HomeMy WebLinkAboutT-5357 - Conditions of Approval - 10/23/2006 FINAL MAP CFE CKLIST
' TRACT NO. 5357/UGM
utr a
REPORT TO THE PLANNING OF VESTING TENTATIVE TRACT NO. 5357
APPR
March 15, 2006 /&%71 �
FROM: STAFF, Planning Division v` "4*4
DEPARTMENT DIRECTOR
Development Department
SUBJECT: PLANNING COMMISSION NOTIFICATION OF STAFF APPROV�.4L ;OF
R T CONDITIONS OF APPROVAL FOR IIS'!' (
APPROVED BY THE PLANNING
COMMIS I RESOLUTION NO. 12263
In compliance with the Fresno Municipal Code, staff is required to notify the Commission of any revision
to Vesting Tentative Tract No. 5357/UGM. This report represents that notification.
This vesting tentative tract map, originally considered and approved by the Fresno City Planning
Commission on August 3, 2005, provides for a 199-lot single-family residential subdivision on
51 t acres, with outlots for open space purposes.
The revisions for conditions of approval for this tract map were submitted by the Public Works
Department and the Planning Division. The Public Works revisions relate to, and reference, a revised
memorandum regarding Community Facility District provisions, authored by Joe Paff and dated March
14, 2006. The Planning and Development Department has referenced to this memorandum in the body
of the tract map conditions, to clarify its applicability to a range of public improvements pursuant to
adopted City Council policy for new subdivisions.
Staff has determined that the proposed revision of this tract map is consistent with the provisions of the
Fresno Municipal Code for minor revisions to approved tentative maps. In accordance with
Section 12-1005.2(b)(3) of the Municipal Code, the Conditions of Approval for Vesting Tentative Tract
No. 5357/UGM, dated August 3, 2005, have been approved by the Development Department Director
and shall replace the previously approved conditions of approval for this vesting tentative tract map.
The anniversary date of the Planning Commission approval of the original tentative map (August 3, 2005)
is not affected by this approval of the revised map.
Attachments: Vicinity Map
Vesting Tentative Tract Map No. 5357/UGM
Revised Conditions of Approval for Vesting Tentative Tract Map No. 5357/UGM, dated March 15
2006
Public Works memorandum dated March 14, 2006
K:\Idaster Files-Tract Maps\'5300 to 5399 maps\Tract 5357 Shelby Chamberlain(C-04267)\T-5357 Revised PC Report 06-03-01.doc
'';"X��r�.��q� ,�z ,.9u f 2f.:•�a"r '^-6vv..c {4 ,-w�.'pq�''y'
�' L ra. 'rt T y f i r � 5,, ✓�n
v
t fi4 Y v \E ,Sf Y
s
ijm MR
i
iN
i
i
MINE-- ,� dy7p4{t { 'N�,00
� ��
�'L `r � sir,' � lY' '�✓ i "' xrvFKe. r[a _.
'�o fsd�'km r tib. � d+.r•,`3�ubpw C.��l.,,,�'�a;rx'',n �v -v� ooi
,
nM
14 .�i' pLLs.�.�s:,sy,�,, .imt,.,., J�� '�°a
' yy,� d�aY 6-av�,a'�".1" f.,.u�ie..,cry dY r' e +�•�; f f � �.ss.r -^•i����` C" 6 t
R+. j` ^"l� ' y� §C .t^�3§YS'"F9�'�� ` d '^�c3"$�7 tkrsia..�a"r Fs OU
`..' L'
`z �'w s ..� s �' a�w L.+i d5v sy�,sa,-g,.^,. rs-th
�r � � y,nske�er ` y��:
i v�•� t "9 erg F R^
le9`tom P-2-Mr . tr<11� '4�s''^'sr1�!"rua9 �4
•'Gr'.. ,� k:"F}°*rp��� "-i���4e 4 �"�-� T� MUMN ¢y RM
o
mil
4
Eiy+t ,q `+Yq »[ '8�;yaus+W
li
& `p
'..src.,;,. t� ..ra�.v� ��'� "^,,:c::,� ;A '�:�,4t.'.�.+G`.` C���m Vit,"s9. --rfa'^'�+�+�.�—�-w.'�•. ww.,,.u,*ti � l®�v.3
' '-V NO I DION
i•
b
I
a.
LO
oz
Lo
6y a
RsakRSSpaA pqq Q
Z t pt V11011
L0 y WVI ?ra!
i
Ua p= , �Xe ll 119 :< E N j
zg a.A.44rdr4dd9 4.6.4 i d • w • •i g4- M .14r/
IJJ � o
a 3nm3Av S3AYM Hlt1011
1
l
I
y not
Y• ZY - -"a y
N.
1.7
3nN gv11T ,1 C I = I a
8 a
— y i 3n ra
. RS
8 _ q 8
I
i .r 8 tl
1 •
s
All
F
q3D' R g ` .n a' w•` R i
. aiYllSY�p�801A I �"' = I ki
_ 5
9 � •_ I� ie �a � a
a I
n
■ I 1 IN
I
I •`
.i�SK'--_ •o aP_ • 3.w ..Q_ ..6 x •,Q rd. .,s_ •!i• r
a a
T3I1N311 ���
A
i�14F
City of
PUBLIC WORKS DEPARTMENT
DATE: March 14, 2006 REVISED 3/14/2006
TO: SHELBY CHAMBERLAIN, Planner III
Planning and Development Department
FROM: JOE PAFF, Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5357 AND
COMMUNITY FACILITIES DISTRICT
The Conditions of Approval for Vesting Tentative Tract 5357 shall include the following language to
ensure that ongoing perpetual maintenance of the works of improvement described herein are the
sole responsibility of the Subdivider and shall not be the responsibility of the City. As may be
described below, the Subdivider may shift his/her/its responsibility for maintenance of these items
to future owners of the subject parcels of the proposed tentative tract map provided the Subdivider
complies with the provisions described in this memorandum.
1. The Subdivider shall be responsible for ongoing maintenance of the following items:
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public
Works Department within the street easements (including one half of center medians)
and landscape easements along and within W. Bullard and N. Grantland Avenues.
■ Maintenance of all Landscaping, Irrigation systems and Open Space Features as
approved by the Public Works Department along and within Outlot A.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public
Works Department within the street easements (including center medians) and
landscape easements along and within N. Caspian and W. Mesa Avenues.
■ Maintenance of all Sidewalks and Street Furniture as approved by the Public Works
Department within the street easements and landscape easements along and within W.
Bullard and N. Grantland Avenues.
■ Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians
and Street Furniture as approved by the Public Works Department within the boundary
of the tentative map.
■ Maintenance and Operating Costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
■ Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
File:\wp\cfd2\ttmapreview\tt5316
Hereinafter, the above listed items shall be collectively referred to as "above listed
maintenance responsibilities."
2. The Subdivider may elect and the Council may decide to have the above listed maintenance
responsibilities become the responsibility of a Community Facilities District ("CFD`). If the Subdivider elects
to petition the Council to include the above listed maintenance responsibilities in a CFD,the selection of
which CFD (including the creation of a new CFD) shall be the responsibility of the Public Works Director or
his/her designee.
3. If the Subdivider does not elect or the Council does not decide to have the above listed maintenance
responsibilities become the responsibility of a CFD, the Subdivider shall establish a Home Owners
Association to perform the above listed maintenance responsibilities pursuant to a formal agreement with the
City. The agreement with the City described herein, shall among other things, specify level of effort and
frequency, insurance requirements, traffic control, and inspection and be subject to approval by the Director
of Public Works and the City Attorney's Office.
4. Notwithstanding the above, as an alternative to the Subdivider being responsible for the maintenance of
local: streets, curbs, gutters and sidewalks, and this above listed maintenance responsibility only:
The Subdivider shall utilize the following design criteria for the construction of internal streets within the
development:
• The minimum pavement structural section shall be 2.5"of asphalt concrete over 4"of base rock
placed on compacted subgrade per City standards. Additional structural section thicknesses
may be required based on the geotechnical analysis of the sub-soils. The placement and timing
of the AC lifts shall be approved by the Public Works Director. The intent of this requirement is
to provide a 20 year life of the street.
■ The City, at the developers cost, shall have the final streets, curbs, gutters and sidewalks
certified by a registered civil engineer stating that the constructed improvements meet or exceed
the approved structural section design. This will include taking core samples at a frequency and
location determined by the Public Works Director. At the discretion of the Public Works Director,
additional testing shall be performed to determine the remaining useful life of the pavement. In
the event the testing reveals that the remaining useful life of the street is less than 20 years, the
developer shall be required to take the necessary actions to increase the useful life.
■ Developer warrantees the streets,curbs, gutters and sidewalks for a period of three years after
acceptance and secures the warrantee with a performance bond in an amount approved by the
Public Works Director.
• All trees planted shall be certified as planted to City standards and specifications by a registered
landscape architect with written certification submitted to the City's Construction Management
Division.
5. Construction plans for all features to be maintained by a CFD for a final map shall be included in the final
map submission to the Development Department for processing. Landscaping plans shall contain actual
tree and plant counts by species and include the areas (in square feet) of turf, shrubs and trees, and
sidewalks or other paved areas within all landscaped areas. Landscaping plans will include any trees within
public easements in the interior of the tract and all landscaping in any area to be placed in a CFD.
Any change affecting the Items in these conditions requires revision of this letter.
If you have any questions, please call me at 621-8695
R1eAwp\cfd2VttmaprevieMtt5316
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 3,2005
REVISED ACCORDING TO PLANNING COMMISSION APPROVAL ON AUGUST 3,2005
AND ON MARCH 15,2006
VESTING TENTATIVE TRACT MAP NO. 5357/UGM
NORTHEAST CORNER OF NORTH GRANTLAND AND WEST BULLARD AVENUES
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific
conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service
Delivery Plan requirements are included in the following conditions of approval and are designated by the
caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees,
dedications, reservations or exactions for this project are subject to protest by the project
applicant at the time of approval or conditional approval of the development or within 90 days
after the date of the imposition of the fees, dedications, reservations or exactions imposed on the
development project.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5357/UGM entitled Exhibit A, dated
May 26, 2005, the subdivider may prepare a Final Map in accordance with the approved tentative
map.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-
1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required
walls and indicate the proposed width of required landscape easements or strips. Approval of the
grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to
the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for
grading, public sanitary sewer system, public water system, street lighting system, public streets,
and storm drainage, including other technical reports and engineered plans as necessary to
construct the required public improvements and work and applicable processing fees.
4. 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.
15, 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
.4
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 2
condition of development, shall be acquired at the subdivider's cost and shall be dedicated by
separate instrument at the time of Final Map approval. The relocation of existing utilities
necessitated by the required public improvements shall be paid for by the subdivider. The
subdivider is responsible to contact the appropriate utility company for information.
6. 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.
7. 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 and sewer
service, and inspections in accordance with the City of Fresno Master Fee Schedule (City
Resolution No. 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.
8. 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 (FMC) 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.
9. 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.
10. A right-to-farm covenant must be recorded on the project site to give notice to future property
owners of the existing agricultural operations in the surrounding area.
Landscapina. Walls and Other Improvements
11. Pursuant to West Area Community Plan Policy No. W-3-b, the developer/owner shall provide a
20-foot landscape easement (and irrigation system) along the property lines of lots which back-
onto or side-onto North Grantland Avenue.
12. Pursuant to West Area Community Plan Policy No. W-3-c, the developer/owner shall provide a
15-foot landscape easement (and irrigation system) along the property lines of lots which back-
onto or side-onto West Bullard Avenue.
13. Construct a 6-foot to 12400t high solid masonry wall (at finished grade of proposed site) along
North Grantland Avenue, West Bullard Avenue and the easterly and northerly property
boundaries as required pursuant to the acoustical analysis prepared for Tract No. 5357 by Brown-
Buntin Associates, dated March 28, 2005. 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.
14. When the grading plan establishes a top of slope beyond the required landscape easement noted
and the construction of the required wall is to be established coincident with the top of slope then
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 3
the required minimum easement width shall be expanded to include the full landscaped area up
to the wall location.
1'5.; The long term maintenance of the following items are the ultimate responsibility of the
owner/developer. If approved by Council, the following features may be maintained by a
Community Facilities District, as provided by the Public Works Department memorandum dated
March 14, 2006:
• Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including one half of center medians) and landscape
easements along and within W. Bullard and N. Grantland Avenues.
• Maintenance of all Landscaping, Irrigation systems and Open Space Features as approved
by the Public Works Department along and within Outlot A.
• Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including center medians) and landscape
easements along and within N. Caspian and W. Mesa Avenues.
• Maintenance of all Sidewalks and Street Furniture as approved by the Public Works
Department within the street easements and landscape easements along and within W.
Bullard and N. Grantland Avenues.
• Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians and
Street Furniture as approved by the Public Works Department within the boundary of the
tentative map, unless constructed as provided by Public Works Department memorandum
dated March 14. 2006, attached and incorporated herein by reference.
• Maintenance and Operating Costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
• Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
16. Construction plans for all features to be maintained by a CFD for a final map shall be included in
the final map submission to the Development Department for processing. This shall include a
Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall contain
actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and
trees, and sidewalks or other paved areas within all landscaped areas.
17. Proceedings to place the Final Map into a CFD may not commence until the territory has been
annexed into the City of Fresno.
18. Should the owner/developer choose to not be included within a CFD for the maintenance of the
items listed in condition number 15 above, the property owner/developer shall privatize all
common areas, within the tentative map and provide for the maintenance of all of the above items
by the property owners. The developer/subdivider shall execute and record a covenant on each
lot providing notice that the subiect property is subject to annual payment of the Community
Facilities District assessment. The developer/subdivider also has the option of constructing
improvements as provided by Public Works Department memorandum dated March 14, 2006,
incorporated herein by reference.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 4
19. 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 acknowledgments from each purchaser of a lot within the subdivision, attesting
to the purchasers understanding that the lot will have an annual maintenance'assessment and
that he/she is aware of the estimated amount of the assessment, or as provided for by Public
Works Department memorandum dated March 14, 2006.
20. Should the City Council not approve the annexation of any or all of the maintenance items listed
in condition No. 15, above, then the property owner/developer shall create a homeowner's
association for the maintenance of these items and proposed private streets, utilities, and
walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and
the proposed instruments for the homeowners association shall be submitted to the Planning and
Development Department for review two weeks prior to final map approval. Said documents shall
be recorded with the final map or alternatively submit recorded documents or documents for
recording prior to final acceptance of subdivision improvements. Said documents shall include
assignment of responsibility to the homeowners association for landscaping and other provisions
as stated in the Planning and Development Department Guidelines for preparation of CC&Rs
dated January 11, 1985, or as provided for by Public Works Department memorandum dated
March 14, 2006.
21. 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.
22. On Exhibit A dated May 26, 2005, Outlot A shall be used for open space and landscaping
purposes.
Buildin4 Setbacks
23. Building setbacks shall be in accordance with the R-1 zone district as modified and shown on
Exhibit "A" of Conditional Use Permit Application No. C-04-267 (which allows for reduced building
setbacks) dated May 26, 2005, and the provisions of Section 12-211.5-E of the Fresno Municipal
Code, unless otherwise noted in these conditions.
Information
24. Vesting Tentative Tract Map No. 5357/UGM is subject to Planning Commission approval of
related Conditional Use Permit Application No. C-04-267.
�5. The proposed tentative tract map shall be annexed to the City of Fresno concurrent with, or prior
to, final tract map approval, pursuant to all required fees and policies of the Fresno County Local
Agency Formation Commission and the City of Fresno, including any cost incurred to the city of
E esno caused by the detachment of the property from the North Central Fire District.
26. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid
to the Central Unified School District in accordance with the school district's adopted schedule of
fees.
27. Contact the United States Postal Service for the location and type of mailboxes to be installed in
this subdivision.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 5
28. 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.
29. 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.
$0. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
31. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-
3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is
possibly Native American in origin, the Native American Heritage Commission (phone number
(916) 653-4082) shall be immediately contacted, and the California Archaeological
Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall
be contacted to obtain a referral list of recognized archaeologists.
32. 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.
33. If animal fossils are uncovered, the Museum of Paleontology at the University of California,
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.
34. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of
any lot or parcel of land upon which there is an unpaid special assessment levied under any State
or local law, including a division into condominium interest as defined in Section 783 of the Civil
Code, the developer/owner shall file a written application with the City of Fresno Director of Public
Works, requesting apportionment of the unpaid portion of the assessment or pay off such
assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such lot,
parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the assessment in
accordance with applicable law; and
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 6
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d. 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.
35. 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.
36. 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 (see
below-noted conditions).
PARK SERVICE
37. Comply with the memo from the Public Works Department, dated May 26, 2005, for street tree
requirements.
Urban Growth Management Requirements
38. 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 FMC.
FIRE SERVICE
39. This project is within three miles of permanent and temporary City of Fresno Fire Station No. 18.
The temporary Fire Station No. 18 is currently under construction. Occupancy of the homes in
the proposed tract will not be allowed until Fire Station No. 18 is fully manned and operational,
unless the UGM fire service requirements are met through other means listed in the Fresno
Municipal Code.
40. Provide residential hydrants on site and fire flows per Public Works Standards with two sources of
water.
41. Fire hydrants shall be tested and approved and all surface roads shall be installed and made
serviceable prior to and during the time of construction. The 4 '/z inch outlet on the fire hydrant
shall face the access lane.
42. Two means of ingress/egress must be provided. This access must be maintained during all
phases of development.
43. All construction work on this project is subject to interruption if the road system becomes
impassable for fire apparatus due to rain or other obstacles.
Urban Growth Management Requirements
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 7
44. 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 FMC.
SOLID WASTE SERVICE
�. The owners, lessees or other tenants of the residential dwellings on service day, before 6:00
a.m., shall place their solid waste containers at the edge of the curb approximately four feet apart
and shall not block any vehicle accesses in accordance with the City of Fresno's Solid Waste
Management Division Standards.
46. Per Section 9-404 of the FMC, Solid Waste Disposal Regulations, no solid waste container or
residential rubbish shall be allowed to remain at the curb line after 8:00 p.m. on the collection day.
Property owners will receive three containers to be used as follows: one gray container for solid
waste, one green container for green waste, and one blue container for recyclable material.
48. There shall be no parking allowed in any cul-de-sac on the solid waste service day. All lots that
are part of a cul-de-sac shall be clear of all vehicles by 6:00 a.m. These lots are:
• North Sycamore Avenue- Lots 15-19 and 31-34
• North La Ventana Avenue- Lots 44-48
• West Stuart Avenue- Lots 68, 69, 176, 177, Outlot A
• West Mesa Avenue- Lots 89-91, 128, 129, 198, Outlot A
• West Escalon Avenue- Lots 156-161
• North La Paz Avenue- Lots 146-150
49. All streets shall connect to one another or a temporary tumaround shall be provided. Turnaround
shall be large enough to accommodate a solid waste vehicle with a turning radius of 44 feet.
There shall be no parking allowed in the tumaround.
SQ. Lots that front a dead end street shall place their containers on the nearest through street for
service. A covenant is required with the property owners for the following lots to ensure the
containers are placed in the appropriate area for service. Should the developer provide a paved
area, that is acceptable to the Solid Waste Division, to turn around, the following lots_ will no
longer need to relocate their containers for service.
• North Fair Avenue- Lots 162, 163 and 164 shall place their containers along West
Escalon for service
STREETS AND RIGHTS-OF-WAY
51. 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 FMC and the State
Subdivision Map Act.
52. 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
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 8
necessary, dedicate a pedestrian easement to accommodate for the 4-foot minimum
unobstructed path requirement.
6�. All of the required street improvements shall be constructed and/or installed in accordance with
the City of Fresno Standard Specifications (2002 Edition), or as provided by Public Works
Department memorandum dated March 14. 2006, incorporated herein by reference. The
following shall be submitted as a single package to the Public Works Department for review and
approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans; and,
c. Landscape and irrigation plans (median island and street trees within all parkways).
$,4. The subdivider shall underground all existing off-site overhead utilities and proposed utility
systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No. 78-522, 88-229.
55. The subdivider shall construct an underground street lighting system per Public Works Standards
within the limits of the tract. Spacing and design shall conform to Public Works Standards for
arterial, collector and local streets. Height, type, spacing, etc., of standards and luminaries shall
be in accordance with Resolution No. 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.
SO. All dead-end streets created by this subdivision shall be properly barricaded in accordance with
City standards within seven days from the time the streets are surfaced or as directed by the
Engineer.
,5P 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.
Frontage Improvement Requirements:
Exterior Streets:
Bullard Avenue: Collector
58. Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
59. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10' residential pattern.
�. Construct 20' of permanent paving (measured from face of curb) within the limits of this
subdivision.
69. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
Conditions of Approval
Vesting Tentative Tract Map No. 5357AJGM
August 3, 2005 (Revised on March 15, 2006)
Page 9
62. Relinquish direct vehicular access rights to Bullard Avenue from all lots within this subdivision.
Grantland Avenue: Arterial
63. Dedicate 55'- 57' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards.
64. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct
sidewalk to a 10' residential pattern.
6-�. Construct 20' of permanent paving within the limits of this subdivision.
66. Construct an 80' bus bay, curb and gutter at the northeast corner of Bullard and Grantland to
Public Works Standard P-73, complete with a 10' monolithic sidewalk.
�7. 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 Arterial
Streets.
68. Relinquish direct vehicular access rights to Grantland Avenue from all lots within this subdivision.
Interior Streets
69. Design and construct all curb, gutter, sidewalk (on 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 50-foot and 54-foot streets.
Specific Mitigation Requirements:
70. This tract will generate 149 a.m. / 200 p.m. peak hour trips. A Traffic Impact Study (TIS) has
been submitted. Comply with mitigation measures, as described in the response letter from the
Traffic Manager dated May 26, 2005. Pay the Traffic Impact Study Review fee due in the amount
of $576 to the Traffic Engineering Section, if not already paid.
71 Relinquish direct vehicular access rights to:
a. The north property line of Lot 24
b. The south property line of Lot 25
c. The east property line of Lots 1 and 115
d. The west property line of Lot 103
72. The intersection of Grantland and Mesa Avenues shall be limited to right-in and right-out turns.
The applicant, subject to approval by the Public Works Department, may be allowed to have a
left-turn into the subdivision on North Grantland Avenue (no left-turn out of the subdivision would
be allowed).
73. 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.
74. 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
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 10
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 Public Works Department Engineering Division for review and approval.
75., Vacate all underlying streets with this map or by a separate instrument. Comply with all
conditions set forth in the vacation.
76. Kadota Avenue: Identify the proposed center line radii (250' minimum)
77. Torrey Pines Avenue: West side- Dedicate 25'-31' of property for public street purposes.
Construct full off-site improvements. East side- Construct curb, gutter and permanent paving
from Bullard to Gibson Avenue.
78. Construct a 4' paved surface for pedestrian purposes on the east side of Grantland from the
northern limit of this subdivision, north, to Hemdon-Barstow Elementary School. Dedicate a
pedestrian easement, as necessary, for the construction of the 4' walk.
79. Grantland at Herndon-Barstow Elementary School: As a condition of Phase I of this
development, install yellow flashing beacons and a school crosswalk. Provide curb ramps on
both sides of Grantland, adjacent to the crosswalk. The exact location of the crossing shall be
coordinated with the Central Unified School District and is subject to the approval from the City of
Fresno Traffic Engineering Section.
80. The City of Fresno has established a geometric layout and cost estimate for the improvements of
the intersection of Parkway at Hemdon Avenue. The cost is estimated to be $260,000. Based on
the equitable fair share percentage, the impact is 7.2%, which results in the amount of
$18,780.00 mitigation fee. This fee is not eligible for fee credit for reimbursement.
81. Bullard Avenue: Collector non-UGM: Dedicate and construct (2) 17' center section travel lanes
with 250' left-turn lanes, at all major intersections. An additional 6' of paving shall be required
adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional
paving and any other grading or transitions as necessary based on a 45 MPH design speed.
82. Construct a 4' wide median on North La Raa between the southerly limits of the driveway for lot
114 and Bullard Avenue. An additional 4' of right of way shall be required between Calimyrna
and Bullard Avenues.
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
Grantland Avenue: Arterial
83. Dedicate and construct (2) 17' center section travel lanes and a raised concrete Median island
within the limits of this subdivision. Construct a raised concrete median with a 250 left turn
pocket for south bound traffic at Grantland/Bullard. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 11
84. Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast corner
of Grantland/Bullard. 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.
85 Dedicate and construct (2) 17' center section travel lanes from the northern limits of this
subdivision, north to Freeway 99. Dedicate and construct a 250' left turn pocket for northbound
traffic at Grantland/Parkway. 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.
�86a Construct a 150' northbound right turn lane onto State Route 99.
ITT Signalize the intersection of Grantland and Parkway, complete with actuation and signal pre-
emption.
STREET NAMES
88. Make the following changes to the street names:
a. West Escalon Avenue to West Kadota Avenue
b. West Mesa Avenue (fronting lots 80-90 and 188-199) to West Gibson Avenue
c. North La Paz Avenue (btwn Bullard and Mesa) to North Torrey Pines Avenue
SANITARY SEWER SERVICE
#19, The nearest sanitary sewer main capable of serving the project is a 54-inch sanitary main located
in West Bullard Avenue. Sanitary sewer service through the city's sewer system would require
the following prior to connection.
9g! Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to
each lot.
'9p. Separate sewer house branches shall be provided for each lot created.
92. Abandon all existing on-site private sanitary sewer systems in accordance with City standards.
93. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
94. A preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted
to the Department of Public Utilities for review and conceptual approval prior to submittal or
acceptance of the developer's final map and engineered plan and profile improvement drawing
for City review.
95. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted to the
Department of Public Utilities for any proposed additions to the sanitary sewer system.
96. All public sanitary sewer facilities shall be constructed in accordance with city standards,
specifications and policies.
Urban Growth Management Requirements
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 12
97} Payment of appropriate sewer connection charges at the time of Final Map approval subject to
deferral to building permit issuance as appropriate. These payments include the following:
Sewer Lateral Charge; Oversize Sewer Area #19; Trunk Sewer Charge (Grantland); and,
Wastewater Facilities Charge (residential only).
WATER SERVICE
98. The nearest City of Fresno water main capable of serving the project is a 14-inch water main
located in North Bryan Avenue. The following conditions are required to provide water service to
the tract.
9�. Extension of a 14-inch transmission grid water main (including installation of City fire hydrants) in
West Bullard Avenue from North Bryan Avenue west across the project frontage.
,xO,,0. Extension of a 16-inch transmission grid water main (including installation of City fire hydrants) in
North Grantland Avenue between West Bullard Avenue north across the project frontage.
JpI. Water mains (including installation of City fire hydrants) shall be extended within the proposed
tract to provide water service to each lot created.
j,02� Separate water services with meter boxes shall be provided to each lot created.
103. Installation(s) of public fire hydrant(s) are required in accordance with city standards.
104. Seal and abandon existing on-site wells in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by the California Department of Water
Resources and City of Fresno standards.
105. 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.
1%).. All public water facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
1107.)Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the city water system.
108. The following water connection charges and fees shall be paid for the project:
• Wet-ties, water service(s), and meter(s) installations to be performed by the City of Fresno
Water Division
• Frontage charge
• Transmission Grid Main charge
• Transmission Grid Main Bond Dept Service charge
• Service Area #201s
• UGM Water Supply Area #201 s
FRESNO IRRIGATION DISTRICT (FID)
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 13
109. FID's Epstein No. 48 canal traverses the subject property. FID requires the applicant grant an
exclusive pipeline easement to FID and pipe the Epstein No 48 canal across the proposed
development in accordance with FID standards and that the applicant enters into an agreement
with FID for that purpose. The applicant needs to meet with FID to determine the pipeline
alignment and required pipeline diameter.
110. FID requires its easement be shown on the map with proper recording information, and that FID
be made a party to signing the final map.
111. FID requires the applicant 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.
112. FID will require a Common Use of Easements Agreement between FID and the City of Fresno for
all Public Utility and Landscape Easements which overlap FID's easement.
113. FID will require the applicant enter into an Encroachment Agreement with FID for all permanent
improvements placed on or constructed within FID's easement.
114. FID requests the applicant be exempted from any condition that would require the construction of
public facilities or conveyance of deeds or easements within FID's canal easement to any other
party without FID's written consent.
FLOOD CONTROL AND DRAINAGE
-115. The subdivider shall be required to comply with the specific requirements imposed by the Fresno
Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or
modifications to those requirements which may be granted by the FMFCD Board of Directors,
pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in
the District's letter to the Planning and Development Department dated May 25, 2005.
16. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall
be fenced in accordance with City standards within seven days from the time the basin becomes
operational or as directed by the City Engineer. Temporary ponding basins will be created
through a covenant between the City and the Developer prior to Final Map approval.
Maintenance of the temporary ponding basin shall be by the Developer until permanent service
for the entire subdivision is provided.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
117. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley
Air Pollution Control District dated May 16, 2005, for Vesting Tentative Tract Map No. 5357/UGM.
118. The subdivider shall comply with San Joaquin Valley Air Quality Pollution Control District Rules,
including Regulation VIII for the control of particulate matter and fugitive dust during construction
of this project, and the subdivider and successors in interest shall conform to the Indirect Source
Review Rule as may be adopted. These are also mitigation measures established by
Environmental Assessment No. A-03-21/R-03-83 that are applicable to the site and must be
adhered to.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 14
CENTRAL UNIFIED SCHOOL DISTRICT
119. The project is located in the boundaries of the Central Unified School District. At this time, the
schools that serve the project area are Herndon-Barstow (K-6), Rio Vista Middle School (7-8),
Central High School- West Campus (9) and Central High School- East Campus (10-12). If a
school is overcrowded at one or more grade levels, students who would otherwise attend that
school may be transferred to another school.
120. School developer fees shall be paid on all new residential construction within the proposed
subdivision, in accordance with a resolution adopted by the Central Unified School District,
pursuant to Section 65996(b) of the California Government Code and Educational Code Section
17620.
121. Install a permanent school bus pull-out located along the perimeter avenue per the attached
design drawing or other alternative approved by Central Unified School District and the City of
Fresno. The District is willing to work with the developer to determine the location of this
permanent school bus pull out.
PACIFIC GAS AND ELECTRIC (PG&E)
122. PG&E requests that a public utility easement (PUE), ten feet in width, be dedicated contiguous to
all street(s) boundaries located within and along any portion of the development.
123. PG&E owns and operates Gas Transmission Line 118 along and within Grantland Avenue that
will require all street improvement plans to be reviewed by PG&E for possible conflicts prior to
construction.
124. Comply with the attached letter from Pacific Gas and Electric (PG&E), dated May 17, 2005.
CALTRANS
125. Caltrans has reviewed the project and is requesting the payment of fees, in the amount of
$325,800, to mitigate impacts to the Freeway 99 interchanges with Shaw and Herndon Avenues.
Included in this fee are two other projects by the applicant in the project vicinity: Vesting Tentative
Tract Map No. 5247 which was approved by Planning Commission on June 2, 2004 and
Conditional Use Permit Application No. C-04-185 which has not yet been approved. Prior to
issuance of building permits, the project shall pay a state highway facility traffic impact fee
equivalent to the proportional amount of vehicle trips projected to be generated by the
development of 199 single family residential lots which has been determined to be $72.051.00.
Alternatively the fee amount may be paid as determined by the Fresno County Council of
Governments Fresno/Madera Freeway Deficiency Study(ies). Imposition of this condition is
dependent upon the City of Fresno and Caltrans having an executed agreement for the City to
collect and administer this State Highway Facilities Fee.
FRESNO COUNTY DEPARTMENT OF COMMUNITY HEALTH
126. Comply with the attached letter from the County of Fresno Department of Community Health,
dated May 5, 2005.
RIGHT-OF-WAY ACQUISITION
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 15
-127. The developer will be responsible for the acquisition of any necessary right-of-way to construct
any of the required improvements.
128. 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.
129. 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.
130. 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.
131. 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.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
132. The developer of property located within the UGM boundaries shall comply with all sewer, water
and street requirements and pay all applicable UGM fees imposed under the Urban Growth
Management process (with appropriate credit given for the installation of required UGM
improvements) in accordance with the requirements of State Law as related to vesting tentative
tract maps.
133. 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
134. This project is subject to the following fees and charges:
PARKS DEPARTMENT FEE/ RATE
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree City installed tree
C. Street Tree Inspection fee $30.00/tree Developer installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 16
f. Reinspection Fee $29/Hour
FRESNO METROPOLITAN FLOOD CONTROL DIST. FEE / RATE
g. Metropolitan Flood Control District Fee i Contact FMFCD for new fees.
Rates increased as of March 2005
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
i. Oversize Charge* $0.05/sq. ft. (to 100' depth)
j. Trunk Sewer Chargee $419/living unit
Service Area: Grantland
k. Wastewater Facilities Charge.6 $2,119/living unit
WATER CONNECTION CHARGES FEE RATE
I. 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.
M. Frontage Charge* $6.50/lineal foot
n. Transmission Grid Main Charge-6 $643/gross acre (parcels 5 gross acres or
more)
o. Transmission Grid Main Bond Debt Service Charge $243/gross acre (parcels 5 gross acres or
more)
p. UGM Water Supply Fee•
Service Area: 201s $407/living unit
q. Well Head Treatment Feev $0/living unit
Service Area: 201
r. Recharge Feer $0/living unit
Service Area: 201
s. 1994 Bond Debt Service* $0/living unit
Service Area: 201
DEVELOPMENT IMPACT FEE FEE RATE
t. Northeast Fresno Policing Area.. N/A
u. Traffic Signal Charge* $414.69/living unit
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005 (Revised on March 15, 2006)
Page 17
URBAN GROWTH MANAGEMENT FEE RATE
v. UGM Fire Station Capital Fee* $807/gross acre
Service Area: 17
w. UGM Park Fee* $1783/gross acre
Service Area: 4
x. Major Street Charge* $3531/adj. acre
Service Area: E-4
y. Major Street Bridge Charge* $196/adj. acre
Service Area: E-4
z. UGM Grade Separation Fee* N/A
Service Area: E-4-A
aa. UGM Trunk Sewer Charge* N/A
Service Area: Grantland
bb. Street Acquisition/Construction ChargeW NIA
Notes:
A Due at time of development
* Deferrable through Fee Deferral Covenant.
Due at time of subdivision.
KAMaster Flies-Tract Maps\Tract 5357 Shelby Chamberlain(C-04-267)\T-5357-COA.doc
OFFICES OF
1
TO
r
� t �
PHONE(559)233-7161
FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
- -�. FRESNO,CALIFORNIA 937 5-2218
Your Most Valuable Resource-Water
April 25 2005
APR 2 R 1005
Planning Division
Ms. Shelby Chamberlain Development Department
Crry OF FPESNO
City of Fresno
Planning and Development Dept.
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No. 5357, CUP No. C-04-267—FID's Epstein No. 48 Canal
Dear Ms. Chamberlain:
FID's comments and requests are as follows:
1. FID's Epstein No. 48 canal traverses the subject property as shown on the enclosed map.
2. FID requires the applicant grant an exclusive pipeline easement to FID and pipe the
Epstein No. 48Canal across the proposed development in accordance with FID standards,
and that the applicant enters into an agreement with FID for that purpose. The applicant
will need to meet with FID to determine the pipeline alignment and required pipeline
diameter.
3. FID requires 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.
4. FID requires the applicant 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.
5. FID will require a Common Use of Easements Agreement between FID and the City of
Fresno for all Public Utility and Landscape easements which overlap FID's easement.
6. FID will require the applicant enter into an Encroachment Agreement with FID for all
permanent improvements placed on or constructed within FID's easement.
7. FID requests the applicant be exempted from any condition that would require the
construction of public facilities or conveyance of deeds or easements within FID's canal
easement to any other party without FID's written consent.
Agencies\CitffTTM5357 C-04-267
BOARD OF President JACOB ANDRESEN, Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY,EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
Ms. Shelby Chamberlain
April 25, 2005
Page 2of2
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or bjohnson a fresnoimgation.com.
Sincerely,
r
Bret Johnson
Engineering Technician I
Cc: Giannetta Engineering
Grantland Avenue, L.L.C.
Agencies\City\VTTM5357 C-04-267
N
m
L p0 Droge No.368 C�S
D
T
m
N CD
2 C
O r-
r
D
O
D —1
O c m
D
tni
Z-7 D
;0 1°.
CA
4K)
co1
1
GRANTLAND
O I
O I
OD I
O I
i
� I
00
J
i
,
,
,
,
� AII � ,
s 3 FAIR
g s s �yam
r cn •��� _
0
O
0
a �
4 W
®IQQII IQQII
o
m
I �e
BRYAN
w
City of
FRESNO FIRE DEPARTMENT DATE: 5
MEMORANDUM
TO
FROM: SENIOR FIRE PREVENTION INSPECTOR
SUBJECT: C D �< V77—
TRACT NO. S3 ,5 7
MEETING OF (DATE) : �bz "as
Fire Department Comments are as follows:
1 . This project is within miles of Fire Station No.
2. This project is subject to UGM Fire service fees for Fire
Station No. �.
3. Provide (residential ) ydrants and fire flows per
Public Works Standards wi wo sources of water.
4. Access is acceptable as shown.
5. Access is not acceptable:
6. This tract is in the Station 21 UGM Fee area and is required to
be annexed to the Community Facilities District No. 1 .
7 . Other:
2543I/78I
—c"'°' ,���, REPORT TO THE PLANNING COMMISSION
� ► AGENDA ITEM NO. VIII-C
r
COMMISSION MEETING 8/3/05
t� August 3, 2005
I APPROVED BY
FROM: STAFF, Planning Division
Planning and Development Department DEPARTMENT R TOR
SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 535 UGM,
CONDITIONAL USE PERMIT APPLICATION NO. C-04-267 AND ENVIRONMENTAL
FINDING FOR ENVIRONMENTAL ASSESSMENT NO. T-5357/C-04-267
EXECUTIVE SUMMARY
Vesting Tentative Tract Map No. 5357/UGM and Conditional Use Permit Application No. C-04-267, filed
by Grantland Avenue LLC, proposes the development of approximately 51 acres of property located at
the northeast corner of North Grantland and West Bullard Avenues. The subject site is currently zoned
RR (Fresno County-Rural Residential) but was approved for R-1/UGM (Low Density Multiple Family
Residential/Urban Growth Management) zoning pending annexation to the City of Fresno. Vesting
Tentative Tract Map No. 5357/UGM proposes to subdivide the subject property into a 199-lot single
family residential planned development with 1 outlot. Conditional Use Permit Application No. C-04-267 is
a request to develop the subdivision with 1 outlot for open space, increased lot coverage to 50%,
decorative street lights, reduced side yard setback to accommodate fireplace and entertainment center
projections, reduced lot widths and reduced front and rear yard setbacks. This map is supported by staff
and the West Area Community Plan Citizens Advisory Committee. The application would bring the
subject property into conformance with the West Area Community Plan and the 2025 Fresno
General Plan, pursuant to Section 12-403-113-2 of the Fresno Municipal Code.
PROJECT INFORMATION
PROJECT A 199-lot single family residential subdivision to be developed at an
overall density of 3.9 dwelling units per acre. The planned development
will have 1 outlot for open space, increased lot coverage to 50%,
decorative street lights, reduced side yard setback to accommodate
fireplace and entertainment center projections, reduced lot widths and
reduced front and rear yard setbacks.
APPLICANT Grantland Avenue LLC (Engineer: Gary Giannetta)
LOCATION Northeast corner of North Grantland and West Bullard Avenues
(Council District 2, Councilmember Calhoun)
SITE SIZE 51 acres
LAND USE Existing - Vacant
Proposed - Single Family Residential
ZONING Existing - RR (Fresno County-Rural Residential)
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management)
PLAN DESIGNATION The proposed 199-lot single family residential subdivision is consistent
AND CONSISTENCY with the existing 2025 Fresno General Plan and the West Area
Community Plan designation of the site for medium density residential
land use (4.99 to 10.37 units per acre) and the R-1/UGM zone district
ENVIRONMENTAL Finding of Conformity to the 2025 Fresno General Plan Master
FINDING Environmental Impact Report (MEIR No. 10103) dated June 16, 2005
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5357/UGM
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 2
PLAN COMMITTEE The West Area Community Plan Advisory Committee, at its meeting
RECOMMENDATION on May 2, 2005, unanimously recommended approval of the vesting
tentative tract map and conditional use permit applications
STAFF Approve the vesting tentative tract map and conditional use permit
RECOMMENDATION application subject to compliance with the conditions of approval
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
North General Heavy Commercial RR Dante Club
Fresno County-Rural Residential
Medium Low Density Vacant
Residential
South Medium Density R-1/UGM Vacant
Residential Single Family Residential/Urban Growth (Tract 5247 approved for site-
Management now under construction)
East Medium Density RR Vacant
Residential Fresno County-Rural Residential
West Low Density Residential RR Rural Residential
Fresno County-Rural Residential
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. T-5357/C-04-267 considered potential
environmental impacts associated with the subject conditional use permit application and vesting
tentative tract map request. The study indicates that the project, if approved, would conform to the
medium density residential planned land use designation and land use policies of the 2025 Fresno
General Plan and is within the scope of Master Environmental Impact Report No. 10130. Therefore,
staff has issued a finding that the project proposal is in conformance to the 2025 Fresno General Plan
Master Environmental Impact Report (MEIR No. 10130) dated July 14, 2005, which incorporates a
MEIR Mitigation Monitoring Checklist. This environmental finding was properly published with no
comments received within the 20-day review and comment period which ends on August 3, 2005.
BACKGROUND / ANALYSIS
The applicant, Grantland Avenue LLC, has filed Vesting Tentative Tract Map No. 5357/UGM and
Conditional Use Permit Application No. C-04-267 for 50 acres of property located at the southwest
corner of South Fowler and East Church Avenues. The subject site is currently zoned RR (Fresno
County-Rural Residential) but was approved for R-1/UGM (Low Density Multiple Family
Residential/Urban Growth Management) zoning pending annexation to the City of Fresno. Vesting
Tentative Tract Map No. 5357/UGM proposes to subdivide the subject property into a 199-lot single
family residential planned unit development with 1 outlot. Conditional Use Permit Application No. C-04-
267 is a request to develop the subdivision with 1 outlot for open space, increased lot coverage to 50%,
decorative street lights, reduced side yard setback to accommodate fireplace and entertainment center
projections, reduced lot widths and reduced front and rear yard setbacks. According to the land use
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5357/UGM
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 3
consistency table adopted with the 2025 Fresno General Plan (and applied within all community plans),
the existing medium density residential designation allows for 4.99 to 10.37 dwelling units per acre.
Fresno Municipal Code Section 12-403-B allows for a project to be developed at the next lowest planned
density, which in this case would be the medium low density residential planned land use designation.
The medium low density designation allows for 2.19 to 4.98 dwelling units per acre. The proposed
subdivision density is 3.9 dwelling units per acre and is therefore consistent with the 2025 Fresno
General Plan and the West Area Community Plan. Surrounding land uses are characterized by single
family residential uses (under construction) to the south, vacant land to the north and east, and rural
residential to the west.
West Area Community Plan Citizens' Advisory Committee
The West Area Community Plan Citizens' Advisory Committee reviewed the proposed tentative tract
map and conditional use permit applications at its meeting on May 2, 2005, and unanimously
recommended approval of the proposed project.
Circulation Element Plan Policies and Major Street System Traffic Capacity
According to the 2025 Fresno General Plan Transportation Element (Exhibit 7), North Grantland Avenue
is defined as an arterial street and West Bullard Avenue is a collector street. Arterial streets are required
to be developed with two 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
lanes without a median island although in some locations they may have a continuous center left-turn
lane. All 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 Public Works Department
Traffic Division has reviewed the proposed development and has determined that the streets relating to
the site will be able to carry the quantity and kind of traffic generated subject to several improvements.
These improvements include dedicating and constructing transition paving within the limits of the tract;
installing curb, gutter, sidewalk; and construction of an underground street lighting system.
When the City of Fresno Master Environmental Impact Report (MEIR) No. 10130 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, a special traffic study was required. A traffic analysis,
dated June 2004, was prepared by TPG Consulting Inc. for Plan Amendment No. A-03-21, Rezone
Application No. R-03-83 and Vesting Tentative Tract Map Nos. 5247 and 5357 which established the
medium density residential planned land use and R-1/UGM zone district for a large area, approximately
153 acres, located east of North Grantland Avenue and on both sides of West Bullard Avenue. Those
plan amendment and rezone applications included the subject property in addition to the adjacent 122-
acre project site where Tentative Tract No. 5247/UGM, a 415-dwelling unit single family residential
subdivision, is located at the southeast corner of North Grantland and West Bullard Avenues. The traffic
study also analyzed the 3.9 acre commercial center at the northeast corner of North Grantland and West
Barstow Avenues. According to the Institute of Transportation Engineers (ITE) Trip Generation
handbook (6`h Edition), the vehicle trips generated per day for the proposed single family residential
project (1,904 VTD) are approximately one-quarter of the total trips generated by the proposed project in
the traffic study (7,278 VTD). The recommendations of the traffic analysis prepared by TPG Consulting
Inc. have been implemented, at a pro-rata share, for the current project and are incorporated into the
project's conditions of approval. Therefore, staff has determined that the project now proposed has been
sufficiently evaluated and does not require any further traffic mitigation measures.
The Public Works Department staff has concluded that this project will not cause unanticipated impacts
upon the city's transportation system and that project impacts are mitigable through the city's standard
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5357/UGM
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 4
Urban Growth Management (UGM) process and project requirements for developments that abut major
streets. In concert with the other developments that are approved pursuant to the 2025 Fresno General
Plan, the development will be required to install improvements and to pay fees toward development of
the major street system consistent with the Public Facilities Element of the general plan and will be
required to participate in the installation of traffic control measures (e.g., signals, stop lights, etc.)
installed per UGM policies and ongoing traffic studies.
State Department of Transportation (Caltrans)
The Caltrans District 6 staff has submitted the attached comments dated January 26, 2004, May 25,
2004, June 22, 2004, August 19, 2004, September 3, 2004, September 30, 2004, and April 25, 2005,
indicating that the proposed project will have a significant impact the state highway system, particularly
the interchanges at Freeway 99/Herndon and Freeway 99/Shaw. The letters request that fees in the
amount of $325,800 be paid to Caltrans to mitigate these impacts from the current project as well as
Vesting Tentative Tract Map No. 5247, the 415-lot single family residential subdivision at the southeast
corner of North Grantland and West Bullard Avenues which was approved by the Planning Commission
on June 2, 2004, and Conditional Use Permit Application No. C-04-185, a request, which has not yet
been approved, to develop the 3.9 acre commercial center at Barstow and Grantland.
The requested state facility traffic impact fee can not be applied to the previously approved Vesting
Tentative Tract Map No. 5247. Furthermore, the proportionate amount of the fee attributable to the
traffic projected to be generated by the 415 residences to be developed by Tract No. 5247 can not be
assigned to Tentative Tract Map No.5357. Consideration has been given to the request submitted by
Caltrans and a tentative tract map condition has been included that requires Tract Map No. 5357 to pay
its 'proportionate share of the estimated state highway facility impact fee for the development of 199
single family residences. The proposed condition requires that the project pay this fee prior to issuance
of building permit, but only if the City and Caltrans have entered into an agreement to collect this state
highway facilities fee.
City staff notes that potential cumulative traffic impacts of full buildout of the 2025 Fresno General Plan
were analyzed in MEIR No. 10130. Although the City has met its legal obligations for addressing
impacts to the state highway system for purposes of CEQA, the City has not ruled out working with
Caltrans to obtain fees for the state highway system for projects such as this one. A legally permissible
means for collecting impact fees under the Mitigation Fee Act (California Government Code §§ 60000, et
seq.), among other things, would require a capital improvement plan, a nexus/rough proportionality study
that demonstrated a property owner/developer's proportionate share of costs to those capital
improvements, and an accounting system for using funds collected.
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 vehicular capacity. Findings from
this study may allow proportionate traffic impact fees to be implemented by cities and counties in the
study area, upon adoption by the respective jurisdictions.
In addition to a proportionate share study, a mechanism would be needed for the City to collect traffic
impact fees and either hold those funds or deliver them to a separate agency for improvements to
facilities the City does not control or maintain. The City has offered to cooperate with Caltrans in
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5357/UGM
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 5
developing such a mechanism, including using the model used by the City for collecting fees for FMFCD
and/or entering into a Joint Powers Authority or an MOU. Staff representatives of the City of Fresno and
Caltrans continue to conference in order to identify a mutually agreeable strategy to implement a fair and
equitable traffic impact fee for state highway facilities.
Conditional Use Permit Application No. C-04-267
Conditional Use Permit Application No. C-04-267 was filed in conjunction with Vesting Tentative Tract
Map No. 5357/UGM to allow the subdivision to be developed as a planned unit development with 1 outlot
for open space, increased lot coverage to 50%, decorative street lights, reduced side yard setbacks of 3
feet to accommodate fireplace and entertainment center projections, reduced lot widths for a portion of
the lots and reduced front and rear yard setbacks of 15 feet. There will be one access point to Grantland
Avenue and two access points to West Bullard Avenue.
The R-1 zone district requires minimum lot sizes of 6,000 square feet for lots in the subdivision. Lots in
the subdivision will meet or exceed the minimum lot size requirement and lot depth (100 feet)
requirements. However, a small percentage of the lots will not meet the minimum lot width although
none are less than 50 feet. The building setbacks on each lot have been modified to allow for minimum
front and rear yards of 15 feet and side yards of 3 feet to allow for fireplace and built-in entertainment
center projections.
Landscaping/Walls
Given that the proposed subdivision abuts planned arterial and collector streets, the developer will be
required to install 15-foot wide landscaped areas along West Bullard Avenue and 20-foot wide
landscaped areas along North Grantland Avenue. In addition, the applicant will be required to construct
a 6-12 foot solid wall along the property boundaries which will mitigate the adverse effect of noise
generated by trains traveling along Freeway 99, as recommended by the acoustical analysis prepared by
Brown-Buntin and Associates, dated March 28, 2005. These walls will mitigate the adverse effect of
noise generated by traffic traveling on the adjacent streets and freeway
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 the project design
meets the density and zoning ordinance criteria for development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because conditions
of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and considerable
damage to the natural environment, including fish, wildlife or their habitat, because of the urbanized
nature of the area in which the site is located.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5357/UGM
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 6
4. The proposed subdivision design and improvements are not likely to cause serious public health and
safety problems because the conditions of approval have shown and will ensure that the subdivision
conforms with City health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site
because conditions of approval will assure noninterference with any existing or proposed public
easements.
6. The design of the subdivision provides, to the extent feasible, for future passive and natural heating
or cooling opportunities in the subdivision because of the appropriate use and placement of
landscaping plant materials and because of the orientation of the proposed lots.
The subdivision map, subject to the recommended conditions of approval, complies with the design and
property development standards of the Zoning Ordinance and local Subdivision Ordinance. Based upon
the plans and information submitted by the applicant and the recommended conditions of project
approval, staff has determined that these findings can be made.
Conditional Use Permit Findings
Based upon analysis of the conditional use permit application and subject to the applicant's compliance
with all of the conditions of approval noted below, staff concludes that the following required findings of
Section 12-405-A-2 of the Fresno Municipal Code (FMC) can be made.
FINDINGS PER FRESNO MUNICIPAL CODE SECTION 12-405-A-2.
a. All applicable provisions of this Code are complied with and the site of the proposed use is adequate in
size and shape to accommodate said use, and accommodate all yards, spaces, walls and fences, parking,
loading, recycling areas, landscaping, and other required features; and,
rFinding a: The subject site is approximately 51 acres in size and has an adequate amount of space, if
developed in accordance with the project's site plan, to meet all applicable requirements of the
Code and as established in the Special Permit Conditions of Approval dated August 3, 2005,
including yards, spaces, walls and fences, parking, landscaping and other required features.
b. The site for the proposed use relates to streets and highways adequate in width and pavement type to
carry the quantity and kind of traffic generated by the proposed use; and,
Finding b: Staff from the Transportation Planning section of the Public Works Department has estimated
that the proposed development will generate approximately 1,905 daily vehicle trips which can
be accommodated by the adjacent streets. The proposed project will construct the required
improvements necessary for the traffic generated by the project.
L--
c. The proposed use will not be detrimental to the public welfare or injurious to property or improvements in
the area in which the property is located. The third finding shall not apply to uses which are subject to
the provision of Section 12-306-N-30 of this Code.
Finding c: The staff of the Planning and Development Department has determined that the proposed use
will not be detrimental to the public welfare or be injurious to property or improvements in the
area in which the property is located if developed in accordance with the various
conditions/requirements established through the related tentative tract map application review
process as well as the conditional use permit review process.
REPORT TO THE PLANNING COMMISSION
Vesting Tentative Tract Map No. 5357/UGM
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 7
CONDITIONS OF APPROVAL
1. Development shall take place in accordance with Vesting Tentative Tract Map No. T-5357/UGM
Exhibit A, dated May 26, 2005, and the Conditions of Approval for T-5357/UGM dated August 3,
2005.
2. Development shall take place in accordance with Conditional Use Permit Application No. C-04-267
exhibits, dated May 26, 2005, and the Conditions of Approval for C-04-267 dated August 3, 2005.
Action by the Planning Commission regarding the proposed tentative tract map and conditional use
permit applications, 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 Vesting Tentative Tract Map No. 5357/UGM and Conditional Use Permit Application No. C-04-267
are appropriate for the project site. Therefore, staff recommends that the Planning Commission:
1. APPROVE Environmental Assessment No. T-5357/C-04-267 dated July 14, 2005 that the project
proposal conforms to the provisions of the 2025 Fresno General Plan Master Environmental Impact
Report (MEIR No. 10130).
2. APPROVE Vesting Tentative Tract Map No. 5357/UGM subject to compliance with the Conditions of
Approval dated August 3, 2005.
3. APPROVE Conditional Use Permit Application No. C-04-267 subject to compliance with the
Conditions of Approval dated August 3, 2005.
KAMaster Files-Tract Maps\Tract 5357 Shelby Chamberlain(C-04-267)\T-5357-C-04-267 PC Report.doc
Attachments: Vicinity Map
Aerial Photograph of Site
Vesting Tentative Tract Map No. 5357/UGM
Conditional Use Permit Application No. C-04-267 Exhibits A, B-1, B-2, C-1, C-2, D-1, E-1,
F-1, G-1, G-2, H-1, 1-1, 1-2, J-1, J-2, K-1, and K-2 dated May 26, 2005
Conditions of Approval for T-5357/UGM dated August 3, 2005, including Department of
Public Works (5/26/05), Fresno Metropolitan Flood Control District (5/25/05), San
Joaquin Valley Air Pollution Control District (5/16/05), Central Unified School
District Bus Turnout Diagram (9/10/04), PG&E (5/17/05), and Fresno County
Department of Community Health (5/5/05)
Conditions of Approval for Conditional Use Permit Application No. C-04-267 dated
August 3, 2005
Letters from the California Department of Transportation (Caltrans) dated January 26,
2004, May 25, 2004, June 22, 2004, July 9, 2004, August 19, 2004, September 3,
2004, September 30, 2004, and April 25, 2005
Environmental Assessment No. T-5357/C-04-267, Finding of Conformity to the 2025
Fresno General Plan Master Environmental Impact Report (MEIR No. 10130),
dated July 14, 2005
1
ate}` M14 9'6
IgL-,j .$
T. xf�� Jj
EN a
t';`
M itsy
J
MEFML=tl'
s.�$
�^� IA
1
2,14
i ✓!.. 1 111�iy]i.�" - 1
-^ �. 1� �'�,_J xs'v+rar+zpx;xx� ^y,^.+:�'t'cli^^'+^-.w.,� � .. ♦ _- y
i! J da.�"`7I.�a ,(1 I -'t"t,• n' ^."^1fl*k c-o �1. )I`l
-
1
a B
I a
o b
QLO
hN
Y §
O U 2 �/ V
(/7 O 4i8
¢¢oRa
Ell
W gaa oaa Fa�pbbFg p€ p � � 515iY arw3nr o�ni �uuai V
lip
Z =-w"I:denda� :Nri • r o a w -- - __-_ rt Wt • �
LLJ
1 0 -2
n _ t2
31)N3AV NVAUS 'H1801
a Q
J�p
8 ng
TSI I II <=c<^
� A
ry
M
.ojabUAV sd-YL NHIAQp� —Lez"
3NN3AVa
st. o
n • I; N N o
3fIN3AV^
—o6oMfd3'�-MabN
8I I.`I.
�rnv.wi wixoN _
rj P kl
vkatN3�'Q RIBORR • r " 0 ��eblvla3 n cai�6A ,�t, 1
�I
-
Y2
n R .,R r�R n s[I; SII
- n M B- - 7 r�.sll
3
_ _
_
-----------
is
----------flY9T''1ie 1 .y�II�IYII�s
AW1N3U S MOONtl3M a
n� sure—1—
1 v N 3 0 1 5 3 tl l v tl n tl
{py �p
UA w cti ppg p
11 Z-2
- N H • d d n d w - - =1 - - - -
3fw3& eM/111rI1MJ HUM
s-
� a
rx
"�,a,��,Y 7/`w/ •m 'r f� ' < NMdSyl NINOM —I
r7-
of
l-''
tat
R
r, F
EK::,J
l '
« o
in, j .w
-
b ii'lL F i
IF
� +�°?'%j,, - R� W 19 k F k R M Kf •"$ •, ! «Y F1! � ` % R _ I •-J71 I _`a'^•.'•. + )a
L____1J
p II
'--7 r------- - -- ---T — -- ----TF--`F —a7r---- -.ar-- --tK--- ---711r,----- -- II
MGM TRIM w 111MfM1
aro-
FBI
+s—e•
e
0
I
n
D
_____________________
I I
1 1
I 1
1 1
f 1
1 I
1 I
1 1
I I
1 I
I 1
1 1
O
b
+r-r
0
PPL.I� X07 EXHIBITL I_ DATE S Zb O
/ O * ' RSOJE6QG , , DATEFLA _--
(o I�; PI7�FFfC61G .,,•._-�--DATE
'COND.APPROVED.BY —DATE
CITY OF FRESNQ DEVELOPMENT DEPARTMENT;
I
1
i i I
I I
i I
I I
i
I
000 i
I I
I
i
I
i
. I
MOMS
I
A.7'PL. NC('--.2.4-Z6-7 EXHIBIT$'Z DATES 2iv D
,ICJ. ENG. DATE
TP'-.FFIC ENG. DATE
COND APPROVED BY
DATE
Cid OF FRESNO DEVELOPMENT DEPARTMENT
ae•—a•
a
N
O I
,n y-10•
,V
io
I
X
r-------------------------------i Q
I I �iY
I I
I I
1 I
I I
� I
I 1
I I
I � 1
I I
I I
I I
0
I
0
0 1r_r
A?PL. NOL U"{-7�-IEXHIBITC- f DATE S ' o,
PROJ. ENG. DATE
TRAFFIC ENG. DATE
I
FLAN GOND.APPROVED BY
_ ---.._.... ----DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
1
I
I
I
I
O O O
O O O
I
I I
I I
I I I
I I 1
I I I
1 i i
I I I
1 I I
I I 1 p0
I I I p
I
I
I
I I I
I I I
I
A?PL. NCP� EXHIBITC'Z DATES u" 0t;
PROD. ENG. DATE
TRAFFIC ENG. DATE
COND. APPROVED BY
DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
❑ Li
I I
Lillt I
Ii
4 ❑ I I
1 I
I 1
I I
I 1
_ I 1
II
1 1 1
11 I
I I I I
I 1 I I
rr 4
' �5 L:.J
i II
------------
i
II
i
^17-1
ADPL. NC uO
EXHIBIT-Q-( DATE S �`
PROJ. ENG, DATE
TRAFFIC ENG. DATE
COND.APPROVED BY DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
oa
• SR
II
n =_
II F
L I .
I I
•� I I
Q
I I 4
I II
I II
1 ® I I
I ❑ ❑ I 1
I 1
I � Q
I
y
� I
I I I
i I I 1
i I I
OTTO
I r 11
------------
t
__ I
1
1 I
I 1
I i
1
I oPo
I I
I I
ADPL. NS-a-�-Z'(O-iXHIBIT C' 1 DATES-u'-25
I
PROJ. ENG. DATE
TRAFFIC ENG. DATE
I
COND.APPROVED BY
DATE
I
CITY OF FRESNO DEVELOPMENT DEPARTMENT
1
go
I
I
I
I
I
m
a
0
Ste
I
13'-3• I I b._�.
I I
I II
• I i
I •
Q Q
I I I 1 iii
o
r r
rl
i O
r
r
r
r
r
r
i
r
r r
r r
i r tr
I A II
r i II
r • � II
ir C
r 13'-10' I I
_L
I °1
ro
I w 1
t I a
to C N C ® I
4 O� I'• �Ln I q o
�_;• I I O I
v
APPL. NO(V�-�1XHIBIT'E 1 DATES F-k of
PROJ. ENG. DATE
TRAFFIC ENG. DATE
COND. APPROVED BY
DATE ,
CITY OF FRESNO DEVELOPMENT DEPARTMENT
� � N
SES ro
N.-�.
r^ 1
N '
' W
� 1 1
V/ I I 1
� I 1
, 1 1
1 r I
i
I I i
I , 1
r
i
i
r I
' 1
1 1 W
-------------
1 1 O
0
I
1
I I 1
t 1
1 1
--- 1 I
1 1
1
j I 1
W 1 1 1
� 1 I
10•-0' I 1 I
I �•_L. � i i
Ir
• � 1 1
- - o
' •--------------
LEr-> I(D V
1 ,
1 ,
to-0. I
O I i
r
1
N
I
0
(./) C/7
,
-TI I 1
• i'-17'
�J
A.PPL. NO.C- -ZO XHIBIT ' I DATE
PROJ. ENG. DATE
TRAFFIC ENG. DATE
0
COND, APPROVED BY DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
1
1
1 '
1
41
•
T PPL. NCrrA- -�'7EXHIBITG-!Z DATES �0
i
PROD. ENG. DATE
TRAFFIC ENG. DATE
COND. APPROVED BY
DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
1 �
r �
u
co
co
N =Ln
i+
A _
�_--
x
• � ;� 3
j o 0
z
> i .
IN
"
aI
sa—
700
!y
Y
I
W
A?PL NC� �� XHIBIT�� DATES
na(�� [rim PROJ. ENG. DATE
TRAFFIC ENG. DATE
COND. APPROVED BY
DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
S
Ly
GRANV= HOES
1396 rNl hwxkm a1M 101 Mww edlanlo 9371
bow pha 15WW36-0900 tri J
- I I II
I I � I I p ■ 'r •z
(f1 r l I I II O
.� O
O I I I II I
lT1 i /7
I I i b—kp m
m z
7uII II
a' r
I r-r p
11 J
I I N Z -<n
I I G z a DO a
b o o oU
II
I I Y-t0•
ca-e•
z n•_,. I Q
I al m
T I
r , N m --11, bE
O I U It
I I
I _7u
J j N
AI ----------
V1 I
I I n
I r
a•-a I � D I O
I
I 1 N
1 I
a1 I -- I---------- ---
m -- ---
0
0
EXHIBITU�' DA
I
k0J. ENG. N A
tRAFFIC ENG. 'DAT
I 1
I GOND. APPROVE BY
I
A I DATE
CITY OF FRES DEVELOPME T D PART ENT
I I
------------
L---------J
i
v
r�
i•
. }...
U7
N �
(p � � Io'-o• Q
O p D UTI Dl cn s
D -'
r
w ,
CZ
�Jl. ,
Ep
� c
70 u
1 :A
13'-4 1/Z•
i i I I
j j W 1
' D _ ---
3 „ m p
rn z \�� z q 1 c
w
IL
I3
Ir-s 1/4•
I I
--------------------
LI
_ I I
Q I p'-14 1/4• I 12•-o• B•-I 1/2'
1
l' m = ; m O
:
m t
u
i
-------- IT llUlHH
Il
' m
CD
Y
I � � Q •
t T-
I p-n r I O D
I EP --�
Ic-o /�i'PPL. �O. I �^ BI ES" -{J5
I �
PROJ. NG
L_________-
TRAFFIC ENG. DATE
COND. APPROVED BY
DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
1
V C-
Mia-
1 i
t i
r
.
ILI
1
A
� r
C->
� � 4
APPL. NOCy4-uO7EXHIBITS Z DATES- -25-
PROJ. ENG. DATE
TP,AFFIC ENG. DATE
COND. APPROVED BY
DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
1 I m
I I
PORCH
II D
D
1 I
II J
O 1 I w
I I
1 1 1 1 1
U7
t I •� t �
I I M!—o• 1
I I
A a Z z
' � 3
1
I
u
I
,
' m .� m ;
1
I
o I
zr-c• I u ' n
1
�
D ---- -----
rr-^ 'I
pl� =
D
r I
iw
J
W
C
N cT_3•
LnA
r-r
r o O
z
U I u
m j3 m
I
O I -
1
O
7U
r
z a ❑ _� mom.
3 � O
I
I
N 1
A D
m O
W I, II ADPL. NL�.�� '• I XHI i DATE
, I
n'-lo• 'I D D " ' I ATE
GOND. APPROVED BY DATE
CITY OF FRESNO DEVELOPMENT DEPARTMENT
. C
I
-
V
i I
1 � �
I
7
As`PL. N(�--:L7'��O7 EXHIBIT L7-7--DATE
j FPOJ. ENG. DATE
o.o
TRAFFIC ENG. DATE
GOND. APPROVED BY
DATE
CITYCITY OF FRESNO DEVELOPMENT DEPARTMENT j
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 3,2005
REVISED ACCORDING TO PLANNING COMMISSION APPROVAL
VESTING TENTATIVE TRACT MAP No. 5357/UGM
NORTHEAST CORNER OF NORTH GRANTLAND AND WEST BULLARD AVENUES
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno
Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific
conditions are applicable to this vesting tentative map. The Urban Growth Management (UGM) Service
Delivery Plan requirements are included in the following conditions of approval and are designated by the
caption "Urban Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees,
dedications, reservations or exactions for this project are subject to protest by the project
applicant at the time of approval or conditional approval of the development or within 90 days
after the date of the imposition of the fees, dedications, reservations or exactions imposed on the
development project.
GENERAL CONDITIONS
1. Upon conditional approval of Vesting Tentative Tract Map No. 5357/UGM entitled Exhibit A, dated
May 26, 2005, the subdivider may prepare a Final Map in accordance with the approved tentative
map.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval (Reference: Sections 12-1022 and 12-
1023 of the Fresno Municipal Code). Grading plans shall indicate the location of any required
walls and indicate the proposed width of required landscape easements or strips. Approval of the
grading plan is required prior to Final Map approval.
3. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to
the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for
grading, public sanitary sewer system, public water system, street lighting system, public streets,
and storm drainage, including other technical reports and engineered plans as necessary to
construct the required public improvements and work and applicable processing fees.
4. 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.
5. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the
City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a
condition of development, shall be acquired at the subdivider's cost and shall be dedicated by
separate instrument at the time of Final Map approval. The relocation of existing utilities
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 2
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.
6. 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.
7. 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 and sewer
service, and inspections in accordance with the City of Fresno Master Fee Schedule (City
Resolution No. 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.
8. 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 (FMC) 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.
9. 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.
10. A right-to-farm covenant must be recorded on the project site to give notice to future property
owners of the existing agricultural operations in the surrounding area.
Landscaping and Walls
11. Pursuant to West Area Community Plan Policy No. W-3-b, the developer/owner shall provide a
20-foot landscape easement (and irrigation system) along the property lines of lots which back-
onto or side-onto North Grantland Avenue.
12. Pursuant to West Area Community Plan Policy No. W-3-c, the developer/owner shall provide a
15-foot landscape easement (and irrigation system) along the property lines of lots which back-
onto or side-onto West Bullard Avenue.
13. Construct a 6-foot to 12-foot high solid masonry wall (at finished grade of proposed site) along
North Grantland Avenue, West Bullard Avenue and the easterly and northerly property
boundaries as required pursuant to the acoustical analysis prepared for Tract No. 5357 by Brown-
Buntin Associates, dated March 28, 2005. 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.
14. When the grading plan establishes a top of slope beyond the required landscape easement noted
and the construction of the required wall is to be established coincident with the top of slope then
the required minimum easement width shall be expanded to include the full landscaped area up
to the wall location.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 3
15. The long term maintenance of the following items are the ultimate responsibility of the
owner/developer. If approved by Council, the following features may be maintained by a
Community Facilities District:
• Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including one half of center medians) and landscape
easements along and within W. Bullard and N. Grantland Avenues.
• Maintenance of all Landscaping, Irrigation systems and Open Space Features as approved
by the Public Works Department along and within Outlot A.
• Maintenance of all Landscaping and Irrigation systems as approved by the Public Works
Department within the street easements (including center medians) and landscape
easements along and within N. Caspian and W. Mesa Avenues.
• Maintenance of all Sidewalks and Street Furniture as approved by the Public Works
Department within the street easements and landscape easements along and within W.
Bullard and N. Grantland Avenues.
• Maintenance of all interior Local Street Pavement, Curbs, Gutters, Sidewalks, Medians and
Street Furniture as approved by the Public Works Department within the boundary of the
tentative map.
• Maintenance and Operating Costs of all Street Lights as approved by the Public Works
Department within the boundary of the tentative map.
• Maintenance of all Street Trees as approved by the Public Works Department within the
boundary of the tentative map.
16. Construction plans for all features to be maintained by a CFD for a final map shall be included in
the final map submission to the Development Department for processing. This shall include a
Street Tree Location and Street Tree Species (by street) map. Landscaping plans shall contain
actual tree and plant counts by species and include the areas (in square feet) of turf, shrubs and
trees, and sidewalks or other paved areas within all landscaped areas.
17. Proceedings to place the Final Map into a CFD may not commence until the territory has been
annexed into the City of Fresno.
18. Should the owner/developer choose to not be included within a CFD for the maintenance of the
items listed in condition number 15 above, the property owner/developer shall privatize all
common areas, within the tentative map and provide for the maintenance of all of the above items
by the property owners. The developer/subdivider shall execute and record a covenant on each
lot providing notice that the subject property is subiect to annual payment of the Community
Facilities District assessment.
19. 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 acknowledgments from each purchaser of a lot within the subdivision, attesting
to the purchasers understanding that the lot will have an annual maintenance assessment and
that he/she is aware of the estimated amount of the assessment.
Conditions of Approval
Vesting Tentative Tract Map No, 5357/UGM
August 3, 2005
Page 4
20. Should the City Council not approve the annexation of any or all of the maintenance items listed
in condition No. 15, above, then the property owner/developer shall create a homeowner's
association for the maintenance of these items and proposed private streets, utilities, and
walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and
the proposed instruments for the homeowners association shall be submitted to the Planning and
Development Department for review two weeks prior to final map approval. Said documents shall
be recorded with the final map or alternatively submit recorded documents or documents for
recording prior to final acceptance of subdivision improvements. Said documents shall include
assignment of responsibility to the homeowners association for landscaping and other provisions
as stated in the Planning and Development Department Guidelines for preparation of CC&Rs
dated January 11, 1985.
21. 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.
22. On Exhibit A dated May 26, 2005, Outlot A shall be used for open space and landscaping
purposes.
Buildinq Setbacks
23. Building setbacks shall be in accordance with the R-1 zone district as modified and shown on
Exhibit "A" of Conditional Use Permit Application No. C-04-267 (which allows for reduced building
setbacks) dated May 26, 2005, and the provisions of Section 12-211.5-E of the Fresno Municipal
Code, unless otherwise noted in these conditions.
Information
24. Vesting Tentative Tract Map No. 5357/UGM is subject to Planning Commission approval of
related Conditional Use Permit Application No. C-04-267.
25. The proposed tentative tract map shall be annexed to the City of Fresno concurrent with, or prior
to, final tract map approval, pursuant to all required fees and policies of the Fresno County Local
Agency Formation Commission and the City of Fresno, includin4 any cost incurred to the city of
Fresno caused by the detachment of the property from the North Central Fire District.
26. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid
to the Central Unified School District in accordance with the school district's adopted schedule of
fees.
27. Contact the United States Postal Service for the location and type of mailboxes to be installed in
this subdivision.
28. 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.
29. 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
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 5
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.
30. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
31. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-
3111 for the Fresno County Sheriff's Department). If remains or other archaeological material is
possibly Native American in origin, the Native American Heritage Commission (phone number
(916) 653-4082) shall be immediately contacted, and the California Archaeological
Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644-2289) shall
be contacted to obtain a referral list of recognized archaeologists.
32. 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.
33. If animal fossils are uncovered, the Museum of Paleontology at the University of California,
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.
34. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of
any lot or parcel of land upon which there is an unpaid special assessment levied under any State
or local law, including a division into condominium interest as defined in Section 783 of the Civil
Code, the developer/owner shall file a written application with the City of Fresno Director of Public
Works, requesting apportionment of the unpaid portion of the assessment or pay off such
assessment in full.
If the subdivider elects to apportion the assessment, the application shall contain the following
information:
a. A full description of each assessed lot, parcel or interest to be divided and of how such lot,
parcel or interest will be divided;
b. A request that the Engineer apportion the amount remaining unpaid on the assessment in
accordance with applicable law; and
c. Written consent of the owner(s) of each such lot, parcel, or interest to the requested
apportionment.
d. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 6
35. 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.
36. 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 (see
below-noted conditions).
PARK SERVICE
37. Comply with the memo from the Public Works Department, dated May 26, 2005, for street tree
requirements.
Urban Growth Management Requirements
38. 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 FMC.
FIRE SERVICE
39. This project is within three miles of permanent and temporary City of Fresno Fire Station No. 18.
The temporary Fire Station No. 18 is currently under construction. Occupancy of the homes in
the proposed tract will not be allowed until Fire Station No. 18 is fully manned and operational,
unless the UGM fire service requirements are met through other means listed in the Fresno
Municipal Code.
40. Provide residential hydrants on site and fire flows per Public Works Standards with two sources of
water.
41. Fire hydrants shall be tested and approved and all surface roads shall be installed and made
serviceable prior to and during the time of construction. The 4 1/2 inch outlet on the fire hydrant
shall face the access lane.
42. Two means of ingress/egress must be provided. This access must be maintained during all
phases of development.
43. All construction work on this project is subject to interruption if the road system becomes
impassable for fire apparatus due to rain or other obstacles.
Urban Growth Management Requirements
44. 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 FMC.
SOLID WASTE SERVICE
45. The owners, lessees or other tenants of the residential dwellings on service day, before 6:00
a.m., shall place their solid waste containers at the edge of the curb approximately four feet apart
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 7
and shall not block any vehicle accesses in accordance with the City of Fresno's Solid Waste
Management Division Standards.
46. Per Section 9-404 of the FMC, Solid Waste Disposal Regulations, no solid waste container or
residential rubbish shall be allowed to remain at the curb line after 8:00 p.m. on the collection day.
47. Property owners will receive three containers to be used as follows: one gray container for solid
waste, one green container for green waste, and one blue container for recyclable material.
48. There shall be no parking allowed in any cul-de-sac on the solid waste service day. All lots that
are part of a cul-de-sac shall be clear of all vehicles by 6:00 a.m. These lots are:
• North Sycamore Avenue- Lots 15-19 and 31-34
• North La Ventana Avenue- Lots 44-48
• West Stuart Avenue- Lots 68, 69, 176, 177, Outlot A
• West Mesa Avenue- Lots 89-91, 128, 129, 198, Outlot A
• West Escalon Avenue- Lots 156-161
• North La Paz Avenue- Lots 146-150
49. All streets shall connect to one another or a temporary turnaround shall be provided. Turnaround
shall be large enough to accommodate a solid waste vehicle with a turning radius of 44 feet.
There shall be no parking allowed in the turnaround.
50. Lots that front a dead end street shall place their containers on the nearest through street for
service. A covenant is required with the property owners for the following lots to ensure the
containers are placed in the appropriate area for service. Should the developer provide a paved
area, that is acceptable to the Solid Waste Division, to turn around, the following lots will no
longer need to relocate their containers for service.
• North Fair Avenue- Lots 162, 163 and 164 shall place their containers along West
Escalon for service
STREETS AND RIGHTS-OF-WAY
51. 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 FMC and the State
Subdivision Map Act.
52. 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.
53. All of the required street improvements shall be constructed and/or installed in accordance with
the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a
single package to the Public Works Department for review and approval:
a. Signing and striping plans (per current California Department of Transportation
standards);
b. Street Construction Plans; and,
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 8
c. Landscape and irrigation plans (median island and street trees within all parkways).
54. The subdivider shall underground all existing off-site overhead utilities and proposed utility
systems in accordance with FMC Sections 12-1011, 8-801, and Resolution No. 78-522, 88-229.
55. The subdivider shall construct an underground street lighting system per Public Works Standards
within the limits of the tract. Spacing and design shall conform to Public Works Standards for
arterial, collector and local streets. Height, type, spacing, etc., of standards and luminaries shall
be in accordance with Resolution No. 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.
56. All dead-end streets created by this subdivision shall be properly barricaded in accordance with
City standards within seven days from the time the streets are surfaced or as directed by the
Engineer.
57. 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.
Frontage Improvement Requirements:
Exterior Streets:
Bullard Avenue: Collector
58. Dedicate 47'-55' of property, from section line, for public street purposes within the limits of this
subdivision to meet the current City of Fresno Collector Standards.
59. Construct concrete curb, gutter and sidewalk to Public Works Standard P-5. The sidewalk
pattern shall be constructed to a 10' residential pattern.
60. Construct 20' of permanent paving (measured from face of curb) within the limits of this
subdivision.
61. Construct an underground street lighting system to Public Works Standard E-1 within the limits of
this subdivision. Spacing and design shall conform to Public Works Standard E-8 for Collector
Streets.
62. Relinquish direct vehicular access rights to Bullard Avenue from all lots within this subdivision.
Grantland Avenue: Arterial
63. Dedicate 55'- 57' of property, from section line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards.
64. Construct concrete curb and gutter and sidewalk to Public Works Standard P-5. Construct
sidewalk to a 10' residential pattern.
65. Construct 20' of permanent paving within the limits of this subdivision.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 9
66. Construct an 80' bus bay, curb and gutter at the northeast corner of Bullard and Grantland to
Public Works Standard P-73, complete with a 10' monolithic sidewalk.
67. 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 Arterial
Streets.
68. Relinquish direct vehicular access rights to Grantland Avenue from all lots within this subdivision.
Interior Streets
69. Design and construct all curb, gutter, sidewalk (on 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 50-foot and 54-foot streets.
Specific Mitigation Requirements:
70. This tract will generate 149 a.m. / 200 p.m. peak hour trips. A Traffic Impact Study (TIS) has
been submitted. Comply with mitigation measures, as described in the response letter from the
Traffic Manager dated May 26, 2005. Pay the Traffic Impact Study Review fee due in the amount
of $576 to the Traffic Engineering Section, if not already paid.
71. Relinquish direct vehicular access rights to:
a. The north property line of Lot 24
b. The south property line of Lot 25
c. The east property line of Lots 1 and 115
d. The west property line of Lot 103
72. The intersection of Grantland and Mesa Avenues shall be limited to right-in and right-out turns.
The applicant, subject to approval by the Public Works Department, may be allowed to have a
left-turn into the subdivision on North Grantland Avenue (no left-turn out of the subdivision would
be allowed).
73. 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.
74. 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 Public Works Department Engineering Division for review and approval.
75. Vacate all underlying streets with this map or by a separate instrument. Comply with all
conditions set forth in the vacation.
76. Kadota Avenue: Identify the proposed center line radii (250' minimum)
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 10
77. Torrey Pines Avenue: West side- Dedicate 25'-31' of property for public street purposes.
Construct full off-site improvements. East side- Construct curb, gutter and permanent paving
from Bullard to Gibson Avenue.
78. Construct a 4' paved surface for pedestrian purposes on the east side of Grantland from the
northern limit of this subdivision, north, to Herndon-Barstow Elementary School. Dedicate a
pedestrian easement, as necessary, for the construction of the 4' walk.
79. Grantland at Herndon-Barstow Elementary School: As a condition of Phase I of this
development, install yellow flashing beacons and a school crosswalk. Provide curb ramps on
both sides of Grantland, adjacent to the crosswalk. The exact location of the crossing shall be
coordinated with the Central Unified School District and is subject to the approval from the City of
Fresno Traffic Engineering Section.
80. The City of Fresno has established a geometric layout and cost estimate for the improvements of
the intersection of Parkway at Herndon Avenue. The cost is estimated to be $260,000. Based on
the equitable fair share percentage, the impact is 7.2%, which results in the amount of
$18,780.00 mitigation fee. This fee is not eligible for fee credit for reimbursement.
81. Bullard Avenue: Collector non-UGM: Dedicate and construct (2) 17' center section travel lanes
with 250' left-turn lanes, at all major intersections. An additional 6' of paving shall be required
adjacent to the 250' left turn lanes. Dedication shall be sufficient to accommodate additional
paving and any other grading or transitions as necessary based on a 45 MPH design speed.
82. Construct a 4' wide median on North La Paz between the southerly limits of the driveway for lot
114 and Bullard Avenue. An additional 4' of right of way shall be required between Calimyrna
and Bullard Avenues.
UGM Requirements:
This Map is in UGM major street zone E-4; therefore pay all applicable UGM fees.
Grantland Avenue: Arterial
83. Dedicate and construct (2) 17' center section travel lanes and a raised concrete Median island
within the limits of this subdivision. Construct a raised concrete median with a 250' left turn
pocket for south bound traffic at Grantland/Bullard. 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.
84. Install a signal pole with a 150-watt safety light to Public Works Standards at the northeast corner
of Grantland/Bullard. 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.
85. Dedicate and construct (2) 17' center section travel lanes from the northern limits of this
subdivision, north to Freeway 99. Dedicate and construct a 250' left turn pocket for northbound
traffic at Grantland/Parkway. 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.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 11
86. Construct a 150' northbound right turn lane onto State Route 99.
87. Signalize the intersection of Grantland and Parkway, complete with actuation and signal pre-
emption.
STREET NAMES
88. Make the following changes to the street names:
a. West Escalon Avenue to West Kadota Avenue
b. West Mesa Avenue (fronting lots 80-90 and 188-199) to West Gibson Avenue
c. North La Paz Avenue (btwn Bullard and Mesa) to North Torrey Pines Avenue
SANITARY SEWER SERVICE
89. The nearest sanitary sewer main capable of serving the project is a 54-inch sanitary main located
in West Bullard Avenue. Sanitary sewer service through the city's sewer system would require
the following prior to connection.
90. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to
each lot.
91. Separate sewer house branches shall be provided for each lot created.
92. Abandon all existing on-site private sanitary sewer systems in accordance with City standards.
93. Public sewer facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
94. A preliminary sewer design layout shall be prepared by the Developer's Engineer and submitted
to the Department of Public Utilities for review and conceptual approval prior to submittal or
acceptance of the developer's final map and engineered plan and profile improvement drawing
for City review.
95. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted to the
Department of Public Utilities for any proposed additions to the sanitary sewer system.
96. All public sanitary sewer facilities shall be constructed in accordance with city standards,
specifications and policies.
Urban Growth Management Requirements
97. Payment of appropriate sewer connection charges at the time of Final Map approval subject to
deferral to building permit issuance as appropriate. These payments include the following:
Sewer Lateral Charge; Oversize Sewer Area #19; Trunk Sewer Charge (Grantland); and,
Wastewater Facilities Charge (residential only).
WATER SERVICE
98. The nearest City of Fresno water main capable of serving the project is a 14-inch water main
located in North Bryan Avenue. The following conditions are required to provide water service to
the tract.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 12
99. Extension of a 14-inch transmission grid water main (including installation of City fire hydrants) in
West Bullard Avenue from North Bryan Avenue west across the project frontage.
100. Extension of a 16-inch transmission grid water main (including installation of City fire hydrants) in
North Grantland Avenue between West Bullard Avenue north across the project frontage.
101. Water mains (including installation of City fire hydrants) shall be extended within the proposed
tract to provide water service to each lot created.
102. Separate water services with meter boxes shall be provided to each lot created.
103. Installation(s) of public fire hydrant(s) are required in accordance with city standards.
104. Seal and abandon existing on-site wells in compliance with the State of California Well
Standards, Bulletin 74-90 or current revisions issued by the California Department of Water
Resources and City of Fresno standards.
105. 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.
106. All public water facilities shall be constructed in accordance with the Department of Public Works
standards, specifications, and policies.
107. Engineered improvement plans prepared by a Registered Civil Engineer are required for
proposed additions to the city water system.
108. The following water connection charges and fees shall be paid for the project:
• Wet-ties, water service(s), and meter(s) installations to be performed by the City of Fresno
Water Division
• Frontage charge
• Transmission Grid Main charge
• Transmission Grid Main Bond Dept Service charge
• Service Area #201 s
• UGM Water Supply Area #201 s
FRESNO IRRIGATION DISTRICT (FID)
109. FID's Epstein No. 48 canal traverses the subject property. FID requires the applicant grant an
exclusive pipeline easement to FID and pipe the Epstein No 48 canal across the proposed
development in accordance with FID standards and that the applicant enters into an agreement
with FID for that purpose. The applicant needs to meet with FID to determine the pipeline
alignment and required pipeline diameter.
110. FID requires its easement be shown on the map with proper recording information, and that FID
be made a party to signing the final map.
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 13
111. FID requires the applicant 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.
112. FID will require a Common Use of Easements Agreement between FID and the City of Fresno for
all Public Utility and Landscape Easements which overlap FID's easement.
113. FID will require the applicant enter into an Encroachment Agreement with FID for all permanent
improvements placed on or constructed within FID's easement.
114. FID requests the applicant be exempted from any condition that would require the construction of
public facilities or conveyance of deeds or easements within FID's canal easement to any other
party without FID's written consent.
FLOOD CONTROL AND DRAINAGE
115. The subdivider shall be required to comply with the specific requirements imposed by the Fresno
Metropolitan Flood Control District (FMFCD) for the subdivision or any amendments or
modifications to those requirements which may be granted by the FMFCD Board of Directors,
pursuant to Section 13-1307 of the Fresno Municipal Code. These requirements are identified in
the District's letter to the Planning and Development Department dated May 25, 2005.
116. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall
be fenced in accordance with City standards within seven days from the time the basin becomes
operational or as directed by the City Engineer. Temporary ponding basins will be created
through a covenant between the City and the Developer prior to Final Map approval.
Maintenance of the temporary ponding basin shall be by the Developer until permanent service
for the entire subdivision is provided.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
117. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley
Air Pollution Control District dated May 16, 2005, for Vesting Tentative Tract Map No. 5357/UGM.
118. The subdivider shall comply with San Joaquin Valley Air Quality Pollution Control District Rules,
including Regulation VIII for the control of particulate matter and fugitive dust during construction
of this project, and the subdivider and successors in interest shall conform to the Indirect Source
Review Rule as may be adopted. These are also mitigation measures established by
Environmental Assessment No. A-03-21/R-03-83 that are applicable to the site and must be
adhered to.
CENTRAL UNIFIED SCHOOL DISTRICT
119. The project is located in the boundaries of the Central Unified School District. At this time, the
schools that serve the project area are Herndon-Barstow (K-6), Rio Vista Middle School (7-8),
Central High School- West Campus (9) and Central High School- East Campus (10-12). If a
school is overcrowded at one or more grade levels, students who would otherwise attend that
school may be transferred to another school.
120. School developer fees shall be paid on all new residential construction within the proposed
subdivision, in accordance with a resolution adopted by the Central Unified School District,
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 14
pursuant to Section 65996(b) of the California Government Code and Educational Code Section
17620.
121. Install a permanent school bus pull-out located along the perimeter avenue per the attached
design drawing, or other alternative approved by Central Unified School District and the City of
Fresno. The District is willing to work with the developer to determine the location of this
permanent school bus pull out.
PACIFIC GAS AND ELECTRIC (PG&E)
122. PG&E requests that a public utility easement (PUE), ten feet in width, be dedicated contiguous to
all street(s) boundaries located within and along any portion of the development.
123. PG&E owns and operates Gas Transmission Line 118 along and within Grantland Avenue that
will require all street improvement plans to be reviewed by PG&E for possible conflicts prior to
construction.
124. Comply with the attached letter from Pacific Gas and Electric (PG&E), dated May 17, 2005.
CALTRANS
125. Caltrans has reviewed the project and is requesting the payment of fees, in the amount of
$325,800, to mitigate impacts to the Freeway 99 interchanges with Shaw and Herndon Avenues.
Included in this fee are two other projects by the applicant in the project vicinity: Vesting Tentative
Tract Map No. 5247 which was approved by Planning Commission on June 2, 2004 and
Conditional Use Permit Application No. C-04-185 which has not yet been approved. Prior to
issuance of building permits, the project shall pay a state highway facility traffic impact fee
equivalent to the proportional amount of vehicle trips projected to be generated by the
development of 199 single family residential lots, which has been determined to be $72,051.00.
Alternatively the fee amount may be paid as determined by the Fresno County Council of
Governments Fresno/Madera Freeway Deficiency Study(ies). Imposition of this condition is
dependent upon the City of Fresno and Caltrans having an executed agreement for the City to
collect and administer this State Highway Facilities Fee.
FRESNO COUNTY DEPARTMENT OF COMMUNITY HEALTH
126. Comply with the attached letter from the County of Fresno Department of Community Health,
dated May 5, 2005.
RIGHT-OF-WAY ACQUISITION
127. The developer will be responsible for the acquisition of any necessary right-of-way to construct
any of the required improvements.
128. 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.
129. 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
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 15
developer/owner should contact the Real Estate Section of the Public Works Department to
receive procedural guidance in such acquisitions.
130. 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.
131. 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.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
132. The developer of property located within the UGM boundaries shall comply with all sewer, water
and street requirements and pay all applicable UGM fees imposed under the Urban Growth
Management process (with appropriate credit given for the installation of required UGM
improvements) in accordance with the requirements of State Law as related to vesting tentative
tract maps.
133. 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
134. This project is subject to the following fees and charges:
PARKS DEPARTMENT FEE / RATE
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree City installed tree
C. Street Tree Inspection fee $30.00/tree Developer installed tree
d. Maintenance District Plan Review fee $176.00
e. Maintenance District Inspection fee $305.00
f. Reinspection Fee $29/1-lour
FRESNO METROPOLITAN FLOOD CONTROL DIST. FEE / RATE
g. Metropolitan Flood Control District Fee * Contact FMFCD for new fees.
Rates increased as of March 2005
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge* $0.10/sq. ft. (to 100' depth)
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 16
i. Oversize Charge* $0.05/sq. ft. (to 100' depth)
j. Trunk Sewer Charge• $419/living unit
Service Area: Grantland
k. Wastewater Facilities Charge* $2,119/living unit
WATER CONNECTION CHARGES FEE RATE
I. 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.
M. Frontage Charge► $6.50/lineal foot
n. Transmission Grid Main Charge* $643/gross acre (parcels 5 gross acres or
more)
o. Transmission Grid Main Bond Debt Service Charge w► $243/gross acre (parcels 5 gross acres or
more)
p. UGM Water Supply Feer
Service Area: 201s $407/living unit
q. Well Head Treatment Feer $0/living unit
Service Area: 201
r. Recharge Feer $0/living unit
Service Area: 201
s. 1994 Bond Debt Service► $0/living unit
Service Area: 201
DEVELOPMENT IMPACT FEE FEE RATE
t. Northeast Fresno Policing Area* N/A
u. Traffic Signal Charge► $414.69/living unit
URBAN GROWTH MANAGEMENT FEE RATE
v. UGM Fire Station Capital Fees► $807/gross acre
Service Area: 17
w. UGM Park Fees► $1783/gross acre
Service Area: 4
x. Major Street Charge► $3531/adj. acre
Conditions of Approval
Vesting Tentative Tract Map No. 5357/UGM
August 3, 2005
Page 17
Service Area: E-4
y. Major Street Bridge Charge* $196/adj. acre
Service Area: E-4
z. UGM Grade Separation Fee* N/A
Service Area: E-4-A
aa. UGM Trunk Sewer Charge* N/A
Service Area: Grantland
bb. Street Acquisition/Construction Chargee N/A
Notes:
.7. Due at time of development
* Deferrable through Fee Deferral Covenant.
v Due at time of subdivision.
KAMaster Files-Tract Maps\Tract 5357 Shelby Chamberlain(C-04-267)\T-5357-COA.doc
DE P A R T M E N T O F P U B L I C W O R K S
TO: Shelby Chamberlain, Planner III
Planning Division
FROM: Ann Lillie, Senior Engineering Technician (559.621.8690)
DATE: May 26, 2005
SUBJECT: Tentative Subdivision Map T-5357 (Located Southwest corner of East Hamilton and
South Temperance Avenues)
The Department of Public Works has reviewed the Tentative Subdivision Map proposed by Grantland
Avenue, L.L.C., on engineering plans prepared by Gary G. Giannetta, dated March 15, 2005. The
Department of Public Works offers the following comments regarding the Street Tree, Buffer/Parkway
and Median Island Landscape conditions.
GENERAL REQUIREMENTS
STREET TREES REQUIREMENTS
1. The subdivider is required to provide street trees on all public street frontages and the dedication
planting and buffer landscaping easements. Street trees shall be planted at the rate of one tree for
each 60'of street frontage. Tree planting shall be within a 10'Planting and Public Utility Easement.
Street trees shall be planted by the Developer. The subdivider is required to provide automatic drip
irrigation for all street trees. The irrigation system shall comply with FMC 12-306-23. Tree species
to be planted as follows:
STREET NAME STREET TREE SPECIES/COMMON NAME
West Bullard Avenue Pistacia chinensis -Chinese Pistache
North Grantland Avenue Cedrus deodara-Deodar Cedar
*Streets not mentioned shall conform to the planting in the area.
2. 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 street frontage or one tree
per lot whichever is greater.
b. Street trees shall be planted in accordance with the City of Fresno,Department of Public
Works"Standard Specifications."
c. Landscape plans shall indicate street tree planting locations and species. Landscape plans shall
be reviewed and approved by the Department of Public Works, Engineering Services. 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 the
Specifications of the City of Fresno.
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.
ADDITIONAL REQUIREMENTS
Trees planted within the right-of-way shall be planted by the property owner after first obtaining a street
tree planting permit and a street work permit.
Trees planted in the right of way shall be located with the following minimum setbacks:
30'from street corners & stop signs
20'from light poles & other acceptable trees
15'from alleys and power poles
10'from driveways& fire hydrants
8' from sewer lines
6' from concrete improvements,unless otherwise shown on plans
5'from building overhangs
3' from gas, electrical, water lines and adjoining property line
Street trees shall be planted in accordance with City of Fresno, Public Works Specifications.
BUFFER LANDSCAPING&MAINTENANCE REQUIREMENTS
1. The subdivider is required to provide long term maintenance for the landscape in the landscape
easements and rights-of-way. The subdivider may petition for annexation in the Community Facilities
District, or may form a Home Owner's Association.
2. Buffer Maintenance Through Annexation to the Community Facilities District. Landscape and
Irrigation plans are required and shall be submitted to the Department of Public Works for review and
approval prior to a Council approval of the final map. Plans shall be numbered to conform to and be
included in the Department of Public Works street construction plan set for the final map. These fees
are applicable when the subdivider elects to maintain the buffer landscaping by annexing to the city's
Community Facilities District.
1. 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 12-306-23
&24 and 14-121 of the Fresno Municipal Code regarding Water Efficient Landscaping and Buffer
landscaping.
2. Should the proposed landscape buffers and/or parkway strips be located next to an existing buffer
and/or parkway strip,the planting concept shall simulate the adjacent landscape design to present a
more uniform appearance on the street. Variances in the landscape concept will be acceptable,but
the design of the new landscape buffer and/or parkway strip shall strive to mimic the existing as much
as possible.
3. Landscape plans shall indicate grades and show fencing or wall details. All fencing shall be
placed outside the landscape easement. Maximum slopes shall not exceed 4:1 with 1 foot of level
ground between the slope and the back of the side walk 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 Department of Public
Works/Engineering Services 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 water well sites shall be the
responsibility of the City of Fresno Water Division and may not be included in the CFD.
MEDIAN ISLAND LANDSCAPE REQUIREMENTS
1. When median islands front onto the proposed development project, applicants shall be required to
submit plans showing the location and configuration of all median islands fronting the proposed
project for review and evaluation for median island landscaping requirements. Existing utilities,
including,but not limited to city water lines/service points, sanitary sewer, storm drains, electrical
lines,existing landscaping including trees,shrubs,ground cover beds, irrigation facilities,and other
miscellaneous landscape features shall also be clearly defined. If a new median is required by the
Traffic Division, the median island landscaping shall be applied as per FMC section 12-306-N-24.
The Public Works Department requires 2 foot wide colored concrete strips on all proposed median
islands with a 12 inch by 12 inch slate pattern in brick red.
OUTLOTS
1. THE DEPARTMENT OF PUBLIC WORKS will not be responsible for the maintenance of any
outlots if they are not included into the CFD2. If the outlots are to be included into the CFD2, the
Department of Public Works will require approving landscape and irrigation plans prior to inclusion
into the CFD2.
BIKE PATH
1. All proposed Multipurpose Paths shall be constructed in accordance with city requirements and
standards. Cross-sections will be required with street plans for review.
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager GRANTLAND AVENUE LLC
Planning & Development Department 1396 W. HERNDON STE. 101
City of Fresno FRESNO, CA 93711
2600 Fresno Street -
Fresno, CA 93 721
MAP NO. 5357 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " EM " " - " DRAINAGE AREA " EM " $313,549.00
DATE 5-25-D5 DRAINAGE AREA " - it -
TOTAL FEE $313,549.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the Z
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment: y
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.
5357 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1 4-2
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan X Final Map
X Street Plan X Water & Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
X 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.
5357 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAx(559)456-3194 Two sided document
191wr
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 one or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board (State Board), develop and implement a storm water pollution prevention plan,
eliminate non-storm water discharges, conduct routine site inspections, train employees O
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by %4
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.
5357 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
g. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lake Pr ect Engineer: Jamie Miller
District Engineer
C: GARY GIANNETTA ENGINEERING
1119 "S" STREET
FRESNO, CA 93721
s�s5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
1
APN
I #504-080-545 \
I I
i APN
#504-080-55S I \
I
APN I �
#504-080.56S
i 11 �i9.
I I `9i9
N APN �\
APN I #504-080-76 \
#504-080-20 \
APN
#504-0150-24S
e I N
W
> I \\
--------------I \
CIS. W
1
� I
QAPN
Z J #544080-16S
l � Q 1
LL i
(D �\ I
I
W. BULLARb AVE. 36" 36"
Li
�I RACT 524,7
LEGEND
Master Plan Facilities To Be Constructed By Developer-
Pipeline(size Shown)&Inlet.
®-•— Type'E'Inlet-Not Eligible For Fee Credit SCALE 1"=400'
❑-- —— Existing Master Plan Facilities
�-- Future Master Plan Facilities
—————— Inlet Boundary
Direction Of Drainage
TRACT 5357
DRAINAGE AREA: "EM"
EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
MAAYM BY: uu Um soros
K'W�oo010NgS000�B111iAACT815157.CIW PxVmW BY: — DATE:
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
Drainage patterns must be maintained for each of the properties adj acent to this tract to the north and
east(APN 504-080-16, 20,24S,54, 55, 56 and 76). The District recommends Tract 5357 provide a
stub street or another safe means to control and convey major storm water for drainage from the
north and east.
The construction of the storm drainage facilities shown on Exhibit No. 1 associated with Tract 5247
will provide the southerly portions of Tract 5357 with permanent drainage service. Should the storm
drainage facilities identified not be constructed or be in a construction phase not completed for
permanent service availability,the District recommends temporary facilities until permanent service
is available. The construction of the Type"E" inlets as identified on Exhibit No. 1 will provide the
northern portions of Tract 5357 with temporary drainage service. These facilities are not eligible for
fee credit.
Basin "EM" does not currently have sufficient capacity to serve Tract 5357. The Developer can
obtain storage within Basin"EM"by excavating 12,000 cubic yards of material. It is preferred that
this material be removed from the basin site. An excavation permit must be obtained from the
District for any work within the basin.
A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted
including, but not limited to, foundations, roof overhangs, swimming pools, and trees.
Development No. Tract 5357
engr\perm its\exh ibit2\tract\5357(jm)
San Joaquin Valley
Air Pollution Control District
May 16, 2005 Reference No.: C20050271
Shelby Chamberlain L^ `( i_=`i Ah iL�
Planning and Development Department
2600 Fresno Street, Third Floor MAY 17
Fresno, CA 93721-3604
^_ �rtTr2ilt
Subject: T-5357, C-04-267
Dear Ms. Chamberlain,
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin is designated non-attainment for ozone and particulate matter
(PM10 and PM2.5). This project would contribute to the overall decline in air quality due to increased
traffic and ongoing operational emissions. Preliminary analysis indicates that this project alone would not
generate significant air emissions. However, the increase in emissions from this project, and others like
it, cumulatively reduce the air quality in the San Joaquin Valley. A concerted effort should be made to
reduce project-relatedemissions as outlined below:
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. Current District rules can be found at—
http://www.valleyair.org/rules/1 ruleslist.htm.
Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of rules
designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity, including
construction, road construction, bulk materials storage, landfill operations, etc. If a residential project
is 10.0 or more acres in area, a Dust Control Plan must be submitted as specified in Section 6.3.1 of
Rule 8021. If a residential site is 1.0 to less than 10.0 acres, an owner/operator must provide written
notification to the District at least 48 hours prior to his/her intent to begin any earthmoving activities
(see section 6.4.1). A compliance assistance bulletin has been enclosed for the applicant. A
template of the District's Dust Control Plan is available at:
http://www.valleyair.ora/busind/comply/PM 10/forms/DCP-Form%20-%2010-14-2004.pdf
Rule 4002 (National Emission Standards for Hazardous Air Pollutants). In the event that any portion
of an existing building will be renovated, partially demolished or removed, the project will be subject to
District Rule 4002. Prior to any demolition activity, an asbestos survey of existing structures on the
project site may be required to identify the presence of any asbestos containing building material
(ACBM). Any identified ACBM having the potential for disturbance must be removed by a certified
asbestos-contractor in accordance with CAL-OSHA requirements. If you have any questions
concerning asbestos related requirements, please contact Mr. Dwayne England of this office at (559)
230-5973, or contact CAL-OSHA at (559) 454-1295. An Asbestos Requirements Bulletin has been
enclosed for the applicant.
Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants or
other materials. In the event that the project or construction of the project creates a public nuisance,
it could be in violation and be subject to District enforcement action.
Ms. Chamberlain May 16, 2005
7-5357, C-04-267 Page 2
Rule 4103 (Open Burning) regulates the burning of agricultural material. Agricultural material shall
not be burned when the land use is converting from agriculture to nonagricultural purposes. In the
event that the project burned or burns agricultural material, it would be in violation of Rule 4103 and
be subject to District enforcement action.
Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural coatings.
This rule specifies architectural coatings storage, clean up and labeling requirements.
Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations). If
asphalt paving will be used, then paving operations of this project will be subject to Rule 4641. This
rule applies to the manufacture and use of cutback asphalt, slow cure asphalt and emulsified asphalt
for paving and maintenance operations.
Rule 4901 (Wood Burning Fireplaces and Wood Burning Heaters) limits PM10 and PM2.5 emissions
from residential development. Construction plans for residential developments may be affected by
section 5.3, specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1,2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two (2) dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase II Certified wood burning heaters per
acre in any new residential development with a density equal to or greater than three (3) dwelling
units per acre.
5.3.3 No person shall install more than one (1) wood burning fireplace or wood burning heater per
dwelling unit in any new residential development with a density equal to or less than two (2)
dwelling units per acre.
More information about Rule 4901 can be found at our website- www.vallevair.org. For
compliance assistance, please contact Mr. Wayne Clarke, Air Quality Compliance Manager, at
230-5968.
Rule 4902 (Residential Water Heaters) limits emission of NOx from residential developments.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
features that could be incorporated into the design/operation of this project to provide additional
reductions of the overall level of emissions. (Note: Some of the measures may already exist as City
development standards. Any measure selected should be implemented to the fullest extent possible.)
The suggestions listed below should not be considered all-inclusive and remain options that the agency
with the land-use authority should consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Trees should be selected to shade paved
areas that will shade 50% of the area within 15 years. Structural soil should be used under paved
areas to improve tree growth. A brochure has been included for the applicant.
For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/
For Tree Selection see http://www.ufei.or-g
For Urban Forestry see http://www.coolcommunities.orci httr):Hwcufre.ucdavis.edu
http://www.loc.org/bookstore/energv/downloads/siv tree quidelines.pdf
• If transit service is available to the project site, improvements should be made to encourage its use.
If transit service is not currently available, but is planned for the area in the future, easements should
be reserved to provide for future improvements such as bus turnouts, loading areas, route signs and
shade structures. Appropriations made to facilitate public or mass transit will help mitigate trips
generated by the project.
Ms. Chamberlain May 16, 2005
T-5357, C-04-267 Page 3
• As many energy conserving and emission reducing features as possible should be included in the
project. Energy conservation measures include both energy conservation through design and
operational energy conservation. Examples include (but are not limited to):
Increased energy efficiency (above California Title 24 Requirements)
See http://www.energy.ca.gov/title24/.
Energy efficient widows (double pane and/or Low-E)
Use Low and No-VOC coatings and paints. See South Coast's site for No-VOC Coatings at
htti)://www.aqmd.gov/business/brochures/zerovoc.htmi
High-albedo (reflecting) roofing material. See http://eetd.lb1.gov/cooIroof/
Cool Paving. See http://www.harc.edu/harc/Prooects/CoolHouston/, http://eande.Ibl.gov/heatisland/
Radiant heat barrier. See http:Hwww.eere.energy.gov/consumerinfo/refbriefs/bc7.htmI
Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/
Install solar water-heating system(s)
Install photovoltaic cells
Install geothermal heat pump system(s)
Programmable thermostat(s) for all heating and cooling systems
Awnings or other shading mechanism for windows
Porch, patio and walkway overhangs
Ceiling fans, whole house fans
Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See http://www.eere.energy.gov/RE/solar passive.html
- Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom
windows etc. See http://www.advancedbuildings.org
- Electrical outlets around the exterior of the unit(s) to encourage use of electric landscape
maintenance equipment
- Pre-wire the unit(s) with high speed modem connections/DSL and extra phone lines
- Natural gas fireplaces (instead of wood-burning fireplaces or heaters)
- Natural gas lines (if available to this area) and electrical outlets in backyard or patio areas to
encourage the use of gas and/or electric barbecues
- Low or non-polluting incentives items should be provided with each residential unit (such items
could include electric lawn mowers, reel mowers, leaf vacuums, gas or electric barbecues, etc.)
- Exits to adjoining streets should be designed to reduce time to re-enter traffic from the project site
More information can be found at: http://www.ciwmb.ca.gov/GreenBuilding/
http://www.lgc.org, http://www.sustainable.doe.gov/, http://www.consumerenergyicenter.org/index.html
• The applicant should implement measures to reduce the amount of vehicle traffic to and from the
project area that further reduce air pollution in the valley. This could include providing an information
center for residents to coordinate carpooling. Check out the "Spare the Air" section of our website
www.vallevair.org
• The project should include as many clean alternative energy features as possible to promote energy
self-sufficiency. Examples include (but are not limited to): photovoltaic cells, solar thermal electricity
systems, small wind turbines, etc. Rebate and incentive programs are offered for alternative energy
equipment. More information can found at-
http://www.dsireusa.orq/, http://rredc.nrel.gov/, http://www.energy.ca.gov/renewables/
• Construction activity mitigation measures include:
- Limit traffic speeds on unpaved roads to 15 mph
- Install sandbags or other erosion control measures to prevent silt runoff to public roadways from
sites with a slope greater than one percent
- Install wheel washers for all exiting trucks, or wash off all trucks and equipment leaving the site
- Install wind breaks at windward side(s) of construction areas
- Suspend excavation and grading activity when winds exceed 20 mph
- Limit area subject to excavation, grading, and other construction activity at any one time
- Use catalyst equipped diesel construction equipment.
- Minimize idling time (e.g. 10 minute maximum)
- Limit the hours of operation of heavy duty equipment and/or the amount of equipment in use
Ms. Chamberlain May 16,2005
T-5357, C-04-267 Page 4
Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via
a portable generator set)
Curtail construction during periods of high ambient pollutant concentrations; this may include
ceasing of construction activity during the peak-hour of vehicular traffic on adjacent roadways,
and"Spare the Air Days" declared by the District.
Implement activity management (e.g. rescheduling activities to reduce short-term impacts)
During the smog season (May through October), lengthen the construction period to minimize the
number of vehicles and equipment operating at the same time.
Construction equipment should have engines that are Tier II (if available as certified by the Air
Resources Board). Engines built after 1998 are cleaner Tier 11 engines. Tier I and Tier II (2.5
gram) engines have a significantly less PM and NOx emissions compared to uncontrolled
engines. To find engines certified by the Air Resources Board, see
http://www.arb.ca.gov/msprog/offroad/cert/cert.php. This site lists engines by type, then
manufacturer. The "Executive Order" shows what Tier the engine is certified as. For more
information on heavy-duty engines, please contact Mr. Kevin McCaffrey, Air Quality Specialist, at
(559) 230-5831.
- Off road trucks should be equipped with on-road engines when possible.
- Light Duty Cars and Trucks should be alternative fueled or hybrids.
- Minimize obstruction of traffic on adjacent roadways.
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call Mr. Hector R. Guerra, Senior Air Quality Planner at 230-5820, or me at 230-5800
and provide the reference number at the top of this letter.
Sincerely,
Chrystal Meier
Air Quality Specialist
Central Region
Enclosures
c:file
San Joaquin valley
Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
October 2004
Fugitive Dust Control at Construction Sites: New Requirements
Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations apply to activities that
generate fugitive dust. Fugitive dust is emitted into the air by activities that disturb the soil, such as from
earthmoving activities and vehicular/equipment traffic on unpaved surfaces. Windblown dust is also of concern
at construction sites.
The District adopted Regulation VIII in 1993 and its most recent amendments became effective on October 1,
2004. This is a basic summary of the regulation's requirements as they apply to construction sites.
Visible Dust Emissions (VDE) may not exceed 20% opacity during periods when soil is being disturbed by
equipment or by wind at any time. Visible Dust Emissions opacity of 20% means dust that would obstruct an
observer's view of an object by 20%. District inspectors are state certified to evaluate visible emissions. Dust
control may be achieved by applying water before/during earthwork and onto unpaved traffic areas, phasing
work to limit dust, and setting up wind fences to limit wind blown dust.
Soil Stabilization is required at regulated construction sites after normal working hours and on weekends and
holidays. This requirement also applies to inactive construction areas such as phased projects where
disturbed land is left unattended. Applying water to form a visible crust on the soil and restricting vehicle
access are often effective for short-term stabilization of disturbed surface areas. Long-term methods including
applying dust suppressants and establishing vegetative cover.
Carryout and Trackout occur when materials from emptied or loaded vehicles falls onto a paved surface or
shoulder of a public road or when materials adhere to vehicle tires and are deposited onto a paved surface or
shoulder of a public road. Should either occur, the material must be cleaned up at least daily, and immediately
if it extends more than 50 feet from the exit point onto a paved road. The appropriate clean-up methods
require the complete removal and cleanup of mud and dirt from the paved surface and shoulder. Using a
blower device or dry sweeping with any mechanical device other than a PM10-efficient street sweeper is a
violation. Larger construction sites must prevent carryout and trackout from occurring by installing gravel pads,
grizzlies, wheel washers, paved interior roads, or a combination thereof at each exit point from the site..,
Access and Haul Roads that are unpaved, as well as unpaved vehicle and equipment traffic areas at
construction sites must have dust control. Speed limit signs limiting vehicle speed to 15 mph or less at
construction sites must be posted every 500 feet.
Storage Piles and Bulk Materials have handling, storage, and transportation requirements that include
applying water when handling materials, wetting or covering stored materials, and installing wind barriers to
limit VDE. Also, limiting vehicle speeds, loading haul trucks with a freeboard of six inches or greater along
Northern Region Office Central Region Office Southern Region Office
4230 Kiernan Avenue, Suite 130 1990 East Gettysburg Avenue 2700"M" Street,Suite 275
Modesto, CA 95356-9321 Fresno,CA 93726-0244 Bakersfield, CA 93301-2373
(209)557-6400 ♦ FAX(209)557-6475 (559)230-6000 ♦ FAX(559) 230-6062 (661)326-6900 ♦ FAX(661)326-6985
with applying water to the top of the load, and covering the cargo compartments are effective measures for
reducing VDE and carryout from vehicles transporting bulk materials.
Demolition activities require the application of water to the exterior of the buildings and to unpaved surfaces
where materials may fall. Consider all structures slated for demolition as possibly being regulated because of
asbestos, per District Rule 4002 - National Emission Standards for Hazardous Air Pollutants. Contact the
District well, before starting because a 10 working day notice will likely be required before a demolition can
begin.
Dust Control Plans identify the dust sources and describe the dust control measures that will be implemented
before, during, and after any dust generating activity for the duration of the project. Owners or operators are
required to submit plans to the District if, at anytime, the project involves:
• Residential developments of ten or more acres of disturbed surface area.
• Non-residential developments of five or more acres of disturbed surface area.
• Relocating more than 2,500 cubic yards per day of materials on at least three days.
Construction activities may not commence until the District has approved the Dust Control Plan.
Notification by owners or operators of construction projects that are at least one acre in size and where a
Dust Control Plan is not required, must provide written notification to the District at least 48 hours in advance of
any earthmoving activity.
Record Keeping is required to document compliance with the rules and must be kept for each day any dust
control measure is used. The District has developed record forms for water application, street sweeping, and
"permanent" controls such as applying long term dust palliatives, vegetation, ground cover materials, paving, or
other durable materials. Records must be kept for one year after the end of dust generating activities (Title V
sources must keep records for five years).
Exemptions exist for several activities. Those occurring above 3,000 feet in elevation are exempt from all
Regulation VIII requirements and Rule 8021 — Construction, Demolition, Excavation, Extraction, and Other
Earthmoving Activities exempts the following construction and earthmoving activities:
• Blasting activities permitted by California Division of Industrial Safety.
• Maintenance or remodeling of existing buildings provided the addition is less than 50% of the size of the
existing building or less than 10,000 square feet (due to asbestos concerns, contact the District at least
two weeks ahead of time).
• Additions to single family dwellings.
• The disking of weeds and vegetation for fire.prevention on sites smaller than '/2 acre.
• Spreading of daily landfill cover to preserve public health and safety and to comply with California
Integrated Waste Management Board requirements.
Nuisances are prohibited at all times because District Rule 4102 — Nuisance applies to all construction
sources of fugitive dust, whether or not they are exempt from Regulation VIII. It is important to monitor dust-
generating activities and implement appropriate dust control measures to limit the public's exposure to fugitive
dust.
For more information please contact the Compliance Division of the District office nearest to you. Information
on Regulation VIII, where you may obtain copies of record keeping forms, the Dust Control Plan template, and
the Construction Notification form, is available on the District's website at:
www.valleyair.org
• • —I • • • • • -i N T C m m F a Qa
CD '. N — < =rO CD j CD I
) M D a C-) — Cn F Cn N = :3 - CD O ,-. O m 0) �O
0 m 0) CD Q m o O =r m o m =rO E» 3
CD cn a o oa o m r. m m fn 3 P. CD CD 0.
CD C = OOa = N 0) ma O- °° C W N CD o a =rCD
. CSD O o (CD A N p CD m ?I Q N a d V) N Q y 0 'CD w _" dpi. 0)
F m
C' CD N Oi C 7 ? n a _ = O CSD CD 0O CMD wCD ly,
y 3 CD m m CD p N 0) N m m m = d �0) CCD
CD '� CD N N a a = CD � _ - 0 �(Dp a C_
fD m O _ CP a 0) p(D Q0R Q y O m
CD aa LnCD Q_q ` U) C O�7 n1
N .p o N t7 CD CD = x m
a)
0) .. pp d 0 n fD a
=r CD O N K 7 F n CD '
0) F y = m m m m a)
m oa °' o
0) :35 m
91 0
CP 3' a oa
�4
0
b
m p
CL =r C7 N
o n N m c =c a - m 0i Di
° O C7 R
o=a o
r» ,c D� OO) O) CD 'o �
p CD
CD O m
=r ° m a
m
X y-
4,nt d
S = ,-_-. j a o D o - d• N a Cy * -
�; CD CD j �. °° �. CCD °: a '" j °' a p C1
N K m = O f�D K N a n OQ a CD ,N• : n
w � m o. Q CSD O ,umi CD ° '-' O (n a C1 m r.
w O F CD m C n j CD F. � C C
CD Q f. o x m N o ( 2. N CD m F O o 7
= c a m cD o m _ 3Cl) N m
CL m = = m ° � ° a ° ° m r�
m c Out oa 3• — 3 �' a o � 3 m m r
CD c
� _ - = o N - F CD Cl) � CD m -y
a O CD _ O Cy CS
m < F r 3 �
n a - N o
N CD N CDp CD O CD 3
�. CD O
r+ m S N N r=i N QR y _=r CDCCD CDD
CD 3 cr C 0 'D CD m K r. m m r. CD 3 ✓
C fD 0 F C C)4 cr r. p
C C a O 0 a tnto
c ?• < C ) _• 7
CD rp+ CCD CD C<D N ry CD N a ,
r
CD O O N O K w _ `i m �l
f a 7c.
m a N m m I
m, � � )� � m 0 a
y
N z
CD 04 is ri. *.,r
o r? y W
- N mErm = t G
3 a j f m m
."G = m co m a • m
'< N • Oa
m ,Z CD ° _ ° F n3i a
CDD m 0) - CD .C. .0 O a) C N � CL
r=i 00-1
3 C C O N a N CL N
_ -- a 6 m
CD
o = CCD - 3 CD ° < m a r* CD =
'O_+f ° O Co
ch CD 7 CD
CD CD O O O) CD 3 �. °s����
N O = V) r*C CD M CS 0) n N rmi CD
$ 3 a
5, CD CL _ C - N a
�* 3
CD CD X N r
o CD = m CA =r �•-'
IBM ° CD ° <o 0 0i
i.':� N CD = CD CD m ftQ CD
4 t n F 4}
y
� �g5
O
` � C
yy F��••ii c � 117
' rt � ut"i tr �+2 �• � d
QJ O 4J C .�J 4
Lf0 f)0 N .rE✓ Q L -- �� '0., r Y R i0
� S'W �7ra,+
i
co
CL
C O 7 O`
_a y - � y �,� *add: v,f -(SSh a:✓ r,u � � /.^".}, �k��'^w!� �,i�r, �
?, V) N C t x't 4�V 'V j I• s mss, j
P n '
r✓ ONF.r Y c�. tti A�5
Op O N , >, �k n _ ��^^J� C_I ;g D,� ..e:L1.r ,r•ti s `1` E�.;:I
N L t0 i'T�� (U Llt
c m —'' 3 c
�
° c m ° f 1
N 7 C •Y � M >
C mCID
cu Er
7 '11r,ribI 'M do f
�..wa1..G.uI
AM
—y
O O �I;V bio i x
•� O C Vl N N +.rp is 4 c Y+NY w
- C E N
U``0 `p
r k.,sa�.awji�Anf1 ,M1F4••-(•„i�. 4"rfYh+c,(k�" " ' i ocaa
�{ C ._
r� 5
C O N N
O L O
U 0 O W
(U �•
S
w � "Co rrX - a,DrX`�y#S-rv'r"',�1'i,
a,y,�1 I_ t
.I
k'4 i n fi rflt ti
+7PitiN y +�f y�`d�z; jY.SR
N O L C r p
t°p v! _ , f0 j '� ° 4 ' 'L' d y N`. +, �� ' e dli
C F 3i�
v f0 Y� Y j 0
C .L-+ Vl t0 O N L C10~ C LFt" DA� rnVj ��CteCC
a a q 0 Y �s�lri� C f U rk1rX .ars Ar �i
3 L r bU O r✓ ; O ,•!
c
Q (U t/f .`-. y •-' C O O C j lFp.,s'A'S7 .� 3 .�.>�.c x='� i O i'+�'1' •!y'fi�} i.0 At 'Say
O d V! N .r O fs N r.Q N C •0 �'S + Q) {�!
p C V1 0 O O t0+>'ui'Lti t .rr�f
O .• tp Vf L O f0 O. ° O. O d �C 3 7 �irs�� L E
m a a 3 cI ,. 3 °, °,tet�, h ,� 14 v ti °o •r +
,� `,Fsl`''� �y "P +` m' �7'A.a t]D ✓ ti
'—, deur �tF7 w +s�
O N y "' m riL-+ tNf'75 �`��wNt`Sp fi*-$40 N 1 ,R`�"} 'f"# �4 --'.y...II
t7jF (U f0 Oa Vl O U 7 �, y r-' "' a.; t0 O L'OGit.} 1r�Tr:'L�D..,,,ra.rt.�y#•eaF� .»y. i�• ,�+ua:6. R` $ x' °� uxj'f`
(U N ,0- N 7 L y L C L +..i ~ ~ O7 hf t O
C� j t0 ` y C N y '�r� Zn
!\ "' lu
.0 = "' N C y y N EOL (U j
N C 3: V! : O p t0 L V) 3 (U C O
(0 G C t0 O N (U d �+ CO r+ O (U N O Y +� i •Y �{] '� a:c,rjytu{(lk.lari.s. i3 m.4sttli*!YR .�35x -. { ;
CLL U Vl'O.O W fU0 m ` >, OSp 0 c co C (U m Q) (U y CO
t0 UD L C V! N -6 N a .r U_ O N (0 6L L a� t0-aL.i w- �' N O 7 N i +A-+ .n y
ZN O (n V! C 3 0 0 0 • • �, O. U .0 w Z t0 ✓ C
. m
z 10
o z o = _
0 0 � . � 0
CJ 0 °c y
7a C:
_ o
�0 1v
d .0 Q o
im
"- C
osois3gsv a) ami v
VVZO-9ZL£6 VO 'ousaJ=l
'any 6jngsA49E) '3 0661
lauIsiQ JoiluoD
uollnllod 1!v
Aapen u►nbeof ueS
— Ln
ca cz
M O 0) O O O L
O n 0 L - ,O �V U �T :3N CD v
_ O
O O CA
ai c c Q Q o) O O m c o
_N 'a) ca cn E _ c s m co
O O ca i in cn O cC O cC '� C .. O N o N
c= C O 0 16 O i ` +� ` U O CIS = U ¢ to m N O co to
O C cn O ) c) O 3: E = C U = O U h h Q CO c co 00
'IT 20 CD cm
E ca viC l •mm -o �, 0 aSo ca oca o = � m � � oo ovC
a N = O o o o " m N .2 ° =O �, o Ln 21 co oCO
c
im ci a uS N � O .a c� > > Ca c p CO o o� � 'y m
y N 0)L -p 0 C c E .V d O i� CL Q,-) $2 C c� c ai � CD
Q) cA C .. C — O O cC O U i = ca m r Y > O Y
c L Q C) U c a �n 00 0 0 c Q c C C ¢ c Qo, ¢ C m Q C
_ _ _ _ U o U-
_ O c
tu N ° �Liz _ E c °-'v 6 ca _> m o a) a) .� v c`� co co v cn ¢' o O c y o ami `�,°,N o R
cm c U .O •C _ Y E -0 C o m oO c C : c c O O CU rrC m O m — 2 j rn
d O i O C (� cC i 5 �_ O- O C 0 = 0 C Q E CC U-
d C L. O
> > c) E O _ uj
� C O '> c� O .. 'O O O a) o °) Ln cC N C7 M a) U N
O U) N d-C 'O O U O U Q .O •_.. o o N w m o ., 3
d — 0 0 0 �� O O C c O C a O p O 'o N o O 0, T O n cD 3
OC ¢ co 0 0 a S .S c� o -o Q o cn cn Q -o 5 Zn 12 i) Z 1' v N U r 'i? cn ` N �O 3
(1) i >, _0 - U C B
i
° of o0 � co v ai � cn o ° m
° � a) Eo > �, 3 is Via) cU ceC � ro oo m
co a) Ecac o � cn E E °- � � .mac � caca 'c cn -63 � � EE
= �� � Ecco e � o o) � .?' o` 000 .� � '� ° ° oOE � 0
i O) cz U "O i m C 3 c4 C `� c '� a) i 0 Q) i O a)
O U C i O .4: !n "o — +- E cn _ E C a) o -0
� O % O a) O O) �_ O) cC o 0) 0 —* c 0 C 0
.cam c � c3-0 E
=3 _0 EZ5 _° -a = N -� ° ZE ° gy m � � ° cC
'N (C C '� '� 3 O) a) a) O 0 _ C N E o U
N C O a) ° O = N O U c m > O O -0 I c O 0) c� a)
fn O U U O)— _ C N U) (C = C cn N = c U C .0 U C ca (C m
o vi cu vi _a = o ai .t? o m o c °- m w c° j CU = Cj o � c E
.. ° ° o ca c c� c c`� '. o r °- ( h -0 a E m H o w w ° a) o cn �
C - U � U C -0 cC 0 0 -0 E O O
z
a) a: i C cu E � cn a) y E cz c cn C a) n cn cin c E -0 0)� � °
v, Cin .i o O O c 0 O o c .c c c .`°c c " O a) O U
o Q) C
oa
C oC � O
O h U �U U O c- m H E(C Qcn EocO
o �� � cz
UEn
� u) Ecn q) cn 0 U ma) co > Q) ma0 °' ctt a) � ° �
c >ECnzo ` oOcacu vca
cc -a c ) ca) C' mca E E °0 000 o caa
W OC c- OcnQC0a)c5 X O a) OOQ ° cwao � w Imz ° �-o
a)
m c°a £
cn _0
0 0 m mcn
a)
w o m o c .c
mo m _ m -0 m a _o c _o '> m `m
° E `z m -0 0 cn � co c � o o � 0 oE cn
a
— fn a) _ _ _ c +� Cl
a O ° a) C c ° 3 cn c� c E a a) > cn 0
a)� ow >1 I.-c a) a) c� -a'0 = E cE w
oW E o-w ao a o ME � ) c t— > c cz .-
0° °) E z o
Wa c .0c N33 :NEa) cE N . ocn LU cc °' � m m Co 0LO
cn c . COO E oQ N ° °
O) - -Q O ( U �Um
aW
mC .E
MEo 0OO � •m ccum0E U
U U E z � EU� U � oI.- `z0on :n — ) �E � ocn C: co z oo °
Z cn =3 cL �c�
cz O O Ez Q O o cO a O ° cZ E c � O O z c -0
v U _ om O O O m' Q E c ~ W �cQ 0- a) 0-1 Nm a� 00l � �o �� � �
c = = oz z z .om >
a Wo W -0 ct w
W ) W e m E o U Ed Q � U
L.L. w Q CZ
cm0 cn
0 CA 0 cz
a)
c
Z o c ~ -0 cn o c o c o) c o
'J z -c E ° m c ° c � °
-- c Q cZ w W o)-o w -0 - vi 0 = -0 cz m -o () -o c c
o .� o m w c c o a) w o o -o °) -o c > ,o
0cv, °' vi opo O cow a Z � E � o c� � a) o v) o 'c •-
cu o m > W o c a) c U m m 0 it o ° cz i� c 0 w O
Z Q .o G1L c c g m ° ` t w �,5 E c p E
Q) N CL CZ C O w 0 0- (� C 0) ?� C O cn O -o
czw o- ism _ c mEc 3 •om c o .` ` .c
Yw2 ` c 0ca '- C m 0 � °' o m o L
0- s.- LU E 0cn -C c s o c v°', o o � E c� o g c � � ..
0 0 _ c)-0 cn w ov o m o o c 1: 0 cao o f a o o a)
� N � Q c z 5m = °c a� m 'ws o o Ec `o � o owo � � � � �° •'— °'
cz = a) E o o a) >, _� U m IL a) c �0 0 . _ m c
wo -o °) c : .c cE C .°) � _0mmc .o " a) aa)i ~� o ° a) >
n mmz �" Q_om ° 3U cc° i� a � "_ c mn- mcn �° � 02o wma) `�
C vi c .al O c cz a) c cn 'a-� O c O (� c c� cn cz U) U a) c
O C O O .2 Cn O C = cz O O �n C cn '.= C 0 � cn a) �o � o) C O a) O C L U C O
cz 0 t��1 'V w 'V 0) cn 'o U cz O ct O O) O a) o) C 0- — c U in C Y
i �_ N O V 4 Z `) O '� O a) O '� .00 `) N E C 3 O O C E O >
_ O
_ (nnEo0 W ys >, E o �' � c 3w 3 >'� EQ) >, 0CDwcocn a) -o E
5 w � c� 'o L1L C a) O C cz N cz .c
� H .c cz U U 9 E E Q °' ZQo Q cz .2 E Qo H cz _0 m
J� s.s�NDE-lA1OSLAPE Al�if(rrP�
dr(COLLICM) GIrY S/A DMG P-3 AND P Y:
xr•Nwrt�ay
� n�rx cnwC�rF a
suaww
1®VPS AT!I«'J ON
mm fROb10E•r
NEW AND XASG11 AC
OF SM
• r' yy
wmav F amllpAW GUMM P01
h N+
CrrY SrQ DIK.
�, u}
rip
DPolf Comm
4r
COA MW aW MiD`nX WtK WN J'
IAADSYSIAE PER d1Y M ONC P-3 AAD P-Y
/Z.
e TIKK COACx'E!E NIECEY MMER--/--
WM AA.NMM 3 RESM AT Mr ON
CENME PROWIE r AK am
BETKI P-R ENAR AND SL 32WIVE OF
VVIV off=nwx r. 1NIillilOUMO?S"E S.WX
SCHOOL BUS TURNOUT BLAIR,CHURCH&FLYNN SCALE:
FOR CONSULTING ENGINEERS NO SCALE
COLLECTOR AND LOCAL STREET TEL. (559)?91-550' FAX.(559)29t-2945
DR. BY: DATE SHEET
P.G. 9-10-04 1 of 1
Drawing: P:\204-0366\Dwg-Site\Dwg\Turnout.dwg; Layout? (2)
Paciric Gas and
Electric Company®
Corporate Real Estate 650"0"Street, Bag 23
South Valley Land Services Fresno, CA 93760.0001
May 17, 2005
Development Department r `z((s� =� ;�
Engineering Services Division
Land Division Section
2600 Fresno Street, Room 3043 14A 18 2005
Fresno, CA. 93721-3604 ;
, i Attn: Mr. ShelbyChamberlain CE'v4sioNnleryD-v1l
U� art
Dear Mr. Shelby Chamberlain, VIC
We have reviewed Tentative Tract Map No. 5357.
PG&E requests that a Public Utility .Easement (PUE), ten feet (10') in width, be
dedicated contiguous to all street(s) boundaries located within and along any portion
of said Tract Map boundaries fronting any street(s) lying outside of said Tract Map.
PG&E also requests that a PUE be incorporated within all private roads.
PG&E may further require an easement from the property owner(s) over the newly created
PUE's. The exact size and locations of the PUE's together with the need for an
easement will be finalized on the final map review.
PG&E's owns and operates Gas Transmission Line 118 along and within
Grantland Avenue that will require all street improvement plans to be reviewed
by PG&E for possible conflicts prior to construction"
Existing gas or electric facility relocations necessitated by new street improvements
(which are required as conditions of a development's final acceptance by the City of
Fresno) will be at the expense of the developer.
Thank you for the opportunity to review the plans of this Tentative Tract Map. If you
have any questions, please contact me at 263-5167.
Sincerely
le Patten
Land Agent
coU�
County of Fresno
Department of Community Health
Cg Giang Nguyen, Interim Director
Q�
1836p
ARES
May 5, 2005 r J �- j"� 999999999
L00010464
—" -_ PE 2602
Shelby Chamberlain MAI 12 ZOOr'
City of Fresno
Development Department Pla-lin nth
2600 Fresno Street Javela;�n.`�`�```'- ``'r-':`' en
Fresno, CA 93721
Dear Ms. Chamberlain:
PROJECT NUMBER: T-5357/C-04-267
PROJECT DESCRIPTION AND LOCATION: 198-lot single-family residential planned
development subdivision on 50.8 acres of R-1/UGM zoned property located on the north side of
West Bullard Avenue between North Grantland Avenue and Highway 99.
LIST THE SPECIFIC ADVERSE IMPACTS IN YOUR AREA OF EXPERTISE WHICH MAY
RESULT FROM APPROVAL OF THE PROPOSED PROJECT.
PLEASE LIST SPECIFIC MITIGATION MEASURES THAT YOU WOULD RECOMMEND AS
CONDITIONS OF PROJECT APPROVAL TO REDUCE ANY SIGNIFICANT ADVERSE
IMPACTS.
[ ] AN ENVIRONMENTAL IMPACT REPORT: The project has the potential to result in
significant adverse environmental impacts.
[X] A NEGATIVE DECLARATION: The project may have adverse impacts but impacts can
be mitigated without further study or are not serious enough to warrant an Environmental
Impact Report.
[ ] NEITHER OF THE ABOVE INSUFFICIENT INFORMATION TO DRAW ANY
CONCLUSIONS: The following additional information should be provided:
• Construction permits for the 198-lot residential subdivision should be subject to assurance of
sewer capacity of the Regional Wastewater Treatment Facility. Concurrence should be
obtained from the California Regional Water Quality Control Board (RWQCB). For more
information, contact staff at (559)445-5116.
• Construction permits for the 198-lot residential subdivision should be subject to assurance
that the City of Fresno community water system has the capacity and quality to serve this
project. Concurrence should be obtained from the State Department of Health Services,
Division of Drinking Water and Environmental Management (DDWEM). For more
information call (559) 447-3300.
• The Fresno County Department of Community Health is concerned that abandoned water
1221 Fulton Mall/P.O. Box 11867/Fresno, California 93775/(559)445-3357/FAX(559)445-3379
Equal Employment Opportunity•Affirmative Action•Disabled Employer
Shelby Chamberlain
T-5357/C-04-267
May 5, 2005
Page 2
wells are not being properly destroyed, particularly with respect to new development
projects. As city boundaries expand, community services are provided to areas originally
served only by individual domestic and agricultural wells. Improper abandonment of such
wells presents a significant risk of contaminating the city's community water supply. For this
reason, when development occurs, it is extremely important to ensure the safe and proper
destruction of all abandoned water wells.
Prior to destruction of any existing agricultural well(s), a sample of the upper most fluid in the
well column should be sampled for lubricating oil. The presence of oil staining around the
well may indicate the use of lubricating oil to maintain the well pump. Should lubricating oil
be found in the well, the oil should be removed from the well prior to placement of fill
material for destruction. The "oily water" removed from the well must be handled in
accordance with federal, state and local government requirements. Transportation of these
materials on public roadways may require special permits and licensure.
The Department of Community Health is available to provide consultation in cooperation
with your city in order to encourage the proper destruction of wells and safeguard our water
quality. City staff may contact Ed Yamamoto, Environmental Health Specialist, Water
Surveillance Program, at (559) 445-3357 for more information.
• Appropriate measures should be incorporated into the project to minimize potentially
significant short-term localized noise impacts to noise sensitive receivers caused by the
operation of construction equipment. Construction specifications for the project should
require that all construction equipment be maintained according to the manufacturers'
specifications, and that noise generating construction equipment be equipped with mufflers.
In addition, consideration should be given to limiting noise-generating construction activities
to daytime hours as specified in your municipal code.
• The conditions as described in the "Conclusions" section on page seven (7) of the
Acoustical Analysis should be accepted as mitigation measures for the project. Without
these measures the proposed noise sensitive receivers will be subjected to a level of noise
in excess of the City of Fresno Noise Element standards.
REVIEWED BY:
Kathleen oyer, Environmental Health Specialist III
(559) 445-3357
kb
cc: Ed Yamamoto, Environmental Health Division
T-5357 Granville
Vis``
CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
AUGUST 3, 2005
CONDITIONAL USE PERMIT APPLICATION NO. C-04-267
PART A- PROJECT INFORMATION
Assessor Parcel No. 504-080-18, 504-080-63 Portion thereof & 504-080-64
Street Location North west corner of North Grantland and West Bullard Avenues
Zoning R-1/UGM
Project Description A 119-lot single family residential planned unit development on approximately
51 acres of property to be developed at an overall density of 3.9 dwelling units
per acre. The planned development is requesting to develop the subdivision
will 1 outlot for open space, increased lot coverage to 50%, decorative street
lights, reduced side yard setback to accommodate fireplace and entertainment
center projections, reduced lot widths and reduced front and rear yard
setbacks.
PART B - GENERAL CONDITIONS AND REQUIREMENTS
The Fresno City Planning Commission, on August 3, 2005, will consider the special permit application
subject to the enclosed list of conditions and Exhibits A, B-1, B-2, C-1, C-2, D-1, E-1, G-1, G-2, H-1, I-
1, 1-2, J-1, J-2, K-1 and G-2 dated May 26, 2005, and Tentative Tract Map No. 5357/UGM, Exhibit A,
dated May 26, 2005.
IMPORTANT: PLEASE READ CAREFULLY
Please note that this project may be subject to a variety of discretionary conditions of
approval. These include conditions based on adopted City plans and policies, those
determined through site plan review and environmental assessment essential to mitigate
adverse effects on the environment including the health, safety, and welfare of the community,
and recommended conditions for development that are not essential to health, safety, and
welfare, but would on the whole enhance the project and its relationship to the neighborhood
and environment.
Discretionary conditions of approval are listed in the last section of this list of conditions under the
heading "Part F - Miscellaneous" and may be appealed. All code requirements, however, are
mandatory and may only be modified by variance, provided the findings pursuant to Fresno Municipal
Code Section 12-405.A can be made.
Approval of this special permit shall be considered null and void in the event of failure by the applicant
and/or the authorized representative, architect, engineer, or designer to disclose and delineate all
facts and information relating to the subject property and the proposed development including, but not
limited to, the following:
Conditions of Approval
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 2
1. All existing and proposed improvements including but not limited to buildings and structures,
signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on
the subject property and all of the preceding which are located on adjoining property and may
encroach on the subject property;
2. All public and private easements, rights-of-way and any actual or potential prescriptive
easements or uses of the subject property;
3. Existing and proposed grade differentials between the subject property and adjoining
property zoned or planned for residential use.
Approval of this special permit may become null and void in the event that development is not
completed in accordance with all the conditions and requirements imposed on this special
permit, the Zoning Ordinance, and all Public Works Standards and Specifications. The
Development Department shall not assume responsibility for any deletions or omissions
resulting from the special permit review process or for additions or alterations to construction
plan not specifically submitted and reviewed and approved pursuant to this special permit or
subsequent amendments or revisions.
No uses of land, buildings, or structures other than those specifically approved pursuant to this site
plan shall be permitted. (Include this note on the site plan.)
Transfer all red line notes, etc., shown on all original conditional use permit exhibits (Exhibits A, B-1,
B-2, C-1, C-2, D-1, E-1, G-1, G-2, H-1, 1-1, 1-2, J-1, J-2, K-1 and G-2 dated May 26, 2005, and
Tentative Tract Map No. 5357/UGM Exhibit A, dated May 26, 2005) to the final site plan.
CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED
IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS.
To complete.the backcheck process for building permit relative to planning and zoning issues, submit
eight copies of this corrected, final site plan, together with six copies of the elevations, landscape, and
irrigation plans, and any required covenants and/or studies or analyses to the Planning Division, for
final review and approval, ten days before applying for building permits.
Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the
Planning Division must be substituted for unstamped copies of same in each of the four sets of
construction plans submitted for plan check prior to issuance of building permits. The final approved
site plan must also include all corrections identified in the plan check process.
Be advised that on-site inspections will not be authorized unless the final stamped approved site plan,
elevations, landscape, and irrigation plans are included in the plan check file copy.
Please call for an appointment for final sign-off for building permits following your receipt and
substitution of the four copies of the stamped, corrected, approved exhibits in the plan check
sets. Call Shelby Chamberlain at 559/621-8042.
Conditions of Approval
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 3
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees,
dedication, reservations or exactions for this project are subject to protest by the project applicant at
the time of approval or conditional approval of the development or within 90 days after the date of the
imposition of the fees, dedications, reservation or exactions imposed on the development project.
This notice does not apply to those fees, dedications, reservations or exactions which were previously
imposed and duly noticed; or, where no notice was previously required under the provisions of
Government Code Section 66020(d)(1) in effect before January 1, 1997.
PART C - PUBLIC IMPROVEMENT REQUIREMENTS
The following requirements are based on city records and the accuracy of the existing and proposed
on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to
omission or misrepresentation of information, for which this review process is dependent, will be
imposed whenever such conditions are disclosed.
Questions relative to dedications, street improvements or off-street parking geometrics may be
directed to Louise Monroe at 559/621-8678 and questions relative to utility connection charges and
Urban Growth Management fees may be directed to Frank Saburit at 559/621-8077 of the Planning
and Development Department, Building and Safety Services Division, Land Division and Engineering
Section.
1. OFF-STREET PARKING FACILITIES AND GEOMETRICS
a. Off-Street (on-site) parking facilities and geometrics shall conform to the City of Fresno,
Public Works Department, Parking Manual, Standard Specifications and requirements.
b. The applicant shall provide access and directional signs (e.g. "Entrance," "Exit," "Right
Turn Only," "One Way," handicap signs, etc.) as determined by the City Traffic Engineer
and as noted on Exhibit A dated May 26, 2005.
PART D - PLANNING/ZONING REQUIREMENTS
PLANNING
1. Development is subject to the following plans and policies:
- West Area Community Plan
- Medium Density Residential Land Use
- R-1/UGM (Single Family Residential), zone district (FMC Section 12-211)
- Planned Development Section of the Fresno Municipal Code (Section 12-306-N-21)
ZONING
2. Development is in accordance with the existing R-1/UGM zoning.
Conditions of Approval
Conditional Use Permit Application No. C-04-267
August 3, 2005
Page 4
POPULATION DENSITY (Residential Projects)
3. The proposed density is approximately 3.9 dwelling units per acre, which is within the allowable
range of the medium density residential planned land use as provided by Fresno Municipal
Code Section 12-403-B-2.b(1).
LOT AREA
4. Each lot shall have a minimum area as shown on Exhibit A, dated May 26, 2005.
BUILDING HEIGHT
5. The maximum allowable building height is 35 feet. The proposal is within the required height.
EXCEPTIONS: Overheight structures may be approved by the City Planning Commission.
However, no roof structure or any space above the height limit shall be
allowed for the purpose of providing additional living or floor space. Submit
a letter together with the filing fee to the Secretary of the Planning
Commission requesting approval.
BUILDING SETBACK, OPEN SPACES AND LANDSCAPING
6. All front, rear and side yard setbacks shall be in compliance with the setbacks shown on Exhibit
A, dated May 26, 2005. Reduced front and rear yard setbacks of 15 feet and street side yard
setbacks of 5 feet, and interior lot side setback reduction from 5' to 3' to provide for fireplace
and entertainment center projections are permitted for all houses shown on Exhibits A, B-1, B-
2, C-1, C-2, D-1, E71, G-1, G-2, H-1, 1-1, 1-2, J-1, J-2, K-1 and G-2, dated May 26, 2005.
7. The lot coverage may be increased to 50% for those structures shown on Exhibits A, B-1, B-2,
C-1, C-2, D-1, E-1, G-1, G-2, H-1, 1-1, 1-2, J-1, J-2, K-1 and G-2 , dated May 26, 2005.
8. Provide the following minimum landscaped areas:
a. 20 feet along North Grantland Avenue
b. 15 feet along West Bullard Avenue
C. Outlot A as shown on Exhibit A, dated May 26, 2005
No structures of any kind may be installed or maintained within the above landscaped areas.
No exposed utility boxes, transformers, meters, piping (excepting the backflow prevention
device) etc., are allowed to be located in the landscape areas or setbacks or on the street
frontages of the buildings. All transformers, etc. shall be shown on the site plan. The backflow
device shall be screened by landscaping or such other means as may be approved.
9. Trees shall be maintained in good health. However, trees may not be trimmed or pruned to
reduce the natural height or overall crown of the tree, except as necessary for the health of the
tree and public safety; or as may otherwise be approved by the Planning and Development
Department. (Put this note on the site and landscape plans.)
10. There shall be two trees planted in the front yard of every lot.
Conditions of Approval
Conditional Use Permit Application No. C-04-330
May 4, 2005
Page 5
FENCES, HEDGES, AND WALLS
11. Walls and gates shall be in compliance with Exhibit A, dated May 26, 2005 and Tentative Tract
Map No. 5357/UGM Exhibit A, dated May 26, 2005 and as indicated per Conditions of Approval
for Vesting Tentative Tract Map No. 5357/UGM, dated August 3, 2005.
12. Temporary fences to secure projects under construction are allowed. Any temporary fence
shall be adequately secured and constructed to prevent overturning due to wind, vandalism
and/or casual contact by the general public. The construction shall be performed in such a
manner as to minimize any potential safety hazard which may occur as a result of improper
fence installation or damage to the fence.
ACCESS
13. Vehicular and pedestrian access shall be provided as indicated per Conditions of Approval for
Vesting Tentative Tract Map No. 5357/UGM, dated August 3, 2005.
COVENANTS AND AGREEMENTS
14. The covenants, conditions, and restrictions for the owner's association shall comply with
Section 12-1026 of the Fresno Municipal Code.
OUTDOOR ADVERTISING
15. Signs, other than directional signs, if applicable, are not approved for installation as part of this
special permit. Submit for separate Sign Review. Contact Public Services for information at
559/621-8277. (include this note on the site plan.)
BUILDING ELEVATIONS
16. All houses in the subject planned development shall be in compliance with elevations and plans
shown in Exhibits A, B-1, B-2, C-1, C-2, D-1, E-1, G-1, G-2, H-1, 1-1, 1-2, J-1, J-2, K-1 and G-2,
dated May 26, 2005.
PART E - CITY AND OTHER SERVICES
FIRE PROTECTION REQUIREMENTS
1. Comply with requirements noted in Vesting Tentative Tract Map No. 5357/UGM Conditions of
Approval dated August 3, 2005.
FLOOD CONTROL REQUIREMENTS
2. Comply with requirements noted in Vesting Tentative Tract Map No. 5357/UGM Conditions of
Approval dated August 3, 2005.
Conditions of Approval
Conditional Use Permit Application No. C-04-330
May 4, 2005
Page 6
SOLID WASTE
3. Comply with requirements noted in Vesting Tentative Tract Map No. 5357/UGM Conditions of
Approval dated August 3, 2005.
SCHOOL FEES
4. School fees must be paid prior to issuance of building permits. (Contact Central Unified School
District for further details.). Provide proof of payment (or no fee required) prior to issuance of
building permits.
STREET TREE REQUIREMENTS
5. Comply with requirements noted in Vesting Tentative Tract Map No. 5357/UGM Conditions of
Approval dated August 3, 2005.
SAN JOAQUIN VALLEY AIR POLLUTION CONTROL DISTRICT
6. Comply with requirements noted in Vesting Tentative Tract Map No. 5357/UGM Conditions of
Approval dated August 3, 2005.
PART F - MISCELLANEOUS
Approval of this site plan is contingent upon the submittal of corrected site plans showing all
existing/proposed on-site conditions as reflected on all exhibits and the following:
1. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
2. If there are suspected human remains, the Fresno County Coroner shall be immediately
contacted. If the remains or other archaeological material is possibly Native American in origin,
the Native American Heritage Commission (Phone: 916/653-4082) shall be immediately
contacted, and the California Archaeological Inventory/Southern San Joaquin Valley
Information Center (Phone: 805/644-2289) shall be contacted to obtain a referral list of
recognized archaeologists. An archaeological assessment shall be conducted for the project,
the site shall be formally recorded, and recommendations made to the City as to any further
site investigation or site avoidance/preservation.
3. If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be
contacted to obtain a referral list of recognized paleontologists. An assessment shall be
conducted by a paleontologist and, if the paleontologist determines the material to be
significant, it shall be preserved.
All discretionary conditions of approval will ultimately be deemed mandatory unless appealed
in writing to the Planning and Development Department Director within 15 days.
KAMaster Files-Tract Maps\Tract 5357/UGM Shelby Chamberlain (C-04-267)\C-04-267-COA.doc
210.413
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager GRANTLAND AVENUE LLC C
Planning & Development Department 1396 W. HERNDON STE. 101
City of Fresno FRESNO, CA 93711 Ma
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 2004-267 PRELIMINARY FEE(S) (See below)
DRAINAGE AREA(S) " EM - DRAINAGE AREA EM $313,549.00
DATE -Z - 0S DRAINAGE AREA " - -
TOTAL FEE $313,549.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The O
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CEQA/NEPA impact
of the project mitigation requirements.
The proposed development shall pay drainage fees pursuant to the Drainage Fee Ordinance
prior to approval of the final map at the rates in effect at the time of such approval. The fee
indicated above is based on the tentative map. Contact the FMFCD project engineer prior to
approval of the final map for the fee.
Considerations which may affect the fee obligation(s) or the timing or form of fee payment:
a) Fees related to undeveloped or phased portions of the project may be deferrable.
b) Fees may be calculated based on the actual percentage of runoff if different than that
typical for the zone district under which the development is being undertaken and if
permanent provisions are made to assure that the site remains in that configuration.
c) Master Plan storm drainage facilities may be constructed, or required to be
constructed in lieu of paying fees.
d) The actual cost incurred in constructing Master Plan drainage system facilities is
credited against the drainage fee obligation.
2004-267 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 2 of 4
e) When the actual costs incurred in constructing Master Plan facilities exceeds the
drainage fee obligation, reimbursement will be made for the excess costs from
future fees collected by the District from other development.
Approval of this development shall be conditioned upon compliance with these District
Requirements.
1. a. Drainage from the site shall be directed to
X b. Grading and drainage patterns shall be as identified on Exhibit No. 1
C. The grading and drainage patterns shown on the site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
2. The proposed development shall construct and/or dedicate Storm Drainage and Flood Control
Master Plan facilities located within the development or necessitated by any off-site
improvements required by the approving agency:
X Developer shall construct facilities as shown on Exhibit No. 1 as "Master Plan
Facilities to be constructed by Developer".
None required.
3. The following final improvement plans shall be submitted to the District for review prior to
final development approval:
X Grading Plan X Storm Drain Plan Final Map
X Street Plan X Water& Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
X b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
C. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Temporary service is available through
X 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.
2004-267 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing one 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 Ma
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 Q
in permit compliance, and complete an annual certification of compliance.
b. State General Permit for Storm Water Discharges Associated with Industrial Activities,
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by IN
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.
2003-267 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 4 of 4
C. The proposed development is encouraged to select and implement storm water quality
controls recommended in the Fresno-Clovis Storm Water Quality Management
Construction and Post-Construction Guidelines (available at the District Office) to
meet the requirements of the State General Permits, eliminate the potential for non-
storm water to enter the municipal storm drain system, and where possible minimize
contact with materials which may contaminate storm water runoff.
7. A requirement of the District may be appealed by filing a written notice of appeal with the
Secretary of the District within ten days of the date of this Notice of Requirements.
8. The District reserves the right to modify, reduce or add to these requirements, or revise fees, as
necessary to accommodate changes made in the proposed development by the developer or
requirements made by other agencies.
9. X See Exhibit No. 2 for additional comments, recommendations and requirements.
Gerald E. Lakeman, Projec ngineer. Jamie Miller
District Engineer
C: GARY GIANNETTA ENGINEERING
1119 "S" STREET
FRESNO, CA 93721
2004-267 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
i
APN
I #504-080-54S \
APN ,
#504-080-55S I \
I
APN I �
#504-080.56S
N APN �\
APN I #504-080-76
#504-080-20
APN
#504-08'5-24S
I �
N Z
W
> I \�
<--------------
Uj
i > I
r_J Q
I
Z AA
J I�t��� I �' APN
#504-080-165
Z
LL 1
CD
MW. BULLARd, AVE. 36. 36" 41
LJ
TRACT 5247
toI IF
LEGEND
♦_ Master Plan Facilities To Be Constructed By Developer-
Pipeline(size Shown)&Inlet.
Q--- Type'E'Inlet-Not Eligible For Fee Credit SCALE V=400'
o——— Existing Master Plan Facilities
�-- Future Master Plan Facilities
—————— Inlet Boundary
Direction Of Drainage
CUP 2004-267
DRAINAGE AREA: "EM"
� EXHIBIT N0. 1
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
DRAM BY: YY DATE SMNS
�67.EYq REVISED BY: - DATE -
y
OTHER REQUIREMENTS
EXHIBIT NO. 2
The cost of construction of Master Plan facilities, excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
Drainage patterns must be maintained for each of the properties adjacent to this tract to the north and
east (APN 504-080-16, 20, 24S, 54, 55, 56 and 76). The District recommends CUP 2004-267
provide a stub street or another safe means to control and convey major storm water for drainage
from the north and east.
The construction of the storm drainage facilities shown on Exhibit No. 1 associated with Tract 5247
will provide the southerly portions of CUP 2004-267 with permanent drainage service. Should the
storm drainage facilities identified not be constructed or be in a construction phase not completed for
permanent service availability,the District recommends temporary facilities until permanent service
is available. The construction of the Type"E" inlets as identified on Exhibit No. 1 will provide the
northern portions of CUP 2004-267 with temporary drainage service. These facilities are not eligible
for fee credit.
Basin"EM" does not currently have sufficient capacity to serve CUP 2004-267. The Developer can
obtain storage within Basin"EM"by excavating 12,000 cubic yards of material. It is preferred that
this material be removed from the basin site. An excavation permit must be obtained from the
District for any work within the basin.
A minimum fifteen-foot (15') wide storm drain easement will be required whenever storm drain
facilities are located on private property. No encroachments into the easement will be permitted
including, but not limited to, foundations, roof overhangs, swimming pools, and trees.
Development No. CUP 2004-267
engr\perm its\exh ibit2\city-cupi2004\2004-2670m)
4�/ ♦ � . „%+ r' OFFICES OF
y r„ /P• 1 -r
M`�� SATJ01 NtstI ►. �,
1
�! PHONE(559)233-7161;_. :•:.'—-- FAX(559)233-8227
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725�-2218
Your Most Valuable Resource-Water lb—)L 'n VIE
April 25, 2005 U V��
APR 2 R 2005
Planning Division
Ms. Shelby Chamberlain Development Department
City of Fresno
C'ry OF F^ESNO
Planning and Development Dept.
2600 Fresno Street, Room 3043
Fresno, CA 93721-3604
RE: VTTM No. 5357, CUP No. C-04-267—FID's Epstein No. 48 Canal
Dear Ms. Chamberlain:
FID's comments and requests are as follows:
1. FID's Epstein No. 48 canal traverses the subject property as shown on the enclosed map.
2. FID requires the applicant grant an exclusive pipeline easement to FID and pipe the
Epstein No. 48Canal across the proposed development in accordance with FID standards,
and that the applicant enters into an agreement with FID for that purpose. The applicant
will need to meet with FID to determine the pipeline alignment and required pipeline
diameter.
3. FID requires 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.
4. FID requires the applicant submit a grading and drainage plan for FID approval which
shows that the proposed development will riot endanger the structural integrity of the
pipeline, or result in drainage patterns that will adversely affect FID or the applicant.
5. FID will require a Common Use of Easements Agreement between FID and the City of
Fresno for all Public Utility and Landscape easements which overlap FID's easement.
6. FID will require the applicant enter into an Encroachment Agreement with FID for all
permanent improvements placed on or constructed within FID's easement.
7. FID requests the applicant be exempted from any condition that would require the
construction of public facilities or conveyance of deeds or easements within FID's canal
easement to any other party without FID's written consent.
Agencies\City\VTTM5357 C-04-267
BOARD OF President JACOB ANDRESEN. Vice-President JEFFERY G. BOSWELL
DIRECTORS JEFF NEELY.EDDIE NIEDERFRANK,STEVEN G.BALLS, General Manager GARY SERRATO
Ms. Shelby Chamberlain
April 25, 2005
Page 2 of 2
Thank you for submitting this for our review. Please feel free to contact me with any questions
or concerns at 233-7161 extension 317 or biohnson(a;fresnoirric�ation.com.
Sincerely,
Bret Johnson
Engineering Technician I
Cc: Giannetta Engineering
Grantland Avenue, L.L.C.
Agencies\City\VTTM5357 C-04-267
1TE OFC 1FORNIA—BUSLNESS,TFLANSPORTATION AND HOUSING AGENCYg Nnr n aru�v aR SFr r�rrFu r
EPARTMENT OF TRANSPORTATION
52 WEST OLIVE AVENUE s
0.BOX 12616
tESNO,CA 93778-2616
40NE (559)445-6666
9?C 5548- 0Flec your power!
k .
( ) 8488 Be energy efficient!
IY (559)488-4066
January 26, 2004
2131-IGRICEQA
6-FRE -99-29+/-
A-03-21 & R-03-83
GRANVILLE SUBDIVISION
Ms. Shelby Chamberlain r
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Ms. Chamberlain:
We have completed our review of the plan amendment and rezone for the proposed
single-family residential and commercial development located on the northeast corner of
North Grantland and West Barstow Avenues. Caltrans has the following comments:
The application contains insufficient information to evaluate the project's impacts to the
transportation/circulation system and to determine appropriate tnitigation for those
impacts.
Given the proposed land uses, it estimated that this development would likely generate
trips thatt would impact the State Route (SR) interchange at Herndon Drive. Generated
project trips would also likely impact the SR 99 interchange at West Shaw Avenue.
However, there is currently inadequate project information to determine the potential
impacts to the transportation/circulation system. The application suggests that the
applicant will be submitting a tentative tract map. Caltrans requests the opportunity to
review this project when the tract map becomes available. However, to fully evaluate the
project's impacts, Caltrans recommends that the applicant conduct a Traffic Impact Study
(TIS) in order to assess the project-related impacts to the State Highway System and the
pro-rata fair share towards area-wide circulation improvements. Please reference the
Caltrans Guide for the Preparation of Traffic Impact Studies, dated December 2002, and
send the scope of the TIS to Caltrans before the traffic study is conducted. Caltrans is
available to discuss the scope of the traffic study at the City's convenience.
It is Caltrans' understanding that the 2025 General Plan MEIR requires projects that will
produce 100 or more peak-hour trig s (as this project will do) to evaluate the project's
"Callrans improves 1 Ibb{its?across Ca!jorn is"
Ms. Shelby Chamberlain
January 26, 2004
Page 2
contribution to increased peak-hour vehicle delay at major street intersections adjacent or
proximate to the project site (Mitigation Measure B-4). Has such an analysis been done?
The City should consider a transit alternative for this project. The project is of sufficient
size to support transit, and early planning could make such an alternative feasible.
Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for
their review and comment. Please see Attachment Number 1 for other recommended
transportation alternatives.
We request that this letter be made part of the permanent record for this project and that a
copy of our letter be included in the staff reports for both the City Council and the
Planning Commission. This will provide the decisionmaking body and the general
public with a complete and accurate environmental evaluation for the project.
Please send a response to our comments prior to staff's recommendations to the Planning
Commission and the City Council. If you have any questions, please call me at (559)
445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 06
Enclosure
C: Mr. Jon Ruiz, Assistant City Manager
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobilig across Californin"
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 to go further could use City of Fresno transit if the City planned
for convenient connections. This may help to reduce the Single Occupancy
Vehicle (SOV) demand seeking to use the State Highway System.
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential - for employer-sponsored carpools/vanpools or
monthly transit passes for employees as well as including as a condition of
project approval a covered transit stop as mitigation for project-related
impacts to the transportation/circulation system.
6. Exploring the potential for linking the purchase of a monthly transit pass
with new residential development as partial mitigation for congestion and
air quality impacts, and to ensure the long term viability of public
transportation.
TATE OF C T IF0PNtA—SUSRgESS.TRANSF0RT.4TI0N.kNQ HOUSING AGENCY APS IOt D EIW.�R�ET.iE ,G R.Governor
DEPARTMENT OF TRANSPORTATION
1 352 WEST OLIVE AVENUE e
?.O.BOX 12616
?RESNO,CA 93778-2616
?HONE (559)445-6666
,.AX (559)488-4088 Belea your powe/l
( ) energy efficient.
M (559)488-4066
May 25, 2004
213 1-IGR/CEQA
6-FRE -99-29+/-
A-03-21 & R-03-83
GRANVILLE SUBDIVISION
Mr. Nick Yovino, Director
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Mr. Yovino:
Caltrans notes that the City has published a public notice (05/21/04) for the "Notice of
Public Hearing" for the proposed plan amendment and rezone for the proposed single-
family residential and commercial development located on the northeast corner of North
Grantland and West Barstow Avenues.
Caltrans made comments on this project in a letter dated January 26, 2004 (copy
enclosed). It is our understanding that this project is scheduled to go before the Planning
Commission on June 2, 2004. Please ensure that our letters are included in the staff
report.
We noted that the plan amendment/rezone application stated that a tentative tract map
would be submitted and in our January 26`h letter we requested the opportunity to review
this tract map when it became available. Please note that Caltrans was not provided with a
copy of either the tract map or the use permit, even though we also noted that there was
insufficient information included with the project application to evaluate the project's
impacts to the transportation/circulation system and to determine appropriate mitigation
for those impacts. Caltrans questions the City's ability to make an environmental finding
on this project when the project's impacts have not been fully evaluated.
It is Caltrans' understanding that the 2025 General Plan MEIR requires projects that will
produce 100 or more peak-hour trips (as this project will do) to evaluate the project's
contribution to increased peak-hour vehicle delay at major street intersections adjacent or
proximate to the project site (Mitigation Measure B-4). Has such an analysis been done?
Please note that Caltrans was not afforded an opportunity to evaluate the traffic study.
"Caltrans improves mobiliry ncross California-
Mr. Nick Yovino
May 25, 2004
Page 2
We request that this item be continued to a later Planning Commission hearing date to
provide for the opportunity to review the entire proposal and evaluate_ its potential
environmental impacts. Caltrans may not be the only interested party that was not
provided with the opportunity to review the tract map and use permit.
We request that this letter be made part of the permanent record for this project and that a
copy of our letter be included in the staff reports for both the City Council and the
Planning Commission. This will provide the decision-making body and the general
public with a complete and accurate environmental evaluation for the project.
If you have any questions,please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 06
Enclosure
C: Mr. Darrell Unruh, City of Fresno Development Department
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improver mobility across California"
■
STATE OF CALIFORNIA—BUSS ESS.TRANSPORTATION AND HOUSING AGENCY ABNO n SCHW RZENPCCFR Covemor
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE s
P.0.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
F
FAX (559)488-4088 rpowe!
TTY (559)488-4066 Be energy
gy efficient!
June 22, 2004
213 1-IGR/CEQA
6-FRE -99-29+/-
A-03-21, R-03-83, C-04-42
& T-5247; GRANVILLE HOMES
Mr. Nick Yovino, Director
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Mr. Yovino:
Caltrans notes that the City has published (06/18/04) the "Notice of Public Hearing" for
the plan amendment, rezone, use permit and tract map for the proposed project located on
the northeast corner of North Grantland and West Barstow Avenues.
Caltrans made continents on this project in letters dated January 26, 2004 and May 25,
2004 (copies enclosed). It is our understanding that this project is scheduled to go before
the City Council on June 29, 2004. Please ensure that our letters are included in the staff
report.
We noted that the plan amendment/rezone application stated that a tentative tract map
would be submitted and in our January 26`h letter we requested the opportunity to review
this tract map when it became available. Please note that Caltrans was not provided with a
copy of either the tract map or the use permit, even though we also noted that there was
insufficient information included with the project application to evaluate the project's
impacts to the transportation/circulation system and to determine appropriate mitigation
for those impacts. Caltrans questions the City's ability to make an environmental finding
on this project when the project's impacts have not been fully evaluated.
It is Caltrans' understanding that the 2025 General Plan MEIR requires projects that will
produce 100 or more peak-hour trips (as this project will do) to evaluate the project's
contribution to increased peak-hour vehicle delay at major street intersections adjacent or
proximate to the project site (Mitigation Measure B-4). Has such an analysis been done?
Please note that Caltrans was not afforded an opportunity to evaluate the traffic study.
"Caltrans improves mobility across California"
Mr. Nick Yovino
June 22, 2004
Page 2
We request that this item be continued to a later City Council hearing date to provide the
opportunity to review the entire proposal and evaluate its potential environmental
impacts. Caltrans may not be the only interested party that was not provided with the
opportunity to review the tract map and use permit.
We request that this letter be made part of the permanent record for this project and that a
copies of all of our letters be included in the staff report for the City Council. This will
provide the decision-making body and the general public with a complete and accurate
environmental evaluation for the project.
If you have any questions,please call me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 06
Enclosures
C:Mr. Darrell Unruh, City of Fresno Development Department
Ms. Shelby Chamberlain, City of Fresno Development Department
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
LATE OF CAt TFORMA—BUSNESS.TRANSPORTATION-AND HOUSM AGENCY
)EPARTMENT OF TRANSPORTATION
352 WEST OLIVE AVENUE
'.0.BOX 12616
RESNO,CA 93778-2616
'HONE (559)445-6666 Flex your power! .
-AX (559)488-4088 Be ene?V efficient!
[Tl' (559)4884066
July 9, 2004
2131-IGR/CEQA
6-FRE -99-29+/-
A-03-21, R-03-83, C-04-042 & T-5247
GRANVILLE SUBDIVISION
Mr. Nick Yovino, Director
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Mr. Yovino:
At the City Council hearing of June 29, 2004, the applicant for the above-named-project
agreed to pay mitigation for the project's impacts to the State Highway System, as
identified in the traffic study. Please have the applicant contact this office to prepare the
necessary deferment agreement so that we may start the process of collecting the
mitigation.
If you have any questions, please call me at (559) 445-6666.
Sincerely,
t' A �--�
6 ,,
MOSES STITES
Office of Transportation Planning
District 06
C: Mr. Darrell Unruh, City of Fresno Development Department
Ms. Shelby Chamberlain, City of Fresno Development Department
Mr. Farid Assimi, Granville Homes
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
STATE OFCALTORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHW ARZENEGGER ("nv'mnr
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE s
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
FAX (559)488-4088 Flez your power!
Be energy e
TTY (559)488-4066efficient!
August 19, 2004
2131-IGR/CEQA
6-FRE -99-29+/-
(A-03-21, R-03-83, C-04-042 & T-5247)
C-04-185
GRANVILLE HOMES
Ms. Shelby Chamberlain
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Ms. Chamberlain:
We have completed our review of the use permit to allow development of a neighborhood
shopping center located on the northeast corner of North Grantland and West Barstow
Avenues. Caltrans has the following comments:
Caltrans made comments on this project in letters dated January 26;2004; May 25, 2004;
June 22, 2004 and July 9, 2004 (copies enclosed).
At the City Council hearing of June 29, 2004, the applicant for the above-named project
agreed to pay mitigation for the project's impacts to the State Highway System, as
identified in the traffic study. Please have the applicant contact this office to prepare the
necessary deferment agreement so that we may start the process of collecting the
mitigation.
Caltrans did not receive the traffic study until after the June 29th hearing, and was
therefore unable to provide comments prior to the project's approval. We are reviewing
the study now and may have comments in the future.
We request that this letter be made part of the permanent record for this project and that a
copy of our letter be included in the staff reports for both the City Council and the
Planning Commission. This will provide the decision-making body and the general
public with a complete and accurate environmental evaluation for the project.
"Caltrans improves mobility across California"
Ms. Shelby Chamberlain ,
August 19, 2004
Page 2
Please send a response to our comments prior to staff's recommendations to the Planning
Commission and the City Council. If you have any questions, please call me at (559)
445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 06
Enclosures
C: Mr. Farid Assemi, Granville Homes
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
_,FATE OF CALIFORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGEEL Govemor `
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666
FAX (559 488-4088 Flex your power!
) Be energy efficient!
TTY (559)488-4066
September 3, 2004
213 1-IGR/CEQA
6-FRE-99-29+/-
(A-03-21,R-03-83,C-04-042 & T-5247)
C-04-185
GRANVILLE HOMES
Ms. Shelby Chamberlain
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Ms. Chamberlain:
We have completed our review of the La Ventana traffic impact study (TIS) to allow
development of a neighborhood shopping center and 532 SFR located on the northeast
corner of North Grantland and West Barstow Avenues. Caltrans has the following
comments:
Caltrans made comments on this project in letters dated January 26, 2004; May 25, 2004;
June 22, 2004; July 9, 2004, and August 19, 2004 (copies enclosed).
The traffic study failed to identify known operational deficiencies at the Herndon
interchange (PSR dated May 2001). Caltrans does not concur with the study's conclusion
that all components of the two interchanges will continue to operate satisfactorily with
continued increasing demand. Page 11 of this TIS notes that the Grantland interchange is
expected to be constructed by 2010. Caltrans had received no indication from the City of
Fresno that this interchange will be constructed so soon. Please confirm the construction
date, otherwise the TIS will need to be corrected for trip distribution per the attached
chart.
Based on the project trip traces (Figure 12) at Shaw and Herndon Avenues, it is estimated
that this development's proportional share for the future interchange upgrades should be
$325,800 (see attachment).
"Caltrans improves mobility across California"
Ms. Shelby Chamberlain
September 3, 2004
Page 2
Thanks for the opportunity to review this development. If you have any questions
regarding our comments, please contact me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 06
Enclosures
C: Mr. Jose Luis Benavides, P.E., Public Works Dept.,
City of Fresno Development Department
Ms. Barbara Goodwin, Council of Fresno
"Caltrans improves mobility across California"
Shaw Interchange (w/o Grantland IC)
NB ramp/Shaw Ave. SB ramp/Shaw Ave. Herndon/Grantland
off-ramp I on-ramp off-ramp I on-ramp NB off 7 SB off
Exting (TE) 3517 2642
Future (TB) 5963 6366 —
P=T/(TB-TE) _ 0.041% _ 0.027_%
Construction Cost-(C) _ 587000 780000 587000 _I 637000
Cost per trip 559 329 900 250
Tris generated T) 1111111111,11011 �I 11111 11 11 I'll 0 11111111 11111 gl 11111a 11 1
Miti ation $111,800 $93,765 $120,250 $325,815
Note TE= Existing PM peak hour volume (Brentwood Ranch, TIS "Peters Engineering" 04-26-04).
TB= 2025 PM peak hour volume (w/o Grantland IC)
Construction cost based on PSR dated May 2001.
T = 1/(TB-TE)
Cost based on previous mitigation estimates (Aquarius Aquarium).
Trips trace (La Ventana Development, TIS 'TPG Consulting, Inc." June 2004)
(125+45+30 =200, 170+30+85 =285, 62+43=105)
STATE OF CALIFORNIA—BUSINESS.TRANSPORTATION AND HOUSING AGENCY ARNO n SCHW RMaFr•GE Govc ,M
DEPARTMENT OF TRANSPORTATION
1352 WEST OLNE AVENUE
P.0.BOX 12616
'USNO,CA 93778-2616
.TONE (559)445-6666
FAX 559 488-4088 Flet your Powe!! .
( ) Be energy efficient.
TTY (559)488-4066
• C
September 30, 2004
213 1-IGR/CEQA
6-FRE -99-29+/-
A-03-21, R-03-83, C-04-042 & T-5247
GRANVILLE SUBDIVISION
Ms. Shelby Chamberlain
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Ms. Chamberlain:
At the City Council hearing of June 29, 2004, the applicant for the above-named project
agreed to pay mitigation for the project's impacts to the State Highway System, as
identified in the traffic study. Please have the applicant contact this office to prepare the
necessary deferment agreement so that we may start the process of collecting the
mitigation.
This is our second request.
If you have any questions, please call me at (559) 445-6666.
Sincerely,
I
MOSES STITES
Office of Transportation Planning
District 06
C: Mr. Darrell Unruh, City of Fresno Development Department
Mr. Farid Assimi, Granville Homes
Ms. Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
.STATE OF CALIFORNIA—BUSINESS,TRANSPORTATION AND HOUSING AGENCY ARNOLD SCHWARZENEGGER.Governor
DEPARTMENT OF TRANSPORTATION
-1352 WEST OLIVE AVENUE
P.O.BOX 12616
FRESNO,CA 93778-2616
PHONE (559)445-6666 Flex your power!
FAX (559)488-4088 Be energy efficient!
TTY (559)488-4066
U�1[ECCD�r� D
April 25, 2005
APR 2 8 2005 2131-IGR/CEQA
Planning Division 6-FRE-99-29+/-
Development Department (A-03-21, R-03-83, C-04-042,
CITY OF FRESNO T-5247, C-04-185)
C-04-267 & 5357
GRANVILLE HOMES
Ms. Shelby Chamberlain
City of Fresno Development Department
2600 Fresno Street, Room 3043
Fresno, CA 93721
Dear Ms. Chamberlain:
We have completed our review of the La Ventana use permit and tract map for the development
of a 198-lot single-family residential planned development located on the northeast corner of
North Grantland and West Bullard Avenues. This is a portion of a much larger project consisting
of a neighborhood shopping center and 532 single-family residential units. Caltrans has the
following comments:
Caltrans made comments on this project in letters dated January 26, 2004; May 25, 2004; June
22, 2004; July 9, 2004; August 19, 2004; September 3, 2004; and September 30, 2004 (copies
enclosed).
The applicant's traffic study failed to identify known operational deficiencies at the Herndon
Avenue interchange (PSR dated May 2001). Caltrans does not concur with the study's
conclusion that all components of the two interchanges will continue to operate satisfactorily
with continued increasing demand. In addition, Page 11 of the traffic study states that the
Grantland interchange is expected to be constructed by 2010. While this interchange is
mentioned in a number of local planning documents, there is no indication that the interchange
will be constructed within the next twenty years. With current funding shortfalls, it may be
longer. By copy of this letter, Caltrans advises the traffic consultant when conducting future
studies to include an analysis without the Grantland interchange as part of the future conditions.
Including only a future analysis with the Grantland interchange artificially reduces the impacts
development wiII have on the transportation/circulation system. We had previously requested
that the TIS for this project be convected to provide the decision-makers and the general public
with an accurate evaluation of the impacts of implementing the project. This is still our
recommendation.
Based on Figure 12 of the traffic study, trips from this development would impact the State
Route 99 interchanges at Shaw and Herndon Avenues. Caltrans estimated that this
development's proportional share for the future interchange upgrades should be $325,800 (see
Attachment 41). It is Caltrans understanding that the applicant agreed at the June 29, 2004 to
this mitigation. We have twice requested that the City have the applicant contact this office so
"Caltrans improves mobility across California"
Ms. Shelby Chamberlain
April 25, 2005
Page 2
that we could begin the process of preparing the deferment agreement, a necessary first step that
will enable Caltrans to collect the mitigation. We have not had a response from City staff. We
are therefore copying the applicant on this letter requesting that the applicant contact us so that
we might begin the agreement process.
The City should consider using the"Toolbox" from the San Joaquin Valley Growth Response
Study to prepare an analysis of the impacts created by this and other approved developments in
the City. The Toolbox facilitates better planning for communities within the San Joaquin Valley.
An analysis can be conducted that would provide either a regional perspective or an evaluation at
a community or neighborhood level. Information on land use patterns that enhance transit,
methods of reducing the number of vehicle miles traveled, identifying fiscal implications of
growth and development, and methods to address air quality issues can be provided. The
analysis can include the projected population and employment, future household characteristics,
development densities, and other factors. It goes beyond a simple analysis of traffic impacts.
Traditional transportation models, such as the Fresno region's TP+model, are typically not
sensitive to the types of land use and transportation network variables that can affect mode
choice (do I take transit, walk, or ride a bike rather than drive) and other travel demand factors.
The analysis could lead to so called"smart growth" land use decisions. This would benefit the
local, regional, and State transportation network, as well as air quality, economic development
and the jobs/housing balance critical to a community's quality of life. The resulting information
is also available to public officials and citizens in easy-to-understand maps and tables.
Additional information that can be provided by the "INDEX" includes a total of over 70
indicators such as:
Proximity to Amenities - the walking distance to parks, schools, neighborhood retail, transit, or
other walkable amenities.
Stormwater Run-off or Imperviousness - to the extent that estimates can be made regarding the
extent of impervious surface for different land use types, INDEX can report an estimate of
stormwater run-off.
Other Transportation Indicators - internal and external street connectivity(travel distance,
average block size), street network density at intersection, street route directness, pedestrian
crossing distance, transit service coverage, etc. These are useful for both direct comparison
between scenarios and to guide the post-processing of standard transportation model outputs.
For the Growth Response Study-Fresno Demonstration Project, the stakeholders, elected
officials, interest groups, government agencies and the general public helped to define indicators
important to the region. These indicators were used to compare alternative scenarios in terms of
their success in meeting stakeholder goals. The 13 selected indicators to address key community
concerns were:
1. Developable land remaining after new growth
2. Acres of agriculture remaining
3. Development footprint(potential intensity of land use based on combined measurement of
infill and density of population and employment)
4. Population density
5. Employment density
"Caltrans improves mobility across California"
Ms. Shelby Chamberlain
April 25, 2005
Page 3
6. Use Mix
7. Transit adjacency to housing
8. Transit adjacency to employment
9. Mode split to transit
10. Vehicle miles traveled
11. Vehicle hours traveled
12. Economics of development
13. Air pollution (NOx, HC, CO, & CO2) emitted from light vehicles
The tools add clarity and detail to the development of alternative land use and transportation
scenarios and a broader assessment of their relative impacts and benefits beyond what can be
achieved using standard transportation modeling tools. Using the Toolbox from the San Joaquin
Valley Growth Response Study would help to clarify issues that have been raised since the
General Plan Update regarding densities in general and the High Rise Corridor specifically.
Caltrans is available to partner with the City in this endeavor.
The City should consider a transit alternative for this project. There is sufficient development in
this general area to support transit, and early planning could make such an alternative feasible.
Caltrans recommends that this project be routed to Fresno Area Express (FAX) staff for their
review and comment. Please see Attachment Number 2 for other recommended transportation
alternatives.
If you have any questions regarding our comments, please contact me at (559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 06
Enclosures
C: Mr. Farid Assemi, President, Granville Homes
Ms. Jill Gormley, TPG Consulting, Inc.
Ms. Barbara Goodwin, Executive Director, Council of Fresno County Governments
"Caltrans improves mobility across California"
Shaw Interchange (w/o Grantland IC)
NB ramp/Shaw Ave. SB ramp/Shaw Ave. Herndon/Grantland
off-ramp I on-ramp off-ramp on-ramp NB off I SB off
Exting (TE) ! 3517_ 2642
Future (TB) ------ ----- 5963 ---- ----6366 ---- ------�.,
P:T/(TB-Te) ---- - 0.041% --- - --0.027% --- -----
Construction Cost C 587000 780000 587000 637000
Cost per trip 559 329 900 250
Trips genera-ed (T) _
0. 5 5:
Miti ation 111 800 $93,765 $120,250 $325,815
Note TE= Existing PM peak hour volume (Brentwood Ranch, TIS "Peters Engineering" 04-26-04).
TB= 2025 PM peak hour volume (w/o Grantland IC)
Construction cost based on PSR dated May 2001.
T = 1/(TB-TE)
Cost based on previous mitigation estimates (Aquarius Aquarium).
Trips trace (La Ventana Development, TIS"TPG Consulting, Inc."June 2004)
(125+45+30 =200, 170+30+85 =285, 62+43=105)
ATTACHMENT NUMBER 2
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 to go further could use City of Fresno
transit if the City planned for convenient connections. This may help to reduce the
Single Occupancy Vehicle (SOV) demand seeking to use the State Highway System.
4. Providing for continuity of non-motorized transportation.
5. Exploring the potential for employer-sponsored carpools/vanpools or monthly transit
passes for employees as well as including as a condition of project approval a covered
transit stop as mitigation for project-related impacts to the transportation/circulation
system.
6. Exploring the potential for linking the purchase of a monthly transit pass with new
residential development as partial mitigation for congestion and air quality impacts,
and to ensure the long term viability of public transportation.
CITY OF FRESNO — ENVIRONMENTAL ASSESSMENT/ INITIAL, STUD- ,
FINDING OF CONFORMITY/MEIR NO. 10130 .c v
Pursuant to Section 21157.1 of the California Public Resource Code DATE RECEiv p FOR FILI�L
(California Environmental Quality Act) the project described below is s
determined to be within the scope of the Master Environmental Impact Report �+
� S �
(MEIR) No. 10130 prepared for the 2025 Fresno General Plan t
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:
Granville Homes Shelby Chamberlain, Planner III
1396 West Herndon Avenue, Suite 101 July 14, 2005
Fresno, California 93711
Environmental Assessment Number: Project Location (including APN):
Vesting Tentative Tract Map No. 5357/UGM Northeast corner of North Grantland and West
Conditional Use Permit Application No. C-04-267 Bullard Avenues. (APN: 504-080-18, 63, 64)
Project Description:
Vesting Tentative Tract Map No. T-5357/UGM proposes to subdivide the 49-acre site into a 199-lot single
family residential subdivision with 1 outlot. Conditional Use Permit Application No. C-04-267 is a request to
develop the subdivision as a planned development with a landscaped outlot for open space purposes,
reduced lot widths, increased lot coverage and reduced front, side and rear yard setbacks. The property is
within the jurisdiction of the West Area Community Plan and the 2025 Fresno General Plan. Both plans
designate the property for medium density residential land uses and the property has been approved for R-
1/UGM (Single Family Residential/Urban Growth Management) upon annexation to the City of Fresno. The
R-1/UGM zone district is consistent with the planned land use designation. The project also includes the
detachment of a portion of the subject property from the Kings River Conservation District and the North
Central Fire Protection District and annexation to the City of Fresno for which the Fresno County Local
Agency Formation Commission (LAFCO) is the responsible agency. The subject property is currently vacant
and is surrounded by rural and single family residential developments (existing and under construction).
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
The 2025 Fresno General Plan and West Area Community Plan designate the subject parcel for medium
density residential planned land uses. The existing zone district for the site is AE-20, Fresno County-
Exclusive Five Acre Agricultural. The Fresno City Council has approved the R-1/UGM (Single Family
Residential/Urban Growth Management) zoning for the subject property, which conforms to this medium
density residential planned land use designation. The R-1/UGM zone district will be in effect once the site
has been annexed to the City of Fresno by LAFCO.
The Planning and Development Department staff has prepared an initial study and environmental checklist
and evaluated the proposed development in accordance with the land use and environmental policies and
provisions of the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No.
10130. The subject property is proposed for development with residential uses at an intensity and scale (4.99
to 10.37 dwelling units per acre) that is permitted by the existing planned land use and zoning designation for
the site. Thus, the development of the site with a 199-lot single family residential 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 is not expected that the 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. 10130 have been applied to the
project necessary to assure that the project will not cause significant adverse cumulative impacts, growth
inducing impacts, and irreversible significant effects beyond those identified by MEIR No. 10130 as provided
by CEQA Section 15178(a).
Finding of Conformity Under MSIR No. 10130
Environmental Assessment No. T-5357/C-04-267
Page 2
July 14, 2005
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may
be determined that a subsequent project falls within the scope of a MEIR, provided that the project does not
cause significant impacts on the environment that were not previously examined by the MEIR. Relative to this
specific project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan
land use designations, include impacts associated with the medium density residential land use designation
specified for the subject parcel. Based on this initial study, the proposed 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 additional mitigation measures are required. Therefore, the project proposal is
within the scope of the MEIR as defined by Section 15177 of the CEQA Guidelines.
Moreover, as lead agency for this project, the Planning and Development Department, per Section 15177 (d)
of the CEQA Guidelines, has determined that all feasible mitigation measures from MEIR No. 10130 shall
apply to the project proposal as noted in the attached mitigation monitoring checklist. Public notice has
been provided regarding staff's finding in a manner prescribed by this section of the Guidelines and by
Section 21092 of the California Public Resources Code (CEQA provisions).
-7 /1 L-1 tog,
arrelI Unruh Date
Planning Manager, City of Fresno
KAMaster Files-Tract Maps\Tract 5357 Shelby Chamberlain(C-04-267)\T-5357-C-04-267 FINDING OF CONFORMITY.doc
Attachments: Environmental Checklist/Initial Study for Environmental Assessment No. T-5357/C-04-267
Mitigation Monitoring Checklist (MEIR No. 10130) for Environmental Assessment No. T-5357/
C-04-267
ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. T-5357IC-04-267
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 QUILITY 1 11.7 Availability of storm water drainage facilities(on or
1 2.1 Substantial indirect source of pollution off site)
1 2.2 Direct on-site pollution generation 1 11.8 Availability of adequate park and recreation areas
1 2.3 Generation of objectionable odors 1 11.9 Unusually high solid waste generation
1 2.4 Generation of dust except during construction
1 2.5 Adverse local climatic changes 12.0 HAZARDS
1 12.1 Risk of explosion or release of hazardous
3_0 WATER substances
1 Ti Insufficient ground water available for long-term project 1 12.2 Site subject to flooding
use 1 12.3 Adverse change in course of flow of flood waters
1 3.2 Use of large quantities of ground water 1 12.4 Potential hazards from aircraft accidents
1 3.3 Wasteful use of ground water 1 12.5 Potential hazards from landfill and/or toxic waste
1 3.4 Pollution of surface or ground water supplies sites
1 3.5 Reduction in ground water recharge
13.0 AESTHETICS
4_0 PLANT LIFE 1 13.1 Obstruction to public or scenic vista or view
1 4.1 Reduction of the numbers of any unique, rare or 1 13.2 Creation of aesthetically offensive conditions
endangered species 1 13.3 Removal of street trees or other valuable
1 4.2 Reduction in acreage of agricultural crop vegetation
1 4.3 Premature or unnecessary conversion of prime 1 13.4 Architectural incompatibility with surrounding area
agricultural land
14.0 HISTORICAL/ARCHAEOLOGICAL
5_0 ANIMAL LIFE 1 14.1 Removal of historic building,disruption of
1 5.1 Reduction in the numbers of any rare, unique or archaeological site
endangered species 1 14.2 Construction or activity incompatible with adjacent
1 5.2 Deterioration or displacement of valuable wildlife habitat historic site
6_0 HUMAN HEALTH 15.0 ENERGY
1 15.1 Use of substantial amounts of energy or fuel
7_0 NOISE 1 15.2 Substantial increase in demand upon existing
1 7.1 Increases in existing noise levels sources of energy
1 7.2 Exposure to high noise levels 1 15.3 Wasteful use of energy
8_0 LIGHT AND GLARE EXPLANATION OF RATINGS
1 8.1 Production of glare which will adversely affect "0" Insufficient Information
residential areas
1 8.2 Exposure of residences to high levels of glare Insufficient information is available to determine the
potential environmental effects which may result from the
9.0 LAND USE proposed project in this category.
1 9.1 Incompatibility with adopted plans and policies "1" No significant Environmental Effect
1 9.2 Acceleration of growth rate
1 9.3 Induces unplanned growth The proposed project will not have an adverse
1 9.4 Adverse change in existing or planned area environmental effect in this category, or any such effect is
characteristics not substantially unusual or of undesirable magnitude.
This rating is also utilized in cases where the category is
10.0 TRANSPORTATION AND CIRCULATION not applicable to the particular project under consideration.
1 10.1 Generation of vehicle traffic sufficient to cause capacity "2" Moderate Environmental Effect
deficiencies on existing street system The proposed project will have an adverse environmental
1 10.2 Cumulative increase in traffic on a major street for which effect in this category, which is of sufficient magnitude to
capacity deficiencies are projected
1 10.3 Specific traffic hazard to motorists,bicyclists, be of specific concern. However, this effect is not
pedestrians substantial enough in itself to require the preparation of an
1 10.4 Routing of non-residential traffic through residential area Environmental Impact Report, and is mitigable through
1 10.5 Insufficient or poorly located parking project changes and conditions.
1 10.6 Substantial increase in rail and/or air traffic "3" Significant Adverse Environmental Effect
The environmental effect identified in this category
substantiates in itself or contributes towards a finding that
the proposed project has a potentially significant adverse
effect on the environment sufficient to require the
preparation of an Environmental Impact Report.
LL X X
W
LO
p
N � �
T„ o
U a
m
� v
d m X ca
� U •a
`oa
cc O
aZ
I I
W � Wa
cc cc
U m c �
Z O c m O c c m O m c mc
JW In 0 � o cn yam. o � cca o
p alL ori m ° r m ° r m
C O W 5. °ac'a'� � °a 'm � aa'a�
S2 cn c0 _ 2 y c0 y cpw
c c c c c c
r (> > c � Ocaai cCoCo ccoca
O aF- � cc CL r-ca0 aHa ca0
Z
W W ._oa om oa
2 z > m > m > m
`--Z N W W ° ° = °
HQ Y 22 natio aaci0 0.
-j
C) OJ. V a°i a J o cn is o 0 •m o y .c v
CL -J t ° `m � a � 7 ° 7 � 7 � d
W Q a � cv a ova ova U
U o cca cca cca cc
22 p m �- — CL2cc aAcc arca c
W Os
w o _ _
0
0) a
V Z �L C •"' Z U co
m W L O U C C •.•.0 (nU-.. C ° 0 m � C'- r co >.
Q W O > � ai Q = cn Cf/) — .� °? cn o cc u cc yt m C N m o� �c
a C'3 c ox w asyccp3 - my � Uarn my ._ ymmo mOm
� Q O cw -o 2 ° ma'-jc °a � iaCa= cnc .° mo ` > d� ate¢
JZ m ? O OCL Oco mCU Uma) 0 CCo N y '7CN Cm
a fn C L C c 7 ° � 3 = 3 E U U y m '°^� ° v 0 2 w c 0 c v�
O � � `—° m is = tri m � � m � 7 aacc ic '= " ycn c0 3 c
WW � �� c tcr`ao0mm � Ecmicmo y �76 c mOcNov, my
2r CM � a o a`) U 3 a: cn m � °c a•c m 7 m " o E c° m m— a'
N = 0.C) c n — •G mr C — a5 — ~- '- c rn5 E m ¢
Z p CUN m `o " .0 w = E 3 .0 w Oia Lmc= cmc I I
N uJ C7 c COa) o ° aims 0 a� a � 0 d c n umi ca
U Um
cc O Z C U C m `+ C a) .0 C y ca O CL a V C > 'o MM >,L
O p ca L to O m p ca U 7 U p ca CO m C w w
ZCl) c m `Nm' as `o c 5D as cy c = as m c is cc o 3 =
o cw m � p E 7 �cn 'a -a m E 3 0 rn� Eia='D a:
lL oN > W cocminm> E� ccamm3m 0m� r (aicca
cc O y v� c 0 (n m cn C O N m r y C —(D C13 ° Co p�y`O-
lL ma m m 2 ccaC7 � m o C E ca aN � r cw y aa)i cm a) " ca
E' c _
Q C m Q L U 'L" a) C L .L m O �°m m L w p a L l0 a3
2 c V¢ y 3 y o c� E 3 y0 M 3 � m m rn
�' o
LU ?? O 0 m h o m CCCDm m mw a °-' �' r m E m v7ir m
NU m d y ° > ° y cn v ctn ' E cn 0 m ! a7 mom 0
5 >%— m H � 0m � m -0 ca c � � m ccc
�. sic' c°, aHc°, _°_ aUim coiaL� � ° 00.mC' c0c0L n
� mw � m m < y`m a0 m w 3 �° Ca m � cmi m E ° LL mo 0
c7 'r m m � 7 -- cam � °a Omoa m c cV c
p Od0 iaE cmic° 0 as ENvmi � c iaE .co � 3d>� m
C y N ^ a 01 C m m N O fn m cO U - m
UO cao in ° - a� w 3r cn r- ° " m �L o m
>~ E N _� >. c m o t c m~ N O -0 c mr �lca
c m � m m '� ca aac m mw � m m mLLL of aci m CL o .�
LLA � E '- E ° `� cLn o c0 u •o � O c � o� cn 3 7 E0 w 0 c �
is (n c am cn CD m U — a (n v' a n0cn m m ID-2
~ �y L Q C O M 125 C 3 C Ocm -J 7 0 C OCc J O L O ^U O I I
C E 0 E m m ca m m ° m m cam c ca yW aCOCO0 = a > L Qm
Z a o - aE ¢ aEi 3 Y`m " aE ¢ E m "O CL 0 c ° 'c
W y C C C C ` m C C y C a) J C cc C a C'0
Q Z O ca O in -0 C O Co m O O cr a) O O m O U
rnE ° -' mccaENoE mcnsmrE'c a) mr � Y �
v ccm DoE ._ ooEooc •� noEm > of WE
Gs 3o Ljj m a a) 0.
•> O ~ r- c 'C m0m O N c 'C L co •N ' Q9 c '°C c y C t6 m m
L O C -° O O m m 0 0 m C ca m O m m L ca
CL LL ca Z m 0 ayL 7E m 0 0-0 — '° E 6 0 am H .`. w w ca
LL
W
InO
N p m
d. cm
O
r d
U X m
7 �
hi m X X
00.
p `o n•
Q X X X mo
az
I i
W > LU U_
U m a cm a rn.. a a o a-
m c C a) c c m C c m C C
Z p 0 c m 0 c m 0 c E m c E 'r-
<
QW Y ° c_caEa Y � c_coo Y ° c_cca Y° mEa
O ali o` ra -°m `oma -m° o` � a -°m `o � am
Q Q W .V w C 0 r; .V U) C D �,; U w C 0 �; cn C 0 ,..;
T U > 7 C m 7 C c 7 C N 7Ccoom
Q
(L IL m0 (L CL coo aa cu ara
Z
pc
U
cc -6 o m `o
W I– Eo •0
Z Z > T > >
� a cm
E0 Z N W W o o o c a
0
CC J VW `° m '� `° O m co ` ` O
pd 0 (n 0 Eio cc `
CL _J = CL zv cmg `
� O aim a `0mco
cc ac. E c
U Z i y — m O W p co m V L C co O m L C > r9 '0 m cm N rfA �,
QW 0 0 � cto CA o� '' m � caCm 3coia � >% C ac - c
d = c09 C c09 .y— m C 0.m >%0 0 � > d m U E m d a� 'y d O` m0,
20 0 C m ma) ED .0 U 0 O >%L (p m `° pn.0 C C N co ) s to= cc m a
Q Cl) y rn-0 fO ° ° E m 3 O1L m W _ m c y m a3 >. c cm
W 0 co > y y c.0 .r .0 = m o o n c m R� s o c
Z LL w a 0 - m m �.� m e m C m c_°n 00. m C c � � E m 3 � °a
W � O mr mCo >% Cc C– yr. m m ° coE _ fir – ti and _ m
SH co cn " ..e d m ymw 'a O � .r co pow IZ a " � Q
�' m _i c c CD E m y 0 z � = c 0 m
Z O O C C�. ° �l m C 7 m w O O m C C
Q N a o a) cm 0 CD CCU '� >. O •O � L E O y y y C 0 COTc U 0
Cc C O cn
> cc CDo � Ec=i cII > > �� cLiocTi a000 o'� E m '0 _V
Z m rri rn �'` y m m m L Co CO o -. c a v c o n
W W f0 Y a) C c ° 0 Z y to E 'D ° : � C c s N O c 0—
m O 7 C
W t � 0a) EC'Y� > 000 m5 v ova � vmLv,
p g o w (1) °' E m m_ cmi o y co .- = c) m = rn C 0 3 �
Q 3 � t° $ m ° aye act cL cmc° n E o f
Q E a E � m v o N ° > > n y
LU m a r m m !� � U `O U 3 fo m V 0 co CM a 0 C y
A m E U U L
cc •m O O C m 0.j(n m C C m p� m
Z CD
mL c°o ° m mayCm0 ° m `D mm > `o mtm
c0 O : rn D C V C 'y m CO W a m 0 io U m n > a) y
0 c m m CM ma m Cc wQ E Lo �� c o, ° m
Q m ° C'c°i y sm. � o a) mL CL 0 y c ° °o) c E�� o
(� c0 w U O O m m N C O O C «.• a m r9 ch •l9 C E a Y to 7 a
O O y cc CO C CO N y ca a m �t R L p O) O to C C Q 6 O
CV 1- Lyrn ocox oa� EEo� mC • '� -6 3. > CCIICD (D c
c y m c c - a- 'C o o cco >° E E � � c y C m o m m y
s3 8 • •o mE C oo)OR
0 ca m co
C` o°o `��° ° co0 r- mL ° a0) E5 w- .5of0 m _ m ccoo00ccoo oCO m
1� � � E amrn0Lncn �cD mm m ° CC 'Ca� a0E - ol
_ _
am « CO m o 0 C co (a m m m co °- E c m c c CD v '
> > cos > ° m d) c� m a a� o m m m cc o � � c c
c m cr _ 0 m o co m y E y ac m C.o.0 m m e– in
}- Em L m -0 a•,0r- -00 c m E E 0 a+ = m >
a 7 >L `O Y c�0 cn c6 c 0 - co m a— E ° 0 0 m Q m
Z m `° > 0 D m Lm. c Y C C M 9 L 5 r N O O c m 0
m ca C m cam o � m O -o 0 >, E _ L m C m m o Co a.n cn
Q - y o•y ° mc�Q?— mcc – mCO 3r - c > t E -- L = c
W c E c 3 0 � o E y o a� m C m c c 3 3 0 a) cn co m
1°L O •C y O '� m E m m U) �? 0 N U a toil Cc
ILami Z a) y •N m y j
c E 0 0 0` rmn `0 � �' Ed «. m c o y °' m E a vi o
cc co �iC.) a co000 � � cmc_coE
d mmio cd m2 5 maaE mioco _
U.
-77
W X X
to
0
N m
CD
0
r �
U d
7 0
m X ? cc
R U a
oQ
ca O
aZ
y I I
W } N a) .r W LL
- gycl
m
= m
Q W C cay E U �C
o a LL cc
E o Co c m
V) � � E' o= o j m o 9 cl
o
o O W c or m c a m
T U > N > ani y n73 >
O C) C) LCL o ccaa
Z
¢ 0
W FW-
� Z N WW 5 G o
F- Q 2 � rn rn rn rn
0
a v J O O O O o
IL -js a
w Q () 2 m
cc m — c
W
U Z L C C O c y O 2 C C C C N d 3 C in
y U
Q W m m y a y m m m E E U C y U = C p) CD C
a0 C ym o E Co CcE 'cmi 'i J: y n aa) cDE ¢ ¢ y corn
CO
gZ mL o� � Caci mm a) i6 o E oca rj) f � c yo c cm
to m Q a) > m E o " y m y :' m - n cM
Q W C Q 3 ani 0.0 n Co n y c m c y c>i m n o � o O y
Z � a-�i c n Cm oa) C v y � c ac) " c > mo n ma
LL c Co L U m C C en — m .r o =- U CI
L > `o cn o a) me E ri)E CO o 0) m ism 2 >, d - m
N ca a) � mm am a) E c " � C o —
[C o � ¢
ZN 9E o ;� `O cn o _ L 0 mo � •- UW n I I
� U C a y L E y > L U 7 'cD C cy0 m y N o C N U D
m E p m " c cn :1 y m E
.� C c c` y C O m L -C V 7 lT-- U m n
c o a) o) � ° C - E a) cco c E ° °� m LL _ o
W fn m O` c a) C 0 'Cc w °C `O y C p) W Q) ° >
Z W s E o .0- j c y as nCD L m r � m o .o > >,(j o m
a o m ccn o c' m m > m m y y EC _� o a � m v
c
fA � � E yU c c m " -- > m m m
Q a) > cn a 0 cm m (n C E p m o m y y L L y `
a) a) la 3 .— L y — = V C m p m m m
W C L C p cts U - >,c C = d .— y a'Z - C F' lT
to 0. mo a> = (D o in E 0) Co ymc m3
O) m C O C aC C13
y C y d y a) m — L
Z m o a� a a) y E.� ° > 2 c C6 ° E cn m U a) CO 0
O C7 CD Y ca c)cn ° y `��° o E ° (n ¢ j ai a) °
m p E m L a) m o C - - E m m y 7 O m > `) ai L O Of
Q y � y E c Emm cc m - E � m omy o � � m
n O o C E ?'o C `° Cp m > a) �cn m C x C m y `n n— O N C c_CD a
c0 U cc m y L C y 01 E y W C L cm x m N ° p 0 o
N f=' o) > > c > � c m — m a) p m y 2 — Z y `o c c
U) U) O a) 3 c O O — o a) y. O O 3: En a) � m � m
a) n � C N c0 U m y CO y p L 0 �cQ O m O mCO) `. c o y m a)
U m a) c m ?� c Coma E Ea m e rna y .. ac m ny E o E` o` m
n L C m m y y o a E ° o •� C m •C m C E ° 0 j Cr. a) y •` c a is
LC) O Qf O tCD C V a) _ y C y LL C m L a) a y `p O)
tf) c � `o m U nC° '� m� C Uo L c o c� y y o-0 m o ca E m .o n c
3 c U cn p >? m m — c4 -p y y p) y .. 7 I I
E... c .2 m c o � O C o o te EQ o m `o E cm c ca o 0 0 o ' m say E ` ¢ m
° m � � C om a-CLoy en -0 m ` anoc yam mm
Z L •- c m C � m•- a) C o >,.2 m C ° Q)G cc m En L 'y >'K E c) m
Q n Y 7 m T y n m m 7 m y C CD m 0 C L d Ei V LL a) �_ 3
n`o c _ _
W omvp3 m cc
CD 3mC c0E ma nm cCy •� _ m5mUtca
U = > a) C a• E L D a) y C :N C y a) ` L L d =
m > E ��._ o C a) _
d c w cc 0)
m U .oy,ayi ° U cc v ~ aEi in ° in U a�iC cam ~ oN ~ o
.O T y CN �+ 6 06 r m
cd .6 v V y cd .6 (i V o a G E
W X X X
W X X X X X X , .-
O
O
CM ❑ E
m
et rn
r O
U X X ft
m
m
�C U a
o a
Q � a
m O
az
i I
U IT U U U U W L
C 1
W? m c
7
Z ❑ a (COaci n a' a a
Q W `on Ear
J �- cDoc c � a) c cmc cmc cmc c c c
CV) Q E y m E E N _cEaE �'EaE aE aE dr-)
E E
T _
O 0W mm0m cc co cmm corm = gym m - m•� mm
T U > m- ° N m. > a W 7 > a C > a a_ a_ O
O
� D m0 0 -3 a00 a. 0a a. 00 a00 0D 0M 0D
z
w Wt-
2�Z W W ss 2 c c
F- QN ° rnOl ° om o) rn o) v) rn
M J Wc c c c c c c c c
0a. ,J O O O O O O O O O
(7 a 4)
cccc cc
U m
W C o
(� Z 'i N m m '010 O `7 >• •O m N C — m - L = m N U
C a c c c m c > m E c W d� m U L `o ° N >,
a a 3 _ m m m in i m ; O m y m y w s y O C N U
C C >. N C O (D
C E o f EL m c m c - m NL m 3 - � � U a: o a
0 N O N Q. ` > .0 10 U U m �. a y = m W m a tL a
CC " c m mCc
c _ o
J G N '> O C O " Co m � C N > y m p y N C c0.c,
QN C (9Ea = mN gO
CL _ m �,0
H W p ° °? m m E m o � .. c - m m -o c E .E o .: Co e w 'E c N
W N ._ aa) mw m _ Sin c m o 'c s mmoE o E � a
� Ln .C> mmam cm •5 as >.Ovi rn m � cE � aN ° Z mm m
z 0 "� rnC° vai w g Co 3 N y c w 1D N o c m O o 0 o E m ° >, a) m � Q
ON -- oo U N `p � Om .- :t 'AL) L) o m C mC � CD > aac QH I I
� EL mom cmi m o !r< m o o m o cc > 5 e m 3 E ° � v y coi Q �n UO
j .2a ; cn E gNy E �r N ° E m c � r. o 0CD C 0) =
Z N 14� o o ° o m0 ° W aO a `c° °-' > N .0 m m m o rn0
W mn p vi m '° aa) m m U E m = >' _ tin a m m m -ca -2 3c tn`
W = m c oft y tt m m o •x ca >'0 c 3 c c U m m co m > 3v m
cc Wmm � E " a) ommm 0-.0 amm O o � oC3 mca ir
M y --
Evic > �CtsLEm •o ° � wc O .oc 3 �� c mm 0m
W ❑ acic mo in Oc {� O E U o mmc Cn • m
� O Ems_ > aoi - � w Co_ N 0 ° - aE o rn� O Q y
Q 'U C C c N m 'O m m m m V C 3 p 7 m C
W O N m m cam O a� N = $ m Cn C Q = O >, > U m N ° o y m
CO N W _ cr
2 N w. S y m ° O m O C w 0 7 m C m C y U m m N O] N N m a) m o m
Z w m ` m = a U S _m n. 3: 03-d m > m c E C5 0 . C O U C C U m N
O OccnN '- a) mtm, in I ' LL cc 0) --3 mem in .Z U) rec° ° �� m aiomw occ 3 -Eof
7 O m
H 0L 3 ami ° m m � o nU 3 m C� c 5 m 3 rn m L, m > y m axi o aa) E o •a
Q c 3 vi 0.0 :s ° c w a� L -o m 00 = cc > m 1D c � N 'v C � '� m c E m e o
ti C7 m g m of y 00 (D — mcn � � � c � m m m oC m Lein to m rL
NC y= — 7 U m ti cc 7i E O m c 'm N 3 ` N C m ° N 0 fUn N C O
E m y oa ti m E o mL m mL 3 % m a� E _ a `o c
c a_ in c m m o = O Cc > >, ° L) m QE m = OCL E O E 3 m o
2 O m C'° ` W 0 7 m p 3 a m 0 m C cc m V O E O C
mma— UQ �m � NQL CmL N -- ° O m p m U �m0 mC O l0
U > Ecc c m N o m S m � � rn� m m c U o ° E c
m 'C U a L m E co ° Y L (n C m r 3 N N m m C m 0 _C y C m C 0 O L m C d In
c*> > 'o (D m 'o m 0 o 3 Co Z m m m m m U ° ' in - E m m m s o o - ocn
N �,p a m ° 'O m a Co aci N m " O E E C O O m C m
0 m y m U L E C O 3 ° j 0 d e m y E E m m p > m N m •p 5 m `a N 010 C c g
~ - m c c a) R N m o r- am E - m c0 N ca -r- c"nC E - m .- - m U c m I I
Z r a CL E o r C y aci o r L c o N m C cm tL m N s aa � .y .3 rnE am
N L to � C N ca m ?.N C N m 7 •- m m m N C E N a O — E c >% N
U L am Xm �
W UmEcNmUN � UmUoUaE Vii ` s � oo � ?^ m > 0Um .=. U �aa)
CD _ Um Uo � mem m `oN
rt� m j O C l0 m L -0 m L m .a C min N m cn V m N •0 m V O m
L m C L 7
(� L a m O �- L `. m L �- 'C m m m L l` C In N � L o m ca L N U C `. L m �- U
CD F- C C O }— m C m o m F- C m ~ `_c U m L 0. F' m > O ~ O O = U L C U
y m 7 m ._ U o — m L 2 U
N a in U e�i 'a C C i0 m u7 G1 W U ti a E aD 0 d m QI C O^ v Il
IL D `o 3 axi m D c°� D mwin D `- m G tcn ca ci D °c can m D $yam G m DNm
W X X X X
O
O
ND cc
0
_ U a
CD
213 'am
2
d m X X chi
U a
D `o n
Q
IX
X ra
C13 o
IL
I
W m w IL
Zm caci
Q Q U co E U U
.-. � .r U .r � -E
.J W c d C c m C c m C C m C O C > 7
o IL
CCU cDE0) cDEm fQEm IL CD a. d
�D. c cEL E C p O U) m r O fn O m
p OW cmm cym cmca 0) Ca mpm CD m
r � c > n c > 0. c > c > n n. � n a. a
U ccmm mmm mmm mmm mr cm (D 4)
Oa0O d00 ca 0D
Z
cc w
w F—
.r Z Z m tm
vZ N W W
Cc)) 0)° 0) rn rn rn rn
0 a v J
O O O O O O O O
IL
m
CL
m cc a, — o .
VW •O �c ° cEa�) _E c° my cc c ° mccaE cZ m 1° (n >.
21 y OC U l`U m : 7 7 7 y 7 _m Q y Co m io of'0) C
cm 7 LL •� 7 ° ° O c U U_ m C C r m m m C C O C- L 0 cn
O CCO C C LOC\J a) �' O ~ �`•• ` 7 ` ` m c m n y.2 cc 0 lC O >. ) a Q
J
Cl) G .0 cts
7 N O n� C cm O (�D U a) ° y C CL c m 2 m E C U m C
Q W 7 c,) - C •- .0 (n O 'C m m > m O m y
F- m O cLm z o � _ m rn t � � cmi � c � c >_ Em cm ° o
W ° C 7 y L •V ° m m m C `7• y C E o)3 a) c 3 V y y
° m C m C m L m 7 0 m ` m m L G E m
Z o w+ cCD
y E to « G y C y C n ° V) y 0 C Q
c E •d m (j { O In« 0 y m0 ° m 'x mt m �, m I I
L m U m c `
O N m m m n a) 7z � L m 3 c c vi m a m o a) � o f a3i in
y UD
m_ 7 cm `• m '3 U t y U to U 0 m fn V r «'a $ y c m
mmO � icy � . c0 ayi `"° •E yc � cc mcD � � m
Z >+L O c cc j 3 cc (D c ` 7 m d C Y m V y C m
W yoLy nc°i cm
° v m M u 'EE 5 m >oyo c°� °
3.
j n C 'D CD ° 7 C Cc c L O UM CL m C c U m •U L C
W � 0 .- = cd cod c0 o m M ° Q m ymy c o3 E
~ Cl) 7r - cc � - c ° M mmm ` o � nm cE2nn ° a! m m
Q nX y C c E ca
7 r n g o m nc2 c m y rn
W -0 0) ch mEC moo ami � m came m m > Uma -0a m
c0 cco c c aa) m y � m n � 3 m o o y � � � � y m E
Z C -0 m m E � ami an d 3Lc c m m x m m m `—) ys m C —° c
O mmE0>) oom E - c o -- L y my � Ey3 � mm m16
F= aEiym � �nm� m ° fa mcL y 0 7 ° ca m 'a Em C °)
'Q d C •- C m > 7 y- 7 U) •3 7 n 3 - .th O O m .r to n m 'o
t� C3 E mE � > c m c yL o � y m m `—° cco c o 3 m y oL E a
_ y C 7 . m m C m C m m C a) m C
co E 7 O .L.. 3 - 7 m .0 m a m c O -0 y � E > m •� G
N ~ O D c U) ° L'O d m m C O y 'Cj m L cc > .y C V O — c 7 C C
CC 7 C
G m 7 m c cc a)= R m - cc y m 7 y In m E U .0 C 7 V � m C U a)
y m d m C. 7 t a) m E in m O = m m nc - m cc
U a°1 s y _m m •c 7 7 0f 0 n E U E mi a) a c m me
ti o
CD O C a) 2 m y U m a m >. G a)`O c L L > .� C rn C c ch d
� U > O U - 7 m E ° C y m 07 m m G (� U C m > m U
- 7 0 O C nL m m 0 ` to C 5, L y C a) m y c ' E CS. c g
L m C E d m m m C O f0 m m C C m R •c m c v C O O m I I
W V C 0 m 7 y 7 m 0 7 .m m n p - n m a) U C E > L Q m
O y Z CD V n N C C 'e m e' o L C y y C m C C m N a m m
Z y >.� C C m L a) E U c m (m m m In C—�° y m U n C >,O 7
Q U Ccm E . Uomncorn crn � mm � CM ; � Vo
W m m O mC E m 3 y m y c d — m E a) m U y C n.5 U N � m rn
+7 L E U n O m C L of > m C 7 O m n C m 'C 7 r-
'6 C
d ~ 0) � :tzt H O yc ~ c m o y E c ) c ?i CD Q H m d m ca I- nc � m
m U ` y C m i y m n m it E CL
L
a tit Es C7 m d, m u.5 uM�i co) 3 w c E cd d o -6 ai Lai -6c 3:E U- co) a 2
LI: X X X X
W X
LO
0
N E
m
� rn
r O
U a
W
� m 3cc
rte+ U
c9 U 'p
Cl o a
Q XX X -1 -1 F1 rQ
co O
aZ
c I I
0)W m c m ° -o ..) wLL
U cc n CL m amimCm CL m CD
aQ U U E U U C n n n
W e c a c •o ° c c � c � c
c x c c c
o aLL a n = mm _a mE 'acm mm mm
rQ O N O N m .0 O y m 0.C p m CL p So CM 9 p
C O W m mn m 'm n c a) � \ m a m �m
r U > aai m cm aCL ai = a) >a) mmm mm cm>
O C) n :5 mn nECLa LLnn an an
Z
mWD
W ° j ° > >
c o 0 0 -0 2 -0
2 �, Zz ° mmo 00 � c � c
�Z N WW a- Eco 0-0 o 62 c0 0Ca OC°
c c - == c " 0.2 0.� a0 c c ao c c
� a v � � O o � C oc arc arc aUm . me me
d J = 010 a) cc rn0 c 2 C E c > E -Cu c > E co
a c a c U o y p N o 02 .2 o oc a m
W Q C.) O a O c)c °C) c C)a:_ a a a
m2 `° 00 OU Omacicu 0W Wa Ca
M c
f. W C 0
(� Z L a) C -0 •C m m N m m m m m L m N rn m y N U
W M m a) C C O N m m N m U N m 0 _N L c U m m 0 U
aC'J •"= rn3m ° c0 ° Las yas cUE" �� mm m >.LLp 010
-DD Cm -
C c EcD a c cm aE mm � Na moa)
20 CCp > >,cn 2 O o c E ° •o `.�° m'0 `° o c o m%Ejc c °> °aN ° a ¢
J
C/) G .0 a) t2 C •C Co m m OC C L .V r. .j > y m N > — m C > C
Q W C of m "' > O m C C N C O .r p m a C c E s > L m m c C y
E.. m p fn m o (1) m o m mE a'o 3 m m me ° c y am` c c
LLI � 0. Zmrm CDr- aE o3 : c ma � : mOfc0 mEE ° _o)c-
tA 01 N ma m cmc ° m c ° c m cL a) am c U m c°s y m
N = 0 .cm °-a) 0N "> `�° yE0 `o coo ° U cE ' ccc E 'N m
zN caasmc - Em m — - Uo cm c ' 3p .0 m 0 I I
0m0 -0 Uvi oamc 00 ° ° m0m m (n EU Un
fO m m N 0 m U m
m � C7 m'>3 °_) ° E N a) o me 2 c m ° c m = _� m m
z E y L 2 m E m in a U m •C a y m C C a m L y `p m y
CD
.0 mmcyccc :a CO
, a�i � 0cti o `er° L) fn ° cf' m mm3oc
W m c= o o m m .- m N -o m m U o m c pLL U m 'O o
m m ,r v m °'mom >' mc D c p m m EL O � mCa o 3 CLN CO
rn3 m in°)m m y m m c - o L c°s '� o m C o cc o E m
fA m .—
COcm a x Ncsc m e a °) m m °> m 'c m
3LL m as (D m �m m O y •O o '- m m > E UQ� >
Q y E plc m a c y m m 0 a) c � �_ c
W cay � 'co - 0cm U � m � —0m m a) m3
2 m o o m vi o m o c v m o - �' - ap co c 0. vi Z m
m a) m 3 N m m o am _ E m m m y E o
Z � E m m m `. N y m m C O m N m C r L N N E L
QU E a m ` 0 C ° m co y m>Cc C y p N m m C m y �_ N
Q O � C N p-0 mL > .0 D m— � 0 to O O mr Ca to m > C ° to > O
r- C7 c -p = Ccay) al mam 'o c - mm mE• -C mm mmm 0 n-
c0 0 c c �L m m y o m > > 0 m -UL = y � 3 a 0
N H N m mr° C � - 0 a- maC a) E N m m > c 3 m - t m` E m 0 c
C >
3:Cc C C L O C m m co y C C > y ry. m T C ... rm N .0 a)
Om � y N O O p m L U m O cp
0. m 3 � c o m a) ow co m .0 m o•c c rnd ° � a)
U m m x E mom m o•_ m >c 3 c o c = �° -y - a E c m m � c �
:G 3: °) m m wo 5 c�° 0 ° m me my E mL > fO (n a am0 c' 0 acc
m �o : Ny2 ° a) *c mo` > E m Ey Baca o 0CCc 0)
Cn >. •0 c c m 0 m m A 0 .-
0
In y C 0 `m y m C 0 y a'U '> m 'U y O m N D O U y N y m C
C O m to C y U C c C a) O O a L Mi C x E 'C m > > L to •p 'C m y L > 1 I
F.. m •�U 3 m co m m C. a N .r U m C a) 7 O (a .r 7 m C = 0
C; of a) 'y ') E3 m ) m acs as �' m ° m U i 2 .a) > 0L C s U Ec m ._ E ¢ m
L a1 y ` = L O m L _ E m > m m >.•— '� fo E L ° m
Z N •d m m 0 m 0 N Cn 7 ._ U C V L Ca 3 m > N o y — C
Q T N T 3 y T > 'C N fo a) 'U m d N y E T cn 0 m U d m 0 y
W UOmCa) m0N U0C Um Qc 0 .20 N .- 0 00) mmcv) � =
Za a) . O m E m o a) 'D p m �o E 2 o = °? c c�v � c me m 0 ° o
d Hpo 'rn30C— � c � � C cn '16 am > c Lamay �
y C m m m - p o vi Ute_ ° m:o . 0 cc U 03 m 3 '0 cm-6 co
Cf) m 0 .0 y > co of et O a1 � U y ' > r C m r y - m a 'p 'D C C L=—
i
0 m m m L > 2 c U C 2 m r a a C �. N C- E
d
U. LL 003 � ym LL aE LL2 ; .f a) C70. 2a: sCa Ca Ca to CO
LLX X X X ..
W
LO
O
N Q 2
C)
r
O
U a
m
� � m
ai m 0
� U•a
p oa
Q X ¢
m O
aZ
I I
W } W U-
0 m a a a a a
Z 0 0 0 0 0
O
4 -0c -0c -0c -0c -0 -E
O aLL o) E o, E to 00 C, E
r c o c o c o c o c o
p W 'cm cm 'cm c6 cm
U > (1) m m� a) � a) � a)
C; a0 a. 0 4 0 a0 a0
Z
rn rn rn rn
a: w0N y y a)C C C C y
W H
O � � O � � O 'O � O 'O � O �
Z Z C 'a C 'a C c C c C
`"'Z N WW oc-o ccoc oc-° ccoc oc-° me ,o` `-° coc `o_ `-°
HQ 22
d 0� aocco
QJ c > �
c' '> ? )c)> E 76 c E io > E 7i cE ic > E io'oom �W gomoma ' oom9c oom �
m
` = o.0.. aa-E a oc co. ac ch
) com
amooaocca� � Oa 0ca) ca Oam0 0c )coa 0ccacc
W
U W O y cc cn
t m cn C C .0 y O L 7 •3 L m C L cmn y F- d U
Q co m a) o .3 Q O m a) m c
a (.� C m c .r� `°° m0 0 �n s aEi m C o y O s y tM o ra
� cn
p O Sys .0c y ccnn � c coEOE com ° Z rn m m aa ¢
.0 .0 o ra ai m m = 0 m m c > L m
JN t y � cco m � �� co c `o h m � ao � c o m
H � O cmviwccoo co cm`omm Amy c°isc'n a �' o W ° c
Z *. m .0 co iia O .D cn m a) o m e c a) co 0
W Ln m to O U) m m a L O co co y 'y � Co •E _ O d a)
Z o = c—° coZD m Tc `o ' m mL E y » ` m ° `o oC
N cl mL m y o L y� co O y _° mac m a _ I I
O :5 3 � a) O m m y Co C m 0 y 0 t=!) a '� m C U t]
CD Co 0
os nom ° a� c ct cmmo � om = E '(=-
° o m m
z o m m ° m ° ` a) a= "o E EVE E m` co
W W c>omo >>0.1 mem yc co3 avmc °� Lm. >' m o
cr I— y Z .p GUUS >• w L .t.4 O L . t0 C m > y
W m a) f0 d o trail O cO y C ) m Y a) = m ccoo ° m
F- o m m'5 - a) nmi �_ E co m m > o � m m c c-o > am
� O c 'a) C N co a y m a) 2 a) E E y 3 c (nn N m a) y 0 trail
Q Q C m 0 > co a) L N E j d m = U U y y 0 'O C U m
C L C _ L .— d m L
G o > a o.
Z H L m CD co L 2 E C c0 a) cfo y L C a C m L � y y c0 d � O �
CD
O co� m y rn a m _L o ` to m ° y m �p Oa 2 L L_ o co ) U
l-' m 'ntLn ° c° 3 goc Ef o0o co CD 0 3 ° a m � a)
a
co -C Co 'aE � 0=cn 3 � m m
a.
> > co r0 LL co cn m yy_2 ° d m U m a o co p C ° m m (E!—)
N v) a y L O c`C > C 01 U - m C m 7 cr m m `m p O m m O t°0 O L co C
m o Co m cc C y 7 C p m > ` y a) m Q y 0. 8.
� �
O m m C'` C L O co M y co L m O L to m y 0 `° m m
� :fl `o E _ c oi
LL x
LO W X
O
N Q E
et rn
r O
U CL
CD
y
m X X X �. Cc
QUa
Q X X X X x x ¢
ca O
CL
I I
W } o o w LL
Um a a _ a= a n a a
Z o z 0 0
Q CD Cn 0 0
J W c aci C aa) m e c c E c c c c c c c c
O dV- coE coEaw ca Ea `aE coE ccE ccE
r C C D CD CL CM CL CL
U Mn C D U CCD C O O
O O W m m o` E c m `o m E m c m
'- U > coy cayvlp c >caa cca � scam mm Em
a02U CL2cn a0 d0 d0 d0
Z
Q y m
W > > o ..
W H Ov o ,0- - c E
�Z .• Z W `o c-ca 9 c c M c-ca (D° a s
HQ N 2 � a`oac rn rn cm c`od � Arno cm
C) J x W O7 fa y .0 c c c o fa '--_. n C C y c
Oa V J c Eca 0 0 0 mica o n
a � ,� a "0E � � 0Eyar .0 o
W Q �_ E'er '" c O
_ E CL co
y a) a1 y O
U Z •� V U L N al 0) (D
CD G � a) d O (V m � y :r cc C a) C c cn cyil >.
Q W y U _ D y 7 L a 0 O cc y y U
CL V = .O O 'y-0 m •ia L N E � N N O m a) Z E y O y > m E m
20 O C ay c E mLo, 3 = > = >.- 3 'y � � 'v c U a ° cm
Z Et c°a U ¢ cn �. cD E c c a y a c� o 'o tL
J N 0 .. E y y >, u± c� o o m o cv C Lv c � 3 cc u°i ° 5
Q W = L p y L .>m E a y fcII E 'a a) ' tC13 O d d O c y
F- O U — al f0 (D i y y y 7 y aI C1 0
Z L U 'y L y LL r 72 E ♦- p a) L U m y C
W LL 0 = m = sZc c o o = m - y `o L - o f - 0 � o
cn E 2 y ca o -` �. m n
� � LEr yoEo � O3yo o � 0c � m Enoo -o " ayi
Z o = y v, y m >. E io o m�U °' - 2a a octs E -iw � � � me m
O N aN c pC p E w v cn � CD a_ y -- •E U oZU E y y o I I
cc m o` ° c � "a c-o d o E �a > aoa c ai vi aci c U0
> aUi my cn U ° ra od• E a ° to m > m yo O ° c •o (n ay)
Z ° d m C E O 0 U U m y 'a m M E c`a 3 a) y .0 •O �. _U y U .r O
W aE E E ° `a O cc . o O m m �E C y t m c .y E m ca ° Z' c o c
W a> cEc ocna) uj y `oo' c m � CL yE rn E >`xE w �c Ey
E• Q orn LL
> as ° y - c - `° 3 Lcts cn cya m t ccs m e ¢ m cn ° ca
E 2 tu
r 0
c c Q-cc CP. L CD 2 n ° ca -y '> ymm
Q my '_• a) Eye ° y �' per' �_ yC"0 cD2 C\J Em vi comm oUnE ° 0
WC U L� a7 c C C LL CD y y U 7 E cn•O 3 y y U a7 � y y a7 E `° c w is
G 7 0) p y U O c L p y _E ` O O a y L a vi N ca O C y w m ' 7
Z C C O C D7 cn Cn = ` ca y y cru E y E U p •C 'p "� U U o E O a) '7 y y a)
O j U O N at N ca �a C O n n E y y y y m y CU cn •- y Q M Y C
_O � vLc v; mEE -o • ri - U y � • a� '6 Cts o c oCL ` tO
:°cls ca L O L N tLa O y y U .0 y a E •U C1 y = E y C m ai y .�U d
Q - vca
y, ca c E EU � 'c in mLm'o w 'o � "o o c m O a� o vt c y � tc c `o 0
►� C3 my •o > y o s o c L Q U n E O E -o
L (D C y y Cl) O O C ra O cn n > O y y y y a1 d
N _y tyn fO m C `yCtS y m 'ca y O L C cn m O C O y C m y i fa �• U U y O
!r C Co -O y co C Z` �. `• -E y 7 to a) > _� 'D U > ° 4? a) 7 L y L V - y C
c C >• o y E
E w v o 7 ° y 0 O O L c C n n as N m O L o m m E U -- L a d Cl
ns d
U ui p O C L ° y y c c y c C O O O y y • a U a) ` L C U 3 `r cn m y •p
00 •oyc > IDoyy ° ca y m o .5E as > » 3 o m (D ° y
2--
LO ai CC y C U C c`a C U Cl) U y = co a>i c0 Z cca Q L N m c C y y ar C 'y cc 2 io
L„) co CL= - m E •� m m c Eti c n � Qai y ° � Y Um m a Cl) o m � 4 °ac y c o rn
to y 6.w y E U N y C 0 E u -0 o o 0 = r N C y L ai U ~ ca C m cc ° C 2
E > > rn c m• a U m c - c o nr o -
Cc o c y yQ O ca •y 0 m _ y E m Coc >.= o r U m ai .G v� ny n m I I
y mL y o C E ECS - o as g y y y L � c . 0 y y O �U ¢ m
Z N (D m3 L w at - ca m L d y cn Q! m a O C y ` C U) y s 0 2 ` Q O y C
CO - - CCC L -0 y o y o o y c � En ca E c c o c o y c y CL
Q cL' t CCS z � >.Z ` o V m a) `.c Q >` m L c ca ` L o i I- E
LLI _ rn cc v; U .- p
cdv y = °' z as o � c O ct m y c >, a' m = 3 a t c cc a5 U) U m m vi
v c c m - y - ` y m �• m L c0 c y oc a; o � -- c onE > o y
d
.2 CD
t5 (a
ydCD 3 ~ cu Qyda) 75 w cn m m m >. 3 Q and -a
a cGF- -� E 0U v c°� can' a °i � Y rn Yli oa r E . . Y c m m Jm � E v cis
LL x
w x
Ln
N p
o�
O
T
a-
2 m
m «U
*' U a
ca
p `oQ
Q mo
az
I 1
W W ti
CL CL
} .
Z m w m
p O o
Jw caci cm
o d ca E ca E
C o Cf o
o Ow'cm cm
*' U > m (1) m
O a O a.0
z
W
w F'
cm CD
Z y W w c C
2 c c CD
00- � � ° °
a
wQ v
c
W _ U
UZ O O � m � 5 °' d o
Q W IM
CL C7 0 .� �oC moan
2O G > d E w a �Q
Q W a `° E ca 3 0 C
z O r m V U E a!a
CW � mC (D m
G04 — O 0 > W
z 0 _ C «C o � d I I
O N ai m 2 m m o 0 i
° Eur)
> � o 'ammo
z d > CLa
W :2c cc — cc
W > (D _ rn3 )
cc 0 rn m
LU F.. p CL U)mmo 'a
N Cl) o, c o o
QU 7 m m 0
c a1 C D1
— N
G Ca) CS _C pf y d
L m « y > —
z 5 _ a) C m a)
0 CL
O_ c0 (A _� O N
~ O C a) as C O
Q ao E d a`.
t� C7 m � 0) mo, ia O
_ c
Es —c�x
G 3 c ~ C
m � m .0
a�
C` mm ymm0 °Qm
si 0
(q
F.. f0 c (D > Q CO
(U) CDL O O
Co
z _T C`T7 W N C
() r cf`p O
Q Uc Uccm )
sm (D cm
V F- FL- a � y
C1 7 aQ
Q C 0 O
r a) r 0.
a zm DEccE