HomeMy WebLinkAboutT-5374 - Conditions of Approval - 12/15/2005 City of ,���, REPORT TO THE PLANNING COMMISSION
FR�e'cr►�3 c AGENDA ITEM NO. VIII—B
COMMISSION MEETING 12/15/04
December 15, 2004
APPROVED BY
FROM: STAFF, Planning Division DEPARTMENT DIRECTO
Planning and Development 4partt
SUBJECT: CONSIDERATION OF REZONE APPLICATION NO. R-04-57, VESTING
TENTATIVE TRACT MAP NO. 5374/UGM AND ENVIRONMENTAL
FINDING FOR ENVIRONMENTAL ASSESSMENT NO. R-04-57/T-5374
EXECUTIVE SUMMARY
Rezone Application No. R-04-57 proposes to rezone the subject property from the AE-5/UGM (Exclusive
Five Acre Agricultural/Urban Growth Management) to the R-1/UGM (Single Family Residential/Urban
Growth Management) zone district for approximately 20 acres of property located on the southeast
corner of South Peach and East Grove Avenues. The applicant, Ingles-Braun and Associates on behalf
of Landcastle Real Estate, has also filed Vesting Tentative Tract Map No. 5374/UGM proposing to
subdivide the subject property into a 93-lot (plus one outlot) single family residential subdivision at an
overall density of 4.96 units per acre. The applications will bring the zoning and uses for the
property into conformance with the 2025 Fresno General Plan and the Roosevelt Community
Plan.
PROJECT INFORMATION
PROJECT Tentative Tract Map No. 5374/UGM proposes a 93-lot (plus one outlot)
single family residential subdivision on approximately 20 acres (gross)
of property to be developed at an overall density of 4.96 units per acre
APPLICANT Landcaste Real Estate (Engineer: Ingels-Braun and Associates)
LOCATION Southeast corner of South Peach and East Grove Avenues.
(Council District 5, Councilmember Dages)
SITE SIZE Approximately 20 acres
LAND USE Existing - Agriculture/Vacant
Proposed - Single Family Residential
ZONING Existing - AE-5/UGM (Exclusive Five Acre Agricultural/
Urban Growth Management
Proposed - R-1/UGM (Single Family Residential/Urban Growth
Management
PLAN DESIGNATION Proposed R-1/UGM zone district with 93-lot single family residential
AND CONSISTENCY subdivision is consistent with the 2025 Fresno General Plan and
Roosevelt Community Plan designation of the site for medium density
(4.99 to 10.37) and medium-low-density (2.19 to 4.98 units per acre)
residential land uses subject to Fresno Municipal Code Section 12-
403-B
ENVIRONMENTAL FINDING Finding of Conformity to the 2025 Fresno General Plan Master
Environmental Impact Report (MEIR No. 10130) dated November 3,
2004
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-57
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 2
PLAN COMMITTEE The Roosevelt Community Plan Advisory Committee, by a vote of
RECOMMENDATION 9 to 0, recommended approval on August 23, 2004
STAFF RECOMMENDATION Recommend approval of the rezone application and approval of the
tentative tract map subject to compliance with the Conditions of
Approval for T-5374/UGM dated December 15, 2004
BORDERING PROPERTY INFORMATION
Planned Land Use Existing Zoning Existing Land Use
Medium-Low Density Residential R-1/UGM Single Family Residential
North Single Family Residential/Urban
Growth Management
Medium Density Residential AE-5/UGM Vacant/Agricultural
South Exclusive Five Acre Agricultural/Urban
Medium-High Density Residential Growth Management
Medium-Low Density Residential AE-5/UGM Vacant
Exclusive Five Acre Agricultural/Urban (proposed Single Family
East Growth Management Residential under
(Proposed R-1/UGM under Rezone Tentative Tract Map No.
Application No. R-04-37) 5313)
Medium-Low Density Residential AE-5/UGM Agricultural/Vacant
West Exclusive Five Acre Agricultural/
Urban Growth Management
ENVIRONMENTAL FINDING
The initial study prepared for Environmental Assessment No. R-04-57/T-5374 considered potential
environmental impacts associated with the subject rezone and tentative tract map request. The study
indicates that the project, if approved, would conform to the land use designation and land use policies
of the 2025 Fresno General Plan and is within the scope of Master Environmental Impact Report
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 November 3, 2004,
which incorporates a MEIR Mitigation Monitoring Checklist. This environmental finding was properly
noticed with no comments filed within the 20-day review and comment period.
BACKGROUND / ANALYSIS
The applicant, Ingles-Braun and Associates on behalf of Landcastle Real Estate, has filed Rezone
Application No. R-04-57 and Vesting Tentative Tract Map No. 5374/UGM for approximately 20 acres of
property located on the southeast corner of South Peach and East Grove Avenues. The rezone
application is requesting a zone change from the AE-5/UGM (Exclusive Five Acre Agricultural/Urban
Growth Management) zone district to the R-1/UGM (Single Family Residential/Urban Growth
Management) zone district. Vesting Tentative Tract Map No. 5374/UGM is proposing to subdivide the
subject property into 93 single family residential lots to be developed at a density of 4.96 units per acre.
The subdivision also includes one outlot which is proposed for open space (park) purposes.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-57
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 3
On November 19, 2002, the City Council, through Resolution No. 2002-379, adopted the 2025 Fresno
General Plan which updated the Roosevelt Community Plan. The updated Community Plan designates
the subject property for medium and medium-low density residential land uses. The applicant wishes to
pursue development of the subject property with 93 single family homes. The requested R-1/UGM zone
district conforms to the medium-low and medium density residential land use designation as indicated
by the 2025 Fresno General Plan's "Planned Land Use and Zone District Consistency Matrix."
The 2025 Fresno General Plan and the Roosevelt Community Plan, designate the eastern one-half of
the subject property for the medium low density residential planned land use (2.19-4.98 units per acre)
and the western one-half of the subject property for medium density residential planned land use (4.99-
10.37). The proposed 93-lot single family residential subdivision will result in a density of 4.96 dwelling
units per acre. Pursuant to Table 2, "Planned Land Use and Zone District Consistency Matrix," of the
2025 Fresno General Plan, the proposed R-1 zone district conforms to both the medium low and
medium density residential land use designations. The development's proposed density of 4.96
dwelling units per acre, however, is less than the lower limit of the medium density residential land use
designation that applies to a portion of this site. This lower density is allowed pursuant to Section 12-
403-B-2-b-1 of the Fresno Municipal Code which allows development of a density not less than the
minimum density of the next lowest land use designation. The density range of the next lowest land use
designation (medium low density residential) is 2.19 - 4.98 units per acre, thus, the proposed 4.96
dwelling units per acre for this site is allowed in accordance with Section 12-403-B-2-b-1 of the Fresno
Municipal Code.
Surrounding land uses are characterized by single family residential lots to the north. There are
agricultural uses to the west and south. There is a single family residential development proposed to the
east under Tentative Tract Map No. 5313. Access to the subject site will be from South Peach Avenue,
which is a major (arterial) street. The traffic generated by this project can be accommodated by the
planned circulation system with street improvements completed by the project as required by
development standards, Urban Growth Management (UGM) Service Delivery policies, and
environmental impact mitigation measures. Sewer and water infrastructure availability and service
demands have been verified by the Department of Public Utilities with required facilities to be located in
South Peach and East Grove Avenues.
Roosevelt Community Plan Advisory Committee
The Roosevelt Community Plan Advisory Committee reviewed and recommended approval of Rezone
Application No. R-04-57 and Vesting Tentative Tract Map No. 5374/UGM on August 23, 2004, by a vote
of 9 to 0.
Water Resources and Public Water Supply
The nearest available water service lines are located in South Peach and East Grove Avenues. It has
been determined that there is an adequate source of water available to serve the project with the
implementation of UGM service delivery requirements and environmental impact mitigation measures.
The Fresno Metropolitan Flood Control District (FMFCD) has indicated that this project cannot be
entirely accommodated by the district and temporary facilities will be required. The developer will be
required to construct FMFCD "Master Plan Facilities" as determined by the district in their attached
memorandum, dated September 7, 2004.
Implementation of the 2025 Fresno General Plan policies, mitigation measures of Master Environmental
Impact Report No. 10130, the Water Resources Management Plan, and the mitigation measures
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-57
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 4
identified by the project environmental assessment/initial study will provide an adequate, reliable and
sustainable water supply for the project's urban domestic and public safety consumptive purposes.
Sewage Collection System Capacity
Several major facility improvement projects have been implemented at the City of Fresno's Regional
Wastewater Treatment and Reclamation Facility in order to accommodate the projected rates of
population and employment growth up to a projected population holding capacity of 590,000 people.
These improvements have been completed to provide an expanded wastewater treatment and
reclamation capacity of 80 million gallons per day (MGD), which is sufficient to accommodate continued
planned urban development including the proposed project.
The Department of-Public Utilities has determined that adequate sanitary sewer service is available to
serve the project. The nearest public sanitary sewer mains to serve this project are located in South
Peach and East Grove Avenues, to the west and the north of the subject property.
Major Street Improvements
The 2025 Fresno General Plan designates South Peach Avenue as an arterial street requiring a 110-
foot right-of-way width. The developer will be required to dedicate and construct improvements on the
east side of Peach Avenue and relinquish access rights from all adjacent lots. Other improvements
include the construction of curb, gutter, sidewalk, and transition paving within the limits of the tract and
construction of an underground street lighting system. These street improvements are outlined in more
detail in the Vesting Tentative Tract Map No. 5374/UGM Conditions of Approval dated December 15,
2004.
Streets and Access Points
This subdivision is proposed to have two access points from South Peach Avenue and one connection
point to Tentative Tract Map 5313 to the east by extending Kaviland Avenue to the east. Staff is also
requiring the applicant to obtain another connection stub street to the south to connect to any future
development on the adjoining parcel to the south. The Public Works Department Transportation
Planning Section has reviewed the rezone and tentative tract map applications. Public Works staff has
determined that the streets adjacent to and near the subject site will be able to accommodate the
quantity and kind of traffic generated, subject to the dedication and improvement of adjacent portions of
Peach Avenue to the ultimate planned width.
Fire Service
The proposed subdivision is currently located two miles from the nearest existing fire station (Fresno
County Station No. 87). The subject property is within the service area of City Fire station No. 15, which
is currently under construction at Park Circle Drive and Clovis Avenue.
Landscaping/Walls
The proposed subdivision abuts a planned arterial street (Peach Avenue). In accordance with Policy No.
1-5.8 of the Roosevelt Community Plan a 15-foot landscape setback along South Peach Avenue is
required. There shall be a six-foot high masonry wall constructed at the rear of the 15-foot landscape
setback.
Open Space
The developer will be required to provide at least five percent of the total project area for public or
private common open space per Roosevelt Community Plan Policy No. 1-17.3. Alternatively, an
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-57
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 5
equivalent amount of area may be provided in conjunction with approved public or quasi-public open
space within one-quarter mile of this development. The subdivision includes a pocket park in its design
of approximately 0.84 acres and this park will apply toward the open space requirement.
Historical Resource
There are two pre-1954 residential structures with related outbuildings on the subject property proposed
to be removed as part of this project. The 2025 Fresno General Plan Policy No. G-11-c states that prior
to issuance of a formal demolition order by the City involving structures over 50 years old, potential
Local Register listing shall be reviewed by historic preservation staff and if necessary, by the Historic
Preservation Commission.
It is staff's policy to require the applicant to hire a professional consultant to produce a historic survey of
the project area when there is a potential historic resource on site. Ingles-Braun and Associates hired a
consultant, Jon L. Brady, to conduct an evaluation for the subject property for both cultural
(archeological) and historic resources. The City's Historic Preservation Project Manager and a member
of the City's Historic Preservation Commission have determined that the subject site will not require any
further mitigation.
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 Roosevelt
Community Plan designates the site for medium-low density residential land uses and subject to
Section 12-403-B of the Fresno Municipal Code, the project design meets the density and zoning
ordinance criteria for development in this plan designation.
2. This site is physically suitable for the proposed type and density of development, because
conditions of approval will ensure adequate access and drainage on and off the site.
3. The proposed subdivision design and improvement is not likely to cause substantial and
considerable damage to the natural environment, including fish, wildlife or their habitat, because of
the urbanized nature of the area in which the site is located.
4. The proposed subdivision design and improvements are not likely to cause serious public health
and safety problems, because the conditions of approval have shown and will ensure that the
subdivision conforms with city health and safety standards.
5. The proposed subdivision design will not conflict with public easements within or through the site,
because conditions of approval will assure noninterference with any existing or proposed public
easements.
REPORT TO THE PLANNING COMMISSION
Rezone Application No. R-04-57
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 6
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.
Action by the Planning Commission regarding the rezone application will be a recommendation to the
City Council. Planning Commission action on the proposed tentative tract map, unless appealed to the
City Council, is final.
State Department of Transportation (Caltrans)
The California Department of Transportation (Caltrans), District 6, Office of Intergovernmental Relations
has submitted the attached comments dated August 16, 2004, indicating that the proposed project in
and of itself is not expected to create significant impacts to the state highway system.
CONCLUSION / RECOMMENDATION
Staff recommends the Planning Commission take the following action:
1. RECOMMEND APPROVAL to the City Council of the environmental finding of Environmental
Assessment No. R-04-57/T-5374 dated November 3, 2004, that the project proposal conforms to
the provisions of the 2025 Fresno General Plan Master Environmental Impact Report (MSIR
No. 10130).
2. RECOMMEND APPROVAL to the City Council of Rezone Application No. R-04-57 to rezone the
subject property from the AE-5/UGM (Exclusive Five Acre AgriculturaUUrban Growth
Management) to the R-1/UGM (Single Family Residential/Urban Growth Management) zone
district.
3. APPROVE Vesting Tentative Tract Map No. 5374/UGM subject to compliance with the Conditions
of Approval dated December 15, 2004.
KAMaster Files-Tract Maps\Tract 5374 Dawn Marple(R-04-57)\R-04-57,T-5374 PC Rpt 12-15-04-DM.doc
Attachments: Vicinity Map
Vesting Tentative Tract Map No. 5374/UGM dated August 16, 2004
Conditions of Approval for T-5374/UGM dated December 15, 2004, including letters from
Fresno Metropolitan Flood Control District (9-7-04), San Joaquin Valley Air Pollution
Control District(8-31-04), Solid Waste Division (9-8-04), and Public Works
Department (9-8-04)
Letter from Caltrans dated August 16, 2004
Environmental Assessment No. R-04-57/T-5374, Finding of Conformity to 2025 Fresno
General Plan Master Environmental Impact Report (MEIR No. 10130)
dated November 3, 2004
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REZONE APPLICATION NO. R-04-057
From AE-5/UGM to R-1/UGM ` A.P.N.:481-050-06
VESTING TENTATIVE TRACT MAP NO. T-5374/UGM ZONE MAP:2654
North of Jensen Ave., east of Peach Ave. NOT TO�sSCALE BY/DATE: J.S. / 8-16-04
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CITY OF FRESNO
PLANNING AND DEVELOPMENT DEPARTMENT
CONDITIONS OF APPROVAL
December 15, 2004
VESTING TENTATIVE TRACT MAP NO. 5374/UGM
Southeast corner of South Peach and East Grove Avenues
All tentative maps are subject to the applicable provisions of the State Subdivision Map Act Fresno
Municipal Code,City policies,and City of Fresno Standard Specifications. The following specific conditions
are applicable to this vesting tentative map. The Urban Growth Management(UGM)Service Delivery Plan
requirements are included in the following conditions of approval and are designated by the caption"Urban
Growth Management Requirements."
NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code§66020(d)(1),the imposition
of fees, dedications, reservations or exactions for this project are subject to protest
by the project applicant at the time of approval or conditional approval of the
development or within 90 days after the date of the imposition of the fees,
dedications, reservations or exactions imposed on the development project.
GENERAL CONDITIONS
1. Upon approval or conditional approval of Vesting Tentative Tract Map No. 5374/UGM entitled
"Exhibit A,"dated August 16, 2004,the subdivider may prepare a Final Map in accordance with the
approved tentative map. Related Rezone Application No. R-04-57 shall be approved by the City
Council to become effective prior to Final Map approval.
2. Submit grading plans and a soils report to the City of Fresno Planning and Development
Department for verification prior to Final Map approval(Reference: Sections 12-1022 and 12-1023
of the Fresno Municipal Code). Grading plans shall indicate the location of any required walls and
indicate the proposed width of required landscape easements or strips. Approval of the grading
plan is required prior to Final Map approval.
3. At the time of Final Map submittal,the subdivider shall submit engineered construction plans to the
City of Fresno Planning and Development Department for grading, public sanitary sewer system,
public water system, street lighting system, public streets, and storm drainage, including other
technical reports and engineered plans as necessaryto construct the required public improvements
and work and applicable processing fees.
Engineered construction plans shall be approved by the City prior to the approval of the Final Map.
If, at the time of Final Map approval, such plans have not been approved, the subdivider shall
provide performance security in an amount established by the City to guarantee the completion of
plans.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 2
4. Public utilities easements,as necessary,shall be shown on the Final Map and dedicated to the City
of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition
of development, shall be acquired at the subdivider's cost and shall be dedicated by separate
instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the
required public improvements shall be paid for by the subdivider. The subdivider is responsible to
contact the appropriate utility company for information.
5. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code,
Article 10, Chapter 12, "Subdivision of Real Property"; Resolution No. 68-187, "City Policy with
Respect to Subdivisions"; and City of Fresno Standard Specifications, 2002 Edition, and any
.amendments thereto.
6. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street
improvements and other grading and construction; street trees, street signs, water service,
sewering, and inspections in accordance with the City of Fresno Master Fee Schedule (City
Resolution Nos. 79-606 and No. 80-420)and any amendments, modifications,or additions thereto;
and in accordance with the requirements of State law as related to vesting tentative maps.
7. The subdivider shall furnish to the City acceptable security to guarantee the construction of the
off-site street improvements in accordance with all applicable provisions of the Fresno Municipal
Code and the State Subdivision Map Act. The subdivider shall complete all the public
improvements prior to the approval of the Final Map by the City. If, at the time of Final Map
approval, any public improvements have not been completed and accepted in accordance with the
standards of the City,the subdivider may elect to enter into an agreement with the City to thereafter
guarantee the completion of the improvements.
8. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision
guarantee listing all parties having any right, title or interest and the nature of their interest
per State law.
9. Relinquish access rights to South Peach Avenue from all residential lots which abut this street.
Reference Section 12-1011-f-3 of the Fresno Municipal Code.
Landscaping and Walls
10. Pursuant to Roosevelt Community Plan Policy No. 1-17.3 the developer/owner shall designate and
develop at least 5 percent of the total project area for public or private open space such as lakes,
community recreation, or passive open space. Alternatively, an equivalent amount of area may be
provided in conjunction with approved public or quasi public open space within one and one-quarter
mile of the development.
The City Council, on November 3, 2004, approved Plan Amendment No. A-03-17 to the above-
noted policy of the Roosevelt Community Plan to allow for the payment of fees for open space-park
purposes in lieu of the actual development of the required 5 percent open space. Pursuant to this
amendment an equivalent amount of funds in lieu of park space improvement may be paid to the
city subject to the terms of Resolution No. 2004-450 approving this plan amendment.
11. Provide a 15-foot landscaped easement (and irrigation system) along the side and rear property
lines of all lots which abut South Peach Avenue.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 3
When the grading plan establishes a top of slope beyond the required landscape easement noted
and the construction of the required 6-foot high wall is to be established coincident with the top of
slope then the required minimum easement width shall be expanded to include the full landscaped
area up to the wall location.
12. If the developer/subdivider elects to petition for annexation into the City's Community Facilities
District No. 2, he shall be required to provide the City of Fresno, Department of Public Works,with
copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting
to the purchasers understanding that the lot will have an annual landscaping maintenance
assessment and that he/she is aware of the estimated amount of the assessment.
13. Should the City Council not approve the annexation of such landscape areas then the property
owner/developer shall create a homeowner's association for the maintenance of the landscape
areas, 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.
14. 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.
15. Construct a 6-foot high solid masonry wall along the side and rear property lines of all lots which
abut South Peach Avenue (solid wall to meet the requirements of Section 12-306-H, Fresno
Municipal Code). Construction plans for required walls showing architectural appearance and
location of all walls shall be submitted to the Planning and Development Department for review
prior to Final Map approval
Building Setbacks
16. Building setbacks shall be in accordance with the R-1/UGM zone district standards as shown on
Exhibit "A" of Tentative Tract Map No. 5374/UGM dated August 16, 2004, and the provisions of
Section 12-207.5-E-1-c of the Fresno Municipal Code.
Information
17. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid
to the Fresno Unified School District in accordance with the school district's adopted schedule of
fees.
18. Contact the United States Postal Service, Fresno Office, for the location and type of mailboxes to
be installed in this subdivision.
19. 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.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 4
20. 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.
21. If archaeological and/or animal fossil material is encountered during project surveying, grading,
excavating, or construction, work shall stop immediately.
If there are suspected human remains,the Fresno County Coroner shall be immediately contacted
(business hours: 559-268-0109; after hours the contact phone number is 559-488-3111 for the
Fresno County Sheriff's Department). If remains or other archaeological material is possibly Native
American in origin,the Native American Heritage Commission(phone number:916-653-4082)shall
be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin
Valley Information Center(phone number: 805-644-2289) shall be contacted to obtain a referral
list of recognized archaeologists. An archaeological assessment shall be conducted for the project,
the site shall be formally recorded, and recommendations made to the City as to any further site
investigation or site avoidance/preservation measures.
If animal fossils are uncovered, the Museum of Paleontology at U.C. Berkeley shall be contacted
to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a
paleontologist; if the paleontologist determines the material to be significant, a recommendation
shall be made to the City as to any further site investigation or preservation measures.
22. 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.
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. 5374/UGM
December 15, 2004
Page 5
23. 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.
24. Solid waste disposal for the subdivision shall be provided by the City of Fresno in accordance with
the attached memorandum from the Solid Waste Division dated September 8, 2004.
PARK SERVICE
25. The developer/owner shall plant a street tree approximately every 60-feet or a minimum of one
street tree per lot. Corner lots with street frontage on more than one side are required to provide
additional trees. Contact Nancy Morrison for more information at (559) 621-8690.
Urban Growth Management Requirements
26. The subdivider shall be required to pay the appropriate UGM Park Capital Fee at the time of final
map approval. Fee payment may be deferred until time of building permit issuance in accordance
with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code.
FIRE SERVICE
27. This project is within 3 miles from Fire Station No. 15; however, this station is currently under
construction.
28. Provide residential hydrants and fire flows per Public Works Standards with two sources of water.
Urban Growth Management Requirements
29. The subdivider shall be required to pay the appropriate Fire Station Capital Fee at the time of Final
Map approval. Fee payment may be deferred until time of building permit issuance in accordance
with the requirements of Section 12-4.509-C-3 of the Fresno Municipal Code.
STREETS AND RIGHTS-OF-WAY
30. The subdivider shall furnish to the city acceptable security to guarantee the construction of the
off-site street improvements in accordance with all applicable provisions of the Fresno Municipal
Code and the State Subdivision Map Act.
31. 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.
32. All of the required street improvements shall be constructed and/or installed in accordance with the
City of Fresno Standard Specifications (2002 Edition).
33. The subdivider shall install all existing and proposed utility systems underground in accordance with
Fresno Municipal Code Section 12-1011, 8-801, and Resolution Nos. 78-522 and 88-229.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 6
34. The subdivider shall construct an underground street lighting system per Public Works Standards
E-1 and E-2 within the limits of the tract. Spacing and design shall conform to Public Works
Standards for local streets. Height, type, spacing, etc., of standards and luminaires shall be in
accordance with Resolutions Nos.68-187, 78-522, 81-219,and 88-229 or any modification thereto
approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work
by the subdivider and acceptance of the work by the city, the street lighting system shall be
dedicated to the city. Submit engineered construction plans to the Public Works Department for
approval.
35. 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. .
36. All of the required street improvements shall be constructed and/or installed in accordance with the
City of Fresno Standard Specifications (2002 Edition). All required signing and striping shall be
done by, and paid for, by the developer/owner. Signing and striping plans shall be prepared per
current California Department of Transportation standards and shall be submitted to the
Transportation Section of the Public Works Department for review and approval.
37. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District
for the control of fugitive dust requirements from paved and unpaved roads.
Major Streets
South Peach Avenue (Arterial)
38. Dedicate 55 feet of property, from section line, for public street purposes within the limits of this
tract to meet City of Fresno arterial street standards.
39. Construct concrete curb, gutter (Per Public Works Standards P-5), and 20 feet of permanent
paving (measured from face of curb)within the limits of this subdivision and transitional paving as
necessary.
40. Relinquish direct vehicular access rights to South Peach Avenue from all lots within this tract.
Interior Streets
41. Design and construct concrete curb, gutter, sidewalk(both sides), permanent paving, cul-de-sacs
and underground street lighting systems on all interior local streets to Public Works Standards.
Sidewalk patterns shall comply with Public Works API Standards for fifty(50)and fifty-four(54)foot
streets.
42. Any dead-end streets created by this subdivision shall be properly barricaded in accordance with
Pubic Works Standard P-44.
43. Dedicate 28-feet from center line and construct full off-site improvements on the south side of East
Grove Avenue per Public Works Standards.
44. Street trees shall be planted at approximately 60-feet spacing or a minimum of one tree for each
lot. Corner lots and lots with street frontage on more than one side are required to provide
additional trees.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 7
Specific Requirements
45. Relinquish direct vehicular access rights to the south side of lot 39.
46. The intersection of Peach and.Kaviland Avenues shall be limited to right-in and right-out turns only.
47. The intersection of Peach and Grove Avenues shall be designed with a full median opening to allow
for left turns-in and left turns-out.
48. A minimum of two points of vehicular access to the major streets shall be provided for any phase
of the development.
49. Provide a stub street to connect to the parcel directly to the south (APN: 481-050-05) at
approximately lot 56.
Urban Growth Management Requirements
50. Dedicate and construct two(2)17-foot center section travel lanes in Peach Avenue within the limits
of the subdivision. Details of said street shall be depicted on the approved tentative tract map.
Dedication shall be sufficient to accommodate additional paving and any other grading or
transitions as necessary based on a 55-mph design speed.
51. Dedicate sufficient right-of-way and construct additional paving for northbound to southbound U-
turns at the Peach/Grove intersection as shown on Exhibit B within the Public Works Department,
Engineering Division memorandum, dated September 2, 2004.
SANITARY SEWER SERVICE
The nearest existing sewer mains are a 60-inch sewer main in South Peach Avenue and an 8-inch main
located in East Grove Avenue. The following conditions are required to provide sanitary sewer service to
the tract.
52. Sanitary sewer mains shall be extended within the proposed tract to provide sewer service to each
lot created.
53. Separate sewer house branches shall be provided to each lot created within the subdivision.
54. All public sewer facilities shall be constructed in accordance with Public Works Department
standards, specifications, and policies.
55. A preliminary sewer design layout shall be submitted for review and Department of Public Utilities
approval prior to submitting engineered improvement plans for City approvals.
56. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approval for proposed additions to the City sewer system.
57. Abandon all existing on-site private sanitary sewer systems.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 8
Urban Growth Management Requirements
58. Sewer connection charges are due and shall be paid for the project.
WATER SERVICE
The nearest existing water mains are a 14-inch water main in South Peach Avenue and an 8-inch main
located in East Grove Avenue. The following conditions are required to provide sanitary sewer service to
the tract.
59. Water mains(including installation of Cityfire hydrants)shall be extended within the proposed tract
to provide service to each lot.
60. Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be
capable of producing a flow amount to meet a total demand of 500 gallons per minute, sufficient
to serve peak water demand for the project and for fire suppression purposes,or an alternative flow
amount that is acceptable to the Public Utilities Director and Fire Department Chief (or their
designees). Well sites shall be of a size and at a location acceptable to the Water Systems
Manager. The cost of acquiring the well site and construction of the well shall be reimbursed from
UGM Water Supply Well Service Area Fund 501 s, in accordance with established UGM policies.
61. Water well construction shall include wellhead treatment facilities, if required and provided there
are insufficient funds available in the UGM Wellhead Treatment Fund for the area. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 501s, in accordance with established UGM policies.
62. 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.
63. Water mains (including installation of fire hydrants) shall be extended within the proposed tract to
provide water service to each lot created.
64. Separate water services with meter boxes shall be provided to each lot created within the
subdivision.
65. All public water facilities shall be constructed in accordance with City of Fresno standards,
specifications, and policies.
66. The subdivider shall pay the appropriate fee for installation of water service and/or water meters.
67. Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approval for proposed additions to the City Water System.
68. Existing agricultural wells within the boundaries of the proposed development shall be sealed and
abandoned in compliance with the California Well Standards, Bulletin 74-90 or current revisions,
issued by California Department of Water Resources, and City of Fresno standards.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 9
Urban Growth Management Requirements
69. Payment of appropriate water connection charges at the time of Final Map approval subject to
deferral to building permit issuance as appropriate.
URBAN GROWTH MANAGEMENT REQUIREMENTS (GENERAL)
70. 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.
71. The developer will be responsible for the relocation or reconstruction of any existing improvements
or facilities necessary to construct any of the required UGM improvements.
Right-of-Way Acquisition
72. The developer will be responsible for the acquisition of any necessary right-of-way to construct any
of the required improvements.
Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing,
pole relocation, and shoulder grading. In general, this will require right-of-way to be provided
approximately 10 feet outside the travel lane. The exact requirement must be determined at the
project design stage based on the existing conditions and detailed design information.
In the event an acquisition of any easement or right-of-way is necessitated by the subject
development, said acquisition will be accomplished prior to Final Map approval. The
developer/owner should contact the Real Estate Section of the Public Works Department to receive
procedural guidance in such acquisitions.
Should such acquisition not be accomplished by the subdivider prior to Final Map approval, the
subdivider must request and grant to the City the full authority to attempt acquisition either through
negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public
Works Department, Engineering Division/Real Estate Section,an appraisal report or a request for
an estimated appraisal amount(to be determined by the City of Fresno Real Estate Section)prior
to preparation of a Subdivision Agreement.
The subdivider shall submit adequate security in the form of a cash deposit to guarantee payment
of all costs associated with the acquisition,including staff time,attorney's fees,appraisal fees,court
costs, and all related expenditures and costs necessary to effect the acquisition of such easements
or rights-of-way.
FLOOD CONTROL AND DRAINAGE
73. , The subdivider shall be required to pay any applicable storm drainage fees to comply with Fresno
Municipal Code Chapter 13, Article 13.
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 10
74. 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 September 7, 2004.
75. Any temporary ponding basins constructed or enlarged to provide service to the subdivision shall
be fenced in accordance with City standards within seven days from the time the basin becomes
operational or as directed by the City Engineer. Temporary ponding basins will be created through
a covenant between the City and the Developer prior to final map approval. Maintenance of the
temporary ponding basin shall be by the Developer until permanent service for the entire
subdivision is provided.
FRESNO IRRIGATION DISTRICT
76. The developer/owner shall comply with the requirements in the letter from the Fresno Irrigation
District dated August 25, 2004, for Vesting Tentative Map No. 5374/UGM.
AIR QUALITY
77. The developer/owner shall comply with the requirements in the letter from the San Joaquin Valley
Air Pollution Control District dated August 31, 2004, for Vesting Tentative Map No. 5374/UGM.
DEVELOPMENT FEES AND CHARGES
78. This project is subject to the following development fees and charges:
PARKS DEPARTMENT FEE / RATE
a. Street Tree Landscape Plan Review fee $56.00
b. Street Tree Installation fee $129.00/tree
City 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 DISTRICT FEE / RATE
g. Metropolitan Flood Control District Fee ` Contact FMFCD for new
Rates increased as of March 1, 2004
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 11
SEWER CONNECTION CHARGES FEE RATE
h. Lateral Sewer Charge $0.10/sq. ft. (to 100-foot depth)
I. Oversize Charge $0.05/sq. ft. (to 100-foot depth)
j. Trunk Sewer Charge $344/living unit
Service Area: Fowler
k. Wastewater Facilities Charge $2,119/living unit
I. House Branch Sewer Charge n/a
m. Millbrook Overlay Sewer n/a
WATER CONNECTION CHARGES FEE RATE
n. 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.
o. Frontage Charge $6.50/lineal foot
p. Transmission Grid Main Charge $643/gross acre
q. Transmission Grid Main Bond Debt
Service Charge $243/gross acre
r. UGM Water Supply Fee $582/living unit
Service Area: 501-S
S. Well Head Treatment Fee $238/living unit
Service Area: 501
t. Recharge Fee $75/living unit
Service Area: 501
U. 1994 Bond Debt Service $244/living unit
Service Area: 501
DEVELOPMENT IMPACT FEE FEE RATE
V. Northeast Fresno Policing Area n/a
URBAN GROWTH MANAGEMENT FEE RATE/CHARGE*
W. UGM Fire Station Capital Fee $605/gross acre (R-1)
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 5374/UGM
December 15, 2004
Page 12
Service Area: 15
X. UGM Park Fee $2392/gross acre (R-1)
Service Area: 2
y. Major Street Charge $3161/adj. acre
Service Area: D-1/E-2
Z. Major Street Bridge Charge $304/adj. acre
Service Area: D-1/E-2
aa. Traffic Signal Charge $860/adj. acre
bb. UGM Grade Separation Fee n/a
cc. Trunk Sewer Charge n/a
Service Area:
dd. 'Street Acquisition/Construction Charge n/a
KAMaster Files-Tract Maps\Tract 5374 Dawn Marple(R-04-57)\T-5374 COA.wpd
File No.210.45
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
PUBLIC AGENCY DEVELOPER
Mr. Gil Haro, Planning Manager LANDCASTLE REAL ESTATE
Planning & Development Department 675 HARTZ AVE., STE. 100
City of Fresno DANVILLE, CA 94526
2600 Fresno Street -
Fresno, CA 93721
MAP NO. 5374 PRELIMINARY FEE(S) See below
DRAINAGE AREA(S) " BD " " - " DRAINAGE AREA " .BD " $81,461.00
DATE 9 7 DRAINAGE AREA - it -
TOTAL FEE $81,461.00
The proposed development will generate storm runoff which produces potentially significant
environmental impacts and which must be properly discharged and mitigated pursuant to the
California Environmental Quality Act and the National Environmental Policy Act. The
District in cooperation with the City and County has developed and adopted the Storm
Drainage and Flood Control Master Plan. Compliance with and implementation of this
Master Plan by this development project will satisfy the drainage related CE.QA/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 w
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.
Ll-
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.
5374 5469 E.OLIVE - FRESNO,CA 9371-7 - (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 AL-22
C. The grading and drainage patterns shown on the,site plan conform to the
adopted Storm Drainage and Flood Control Master Plan.
7, 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&c Sewer Plan Other
4. Availability of drainage facilities:
a. Permanent drainage service is available provided the developer can verify
to the satisfaction of the City of Fresno that runoff can be safely conveyed
to the Master Plan inlet(s).
b. The construction of facilities required by Paragraph No. 2 hereof will
provide permanent drainage service.
X c. Permanent drainage service will not be available. The District recommends
temporary facilities until permanent service is available.
Tem., ,-.,.... . r-viee available �,.,.,,.,g
v
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.
5374 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3292 - FAX(559)456-3194 Two sided document
FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
NOTICE OF REQUIREMENTS
Page 3 of 4
6. The Federal Clean Water Act and the State General Permits for Storm Water Discharges
Associated with Construction and Industrial Activities (State General Permits) require developers
of construction projects disturbing five or more acres, and discharges associated with industrial
activity not otherwise exempt from National Pollutant Discharge Elimination System (NPDES)
permitting, to implement controls to reduce pollutants, prohibit the discharge of waters other than
storm water to the municipal storm drain system, and meet water quality standards. These
requirements apply both to pollutants generated during construction, and to those which may be
generated by operations at the development after construction.
a.
State General Permit for Storm Water Discharges Associated with Construction
Activities, approved August 1999, (modified December 2002.) A State General
Construction Permit is required for all clearing, grading, and disturbances to the ground
that result in soil disturbance of at least one acre (or less than one acre if part of a larger
common plan of development or sale). Permittees are required to: submit a Notice of
Intent to be covered and must pay a permit fee to the State Water Resources Control Z
Board (State Board), develop and implement a storm water pollution prevention plan, 0
eliminate non-storm water discharges, conduct routine site inspections, train employees
in permit compliance, and complete an annual certification of compliance. A
b. State General Permit for Storm Water Discharges Associated with Industrial Activities, y
April, 1997 (available at the District Office.) A State General Industrial Permit is
required for specific types of industries described in the NPDES regulations or by
Standard Industrial Classification (SIC) code. The following categories of industries
are generally required to secure an industrial permit: manufacturing; trucking;
recycling; and waste and hazardous waste management. Specific exemptions exist for
manufacturing activities which occur entirely indoors. Permittees are required to:
submit a Notice of Intent to be covered and must pay a permit fee to the State Water
Resources Control Board, develop and implement a storm water pollution prevention
plan, eliminate non-storm water discharges, conduct routine site inspections, train
employees in permit compliance, sample storm water runoff and test it for pollutant
indicators, and annually submit a report to the State Board.
5374 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. Lakem , Project Engineer: Rick o s
District Engineer, Assistant General Manager
C: INGELS-BRAUN & ASSOCIATE
875 W. ASHLAN AVE., STE. 102
CLOVIS, CA 93612
5374 5469 E.OLIVE - FRESNO,CA 93727 - (559)456-3393 - FAX (559)456-3194 Two sided document
NOTE:
THIS DRAWING IS SCHEMATIC,
DISTANCES ARE APPROXIMATE.
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JENSEN AVE.
LEGEND
MASTER PLAN FACILITIES TO BE CONSTRUCTED BY
DEVELOPER-PIPELINE(SIZE SHOWN)AND INLET.
p——-- EXISTING MASTER PLAN FACILITIES
�--' FUTURE MASTER PLAN FACILITIES SCALE el 1"=300'
EXISTING TEMPORARY INLET TO BE REMOVED
–––––– INLET BOUNDARY
DIRECTION OF DRAINAGE
TRACT 5374
4`' ;! EXHIBIT NO. t DRAINAGE AREA:'BD'
ILII FRESNO METROPOLITAN FLOOD CONTROL DISTRICT
K:Wulocad%DWGSWEXHIBI'RTRACTS1S374.d%n.a 2004 L25:37 PM,miduiam
OTHER REQUIREMENTS
EXHIBIT NO. 2
The drainage system cost and fee schedule update is currently underway. The drainage system cost
and fee obligation indicated in this notice is the obligation which is valid at the date of this notice.
Contact the District for a final drainage fee obligation prior to issuance of a building
permit/recording of the final map.
The cost of construction of Master Plan facilities,excluding dedication of storm drainage easements,
is eligible for credit against the drainage fee of the drainage area served by the facilities. A
Development Agreement shall be executed with the District to effect such credit. Reimbursement
provisions, in accordance with the Drainage Fee Ordinance, will be included to the extent that
Developer's Master Plan costs for an individual drainage area exceed the fee of said area. Should the
facilities cost for such individual area total less than the fee of said area,the difference shall be paid
upon demand to the City or District.
A 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 5374
engrlpermitlexhibits2ltract15374(rl)
San Joaquin Valley
Air Pollution Control District
August 31, 2004 r Reference No. 576DEV2004
Dawn Marple �II
Planning and Dev. Dept.
2600 Fresno St., Std Floor
Fresno, CA 93721-3604
AUG 1 2004
Subject: T-5374, R-04-57 (APN 481-050-06) Planning Div:sior
DsVeicprnen*Dapartman,
Dear Ms. Marple:
The San Joaquin Valley Unified Air Pollution Control District (District) has reviewed the project referenced
above and offers the following comments:
The entire San Joaquin Valley Air Basin (SJVAB) is classified non-attainment for ozone and fine
particulate matter (PM10). This project would contribute to the overall decline in air quality due to
increased traffic and ongoing operational emissions. Although this project alone would not generate
significant air emissions, the increase in emissions from this project, and others like it, cumulatively
reduce the air quality in the San Joaquin Valley. A concerted effort should be made to reduce project-
related emissions as outlined below:
Based on the information provided, the proposed project will be subject to the following District rules. The
following items are rules that have been adopted by the District to reduce emissions throughout the San
Joaquin Valley, and are required. Current District rules can be found at—
htti)://www.valleyair.org/rules/1 ruleslist.htm.
District Regulation VIII (Fugitive PM10 Prohibitions)- Regulation VIII (Rules 8011-8081) is a series of
rules designed to reduce PM10 emissions (predominantly dust/dirt) generated by human activity,
including construction, road construction, bulk materials storage, landfill operations, etc. A
compliance assistance bulletin has been enclosed for the applicant. Please be advised that on
August 19, 2004, the District's Governing Board adopted amendments to Regulation VIII
(specifically, Rules 8011 through 8061) that become effective on October 1, 2004. If
construction were to commence after October 1, 2004, the applicant should contact the
District to determine where requirements have changed and how rule changes may affect the
project.
District 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.
District Rule 4102 (Nuisance) applies to any source operation that emits or may emit air contaminants
or other materials. In the event that the project or construction of the project creates a public
nuisance, it could be in violation and be subject to District enforcement action.
Ms. Marple August 31,2004
T-5374, R-04-57 Page 2
District 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.
District Rule 4601 (Architectural Coatings) limits volatile organic compounds from architectural
coatings. This rules specifies architectural coatings storage, clean up and labeling requirements.
District 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.
District Rules 4901 (Wood Burning Fireplaces and Wood Burning Heaters) and District Rule 4902
(Residential Water Heaters) to limit the emissions of PM10 and NOx in residential developments.
Please note that on July 17, 2003, amendments to Rule 4901 were adopted by the District's
Governing Board. Amendments to the rule may affect future construction plans for residential
developments. Specifically:
§5.3 Limitations on Wood Burning Fireplaces or Wood Burning Heaters in New Residential Developments.
Beginning January 1,2004,
5.3.1 No person shall install a wood burning fireplace in a new residential development with a
density greater than two(2)dwelling units per acre.
5.3.2 No person shall install more than two (2) EPA Phase 11 Certified wood burning heaters per
acre in any new residential development with a density equal to or greater than three (3)dwelling
units per acre.
5.3.3 No person shall instal/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.valleyair.org. For compliance
assistance, please contact Mr.Wayne Clarke, Air Quality Compliance Manager, at 230-5968.
The District encourages innovation in measures to reduce air quality impacts. There are a number of
measures that could be incorporated into the design/operation of this project to provide additional
reductions of the overall level of emissions. (Note: Some of the measures may already exist as City
development standards. Any measure selected should be implemented to the fullest extent possible.)
The measures listed below should not be considered all-inclusive and remain options that the project
proponent should consider:
• Trees should be carefully selected and located to protect the building(s) from energy consuming
environmental conditions, and to shade paved areas. Structural soil should be used under paved
areas to improve tree growth. A brochure has been included for the applicant.
For Structural Soil see http://www.hort.cornell.edu/uhi/outreach/csc/
For Tree Selection see http://www.ufei.org
For Urban Forestry see http://www.coolcommunities.org http://wcufre.ucdavis.edu
http://www.loc.org/bookstore/energy/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.
• Sidewalks and bikeways should be installed throughout as much of the project as possible and should
be connected to any nearby existing and planned open space areas, parks, schools, residential areas,
commercial areas, etc., to encourage walking and bicycling. Connections to nearby public uses and
commercial areas should be made as direct as possible to promote walking for some trips.
Pedestrian and bike-oriented. design reduces motor vehicle usage and their effects on air quality.
Ms. Marple August 31, 2004
T-5374, R-04-57 Page 3
Sidewalks and bikeways should be designed to separate pedestrian and bicycle pathways from
vehicle paths. Sidewalks and bikeways should be designed to be accommodating and appropriately
sized for anticipated future pedestrian and bicycle use. Such pathways should be easy to navigate,
designed to facilitate pedestrian movement through the project, and create a safe environment for all
potential users (pedestrian, bicycle and disabled)from obstacles and automobiles.
• As many energy-conserving features as possible should be included the project. Energy conservation
measures include both energy conservation through design and operational energy conservation.
Examples include (but are not limited to):
- Increased energy efficiency (above California Title 24 Requirements)
See http://www.energy.ca.goy/title24/.
- Increased wall and ceiling insulation (beyond building code requirements)
- Energy efficient widows (double pane and/or Low-E)
- High-albedo (reflecting) roofing material. See http://eetd.lbi.gov/coolroof/
- Cool Paving. See hftl)://www.harc.edu/harc/Projects/CoofHouston/ , http://eande.lbi.gov/heatisland/
- Radiant heat barrier. See http://www.eere.energy.gov/consumerinfo/ref brief s/bc7.htmI
- Energy efficient lighting, appliances, heating and cooling systems. See http://www.energystar.gov/
- Install solar water-heating system(s)
- Install photovoltaic cells
- Programmable thermostat(s)for all heating and cooling systems
- Awnings or other shading mechanism for windows
- Porch, patio and walkway overhangs
- Ceiling fans, whole house fans
- Orient the units to maximize passive solar cooling and heating when practicable
- Utilize passive solar cooling and heating designs. (e.g. natural convection, thermal flywheels)
See http://www.eere.energy.goy/RE/solar passive.html
- Utilize daylighting (natural lighting) systems such as skylights, light shelves, interior transom
windows etc. See http://www.advancedbuildings.or-q
- Electrical outlets around the exterior of the units to encourage use, of electric landscape
maintenance equipment
- Low or non-polluting landscape maintenance equipment (e.g. electric lawn mowers, reel mowers,
leaf vacuums, electric trimmers and edgers, etc.)
- Pre-wire the unit(s) with high speed modem connections/DSL and extra phone lines
- Natural gas fireplaces (instead of wood-burning 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.lgc.org, http://www.sustainabie.doe.gov/, http://www.consumerenergvicenter.org/index.html
http://www.ciwmb.ca.gov/Green6uilding/
• 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-
htto://www.dsireusa.org/, http://rredc.nrel.gov/, http://www.energy.ca.gov/renewables/
• Construction activity mitigation measures include:
- Require construction equipment used at the site to be equipped with catalysts/particulate traps to
reduce particulate and NOx emissions. These catalysts/traps require the use of ultra-low sulfur
diesel fuel (15 ppm). Currently, California Air Resources Board (ARB) has verified a limited number
of these devices for installation in several diesel engine families to reduce particulate emissions. At
the time bids are made, have the contractors show that the construction equipment used is equipped
with particulate filters and/or catalysts or prove why it is infeasible.
- Use alternative fuel construction equipment.
Ms. Marple August 31,2004
T-5374, R-04-57 Page 4
- Replace fossil-fueled equipment with electrically driven equivalents (provided they are not run via
portable generator set).
- Install wind breaks on windward sides of construction areas.
- Curtail construction during periods of high ambient pollutant concentrations. This may include
ceasing construction activity during peak-hour vehicular traffic on adjacent roadways, and"Spare the
Air Days"declared by the District.
- Require that all diesel engines be shut off when not in use on the premises to reduce emissions
from idling..
District staff is available to meet with you and/or the applicant to further discuss the regulatory
requirements that are associated with this project. If you have any questions or require further
information, please call me at (559) 230-5835 or Mr. Hector R. Guerra, Senior Air Quality Planner, (559)
230-5820 and provide the reference number at the top of this letter.
Sincerely,
Chrystal Meier
CEQA Commenter
Central Region
Enclosures
c:file
SanJoaquin Valley ,
Air Pollution Control District
COMPLIANCE ASSISTANCE BULLETIN
September 2002
(Update from June 2002)
Fugitive Dust Control at Construction.Sites
.Regulation VIII, Fugitive PM10 Prohibitions, of the District's Rules and Regulations
regulates activities that generate fugitive dust. Fugitive dust is emitted to the air from open
ground or caused by activities such as excavation, transporting bulk materials, or travel on
unpaved surfaces. "PM10" is a term applied to small sized particulate matter- microscopic
dust particles - in the air. The San Joaquin Valley currently exceeds the air quality
standards for particulate matter. It is for this reason that the District adopted Regulation VIII
in 1993. Significant amendments to Regulation VIII were adopted in 2001 and became
effective May 15, 2002. The following dust control and administrative requirements are
applicable at construction sites:
Visible Dust Emissions (VDE). Visible dust emissions may not exceed 20% opacity
during periods when soil is being disturbed by equipment or wind at any time. Dust control
may be.achieved by means of applying water before and during earth work and on traffic
areas, phasing work to limit dust, and setting up wind fences to limit wind blown dust. VDE
opacity of 20% means the amount of dust that would obstruct the view of an object by 20%.
Soil stabilization. Soil stabilization is required at any construction site after normal working
hours and on weekends and holidays. This requirement also applies to inactive
construction areas such as phased projects where disturbed land is left unattended.
Applying water to form a visible crust on the soil is an effective method for stabilizing a
disturbed surface area. tong-term methods include applying dust suppressants. or
establishing vegetative cover. Restricting vehicle access from the area will help to maintain
a stabilized surface.. Information regarding stabilization standards and test methods are in
Rule 8011 — General Requirements.
Carryout and Trackout. These requirements are found in Rule 8041 — Carryout and
Trackout. Carryout and trackout are materials adhered to vehicle tires and transport
vehicles carried from a construction site and deposited onto a paved public road. Should
carryout and trackout occur, it must be cleaned up at least daily, and immediately if it
extends more than 50 feet from the exit point onto a paved road. The recommended clean-
up methods include manually sweeping, sufficiently wetting the-area prior to mechanical
sweeping to limit VDE or using a PM10-efficient street sweeper. A blower device, or dry
sweeping with any mechanical device other than a PM10-efficient street sweeper is
prohibited.
Northern Region Office Central Region Office 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 93301-2370
(209) 557-6400 ♦ FAX(209) 557-6475 (559) 230-6000 ♦ FAX(559) 230-6062 (661)326-6900 ♦ FAX (661) 326-6985
Access and Haul Roads. Dust control is required on all unpaved access and haul roads,
and unpaved vehicle and equipment traffic areas at construction sites, per Rule 8021 —
Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities.
Storage Piles and Bulk Materials. The handling, storage, and transportation requirements
for bulk materials are found in Rule 8031 —Bulk Materials. These requirements include:
applying water as materials are handled, stabilizing or covering stored materials, and
installing wind barriers to limit VDE. Limiting vehicle speed, loading haul trucks with a
freeboard six inches or greater, covering haul trucks, or applying water to the top of the load
are options for reducing VDE from vehicle transportation of bulk materials.
Demolition. Wetting of the exterior of a building to be demolished is required. Demolition
debris and the area around the demolition must also be controlled to limit VDE. Cleaning
up carryout and trackout must be completed according to Rule 8041. Demolition activities
are also subject to the District's asbestos rule, Rule 4002— National Emission Standards for
Hazardous Air Pollutants.
Dust Control Plans. For large construction projects, Rule 802.1 requires the owner or
contractor to submit a Dust Control Plan to the District for approval at least 30 days prior to
commencing construction activities. This requirement applies to projects that include 40 or
more acres of disturbed surface area or will involve moving more than 2,500 cubic yards per
day of material on at least three days during the project.
Record keeping. All sites subject to the regulation that employ dust control measures must
keep records for each day any dust controls are used. The District has developed record
keeping forms for water application, street sweeping, and for"permanent" controls such as
applying long term dust palliatives, vegetation, ground cover materials, paving, or other
durable materials. Pursuant to Rule 8011, records must be kept for one year after the end
of dust generating activities.
Exemptions. Activities in areas above 3,000 feet elevation are exempt from all Regulation
VIII requirements. The following exemptions in Rule 8021 apply to construction activities:
• Blasting activities
• Maintenance and remodeling of existing buildings if the.addition is less than 50% of
the size of the existing building or 10,000 square feet. These activities, however, are
subject to the District's asbestos rule, Rule 4002.
• Additions to single family dwellings
• Mowing, disking or other weed control on sites less than '/z acre.
Nuisance. Whether or not the construction activity is exempt from the Regulation VIII
requirements, any activity that creates fugitive dust must not cause a nuisance, per Rule
4102 - Nuisance. Therefore, it is important to monitor the dust-generating activities and, if
necessary, plan for and implement the appropriate dust control measures to limit the
public's exposure to fugitive dust.
This is a basic summary of Regulation VIII as it applies to the construction industry. For
more information contact the Compliance Division of the District office nearest to you.
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City of
lel®im—%®ls-\li,
Department of Public Utilities
Solid Waste Division
1325 E. EI Dorado • Fresno, California 93106-2014
(559) 621-1452
www.fresno.gov
September 8, 2004
TO: Dawn Marple, Planner I
Development Department, Planning Division
THROUGH: Robert Weakley, Chief of Operations
Department of Public Utilities, Solid Waste Division
FROM: Donna Leslie, Staff Assistant Com``'
Department of Public Utilities, Solid Waste Division
SUBJECT: TT 5374, Solid Waste Conditions of Approval
The Department of Public Utilities, Solid Waste Division, has completed a review of the Vesting
Tentative Tract Map 5374, which was submitted by Ingels Braun &Associates, Inc. The
following requirements and conditions are to be placed on this vesting tentative tract map as a
condition of approval by the Department of Public Utilities.
General Requirements:
• Tract 5374 will be serviced as Single Family Residential properties with Basic Container
Service. Property owners will receive 3 containers to be used as follows: 1 Gray container
for solid waste, 1 Green container for green waste and 1 Blue container for recyclable
material.
• The owners, lessees or other tenants of the residential dwellings on service day, before
6:00 a.m., shall place their solid waste containers at the edge of the curb approximately
4 feet apart and not blocking any vehicle accesses in accordance with the City of Fresno's
Solid Waste Management Division Standards.
• Per Municipal Code, Section 9-404 Solid Waste Disposal Regulations, Section C,10. No
Solid Waste container nor residential rubbish shall be allowed to remain at the curbline
after 8:00 p.m. on the collection day.
1:1Conditions of Approval_TT5374.wpd
City of
PUBLIC WORKS DEPARTMENT
DATE: September 8, 2004 REVISED
TO: DAWN MARPLE, Planner I
Planning and Development Department
FROM: JOE PAFF, Engineering Technician
Public Works Department
SUBJECT: CONDITIONS FOR VESTING TENTATIVE TRACT 5374 AND COMMUNITY
FACILITIES DISTRICT
1. 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 within the street easements (including median to centerline) and the 15' wide
landscape easements along the property lines that side or back-onto S. Peach Avenue.
■ Maintenance of all Landscaping and Irrigation systems as approved by the Public
Works within Outlot A and the street easements bordering Outlot A.
■ Maintenance of all Curbs and Gutters, Sidewalks, Medians and Street Furniture (to
centerline) within S. Peach Avenue bordering the tentative map.
■ Maintenance of all Curbs and Gutters, Sidewalks, Medians, Street Furniture and the
Street (to centerline) within E. Grove bordering the tentative map.
• Maintenance of all Local Streets, Curbs and Gutters, Sidewalks, Medians and Street
Furniture as approved by the Public Works Department within the boundary of the
tentative map.
• Maintenance 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.
2. Should the City Council not approve the annexation to a CFD of any or all of the maintenance
items listed in section 1 above, the property owner/developer shall create a homeowner's
association to finance the maintenance of those items.
Any change affecting the Items in these conditions requires revision-of this letter.
If you have any questions, please call me at 621-8695
F i l e:lwplcfd 21ttm a previ ewltt53 74
AUG- 17-2004 11:20AM CAL TRANS PLANNING N0.485 P.1/3
STL\T,ro r L MORNJA BUSiNfSS TRANSPCJRTAl10N AND H(11J5TNG AG6iHC' ARNO D�C'HwARTFNPrGFR.Ciovpmpf
DEPARTMENT OF TRANSPORTATION
1352 WEST OLIVE AVENUE �
P.O.BOX 12616
FR$SNO,CA 93778-2616
PHONE (559)445-6666 Flex your pO1YCr
FAX (559)488-4088 Be enemy e,(Jldend
TI'Y (559)4884066 1 �r=„L(�(`,/J IEn
ITILI
AUG 17 2004
August 16, 2004
Plarning Division
Deveicpnient Department
c.n-l;
2131-IGRJCEQA
6-FRE-180-62.4+/-
R-04-57 & T-5374
Ms. Dawn Marple
City of Fresno Development Department
Planning Division
2600 Fresno Street
Fresno, CA 93721
Dear Ms. Marple:
We have reviewed the rezone and map for the proposed 93-lot single-family residential
subdivision located on the southeast corner of South Peach and East Grove Avenues.
Caltrans has the following comments:
The proposed project, in and of itself, is not expected to create significant impacts to the
State Highway System. This project will generate approximately 93 trips during the peals
hour. This is just below the 2025 General Plan MSIR threshold that requires projects
producing 100 or more peak-hour trips to evaluate the project's contribution to increased
peak-hour vehicle delay at major street intersections adjacent or proximate to the project
site (Mitigation Measure B-4). However, when combined with the numerous other
residential projects in the area, this project's impacts to the transportation/circulation
system and to air quality will be cumulatively significant. As cumulative impacts to these
resources were not addressed in the General Plan Update Master EIR, the City should
consider a mechanism for evaluating and mitigating for these impacts.
The City should consider a transit alternative for this project and evaluate such an
alternative in the EIR. The project is small, but when combined with other residential
projects in the area, there is sufficient development to support transit, and early planning
could make such an alternative feasible. Caltrans recommends that this project be routed
to Fresno Area Express (FAX) staff for their review and comment. Please see
Attachment Number 1 for other recommended transportation alternatives.
"Caltrans improves mobairy aerv=California"
HUB.1 r.d 04 11•GJHI'I UHL I KHIYS I''LHIYI`I11`I2 NU.485 P.2/3
Ms_ Dawn Marple
August 16, 2004
Page 2
Please be advised that any fixture development adjacent to a State Route, whether the
entitlement is deemed by the lead agency to be discretionary or ministerial should be Sent
to Caltrans for review. If you have any questions, please call me at(559) 445-6666.
Sincerely,
MOSES STITES
Office of Transportation Planning
District 6
Enclosure
C: Ms_ Barbara Goodwin, Council of Fresno County Governments
"Caltrans improves mobility across California"
AUG. 17.2004 11:20AM CAL TRANS PLANNING N0.465 P.3i3
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.
CITY OF FRESNO - ENVIRONMENTAL ASSESSMENT/ INITIAL STUDY
FINDING OF CONFORMITY/MEIR NO. 10130
Pursuant to Section 21157.1 of the California Public Resources.Code D ED FOR FILING:
(California Environmental Quality Act) the project described below is ��
determined to be within the scope of the Master Environmental Impact 2004 NO _
Report (MEIR) No. 10130 prepared for the 2025 Fresno General Plan. 3 ��' 37
Initial study is on file in the Planning and Development Department, ITY CLERK(, FRESNO �i
City Hall, 2600 Fresno Street, Fresno, California 93721
(559)621-8277
Applicant: Initial Study Prepared By:
Dustin Bogue Dawn Marple, Planner It
675 Hartz Avenue #103 November 3, 2004
Danville, California 94526
Environmental Assessment Number: Project Location (including APN):
Rezone Application No. R-04-057 The southeast corner of South Peach and East Grove
Vesting Tentative Tract Map No. 5374/UGM Avenues, within the Roosevelt Community Plan.
APN 481-050-06
Project Description:
Rezone Application No. R-04-057 proposes. to rezone an approximately 20 acre site from the AE-5/UGM,
Exclusive Five Acre Agricultural/Urban Growth Management, zone district to the R-1/UGM, Single Family
Residential District/Urban Growth Management Area, zone district. The site is located on the southeast corner
of South Peach and East Grove Avenues. Vesting Tentative Tract Map No. 5374/UGM is proposing to subdivide
the subject property into 93 single family residential lots at a density of 4.8 dwelling units per acre. The Roosevelt
Commiunity Plan and the 2025 Fresno General Plan designate the planned land use as medium-low density
residential, 2.19-4.98 units per acre.
The subject site currently has a vacant house that is to be removed and is bordered on the south by a vacant
parcel.zoned AE-5/UGM, planned for medium and medium-high density residential. Property to the west of the
parcel is an agricultural use zoned AE-5/UGM, planned for medium density residential. Property to the east is
the proposed Tentative Tract Map 5313,zoned AE-5/UGM(proposed R-1/UGM zoning under Rezone Application
No, R704-037), planned for medium-low and medium density residential. Property to the north of the subject site
is single family residential lots zoned R-1/UGM, planned for medium-low density residential.
Conformance to Master Environmental Impact Report (MEIR NO. 10130):
As previously indicated, the recently adopted 2025 Fresno General Plan designates the subject parcel for the
medium-low density residential planned land use. The proposed, R-1/UGM, zone district conforms to this land
use as indicated above.
The Planning and Development Department staff has prepared an initial study and environmental checklist and
evaluated the requested rezone in accordance with the land use and environmental policies and. provisions of
the 2025 Fresno General Plan and the related Master Environmental Impact Report (MEIR) No. 10130. The
subject property is proposed to be developed with single-family residential uses at an intensity and scale that is
permitted by the planned land use and proposed zoning designations for the site. Thus, the rezoning will not
facilitate an additional intensification of uses beyond that which already exists or would be allowed by the above
noted planned land use designation. Moreover,,it is not expected that the existing and future development, per
the requested rezoning, will adversely impact existing city service systems or the traffic circulation system that
serves the subject parcels. These infrastructure findings have been verified by Public Works and Public Utilities
Departments. It has been further determined that all applicable mitigation measures of MEIR No. 10130 have
been applied to the project necessary to assure that the project will not cause significant adverse cumulative
impacts, growth inducing impacts,and irreversible significant effects beyond those identified by MEIR No. 10130
as provided by CEQA Section 15178 (a).
Finding of Conformity Under MEIR No. 10130
Environmental Assessment No. R=04-O571T-5374/UGM
Page 2
November 3, 2004
Per Section 21157.1 of the California Public Resources Code (California Environmental Quality Act), it may be
determined that a subsequent project falls within the scope of a MEIR, provided that the project does not cause
significant impacts on the environment that were not previously examined by the MEIR. Relative to this specific
project proposal, the environmental impacts noted in the MEIR, per the 2025 Fresno General Plan land use
designations, include impacts associated with the medium-low density residential land use designation specified
for the subject parcel. Based on this initial study, the project does not change the land use indicated for the
subject 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 finning in a manner prescribed by this section of the Guidelines and by Section 21092 of the
California Public Resources Code (CEQA provisions).
o o
Gif ert J. Haro Date
Planning Manager, City of Fr o
K:1Master Files-Tract Maps\Tract 5374 Dawn Marple(R-04-57)1R-04-057-T-5374-FOC.wpd
Attachments: Environmental Checklist for Environmental Assessment
No. R-04-O57/T-5374/UGM
ENVIRONMENTAL ASSESSMENT (EA) CHECKLIST
POTENTIAL ENVIRONMENTAL EFFECTS
EA NO. R-04-057, T-5374
1.0 TOPOGRAPHIC, SOIL, GEOLOGIC 11.0 URBAN SERVICES
CONSIDERATIONS 1 11.1 Availability of fire protection
1 1.1 Geologic hazards, unstable soil conditions 1 11.2 Lack of emergency vehicle access
1 1.2 Adverse change in topography or ground surface relief 1 11.3 Adequacy of design for crime prevention
1 1.3 Destruction of unique geologic or physical features 1 11.4 Overcrowding of school facilities
1 1.4 Increased water erosion 1 11.5 Availability of water mains of adequate size
1 11.6 Availability of sewer lines of adequate capacity
2_0 AIR QUALITY 1 11.7 Availability of storm water drainage facilities(on or off si
1 2.1 Substantial indirect source of pollution 1 11.8 Availability of adequate park and recreation areas
1 2.2 Direct on-site pollution generation 1 11.9 Unusually high solid waste generation
1 2.3 Generation of objectionable odors
1 2.4 Generation of dust except during construction 12.0 HAZARDS
1 2.5 Adverse local climatic changes 1 12.1 Risk of explosion or release of hazardous substances
1 12.2 Site subject to flooding
3_0 WATER 1 12.3 Adverse change in course of flow of flood waters
1 3.1 Insufficient ground water available for long-term project 1 12.4 Potential hazards from aircraft accidents
use 1 12.5 Potential hazards from landfill and/or toxic waste sites
1 3.2 Use of large quantities of ground water
1 3.3 Wasteful use of ground water 13.0 AESTHETICS
1 3.4 Pollution of surfmce or ground water supplies 1 13.1 Obstruction to public or scenic vista or view
1 3.5 Reduction in ground water recharge 1 13.2 Creation of aesthetically offensive conditions
1 13.3 Removal of street trees or other valuable vegetation
4.0 PLANT LIFE 1 13.4 Architectural incompatibility with surrounding area
1 4.1 Reduction of the numbers of any unique,rare or
endangered species 14.0 HISTORICAL/ARCHAEOLOGICAL
1 4.2 Reduction in acreage of agricultural crop 1 14.1 Removal of historic building,disruption of archaeologicg
1 4.3 Premature or unnecessary conversion of prime site
agricultural land 1 14.2 Construction or activity incompatible with adjacent
historic site
5_0 ANIMAL LIFE
i' 5.1 Reduction in the numbers of any rare, unique or 15.0 ENERGY
endangered species 1 15.1 Use of substantial amounts of energy or fuel
1 5.2 Deterioration or displacement of valuable wildlife habitat 1 15.2 Substantial increase in demand upon existing sources o
energy
1 6.0 HUMAN HEALTH 1 15.3 Wasteful use of energy
7.0 NOISE EXPLANATION OF RATINGS
1 7.1 Increases in existing noise levels
1 7.2 Exposure to high noise levels "0" Insufficient Information
Insufficient information is available to determine the potenti,
8.0 LIGHT AND GLARE environmental effects which may result from the propose
1 8.1 Production of glare which will adversely affect residential project in this category.
areas
1 8.2 Exposure of residences to high levels of glare "i" No Significant Environmental Effect
The proposed project will not have an adverse environment
9_0 LAND USE effect in this category, or any such effect is not substantiall
1 9.1 Incompatibility with adopted plans and policies unusual or of undesirable magnitude. This rating is als.
1 9.2 Acceleration of growth rate utilized incases where the category is not applicable to thi
1 9.3 Induces unplanned growth particular project under.consideration.
1 9.4 Adverse change in existing or planned area
characteristics "2" Moderate Environmental Effect
The proposed project will have an .adverse. environments
10.0 TRANSPORTATION AND CIRCULATION effect in this category,which is of sufficient magnitude to be c
1 10.1 Generation of vehicle traffic sufficient to cause capacity specific concern. However, this effect is not substantia
deficiencies on existing street system enough in itself to require the preparation of an Environment
1 10.2 Cumulative increase in traffic on a major street for which Impact Report, and is mitigable through project changes an(
capacity deficiencies are projected conditions.
1 10.3 Specific traffic hazard to motorists,bicyclists, pedestrians
1 10.4 Routing of non-residential traffic through residential area "3" Significant Adverse Environmental Effect
1 10.5 Insufficient or poorly located parking The environmental effect identified in this categor
1 10.6 Substantial increase in rail and/or air traffic substantiates in itself or contributes towards a finding that the
proposed project has a potentially significant adverse effect or
the environment sufficient to require the preparation of a
Environmental Impact Report.
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City of
CESC92 = ,_
rnCW:-VA►r
DATE: December 9, 2004
TO: Dawn Marple, Planner I
Development Department, Planning Division
3;7612-
THROUGH:
-6ZTHROUGH: Jose Luis Benavides, P.E., Traffic Engineering Manager
Public Works Department, Engineering Division
FROM: Louise Monroe, Traffic Planning Supervisor
Public Works Department, Engineering Division
SUBJECT: TT 5374 REVISION, R-04-057 Public Works Conditions of Approval
(Peach: north of Jensen)
The Public Works Department, Traffic Planning Section, has completed its review of Tentative Tract Map
5374, which was submitted by Landcastle Real Estate. The following requirements are to be placed on
this tentative tract map as a condition of approval by the Public Works Department.
General Conditions:
Provide handicap access ramps at all corners within the limits of this subdivision.
Underground all existing offsite overhead utilities with the limits of this map in accordance with Fresno
Municipal Code Section 12-1011, 8-801 and Resolution No. 78-522/88-229.
Submit the following as a single package to the Public Works Department for review and approval:
a. Signing and Striping Plans (The signing and striping plans shall be done per the current
Caltrans standards.)
b. Street Construction Plans
c. Landscape and Irrigation Plans (Median Island and frontage landscaping)
Frontage Improvement Requirements:
Major Streets:
Provide Median Island Landscaping on all Arterial and Expressway Streets and Street Trees along all
parkways (60' spacing) within this subdivision.
Peach Avenue: Arterial
1. Dedicate 55'of property, from center line, for public street purposes within the limits of this
subdivision to meet the City of Fresno's Arterial Standards. Construct concrete curb and gutter
and sidewalk to Public Works Standard P-5. Construct sidewalk to a ten (10) foot residential
pattern.
2. Construct twenty (20) feet of permanent paving within the limits of this subdivision.
Page 1 of 2
C:\Louise\TRACT MAPS\T-5374 PEACH&JENSEN REVISION.doc
3. 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.
4. Relinquish direct vehicular access rights to Peach Avenue from all lots within this subdivision.
Interior Streets:
Design and construct all curb, gutter, sidewalk, (both sides), permanent paving, cul-de-sacs, and
underground street lighting systems on all interior local streets to Public Works Standards. Sidewalk
patterns shall comply with Public Works API Standards for fifty (50) foot and fifty-four (54) foot streets.
Dedicate 28 feet from center line and construct full offsite improvements on the south side of East Grove
Avenue per Public Works Standards.
Street Trees shall be planted at approximately 60' spacing or a minimum of 1 tree for each lot. Corner
lots and lots with street frontage on more than 1 side are required to provide additional trees.
Any temporary dead-end streets created by this subdivision shall be property barricaded in accordance
with the Pubic Works Standard P-44.
Specific Mitigation Requirements:
1. This tract will generate 70 a.m./94 p.m. peak hour trips, therefore, a Traffic Impact Study (TIS) is
not required.
2. Relinquish direct vehicular access rights to
a. the south property line of lot 39.
3. The intersection of :
a. Peach and Kaviland Avenues shall be limited to right-in and right-out turns.
b. Peach and Grove Avenues shall be designed with a full median opening to allow for left
turns-in and left turns-out.
4. 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.
5. Coordinate street design and alignment of East Kaviland Avenue to the east of this subdivision
with R. W. Greenwood Associates, Inc. TT-5313 is required to continue a local street westerly,
approximately at the Kaviland alignment and lot 60.
6. Provide a stub street to the south to provide access to APN no. 481-050-05.
UGM Requirements:
This Map is in UGM major street zone D-1/E-2; therefore pay all applicable UGM fees.
Peach Avenue:Arterial
1. Dedicate and construct (2) two 17' center section travel lanes and a raised concrete median
island within the limits of this subdivision. Construct a raised concrete median with a 150' left turn
pocket for northbound traffic at Peach/Grove. Details of said street shall be depicted on the
approved tentative tract map. Dedication shall be sufficient to accommodate arterial standard and
any other grading or transitions as necessary based on a 55 MPH design speed.
2. Dedicate sufficient right-of-way and construct additional paving for northbound to southbound U-
turns at Peach/Grove. See Exhibit "B".
Page 2 of 2
C:\Louise\TRACT MAPS\T-5374 PEACH&JENSEN REVISION.doc
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City of
ENS
DEPART11rIE11T OF PUBLIC UTILITIES
Date: August 23, 2004
To: DAWN N ARPLE, Planner I
Planning and Development Department, Current Planning
From: DOUG BECKER, Engineer H 10_ t9-
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5374/UGM AND R-04-57
Genera
The subject site(approximately 19.32 acres)is located on the southeast corner of East Grove and
South Peach Avenues. Vesting Tentative Tract Map 5374 proposes to create a 93-lot single-family
residential subdivision. R-04-57 proposes rezoning from AE-5/UGM to R-1/UGM.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
The nearest City of Fresno sanitary sewer mains to the project are a 60-inch main located in South
Peach Avenue and a 9-inch main located in East Grove Avenue. The followings conditions shall be
required to provide sewer service to the project.
• All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot.
Separate sewer house branches shall be provided for each lot.
• A Preliminary sewer design layout shall be submitted for review and subject to Department of
Public Utilities approval prior to submitting engineered improvement plans for City approvals.
• Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
• Abandon all existing on-site private sanitary sewer systems.
• All public sanitary sewer facilities shall be constructed in accordance with City Standards,
specfcations, and policies.
Sanitary Sewer Fees
The following Sewer Connection Charges shall be paid for the Project:
Oversize Sewer Charge Number: 3 5
• Sewer Lateral Charge
• Trunk Sewer Charge: Fowler
• Wastewater Facilities Charge (Residential Only)
Water Requirements
The nearest City of Fresno water mains to the project are 14-inch main located in South Peach Avenue
and a 8-inch main located in East Grove Avenue. The following water improvements shall be required
to serve the Project.
• Water mains (including installation of City fire hydrants) shall be extended within the proposed
tract to provide service to each lot.
• Separate water services with meter boxes shall be provided to each lot.
• Installation of public fire hydrant(s) is required in accordance with City Standards.
• Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be
capable of producing a minimum total demand of 500 gallons per minute, sufficient to serve peak
water demand for the project. Well site(s) shall be of a size(s) and at a location(s) acceptable to the
Water Systems Manager. The cost of acquiring the well site and construction of the well(s) shall be
reimbursed from UGM Water Supply Well Service Area Fund 501 s, in accordance with established
UGM policies.
• Water well construction shall include wellhead treatment facilities, if required and provided there
are insufficient funds available in the UGM Wellhead Treatment Fund of the area. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 501 s, in accordance with established UGM policies.
• 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.
• Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Water
System.
• Seal and abandon existing on-site well in compliance with the State of California Well Standards,
Bulletin 74-90 or current revisions issued by California Department of Water Resources and City
of Fresno standards.
• All public water facilities shall be constructed in accordance with City Standards, specifications,
and policies.
Water Fees
The following Water Connection Charges and fees shall be paid for the project.
• Wet-ties, water service(s) and/or meter(s) installations to be performed by the City Water Division.
• Frontage Charge
• Transmission Grid Main Charge
• Transmission Grid Main Bond Dept Service Charge
• UGM Water Supply Area Number: 501s
City of
DEPARTIYIEN' OF PUBLIC UTILITIES
Date: August 23, 2004
To: DAWN MARPLE, Planner I
Planning and Development Department, Current Planning
From: DOUG HECKER, Engineer H '044
Public Utilities Department, Planning and Engineering Division
Subject: SANITARY SEWER AND WATER REQUIREMENTS FOR T-5374/UGM AND R-04-57
General
The subject.site(approximately 19.32 acres)is located on the southeast corner of East Grove and
South Peach Avenues. Vesting Tentative Tract Map 5374 proposes to create a 93-lot single-family
residential subdivision.R-04-57 proposes rezoning from AE-5/UGM to R-YUGM.
Environmental Recommendations
A NEGATIVE DECLARATION MAY BE ISSUED: The project may have adverse impacts but
impacts can be mitigated without further study or are not serious enough to warrant an Environment
Impact Report.
Sanitary Sewer Requirements
The nearest City of Fresno sanitary sewer mains to the project are a 60-inch main located in South
Peach Avenue and a 8-inch main located in East Grove Avenue. The followings conditions shall be
required to provide sewer service to the project.
• All sanitary sewer mains shall be extended within the proposed tract to provide service to each lot.
• Separate sewer house branches shall be provided for each lot.
• A Preliminary sewer design layout shall be submitted for review and subject to Department of
Public Utilities approval prior to submitting engineered improvement plans for City approvals.
• Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Sewer
System.
• Abandon alI existing on-site private sanitary sewer systems.
• All public sanitary sewer facilities shall be constructed in accordance with City Standards,
specifications and policies.
Sanitary Sewer Fees
The following Sewer Connection Charges shall be paid for the Project:
• Oversize Sewer Charge Number: 35
• Sewer Lateral Charge
• Trunk Sewer Charge: Fowler
• Wastewater Facilities Charge (Residential Only)
Water Requirements
The nearest City of Fresno water mains to the project are 14-inch main located in South Peach Avenue
and a 8-inch main located in East Grove Avenue. The following water improvements shall be required
to serve the Project.
• Water mains (including installation of City fire hydrants) shall be extended within the proposed
tract to provide service to each lot.
• Separate water services with meter boxes shall be provided to each lot.
• Installation of public fire hydrant(s) is required in accordance with City Standards.
• Construct a water supply well(s) on a site(s) dedicated to the City of Fresno. The well(s) shall be
capable of producing a minimum total demand of 500 gallons per minute, sufficient to serve peak
water demand for the project. Well site(s) shall be of a size(s) and at a location(s) acceptable to the
Water Systems Manager. The cost of acquiring the well site and construction of the well(s) shall be
reimbursed from UGM Water Supply Well Service Area Fund 501s, in accordance with established
UGM policies.
• Water well construction shall include wellhead treatment facilities, if required and provided there
are insufficient funds available in the UGM Wellhead Treatment Fund of the area. The cost of
constructing wellhead treatment facilities shall be reimbursed from UGM Wellhead Treatment
Service Area Fund 501s, in accordance with established UGM policies.
• 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.
• Engineered improvement plans prepared by a Registered Civil Engineer shall be submitted for
Department of Public Utilities review and approvals for proposed additions to the City Water
System.
• Seal and abandon existing on-site well in compliance with the State of California Well Standards,
Bulletin 74-90 or current revisions issued by California Department of Water Resources and City
of Fresno standards.
• All public water facilities shall be constructed in accordance with City Standards, specifications,
and policies.
Water Fees
The following Water Connection Charges and fees shall be paid for the project.
• Wet-ties, water service(s) and/or meter(s) installations to be performed by the City Water Division.
• Frontage Charge
• Transmission Grid Main Charge
• Transmission Grid Main Bond Dept Service Charge
• UGM Water Supply Area Number: 501s
IyC•' ` .� 1 r` OFFICES OF
/ I
1 ,�,r toma
a M _
PHONE(559)233-7161
- -� FAX(559)233-8227'
2907 SOUTH MAPLE AVENUE
FRESNO,CALIFORNIA 93725.2218
Your Most Valuable Resource-Water n
August 25, 2004
Ms. Dawn Marple AUG j 2004
City of Fresno
Planning and Development Dept. panning Dm'sion
2600 Fresno St. 3`d Floor Development Department
Fresno, CA 93721-3604 CITY ter ,:2-NO
RE: VTTM No. T-5374, RA No. R-04-57
Dear Ms. Marple:
FID's comments and requests are as follows:
1. FID does not own, operate, or maintain any facilities located on the applicant's property.
Any easement and canal/pipeline shown are privately owned.
2. FID expects no adverse impacts from the approval of the subject proposal.
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@fresnoirrigation.com.
Sincerely,
FRESNO IRRIG DISTRICT
Bret Johnson
Engineering Technician I
Agencies\City\VTTM 5374 RA R-04-57