldre>iicdy traffic con�eAiim within the.area ah-d limit the applicants -
- _ 4
. - significant financial burden. In addition;the offsite developixlent would be reimbursable
in the future pending other real estate developments,
With.this agreement in hand, it would be recomrnended for.the Planning Commission to
° proceed in the voting of the Tentative Map 5326.
a .
Sincerely _
Goon Pattanumotana
Aug 03 04 02: 43p Rabe Engineering 559 2524746 p, 2
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AUG 0 3 200
Planning Division
DeveioArnent Department
CITY OF Fr,ESNO
August 3, 2004
03-II3
Shelby Chamberlain
City of Fresno Planning and Development Department
2600 Fresno Street
Fresno, CA 93721
G'
Dear Shelby:
r
On behalf of our client, we would like to request a continuance of the Planning Commission
hearing for Tentative Tract No.5326.The applicant is not available to attend the August 4, 2004
hearing scheduled for this project but will be available to attend the August 18, 2004 hearing.
�f If you have any questions, please call.
Sincerely,
RABE ENGINEERING, INC.
Robert E. Greene
JA2003-Project Documentsl0_-1131contRequest.wpd
Civil Engineers • Land Surveyor • Planners
2021 N. Garewny Blvd. • Fresno, CA 93727 • (.559) 252-722.3 • FAX (559) 252-4746
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G:\WPDOCS\INACTIVE FILES\Pattanumotana,Goon 03-64\aerial.doc
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City of
I-®y
DATE: September 15, 2004
TO: Shelby Chamberlain, 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 5326 Revised, Public Works Conditions of Approval
(Blythe: between Shields and Dakota)
The Public Works. Department, Traffic Planning Section, has completed its review of Tentative Tract Map
5326, which was submitted by nVENTURE, Inc. The following requirements are to be placed on this
tentative tract map as a condition of approval by the Public Works Department.
I
General Conditions;
Handicap access ramps are required at all corners within the limits of this subdivision.
All required signing and striping shall be done and paid for by the developer/owner. The signing and
striping plans shall be done per the current Caltrans standards and shall be submitted along with the
street construction plans for this tentative map to the Public Works Department.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
Frontage Improvement Requirements;
Major Streets: -
North Blythe Avenue: Arterial
1. Dedicate 53' of property, from section line, for public street purposes, within the limits of this
subdivision, to meet the City of Fresno Arterial Standards.
2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a ten (10) foot residential pattern.
3. Construct twenty (20) feet of permanent paving within the limits of this tract and transition paving
as necessary, based on a 55 MPH design speed.
4. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Divided
Arterial Streets.
5. Relinquish direct vehicular access rights to Blythe Avenue from all lots within this subdivision.
Page 1 of 3
L:\Traffic Planning Section\Tract Maps\T-5326 revised BLYTHE BTWN SHIELDS&DAKOTA.doc
Changes per letter dated 9/14/04 from Boon Pattanumontana
Interior Streets:
Design and construct all curb, gutter, sidewalk (both sides), permanent.paving, cul-de-sacs, and
underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk
patterns shall comply with Public Works API Standards for fifty (50) foot and fifty-four (54) foot streets.
Construct sidewalk on the south side only of Avenue "A".
Any temporary dead-end streets created. by this subdivision shall be properly barricaded in accordance
with the Pubic Works Standard P-44.
Specific Mitigation Requirements:
1. This tract will generate 51 a.m. / 69 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is
not required.
t 2. The intersection of
'k a. Blythe and Dayton Avenues shall be designed with a full median opening to allow for left
turns-in and left turns-out.
b. Blythe and West Avenue 'A" shall be limited to right-in and right-out turns.
3. The first order of work shall include a minimum of two points of vehicular access to the major
streets for any phase of this development.
4. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno
Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement
or commitment letter from.FID to the Planning and Development Department. All piping shall be
located outside of the proposed street right of way. Any piping across city streets shall be rubber
gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit
engineered plans to Pubic Works Department, Engineering Division for review and approval.
5. Dedicate and construct a 50' to 54' public street along Dayton Avenue between Blythe and EI
Capitan with full offsite improvements along both sides.
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
North Blythe Avenue:Arterial - -
1. Dedicate and construct (2) two 17' center-section-travel lanes and a raised concrete median -
island within the limits of this subdivision. Details of said street shall be depicted on the approved
tentative tract map. Dedication shall be sufficient to accommodate arterial standard and any other
grading or transitions as necessary based on a 55 MPH design speed.
2. Construct a concrete raised median with a 150' left turn pocket for southbound traffic onto West
Dayton. (% mile point)
3. From the north boundary of this tract connecting to Dakota Avenue, a distance of approximately
1000 feet, the developer shall be required to construct the two center 47-15' lanes separated by a
4-614'wide median. Construct a raised concrete median with a 250' left turn pocket at Blythe
and Dakota. Dedicate sufficient right-of-way and construct additional paving for northbound to
southbound U-turns at Blythe and Dakota. See Exhibit "B".
Page 2 of 3
LATraffic Planning Section\Tract Maps\T-5326 revised BLYTHE BTWN SHIELDS&DAKOTA.doc
F:
Changes per letter dated 9/14/04 from Boon Pattanumontana _
West Dakota Avenue:Collector
1. Construct (2) two 4-:;L' 13'center section travel lanes from Dakota and Blythe east bound to Dakota
and Brunswick.
a;
Page 3 of 3
L:\Traffic Planning Section\Tract Maps\T-5326 revised BLYTHE BTWN SHIELDS&DAKOTA.doc
Changes per letter dated 9/14/04 from Boon Pattanumontana
City of
c!lc�+�■�`ii= REPORT TO THE PLANNINGCOMMISSION
Irn��:L, AGENDA ITEM NO. VII-B
COMMISSION MEETING 9-15-04
September 15, 2004 APPROVED BY
FROM: STAFF, Planning Divisionr DEPARTMENT DIRECTOR
Planning and Development Department
SUBJECT: TENTATIVE TRACT MAP NO. T-5326/UGM AND ENVIRONMENTAL
FINDING FOR ENVIRONMENTAL ASSESSMENT NO. T-5326
EXECUTIVE SUMMARY
Tentative Tract Map No. T-5326/UGM, filed by Rabe Engineering on behalf-of Goon Pattanumotana, pertains to
s.. approximately 16 acres of property located on the east side of North Blythe Avenue, between West Shields and
West Dakota Avenues. The tract map application proposes to subdivide the project site, noted above, into a 69-lot
single family residential subdivision. The site is designated for medium density residential planned land uses. A
rezone application to change the zone district of the site to R-1/UGM (Single Family Residential/Urban Growth.
Management)was recently approved by the City Council. The application will bring the uses for the property
into conformance with the 2025 Fresno General Plan and the West Area Community Plan. This hearing was
:.` continued from August 4, 2004 at the applicant's request. The item was heard by the Planning Commission on
August 18, 2004; the commission voted to continue the item to the'September 15,2004 meeting to allow staff and
the applicant the opportunity to resolve issues pertaining to street improvement requirements.
PROJECT INFORMATION
PROJECT Tentative Tract Map No T-5 26/UGM proposes to subdivide the site
'.,.t into a 69-lot single family residential subdivision
APPLICANT Rabe Engineering, on behalf of Goon Pattanumotana
LOCATION East side of North Blythe Avenue, between West Shields and West
Dakota Avenues (Council District 1, Councilmember Boyajian)
SITE SIZE 16 acres
LANp_USE, Existing: V :c nt
...
Proposed- Single Family Residential Subdivision -
ZONING R-1/UGM, Single Family Residential/Urban Growth Management
F. PLAN DESIGNATION The 2025.Fresno General Plan and West. Area Community Plan
AND CONSISTENCY planned land use of the.site is medium density residential and the
R-1/UGM zone district is consistent with that land use.
r• ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
" Environmental Impact Report(MEIR No. 10130)dated July 13, 2004.
PLAN COMMITTEE The West Area Community Plan Advisory Committee, on June 14,
RECOMMENDATION 2004, recommended approval of the proposed project.
. STAFF RECOMMENDATION Approve the tentative tract map application and the related
environmental assessment
s .
4
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5326/UGM
September 15, 2004
Page 2
BORDERING PROPERTY INFORMATION
r
Planned Land Use Existing Zoning Existing Use
North Medium Density Residential AL-20 Rural Residential
Agriculture Limited 20-Acre
(County of Fresno)
South Medium Density Residential R-1/UGM. Single Family
Single Family Residential/Urban Growth Residential
Management
AL-20 Rural Residential
Agriculture Limited 20-Acre
(County of Fresno)
East Medium Density Residential R-1/UGM Single Family
Single Family Residential/Urban Growth Residential
Management
West Medium Low Density AL-20 Rural Residential
Residential Agriculture Limited 20-Acre
(County of Fresno
ENVIRONMENTAL. FINDING
The initial study prepared for Environmental Assessment No.T-5326 considered potential environmental impacts
associated with the subject tentative tract.map application. The study indicates that the project, if approved,would
conform to the land use designation and land use policies of the 2025 Fresno General Plan, would develop in
accordance with the existing zone district and is within the scope of the Master Environmental Impact Report No.
10130. Therefore, staff has issued a finding of conformity to the 2025 Fresno General Plan Master Environmental
Impact Report(MSIR No. 1.0130)dated July 13,2004 which incorporates a MSIR Mitigation Monitoring Checklist.
9 e0��manla.l-finding-was properly published and noticed�n duly:1 ,'2-004 with no--commp-nts:rPcpl�✓ed to _
date.
BACKGROUND /ANALYSIS
Land Use Pians and Policies
The 2025 Fresno General Plan and the West Area Community Plan designate the site for medium density
residential planned land uses. Rezone Application No. R-03-58,filed for the project site,was approved by the City
Council on January 27,.2004. The rezone application was filed for the approximately 16 acre site to change the
zone district of the site from AE-20/UGM(Exclusive 20 Acre Agriculture/Urban Growth Management)to R-1/UGM
(Single Family Residential/Urban Growth Management). The tentative tract map application was filed subsequent
to the approved rezone application and is proposed in accordance with the planned land use and zone district.
The tract map application proposes to subdivide the 16 acre site into a 69-lot single family residential subdivision.
West Area Community Plan Advisory Committee
The West Area Community Plan Advisory Committee reviewed the tentative tract map application at their meeting
on June. 14, 2004 and recommended approval.
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5326/UGM
September 15, 2004
Page 3 .
Public Water Supply
In accordance with the 2025 Fresno General Plan policies as related to the provision of water service, the Public
Utilities Department:has determined that there is an adequate source of potable water available to serve the
project.
Sewage Collection System Capacity
Several major facility improvement projects have been implemented at the City of Fresno's Regional Wastewater
Treatment and Reclamation Facility in order to accommodate the projected rates of population and employment
growth up to a projected population holding capacity of 590,000 people. These improvements have been
completed to provide an expanded wastewater treatment and reclamation capacity of 80 million gallons per day
(MGD)which is sufficient to accommodate continued planned urban development including the proposed project.
The City of Fresno sanitary sewer system is available to serve the project.
Traffic and Street/Intersection Improvements
The development of urban uses on the project site together with the surrounding areas as designated by 2025
Fresno General Plan and West Area Community Plan, will be required to complete the planned major street
network in accordance with applicable development policies and standards including. the. Urban Growth
Management program. West Shields and North Blythe.Avenues are designated as arterial streets and West
Dakota Avenue is designated as a collector street by the 2025 Fresno General Plan Land Use and Circulation Plan
map. The city's public works development standards provide for arterial streets to be development with two to
three vehicular travel lanes:in ,each direction, separated by a median island.to.control left-turn and crossing
vehicular movements. .Collector streets are typically developed with a total of two to four vehicular travel lanes
without a median 'island, although some locations have a continuous center left-turn lane. Both collector and
arterial street standards provide for a widened pavement width at major street intersections to allow for exclusive
left-turn and right-turn lanes as well as bus bays or turnouts.
The proposed single family residential subdivision can be expected to generate approximately 660 vehicle trips
_-`per_:_day-(�fD)..__The-:.conditions of;_a.pp uaJ.Ao.r the_tea-tati-?:=tr ct_map nrluc�e he.ennstru_etsora::of:,street and,,. ==
intersection improvements as well as the payment of fees to be used-for infrastructure improvements. The
developer will be required to dedicate and construct improvements along the project's frontage and beyond.
Improvements include the construction of curb,gutter,sidewalk, and transition paving within the limits of the tract;
construction of an underground street lighting system; and relinquishment of access rights to North Blythe Avenue
from all residential lots adjacent to this major street frontage. These street improvements are outlined in more
detail in the Tentative Tract Map No. 5326/UGM Conditions of Approval dated August 4, 2004.
When City of Fresno Master Environmental Impact Report(MEIR)No. 101.30 was certified by the.City Council for .
the 2025 Fresno.General Plan, a determination was made to require project-specific traffic assessments for
projects which would generate 100.or.more vehicle trips during weekday peak hours. Given the number of lots
in.this project, no special traffic study'is required because the potential traffic impacts of this plan-consistent
development are deemed to have been adequately analyzed and mitigated within the scope of MEIR No. 10130
i' and standard City requirements.
The Public Works Department staff has concluded that this project does not have significant adverse impacts upon
the City's transportation system and that its non-significant impacts are mitigable through the city's standard Urban
Growth Management (UGM) process, and project.requirements for developments that abut major streets. In
z` concert with the other developments that are approved pursuant to the 2025 Fresno General Plan, the developer
will be required to install improvements and to pay fees toward development of the major street system as outlined
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5326/UGM
September 15, 2004
Page 4
in the Public Facilities Element of the general plan and will be required to provide for the installation of traffic
control measures (such as signals and stoplights) installed.per UGM policies and ongoing traffic studies.
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations has
submitted the attached comments dated June 8, 2004,indicating that the proposed project in and of itself is not
expected to create significant impacts to the state highway system. However, when considered with other
development in the area, its potential impacts would be cumulatively significant and that these impacts were not
addressed in MEIR No. 1.0130. City staff notes that potential cumulative traffic impacts of full buildout of the 2025
Fresno General Plan were analyzed in MEIR.No. 10130. Appendix 2 of the MEIR shows that Blythe, Dakota and
Shields Avenues'are all expected to maintain a Level of Service C with partial or full implementation of the MEIR
mitigation measures. Therefore,additional analysis of this project,which is of a size below that requiring a specific
traffic impact study, is not warranted.
The City of Fresno and Caltrans representatives have met separately to review citywide impacts on State highway
facilities,the legal requirements for determining significant impacts underthe California Environmental Quality Act
(CEQA), for determining when a.nexus exists between a project and highway impacts (i.e., the demonstration of
a direct relationship between a project and a potential impact)and approaches for meeting the"proportionality test'
for.requiring mitigation (i.e., for ensuring that new development projects are assessed a fair share of the cost of
mitigating impacts, as has been required U.S. Supreme Court decisions on land use and as is required under the
California Government Code " 66000 et seq., the.California Mitigation Fee Act enacted through Assembly Bill
1600).
Along with other cities and Fresno,County,'the City of Fresno has partnered with the Fresno County Council of
Governments and Caltrans on a regional study of state highway facility capacity and measures needed to preserve
and improve capacity of those facilities. A Partnership in Planning grant has been obtained to complete a regional
freeway deficiency study for the greater Fresno-Clovis-Madera Metropolitan area. This study focuses on facilities
projected to be most impacted by projected increases in traffic, identification of the sources and patterns of vehicle
traffic within the greater metropolitan area and the.improvements.that would be necessary to provide adequate
vehir,:ular:ca_pacity' FrndnasJr_omthisstudy_may_allow.proport.9p te_trafficImpactteastobeimplementedbycities, _V
and counties in the study area, upon adoption.by the respective jurisdictions. -- - - - -- - . -
Local Streets and Access Points
The"subdivision will have two access points to North Blythe Avenue, and one to the south to an existing
subdivision. The applicant is required to build the full width of West Dayton Avenue between North El Capitan and
North Blythe Avenues as.it is not expected that the property to the south, currently developed with a rural-type
single family residence,will ever develop past its current use. However, the applicant is only required to construct
a portion of West Avenue "A"which will include a temporary AC dike to ensure that the drainage will be directed
to North Blythe Avenue and will not create a nuisance.
Landscapi.ngNValls
Given that the proposed subdivision abuts a planned collector street,,the developer will be required to install a
6-foot wall along the entire project frontage along North.Blythe Avenue. The project will also install 20 feet of.
landscaping along North Blythe Avenue.
q .
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5326/UGM
September 15, 2004
Page 5
Letter of Appeal
A letter of appeal was received from the applicant on August 11, 2004. The applicant is contesting the
requirements for street improvements, specifically conditions nos. 54 and 55, of the Conditions of Approval for
Tentative Tract No. T-5326 dated August 4, 2004. The applicant asserts that the improvements are excessive
for the project's size and location. Staff does not support the applicant's request to modify the conditions because
they have been identified in accordance with the Urban Growth Management service delivery policies and are
consistent with the goals and policies of the 2025 Fresno General Plan and West Area Community Plan.
Tentative Tract Map Findings
The Subdivision .Map Act (California Government Code Section 66400 et. seq.) requires that a proposed
subdivision not be approved unless the map, together with its design and improvements, is found to be consistent
with the General Plan and any applicable specific plan (Finding No. 1 below).
State law further provides that the proposed subdivision map be denied if any one of the Finding Nos. 2-5 below
is made in the negative. In addition, State law requires that a subdivision be found to provide for future passive
and natural heating or cooling opportunities in the subdivision development (Finding No. 6 below).
1. The proposed subdivision map,together with its design and improvements, is consistent with the City's 2025
General Plan(there is not an applicable specific plan), because the West Area Community Plan designates
the site for medium density residential land uses and subject to Section 12-403-B of the Fresno Municipal
Code, the project design meets the density and zoning ordinance criteria for development in this plan
designation
2. This site is physically suitable for the proposed type and. density of development, because conditions of
approval will insure adequate access.and drainage on and off the site: ,
3. The proposed subdivision design and improvement is not likely to cause substantial and considerable
damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized nature
--_ - :of_#he-area:.ic� vvhieh.th.& ite_
4. The proposed subdivision design and improvements are not likely to cause serious public health.and safety
problems, because the conditions of approval have shown and will insure that the subdivision conforms with
City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site, because
conditions of approval will assure noninterference with a`ny existing or proposed public easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating or
cooling opportunities in the'subdivision, because of the appropriate use and placement of landscaping plant
materials and because of'the.orientation.of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and property
development standards of the Zoning Ordinance and local Subdivision Ordinance.
Based upon the plans.and information submitted by the applicant and the recommended conditions of project
approval, staff has determined.that these findings can be made.
REPORT TO THE PLANNING COMMISSION
Tentative Tract Map No. T-5326/UGM
September 15, 2004
Page 6
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Tentative Tract Map No.T-5326/UGM dated July 22, 2004
and the Conditions of Approval for T-5326/UGM dated August 18, 2004.
Planning Commission action on the proposed tentative tract map application, unless appealed to the Council, is
final.
CONCLUSION / RECOMMENDATION
The appropriateness of the proposed project has been examined with respect to its consistency with goals and
policies of the 2025 Fresno General Plan and the West Area Community Plan; its compatibility with surrounding
existing or proposed uses;and, its avoidance or mitigation of potentially significant adverse environmental impacts.
These factors have been evaluated as described above and by the accompanying environmental assessment.
Upon consideration of this evaluation, it can. be concluded that Tentative Tract Map No. T-5326/UGM is
appropriate for the project site.
Staff recommends the Planning Commission take the following action:
1. APPROVE the environmental finding for Environmental Assessment No. T-5326 dated July 13, 2004, that
the project proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental
.Impact Report(MSIR) No. 10130.
2. APPROVE Tentative Tract Map No. 5326/UGM subject to compliance with the Conditions of Approval dated
August 18,.2004.
KAMaster Files-Tract Maps\Tract 5326 Shelby Chamberlain\T-5326-RPC-091504.wpd
Attachments: Exhibit A (Vicinity Map)
Tentative_Tract Map No. 5326/UGM dated July 22, 2004
Conditions of Approval for T-5326/UG.M_dated_August 18,_2004,8_2004,--including from-Public
iNatrd7v ` id biorks' Jepm4 , rc "Works
Department, Transportation Planning Section and Fresno Metropolitan Flood Control District
(07/02/04)
Project review/approval record and comments of the West Area Committee, date_d June 14, 2004
Caltrans' letters dated June 8, and July 20, 2004
Letter of appeal from applicant's representative;Dirk Poeschel Land Development Services,dated
August 3, 2004
Environmental.Assessment No. T-5326 dated July 13, 2004
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
August 18, 2004
TENTATIVE TRACT MAP'NO. 5326/UGM
East side of North Blythe Avenue,
between West Shields and West Dakota Avenues
All tentative maps are subject to the applicable provisions.of the State Subdivision Map Act, Fresno
Municipal Code,City policies,and City of Fresno Standard Specifications. The following specific conditions
are applicable to this tentative map. The Urban Growth Management (UGM) Service Delivery Plan
requirements are included in the following conditions of approval and are designated by the caption"Urban
Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code§66020(d)(1),the imposition
of fees, dedications, reservations or exactions for this project are subject to protest
by the project applicant at the time of .approval or conditional approval of the
development or within 90 days after the date of the imposition of the fees,
dedications, reservations or exactions imposed on the development project.
GENERAL CONDITIONS
1. Upon conditional approval. of Tentative.Tract Map No. 5326/UGM entitled "Exhibit A," dated July
22, 2004, the subdivider may prepare a Final Map in accordance with the approved tentative map.
2. Submit grading plans and a soils report to the City .of Fresno Planning and Development
_ - Department=for ve_rificatien orior_to Final.Ma .a royal Reference_Sections 12 1022 and 12 1023
-of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls:`and-
indicate the proposed width of required landscape easements or strips. Approval of the grading
plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the
City of Fresno Public Works, Public Utilities, and Planning and Development Departments.for
grading, public sanitary sewer system, public water system, street lighting system, public streets,
and storm drainage, including other technical.reports and engineered plans as necessary to
construct the required public improvements and work and applicable processing fees.
Engineered construction.plans shall be approved by the City prior to the approval of the Final Map.
If,.at the time of Final Map approval, such plans have not been approved, the subdivider shall
provide performance security in an amount established by the City to guarantee the.completion of
plans.
4. Public utilities easements,as necessary, shall be shown on the Final Map and dedicated to the City
of Fresno. Public utility easements beyond the limits of the Final Map,.but required as a condition
of development, shall be acquired at the subdivider's cost and shall be dedicated by separate
CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 2
August 18, 2004
instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the
required public improvements shall be paid for by the subdivider.. The subdivider is responsible to
contact the appropriate utility company for information.
5. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code,
Article 10, Chapter 12, "Subdivision of Real Property"; Resolution No. 68-187," City Policy with
Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any
amendments thereto.
6. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water service,
sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City
Resolution Nos.79-606 and No.80-420)and any amendments, modifications,or additions thereto;
and in accordance with the requirements of State law as related to vesting tentative maps.
7. The subdivider shall furnish to the City acceptable security to guarantee the construction of the
off-site street improvements in accordance with all applicable provisions of the Fresno Municipal
Code and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the time of Final Map
approval,any public improvements have not been completed and accepted in accordance with the
standards of the City,the subdivider may elect to enter into an agreement with the City to thereafter
guarantee the completion of the,improvements.
8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right, title or interest and the nature of their interest per
State law.
9. Relinquish access rights to North Blythe Avenue from all residential lots which abut this street.:Ref.
Section 12-1011-f-3 of the Fresno Municipal Code.
Landscaping and Walls
10: Provide a 20-foot landscape easement and irrigation system-along the side or-rear property lines
of lots which side-onto or back-onto North.Blythe Avenue. Front yard landscaping shall be provided
for all homes, pursuant to policies of the West Area Community Plan.
11. Construct a 6-foot high solid masonry wall along the rear or side property lines of.all lots (solid wail
to meet the requirements of Section 12-306-H, Fresno Municipal Code) which back or onto
North Blythe Avenue. Construction plans for required walls showing architectural appearance and
location of all walls shall be submitted to the Planning and Development Department for review
prior to Final Map, approval.
When the grading plan establishes a top of slope beyond the required landscape easement noted
and the construction of the required wall is to be established coincident with the top of slope then
the required minimum easement width shall be expanded to include the full landscaped area up
to the wall location.
12. Maintenance of the required landscape easements along North Blythe Avenue may be the
responsibility of the City's Community Facilities District. Contact the Public Works Department,
Engineering Services Division staff for information regarding the city's District and comply with the
requirements noted in the memorandum from the Public Works Department, dated July 23, 2004.
` CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 3
August 18, 2004
13. If the developer/subdivider elects to petition for annexation into the City's 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 landscaping maintenance
assessment and that he/she is aware of the estimated amount of the assessment.
14. Should the City Council not approve the annexation of such landscape areas into Community
Facilities District, then the property owner/developer shall create a homeowner's association for
the maintenance of the landscape areas. The proposed Declaration of Covenants, Conditions,and
Restrictions (CC&R's) and the proposed instruments for the homeowner's association shall be
submitted to the Planning and Development Department for review two.(2)weeks prior to final map
approval. Said documents shall be recorded with the final map or alternatively submit recorded
documents or documents for recording prior to final acceptance of subdivision improvements. Said
documents shall include assignment of responsibility to the owner's association for landscaping and
other provisions as stated in the Development Department Guidelines for preparation of CC&R's
dated January 11, 1985.
.1.5. Improvement plans for all required landscaping and irrigation systems shall be submitted to the
Planning and Development Department for review prior to Final Map approval.
Building Setbacks
16. Building setbacks shall be in accordance with the R-1/UGM zone district(FMC Section 12-211.5-E)
and the provisions of Fresno Municipal Code Section 12-207.5-E-1-c as shown on.Exhibit "A" of
Tentative Tract No. 5326/UGM dated July 22, 2004.
17. Building setback lines shall be as shown on Exhibit".A" dated July 22, 2004.
INFORMATION
the issuance of building permits for_the subdivision, school c_ons_truct_ion fees shall_be paid-->.
- _ to-the Central Unified School-District in accordance with the.-school district's adopted schedule of_
fees.
19. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to
be installed in this subdivision.
20. Pursuant to Section 66456.1 of the Subdivision Map Act, which states "The right of the subdivider
to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable
conditions relating to the filing of multiple Final Maps," any multiple final maps filed by the
subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipal
Code Chapter 12, Article 10, Subdivision of Real Property.
21. The developer/owner shall obtain any and all permits required for the removal or demolition of any
existing building or structure located within the subdivision boundaries. The developer/owner shall
also obtain any and all permits required for the proper abandonment/closure of any existing water
well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such
permits shall be obtained prior to commencement of tract.grading work, in accordance with Chapter
13 of the Fresno Municipal Code.
x :
CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 4 .
August 18, 2004
22. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
If there are suspected human remains,the Fresno County Coroner shall be immediately contacted
(business hours: 559-268-0109; after hours the contact phone number is 559-488-311.1 for the
Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native
American in origin,the Native American Heritage Commission(phone number 916-653-4082)shall
be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin
Valley Information Center(phone number 805-644-2289)shall be contacted to obtain a referral list
of recognized archaeologists. An archaeological assessment shall be conducted for the project,
the site shall be formally recorded, and recommendations made to the City as to any further site
investigation or site avoidance/preservation measures.
If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted
to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a
paleontologist; if the paleontologist determines the material to be significant, a recommendation
shall be made to the City as to any further site investigation or preservation measures.
23. Apportionment of Special Assessment: If,as part of this subdivision,a division will be made of any
lot or parcel of land upon which there is an unpaid special assessment levied under any State or
g= local law, including a division into condominium interest as defined in Section 783 of the Civil Code,
the developer/owner shall file a written application with the City of Fresno Director of Public Works,
requesting apportionment of the unpaid portion of the assessment or pay off such assessment in
r full.
If the subdivider elects to apportion the assessment, the. application shall contain the following
i,
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such lot,
parcel or interest will be divided;
- - ---. -- -- b
-:-- .-A,request-that-the-Engineer apportion the amount-remaining-unpaid on-the-assessment in_
accordance with applicable law;.and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
,apportionment.
The application shall be filed prior to the approval of the Final Map(s) by the City and shall be
accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot,
parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee
shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible
for determining the initial assessment in making the requested apportionment.
24. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Quality Pollution
Control District for the control of particulate matter and fugitive dust during construction of this
project.
25. Solid waste disposal for the subdivision shall be provided by the City of.Fresno. The method of
collection to be utilized in this tract shall be subject to approval of the Solid Waste Manager.
CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 5 .
n" August 18, 2004
PARK SERVICE
26. The developer/owner shall comply with the requirements in the attached memorandum from the
Parks Division dated June 25, 2004, for Tentative Tract No. 5326/UGM.
Urban Growth Management Requirements
27. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final
map approval. Fee payment may be deferred until time of building permit issuance in accordance
with.the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code.
FIRE SERVICE
28. The proposed tract is located within 3 miles of City of Fresno Fire Station No. 16(both permanent
and temporary sites).
29. Access is acceptable as shown. There shall be at least two points of access to the subdivision
during construction.
30. Some lots on the easterly portion of the tract are more than 450 feet from the intersection of
Avenue"A" and El Capitan and Dayton and EI Capitan. The homes constructed on these lots.will
need to be sprinklered. Contact the Fire Department for more information.
Urban Growth Management Requirements
31 The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of final
map approval. .Fee payment may be deferred until.time of building permit issuance in accordance
with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code.
STREETS AND RIGHTS-OF-WAY
32. The subdivider shall furnish to the city acceptable security fo guarantee the construction of the off.
site street improvements in accordance with all applicable provisions of the Fresno Municipal Code
and the State Subdivision Map Act.
33. The subdivider shall make provisions for disabled persons in accordance with the Department of
Public Works standards and as required by State law. Handicap access ramps are required to be
constructed in sidewalks at all corners within the limits of the tract. Where street furniture is located
within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed
path shall be maintained to satisfy the American Disabilities Act requirements. If necessary,
dedicate a pedestrian easement to accommodate for the 4-foot minimum unobstructed path
requirement.
34. All of the required street improvements shall be constructed and/or installed in accordance with the
City of Fresno Standard Specifications (2002 Edition).
35. The subdivider shall install all existing and proposed utility systems underground in accordance with
Fresno Municipal Code Section 12-1011(H).
CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 6
August 18, 2004
36. The subdivider shall construct an underground street lighting system per Public Works Standards
E-1 and E-2 within the limits of the tract. .Spacing and design shall conform to Public Works
Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be in
accordance with Resolutions Nos. 68-187, 78-522, 81-219 and 88-229 or any modification thereto
approved by the City Traffic Engineer prior to.Final Map approval. Upon completion of the work
by the subdivider and acceptance of the work by the City, the street lighting system shall be
dedicated to the City. Submit engineered construction plans to the Public Works Department for
approval.
37. Any dead-end streets created by this subdivision shall be properly barricaded in accordance with
City standards (Public Works Standard P-44) within seven (7) days from the time the streets are
surfaced or as directed by the Engineer.
38. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District.
for the control of fugitive dust requirements from paved and unpaved roads.
39. Handicap access ramps are required at all corners within the limits of this tract. Identify corner cut
dedications on all interior streets.
40. All required signing and striping shall be done and paid for by the developer/owner. The signing
and striping plans shall be done per the current Caltrans standards and shall be submitted along
with the street construction plans for this tentative map to the Public Works Department.
Frontage Improvement Requirements:
Major Streets:
North Blythe Avenue: Arterial
41. Dedicate 53' of property, from section line, for public street purposes, within the limits of this
_ _ s��bdivi�icn; to meet thP_C'ity-4f-Fresrio ArferiafStandards ,.
#2. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk pattern
shall be constructed to a ten (10) foot residential pattern.
43. Construct twenty (20)feet of.permanent paving within the limits of this tract and transition paving
as necessary, based on a 55 MPH design speed.
44. Construct an underground street lighting system to Public Works Standard E-1 within.the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-7 for Divided
Arterial Streets.
45. Relinquish direct vehicular access rights to Blythe Avenue from all lots within this subdivision.
Interior Streets:
46. Design and construct all curb, gutter, sidewalk (both sides), permanent paving, cul-de-sacs, and
underground street lighting systems on all interior local streets to Public Works Standards.
Sidewalk patterns shall comply with Public Works API Standards for fifty(50)foot and fifty-four(54)
A`
CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 7
August 18, 2004
G foot streets. Construct sidewalk on the south side only of Avenue "A".
r;
Specific Mitigation Requirements:
47. The intersection of
a. Blythe and Dayton Avenues shall be designed.with a full median opening to allow for left
turns-in and left turns-out.
b. Blythe and West Avenue "A° shall be limited to right-in and right-out turns.
48. The first order of work shall include a minimum of two points of.vehicular access to the major
streets for any:phase of this development.
49. Irrigation /Canal Requirements: The developer shall enter into an agreement with the Fresno
Irrigation District providing for piping the canal(s) and submit an executed copy of the agreement
or commitment letter from FID to the Planning and Development Department. All piping shall be
located outside of the proposed street right of way. Any piping across city streets shall be rubber
gasketed reinforced concrete pipe (RGRCP) constructed perpendicular to the street. Submit
engineered plans to Pubic Works Department, Engineering Division for review and approval.
50. Dedicate and construct a 50' to 54' public street along Dayton Avenue between Blythe and El
Capitan with full offsite improvements along both sides.
UGM Requirements:
51. This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
North Blythe Avenue: Arterial
52. Dedicate and construct(2)two 17'center section travel lanes and a raised concrete median island
within the limits of this subdivision. Details of said street shall be depicted on the approved
tentative tract map. Dedication shall be sufficient to accommodate arterial standard.and any other
grading or transitions as necessary based on a 55 MPH design speed:
53. Construct a concrete raised median with a 150' left turn.pocket for southbound-traffic onto West
Dayton. ('/4 mile point)
54. From the north boundary of this tract connecting to Dakota Avenue, a distance of approximately
1.000 feet, the developer shall be required to construct the two center 17-foot lanes separated by
a. 16' median. Construct a raised concrete median with a 250' left turn pocket at Blythe and
Dakota. Dedicate sufficient right-of-way and construct additional paving for northbound. to
southbound U-turns at Blythe and Dakota. See Exhibit "B".
West Dakota Avenue:Collector
55. Construct(2)two 17'center section travel lanes from Dakota and Blythe east bound to Dakota and
Brunswick. An additional 12 feet of paving is required adjacent to,the 250' left turn pocket at
Dakotal and Blythe. Details of said street shall be depicted on the approved tentative tract map.
SANITARY SEWER SERVICE
The nearest existing sewer main is a 15-inch sewer main located in West Dakota Avenue. The following
conditions are required to provide sanitary.sewer service to the tract.
CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 8
August 18, 2004
56. Construct an 8-inch sewer main in North Blythe Avenue from West Dakota Avenue south across
project frontage.
57. Sanitary sewer mains shall be extended,within the proposed tract to provide sewer service to each
lot created:
58. Separate sewer house branch shall be provided to each lot created withinthe subdivision.
59. All public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications and policies:
60. Abandon all existing on-site private sanitary sewer systems.
61. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the sanitary sewer system.
Urban GrowthManagement Requirements
62. Sewer connection charges are due and shall be paid for the project.
WATER SERVICE
There is an existing 14-inch water main located in North Blythe Avenue and an 8-inch main located in West
Dayton Avenue to serve the proposed tract. The following conditions are required to provide water service
to the tract. Water mains shall be installed before street improvements and paving.
63. Water mains (including installation of City fire hydrants to city standards)shall be extended within
the proposed tract to provide water service to each lot created.
64. Separate water services with meter boxes shall be provided.to each lot created. -
T:,
_. 65.. Installation(s) ofpublic fire hydrant(s)are required in--accordance with City Standards. -_
66. 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.
67. All public water facilities shall be constructed in accordance with City of Fresno standards,
specifications, and policies.
68. Engineered improvement plans prepared by a Registered Civil Engineer are required for proposed
additions to the City Water System.
69. Existing agricultural wells within the boundaries of the proposed development shall be sealed and
abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions,
issued by California Department of Water Resources, and City of Fresno standards.
CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 9
August 18, 2004
Urban Growth Management Requirements
70. Payment of appropriate water connection charges at the time of final map approval subject to
deferral to building permit issuance as appropriate.
Public Utilities.Department. Solid Waste Division
71. The owners,lessees or other tenants of the residential dwellings must,on service days before 6:00
a.m., place their solid waste containers at the edge of the curb approximately four (4) feet apart
and not blocking any vehicle accesses in accordance with the City of Fresno's Solid Waste
Management Division Standards. No solid waste container nor residential rubbish shall be allowed
to remain at the curbline after 8:00 p.m. on the collection day.
Fresno Irrigation District
72. Fresno Irrigation District (FID) Tracy No. 44 pipeline traverses the property in an exclusive
easement recorded on July 20, 19.83 as Document No. 83064600, Official Records of Fresno
County.
73. The applicant is required to submit a grading and drainage plan for FID approval which shows that
the proposed development will not endanger the structural integrity of the pipeline, or result in
drainage patterns that will adversely affect FID or the applicant.
74. The Fresno Irrigation District requests that its easement be shown on.the map with proper
recording information, and that FID be made.a party to signing all plans which affect its easement
and canal/pipeline facility and also be made party to signing the final map.
Right-of-Way Acquisition
75. The-developer will be responsible for-the acquisition of any necessary right-of-way to construct any
of the.required improvements.:_ r
Rights-of-way acquisition shall include any rights-of-way necessary for proper.drainage, signing,
pole relocation, and shoulder grading. In general, this will require right-of-way to be provided
approximately 10 feet outside the travel lane. The exact requirement must be determined at the
project design stage based on the existing conditions and detailed design information.
In. the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department to receive
procedural guidance in such acquisitions.
Should such acquisition not be accomplished by.the subdivider prior to Final Map approval, the
subdivider must request and grant to the City the full authority to attempt acquisition either through
negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public
Works Department,.Engineering Division/Real Estate Section, an appraisal report or a request for
an estimated appraisal amount(to be determined by the City of Fresno Real Estate Section) prior
to preparation of a Subdivision Agreement.
CONDITIONS OF APPROVAL,
Tentative Tract No. 5326/UGM
Page 10
August 18,2004
The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment
of all costs associated with the acquisition,including staff time,attorney's fees,appraisal fees,court
costs,and all related expenditures and costs necessary to effect the acquisition of such easements
or rights-of-way:
FLOOD CONTROL AND DRAINAGE
76. The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno
Municipal Code Chapter 13, Article 13:
77. The subdivider shall be required to comply with the specific requirements imposed by the Fresno
Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments. or
modifications to those requirements which may be granted by the FMFCD Board of Directors,
pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in
the District's letter to the Planning and Development Department dated July 2, 2004. The applicant
has modified the map since the conditions from the FMFCD were received; contact the Flood
Control District for new/modified requirements.
78. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall
be fenced in accordance with City standards within seven (7) days from the time the basin
becomes operational or as directed by the City Engineer. Temporary ponding basins will be
created through a covenant between the City and the Developer prior to final map approval.
Maintenance of the temporary ponding basin shall be by the Developer until permanent service for
the entire subdivision is provided.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
79. The developer of property located within the UGM boundaries shall comply with all sewer, water
and street requirements and pay a.11 applicable UGM fees imposed under the Urban Growth
Management process (with appropriate credit given for the installation of required UGM
'improvements)in accordance with the requirements of State Law as related to vesting tentative
tract.maps•.- -
80. The developer will be responsible for the relocation or reconstruction of any existing improvements
or facilities necessary to construct any of the required UGM improvements:
DEVELOPMENT FEES AND CHARGES
81. This project is subject to the following development.fees and charges:
PARKS DEPARTMENT FEE / RATE
a. Street Tree Landscape Plan Review fee $56.00
r
b. Street Tree Installation fee $129.00/tree
City installed tree
c. Street Tree Inspection fee $30.00/tree
Developer installed tree
CONDITIONS OF APPROVAL
Tentative Tract No. 5326/UGM
Page 11
August 18, 2004
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection Fee $29/Hour
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT FEE/ RATE
g. Metropolitan Flood Control District Fee "` Contact FMFCD for new fees.
Rates increased as of March 1, 2003
SEWER CONNECTION CHARGES FEE RATE
In. Lateral Sewer Charge $0.10/sq. ft. (to 100' depth)
i. Oversize Charge $0.05/sq. ft. (to 100' depth)
I. Trunk Sewer Charge $419/living unit
Service Area: Cornelia
k. Wastewater Facilities Charge a $2,119/living unit
I. Copper Avenue Sewer Lift Station Charge n/a
m. Fowler Trunk Sewer Interim Fee Surety n/a
n. House Branch Sewer Charge n/a
o. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
p. Service Connection Charge Fee based on service(s) and meter(s)
sizes specified by owner; fee for
service(s) and Meter(s),established by
the Master Fee Schedule.
q. Frontage Charge .$6.50/lineal foot
r. Transmission Grid Main Charge $560/gross acre
s. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
t. UGM Water Supply Fee $442/living unit
Service Area: 301
U. Well Head Treatment Fee $192/living unit
Service Area:301
CONDITIONS OF APPROVAL -
Tentative Tract No. 5326/UGM
Page 12
August 18, 2004
v. Recharge Fee $0/Living unit
Service Area: 301
w. 1994 Bond Debt Service $60/living unit
Service Area: 301 -
DEVELOPMENT IMPACT FEE
X. Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
y. UGM Fire Station Capital Fee $1242/gross acre
Service Area: 16
z. UGM Park Fee $1230/gross acre
Service Area: 4
aa, Major Street Charge $2435/adj.'acre
Service Area: E-4
bb. Major Street Bridge Charge $135/adj. acre
Service Area: E-4
cc. Traffic Signal Charge $860/adj. acre
dd. UGM Grade Separation Fee n/a
ee. Trunk Sewer Charge n/a
Service Area:
ff. *Street.Acquisition/Construction Charge ,_n/a
KAMaster Files-Tract Maps\Tract 5326 Shelby ChamberlainlT-5326-COA.wpd
f
City of
PUBLIC WORKS DEPARTMENT
DATE: July 23, 2004 REVISED
TO: SHELBY CHAMBERLAIN, Planner III
Planning and Development Department
FROM: JOE PAFF, Engineering Technician
Public Works Department
SUBJECT: TENTATIVE TRACT 5326 AND COMMUNITY FACILITIES DISTRICT
1. If approved by Council, the following features.may be maintained by a Community Facilities
District.
A. Landscaping and Irrigation systems as approved by the Parks Department at the following
locations:
• Within the street easements and the 20' wide landscape easement along the property
lines that side or back-onto North Blythe Avenue.
B. All.Streets,.Curbs and.Gutters, Sidewalks and Street Furniture as approved by the Public Works .
Department within the boundary of the tentative map.
C. All Street Lights as approved by the Public Works Department within the boundary of the
tentative.map.
D. All Street Trees as approved by the Parks Department within the boundary of 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,,then,the property owner/developer shall create a.homeowner's association for the
maintenance of those items.
Any change affecting the Items in these conditions requires revision of this letter.
Please note that we are attaching an example section of conditions for CFD2 tracts.
If you have any questions, please call me at 8695
File:\wo rd\cfd 2\ttm a p rev i ew\tt5326
PARKS, RECREATION & COMMUNITY SERVICES DEPARTMENT
TO: Shelby Chamberlain, Planner III
Planning Division
FROM: HILARY KIMBER,Parks Supervisor H(621-2924)
DATE: June 25, 2004
Subject: Tentative Subdivision Map T-5326(Located on the east side of North Blythe Ave. between
West Shields and West Dakota Avenues)
The Parks Department has reviewed the Vesting Tentative Subdivision Map Tract No. 5326 drawn by Rabe
Engineering, Inc. for Image Homes dated 4/1/04: Parks offers the following comments regarding the street
tree, and buffer/parkway strip conditions . . .
STREET TREE REQUIREMENTS
A. Street trees are required on all internal streets. Tree planting shall be within a 10' Planting and Public
Utility Easement. The Developer shall plant street trees. Tree species to be planted on those streets are
as follows:
W. Fedora Ave. Pistacia chinensis(Chinese Pistache)
W. Redlands Ave. Sapium sebiferum(Chinese Tallow)
W. Dayton Ave. Celtis australis(European Hackberry)
N. Pima Ave. Ginkgo biloba `Autumn Gold' or `Fairmont' (Maidenhair)
N. E1 Capitan Ave. Quercus virginiana(Southern Live Oak)
N. Wapoma Ave. Nyssa sylvatica(Black Tupelo)
N. Brunswick.Ave. Acer campestre(Hedge Maple)
B.. Street Tree Planting by Developer: For those lots having internal street tree frontage available for
street tree planting,*the developer shall plant one tree for each 60' of street frontage, or one tree per lot
having street frontage, whichever is greater.
a. Street tree inspection fees shall be collected for each 60'of public or one tree per lot whichever
is greater.
b. Trees shall be planted in accordance with "Specifications for Developer Street Tree Planting."
The developer shall contact Parks to determine tree species required on each street.
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Parks, Recreation and Community Services Department. A
street tree planting permit shall be required for all residential street tree planting.
d. Performance and payment securities, paid with final map,will be released when all landscaping
« installed on public and/or city controlled property is in conformance with Parks Division's planting
specifications and meets the specifications of the city.
e. Upon acceptance of the required work,warranty security shall be furnished to or retained by the
city for guaranty and warranty of the work for a period of ninety days following acceptance.
Pnrkc Rc raafinn R r nm m
Parks,Recreation 8 Community Services June 25,2004
T-5326 Page 2
DEVELOPER PLANTING FOR COMMUNITY FACILITIES DISTRICT
C. The developer may landscape for inclusion into the Community Facilities District(CFD2), the landscape .
strip and right-of-way on the west side of N.Blythe Ave.
1. Landscape and irrigation plans shall be submitted to the Parks Division for review and approval prior to
Council approval. Landscaping plans shall be reviewed and approved by the Parks,Recreation and
Community Services Department. Landscaping shall comply with Landscape Buffer Development
Standards approved by the City Council on October 2, 1990. Landscape and irrigation plans shall comply
with Sections 12-306-N-23 &24 and 147121 of the Fresno Municipal Code regarding Water.Efficient
Landscaping and Buffer landscaping passed by Council on September 20, 1994..
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkways strip,the planting concept shall simulate the adjacent landscape design to present a more.
uniform appearance on the street. Variances in the landscape concept will be acceptable, but the design of
the new landscape buffer and/or parkway strip shall strive to mimic the existing as much as possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be placed
outside the landscape easement. Maximum slopes shall not exceed 4:1 with l'of level ground between the
slope and the back of the.sidewalk and/or face of fence. Erosion control measures shall be implemented on
all slopes of 4:1, including.the use of synthetic erosion control netting in combination with ground cover
species approved by the Parks Division.
4. The water meter(s)serving the buffer landscaping shall be sized for the anticipated service flows.
5. No private flags, signs or identification of any kind shall be permitted in the right of way, within the
city- controlled easement or on the fence or wall facing the street.
.6. Landscaping in the right of way and landscape setback adjacent to waterwell sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
7. Street trees designated for.this project-shall be: -
N. Blythe Ave. Platanus acerifolia `Columbia' (Columbia Sycamore)
UGM REQUIREMENTS
F. The project is in UGM Zone 94. Please assure that all Parks UG fees are collected as allowed by FMC.
The nearest regional park to the site is Roeding Park. The nearest neighborhood park is located at W. Clinton and
N. Brawley Avenues. The nearest neighborhood park scheduled to be constructed is on the North east corner of N.
Milburn and W. Dakota Avenues. This is consistent with the Parks Master Plan.
r. Parks,Recreation and Community Services artment June 25, 2004
c - T-5326 Page 3
(w;:
FEES
G. As a reminder, please verify that the following administrative/plan check fees are collected:
"? 1. Collect the CFD Plan Review fee of$176.00 (FY2002 rates)(Acct#34599 Fund 410101 Org 917050)
2. Collect the CFD Field Inspection fee of$305.00 FY2002 rates)(Acct.(Acct#34599 Fund#10101 Org
#17050)
3. Collect the UGM fee for neighborhood parks:
;..
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File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE.OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager VENTURE,INC.
Planning & Development Department P.O. BOX 2443
City of Fresno CLOVIS,.CA 93613
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5326 PRELIMINARY FEES See below
DRAINAGE AREAS) " AK - DRAINAGE AREA AK " $59,783.00
DATE 7 1 Z 1p c.I DRAINAGE AREA -
TOTAL FEE $59,783.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The
District in cooperation with the City and County has developed and adopted the Storm
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
a•f
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 w
approval of the final map for the fee: N
Considerations which may affect ilie fee obligation(s) orthe timing or iorin 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.
5326 5469 E..OLIVE - FRESNO,CA 93727 - (559)456-329: - FAX(539)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
h; 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. a.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4-a-
c. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control MasterPlan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. T as"Master Plan
Facilities to be constructed by Developer". f
None required.
;. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities: _.
a. Permanent drainage service is available provided the developer can verify
he.satisfact on of-the-City ofF.-sno th.at;runoff
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.
b
d. See Exhibit No. 2.
5. The proposed development:
Appears to be located within a _500 year 100 year flood prone
area as designated on the latest Flood Insurance Rate Maps available to the District,
necessitating appropriate floodplain management action. See attached Floodplain Policy.
X Does not appear to be located within a flood prone area.
5326 - 5469 E.OLIVE FRESNO,CA 93727 - (5 1 456-3292 - FAX(559)456-3194 - Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS .
Page 3 of 4
6• The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing five or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board(State Board), develop and implement a storm water pollution prevention plan. .
eliminate non-storm water discharges, conduct routine site inspections, train employees 0
in permit compliance, and complete an annual certification>of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
re uired_for s ecific types of industries described in.-the NPDES-regulations-orb
Standard Industrial Classification (SIC) code. The following categories-of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges; conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State'Board.
s e 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)4_56-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction.Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system,and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing, a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
erald E. Lakema , Project Engineer: <Rck v n
District Engineer, Assistant General Manager
C: RABE ENGINEERING, INC.
2021.N. GATEWAY BLVD.
FRESNO, CA 93727
F 5326 5469 E.OLIVE - FRESNO,CA 93727- (559)456-3293 - FAX(559)456-3194 Two sided document
NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
DAKOTA AVE. co
-54 LLJ
48"
1.0 Ln cli
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Q .� I I I I I- -- -
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ISSCALE 1,"=300'
..'•... _ ...-.c � ...."_: s-.r -:a .,r ;�. ...�,- � - __—�.� .. - " - - '—, �.- -
LEGEND
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
i ❑ DEVELOPER.`- INLET & LATERAL.
EXISTING MASTER PLAN FACILITIES
FUTURE MASTER PLAN FACILITIES
DIRECTION OF DRAINAGE -
------ INLET BOUNDARY
EXISTING TEMPORARY INLET
TRACT 5326
DRAINAGE AREA: "AK".
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
rnrcoe o�•no4
IK:\,AUTOCAD\QWGS\GCXHIBIT\TP.ACTS\5326.DWG - Kr.
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 District recommends"a stub street to the north of APN No. 311-091-42s. This is necessary to
provide surface drainage from APN No's 311-091-31s,311-091-32s,311-091-63s,311-091-35s and
311-091-36s to the Master Plan inlet to the southwest. If the stub street is not constructed,then the
Developer of Tract 5326 is required to grant drainage covenants for the above listed parcels to allow
surface runoff to reach future Master Planned facilities located on North Blythe Avenue as shown on
Exhibit No. 1.
Development No. Tract 5326
engr\permit\exhibits2\tract\5326(rl)
STATE OF CALIFORNIA—BUSINESS,TRAiNSPORTATI. ND HOUSING AGENCY ARNOLD SCHWARZENEGGER,Governor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE d
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 - � ���D
TTY (559)488-4066 U Be energy efficient!
July 20, 2004.
JUL 23204
Planning Division
Development Department
CITY OF FP� SI°�C3
2131-IGR/CEQA
6-FRE-99-25.1+/-
T-5326
Ms, ,Shelby Chamberlain
City of Fresno Development Department
2600 Fresno Street, Third Floor
Fresno, CA 93721-3604
Dear Ms. Chamberlain:
Caltrans notes that the City has published a "Notice of Environmental'Finding" (July 14,
2004) .for the proposed 68-lot single-family residential project on property located on the
northeast corner of North Blythe and West Dayton Avenues.
Caltrans made comments on this project in a letter dated June 8, 2004 (copy enclosed).
Please ensure that our letter is included in any staff reports prepared for this project.
We request-that this letter be made part of the permanent record for this project and that a
copy of our letter be included in the staff reports for both the City Council and the Planning
Commission. This will provide the decision-making body and the general public with a
complete anal=acclira.tc.environmental evaluationfor_the project. = -
Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this
item. If you have any questions,please call me at(559) 445-6666.
Sincerely,
MOSES STITES
Office of.Transportation Planning
District 6
C: Ms Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
STATE OF CALIFORNIA—BUSINESS.TRANSPORTATY W HOUSING AGENCY ARNOLD SCHWARZENEGGER,Govemor
DEPARTMENT OF TRANSPORTATION -
1352 WEST OLIVE AVENUE o
P.O.BOX 12616
'- FRESNO,CA 93778-2616
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 ^ �� f7�D
FED) v Be energy efficient!
TTY (559)488-4066
June 8, 2004 JUL 2 3 200
Planning DivisiOr,
.Develop
Ment Department
CITY OF FRESNO 2131-IGR/CEQA
.6-FRE-99-25:1+/-
T-5326
Ms. Shelby Chamberlain
City of Fresno Development Department
2600. Fresno Street, Third Floor
Fresno, CA 93721-3604
Dear Ms. Chamberlain:
We have reviewed the tentative tract-map for the proposed 68-lot single-family residential.
project on property located on the northeast corner of North 'Blythe .and West Dayton
Avenues. Caltrans has the following comments:
The proposed subdivision, in and of itself, is not expected to create significant impacts to
the State Highway System.
This project is below the 2025 General Plan MEIR threshold that requires projects
producing 100 or more peak-hour trips to evaluate the project's contribution to increased
peak-hour vehicle delay at major street intersections adjacent or proximate to the project
--s e _`Mitigation Measure B-4). However;::when--combined ;with; the_.numerous,.-.other::_
residential projects in the area, this project's impacts to the transportation/circulation
system and to air quality will be cumulatively significant. As cumulative impacts to these
resources were not addressed in the General Plan Update Master EIR, the City should
consider a.mechanism for evaluating these impacts.
The City should consider a transit alternative for this project. The project is small, but
when combined with other projects in the area, there is sufficient residential 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
"Caltrans improves mobility across California"
k
Ms. Shelby Chamberlain
k June 8, 2004
Page 2
Please send a copy of the staff report(s) to Caltrans prior to any scheduled hearings for this
item. If you have any questions, please call meat (559) 445-6666.
Sincerely,
2
1-d
MOSES STITES
Office of Transportation Planning
District 6
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:
1. Park and ride facilities on site or within the proximity of this project.
2. A study of the general accommodation and provision of mass transit in this
area to provide insight on ways of increasing transit usage.
3. Exploring the potential of commuter shuttles. The shuttle could be
financed through an assessment district and provide a way for individuals
to utilize a park-and-ride facility or commercial area parking lot and be
shuttled to various commercial/office centers within the area. Commuters
who need togo 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
nidnthly transitpasses-for-emphoyees-as' well a -including as a cord t on of
project approval a covered transit stop as mitigation for project-related
impacts to the transportation/circulation system.
6. Exploring the potential for linking the purchase of a monthly transit pass
with new residential development as partial mitigation for congestion and
air quality impacts, and to ensure the long term viability of public
transportation:
DMK POESCHEL 923 Van Ness Avenue, Suite 200 • Fresno, California 93721
Land Development Services, Inc. 559/445-0374•FAX:559/445-0551 •email:dpoeschel®dplds.com
August 3, 2004
AUG A 1 2004
on
Mr. Nick Yovino;DirectorPlanning Divis
Planning & Development Department Deva4apn1eni_Drep
art
m
ent
-c /�
ClT t)r F'1"+'l aJ p'1 J
City of Fresno
2600 Fresno Street, Rm.3065
Fresno, CA 9372E
SUBJECT: Tegtalive Tract Map No. T-5326.TGNI
Applicant: Mr. Goon Pattanumotana
Dear Mr. Yovino:
This letter of appeal is regarding Mr. Goon Pattanumotana's Tentative Tract Map No. T-
5326/UGM. We believe the special circumstances of our client's property warrant a
reevaluation of the excessive street improvements called for in item 54 and 55 of the
August 4, 2004 Conditions of Approval. The basis for the appeal is as follows:
• The area is already developed. Please see attached aerial. There is little potential.
of reimbursement to the applicant to improve the streets as described.
• The applicant has approximately 300 feet of frontage on North Blythe.
Nonetheless, he is expected to provide street improvements for over 1,000 lineal
feet that he does not own or front onto.
• The concept of the law is that each developer pays their fair share. The
improvements allocated to Mr. Pattanumotana are excessive.
• The-Department of Transportation's comment to the protect states theroject
below the.2025 General Plan MEIR threshold that requires projects producing
100 or more peak trips to provide a traffic analysis. No traffic analysis was
required.
The cities own in-fill standards.C-15-e and C-16-d state respectively that "the city
shall create and adopt special.administrative procedures,development standards,
planning/design criteria to expedite infill projects" and "the city shall review and
revise city codes to eliminate constraints on design flexibility for higher density
projects constructed in infill areas."
Y
Mr. Nick Yovino
August 3, 2004
Page 2
Based on these facts and observations we respectfully request that items 54 and 55 in the
Conditions of Approval dated August 4, 2004 be removed or modified.
If you have any questions please feel free to contact me,
Sincerely,
Dirk Poeschel, AICP
enclosure
GAWPDOCS\INACTIVE FILES\Pattanumotana,Goon 03-64\Correspondence\appeal cond of approval T5326-UGM.doc
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J,
CITY OF FRESNt ENVIRONMENTAL ASSESSMEI I INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO, 10130
Pursuant to Section 21157.1 of the California Public Resources Code DATE REc IF
(California Environmental Quality Act) the project described below is -
determined to be within the scope of the Master Environmental Impact 20A AIL 13 AN 9: 56
Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan.
CITY CLERK. FRESNO M..
Initial study is on file in the Planning and Development Department,
City Hall, 2600 Fresno Street, Fresno, California 93721
(559)621-8277
Applicant: Initial Study Prepared By:
Goon Pattanumotana Shelby Chamberlain, Planner III
PO Box 2443 July 13, 2004
Clovis, California 93613
Environmental Assessment Number: Project Location (including APN):
Tentative Tract Map No. 5326/UGM The east side of North Blythe Avenue, between West
Shields and West Dakota Avenues
(APN: 311-091-42)
Project Description:
Tentative Tract Map No. 5326/UGM is proposing to subdivide the 16 acre subject property site, at the location
noted above, into 69 single family residential lots at a density of 4.3 dwelling units per acre. The property is within
the jurisdictions of the West Area Community Plan and the 20,25 Fresno General Plan. Both plans designate the
property for medium density residential planned land use (4.98 to 10:37 units per.acre). The subject site is
currently vacant and is surrounded by rural and.urban single family development.
Conformance to Master Environmental Impact Report (MEIR No. 10130):
As previously indicated,the recently adopted.2025 Fresno General Plan designates the subject parcel for medium
density residential planned land use. : The existing R-1/UGM,, Single Family Residential/Urban Growth
Management, zone district conforms to this medium density residential land use designation as indicated by the
2025,Fresno General Plan "Planned Land Use and Zone District Consistency.Matrix".
The Planning and Development Department staff has prepared an initial study and environmental checklist and
evaluated the requested tract map in accordance with the land use and environmental policies and provisions
- of the 2025.Fresno-General Plan-and-the related..Master Environmental Im,p__act-Reportt(MEIR) No. 10130. The _
subjeiproperty is"propos.!�d�to be deveioped With single-family residential uses-at anTmtensity and sc"ale that"i�� A
permitted by the planned land use and existing zoning designations for the site. Thus, the.proposed subdivision
will not facilitate an additional intensification of uses beyond that which already exists or would be allowed by the
above-noted planned land use designation. Moreover, it isnot expected that the existing and future development
will adversely impact existing city service systems or the traffic circulation system that serves the subject parcels.
These infrastructure findings.have been verified by the Public Works and Public Utilities Departments. It has
been further determined that.all applicable mitigation measures of MEIR. No. 1.0130.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 werenot previously examined by the MEIR. Relative to this specific
project. proposal, the .environmental impacts noted in the MEIR,. per the.2025 Fresno General .Plan land. use
designations, include impacts associated with the medium density residential land use designation specified for
the.subject.parcel.. .Based on this initial study, the project does.not change,the land use indicated for the subject
parcel and will not generate additional significant effects not previously identified by the MEIR and no new
Finding of Conformity Under MEI, lo. 10130
Environmental Assessment No. T=5326,
Page 2
July 13, 2004
additional mitigation measures are required. Therefore, the project proposal is within the scope of the MEIR as
defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177(d)of
the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall apply to
the project proposal as noted in the attached mitigation monitoring checklist. Public notice has been provided
regarding staffs finding in a manner prescribed by this section of the Guidelines and by Section 21092 of the
California Public Resources Code (CEQA provisions).
3
Darrell Unruh Dat
Planning Manager, City of Fresno
P;
K:\Master Files-Tract Maps\Tract 5326 Shelby Chamberiain\T-5326-MEIR Finding of Conformity.wpd
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. T-5326
Mitigation Monitoring Checklist(MEIR No. 10.130)for Environmental Assessment.No. T-5326
i
ftV
F ENVI'RC. MENTAL ASSESSMENT (EA) CH... XLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. T=5326
1_0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 ` 11.1 Availability of fire protection
1 1.1 Geologic hazards,unstable.soil conditions -1 11.2 ' Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief. 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased.water'.erosion 1 11:5 .Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2.0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off site;
1 2.1 Substantial indirect source of pollution 1. 11.8 Availability of adequate park and recreation areas
1 2.2 Direct on-site pollution generation 1 11.9 ,Unusually high solid waste generation
1 2.3 Generation.of objectionable odors
1 2.4 Generation:of dust except during,construction 12.0 HAZARDS
1 2.5 Adverse.local climatic changes 1 12.1 Risk of:explosion or release of hazardous substances
1 12.2 Site subject to flooding
3_0 WATER: 1 12.3 `Adverse change in course of flow of flood waters
1 3.1 Insufficient ground water available for long-term project 1 12.4 :Potential hazards from aircraft accidents
use 1 12.5_ Potential hazards from landfill and/or toxic waste sites
1 3.2 Use of large quantifies of.ground,water
1 3.3 Wasteful use of ground water 13.0 'AESTHETICS
1 3.4 Pollution of surface or ground water supplies 1 13.1 Obstruction to public or scenic vista or view
1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions
-71-, 1.3.3. ::Removal of street trees or other valuable vegetation
4,0 PLANT LIFE 1 - 1.3.4Architectural incompatibility with surrounding area
1 4.1 Reduction of the numbers of any unique,rare or
endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeological
1 4.3 Premature or unnecessary conversion of prime site
agricultural land 1 14.2' 'Construction or activity.incompatible with adjacent
historic site
5.0' ANIMAL LIFE
1 5.1 Reduction in the.numbers of any.rare,unique.or 15.0 ENERGY
endangered.species 1. 15.1. Use of substantial amounts..of energy or fuel
1 5.2 Deterioration or displacement of valuable wildlife habitat ` 1 15.2 Substantial increase in demand upon existing sources of
energy
1
6.0 HUMAN.HEALTH 1 15.3 Wasteful use of energy .
7.0 NOISE EXPLANATION.OF RATINGS
1 7.1 Increases in existing noise
1 7.2 Exposure tohigh noise levels 110" . Insufficient Information
Insufficient information is available to determine the potenti I
8_0. LIGHTANDGLARE environmental,effects -which may result from..the propose
-8.1- Production,cf glare-which r'vill.ad�,crsely,affect residential project-in.'this-categr,ry...�
areas
1 8.2 Exposure of residences to high levels of glare "1" . No Significant Environmental Effect
The proposed.project will not have an adverse environmenta I
9.0 LAND USE effect in this category, or any such effect is not substantial)
1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is also
1 9.2 Acceleration of growth rate utilized in cases where the category is not applicable to the
1 9.3 Induces unplanned growth particular project under consideration.
1 9.4 Adverse change in existing or.planned area
characteristics "2" Moderate Environmental,Effect
The proposed pro1ect will have an adverse envi.ronmente I
10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be
1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. However, this effect is not substantial
deficiencies on existing street system enough in itself to require the preparation of an Environmenta I
1 10.2 Cumulative.increase in traffic on a major street for which Impact Report,and is mitigable through project changes an
capacity deficiencies are projected conditions.
1 10.3 Specific traffic hazard to motorists, bicyclists, pedestrians
1 10.4 Routing of non-residential traffic through residential area "3" Significant Adverse Environmental Effect
1 10.5 Insufficient or poorly located parking The environmental effect identified in this categorY
10.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that the
proposed project has a potentially significant adverse effect o
the environment sufficient to require the preparation of aii
Environmental Impact Report.
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